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HomeMy Public PortalAbout2014-12-16 ZBA minutes VILLAGE OF PLAINFIELD ZONING BOARD OF APPEALS RECORD OF MINUTES DATE: December 16, 2014 Chairman Sobkoviak called the Zoning Board of Appeals meeting to order at 7:00 p.m. ROLL CALL: Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Green, and Chairman Sobkoviak were present. Commissioner Heinen was absent; the Fire, Park, School and Library Districts were absent. Also present were Planner Jonathon Proulx, and Secretary Merrilee Trotz. Approval of Minutes: The ZBA minutes from December 2, 2014 were accepted as presented. PUBLIC COMMENTS: Chairman Sobkoviak asked for public comments. There was no response. DEVELOPMENT REPORT: Mr. Proulx stated the Village Board directed the village attorney to draft ordinances for the Adventist Healthcare sign variance; and approved the TIF district for Route 30. NEW BUSINESS: Case No. 1669-112014.V Vintage Harvest Commercial (sign variance) Mr. Proulx stated this is a public hearing for a variance being heard pursuant to public notice being published and posted in accordance with state statute and all applicable village ordinances. The applicant is requesting a variance for a ground monument sign in excess of the height and area limitations allowed by the zoning ordinance for the commercial center known as Vintage Harvest Commercial. Mr. Proulx described the proposed sign; reviewed the adjacent uses and the findings of fact. Staff submits this site is a multi-tenant commercial development where the building is set back nearly 500 feet from Route 59 and the frontage is for the access drive serving the development; the proposed sign is consistent with the purposes and intent and Staff believes it is not detrimental to the character of the area nor to the quality of life of village residents. Staff believes the configuration of the site is unusual and the limited visibility is a hardship for the tenants. Staff believes the proposed signage would allow for better identification of the development and tenants; would not be detrimental to adjacent properties and would be compatible with the adjacent commercial properties. Staff is seeking a favorable recommendation. Commissioner Sobkoviak swore in Robert Sohol, representative of the development. Mr. Sohol explained he and Mr. Kleronomous recently purchased the property; described the visibility of the development; indicated about 60% is vacant and feels better signage would aid in drawing new tenants. Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes December 16, 2014 Page 2 of 5 Commissioner Renzi asked the number of the tenants currently; asked if they have pre-sold space with the new proposed signage or interest in the space if there was additional signage available. Mr. Sohol indicated there are about 17 units; they have not pro-sold any space as they felt it was in the best interest to obtain the variance as there is not enough space for the current tenants on the existing signage. Commissioner O’Rourke asked if tenants have moved in without signage. Mr. Sohol explained there is signage on the individual units but nothing at the entrance. Commissioner Seggebruch asked about the flag on the Penalty Box; indicated that sometimes the tenants do not want a permanent sign slot. Mr. Sohol indicated the flag was there when they purchased the development; stated they have replaced a lot of the parking lot and landscaping. Chairman Sobkoviak suggested they might want to relocate the tree blocking the present sign. Commissioner Kiefer asked the number of signs that have been granted variances since the improvements to Route 59. Mr. Proulx thought it was 4 or 5 signs. Mr. Sohol stated there just do not have any frontage visibility. Commissioner Green asked about the location and site triangle for traffic safety. Mr. Proulx indicated they would maintain the 20 foot for vision triangle. Commissioner Kiefer asked if they were using the same base. Mr. Sohol replied Vintage Harvest is the name of the destination and center. Commissioner O’Rourke asked about the height of the existing sign and if the words Vintage Harvest were necessary on the proposed signage. Mr. Sohol indicated that is the name of the development. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Renzi stated visibility to this property is virtually non-existent. Commissioner Kiefer said the Vintage Harvest would be easier to pick out on the sign if the tenants use it to describe their location. Chairman Sobkoviak stated most commercial developments have a large box store anchor which is taller; this is smaller shops and there is a lack of visibility. Commissioner O’Rourke asked if it was more important to get the tenant names on the signs. Commissioner Seggebruch asked if Vintage Harvest on the top of the sign counted as sign area. Mr. Proulx agreed that Vintage Harvest was not counted in the 100 square foot of sign area. Commissioner Green asked if the name Vintage Harvest would bring in more business for the tenants. Mr. Sohol stated it is the name of the destination. Commissioner Green suggested if it would have the potential for bringing in more tax revenue then Vintage Harvest should be allowed on the sign. Mr. Proulx did not think the applicant would change the style of the sign if the Vintage Harvest name was not present. Commissioner Kiefer made a motion to adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of the request for a variance to permit a ground monument sign of up to 15 feet in height and 100 feet in sign area at 16108 S. Route 59. Commissioner Green seconded the motion. Vote by roll call: Renzi, yes; O’Rourke, yes; Seggebruch, yes; Green, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 6-0. Plan Commission Minutes December 16, 2014 Page 3 of 5 Case No. 1670-112414.V Ross Dress for Less (sign variance) Mr. Proulx stated this is a public hearing for a variance being heard pursuant to public notice being published and posted in accordance with state statute and all applicable village ordinances. Mr. Proulx indicated this request is for two wall signs in excess of the sign area limitations in the zoning ordinance. This is the former location of Barnes and Noble in the Kensington Center South located at the southwest corner of 127th Street and Route 59. Mr. Proulx reviewed the adjacent uses and the findings of fact. Staff supports some relief due to the limited visibility from Route 59 by the presence of the outlot buildings fronting Route 59 as well as maturing landscaping; the larger signage would enhance the viability of the business operating at this location. Staff suggests moderate relief to the sign area limitations could meet the needs of the end user. Staff suggests a favorable recommendation. Chairman Sobkoviak asked the size of the previous sign for Barnes and Noble. Mr. Proulx did not know. Chairman Sobkoviak swore in Chuck Zenn, representative of Northshore Signs; Topher Bice, District Manager for Ross Stores; and Kevin Bingham, Edwards Realty of the Kensington Center Shopping Center. Mr. Zenn explained there are 20-30 Ross stores in the Chicago area; explained this is a typical space for Ross stores; Ross prefers the larger sign due to the deep setback with two buildings and matured landscaping in front of the store; and felt this façade would support the requested signage. Mr. Bice stated there are 42 stores in the Chicagoland area; they prefer a proportional sign for the size of the façade as they do not do a lot of advertising other than a few commercials on television; they partner with all the boys and girls clubs and do several events throughout the year. Mr. Bingham expressed their support for the larger sign; felt the store needed the larger sign due to the setback from Route 59 and the mature trees that block the views. Chairman Sobkoviak asked for public comments. There was no response. Commissioner O’Rourke asked if there was a plan for an alternative plan. Mr. Zenn said they generally work with the Planner and Ross for the variance; they would like the larger sign but if the Village does not want this sign they would entertain any suggestions. Mr. Proulx said the original plans in the packet show a proposal of approximately 520 sq. ft.; this plan has a lot of white space; the elevation is 145 ft. wide; the applicant submitted a new sign which would be about 370 sq. ft. after the packet was sent out. Commissioner Kiefer stated there is a letter of justification indicating a lot of the space is not really the lettering itself but includes a lot of white space; if the letters were measured by themselves it would reduce the signage significantly; felt this store is the northern anchor of the whole development with Target on the south end; would like to see a tenant thrive in this location; felt this request was appropriate due to the location. Chairman Sobkoviak agreed with Commissioner Kiefer. Commissioner Seggebruch stated the layout of the lettering includes a lot of white space; the Ross lettering on the north façade is 6 inches taller than on the east façade; felt the same layout could be placed Plan Commission Minutes December 16, 2014 Page 4 of 5 on both facades which could result in less square footage. Mr. Zenn stated the two signs could be the same; the layout could also be on one line; there is flexibility depending on the building. Commissioner Renzi stated the sign area used on the same line is 300 sq. ft. while with the separate lines the sign area used is 496 sq. ft.; agreed with Commissioner Seggebruch that the same signage could be used on both facades. Commissioner Kiefer did not feel the proposed signage was too large for the site; felt the larger sign on the front makes sense as this is the entrance. Commissioner O’Rourke felt good signage for retailers should be supported but was concerned with the signage on the north due to the closeness of the street. Commissioner Kiefer justified the signage as 127th is a busy road approaching Route 59 with Walmart across the road with lots of signage even further to the west with the automotive area. Commissioner O’Rourke asked if the code needs to be changed. Chairman Sobkoviak indicated that every location is unique. Mr. Proulx suggested separating the box and measuring the lettering separately there would be less square footage. Commissioner O’Rourke expressed concern with the variance request for the north side as it is only 40 feet from the road. Mr. Zenn stated no one code would make everyone happy; felt they could shrink the north elevation signage 10% less than what is proposed. Commissioner O’Rourke asked about the hang down signage and the wall plaques. Mr. Zenn stated that was an under canopy sign. Mr. Proulx stated window signage is allowed to occupy up to 40% of area; stated the window signage is not reflected in this report. Mr. Zenn stated he is not the window sign contractor. Commissioner Seggebruch stated the east signage is 6 inches shorter than that proposed on the north façade; asked if they could use the same proposed east façade signage on the north façade; suggesting drawing the 2 boxes individually and adding them together as this would result in less square footage. Commissioner Green asked the number of proposed employees. Mr. Bice said about 75 to 100 employees. Commissioner Kiefer suggested having the dimensions of the Barnes & Noble sign available when this case proceeds to the Village Board; and maybe prepare an overlay of this sign over both the east and north Barnes & Noble signs. Commissioner Renzi made a motion to adopt the findings of fact of staff as the findings of fact as modified by the Zoning Board of Appeals as the findings of fact of the Zoning Board of Appeals and recommend approval of the requires for a variance to permit wall signage for up to 519 square feet on the east elevation for the property located at 12700 S Route 59. Commissioner O’Rourke asked if this included the wall plaques. Mr. Proulx said yes. Commissioner Renzi amended the motion to 541 square feet on the east elevation. Seconded by Commissioner O’Rourke. Vote by roll call: Kiefer, yes; Green, yes; Seggebruch, no; O’Rourke, yes; Renzi, yes; Sobkoviak, yes. Motion carried 5-1. Plan Commission Minutes December 16, 2014 Page 5 of 5 Commissioner O’Rourke made a motion to adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals to recommend approval of the request of the revised elevation for the smaller variance request to permit wall signage for up to 258 square feet on the north elevation for the property located at 12700 S Route 59. Commissioner Renzi seconded the motion. Roll call vote: Seggebruch, no; Kiefer, yes; Green, yes; Renzi, yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 5-1. DISCUSSION: Commissioner O’Rourke asked if it was time to change the ordinance. Commissioner Kiefer said the variance in this case was appropriate but liked the fact that they were required to come to the Commission. Mr. Zenn felt the variance request is not a problem for this type of customer; agreed that one size does not fit everyone; felt the sign code did not need to be changed; and the variances should be requested as needed. Chairman Sobkoviak suggested the zoning ordinance may need to be amended to allow for bollards in front of stores with the small and grabs that are occurring. Commissioner Renzi suggested it could be planters or whatever to be creative. Commissioner Green wished everyone a Merry Christmas and Happy Holidays. Adjourned at 8:25 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary