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ZBA Minutes 2006 07-05-06 APPROVED 8/8/06 UNITED CITY OF YORKVILLE ZONING BOARD OF APPEALS Y®RIMLLE CITY HALL COUNCIL CHAMBERS WEDNESDAY, JULY 5, 2006 Chairman Bill Davis called the meeting to order at 7 p.m. Roll call was taken and a quorum was established. Board Members in Attendance Bill Davis, Harold Feltz, Dean Bromann, Ryan Woods and Ben Moe, Citv Staff in Attendance Anna Kurtzman, ICCI and Community Development Director Travis Miller. Guests Chris Kalischefski, Vitas Macwkevicwz and Carissa Benedik, BP. Minutes Minutes from the .June 6, 2006 were unanimously approved by voice vote. Ryan Woods made the motion to approve the minutes and Harold Feltz seconded the motion. Public Hearings Feltz made a motion to go to public hearing. Dean Bromann seconded the motion. The motion was unanimously approved by voice vote. 1. PC 2006-38 ZBA— Steven McCleary,petitioner, and BP Product North America. The property is located at 1402 N. Bridge Street. The variances requested for the property are as follows: • Request to allow for five Point of Sale signs to be considered permanent signage. • Request to allow for an additional 71.31 square feet of signage. • Request to allow for two additional wall signs. • Request to allow for nine additional square feet of signage for the car wash instructional sign. • Request to allow for a sign to be placed on the south fagade of the car wash building. Chris Kalischefski, vice president of Corporate Design and Development Group, LLC, outlined the changes proposed to the existing BP at the location. He said the proposed changes should create an overall improvement to the corner as well as enhance public safety and surrounding property values. There are three elements to the proposal. One is to have an auto fuel area under a 151- foot canopy. Currently there is 154 feet in that space. Because the Illinois Department of Transportation intends to widen Route 47, some of the property will be taken, making it a smaller parcel to work with. The second element features a convenience store with a French bakery. A full-time baker will be on staff and upscale products will be offered. The third component is a car wash facility. Rather than the current tunnel type of car wash, this car wash would be an overhead facility. Cars would enter something similar to a garage stall; go through the six-minute wash cycle and then exit. Kalischefski said the building would look similar to what's on the property now. All of the components in the proposed redevelopment project meet or,exceed the city's setback requirements, Kalischefski said, Also, he said the city allows a .5 ratio for building coverage on a commercial site and the BP is at .09. "We're not trying to pack a lot on the site,"he said. ZBA Chairman Bill Davis said there's some confusion about what BP plans to do with the Sunfield Restaurant on the property. Kalischefski said at this point the restaurant would remain. Zoning Coordinator Anna Kurtzman explained that BP purchased the Sunfield lot to create a zoning lot. Sunfield is in negotiation to purchased land elsewhere in the city. Once the restaurant is relocated, the restaurant building might be demolished. However, for now BP is planning for the one zoning lot. Kalischefski said by purchasing the Sunfield lot, BP will have access to additional parking. Kalischefslci added that the overall plan is for a more upscale development and added that grass and detention will be located where currently there is only asphalt. The identification signs currently located at the property will remain. Each of the three proposed elements—the convenience store, car wash and fuel canopy--will have helio signs with the BP symbol. There won't be any big words or letters on the elements. The building will have frontage on routes 47 and 34. The signage is intended for customers, Kalischefski said. Signs for the car wash will be limited. There will be a sign identifying it as a car wash. There also will be entrance and exit signs. Although there is a car wash on the site, new wash will have a different orientation for flow and safety reasons so a variance is needed, he said. BP also is seeking a variance for signage at the BP Connect and Wild Bean Cafe. Large windows are planned for the building to allow customers to see inside. The petitioners would like to put Point of Sale signs on the building to allow customers to see what the current specials are. The sign holders would be permanent, but the cards inside them would change to advertise specials or new products. The words would be too small to see from the street, Kalischefski said. If the signs were posted in the window, BP wouldn't need a variance, he said, But the business is trying to make the facility look better and therefore would need a variance to make the POS signs permanent. Kalischefski said that the variances requested still meet the intent of the city's code. The type of use is unique in terms of'signage, he said. Also,because there is no road located near the planned car wash, a variance is needed for the intended signage. Kalischefski said the business is not seeking to impose its own will by requesting the variances, Davis asked what would happen to the Sunfield restaurant. Kalischefski said if the owners find another property to relocate to, then BP can either sell a portion of the property or it could keep the property and remove the buildings. Either way, any changes would have to come back to the city for approval. Davis asked if there is a setback issue between the Sunfield restaurant and the car wash. Kalischefski said the car wash would be legal and meet city codes. Davis also asked how this BP would differ from the one at Orchard Road. Kalischefski said it would be similar but with a few changes. For instance the size of the signage towers would be reduced and would be symmetrical. The building materials used also would be more user friendly. Bromann made a motion to close the public hearing. Ben Moe seconded the motion. The motion was unanimously approved by voice vote. New Business Bromann made a motion to go to new business Feltz seconded the motion. The motion was unanimously approved by voice vote. 1. PC 2006-38 ZBA—Steven McCleary, petitioner, and BP Product North America.. Davis commented that the plan looks nice.. He said he'd like the monopole signs to have a brick base. There was some discussion about the brick base possibly blocking the view for customers exiting onto the roadway. But in the end, Vitas Macwkevicwz, with BP, said he would make sure the bases were brick, He asked that the sign on Route 47, however, be bricked after the Illinois Department of Transportation has completed the widening of the road.. That would prevent him from constructing the sign and then having to move it_ Macwkevicwz added the company would like to begin construction this year. He said the company continues to put safety first and is a leader in the industry regarding safety. As to the variances requested, Macwkevicwz said he doesn't believe the requests are obnoxious. Leading the board in the findings of fact, Kurtzman went over the standards for granting a variance, 1,. Is there any unique physical property of the land involved? The board determined the answer is yes because three small buildings would be constructed. Also, it is a redevelopment of property. 2. Are there available locations for adequate signing on the property? The board determined yes. 3. What is the effect of the proposed sign on pedestrian and motor traffic? The board determined the signage would positively effect traffic because it is done with safety in mind. 4. What is the cost to the applicant of complying with this chapter as opposed to the detriment, if any? The board determined cost isn't a factor. 5. Is there any impact to the public? The board determined no. 6. Does the request meet the general intent of the chapter of the municipal code? The board determined it does meet the general intent. Bromann made a motion to grant the variance for PC 2006-38 as requested with the condition that pole signs have a base matching the brick on the building. The brick should go around the pole from the ground to the bottom of the sign. Moe seconded the motion. The motion was unanimously approved by roll call vote. Bromann, Davis, Feltz, Moe and Ryan Woods voted yes. Macwkevicwz said the company plans to begin the property redevelopment in August. Public Hearings Feltz made a motion to go to public hearing. Moe seconded the motion. The motion was unanimously approved by voice vote. 2. PC 2006-41 ZBA—Atwell-Hicks, petitioner and Don and Carol Hamman as owners. The property is located at the northeast corner of Route 34 and Countryside Parkway. Kurtzman said the petitioner was not at the meeting. She said the petitioners presented the city with requested information on proposed signage just that morning. She hadn't had an opportunity to review the plan. She suggested opening the hearing and then continuing it so that the petitioner doesn't have to re-advertise for the public hearing. The next ZBA meeting is Aug. 2. However, the petitioners requested that the ZBA consider holding a special meeting in July so that the request could go on the Aug. 1 Committee of the Whole agenda. Davis said that if the petitioner didn't get the requested material in on time, then it shouldn't be up to the board to have a special meeting. He said the matter would be placed on the Aug. 2 ZBA meeting agenda, Moe made a motion to continue the public hearing to the Aug. 2 meeting. Woods seconded the motion. The motion was unanimously approved by voice vote. Moe then made a motion to adjourn the meeting. Woods seconded the motion. The motion was unanimously approved by voice vote. The meeting adjourned at 8:08 p.m. Minutes respectfully submitted by Dina Gipe,