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HomeMy WebLinkAbout04/22/2004 P&Z minutes 13-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-13-04 Hearing Date: April 22, 2004 PROPERTY ADDRESS: 999 N. Elmhurst Road Randhurst Shopping Center PETITIONER: Mark A. Gershon, attorney for Rouse-Randhurst Shopping Center PIN#: 03-27-40 1-26li262/264/265/266/040 PUBLICATION DATE: April 7, 2004 Journal/Topics REQUEST: Amend PUD - Signage & Lighting MEMBERS PRESENT: Arlene Juracek, Chair Merrill Cotten Leo Floros Richard Rogers Matthew Sledz Keith Youngquist MEMBERS ABSENT: Joseph Donnelly STAFF MEMBERS PRESENT: Michael Jacobs, AICP, Deputy Director of Community Development Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Robert Cohen, R. Fugman, Mark A. Gershon, Robert & Maria Habel, Russ Harrison, A. Kustner Haser, Allison Maxwell, and John Parantha Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers made a motion to approve the minutes of the March 25 meeting and Keith Youngquist seconded the motion. The minutes were approved 5-0 with one abstention by Merrill Cotten. At 8:36, Ms. Juracek introduced Case No. PZ-13-04, a request to amend a PUD to revise signage and lighting at the Randhurst Shopping Center. She noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said that the Petitioner has requested an amendment to the Planned Unit Development for the Randhurst Mall, which requires Conditional Use approval. The amendment includes modifying the signage criteria specific to Randhurst Shopping Center and relief from parking lot lighting regulations for the site. The Subject Property is located at the northeast comer of Rand and Elmhurst Roads, between Kensington Road and Euclid Avenue, and contains a regional shopping mall with multiple outlots. The Subject Property is zoned B3 Community Shopping POD and is bordered to the north by single-family residential, which is in Prospect Heights, to the east by the RX Single Family District, to the west by the RX & Rl Single-Family Districts and the B4 Corridor Commercial District, and to the south by the B3 & B4 Commercial Districts and the RX Single Family District. Ms. Connolly said that the Village Board recently approved the 'Exterior Signage Criteria' to allow Randhurst some flexibility for exterior signage, subject to Staff approval, that may not otherwise be allowed by the Village's Sign Code. The basis for granting Randhurst the Exterior Signage Criteria stemmed from the fact that Randhurst is a large, regional mall that is a unique property within Mount Prospect and signage permitted for a typical freestanding retail center may not be appropriate for a regional mall. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-13-04 Page 2 As part of the same zoning case, the Village Board granted relief from parking lot lighting regulations for the Costco parking lot area. The approved lighting plan exceeds the 2.4-foot candle limitation and contains light standards, which include a dropped lens fixture, that measure 43.6' in height. The Petitioner would like to extend the previously approved 'Costco Lighting Plan' throughout the man and has submitted a photometric plan that is essentially the same as the previously approved 'Costco Lighting Plan'. The light standards would be the same height and design as those approved for Costco, which were 43.6' tall and included a fixture with a dropped lens. The lighting levels would be the same as the lighting levels approved for Costco and exceed the 2.4 foot-candles limitation within the Village Code. Ms. Connolly said that in order to approve the lighting request, it has to meet the required findings for a variation as listed in the Zoning Ordinance. She summarized the standards listed in the Zoning Ordinance. She noted that the Petitioner's request to permit taller light standards and brighter lights meets the standards for a variation because the light standards would be located in a regional mal!, which is a unique condition, and the area required to be lit to ensure shopper's safety is larger than most parking lots in Mount Prospect. The proposed lights would not adversely impact the public welfare and could be designed so the lights would be angled away from the existing residential development to the east of the Subject Property so as to have a minimal impact on the neighborhood character. The second part of the case is modification of the Exterior Signage criteria. Ms. Connolly said that following the approval of Ordinance 5361, the Petitioner retained Ambrosini Design to create a complete sign program for the mall. The designer created a signage program that contains signs such as freestanding banner structures, a graphic on the water tower, and informational and regulatory signs that were not included within the existing Randhurst Exterior Signage Criteria. Also, in creating these signs it was determined that some of the heights and/or sizes of sign faces permitted within the existing signage criteria were not adequate to display directional information. Therefore, the Petitioner is seeking to amend the Randhurst Exterior Signage Criteria to incorporate other types of signs and to allow for larger sign faces. Ms. Connolly said that the Petitioner prepared a modified signage criteria exhibit that specifically lists the requested changes. The booklet illustrates the signage concepts that the Petitioner is in the process of finalizing. The booklet also includes a map that identifies proposed locations for each type of sign. The goal of the modified Exterior Signage Criteria for Randhurst Mall is to allow the mall owners and Village Staff the ability to approve certain types of signage without having to go through the Conditional Use approval process to amend the PUD. However, Staff recommends that the graphic for the water tower obtain Village Board approval. In order to approve the proposed sign program, the request has to meet the standards for a conditional use as listed in the Zoning Ordinance. Ms. Connolly reviewed the findings that must be made in order to approve a conditional use. She said that the proposed conditional use would be located within the Randhurst Shopping Center, which is an existing PUD in the B-3 Community Shopping District. The Petitioner proposes to modify the established signage criteria to implement a signage program that includes elements similar to those used at other regional shopping malls. The proposal meets the standards for a Conditional Use because the signs would have minimal impact on the adjacent properties and would enhance the overall appearance of the mall. Also, the proposed signs make it easier for shoppers to navigate the mall parking lot. Other departments reviewed the Petitioner's requests and did not object to the lighting or signage requests. It was noted that footing details will be required as part of the permit review. Also, the banners will need to be maintained in good order and be designed to withstand local winds. Based on this analysis, the proposed Exterior Signage Criteria and relief from zoning regulations for parking lot lighting complies with the Conditional Use and Variation standards established by the Zoning Ordinance. Therefore, Staff recommends that the Planning and Zoning Commission recommend that Village Board approve the proposed Exterior Signage Criteria and parking lot lighting plan subject to: . Development of the Randhurst Sign Program in conformance with the schematic design presentation Planning & Zoning Commission Arlene J uracek, Chairperson PZ-13-04 Page 3 . booklet prepared by Ambrosini Design, dated March 9, 2004, subject to: The size and number of signs not exceeding the details/dimensions listed in the booklet; The Village Board shaH review and approve the final graphic design for the water tower and any subsequent changes to this graphic prior to installation; and Obtaining final graphic design (images, colors, etc.) approval by the Director of Community Development for an signs except the water tower. Phased implementation of parking lot lighting for the entire mall in conformance with the lighting levels depicted on the photometric plan prepared by TE. Inc., dated March 2004. The petitioner must submit photometric plans for future parking lot lighting for review and approval by Village staff prior to installation. . . . . Ms. Connolly said that the Village Board's decision is final for this case. Richard Rogers asked if the Commission's packets contained up-to-date sign graphics, Ms. Connolly said the Petitioner has a revised booklet. Mark Gershon, attorney for Randhurst, passed out new graphics to the Commission. Ms. Juracek asked if the banners had uplights and weren't there recent regulations regarding up lights. Mr. Jacobs said they would have to meet Code and that would be looked into. Mr. Floros said banners do not look good for long. Ms. Connolly said that would be a condition of approval; that the banner would have to be maintained. Mr. Rogers asked the existing height limit on a freestanding sign and was told it was 12 feet. Mark Gershon, Piper Rudnick, was sworn in. He said the booklet he just handed out was an update to the booklet the Commission received in their packets and that he would leave the explanation of that to Ambrosini Sign Design. He said Ms. Connolly had summarized their request very well. He said Costco would be ready to open soon and Buffalo Wild Wings Restaurant would be coming before the Board for permission to build a facility on an outlot. In keeping with those improvements, they want to improve the signage and lighting to the overall center. He asked Ken Ambrosini to step up and explain the signage booklet presented that evening. Ken Ambrosini was sworn in. He said the purpose of the new sign program is to update the shopping center, which is currently lacking identification. They want to define the mall's four main entries: one on Kensington, two on Elmhurst, and one on Euclid. The main identifier, the existing water tower, is located on Rand Road. The color palette has been designed to have more color and energy for the center. Play, Shop, Dine will be the key action words used in a discretionary manner. A stylized flower will be the symboL They will be permanent double-sided banners, they will not be loose in the wind. They will be upiighted so as not to be in the eyes of motorists. Each of the four main entries will have a group of 3 banners. He has had these banners at the Nike Campus for 7 years and they are in perfect condition. Mr. Ambrosini went to the easels and described the various planned metal layered, directional, internally illuminated, mural element, reverse channel, and self-contained lighting banner signs that would be used at the various interior and exterior entries and intersections. Finally, he described the proposed water tower graphics self-adhesive vinyl wrap and signage identifier to be used at the base of water tower along with new landscaping and painting. Ms. Juracek said these colors were fine for now, but asked what would happen when the colors were out of style in a few years. Mr. Ambrosini said he tries to select colors that stay popular for many years and that he believes these colors will have a ten-year life span. Commission members voiced opinions that the proposed colors and banners would be garish and in need of maintenance at different times thus lacking consistency in appearance. Robert Cohen, 900 N. Michigan, General Manager of Randhurst, was sworn in. He said they are trying to create a landmark at Randhurst. Regarding the water tower, he said it is on an incredibly busy comer and they want to create an identifier for the passing traffic. The tower will be completely refurbished. They chose to use a vinyl Planning & Zoning Commission Arlene Juracek, Chairperson PZ-13-04 Page 4 wrap rather than the alternative, which would be to hand paint the tower. They feel this is a new, vibrant signage package for the shopping center. Ms. Juracek said she liked the basic concept, but felt the signage and the water tower would look dated in the very near future. She said that she could support the requested height of the banners, but not the proposed colors. Mr. Rogers stated he could not support the requested height of the proposed banners and noted that 15 feet is the tallest sign most recently approved. Ms. Juracek reiterated that she was opposed to the colors. Mr. Ambrosini said they are willing to rethink the colors and graphics and come back with more examples to show durability of design, materials and style if the Commission is willing to accept the basic concept of the signage. Mr. Cotten said the banners would be a distraction to the motorists and cause accidents. Mr. Youngquist said the banners are useful in a setting traversed by pedestrians, not by motorists. Mr. Ambrosini said they are not setting a precedent with Randhurst and that the proposed concept is presently being used at other regional mans. Mr. Floros said color preference is a personal opinion and that it is difficult to get a consensus from everybody. He said that he is reluctant to reject a praposallike this and said that he admires and applauds management for trying to do something a little different. He indicated that the mall's existing signage is not attractive and he applauded the mall for trying to produce a refreshing look. He noted that one single style would most likely not be liked by everyone and said that he is not concerned with regards to the durability of the signage because the mall would update the signage again in the future if necessary. He noted that although the signage does not meet the Village's current regulations, the mall is in need of improvement and he supports their efforts. Ms. Juracek noted her support for the size of the banners, but was more concerned with the proposed graphics. Mr. Floras suggested that opinions would vary greatly with regards to the proposed colors and graphic. Matt Sledz said he liked the banners and questioned whether designing graphics for Randhurst's corporate image is the purview of the Commission. He said that what the Commission should be deciding is if turning the water tower into the sign is appropriate and suggested that attempting a design by committee approach would be a great disservice to Randhurst and the Commission. Mr. Gershon said the water tower is already a sign because the name "Randhurst" is prominently displayed on it. Ms. Juracek noted that the Commission has not even discussed the lighting aspect of the request for an amendment to the PUD. She suggested polling each member for an opinion on the signage so the petitioners would be able to take those opinions into consideration as they put forth the second part of their request. Matt Sledz said he could support the proposal except for the water tower proponent. Leo Floras said he would support the proposal. Keith Youngquist said he was against the green color on the water tower and the graphics proposal. Mr. Cotten noted that he would support the program if the mall believes the proposed package is desirable. Mr. Rogers said he does not agree with the graphics and could not support the 24' banners, but he would not object to single banners at a reasonable height. Ms. Juracek said she liked the concept although she has some issues with the graphics, and would vote to move this on to the Village Board because they are likely to get involved in the design as wel!. She said she heard two potential "no" votes to this proposal. Mr. Gershon said this is a critical issue for the shopping center and asked whether it was possible to temporarily table the discussion to discuss the Commission's comments, and aHow the Commission to hear other cases before returning to this case. Ms. Juracek granted a recess to the hearing at 9:30 p.m. At 10:26 p.m., the hearing for PZ-13.04 resumed. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-13-04 Page 5 Mr. Gershon said the light standard they are proposing is currently being put into place in the Costco parking lot. At the time Costco was being planned, Village Board asked why Randhurst wasn't modernizing all of the parking lot the lighting so it would be consistent with Costco's lighting. Mr. Gershon said the management at that time could not afford the expenditure. The new management is willing to expend this amount for lighting in order to have a consistent standard throughout the center. Mr. Youngquist asked what was the timetable for the lighting. Mr. Gershon said it would be done in three phases. Mr. Rogers said he could support the lighting with the exception of the uplighting. Ms. Juracek said she was satisfied that the uplighting would be angled to the top of the banner and thus stopped by the banner. Ann Kustner Haser, 900 Isabella, Evanston, was sworn in and testified the new sources of uplighting are so compact they afford much tighter optics and can be better tailored and controlled to avoid light pollution. She said that every square inch of the banner wili not be lit. Mr. Rogers expressed skepticism. Ms. Kustner Haser agreed there are many examples of bad lighting but assured him this project would be controlled. Ms. Juracek and Mr. Jacobs agreed the lighting could be done in a controlled manner. Mr. Ambrosini came forward and said they could use a matte fabric that would absorb all light. Mr. Rogers said any extra effort to avoid light spillage would be appreciated. Mr. Youngquist said they have the banners worked out but still noted concerns with the water tower. Ms. Kustner Haser said they had done photometry on it with a number of different sources and has several options for controlling light spillage. Mark Gershon said they have respect for the opinion of all the Commission members, but the mall would like to have the sign package in place when Costco is ready to open to attract customers at that time. They are wiHing to accept a split vote if the Commission decides it must withhold voting on the water tower. Ms. Juracek said the ViHage Board has the final vote but she appreciates his consideration. She asked if there were any comments from the audience. Robert Habel, 1116 Elmhurst Road, was sworn in. He said that he lives directly across from Randhurst and is concerned with the lighting. He said the lights are on all night long and his master bedroom faces the lights. He appreciates that Randhurst is attempting to upgrade the center and getting Costco into the mall, but now he will have to endure even brighter lighting. He noted his appreciation of the property owner's efforts to restore the mall. Mr. Cohen stated the parking lights are currently on due to security issues during the current mall construction but indicated the I ights be shut off about 12 hour after the closing of stores once an of the mal! improvements are completed. Mr. Gershon indicated the proposed light standards are much taller and the lights will not spill into home windows. Ms. Juracek closed the hearing at 10:38. Leo Flores made a motion to recommend that the Village Board approve the requested amendment to the POD for Randhurst Shopping Center, 999 N. Elmhurst Road, to make changes to signage and lighting as proposed by the Petitioner, but subject to including the conditions listed in the Staff memo. Merrill Cotten seconded the motion. UPON ROLL CALL: AYES: Cotten, Floras, Sledz, and Juracek NA YS: Rogers and Youngquist Planning & Zoning Commission Arlene J uracek, Chairperson PZ-13~O4 Page 6 Motion was approved 4-2. At 10:48 p.m., Richard Rogers made motion to adjourn, seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adj°"'"t¡)Jl Michael Jacobs, ICP Deputy Directo , Community Development