HomeMy WebLinkAbout08/26/2004 P&Z minutes 31-04
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-31-04
Hearing Date: August 26, 2004
PROPERTY ADDRESS:
720 E. Rand Road
PETITIONER:
Frankie's Fast Food
PUBLICATION DATE:
August 11, 2004
PIN#:
03-34-407-014
REQUEST:
SU-Electronic Message Board & V AR: Location
MEMBERS PRESENT:
Chair Arlene Juracek, Merrill Cotten, Joseph Donnelly, Leo Floros, Richard
Rogers, Matthew Sledz, and Keith Youngquist
MEMBERS ABSENT:
None
STAFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner, and Michael Jacobs, AICP, Deputy
Director of Community Development
INTERESTED PARTIES:
Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Joe Donnelly made a motion to approve the
minutes of the June 24, seconded by Rich Rogers. The minutes were approved 6-0 with Matt Sledz abstaining from
voting. Joe Donnelly made a motion to approve the minutes of the July 15, 2004 meeting with minor corrections,
seconded by Keith Youngquist. The minutes were approved 5-0 with Matt Sledz and Chairperson Juracek abstaining
from voting. At 7:43 p.m., after hearing another case, Ms. Juracek introduced Case No. PZ-31-04, a request for
Special Use permission to install an-Electronic Message Board & a Variation for the location of the sign. She noted
that the request would be Planning & Zoning Board final.
Judy Connolly, Senior Planner, presented the case. She presented a slide and pointed out that the Subject Property is
located on the north side of Rand Road, between Business Center Drive and Mount Prospect Road. Another slide
revealed that the site contains a restaurant with a drive-thru and related improvements, including a freestanding sign.
Ms. Connolly said the Subject Property is zoned B4 Business Retail & Service and is bordered by the B3 Community
Shopping district to the north, east, and south and by the RA Attached Single-Family Residence District to the west.
The Subject Property has direct frontage on to Rand Road and the building is located 55-feet from the Rand Road
right-of-way. The Petitioner has requested several types of relief from the Village's Sign Regulations.
On the next slide, Ms. Connolly pointed out the existing freestanding sign that the Petitioner proposes to modify by
adding a 27" electronic message board to the top of the sign. The electronic message board would be used to promote
sales and special promotions, using one line of text. The size of the sign face would comply with the Sign Code
regulations; however, the height of the sign would exceed 12'.
The Sign Code requires a minimum 600-foot separation between electronic message board signs. Ms. Connolly
presented a slide showing the Petitioner's exhibits which indicated that the distance between the proposed Frankies
sign and the Northwest Electric sign, which includes an electronic message board, is 473' and the distance between
the Brunswick sign, which also has an electronic message board, and the Frankies sign is 955'.
Therefore, the Petitioner is seeking Special Use approval for the electronic message board and Variations to allow two
electronic message board signs closer than 600-feet, and a freestanding sign that exceeds 12'. Ms. Connolly explained
that the P&Z Commission may approve Special Uses subject to the request meeting the Special Uses Standards listed
in the Sign Code, which relate to: protection of public safety and welfare; harmony with the scale and architecture of
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-3l-04
Page 2
nearby buildings and signs; lack of negative impacts on adjacent properties or signs; and compliance with other
provisions of the Sign Regulations. Staff reviewed the Petitioner's request and confirmed that the distance between
the Northwest Electric sign and the Frankies sign is less than the distance required by the Sign Code. As a result, an
electronic message board sign at Frankies could have an adverse impact on the public safety and welfare. The P&Z
Commission previously approved a variation for an electronic message board at Fiesta Market that was less than 600-
feet from an existing electronic message board; however, the building was located more than 300-feet from the road.
Ms. Connolly presented another slide and said that, in this case, the building is located approximately 55-feet from
Rand Road and the window signage and awnings are visible to traffic traveling on Rand Road. Also, Staff has
concerns regarding the aesthetics of three electronic message boards located in close proximity a~d the potential
impact on vehicles traveling on Rand Road.
Regarding the height of the freestanding sign, Ms. Connolly pointed out on the third slide that the existing
freestanding sign currently complies with the Village's Sign Code regulations but the addition of an electronic
message board will cause the height of the sign to slightly exceed code limitations. As to the location of the
Electronic Message Board, as shown on the second slide the petitioner's plans call for an electronic message board to
be located less than 600' from another electronic message board. The Sign Code provides specific standards that must
be met in order for the P&Z to grant a Variation. The standards relate to the impact of the sign on adjacent properties
and the visibility of the sign permitted by the Sign Code. With the addition of the proposed electronic message board,
the existing freestanding sign will no longer comply with the Village's Sign Code regulations.
Required findings for sign variations are listed in the Sign Code. The findings 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
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."
In order for the P&Z to approve the Special Use request for an electronic message board, they have to find that the
increased height of the sign and its location with respect to the existing freestanding signs meets the standards for a
Variation. It is important to note that locating three electronic message boards along Rand Road has the potential to
create visual clutter and impact traffic flow. Also, the Petitioner is creating the need for Variations. The Petitioner
has the option of increasing the size of the freestanding sign face and modifying the awnings if they feel their current
sign program does not reasonably identify the business. Although this option is more expensive than adding an
electronic message board to the top of the existing sign, relief from Sign Code regulations would not be required.
The Petitioner's requests for 1) height variation, 2) location of an electronic message board, and 3) Special Use
approval for an electronic message board fail to meet the respective standards for Variations and a Special Use as
listed in the Sign Code. The size ofthe signs permitted by the Sign Code could reasonably identify the businesses and
the distance between the two electronic message boards has the potential to create adverse impacts. Based on these
findings, Staff recommends that the Planning & Zoning Commission deny the Petitioner's signage proposal
(Variations and Special Use) for the business at 720 E. Rand Road, Case No. PZ-3l-04. The P&Z's decision is final
for this case.
The Planning & Zoning Commission asked Ms. Connolly general questions regarding the project and then asked the
Petitioner to present the request.
Stephanie Medina of New Way Signs was sworn in and testified they are willing to comply with the height
requirements and the electronic message would be in one color. The message would scroll and not flash and would be
used to promote specials. Time, temperature and public service messages would be posted. Trees would remain and
landscaping is planned for the base of the sign.
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-3l-04
Page 3
Commission members discussed the need to establish guidelines for controlling the length, speed, number of messages
and amount of light allowed on electronic message boards Village-wide.
Nick Ragona, co-owner of Frankie's, was sworn in and testified that they understood they were close to the Northwest
sign but they are a small business and want a chance to thrive.
Ms. Juracek asked if anyone in the audience had questions and, as there were none, she closed the hearing.
Commission members gave their opposing views on the use of electronic message boards in general and for this case
in particular.
Richard Rogers made a motion to approve the proposal, subject to the sign being modified to meet the Village's
height limitations. Leo Floros seconded the motion.
UPON ROLL CALL:
AYES: Floros, Youngquist, Sledz and Juracek
NAYS: Cotten, Donnelly, Rogers
Motion was approved 4-3.
At 10:33 p.m., after hearing three more cases, Joe Donnelly made motion to adjourn, seconded by Rich Rogers. The
motion was approved by a voice vote and the meeting was adjourned.
Judy Connolly, Senior Planner
Michael Jacobs, AICP
Deputy Director of Community Development
C:\Documents and Settings\kdewis\Local Settings\Temporary Internet Files\OLK2\PZ-31-04 720 E Rand Rd Frankies Fast Fd.doc