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2011-08-03 - Appearance Review Team - Minutes Board or Commission: ❑Appearance Review Team Document Type: 0 A e g nda 0 Minutes Meeting ate: 08/03/2011 Type of Meeting: ❑ Regular Meeting ART (Appearance Review Team) Meeting AUGUST 3, 2011 1-12 OAK CREEK DRIVE, THE ARBORS CONDOMINIUMS SIGN CODE VARIATION TO REPLACE THE EXISTING GROUND SIGN PRESENT Ghida Neukirch, Deputy Village Management Brian Sheehan, Deputy Building Commissioner/Operations Carol Berman, Deputy Building Commissioner/Administration Robert Pfeil, Village Planner Louis Windecker, ZBA Commissioner Mr. Rich Wood, Independent Outdoor Mr. Joel Basil, Arbors Condominiums, Secretary Mr. Michael Shifrin, Attorney PROPOSAL Request is being made by The Arbors Condominium Association, 6 Oak Creek Drive, for variance of Sign Code, Section 14.20.010, pertaining to Residential Districts; and Section 14.20.070, pertaining to Ground Signs, for the purpose of replacing the existing Subdivision sign that would be located within two hundred fifty (250) feet of an existing ground sign located on the same side of the street and would encroach into the required building setback area. Mr. Wood explained that the Arbors would like to remove and replace the existing entrance sign. The existing wood sign is in disrepair. They would also move the new sign slightly to the east. The new sign would be constructed of stone material and would have exterior illumination. Mr. Sheehan stated that the proposed sign is more aesthetically pleasing than the existing sign. The exterior illumination is not an issue. Mrs. Berman agrees with Mr. Sheehan. Mrs. Berman also inquired about landscaping around the base of the proposed sign. Mr. Wood stated that the Arbors has a landscaping contractor and that landscaping will be provided around the base of the sign. Mr. Sheehan requested that a landscape plan be submitted prior to the ZBA meeting. There were no additional questions or comments. RECOMMENDATION The ART has determined that the appearance of the sign as proposed meets the criteria set forth in the Village of Buffalo Grove Appearance Plan and is in harmony with the building and is compatible with the surrounding area subject to the Petitioner: 1. Providing an acceptable landscaping plan. The request for variance from the Sign Code will be heard at August 16, 2011 Zoning Board of Appeals meeting. Prepared by: Julie Kamka Building & Zoning Department Board or Commission: ❑Appearance Review Team Document Type: ❑A e g nda 0 Minutes Meeting ate: 08/03/2011 Type of Meeting: ❑ Regular Meeting ART (Appearance Review Team) Meeting AUGUST 3, 2011 1691-1697 WEILAND ROAD, BG CAR WASH MANAGEMENT, LLC EXTERIOR BUILDING MODIFICATIONS AND SIGN CODE VARIATIONS IN CONJUNCTION WITH PROPOSED UNIFORM SIGN PACKAGE PRESENT Ghida Neukirch, Deputy Village Management Brian Sheehan, Deputy Building Commissioner/Operations Carol Berman, Deputy Building Commissioner/Administration Robert Pfeil, Village Planner Louis Windecker, ZBA Commissioner Mr. John Imreibe, BG Car Wash Management, LLC PROPOSAL Mr. Imreibe is proposing exterior building modifications to the building located at 1691-1697 Weiland Road. The proposed modifications include color changes to the building and to construct an exterior mono lift for Dunkin Donuts on the west elevation of the building. Also, request is being made by BG Car Wash Management, LLC, 1701 Weiland Road, for variance of Sign Code, Section 14.20.030, pertaining to Business Districts; and Section 14.20.080, pertaining to Wall Signs, for the purpose of allowing a second wall sign for each tenant in the building located at 1691-1697 Weiland Road in conjunction with the proposed Uniform Sign Package. This request is scheduled to be heard by the Zoning Board of Appeals (ZBA) on Tuesday, August 16, 2011. Mr. Imreibe explained that he is proposing to change the colors on the building from the current white, black and yellow to earth tone colors. The existing black and yellow band is fading. Dunkin Donuts would like to have a mono lift and wall sign installed on the west elevation facing Weiland Road. Mr. Imreibe stated that he is trying to find ways to identify each tenant space. In conjunction with the proposed sign package, variations have been requested to allow a second wall sign for each tenant in the building. Mr. Sheehan asked if plans have been submitted for the tenants in the two middle spaces. Mr. Imreibe stated that he will be submitting plans for a nail salon shorthly. The mortgage company has moved into the space farthest south and the new nail salon will be located next to the mortgage company. Mrs. Neukirch asked about the existing ground sign located next to the building. Mr. Imreibe stated that currently the ground sign has a car wash panel, car wash price panel and a Dunkin Donuts panel. He has been advising new and prospective tenant that they will not be allowed any signage on the ground sign. He would like to keep the ground sign for the anchor tenants. Dunkin Donuts also already has two (2) wall signs. He would like the tenant to have a second sign facing Weiland Road to help identify the tenants in the building. Mr. Imreibe also advised that he would to install fabric awnings over the windows to dress up the building and protect the building from the elements. Com. Windecker asked about other Dunkin Donuts locations that have a mono lift. Mr. Imreibe stated Dunkin Donuts have the mono lift at several other locations. Most are on the stand alone stores but some are at in line retail locations. Com. Windecker stated that Dunkin Donuts has tenant panels on both ground signs on the property and questioned why they also want two wall signs. Mr. Imreibe stated that Dunkin Donuts currently has two (2) wall signs. Mr. Sheehan asked if Dunkin Donuts would be reusing the existing wall signs. Mr. Imreibe is not sure if they would reuse the existing or install new ones. Com. Windecker would like the height of the existing building to be provided. Mr. Imreibe stated that he can get the measurement. He added that he is requesting the signage on behalf of Dunkin Donuts because they have signed a ten (10) year lease. He also advised that he will not modify the exterior of the building for any other tenant other than Dunkin Donuts. He believes that the proposed mono lift is compatible with the other proposed modifications. Mr. Sheehan asked if Mr. Imreibe could provide the addresses of some of the other Dunkin Donuts locations where the mono lift has been utilized. Mrs. Neukirch stated that she cannot support the request for the mono lift without seeing some other comparable features added to the building. She also stated that she cannot support wall signs on both the east and west elevations of the building. A drawing accurately depicting the location of the doors for each of the tenant spaces was requested to be provided. Mr. Imreibe stated that he is requesting signs on both elevations since the entrances to the tenant spaces are facing the railroad tracks. The requested signs are for the benefit of customers being able to locate the tenants once they enter the parking lot. Once the building is completely occupied it will be difficult to identify the tenant locations. Mr. Sheehan requested that both existing and proposed elevations for each elevation of the building be provided. Mr. Imreibe added that part of the reason for the request is so that every tenant that comes into the building would not have to apply for a variance for a second wall sign. Currently customers have a difficult time in the parking lot and with multiple tenants it will be more difficult. He would like the ground sign to remain with just the two (2) major tenants on the property. Com. Windecker asked what makes Dunkin Donuts a major tenant. Mr. Imreibe stated that Dunkin Donuts pays a lot more in rent than the other tenants. Com. Windecker suggested that it might be better to propose changing the current ground sign in lieu of asking for additional wall signs. Mr. Sheehan agrees and believes that the existing ground sign in front of the building could be modified to include tenant panels in lieu of four additional wall signs on the west elevation. Mrs. Berman asked why the proposed wall signs on the west elevation are not centered over the windows. Mr. Imreibe stated that the proposed wall signs are actually centered over the lease space. The windows do not accurately reflect the location of the lease spaces. Mr. Pfeil agrees that the signs, aesthetically, would look better if they were centered over the windows. Mrs. Neukirch requested that the dimensions of the sign band be provided and to limit the wall signs to within the sign band. She also requested that a sample of a sign on the west elevation be provided. Mr. Imreibe stated that he can provide a sample of a sign on the west elevation but he does not know for sure what a tenant will request for signage. Mr. Sheehan stated that normally a uniform sign package for a shopping center would limit the number of colors in order to create some uniformity. He suggested that the proposed sign package by amended to limit the number of sign colors. Mr. Pfeil stated that the lease spaces appear to be close in dimensions and that the signs should be identical in height and width. Mr. Imreibe stated that the architect, Dave Wytmar, took the dimensions for the proposed wall signs based on the criteria set forth in the Sign Code. Mr. Sheehan confirmed that Mr. Wytmar kept everything consistent with the Sign Code. Mr. Sheehan suggested that the signs on the east elevation could possibly be much smaller since at that point their use is not as much an advertizing use but are being used in locating the entrance to the business. This might also be accomplished by using window or door signage with the name of the business. The signs on the west elevation may look better if they were more uniform in appearance. Mrs. Berman stated that the ART recommends scheduling a meeting with Mr. Wytmar present. Mrs. Berman also requested renderings of all elevations of the building be provided with the existing signage shown. Mr. Sheehan stated that he would research what signs are existing for Dunkin Donuts. Mr. Imreibe stated that he understands the comments of the ART although he does not understand the issue with the proposed signs on the east elevation since they would face the railroad tracks. Mr. Sheehan agrees with Ms. Berman and that it might be beneficial to sit down with all parties present to discuss this matter further. If that could not be accomplished prior to the August 16 ZBA meeting, the matter could possibly be tabled at the ZBA meeting for the next meeting date, but that would be up to the petitioner. Mr. Imreibe inquired if the sizes of the wall signs would be dictated by the name of the business. Mr. Sheehan advised that in most of the exisiting sign packages, the size of the sign is usually allowed to be up to a certain percentage of the lease space. The length of the name of the business will play a major part in the length of the sign, as most companies will try and keep the height and width somewhat complementary. Mr. Sheehan stated that he would provide photographs of all the existing elevations and the two (2) ground signs. Mr. Imreibe should provide photographs of other Dunkin Donuts locations that feature the mono lift and rework the proposed elevations to show the proposed wall signs possibly centered over the windows. Mrs. Berman asked what Dunkin Donuts would do if the mono lift was not approved. Mr. Imreibe stated that Dunkin Donuts would most likely just keep their two (2) existing wall signs. Mr. Imreibe provided samples of the proposed colors "Sandstone" and "Sierra Tan" and also provided a material sample of the proposed awnings. RECOMMENDATION The ART will withhold any recommendation pending the submittal of the following requested information: 1. Provide all existing and proposed building elevations and signage (Village staff to provide); 2. Modify the proposed uniform sign package to limit the number of sign colors and to provide a uniform dimension (width) for all wall signs; 3. Provide the dimensions of the sign band on the west elevation and limit the proposed wall signs to within the sign band; 4. Reduce the size of the proposed wall signs on the east elevation; and 5. Review the possibility of utilizing of the existing ground sign located in front of the building to identify the building tenants; 6. Provide the addresses of some of the other Dunkin Donuts locations where the mono lift has been utilized. Once the requested information has been received, further review will be conducted and a recommendation will be provided. Due to the number of outstanding issues and varied opinions, a second meeting is recommended with all parties present to discuss this matter further. Prepared by: Julie Kamka Building & Zoning Department Board or Commission: ❑Appearance Review Team Document Type: ❑A e g nda 0 Minutes Meeting ate: 08/03/2011 Type of Meeting: ❑ Regular Meeting ART (Appearance Review Team) Meeting AUGUST 3, 2011 Dixon Residence — 305 Blackthorn Drive PRESENT Ghida Neukirch, Deputy Village Management Brian Sheehan, Deputy Building Commissioner/Operations Carol Berman, Deputy Building Commissioner/Administration Robert Pfeil, Village Planner Louis Windecker, ZBA Commissioner PROPOSAL Request is being made by Mr. and Mrs. Dixon to construct a one story addition on the rear of the home. No variations required. Mrs. Berman stated that the proposed materials will match the existing construction in like kind and quality. There were no questions or comments. RECOMMENDATION ART recommends approval of the variance subject to the following: 1. Materials to match the existing construction in like kind and quality. Prepared by: Julie Kamka Building & Zoning Department Board or Commission: ❑Appearance Review Team Document Type: 0 A e g nda 0 Minutes Meeting ate: 08/03/2011 Type of Meeting: ❑ Regular Meeting ART (Appearance Review Team) Meeting AUGUST 3, 2011 Ferber Residence — 624 Patton Drive To bring the existing house into conformance that encroached into the required side yard setbacks and to construct a second story addition that would encroach the same distance PRESENT Ghida Neukirch, Deputy Village Management Brian Sheehan, Deputy Building Commissioner/Operations Carol Berman, Deputy Building Commissioner/Administration Robert Pfeil, Village Planner Louis Windecker, ZBA Commissioner PROPOSAL Request is being made by Shawn and Marie Ferber, 624 Patton Drive, for variance of Zoning Ordinance, Section 17.40.020, pertaining to Area, Height, Bulk and Placement Regulations, for: 1. the purpose of bringing the existing house into conformance concerning a deficiency of the side yard setbacks for this structure. R5A Zoning requires a minimum of 6 feet for both side yards, but not less than 14 feet combined. The north side yard setback is deficient by up to 0.13 feet, the south side of the structure is deficient from 0.32 to 0.49 feet and the combined side yard setback is deficient from 2.33 to 2.45 feet; and 2. To construct a second story addition that would encroach the same distance into both side yard setbacks and the combined side yard setback. Mr. Sheehan reviewed the reason for the request. The existing home is deficient into both side yard setbacks and the combined side yard setback is approximately two and one half (2-1/2) feet deficient. The Petitioner is also requesting to construct a second story addition that would encroach the same distance. Mrs. Berman stated that the proposed materials will match the existing construction in like kind and quality. There were no questions or comments. RECOMMENDATION ART recommends approval of the variance subject to the following: 1. Materials to match the existing construction in like kind and quality. Prepared by: Julie Kamka Building & Zoning Department Board or Commission: ❑Appearance Review Team Document Type: ❑A e g nda 0 Minutes Meeting ate: 08/03/2011 Type of Meeting: ❑ Regular Meeting ART (Appearance Review Team) Meeting AUGUST 3, 2011 Podell Residence — 3001 Acacia Terrace PRESENT Ghida Neukirch, Deputy Village Management Brian Sheehan, Deputy Building Commissioner/Operations Carol Berman, Deputy Building Commissioner/Administration Robert Pfeil, Village Planner Louis Windecker, ZBA Commissioner PROPOSAL Request is being made by Mr. and Mrs. Podell to construct a second story addition on the south side of the home. No variations required. Mrs. Berman stated that the proposed materials will match the existing construction in like kind and quality. There were no questions or comments. RECOMMENDATION ART recommends approval of the variance subject to the following: 1. Materials to match the existing construction in like kind and quality. Prepared by: Julie Kamka Building & Zoning Department