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10/13/2015Case #15-060-V- 782 W. Oakton-Variance Requests Case #15-046-V-1225 Forest Avenue October 13, 2015 Page 1 ftDES PLAINES DES PLAINES ZONING BOARD MEETING OCTOBER 13, 2015 MINUTES The Des Plaines Zoning Board Meeting held its regularly scheduled meeting on Tuesday, October 13, 2015, at 7:30 p.m. in Room 102 of the Des Plaines Civic Center. ZONING BOARD PRESENT: Catalano, Saletnik, Hofherr, Schell, Szabo ABSENT: Green ALSO PRESENT: Davorka Kirincic, Associate Planner, Community & Economic Development Scott Mangum, Senior Planner, Department of Community & Economic Development Gale Cerabona, Recording Secretary Chairman Szabo called the meeting to order at 7:38 p.m. & read this evening's cases. APPROVAL OF MINUTES: A motion was made by Board Member Catalano, seconded by Board Member Hofherr, to approve the meeting minutes of September 29, 2015, as presented. AYES: NAPES: ABSTAIN: Catalano, Hofherr, Saletnik, Schell, Szabo None ***MOTION CARRIED UNANIMOUSLY*** NEW BUSINESS 1. Address: 782 W. Oakton Case Number: 15-046-V Petitioner is requesting major variations to Table 12-11-6.B of the 1998 City of Des Plaines Zoning Ordinance, as amended: to allow a wall sign on a non -street facing facade (west) and approximately 115 square feet of total wall signage, instead of not less than 100 square -feet, in the C-3 zoning district. PIN: 08-24-304-015-0000 Petitioner: Eric Carlson, 24 N. Bennett Street, Geneva, IL 60134 Owner: Albany Bank and Trust #11-5281, 3400 Lawrence Avenue, Chicago, IL 60625 Case #15-060-V- 782 W. Oakton-Variance Requests Case #15-046-V-1225 Forest Avenue October 13, 2015 Page 2 Chairman Szabo swore in Eric Carlson, 24 N. Bennett Street, Geneva, IL 60134, who advised he is the architect on behalf of Dunkin' Donuts. He noted the interior store is being remodeled with signage to be placed on the West side of the building (at the drive-thru lane). There are two signs: • One for Baskin Robbins • One for Dunkin' Donuts Illustrations were displayed. Mr. Carlson advised that the owner doesn't believe his store is currently visible; would like traffic patrons to notice this establishment. Sign sizes (113 ft total) are large so they'd be advantageous to achieve the goal; reducing signs to meet the 100 -ft. code is possible. Chairman Szabo asked if the Board has any questions Board Member Hofherr stated, based on various angles, the trees would obscure the sign; drivers off of toll way going North likely wouldn't see it. A suggestion is to perhaps have a sign at the street; it would be visible in the winter when the trees are bare. Mr. Carlson advised — the sign would be centered. He presumes the monument sign is already maxed out. Mr. Carlson stated he believes the colors and name recognition would be seen at a glance. Board Member Catalano noted there is a sign on the East face. He asked Staff why that sign is allowed. Mr. Mangum advised — the lot is on two frontages. Board Member Saletnik advised he concurs with Board Member Hofherr and suggested a sign under the canopy would be more visible. Chairman Szabo asked Staff to summarize the Staff Report. Issue: The petitioner is requesting major variations to Table 12-11-6.B of the 1998 City of Des Plaines Zoning Ordinance, as amended: to allow a wall sign on a non -street facing facade (west) and approximately 114 square feet of total wall signage, instead of not less than 100 square -feet, in the C-3 zoning district. Analysis: Address: 782 W. Oakton Street Existing Zoning: C-3, General Commercial Petitioner: Eric R. Carlson, 24 N. Bennett Street, Geneva, IL 60134 Owner(s): Albany Bank and Trust #11-5281, 3400 Lawrence Avenue, Chicago, IL 60625 PIN: 08-24-304-015-0000 In reviewing the variation requests, staff has considered the following information: The applicant is seeking Sign Variations for wall signage at the existing Dunkin' Donuts/Baskin Robbins facility within a multi -tenant shopping center at 782 W. Oakton Street. The approximately 40,660 square- Case #15-060-V- 782 W. Oakton-Variance Requests Case #15-046-V-1225 Forest Avenue October 13, 2015 Page 3 foot (0.93 acre) property is located on the north side of Oakton Street, approximately 215 feet east of Elmhurst Road. The subject site has frontages of approximately 214 -feet on Oakton Street and 190 -feet on Short Terrace. Dunkin' Donuts/Baskin Robbins occupied the westernmost tenant space (Unit A) in the building and includes a drive-through window on the western facade. The shopping center includes one multi -tenant pole sign along the Oakton Street frontage. A total of 100 square feet of wall signage is allowed and wall signs are limited to street facing frontages per the Zoning Ordinance. 88.8 square feet of existing signage is located on the south facade. 25.1 SF of new signage is requested on the west facade. The applicant has requested major variations to allow a 25.1 SF sign on the west elevation where none are allowed and a total of 113.9 square feet of wall signage where 100 square feet is allowed. The proposed sign on the west elevation consist of logos for Dunkin' Donuts and Baskin Robbins. Recommendation: Staff recommends disapproval of the variations for signage on a non -street facing facade (west) and signage that exceeds 100 square feet based on review of the information presented by the applicant and the standards and conditions imposed by Section 12-3-6.H (Findings of Fact for Variations) as outlined by the City of Des Plaines Zoning Ordinance. There does not appear to be a hardship that would warrant an additional sign on the west elevation which would also exceed the aggregate wall sign limit for the building. Additionally, the proposed signage location appears to be partially screened from the west by mature trees and utility poles on the neighboring property. Board Member Catalano asked Staff if the City is more willing to approve the variation if the total square footage of sign is under 100 square feet. Mr. Mangum advised — typically that is true. Chairman Szabo stated he wished there was a picture of the monument sign. He asked if there was a request for a larger (monument) sign. Mr. Carlson advised — he is unaware if discussions took place or not. Mr. Mangum stated that increasing the size of the tenant panel could be taken up with the landlord. Board Member Catalano asked if Exhibit B (on pgs. 10 & 11) are two separate businesses/two wall signs. Mr. Mangum stated if the two wall signs were closer together, it may meet code. Mr. Carlson estimated the Dunkin' Donuts sign to be 31 sq. ft. and the Baskin Robbins' sign to be 29 sq. ft. Board Member Saletnik asked Staff if the Dunkin' Donuts' sign is in the calculation. Mr. Mangum advised — yes. Mr. Carlson stated there is one single entry with two businesses. Chairman Szabo asked if anyone is in favor or objects to this project. No one responded. Mr. Carlson confirmed the Dunkin' Donuts' sign is 37.5 sq. ft. and the Baskin Robbins' sign is 34.2 sq. ft. He stated moving the signs together is an option. A motion was made by Board Member Catalano to recommend approval of both major variation requests (as both signs are less than 100 sq. ft.). Board Member Saletnik seconded the motion and added — with the slope roof on the West elevation, the aesthetic will be carried over; more appealing than DRYVIT. Case #15-060-V- 782 W. Oakton-Variance Requests Case #15-046-V-1225 Forest Avenue October 13, 2015 Page 4 AYES: Catalano, Saletnik, Hofherr, Schell, Szabo NAYES: None """MOTION CARRIED UNANIMOUSLY* Chairman Szabo advised that this request would be recommended to City Council. OLD BUSINESS 1. Address: 1225 Forest Avenue Case Number: 15-046-V Petitioner is requesting a Standard Variation to Section 12-9-7 the 1998 City of Des Plaines Zoning Ordinance, as amended, to expand the restaurant portion of a building in the C-3 Zoning District with 56 parking spaces, instead of not less than 75. PIN: 09-20-400-025-0000,09-20-400-030-0000 Petitioner: Louis Psihogios for Boston Fish Market, 1225 Forest Avenue, Des Plaines, IL 60018 Owner: Louis Psihogios for Boston Fish Market, 1225 Forest Avenue, Des Plaines, IL 60018 Chairman Szabo advised the applicant is not present. Board Member Saletnik asked if there is an update on the parking agreement. Mr. Mangum stated Director Sakas contacted the Aldi staff member (noted on the agreement letter) who advised they are working on a document for a 5 -year term agreement. Board Member Saletnik stated the Petitioner is relying on the Corporation and should have due consideration. A motion was made by Board Member Schell, seconded by Board Member Hofherr, to continue this matter to the October 27, 2015 ZBA meeting. AYES: Schell, Hofherr, Catalano, Saletnik, Szabo NAYES: None """MOTION CARRIED UNANIMOUSLY* ADJOURNMENT A motion was made by Board Member Hofherr, seconded by Board Member Catalano, to adjourn the meeting at 8:10 p.m. AYES: Hofherr, Catalano, Saletnik, Schell, Szabo NAYES: None Case #15-060-V- 782 W. Oakton-Variance Requests Case #15-046-V-1225 Forest Avenue October 13, 2015 Page 5 * * *MOTION CARRIED UNANIMOUSLY* * * Sincerely, Gale Cerabona Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners