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HomeMy WebLinkAbout10/25/2007 P&Z minutes 39-07 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-39-07 Hearing Date: October 25, 2007 PROPERTY ADDRESS: 50 North Main PETITIONER : Midwest Banc Holdings, Inc. / James Giancola PUBLICATION DATE: October 8, 2007 PIN NUMBERS: 03-34-331-019-0000 REQUEST :1)Variation – maximum size for a wall sign 2) Special Use – electronic message board sign MEMBERS PRESENT: Joseph Donnelly, Acting Chair Leo Floros Marlys Haaland Ronald Roberts Keith Youngquist MEMBERS ABSENT: Mary McCabe Richard Rogers STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director of Community Development INTERESTED PARTIES : Kelly Alcock, Tom Nelson, Patrick Hamann, Roberta Hamann, Rodger Kruse, John Eilering, Brian Madden, Helen Luckey, Dennis Motyka, Christian Schoenenberger, David Tomasik Acting Chairman Joseph Donnelly called the meeting to order at 7:35 p.m. Keith Youngquist made a motion to approve the minutes of the September 27, 2007 meeting as corrected and Leo Floros seconded the motion. The minutes were approved 5-0. Mr. Youngquist made a motion to continue Case Number PZ-38-07 to the December 13, 2007 Planning and Zoning Commission meeting. Mr. Floros seconded the motion. The motion was approved 5-0. After hearing one previous case, Acting Chair Donnelly introduced Case Number PZ-39-07, a request for Variation and Special Use at 50 North Main Street, at 7:53 p.m. Judith Connolly, Senior Planner stated that the Subject Property is located at the southwest corner of Main and Henry Streets, and contains a bank building with related improvements. The Subject Property is zoned B5 Central Commercial and is bordered by the RA Single Family Residence District to the north, east, west, and by the B5 District to the south. Ms. Connolly said the Petitioner proposes to remove the existing Mount Prospect National Bank signage and replace it with signage for Midwest Bank. The proposed signage includes a new wall sign and modifying the existing freestanding sign to include an electronic message board component. Ms. Connolly stated that the existing wall sign reads ‘Mount Prospect National Bank’ and is engraved into the masonry band above the entrance to the bank. The Village’s Sign Code exempts this sign from the Sign Code regulations as it was interpreted as a “Building Identification, Historical Markers” and it is permitted to span the entire elevation of this portion of the building. The Petitioner proposes to cover the masonry band with a tan metal band intended to match the existing masonry color and the metal band will include ‘Midwest Bank’ in blue Joseph Donnelly, Acting Chairman PZ-39-07 Planning & Zoning Commission Meeting October 25, 2007 Page 2 lettering with the company logo. She said that due to the nature of the building’s architectural design and building materials, the metal band has been interpreted to be part of the wall sign because it is not masonry. Consequently, Variation approval is required because the sign exceeds the 50% wall sign limitation and covers 100% of the signable area. Ms. Connolly said the required findings for sign variations are contained in Section 7.725 of the Village of Mount Prospect Sign Code. She summarized these findings that must be made in order to approve a Variation as: ? The sign allowed under code regulations will not reasonably identify the establishment; ? 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 of this Chapter. Ms. Connolly stated that the Petitioner notes in their application that it is cost prohibitive to replace the masonry and engrave the name of the new bank on the masonry band. Staff can appreciate the Petitioner’s desire to minimize costs, but the architecture of the building façade would be compromised by using a metal band when the building was originally designed with masonry. In addition, the request does not meet the standards for a Variation as listed in the Village’s Sign Code because the request is based on cost considerations. Ms. Connolly said the Petitioner’s exhibit indicates the existing freestanding sign would be modified. The proposed changes include modifying the base of the sign to include Midwest Bank’s tag line and logo. Also, the height of the sign would be increased as an illuminated blue band with white lettering that reads ‘Midwest Bank’ and an electronic message board sign would be added to the sign. The brick columns would be extended and would wrap around the proposed electronic message board and the blue band. Ms. Connolly stated that in order to approve the electronic message board, the P&Z Commission has to find that it meets the standards for a Special Use. She summarized the required findings for Special Use requests contained in Section 7.720 of the Sign Code as: ? Protection of public safety and welfare; ? Harmony with the scale and architecture of nearby buildings and signs; ? Lack of negative impacts on adjacent properties or signs; and ? Compliance with other provisions of the Sign Regulations. Ms. Connolly said the size of the freestanding sign complies with the Village’s Sign Code regulations and its location complies with the 600-foot distance separation limit. Staff found that the design of the proposed sign would not create a negative impact on adjacent properties as the sign includes a sensor to dim its illumination level in the evening. Also, the Petitioner has received feedback from IDOT, which has jurisdiction over Main Street (Route 83), that it is reasonable to change the message on a 10 second interval. However, Staff asks that the Petitioner confirm the proposed interval time as that information is not specifically noted in the application. Ms. Connolly stated that based on this analysis, the proposed electronic message board sign meets the standards for a Special Use as noted in the Village’s Sign Code, subject to the Petitioner confirming the display interval approve timing. Therefore, Staff recommends the Planning & Zoning Commission the following motion: Joseph Donnelly, Acting Chairman PZ-39-07 Planning & Zoning Commission Meeting October 25, 2007 Page 3 “To approve a Special Use permit to incorporate an electronic message board sign into the existing freestanding sign, as shown on the Petitioner’s exhibit prepared by Whiteway Sign dated September 27, 2007, and for the sign to be operated as noted in the Petitioner’s application, Case Number PZ-39-07, for the property located at 50 N. Main Street.” However, Staff found the proposed wall sign does not meet the standards for a Variation. Staff recommends the deny Planning & Zoning Commission the following motion for the proposed wall sign: "To approve a Variation to allow a wall sign to cover 100% of the signable area for a wall sign, as shown on the Petitioner’s exhibit prepared by Whiteway Sign dated September 27, 2007, Case Number PZ-39-07, for the property located at 50 N. Main Street.” The Planning & Zoning Commission's decision is final for both requests. Chairman Donnelly swore in Kelly Alcock, Permit Coordinator for Whiteway Sign, 451 Kingston, Mount Prospect, Illinois. Ms. Alcock stated that the metal backing would cover the masonry lettering on the wall. She advised the cost alone to remove the existing letters on the building would be approximately $32,000, which creates a hardship. She said that the metal band would be the same color stone and blend with the building. Ms. Alcock mentioned that this same design was approved by Des Plaines last week as they had a similar sign issue. According to Ms. Alcock, the channel letters are to code and the words “Midwest Bank” combined with their owl logo equals 43 square feet. Ms. Alcock then discussed the ground sign. She said that a standard car blocks the current sign. Therefore, adding another cabinet would be necessary to identify the business. This additional cabinet would include a header panel and electronic message center. She reiterated that the end product would meet code. She agreed to incorporate a brick ‘frame’ around the electronic message board add-on to match the existing brick work per suggestions from Staff. Chairman Donnelly asked if there were any questions for the Petitioner or Staff at this time. Keith Youngquist asked Staff if the sign on the building includes the whole box around the building, which is why it exceeds the limit; Ms. Connolly replied yes. Discussion continued whether the issue is if the metal band of the material is considered a sign or an architectural detail of the building. Chairman Donnelly said if it is considered an architectural design like Staples and Home Depot, then it is not considered signage and only the text needs to meet the Sign Code size regulations. He said if the metal band is considered part of the sign, then there is an issue regarding the size limit. Chairman Donnelly mentioned that the letters on the sign meet the code, but factoring in the background exceeds to maximum size permitted. Mr. Roberts asked Staff if this was true; Ms. Connolly said yes. Mr. Roberts said he found the staff report confusing in regards to the reason this case is being reviewed. He stated that the P&Z is reviewing this because the metal band covers 100% of the signable area, and clarified that the blue text on the metal band is within code limits. Ms. Connolly said yes, and noted that the issue stems from whether or not the metal band is considered building material and not part of the sign. Ms. Connolly stated that it was originally interpreted that the metal band around the entire building would be considered a sign and that is why it was considered covering 100% of the signable area. Mr. Roberts asked what the permissible signable area is. Ms. Connolly referenced the picture of the metal band on the building and said the blue text measures 43 sq. ft. and does meet code if the metal band is considered a building element. Mr. Floros asked that if this situation has happened before. Chairman Donnelly confirmed that there was a similar case involving Staples. The Planning and Zoning Commission previously considered the red background as building material and not part of the signage. Mr. Floros stated that he does not have a problem with the current case based on the precedent with Staples. Joseph Donnelly, Acting Chairman PZ-39-07 Planning & Zoning Commission Meeting October 25, 2007 Page 4 Chairman Donnelly stated that the main sign issues have been covered and transitioned into discussing the electronic sign. He said that he has observed trees blocking the current sign when traveling north on Elmhurst Road. Chairman Donnelly also stated that the north side of the sign faces a residential area and asked if there was consideration in regards to moving the sign to a different area of the property. Ms. Alcock said that the masonry structured is beautiful and she would hate to wreck it. She stated that it is an asset to the property. Ms. Alcock added that the electronic cabinet would be on a dimmer that could automatically be dimmed at night via a solar panel. She mentioned that the property was just purchased and landscaping and trimming of the trees will be completed soon. Chairman Donnelly asked about the sign interval. Ms. Alcock confirmed that the electronic message board would not flash, blink, or scroll. She said the message would remain constant. She is requesting a 10-second interval for message change that would also include a time, temperature, and she would not be opposed to listing community events. Mr. Youngquist questioned whether the sign would be turned off during a certain part of the night. Ms. Alcock said that they would agree to turn off the messaging from midnight to 6 AM. Ms. Connolly asked if the entire sign would be turned off or just the message board. Ms. Alcock did confirm that the messaging would turn off, but the sign with the name identifying the bank would remain on to notify customers of an ATM. The Commission discussed the text on the freestanding sign. Ms. Alcock stated several proposals have been given to Staff regarding the size of the cabinet. She said the original plan has been modified and incorporates brick around the sign so the electronic component blends better with the original sign design. Mr. Youngquist stated that a 10-second interval is not a lot of time for such a small area. Ms. Alcock responded that they would not take advantage of changing the message every 10 seconds; the messaging would be programmed by the bank and would not go shorter than 10 seconds. Chairman Donnelly asked if there were any additional questions or if anyone wanted to address the issue. Chairman Donnelly swore in Patrick Hammon, 101 N. Main St., Mount Prospect. Mr. Hammon said he is having an issue with the sign due to the traffic congestion of the intersection. He said he is concerned for safety and that placing a message board on the corner would cause further distractions to motorists. He said the current sign is fine and he would not be opposed to having the proposed sign moved to different area of the property. Chairman Donnelly swore in John Eilering, Area President for Midwest Bank, 50 N. Main St, Mount Prospect. Mr. Eilering does not feel that the proposed sign is intrusive. He is really proud of the way the building looks and the banner will not change the character of the sign. Mr. Eilering said changing the signs will allow the bank to be more competitive with other banks in the community. He said branding and name recognition is very important. Discussion continued among the Commission in regards to how the building sign would be illuminated. Ms. Alcock responded by saying that it would be lit by internally illuminated channel letters, which allows “Midwest Bank” to be visible when looking at the building. Chairman Donnelly swore in Dennis Motyka, Senior Vice President for Midwest Bank, based at 1606 N. Harlem Ave, Elmwood Park, IL. Mr. Motyka said he represents the retail part of the bank and stated Midwest Bank is excited and proud to be a part of Mount Prospect. He said that the proposed sign is a nice addition and it tells the Village who they are. Joseph Donnelly, Acting Chairman PZ-39-07 Planning & Zoning Commission Meeting October 25, 2007 Page 5 Chairman Donnelly asked if Midwest Bank considered moving the sign on the property. Mr. Motyka stated that it was cost prohibitive and that he would hate to ruin the existing sign. Chairman Donnelly asked if there were any other banks in town that had electronic signs. Mr. Youngquist stated that there is a bank on Prospect Avenue by the train tracks that has an electronic message board. Mr. Motyka stated that they have used electronic signs at other locations and the signs have been a benefit for the business. Chairman Donnelly stated that he likes signs that change on 2 to 5 minute cycles as opposed to the flashing signs. He said he feels that Midwest Bank needs a display time appropriate for the location of the electronic sign. Ms. Alcock stated that they could make a condition to the approval requiring the display time to be longer than 10 seconds. She said that they are flexible in the time. Chairman Donnelly asked if they would consider not illuminating the north part of the sign and just having the south end illuminated. Mr. Eilering stated that the north end of the sign is where they obtain the branding effect with the south bound traffic on Route 83. He said the north bound traffic is somewhat obstructed by the tree. Mr. Eilering did state they he would be comfortable with a 2 minute message on the board. Chairman Donnelly asked if Midwest Bank would consider having just the Midwest Bank illuminated sign without a message board. Mr. Motyka said they could do this, but the electronic board helps them promote their products. Mr. Eilering stated that there are other banks that have much larger signs as the one being proposed. They are trying to display information in a small area while keeping a classic look to the sign, which is important to them. Mr. Youngquist stated that the library and the Village have their signs just to the south so the proposed sign would just be another one within the area. Mr. Roberts said he felt the request for a 10 second change interval is very reasonable as Village Code allows for a 2 second change. He also commended the bank for its character and involvement with community activities. Discussion continued regarding the bank staff being retained as ownership and name change switched. Mr. Youngquist added that if this was any other bank coming to town, they would have to cover-up the lettering as well. Mr. Floros said he does not have a problem with either sign, but laments the loss of the name Mt. Prospect being removed from the bank. Mr. Eilering stated that the same staff of the bank has been there for 10 years and will continue to be there. Chairman Donnelly asked Ms. Connolly if there were any restrictions when the lights should be off for residents. He said midnight is late during the week and okay on the weekends. Ms. Connolly said that per the sign code, they would need to turn them off at 11 pm if the business is not operating and could be turned back on at 7 AM. Chairman Donnelly asked if they need to add this to the motion or if it is automatically added. Ms. Connolly clarified that this is a Sign code requirement they are required to follow. She stated that relief was not requested, therefore it is expected that Midwest Bank will follow code. Mr. Eilering said that they will follow whatever the code states and will keep the sign stationary for 2 minutes. Chairman Donnelly asked if anyone else would like to address this case. There was no response. Chairman Donnelly advised that the Public Hearing was closed and brought the discussion to the Commission. As there was no further discussion, Chairman Donnelly advised that the vote will be completed in two parts. Mr. Floros made a motion to approve the proposed wall sign design as shown on the Petitioner’s exhibit as the metal band was not considered as part of the wall sign; Marlys Haaland seconded the motion. oseph Donnelly, Acting Chairman PZ-39-07 Planning & Zoning Commission Meeting October 25, 2007 Page 6 UPON ROLL CALL: AYES: Floros, Haaland, Roberts, Youngquist, Donnelly NAYS: None Motion was approved 5-0. Mr. Floros made a motion to approve the Special Use permit request to allow an electronic message board with the conditions listed in the Staff Report, and the additional condition requiring no less than a 2 minute interval between text changes. Ms. Haaland seconded the motion. Before roll call, Ms. Ellen Divita asked Mr. Roberts if there was any dialogue on the 2-minute intervals. Mr. Roberts stated that he would like to know how the other members felt about the longer interval time. Following brief discussion, the Commission decided to keep the interval at 10 seconds and the motion was amended. UPON ROLL CALL: AYES: Floros, Haaland, Roberts, Youngquist, Donnelly NAYS: None Motion was approved 5-0. Leo Floros made a motion to adjourn 8:35 p.m., seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. ________________________________________ Ryan Kast, Community Development Administrative Assistant C:\Documents and Settings\kdewis\Local Settings\Temporary Internet Files\OLK6B\PZ-39-07 50 N Main (midwest bank signage).doc