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HomeMy Public PortalAbout2015-04-21 ZBA minutes April 21, 2015 Chairman Sobkoviak called the Zoning Board of Appeals meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Heinen (7:05pm), and Chairman Sobkoviak were present. Plainfield Fire District was present. Commissioner Green was absent. The Park, School, and Library Districts were absent. The Zoning Board of Appeals minutes dated December 16, 2014 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan stated the Village Board approved the 2015 zoning map. NEW BUSINESS Case No. 1680-031815.V Kensington Center – sign variance Mr. Proulx stated this a public hearing for a variance; the appropriate notices have been published in accordance with state statute and local ordinance. The project is located at the southwest corner of Route 59 and 127th Street at Kensington Center South. Mr. Proulx described the adjacent land uses; described the size and location of the 3 proposed monument signs; and reviewed the existing signage. Mr. Proulx reviewed the 4 findings of fact. With regard to a) and c) staff submits that the proposed signage is generally compatible with the overall development; would not result in negative impacts and would not be detrimental to the character of the residential neighborhoods. The additional signage would enhance the visibility and the success of the businesses within the shopping center. With regard to b) staff indicated that the project’s landscaping has matured and partially obscures the wall signage of the tenants; and indicated each building would be entitled to signage if the buildings were owned separately. With regard to d) staff finds the requested signage is generally compatible with the overall development and the trend of the development in the area. The proposed signage is within the range of sizes of monument signs proposed elsewhere in the village. Staff is seeking a favorable recommendation. Chairman Sobkoviak swore in Ramzi Hassan, owner of Kensington Center, and Peter Pagano, owner of the building at the hard corner of 127th and Route 59. Mr. Hassan stated there have been complaints from the tenants for lack of visibility from Route 59 and 127th Street; and indicated they have tried several different marketing programs. Zoning Board of Appeals Minutes April 21, 2015 Page 2 of 3 Mr. Pagano stated several of their tenants are also struggling; indicated they have also tried marketing programs to assist the tenants. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Kiefer asked about the location of the proposed signage at the entrance along 127th Street; stated he was generally supportive of the existing landscaping but stated as it matures it becomes problematic; suggested the owners keep the over growth trimmed back; expressed concern with the sight lines. Mr. Proulx indicated the signage appears to be proposed on the east side of the right out/right in entrance. Mr. Hassan indicated the sign company was instructed to use the Walmart sign on the north side of 127th Street as the template; stated their partner is Target and they only have so much control. Mr. Proulx described the code regarding placement of signage. Commissioner Heinen asked for clarification of the location of the signage. Mr. Proulx described the location of the existing signage versus the proposed signage. Commissioners Renzi and Seggebruch were concerned with the possible number of signs once the additional outlot is developed. Mr. Hassan stated there will be a total of 3 signs on Route 59 and 1 sign on 127th Street. Commissioner Seggebruch mentioned the existing signage for Marc Peters Jewelry and Chili’s restaurant and also the monument sign at the hard corner of 127th and Route 59; suggested Target give up the signage at the hard corner as part of this package. Mr. Hassan indicated it was his understanding the newly proposed outlot would be restricted from any monument signage. Commissioner O’Rourke asked if there was any other shopping areas that have 2 very tall monument signs advertising the same business on the same stretch of road; expressed a concern that the application is asking for too much signage; felt it is a great idea to try and help the small shops but some of the signage was redundant. Mr. Hassan said they went to Target to add signage along Route 59; Target agreed if they would also be represented on 127th Street to be competitive with Wal-mart. Commissioner Kiefer agreed the small shops need signage; the monument sign on the Chipotle parcel makes sense; agreed that if these businesses had been under separate ownership they would all be entitled to other signage. Chairman Sobkoviak agreed with staff as highlighted by Commissioner Kiefer; felt we should do everything possible to make the small businesses successful. Commissioner O’Rourke is all for the small retailers but felt there is also a need for balance. Commissioner Heinen agreed we need better signage for the small shops; asked for clarification that 1/2 or 1/3 of the sign is mandated as signage for Target. Mr. Hassan said the whole site is controlled by an operation and easement agreement and Target owns their own building. Commissioner O’Rourke asked if all the shops would get signage on these new signs and the square footage they would receive. Mr. Hassan agreed now all the small shops would get signage and the signage these shops would receive on Route 59 would be about 1 foot tall. Commissioner Renzi felt the businesses south of town were given larger signage due to the raising of the roadway but the roadway in the north has remained the same; agrees the Chipotle building should have signage; did not agree the findings of fact had been met. Zoning Board of Appeals Minutes April 21, 2015 Page 3 of 3 Commissioner Kiefer felt this was a heavy retail area and the bigger signs would not change the aesthetics of the area; and we should do what we can to help the smaller shops. Chairman Sobkoviak and Commissioner Heinen agreed. Commissioner Heinen asked how many signs were in front of Menards for a comparison. Mr. Proulx thought each of the outlots had a sign. Commissioner Seggebruch felt the proposed outlot would be asking for signage also; described the signs he felt should be tailored to the small shops; suggested reimaging of the curved monument signage at the corner. 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 sign variance to permit three additional ground monument signs at 12720 S. Route 59. Commissioner Heinen seconded the motion. Vote by roll call: Seggebruch, no; O’Rourke, present; Renzi, no; Heinen, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 3-2-1 present. Meeting Adjourned at 7:45 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary