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2007-08-21 - Zoning Board of Appeals - Minutes 121)141WIR REGULAR MEETING 45 Sug r i 17Ta) g/t 8/a7 BUFFALO GROVE ZONING BOARD OF APPEALS AUGUST 21, 2007 Chairman Entman called the Zoning Board of Appeals regular meeting to order at 7:30 P.M. on Tuesday, August 21, 2007 in the Council Chambers of the Village Hall, 50 Raupp Boulevard. ROLL CALL Commissioners Present: Commissioner Stein Commissioner Dunn Commissioner Windecker Commissioner Shapiro Chairman Entman Commissioners Absent: Vice Chairman Sandler Commissioner Lesser Also Present: Edward Schar, Building Commissioner William Raysa, Village Attorney APPROVAL OF MINUTES June 19, 2007 minutes: Minutes of the June 19, 2007 Zoning Board of Appeals regular meeting were Tabled to the next regular meeting scheduled for September 18, 2007. OLD BUSINESS 1701 WEILAND ROAD, ROYAL TOUCH CAR WASH — SIGN CODE, SECTIONS 14.20.030 AND 14.20.070, TO ENLARGE THE EXISTING NORTH GROUND SIGN TO INCLUDE "EXTERIOR CAR WASH" AND PRICE SIGN; AND TO REFACE THE EXISTING SOUTH GROUND SIGN TO INCLUDE "EXTERIOR ONLY" AND PRICE SIGN Mr. John Imreibe, Royal Touch Car Wash, 1701 Weiland Road, was present and reminded that he was still under oath. Mr. Imreibe explained that at the June 19, 2007 meeting, he had requested to add language to their existing ground signs that would show the exterior car wash pricing. They are asking for the language in order to compete for business. Ch. Entman asked if there were any changes to the original proposal. Mr. Imreibe advised that he submitted revised color drawings that have been marked as Exhibit "F". The background will ZONING BOARD OF APPEALS PAGE 1 of 5 — AUGUST 21, 2007 match the existing sign and the red price copy has been changed to match the existing copy. He is no longer requesting to increase the size of the north ground sign. Corn. Windecker asked what the price will be for the exterior wash. Mr. Imreibe stated that the price they will offer will be $3.95. Corn. Windecker stated that the day after the June 19, 2007 meeting, he received an advertisement in the mail showing the price at $4.95. Mr. Imreibe responded that most of his locations in the Chicago area have been at $4.95 for an exterior wash. They have gone as low as $3.00. Their busy season is coming up and they will be running a promotion for $3.95. They would like to run that price for at least a year. They do not anticipate raising the price often. This is not the type of sign they want to change all the time. This will not be a changeable copy sign. Com. Windecker asked if the sign face will be all one piece or will the price information be a separate panel. Mr. Imreibe stated that he believes that the price information will be a separate panel because it is expensive to make a whole new sign. His sign contractor is not sure yet. Corn. Stein asked about Dunkin Donuts. Mr. Imreibe advised that Dunkin Donuts sold last week and they are trying to work through the franchise agreement and trying to get a combination Baskin Robbins and Dunkin Donuts store. They no longer want to use the facility as a baking facility. The owners have been advised that they would be limited to the panel space that Dunkin Donuts sign panel currently occupies. They could split that current panel space for an additional tenant. Corn. Dunn stated that the even though the car wash is located in a zoning district that is appropriate for that kind of business, she still believes that the sign displaying the price of the car wash does not fit in with the character of the neighborhood. Across from the car wash is a day care facility and there are homes very close to the business. This is a transitional mixed use area. The photographs of competitor's signs are all located on heavily traveled secondary streets, such as Dundee Road and Lake Cook Road. Mr. Imreibe replied that this is an extremely important issue and at some of his locations, approximately fifty percent (50%) of the total volume of business are exterior washes. At this location, only about ten percent (10%) of the total volume of business are exterior car washes. The most recent car counts on Aptakisic Road were around 25,000 cars per day. Ch. Entman asked if the Dunkin Donuts is planning to stay open. Mr. Imreibe responded that Dunkin Donuts will stay open to the best of his knowledge. Ch. Entman does not have any issues with the sign but would like a provision concerning the Dunkin Donuts portion of the sign. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Mr. Imreibe amended his petition to remove the request to increase the size of the north ground sign. Corn. Dunn made the following motion: ZONING BOARD OF APPEALS PAGE 2 of 5—AUGUST 21, 2007 I move we recommend to the Village Board to grant the amended request made by Royal Touch Car Wash, 1701 Weiland Road, for variance of Sign Code, Section 14.20.030, pertaining to Business Districts; and Section 14.20.070, pertaining to Ground Signs, for the purpose of refacing the two (2) existing ground signs pursuant to Exhibit"F". Pursuant to Sign Code, Section 14.44.010, Sub-section B. Com. Windecker seconded the motion. Roll Call Vote: AYE—Stein, Windecker, Shapiro, Entman NAY—Dunn ABSTAIN—None Motion Passed 4 to 1. Findings of Fact attached. Item to appear on the September 10, 2007 Village Board agenda. ROGERS CENTRE FOR COMMERCE, ARTHUR J. ROGERS & COMPANY — REVIEW OF THE EXISTING FOR RENT, SALE, LEASE SIGN LOCATED AT THE SOUTHWEST CORNER OF BARCLAY BOULEVARD AND APTAKISIC ROAD Ms. Kathy Rogers, Arthur J. Rogers & Company, 1601 Barclay Boulevard, Buffalo Grove, Illinois 60089 and Mr. Norman Ross, Arthur J. Rogers & Company, 1601 Barclay Boulevard, Buffalo Grove, Illinois 60089,were present and sworn in. The sign is currently in place. Information was received concerning the current and potential vacancy rates. The prior review was completed six (6)months ago. Ms. Rogers advised that this sign creates walk-in traffic. Most of the small tenant users come from driving around the area and see the sign. Mr. Ross added that the sign has worked well and maybe better than they thought. The temporary signs seem to draw more attention that the permanent backlit signs. They have increased their inquiries about 25% since the sign went up originally. Com. Dunn stated that she had read in the newspaper that Rogers Centre for Commerce has recently rented out a large amount of space. Are those figures included in the percentages submitted to the Zoning Board of Appeals. Mr. Ross responded that those numbers are included. They gained approximately 31,000 square feet of tenant space but lost approximately 15,000 square feet so their net gain was about 15,000 square feet. Their units are small and there is a constant turn around of tenants. Corn. Windecker asked about the overall percentage of vacancy. Mr. Ross advised that they are a little over 70%occupied. Ch. Entman advised that Arthur J. Rogers &Company has requested a longer time period for the sign to remain. He would prefer to keep the review time limited to six (6)months. ZONING BOARD OF APPEALS PAGE 3 of 5 —AUGUST 21,2007 There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Corn. Windecker made a motion to allow the existing For Rent, Sale, Lease Sign for Arthur J. Rogers & Company to remain at the southwest corner of Barclay Boulevard and Aptakisic Road for six months. This sign will be reviewed at the February 2008 Zoning Board of Appeals meeting for status. Corn. Dunn seconded the motion. Roll Call Vote: AYE—Stein, Dunn,Windecker, Shapiro, Entman NAY—None ABSTAIN—None Motion Passed 5 to 0. Item to appear on the February 2008 Zoning Board of Appeals agenda. NEW BUSINESS 1024 SHAMBLISS LANE, KIRBY AND MARLA HINDIN — FENCE CODE, SECTION 15.20.040,TO CONSTRUCT A 6' FENCE ALONG THE REAR PROPERTY LINE Mr. Kirby Hindin and Mrs. Marla Hindin, 1024 Shambliss Lane, were present and sworn in. The public hearing notice published in the Daily Herald on July 26, 2007 was read. Mrs. Hindin explained that the back of their home backs up to the bike path that leads to The Crossing's pond. They currently have a five foot (5') high wooden fence that is in need of replacement. It does not offer them the degree of privacy that they would like. There is also a berm on the other side of the bike path where people can see into the yard. People walking along the bike path can look over the top of the fence into their yard. The bike path is higher than the swale where the fence is located. The current five foot (5') fence does not give them five feet (5') of privacy. The fence along the sides would be a five feet (5') chain link fence. The fence would not interfere with any of their neighbor's. Ch. Entman read the Village Engineer's memorandum addressed to Edward Schar dated July 30, 2007 which states: "I have no comments on the proposal." Ch. Entman confirmed that the Petitioner is requesting a board on board fence. He asked if they have spoken with their neighbors. Mrs. Hindin advised that one house to the side is vacant and for sale and she does not know the neighbors on the other side very well, but they were notified of the public hearing. Mr. Hindin added that the prior neighbors, the house that is currently vacant,had lived there for 20 years and they would not have objected. There were no questions or comments from the Commissioners. There were no questions or comments from the audience. Corn. Stein made the following motion: ZONING BOARD OF APPEALS PAGE 4 of 5 —AUGUST 21, 2007 I move we grant the request made by Kirby and Marla Hindin, 1024 Shambliss Lane, for variance of Fence Code, Section 15.20.040,pertaining to Residential Districts, for the purpose of constructing a six foot(6')board on board wood fence along the rear property line. Subject to the Village Engineer's memorandum dated July 30, 2007. Petitioner has demonstrated hardship and unique circumstances. The proposed fence will not be detrimental to the public health, safety and welfare and will not alter the essential character of the neighborhood. Corn. Windecker seconded the motion. Roll Call Vote: AYE—Stein,Dunn, Windecker, Shapiro, Entman NAY—None ABSTAIN—None Motion Passed 5 to 0. Findings of fact attached. The permit may be issued in fifteen (15) days — September 6, 2007. ANNOUNCEMENTS None ADJOURNMENT Motion to adjourn the meeting was made by Corn. Windecker and seconded by Corn. Dunn. Voice Vote—AYE was unanimous. Ch. Entman adjourned the meeting at 8:35 P.M. Submitted by, )1)a/1JUN J e Kamka Recording Secretary ZONING BOARD OF APPEALS PAGE 5 of 5—AUGUST 21, 2007