HomeMy WebLinkAbout03/25/2004 P&Z minutes 09-04
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-O9-04
Hearing Date: March 25,2004
PROPERTY ADDRESS:
50 S. Emerson
PETITIONER:
Village of Mount Prospect
PUBLICATION DATE:
March 10, 2004
PIN#:
08-12-103-031
REQUEST:
Variation for location of fIeestanding sign
MEMBERS PRESENT:
Arlene Juracek, Chair
Leo Floros
Richard Roger
Matthew Sledz
Keith Youngquist
MEMBERS ABSENT:
Merrill Cotten
Joseph Donnelly
STAFF MEMBERS PRESENT:
Michael Jacobs, AICP, Deputy Director of Community Development
Judy Connolly, AICP, Senior Planner
INTERESTED PARTIES:
Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers made a motion to approve
the minutes of the February 26, 2004 meeting and Keith Youngquist seconded the motion. The minutes were
approved 4-0, with one abstention by Matt Sledz. At 8:15, Ms. Juracek introduced Case No. PZ-05-04, a
request for a Variation for location of freestanding sign. She noted that the request would be Planning & Zoning
Commission final.
Judy Connolly, Senior Planner, presented the case. The Petitioner has requested a Variation for a fIeestanding
sign to be located in a non-perpendicular manner near the northeast comer of Main Street and Busse Avenue.
The P&Z hearing was properly noticed in the March 10, 2004 edition of the Journal Topics Newspaper. In
addition, Staff has posted Public Hearing signs on the Subject Property.
The Subject Property is zoned B5C Central Commercial Core. It is located on the north side of Busse Avenue,
east of Main Street/Elmhurst Road. The Subject Property is bordered to the north, west and south by the B5C
district and to the east by the B5 Central Commercial and R-1 Single Family Residence districts.
The Petitioner is proposing to construct a two-sided fIeestanding sign near the northeast intersection of Main
Street & Busse A venue. The sign is one of the featured elements in the pedestrian plaza, which is located at the
southwest comer of the new Village Hall site. In addition to the proposed sign, the plaza will include various
streetscape and landscape improvements designed to highlight the n ew Village H all and parking deck. The
proposed fIeestanding sign is in keeping with the Village's Corridor Design Guidelines, and will be similar in
design to the Village's new gateway signs located at the intersections of Rand & Central Roads and Northwest
Highway & Main Street.
The Petitioner is seeking relief from the Village's Sign Code regulations that requires freestanding signs to be
oriented perpendicular to the primary street right-of-way. For visibility and design purposes, the proposed
Village Hall sign is a "V" shape. The Petitioner stated in their application that the shape of the sign and its
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-O9-04
Page 2
proposed location are necessary due to traffic volumes on Main Street, visibility constraints, and the need to
provide sufficient identification for those visiting the new Village Hall.
Required findings for sign variations are listed in the Sign Code. In order to approve the variation, the P&Z
must find that: 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 of this Chapter. The
Subject Property is a unique use and it is located along a major thoroughfare. Therefore, a traditional
freestanding sign may not sufficiently identify the new Village Hall as well as the proposed "V" shape sign.
Staff reviewed the request and found that the size and materials of the fIeestanding sign comply with the
Village's Sign Code regulations and that the proposed location would comply with the applicable setback
requirements. In addition, the Village's Traffic Engineer determined t hat the proposed location of t he sign
would not create sight obstructions. The sign design and materials would be in keeping with other recently
constructed Village gateway signs and the proposed location would not be detrimental to other properties in the
area.
Based on this analysis, Staff recommends that the Planning & Zoning Commission approve the proposed
location for the freestanding sign as indicated on the Petitioner's site plan. The Planning & Zoning
Commission's decision is final for this case.
Richard Rogers asked if the lighting for the sign and related improvements meets Village Code. Mr. Jacobs said
that all proposed lighting will be reviewed to ensure it meets the Village's regulations. Mr. Jacobs also noted
that the proposed sign and related lighting will be designed in such a way as to prevent any visual problems at
the intersection of Busse Avenue and Main Street. Mr. Rogers asked if the fIont of the sign is lit. Ms. Juracek
thought it would be lit the same way as the sign at Central & Northwest Highway. Mr. Jacobs indicated the sign
would be lit the same way as the signs recently installed at the Rand & Central intersection and the train station.
Ms. Juracek closed the Public Hearing at 8:25.
Leo Floros made a motion to approve the request for a Variation for location of fIeestanding sign. Richard
Rogers seconded the motion.
UPON ROLL CALL:
AYES: Floros, Rogers, Sledz, Youngquist and Juracek
NAYS: None
Motion was approved 5-0.
At 8:50 p.m., Richard Rogers made motion to adjourn, seconded by Matt Sledz. The motion was approved by a
voice vote and the meeting was adjourned.
Michael Jacobs, AICP
Deputy Director of Community Development
Judy Connolly, AICP, Senior Planner
H:\PLA.1\I\PJanning & Zoning COMM\P&Z 2004\Minutes\PZ-O9-04 VOMP Sign Location.doc