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HomeMy WebLinkAbout07/26/2007 P&Z minutes 31-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-31-07 Hearing Date: July 26, 2007 PROPERTY ADDRESS: 143 West Prospect Avenue PETITIONER: Mark E. Majewski - Mizkan Americans, Inc. PUBLICATION DATE: July 11, 2007 PIN NUMBER: 03-35-200-031-0000 REQUEST: Sign Variation - Wall Sign Location MEMBERS PRESENT: Richard Rogers, Chairperson Joseph Donnelly Leo Floros Mary McCabe MEMBERS ABSENT: Marlys Haaland Ronald Roberts Keith Youngquist STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development Jason Zawila, Long Range Planner Joseph Levie, Planning Intern INTERESTED PARTIES: Mark Majewski Chairman Richard Rogers called the meeting to order at 7:30 p.m. Leo Floros made a motion to approve the minutes of the June 28, 2007 meeting and Mary McCabe seconded the motion. The minutes were approved 3-0, with Joseph Donnelly abstaining. After hearing five previous cases, Chairman Rogers introduced Case PZ-31-07, a request for a Sign Variation at 1661 Feehanville Drive at 9:41 p.m. Jason Zawila, Long Range Planner, stated that the Subject Property is located in the Kensington Business Center, and contains a four-story building with related improvements. The Subject Property is zoned II limited industrial and is bordered by the II district to the north and west, B 1 office district to the south and residential across Wolf Road to the east. The Petitioner confirmed that the Mizkan occupies the entire third floor of the office building and has long term plans to expand its existing space. This year the Petitioner completed an interior renovation for its existing space and signed a lease agreement last year that will not expire until April 30, 2018. Mr. Zawila said the Petitioner is seeking relief from the Village's Sign Code regulations. He showed exhibits illustrating the Petitioner's request to install the proposed wall sign on the elevation of the 4-story building. He stated that the Petitioner would like to install a 75 square foot wall sign. The Sign Code allows signs to cover 50% of the signable area up to 150 square feet. The size of the proposed sign complies with the Sign Code regulations; however, the proposed location would exceed the 30-foot limitation. The Village's Sign Code limits the installation of wall signs to 2-stories or 30-feet from grade, whichever is less. Therefore, the Petitioner's request requires a Variation because the wall sign would be installed 54-feet from grade. Mr. Zawila said the required findings for sign variations are contained in Section 7.725 of the Village of Mount Prospect Sign Code. He summarized these findings as: Richard Rogers, Chairman Planning & Zoning Commission Meeting July 26, 2007 PZ-31-07 Page 2 · The sign allowed under code regulations will not reasonably identify the business; · The hardship is created by unique circumstances and not serve as 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; · 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 ofthe Sign Code. Mr. Zawila stated that the Subject Property has significant frontage on Wolf Road; however, the building is setback almost 182- feet from the road. In the past, the Planning and Zoning Commission has granted Variations to allow oversized wall signs when a building had an expansive front elevation and the building was setback significantly from the road. In 2004, the Planning and Zoning Commission also granted a Variation to allow a wall sign to be installed on the 4th story of the MetLife building approximately 58-feet from grade in Case Number PZ-33-04. He said the Met Life building is located at 1660 Feehanville directly north of the Subject Property. Similar to this previous case, the Petitioner's request is to install a wall sign that complies with the Sign Code's area limitations and will be installed higher than 30-feet from grade to provide better visibility and create a more aesthetically pleasing front elevation. Mr. Zawila said the 30-foot height limitation listed in the Sign Code would not reasonably identify the business because the building is setback almost 200 feet from Wolf Road and there are several mature trees that would need to be removed to see the signage at the 30 foot height. In addition, the location of the proposed wall sign will not adversely impact the adjacent properties. Mr. Zawila stated that based on the above analysis, Staff recommends that the Planning & Zoning Commission approve the following motion: "To approve a Variation to allow the Petitioner to install a 75 square foot wall sign on the 4th story of the building, approximately 53-feet from grade, at 1661 Feehanville Drive, Case Number PZ-31-07." He said the Planning & Zoning Commission's decision is final for this case. Joseph Donnelly asked if the sign would be illuminated. Mr. Zawila said the sign would be illuminated interiorly. Mr. Donnelly asked if the MetLife sign is also illuminated. Mr. Zawila confirmed that it is. Chairman Rogers stated that the Commission has permitted other similar signs in the past. Chairman Rogers swore in Mark Majewski, representing Mizkan Americas at 1661 Feehanville, Mount Prospect, Illinois. Mr. Majewski gave a brief history of Mizkan; they have been located in the northern suburbs for several years. He stated that their previous lease expired in 2006 and they had the opportunity to relocate anywhere in the United States; they chose to stay in Mount Prospect due to the quality of the work force. They previously occupied 8,000 square feet and have recently expanded to 22,000 square feet. Their current lease runs through the year 2018 and they have found their home in Mount Prospect. Chairman Rogers asked who the parent company of Mizkan Americas is. Mr. Majewski said the parent company is the Mizkan Group of Japan and is a privately owned company. Chairman Rogers called for additional questions or comments; hearing none, the public hearing was closed at 9:51 p.m. Richard Rogers, Chairman Planning & Zoning Commission Meeting July 26, 2007 PZ-31-07 Page 3 Mary McCabe made a motion to approve a Sign Variation for the property located at 1661 Feehanville Drive, as presented by Staff. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, McCabe, Rogers NAYS: None Motion was approved 4-0. Joseph Donnelly made a motion to adjourn at 9:53 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 Seltings\kdcwis\Local Settings\Temporary Inlemel Files\OLK6B\PZ-JI-07 1661 Fcehanvillc Mizkan.doc