HomeMy WebLinkAbout06/28/2007 P&Z minutes 18-07
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-18-07
Hearing Date: June 28, 2007
PROPERTY ADDRESS:
500 Midway Drive & 2100 S. Elmhurst Road
PETITIONER:
Society of Critical Care
PUBLICATION DATE:
June 13, 2007
PIN NUMBERS:
08-23-402-016-0000 & 08-23-402-015-0000
REQUEST:
I) Special Use: Off Premise Business Identification Sign (Sec.
7.330.E)
2) Variation: proposed sign is within 100 feet of existing sign on
benefiting lot (Sec. 7.305.A.4)
MEMBERS PRESENT:
Richard Rogers, Chairperson
Leo Floros
Marlys Haaland
Mary McCabe
Ronald Roberts
MEMBERS ABSENT:
Joseph Donnelly
Keith Youngquist
STAFF MEMBERS PRESENT:
Judith Connolly, AICP, Senior Planner
Ellen Divita, Deputy Director of Community Development
Jason Zawila, Long Range Planner
INTERESTED PARTIES:
Diana Hughes, James Gilman
Chairman Richard Rogers called the meeting to order at 7:37 p.m. Marlys Haaland moved to approve the minutes
of the May 24, 2007 meeting and Ronald Roberts seconded the motion. The minutes were approved 5-0. After
hearing one previous case, Chairman Rogers introduced Case PZ-18-07, a request for an off premise sign and a
sign Variation at 500 Midway Drive at 7:45 p.m.
Jason Zawila, Long Range Planner, stated that the Subject Property is located on the northwest comer of Midway
Drive, formerly known as DB Drive, and South Elmhurst Road and contains a three story office building. An
existing freestanding sign for First Bank is located 91 feet north of the Midway Drive property line and set back
15 feet from the Elmhurst Road property line. The Subject Property is zoned B3 Community Shopping and is
bordered by the B3 district on the west side and B4 District on the north side. There is a sign easement between
the Subject Property and the adjacent lot.
Mr. Zawila said the Petitioner recently purchased the office building located on 500 Midway Drive and was issued
a building permit for an interior renovation. Due to the setback from Elmhurst Road, the Petitioner is seeking
approval to install an off site freestanding sign on the Subject Property. There is a sign easement agreement
between First Bank and the Society of Critical Care, which allows for off site signage. The agreement was
recorded last December and is still applicable. The sign is intended to direct traffic traveling on Elmhurst Road
(Route 83) to the location for the Society of Critical Care Medicine.
Richard Rogers, Chairman
Planning & Zoning Commission Meeting June 28, 2007
PZ-18-07
Page 2
Mr. Zawila stated that the proposed freestanding sign will be located on the north side of Midway Drive, to-feet
from the south lot line and37-feet from the east lot line. The brick sign base will be 3.25-feet from grade and the
overall sign height measures 8.16-feet The sign face measures 49.2 square feet. First Bank currently has an
existing freestanding sign with frontage on Elmhurst Road. The proposed off site sign for the Society of Critical
Care will have frontage on Midway Drive and will be located 8 I-feet from the First Bank Sign. The Sign Code
does allow two freestanding signs, one per street frontage, on the Subject Property. However, the sign code also
requires that no freestanding sign shall be within tOO-feet to another freestanding sign on a lot. Therefore the
Petitioner is requesting relief to allow a freestanding sign that would otherwise not be permitted in the proposed
location. The plans submitted do not indicate whether the area around the sign will be landscaped, as required by
the Sign Code.
Mr. Zawila said in order to approve the Petitioner's request, the Planning & Zoning Commission has to find that
the proposed freestanding sign meets the criteria for a Variation because the location of the sign is not permitted
within 100-feet to another freestanding sign on a lot. Required findings for sign variations are contained in
Section 7.725 of the Village of Mount Prospect Sign Code. The section contains specific findings, that must be
made in order to approve a variation. These standards relate to:
. The sign allowed under code regulations will not reasonably identify the business;
. The hardship is created by unique circumstances and not serve as a convenience to the petitioner, and is
not created by the person presently having an interest in the sign or property;
. The variation will not be materially detrimental to the public welfare or injurious to other property or
improvements in the neighborhood; and
. The variation will not impair visibility to the adjacent property, increase the danger of traffic problems or
endanger the public safety, or alter the essential character of the neighborhood; and be in harmony with
the spirit and intent of this Chapter.
Mr. Zawila stated that Staff found that the location of office building and signage that is permitted by the Sign
Code would make it difficult for the Petitioner to direct the attention of the heavy traffic that travels on Elmhurst
Road (Route 83). Therefore, the requested relief is in keeping for the Sign Code's intent.
Mr. Zawila said the Petitioner's request would not adversely impact the neighborhood or the adjacent properties.
The Petitioner's submittal did not include landscaping for the area around the base of the sign. The Sign Code
requires the base of freestanding signs to be landscaped. Therefore, Staff recommends that the Petitioner submit a
landscape plan, as required by the Sign Code, before a Sign Permit may be issued.
Mr. Zawila stated that in order to approve the request for off premise signage, the Planning & Zoning Commission
has to find that it meets the standards for a Special Use. Required findings for Special Use requests are contained
in Section 7.720 of the Village's Sign Code; these relate to:
. The sign must direct attention to a business on a lot adjacent to the lot on which the sign is located;
. The sign must be located on a lot which is adjacent to a major arterial street;
. The number of freestanding signs permitted by this article shall not be increased by the placement of the
off premises sign;
. The lot on which the business to be benefited by the off premises sign must not have any frontage on an
arterial street;
· An easement or license must be granted allowing the placement of the off premises sign; and
. The sign may contain changeable copy as provided for in subsection 7.325E of this article.
Mr. Zawila stated that the Petitioner's request meets the above standards. Once again, Staff found that the location
of office building and signage that is permitted by the Sign Code would make it difficult for the Petitioner to
Richard Rogers, Chairman
Planning & Zoning Commission Meeting June 28, 2007
PZ-18-07
Page 3
direct the attention of the heavy traffic that travels on Elmhurst Road (Route 83). Therefore, the requested relief is
in keeping for the Sign Code's intent (Sec. 7.101) primarily because the proposed sign would facilitate "effective
communication between the public and the environment through a sign which is appropriate for the type of street
on which they are located."
Mr. Zawila said based on the above analysis, the proposed sign meets the standards for a Variation and Special
Use. Staff recommends the Planning & Zoning Commission aoorove the following motion:
"To approve a Variation to allow a freestanding sign to be located within tOO feet of the existing
sign on the benefiting lot and to approve a special use permit to allow an off premise signage for
the property at 2100 S. Elmhurst benefiting the properties located at 500 Midway Drive subject to
the following condition:
Prior to obtaining a Sign Permit, the Petitioner shall submit a landscape plan that shows the base
of the sign will be landscaped as required by the Sign Code."
He said the Planning & Zoning Commission's decision is final for this case.
The Commission had no questions for Staff.
Chairman Rogers swore in Diana Hughes, Director of The Society for Critical Care and James Gilman from
Design Group Signs. Mr. Gilman stated they will demolish the existing sign cabinet to construct the proposed
brick sign.
Chairman Rogers asked if the Petitioner is aware that they will need to landscape the sign area. Mr. Gilman
confirmed that they will landscape the signed area.
Leo Floros asked if they are currently occupying the building. Ms. Hughes stated that they are in the process of
renovating the space and hope to be in by September.
Ronald Roberts asked if this location will be used primarily as business offices. Ms. Hughes confirmed that this
will be office space.
Chairman Rogers called for additional questions. Hearing none, the Public Hearing was closed at 7:53 p.m.
Leo Floros made a motion to approve Case Number PZ-18-07 a request for a Special Use and Variation at 500
Midway Drive and 2100 S. Elmhurst Road. Mary McCabe seconded the motion.
UPON ROLL CALL:
AYES: Floros, Haaland, McCabe, Roberts, Rogers
NAYS: None
Motion was approved 5-0.
After hearing eight additional cases, Ronald Roberts made a motion to adjourn at II :04 p.m., seconded by Mary
McCabe. The motion was approved by a voice vote and the meeting was adjourned.
Stacey Dunn, Community Development
Administrative Assistant
C:\Documents and Settings\kdewis\LocaJ Settings\Temponuy Inlernet Files\OLK6B\PZ-18-07 500 Midway Drive.doc