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1997-12-16 - Zoning Board of Appeals - Minutes • • Ilpilrlf7\' • . ZONING BOARD OF APPEALS VILLAGE OF BUFFALO GROVE , ILLINOIS TUESDAY, DECEMBER 16 , 1997 I . CALL TO ORDER • Chairman Richard .HOinrich called the Zoning Board of Appeals meeting to order.••at 7 : 45 P .M . on Tuesday, December 16 , 1997 in the Council Chambers of the Village Hall , 50 Raupp Blvd . II . ROLL CALL • • Commissioners Present: B . Entman, L . Windecker, L . Arbus , S . Sandler and R . Heinrich QUORUM Commissioners Absent : J . Paul and H . Hefler Bldg . Dept . Liaipgh•:• Edward Schar, Interim Director of • Building and Zoning Village Attorney : Richard Skelton Village Board Liaison : DeAnn Glover, Trustee Also Present : William Reid, Trustee III . APPROVAL OF MINUTES , • November 18 , 1993 : Motion to approve was made by Com . Windecker and seconded by Com . Sandler . There were no additions or corrections . Roll Call Vote : AYE . -. Entman, Windecker, Arbus , • Sandler and Heinrich NAY - None Motion Passed - -S to 0 . Minutes of November• 18 , 1997 were approved as submitted . • IV. BUSINESS A. 514 Crown Ppit Drive , John and Heide DiZonno Zoning Ordinance , Section 17 . 40 . 020 John and Heide DiZonno were sworn in with their contractor, Daniel Scanlan, carilan' s Construction Company, Inc . Notice was published in the Buffalo Grove Herald on Thursday, November: 28 , 1997 . . . !A APV. • • • • . . • Mr . DiZonno summarized their reasons for requesting a variance : 1 . They have two (2 ) children and need more living space . ' 2 . The bedrooms and family room are very small . 3 . The cost of moving is prohibitive and they want to star;in 'their home in Buffalo Grove . Mr . Scanlan desc, ibed the construction of the house . It was built on a pie-'shaped lot with a side yard of less than the required six feet (6 ' ) so it is legal non-conforming . The proposed two-story addition will angle slightly, leaving a minimum four foot .(41 ) side yard setback . The addition will encroach a distance of eight feet (8 ' ) into the required thirty- five ( 35 ' )'. t-ear yard setback . All the materials will match the existing construction . The DiZonnos have informed their neighbors of the proposed addition and there were no objections . There were no questions from the audience . The Commissioners had no questions or objections . • Com . Windecker made the following motion : • I move we grant the request of John E . and Heide DiZonno , 514 Crown Point Drive , for variance of Zoning Ordinance , Section 17 . 40 . 020 , pertaining to.. Area , Height , Bulk and Placement Regulations , for the purpose of constructing an addition that.' would encroach a distance of eight feet ( 8 ' ) ilito the required thirty five foot (3 5 ' ) rear yard setback and encroach a distance of two feet (2 ' ) into the required six foot ( 6 ' ) side yard setback . Variance al2o ..00 be granted to bring the principal structurei#ito conformance with the Zoning Ordinance . • ZONING BOARD OF APPEALS • DECEMBER 16 , 1997 - PAGE TWO fr • PPR ® V Unique circumstances having been demonstrated, the proposed structure will not alter the essential character of the neighborhood and will not be detrimental to . the public health, safety and welfare . The addition will match the existing house in all conformities . Com . Arbus seconded the motion . Roll Call Vote : . ' AYE - Entman, Windecker, Arbus , . Sandler and Heinrich NAY - None Motion Passed - -5 to 0 . Findings of Fact Attached . Permit may be issued in fifteen ( 15 ) days - January 2 , 1998 . B . Chevy Chase .Business Park West Resubdivision Hamilton Partners - Sign Code , Section 14 . 36 . 020 . 0 Leasing Sign -at 1020 East Lake Cook Road (CDW) Mr . Doug Eckrode , Director of Operations , Computer Discount Warehouse , now located in Vernon Hills , IL and Mr . John Johnson, C . Johnson Sign Company, 9615 W . Waveland Avenue , Franklin Park, IL ' representative of Hamilton Partners , were sworn in . • Notice of the pt .lic hearing was published in the Buffalo Grove Herald on .Thursday, November 28 , 1997 . Variance being requested is;• for the purpose of permitting a "For Lease" sign at 1.020: E . Lake Cook Road . Hamilton Partners .Qwns the property and Computer Discount Warehouse is the:•current lessee . • . Mr . Johnson requested a variance that would permit a leasing sign to be installed in front of the building at 1020 East Lake Cook Road . , It is important to inform the public that the building is available . The building has been vacant for five (5 ) months end was marketed for three (3 ) months prior to CDW' s relocation to Vernon Hill . The 4 ' x 8 ' doubleLfaced sign is eight feet ( 8 ' ) in height and it will be 1oc'bt'ed east of the existing marketing sign which features four (4 ) undeveloped lots within the Indus- trial Park . ;' * ZONING BOARD OF APPEALS DECEMBER 16 , 1997 - PAGE THREE 7,7 7.71.,)e.e.7.i..-7, 41,1-A / APPINE1 Ch . Heinrich consented that the hardship is on the part of CDW, because . it ' is expensive to continue to rent . Com . Arbus questioned whether the sign was necessary to inform people that :a. building of that size is available . He suggested a variance be granted for six ( 6 ) months . Ch . Heinrich said there is going to be a review of the Sign Code with regard tb. "For Lease" signs . This sign will be of some help . Com . Windecker a'skkd why there are names of two (2 ) indivi- duals with phone, numbers on the sign instead of Hamilton Partners? He asked where the sign will be installed? Mr . Johnson said that Tom Auhawer and Bruce Bingham are principals of Hamilton Partners and they have a personal interest in the property. The sign will be located eight feet ( 8 ' ) from Lake Cook Road and the Appearance Commission requested a distance of two hundred feet (200 ' ) from the existing sign . :They would prefer the sign to be installed about one hundred feet ( 100 ' ) from the existing sign . The Appearance Commission made this recommendation when they reviewed the sign oii' November 11 , 1997 , but Ch . Heinrich advised Mr . Johrison' that it would be better to have the sign closer to the property where it would be more effective . Com . Sandler agreed with a six ( 6 ) month time limit , but he would not want to 8ee a row of signs on Lake Cook Road . Com . Arbus made 'the following motion : I move we recommend that the Village Board of Trustees , grant the request made by Hamilton Partners , 300 ' Park Boulevard, Itasca, IL for variance of.• Sign Code , Section 14 . 36 . 010 . 0 pertaining Real Estate Signs to permit installation of a leasing sign at 1020 E . Lake Cook Road (former location of Computer Discount Warehouse) within the Chevy Chase Business Park West Resubdivision . ZONING BOARD OF APPEALS • DECEMBER 16 , 1997 - PAGE FOUR . '. `./ u u • APP, 4. U tic % Sign is to loe°•installed about one hundred feet ( 100 ' ) east : df• the existing Hamilton Partners sign . Variance is. "reommended pursuant to Sign Code , Section 14 .44 . 010 , Sub-section A in that the petitioner.'-has .demonstrated that the proposed sign is in patticularly good design and taste and the enjire .site is well- landscaped . Variance is :to be for a period of six (6 ) months , at which time the petitioner is to come in to renew the variance before the Zoning Board . . • Com . Windecker seconded the motion . Roll Call Vote : AYE - Entman, Windecker, Arbus , Sandler and Heinrich :NAY - None Motion Passed - . 5 to 0 . Findings of Fact Attached . Permit may be issued in fifteen ( 15) days - January 2 , 1997 . C . Shell Oil/McDonald' s - Rt . 83 & Arlington Heights Road Sign Code , .'Section 14 . 20 . 030 - Business Districts Sign Code , Section 14 . 20 . 070 - Ground Signs Sign Code , =Section 14 . 20 . 080 - Wall Signs • Representatives .for the proposed construction of a combined Shell Oil Station with a Car Wash and a McDonald' s Restau- rant at the corner•}. of Route 83 and Arlington Heights Road were : George D . Maurides , Attorney with Bischoff , Maurides & Swabowski; Lkd . , 311 S . Wacker Drive , Suite 2600 , Chicago, IL. 60606 -6619 (312 -427-2600 ) Theodore R . Johnson, AICP, ASLA, Executive Vice- President „. Thompson Dyke & Associates , Ltd . , 899 Skokie .Boulevard, Northbrook, IL 60062 -4025 ( 847-272 - 6280 ) • • M . P . (Mike)•. Keintz , Area Real Estate Representative , Shell Oil products Company, Oak Brook Regency Towers East , 1415 .Wes•t 22nd Street , Oak Brook, IL 60522 -2045 ( 630 -572 -5821) • • ZONING BOARD OF APPEALS DECEMBER 16 , 1997 - PAGE FIVE Imo' • • ! ,. ;,. APPEMII Richard ThotrrLon and J.C. Keuper, Sr. Facilities Engineer, Shell Oil Products Company, 1415 West 22nd Street, Oak Brook, IL 60523-2045 (630-572-2045) Michael V. Assad, Real Estate Representative, Chicago North 'Region, McDonald' s Corporation, 425 N. Martinga,le, Suite 500, Schaumburg, IL 60173 (708-619-3733:) • Mike Rogers; AIA, Project Manager, Chicago North Manager Chicago North Region, McDonald' s Corporation, 425 N. Martingale, Suite 500, Schaumburg, IL 60173 (708-619-3746) The representatiyes: were sworn in. Notice of the Public Hearing was published in the Buffalo Grove Herald on Thursday, November. 28, 1997. Variances were requested to permit multiple Shell Oil/McDonald' s signs at the southwest corner of Route :83-.and Arlington Heights Road that would exceed the size and number of signs permitted. The property is currently located in unincorporated Lake County. • Mr. Maurides requested fewer variations than were first anticipated. After the Appearance Commission review on December 11, 1997, :some of the signs have been eliminated and some have been- 'reduced in size. They have redesigried. and reduced the size of the pole sign at the corner of Route 83 and Arlington Heights Road from 200 sq. ft . to 100• sq. ft. The height would be twenty feet (20 ' ) and it wi l . be setback twenty feet (20 ' ) from the property line. : 'he Appearance Commissioners asked that the bottom of the twb" (2) signs be straighten and suggested that the sections be more equally divided. They have complied with the request and the faces of the pole sign will match the faces of the, other two (2) ground signs that will be located at the etrahces from Fremont Way and Bristol Lane. They have also reduced the number of wall signs requested. t ZONING BOARD OF APPEALS DECEMBER 16, 1997 - PAGE SIX fi Mr . Maurides explained how the site has been basically divided in half -with a lot of landscaping that screens the residential area to the south and west . He showed an exhibit of the site plan with a landscaping overlay to so the Commissioners could get an idea of what the site would look like from the residences . The plantings on the overlay shove the size at the time of installation and they will mature . The drive-thru menu board, which is a ground sign, will be installed at the, northwest corner of the building . All the signs were .described and discussed . The front elevation (east ,' facing Arlington Heights Road) has the McDonald' s sign . on• the roof , the Shell pectin on the angle (over the window) and the ETD sign . On the right elevation (north, facing Route 83 ) there is ETD and Food Mart , Shell pectin over the corner window, the "arches" over the entrance , and McDonald' s on the roof . The proposed wall sign (Arches with Drive Thru) shown on the right elevation has been eliminated . It will be replaced with a small directional sign on the ground . There is a Car Wash sign on building and directional signs over the entrance Arid exit . Ch . Heinrich consented that the signs over the doorway at the corner of the 'main building direct people into either McDonald' s or Shell . What is their purpose? Mr . Maurides said they want people who park to be able to know where to enter the building . They have discussed put- ting Shell Entrance and McDonald' s Entrance signs over the doors . They would then be considered directional signs and would not require :a variation . Ch . Heinrich expressed doubt about the usefulness of these signs because peop.ie can be directed after they are inside the building . He has no objection to the use of the property but he is concerned about the aesthetics and the affect the signs will have on the community . • • ZONING BOARD OF APPEALS DECEMBER 16 , 1997 - PAGE SEVEN r• • • The Sign Code permits one (1) sign facing each public right-of-way. After discussion, it was concluded that Shell Oil is the principal tenant and therefore, all McDonald' s signs will require variation. Comments from the Commissioners : Com. Arbus disclosed that Thompson Dyke & Associates, Ltd. is a client of his .raw firm. He recused himself from the discussion and voting. Com. Windecker asked for a description of the floor plan. Since there are some common areas within the building and customers could enter Shell or McDonald' s through the entrance on the north side of the building, why do they need so many wall signs? Mr. Keitnz responded that this is a unique building. There are only twelve „ (12) co-brands in the Chicago metropolitan area. People recognize individual Shell and McDonald' s signs, but they are not used to seeing Shell/McDonald' s in the same building. . They do not advertise on TV. The L building is setback much farther than the stores in the strip mall across the street and there is a lot more landscaping. People do not always "see" things and need reminders. Com. Windecker repeated that they do not need all these signs but suggested a compromise. He would permit the signs over the entrances if they would lower the height of the pole sign to'.fifteen feet (15 ' ) . It would still be seen by drivers on Route 83 . He is interested in the success of the business and wants the signs to be appropriate. Ch. Heinrich said 'one (1) goal of the Zoning Board is to keep signs in Buffalo Grove tasteful and there are too many signs on the }building. Com. Arbus asked if the residents would be able to see a twenty foot (2 0 ' ) sign? • ZONING BOARD OF APPEALS DECEMBER 16 . 1997 - PAGE EIGHT • • DD Mr. Johnson said the building is at a higher elevation than the intersection and the people would not see a twenty foot 20 ' pole sign. .They will see portions of the canopy on the building. Mr. Rogers said they would not want any McDonald' s signs left on after they'are closed. This includes the ground signs. Mr. Johnson described the photometrics, showing the light intensity when everything is open and how the site would look after the Car Wash and McDonald' s are closed. The Fremont access will have some light for safety. Com. Entman sharedl:the opinion that there are too many signs. The ground - ign at the corner could be a problem because of the curve. He tried to look at the whole package. Do the signs attract customers, identify the business, educate a possible customer what is there, etc? He concluded that 'there are too many signs . He would be able to identify the McDonald' s and Shell by the logos. When he sees the building, gas canopy and pumps, would he have sufficient time to turn in? What is the minimum amount of signage would be appropriate? Understanding the need for companies to identify their products and knowing that the community will benefit from the tax dollars, the ZBA wants the business to .be :h1a1e and give the residents some sanctity of life. He agrees that the pole sign should be lower because there. are other ground signs at the entrances that are part of the whole sign package. He suggested that the pole sign be set back twenty feet (20 ' ) and some of the wall signs eliminated. After discussing the height and location of the sign in relation to the property line, the representatives agreed to lower the height of the sign to fifteen feet (15 ' ) but the representatives said they preferred to keep the sign twenty feet (20 ' ) . back from the property line. Com. Windecker asked if both signs Would be illuminated twenty-four (24) hours? He did not: want to have the McDonald' s portion of the sign left on )ii the restaurant is closed. The sign will be installed on .twb (2) poles, but the poles are not to be at the outside edges of the sign. • ZONING BOARD OF APPEALS DECEMBER 16, 1997 - PAGE NINE i •• Bata Com. Sandler shared Com. Entman' s views . He commended the deveopers for t,e- landscape plan. It does enhance the com- unity but it al .rp '.helps to obscure the building. The ground signs will identify the businesses but once a customer turns in and is on the .property, they know there is a Shell and McDonald' s in the same building. The golden arches are recognized all cxre;r the world. The number of wall signs is excessive. Signaae' has been reduced in other communities . Comments from the audience: Mrs . Karen Larson', 1279 Farnsworth at the Crossings, spoke for the residents . '''She objected to references that have been made about doing things for the residents. The purpose • of the development is to benefit Shell and McDonald' s. A lower sign will be appreciated. The residents know that the building is going to be built and that some compromises are necessary. ,She recalled that the neighbors did not like the concept of ;Town Center and it has struggled to over- comepie the difficiIties. Mrs . Larson commented about McDonald' s at Bannockburn where the building anclsigns are earthtones . She objected to the red roof and said the residents would prefer a more tasteful structure. They..wial have to live with all the other issues . She predicted that the business will do well, but it may not be supported by the neighbors. The building signs are not as much of a problem as the ground signs because the land- scaping will provide screening. The landscaping will not obscure the red roof. Other residents were present but they did not speak. Ch. Heinrich questioned whether the Car Wash sign on the structure is necessary because people will be given a car wash discount for buying gas. That is one reason for coming. Mr. Keintz agreed to eliminate the Car Wash wall sign and put up a small directional ground sign. ZONING BOARD OF APPEALS 3 DECEMBER 16, 1997 - PAGE TEN U - The two (2) ETD'si9ns on the building were discussed. Once �.J inside the building, people will know there is a Food Mart . ETD is identified on the three (3) ground signs, but it does not identify it 'as Food Mart . After discussing the location of the Food Mart on the right elevation (Route .83 side) , Shell agreed to relocate it to the area over the windows next to the ETD wall sign. The red roof was. discussed at length, but McDonald' s will not change this element . r Mr. Maurides said .it is important to have the business succeed and it is very important for the signs to attract customers. For the good of the community, they chose not to put any other building on the site (which is a large site) . The gas station looks like a gas station but this is not a typical McDonald''•s building. At the request of the Appear- ance Commission :the peaks were removed from the building. Because this is .Buf:Buffalo Grove, McDonald' s has agreed to go in with Shell and they agreed to the $200, 000+ landscape budget when the usual cost is $20, 000 to $30, 000, so it is very important for people to be able to identify McDonald' s. He agreed they wilirecognize the arches. • After a lengthy discussion, the petitioners amended the petition and reciueeted the following signs with varitions as required: • 1 . Eliminate:the Car Wash wall sign and install a small directional sign on the ground. Entrance and Exit Directional Signs on the ends of the car-wash facility will remain. 2 . Front EleZvation - Arlington Heights Road - McDonald' s on Mansard Roof requires a variation for size requirements of the Sign Code, There will be two (2) Pectin signs and an ETD sign on this elevation. 3 . Ground Sign on Route 83 east of Bristol Lane. • •' •• • ZONING BOARD OF APPEALS DECEMBER 16, 1997 - PAGE ELEVEN , . r i.: 1 j ,! 1 , r` LOAM., . , 4. Menu Board will be a ground sign at front (north- west) corner of building. 5. Right Elevation, Facing Route 83: Pectin Sign over window and "Arches" over door. Move Food Mart sign to the center next to ETD. McDonald''s on Mansard Roof requires a variation for size requirements of the Sign Code. 6. Eliminaee ,"Arches" with Drive Thru and install a small directional sign on the ground. 7. Rear Elevation - No wall signs facing Bristol Lane. 8. Left Elevation - No wall signs facing Fremont Way. Entrance Ground sign at the corner of Arlington Heightb goad and Fremont Way. 9. The three (3) ground signs are to be identical and are hot to exceed one hundred square feet 100 sq,. ft.) each. Shell and McDonald's are permitted on all three (3) signs but the McDonald's sections of the signs are to be turned off when the restaurant is not open. • 10. All McDonald's signs require variance because Shell isthe principal owner and McDonald's is considered an occupancy within an occupancy. • Commissioner Steven Sandler made the following motion: • I move we recommend to the Village Board that the request made by Shell Oil Products Company, 1415 W. 22nd Street, Oak Brook, IL for variance of Sign Code, Section 14.20.030, pertaining to Business Districts, Section 14.20.070, pertaining to Ground Signs, and Section 14.20.080, pertaining to Wall. Signs, for the purpose of installing multiple Shell Oil/McDonald's signs at the southwest corner of Route 83 and•Arlington Heights Road that exceed the size and number of signs permitted be granted, as follows: ZONING BOARD OF APPEALS DECEMBER 16, 1997 - PAGE TWELVE ' N. • I , . • ,a • y J. ' , s T I , 1 • ,— , ' r,c , . �. '• -,- j • i', .t. .1 . 1_. e 4 l • • 4 • • • • • 1 r , ,,l , .', • • L • �• • 1. The McDonald's signs are to be separately lighted and turned off at those times when McDonald's is not open and operating, 2. The pole sign at the corner is not to exceed fifteen feet (15') in •height and is to be setback twenty feet (20') from the property line. Sign to be installed on two (2) poles that are not at the edge of the sign. L 3. The number Of signs are to be installed in accordance with the exhibits that were revised this evening, i.e. A-2, A-3, the Site Plan and Sign Elevation Plan dated Oct. 9, 1997, 4. That both Shell Oil and McDonald's be permitted on all three ('3) ground signs. Signs are recommended pursuant to Sign Code, Section 14.44.010, Sub-Section B, that the signs are of good design and taste, and the parcel is well landscaped in accordance with the exhibits attached to the petition. Com. Windecker seconded the motion. Roll Call Vote: " AYE - Entman, Windecker, Sandler, Heinrich .•NAY - None ABSTAIN - Arbus Motion Passed - 4 to 0, 1 abstention Findings of Fact Attached. Item will be sent to the Village Board with an ordinance. VI. ANNOUNCEMENTS Mr. Schar infoimed•the Commissioners that the Board of Trustees has asked for a review of the permit procedures regarding Real Estate Leasing Signs. When a date has been selected, the Zoning Board of Appeals Commissioners, Appearance Commissioners and Village Trustees will be notified. • • ZONING BOARD OF APPEALS DECEMBER 16, 1997 - PAGE THIRTEEN • • • • '; r ' ( . I f .• , • • r• • • - _ • a • • .. • • . fl•• L)frl.1,1/1.. . . .1 r• •I (4. ,r 7) • • - r • • — • • I // in\t- • VI. ADJOURNMENT Com. Windecker made a motion to adjourn. Com. Sandler seconded the motion Roll Call Vote: AYE Unanimously Motion Passed -..5 to 0. Ch. Heinrich adjourned the meeting at 10:15 P.M. Respectfully submitted, Shirley Bates . • • Recording Secretary sb • • •• • • • ZONING BOARD OF APPEALS • DECEMBER 16, 1997 - PAGE FOURTEEN