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HomeMy WebLinkAbout08/24/2006 P&Z minutes 25-06 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-25-06 Hearing Date: August 24, 2006 PROPERTY ADDRESS: 2410 East Rand Road PETITIONERS : Bright Light Sign Co. on behalf of Taco Bell PUBLICATION DATE: August 9, 2006 PIN NUMBERS: 03-28-201-014-0000 & 03-28-201-020-0000 Variation for menu board sign REQUESTS : MEMBERS PRESENT: Arlene Juracek, Chairperson Joseph Donnelly Leo Floros Marlys Haaland Ronald Roberts Richard Rogers Keith Youngquist Mary Johnson, Alternate STAFF MEMBERS PRESENT: Jason Zawila, Long Range Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES : Bill Holly (Bright Lights Sign Co.) and Judy Krupica (The Twins Group) Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Richard Rogers moved to approve the minutes of the July 27, 2006 meeting and Joseph Donnelly seconded the motion. The motion was approved 5-0, with Ronald Roberts, Keith Youngquist, and Arlene Juracek abstaining from the vote. Richard Rogers made a motion to continue cases PZ-14-06 and PZ-17-06 to the September 28, 2006, Planning and Zoning Commission Meeting. Marlys Haaland seconded the motion. The motion was approved 8-0. After hearing two previous cases, Chairperson Juracek introduced Case Number PZ-25-06 at 8:02 p.m.; a request for a Variation to construct a 26.3 square foot menu board sign when the Sign Code limits the size of menu boards to 16 square feet. Jason Zawila, Long Range Planner, stated that the Subject Property is comprised of two parcels and has an irregular shape. He said it is located on the north side of Rand Road, between Camp McDonald and Schoenbeck Roads and the site contains a newly constructed Taco Bell restaurant with a drive-thru. He stated that the Subject Property was rezoned last year to B3 Community Shopping and obtained Conditional Use and Variation approval to construct the new Taco Bell restaurant. He said the Subject Property is bordered to the north, east, and west by RX Single Family zoning, and a golf course to the south in Arlington Heights. He stated that the Subject Property and surrounding properties were already developed as commercial and retail uses when the Village of Mount Prospect annexed them in 1999. Mr. Zawila stated that the Petitioner proposes to install a menu board sign that lists the food, prices, and ‘combo- deals’ for the Taco Bell Restaurant. He said the Petitioner originally applied for a menu board sign that measured more than 50 square feet, but after meeting with Staff, the request was scaled back to a 26.3 square foot menu board sign. He said the Sign Code limits the size of a menu board to 16 square feet; therefore, the Petitioner is seeking a Variation for the proposed sign. Arlene Juracek, Chair PZ-24-06 Planning & Zoning Commission Meeting August 24, 2006 Page 2 Mr. Zawila stated that the proposed sign would measure less than 7-feet in height from grade. He said it would be located in the rear of the property, and would not be visible from Rand Road. Also, the Petitioner’s improvement plans call for installing a 6-foot solid wood and PVC fence along the rear lot line, creating a physical buffer between the adjacent commercial properties and the menu board sign. Mr. Zawila said in order to approve the request, the Planning & Zoning Commission has to find that the request meets the standards for a Variation as listed in the Sign Code. He said the menu board sign would be installed towards the rear of the property, and a 6-foot solid fence would help limit the sign’s impact on the adjacent properties. He stated that the size of the proposed sign is in keeping with a Variation request granted to the Togos/Dunkin Donuts at 820 E. Rand Road. He stated that in this case, although the Petitioner does not provide an explanation why the additional square footage is necessary, the exhibit indicates extra signface space is necessary to post the combo-deals in addition to the regular menu items. Mr. Zawila stated that the Variation request to install a 26.3 square foot menu board sign meets the standards for a Variation contained in Section 7.725 of the Sign Code because the menu board sign would not adversely impact the adjacent properties or create traffic problems. In fact, the slightly larger menu board sign may improve the drive-thru traffic flow by assisting customers when placing their orders. He stated that based on this analysis, approve Staff recommends that the P&Z the following motion: "To approve a Variation to allow the construction of a 26.3 square foot menu board as shown on the exhibit prepared by Trisect Engineering, date stamped July 28, 2006, and installed as shown on the Petitioner’s Site Plan revision date May 31, 2006 for the property at 2410 E. Rand Road, Case Number PZ-25-06." Mr. Zawila said the Planning & Zoning’s decision is final for this case. Chairperson Juracek asked if the Commission had questions for Staff. There were no questions for Staff. Chairperson Juracek swore in Bill Holly of Bright Light Signs, 310 Tulsa Road, Lake Zurich, Illinois. Chairperson Juracek asked Mr. Holly to explain the need for a variance from the sign code. Mr. Holly stated that the original plan called for a much bigger sign with wing-like extensions, but after meeting with Staff, the project was scaled back to the sign under review tonight. He stated that the content of the signface requires additional space to provide customers ease-of-reading. He stated that this design is standard for the design of the new Taco Bell image. Chairperson Juracek stated that the Commission appreciates the Petitioner’s willingness to work with Staff on scaling back the size of the sign. Joseph Donnelly asked if this sign has a digital “order-confirmation” area. Mr. Holly stated that this sign does not have a digital area. He stated that there is a speaker box to place the order and he believes that if there were to be a digital order-confirmation board, it may be in that speaker stand. Richard Rogers asked if Mr. Holly represents Taco Bell or the sign company. Mr. Holly stated that he is representing the sign company. Mr. Rogers asked if there was a second sign in the plans. Mr. Holly stated that the sign before the Commission tonight does not contain the speaker box or a digital read out. Mr. Donnelly asked if the menu board was meant to face the fourth or fifth car in the drive-thru line. Mr. Holly said that the sign is actually designed to sit just to the front of the fifth car. Mr. Donnelly stated the old sign used to face a commercial property, but the new sign will be more oriented towards the playground and a residential area. He stated that the Commission historically asked for some type of landscape screening to buffer the light to residential area. Mr. Holly stated that the proposed six-foot sign is a solid sign and should provide screening. Mr. Donnelly asked if there were additional screening that could be provided. Mr. Holly stated that as the sign contractor, this would be out of his scope of authority to provide additional information. Mr. Donnelly asked rlene Juracek, Chair PZ-24-06 Planning & Zoning Commission Meeting August 24, 2006 Page 3 what the hours of the store would be. Again, Mr. Holly stated that as the sign contractor, he does not have the authority to answer operational questions. Chairperson Juracek swore in Judy Krupica, a representative of the Twin’s Group, 2410 East Rand Road, Mount Prospect, Illinois. Ms. Krupica stated that the proposed fence is not in place yet. It is a solid PVC fence and should provide adequate screening. She stated that the old menu board at this location was significantly larger than this proposed sign. Chairperson Juracek stated that this sign is a smaller sign and is considerably further from the lot line than the old sign. There was further discussion regarding the location of the previous menu board sign, the proposed location of the new sign, and the light output from the new sign and the potential for screening shrubbery. Mr. Rogers suggested dense evergreen shrubs be planted along the property line to provide additional screening to the neighbors. Ms. Krupica stated that the owner would be agreeable to planting some type of screening shrubbery to keep his project moving along. Mr. Rogers stated he would like to add a condition to the approval requiring the planting of 8-10, 6-foot tall, dense evergreen shrubbery along the lot line. Chairperson Juracek suggested a condition of approval be that the Petitioner work with Staff to supplement the site plan with additional evergreen shrubbery screening. Chairperson Juracek called for comments from the audience on this case. Hearing none, the public hearing was closed at 8:22 p.m. Richard Rogers made a motion to approve a Variation to allow the construction of a 26.3 square foot menu board as shown, with the condition that the Petitioner work with Staff to supplement the site plan with additional screening for the residential area to the northeast of the property, for the property at 2410 E. Rand Road, Case Number PZ-25-06. Joseph Donnelly seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Roberts, Rogers, Youngquist, Juracek NAYS: None Motion was approved 7-0. After hearing one additional case, Richard Rogers made a motion to adjourn at 8:45 p.m., seconded by Joseph Donnelly. The motion was approved by a voice vote and the meeting was adjourned. ________________________________________ Stacey Dunn, Community Development Administrative Assistant C:\Documents and Settings\kdewis\Local Settings\Temporary Internet Files\OLK6B\PZ-25-06 Taco Bell 2410 E Rand - Var.doc