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HomeMy WebLinkAbout03/27/2003 P&Z minutes 6-03MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-06-03 Hearing Date: March 27, 2003 PETITIONER: Glenn Robechini Advertising Products95 PROPERTY ADDRESS: 1800 Central Road PROPERTY OWNER: Franklin Partners, LLC PARCEL #: 03-33-300-073 PUBLICATION DATE: March 12, 2003 REQUEST: Variations from the Sign Code MEMBERS PRESENT: Arlene Juracek, Chairperson Merrill Cotten Joseph Donnelly Leo Floros Richard Rogers Matthew Sledz MEMBERS ABSENT: Keith Youngquist STAFF MEMBERS PRESENT: Judy Connolly, AICP, Senior Planner Michael Jacobs, AICP, Deputy Director of Community Development INTERESTED PARTIES: Terry Doyle David Luepke Glenn Robechini Chairperson Arlene Juracek called the meeting to order at 7:31 p.m. Richard Rogers made a motion to approve the minutes of the February 27 meeting, seconded by Merrill Cotten. The February meeting minutes were approved 6-0. At 8:21, after hearing two cases, Ms. Juracek introduced Case No. PZ-06-03, a request for Variations from the Sign Code. She said that the requests would be P&Z final. Judy Connolly, Senior Planner, presented the case, describing the subject property as the former 3Com facility located on the north side of Central Road. She said it is an industrial building with related improvements. The property owner has submitted information indicating that the building will be divided internally to accommodate up to five new tenants, including the petitioner. Ms. Connolly said that the petitioner is seeking relief from the Village's Sign Code regulations and noted that the staff memo provides specific details for the requests and the code regulations. She presented a brief overview of the variation requests and said that the request basically consists of allowing two freestanding signs when code allows for one; the proposed second freestanding sign ;voutd be 21-feet tall when code allows signs up to 12-feet in height; the existing freestanding sign would be modified so the sign face exceeds the 75 sq.ft, permitted by code; and the wall sign on Central Road would measure over 500 sq. ft. when code permits up to 150 sq.ft. Ms. Connolly said that the Commission must find that the requests meet the standards listed in the Sign Code in order to approve these variations. She summarized the standards listed in the Sign Code and discussed each variation request. She said that the Variation for the 2na freestanding sign would be in keeping with Sign Code regulations Planning & Zoning Commission PZ-06-03 Arlene Juracek, Chairperson Page 2 because the subject property has more than 900 linear feet of frontage on Central Road. She said that the proposed second freestanding sign would be located 550-feet to the west of the existing sign and noted that the P&Z recently granted variations to allow two freestanding signs for properties that had expansive frontages on major arterial streets. She said that the petitioner's request is similar to previous cases because the site has significant frontage on Central Road. Also, as with the previous cases, the second sign would be used exclusively for a single user. She said that the request was different from previous cases because the site's existing freestanding sign will be modified to include 'BOSCH' but not all of its subsidiary companies, which the proposed second freestanding sign would include. She then presented the request for the height of the 2nd freestanding sign. Ms. Connotly explained that the requested height of the proposed second freestanding sign is 21-feet and the maximum permitted height for any sign in the Village of Mount Prospect is 12-feet. She said that in the past, the Village has granted variations to allow signs up to 15-feet for larger properties such as the Mount Prospect Plaza Sign, which has expansive frontage on multiple streets and is set significantly back from the road. She said that the Petitioner's request is different from previous requests because the 21-foot tall sign is not intended to attract shoppers to the site, but to promote and identify the company. Ms. Connolly said that a taller sign might be appropriate for the site because it would be in keeping with the large scale of the existing building, but the requested 21-foot height is excessive and does not meet the standards for a variation listed in the Sign Code. Ms. Connolly reviewed the Variation request for the existing freestanding sign. She said that the existing sign structure contains a single sign panel that measures 45 sq.ft, and also includes two architectural panels. To identify both the petitioner and other future tenants, the petitioner is proposing that the sign be modified to include a total of three sign panels. She said that each panel would be 45 sq.ft, and the total sign area would be 135 sq. ft. Two of the proposed panels would identify multiple future tenants, while RBTC, "BOSCH", would have its own panel. She said that the petitioner would have to significantly modify the existing freestanding sign structure in order to meet code requirements, and identify all building tenants. Ms. Connolly said the front elevation on Central Road measures slightly more than 540 linear feet and that the signable area measures 66' x 23'. She said that the petitioner is seeking relief from code regulations that limit the maximum size ora wall sign to 150 sq.ft, and would like to install a sign that measures 506.69 sq.ft. She said that the actual text measures almost 348 square feet, which is less than 23% of the signable area. She explained that the petitioner's request is in keeping with other Variations granted for oversized wall signs that were located on buildings with expansive elevations and were located a significant distance from the road; the building is located almost 300' from Central Road. Ms. Connolly said the staffreport lists specific variations granted for wall signs and that the Petitioner's actual text measurement is similar with previous requests. Based on this analysis, Ms. Connolly said that staff recommends that the Planning & Zoning Commission approve the proposed 506.69 sq.ft, wall sign as shown on the Petitioner's exhibit; approve the Variation request for a second freestanding sign for the location shown on the Petitioner's exhibit; deny the Variation request for the proposed height of the freestanding ground sign; and approve the Variation to modify the existing freestanding sign to accommodate all building tenants as shown on the attached exhibit. She said that the Planning & Zoning Commission's decision is final for this case. Richard Rogers said these requests are an affront to everything the Village changed when they adopted the Sign Code in the 1980s. He said that the 21' sign and the wall sign are huge and are exactly what the Board did not want in the Village. He expressed dismay that these signs had been proposed. Glenn Robechini, Advertising Products, 1390 Howard St, Elk Grove, Terry Doyle, Doyle Signs, 232 Interstate, Addison, and David Luepke, Robert Bosch-Corporation, 4300 W. Peterson, Chicago, were sworn in. Mr. Robechini said he was responsible for the design of the signs. He asked the Commission to consider the extreme size of the frontage of the building and said that they tried to incorporate the design of the sign into the design of the building, which was difficult. He said that when viewed from the street, the graphics are not as overwhelming as when they are Planning & Zoning Commission PZ-06-03 Arlene Juracek, Chairperson Page 3 seen from the parking lot. He said they are attempting to utilize the present sign over the front entrance without having to replace the entire structure. He said the pylon sign size and design is also in harmony with the building and that this location is Robert Bosch's North American headquarters and that brand identity is very important to them. Ms. Juracek agreed that the signs were not so overwhelming when seen in place on the building from the street as when presented as a graphic. She said Bosch's occupying this space was a good use of the existing property. Ms. Juracek asked if they have similar signs at other buildings. Mr. Luepke said the wall and pylon signs were the type of signs used by their company nation-wide. Mr. Rogers said very rarely has the Village allowed a 15' freestanding sign, but this is a request for 2 large signs on the same road. He said one sign of 15' or 2 signs of 12' may be appropriate, but he ~vould not support the 500 sq.ft, wall sign. He said that the square footage of the sign should be reduced substantially. He said that lowering the pylon sign to 12' would offer more recognition from passers-by. Mr. Robechini said they do have an alternate plan for a shorter pylon to bring it down to 15' but he does not think the wall signs are too large for the size of the building. Leo Floros stated his objections to the size of the wall sign despite the fact that this is the largest building in Mount Prospect. He said that to allow this sign would take the Village back fifteen or twenty years in signage improvement. Matt Sledz said there is a large residential complex across the street from the facility. He asked how late the signs would be lit-up. Mr. Robechini said probably from dusk to dawn. Mr. Sledz said that would be all the more reason to limit the size of the signs and reduce the wall sign by one-third. Mr. Luebke said it was important to the corporation that all four brands of tools be represented on the sign and reducing the size of the sign would reduce the brand logos to an unrecognizable size. Mr. Robechini asked if an agreement could be made for a smaller pylon sign and reducing the large wall sign to 3-panels. Ms. Juracek asked if anyone in the audience had questions. There being none, she closed the public hearing at 9:10. Richard Rogers moved to approve the request for a Variation to allow an oversized wall sign for the property at 1800 W. Central Road, Case No. PZ-06-03 with the condition it be reduced to 6-panels, the words Bosch, Skil, Dremel and Vermont-American be reduced proportionately. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz, and Juracek NAYS: None Motion was approved 6-0. P&Z decision is final. Joe Donnelly moved to accept the request for a Variation to construct a second freestanding sign for the property at 1800 W. Central Road, Case No. PZ-06-03. Richard Rogers seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz, Youngquist and Juracek NAYS: None Motion ~vas approved 6-0. P&Z decision is final. lanning & Zoning Commission PZ-06-03 Arlene Juracek, Chairperson Page 4 Leo Floros moved to approve the request for a Variation to allow a 21' sign for the property at 1800 W. Central Road, Case No. PZ-06-03. Merrill Cotten seconded the motion. UPON ROLL CALL: AYES: None NAYS: Cotten, Dormelly, Floros, Rogers, Sledz and Juracek Motion was denied 6-0. P&Z decision is final. Joseph Donnelly moved to approve the request for a Variation to allow a 15' sign for the property at 1800 W. Central Road, Case No. PZ-06-03. Merrill Cotten seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz, and Juracek NAYS: None Motion was approved 6-0. P&Z decision is final. Richard Rogers moved to approve the request for a Variation to modify the existing freestanding sign to accommodate all of the building tenants as shown on the attached exhibits with the conditions that the base of the sign follows requirements for landscaping and other regulations for freestanding signs for the property at t800 W. Central Road, Case No. PZ-06-03. Matt Sledz seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz, and Juracek NAYS: None Motion was approved 6-0. P&Z decision is final. At 9:12 p.m, Leo Floros made motion to adjourn, seconded by Joe Donnelly. The motion was approved by a voice vote and the meeting was adjourned. Barbara Swiatek, Planning Secretary Judy Connolly, Senior Planner H:\GEN~PLANNING~Planning & Zoning COMiVI~&Z 2003kMinutes\PZ-06-03 1800 W Central Rd.do¢