Agenda - Tuesday, June 14, 2016
Transcription
Agenda - Tuesday, June 14, 2016
VILLAGE OF PALATINE PALATINE POLICE DEPARTMENT HEADQUARTERS 595 N. HICKS ROAD PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us ZONING BOARD OF APPEALS AGENDA ● JUNE 14, 2016 Palatine Police Department Headquarters I. Regular Meeting 7:00 PM CALL TO ORDER II. APPROVAL OF MINUTES 1. Zoning Board of Appeals - Regular Meeting - May 24, 2016 7:00 PM III. PUBLIC HEARING 1. 43 E. Pepper Tree Drive - SU Setback Reduction Special Use to permit an addition to be setback 20’ from the rear lot line instead of the required 40 feet pursuant to Section 10.06 (c)(13) of the Palatine Zoning Ordinance. 2. 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy Special Use to allow a medical office pursuant to Section 11.03 (d)(43) of the Palatine Zoning Ordinance. 3. 124 W. Northwest Highway - SU dental office Special Use to permit a dental office pursuant to Section 11.03 (d)(43) of the Palatine Zoning Ordinance. 4. 541 E. Dundee Road - SU Way-To-Go Limousine Special Use for the Northwest Shopping Center to permit a taxicab dispatching office facility. IV. COMMUNICATIONS V. ADJOURNMENT VILLAGE OF PALATINE Page 1 2.1 DRAFT VILLAGE OF PALATINE PALATINE POLICE DEPARTMENT HEADQUARTERS 595 N. HICKS ROAD PALATINE, IL 60067-5339 – (847) 359-9050 http://www.palatine.il.us ZONING BOARD OF APPEALS MINUTES ● MAY 24, 2016 Palatine Police Department Headquarters 7:00 PM CALL TO ORDER Attendee Name Brent Larson Cindy Roth-Wurster Jan Wood Jerry Luszczak Theodore McGinn Joseph Quinn Kevin Cavanaugh James Dittrich John Pirog Title Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Status Present Present Present Present Present Present Present Present Present Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) I. Regular Meeting Arrived Staff present: Lyn Bremanis Ms. Wood swore in new ZBA members: John Pirog, Kevin Cavanaugh, James Dittrich. II. APPROVAL OF MINUTES 1. Zoning Board of Appeals - Regular Meeting - Apr 26, 2016 7:00 PM - Accepted RESULT: MOVER: SECONDER: AYES: PASS: VILLAGE OF PALATINE ACCEPTED [6 TO 0] Brent Larson, Joseph Quinn Cindy Roth-Wurster, Commissioner Larson, Roth-Wurster, Wood, Luszczak, McGinn, Quinn Cavanaugh, Dittrich, Pirog Draft Page 1 Packet Pg. 2 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 III. PUBLIC HEARING 1. 1370 N Quentin Road - SU and VAR Fence - Recommended to Approve Mr. McGinn lives across from the Subject Property, it will not impact his vote. Notice was published in the Daily Herald on May 9, 2016, and mailed to the owners of surrounding properties. Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Petitioner’s exhibits: 1 Petition for Special Use and Variation 2 Real estate interest disclosure 3 Proof of ownership 4 Plat of survey 5 Site plan 6 Fence elevations Ms. Bremanis was sworn in, she gave the background of this request. The Petitioners are proposing to relocate their existing driveway from Quentin Road and fence in the front yard. The fencing would consist of an 8-foot section along Quentin Road along with a 6’ section adjacent to the neighbor’s rear yard. Thus, the Petitioners are requesting: Special Use to permit a fence in a front yard pursuant to Section 6.03 (b) (6) of the Palatine Zoning Ordinance. Variation to permit a fence to be 8 feet in height instead of 6 feet pursuant to Section 6.03 (b) (1) of the Palatine Zoning Ordinance. SITE ANALYSIS: The Subject Property is zoned R-1 - Single Family. The homeowners would like to fence in their front yard with an 8-foot fence on the front yard lot line and a 6 foot fence on the side lot line of the front yard (see site plan for fence proposal). The property currently has a 6-foot fence along Lakeview and Oak Ridge 5 feet from the lot line, which did not require relief. The Petitioners are also proposing to relocate the existing driveway off Quentin Road to the rear of the property off Oak Ridge Court with a new attached garage addition, which will require a building permit. The proposed fence will be an 8-foot cedar board on board style. There is an existing variance for Lakeside Estates (0-09-62) allowing 8-foot fences along Quentin Road. While this property is adjacent to this planned development, it is not a part of it. DEPARTMENTAL REVIEWS: Community Services No Issues Engineering No Issues Environmental Health N/A Fire Prevention N/A VILLAGE OF PALATINE Draft Page 2 Packet Pg. 3 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 Public Works N/A Police N/A Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if granted, will be operated in a manner consistent with the public health, safety, and welfare, and that the Special Use will not have a negative impact on the value of surrounding properties. The Petition for a Special Use is attached, and the Petitioners have attempted to address the required standards. With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the following additional standards must be met: a. Will meet the following aesthetic criteria: i. Will not destroy existing vistas in the area; ii. Will enhance the appearance of the homes and the streets in the area; and iii. Will not detract from the overall appearance of the community; or, b. The fencing is found to be necessary to protect private property or the safety of the inhabitants of the property. STANDARDS FOR A VARIATION: Standards for a Variation are found in Section 14.03 D (1) and (2) of the Zoning Code. Specifically, the Petitioners must show that the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located; that the plight of the owner is due to unique circumstances; and that the variation, if granted, will not alter the essential character of the locality. The Petition for Variation is attached, and the Petitioners have attempted to address the required standards. Ms. Bremanis showed a sample of the proposed fence, photos of the Subject Property showing the proposed fence areas, as well as the existing fence. The residence to the south and its background were pointed out. Mr. Pirog asked about the 10-foot gates; they are 10 foot wide; Ms. Bremanis explained that gates are required on fences in rear yards that are adjacent to a street. The Petitioner, Meredith Splendoria, homeowner, was sworn in. Her house faces Quentin Road, which is a busy fast street so they have a safety and noise concerns. They have already moved their mailbox for safe access to their mail. In winter, it is hard to turn into her driveway and there are mounds of snow on the easements. Sometimes it is hard to get into the street, and their visitors have to VILLAGE OF PALATINE Draft Page 3 Packet Pg. 4 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) front-out because of visibility. There is a safety issue for children and guests. She is more comfortable with drivers able to go onto the cul-de-sac than onto Quentin Road. The proposed fence will replicate what is currently along Quentin Road. There are now two 8-foot high fences to the north and south; and there is a new house next door, where the fence now ends. The proposed fence will block the noise and will increase safety for themselves and for their neighbor. She feels this will not impact the neighbors. She has been there since 2012 and has improved the property; and, they are eager to continue improving it. A fence will buffer noise going to the cul-de-sac, so it will be a positive impact on the area and will not detract the area since fencing is already there. The Variation she requested is for the fence height to be 8 foot, to match the other two fences. It will look more pleasing to have the same height as the existing fences. Mr. Luszczak asked Staff about what fencing is allowed; this request is for relief for fencing in the front yard and for the height. The requested Special Use is for the entire fence in front, and the requested Variation is for the 8 foot height portion of the fence on the front yard property line. The front yard of the Subject Property is adjacent to the neighbor's backyard. The distance requirement is 30 feet; and, the Petitioner said her house is about 40 feet from street. Ms. Wood asked if the land to the north is part of Lakeside Estates; yes. To the south is also Lakeside Estates, under the homeowners association ordinance of their Planned Unit Development the eight foot fence was approved. The Subject Property is not part of the homeowners association. Mr. Larson asked the distance the 8 foot proposed fence would be from Lakeview Drive; Ms. Splendoria said there is a sidewalk and it will stop approximately 5 feet before that. Mr. Larson asked about the grass area next to the street; Ms. Splendoria said she maintains. Mr. Larson asked if the fence went to the corner at Lakeview Drive and would it affect line-of-sight implications; Ms. Splendoria said the fence would be installed at the appropriate setback. Mr. Larson asked the distance from the curb to her property line; it is about 10 feet. Ms. Splendoria said it would be in line with the current fence. Mr. Larson asked if the distance was 10 feet from Lakeview Drive; Ms. Splendoria was unsure. He asked if the fence would be consistent with fencing on Lakeview Drive, then asked the distance of the 8-foot fence; Ms. Splendoria thought it was about 5 feet. Mr. Cavanaugh asked about the line of sight. Ms. Wood said the fence would line up with the existing fence. Discussion with other members followed. Staff said the fence is 10 feet from Lakeview's curb. Mr. Cavanaugh asked about location of the stop sign. Ms. Splendoria said the view when turning right is accessible prior to seeing to the left. Mr. Cavanaugh asked the Petitioner if the view was going to be impacted for those traveling northbound on Quentin Road. Ms. Splendoria said there is another subdivision VILLAGE OF PALATINE Draft Page 4 Packet Pg. 5 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 entrance to the north. She said the proposed fence materials are the same as that of the current fencing. Ms. Wood asked Staff if they had received any complaints for line of sight for the 8-foot fence; none. Mr. McGinn asked about the Petitioner's driveway; Ms. Wood explained that the driveway would be reviewed at the building permit process, tonight is relating only to the proposed fence. Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Ms. Roth-Wurster pointed out the driveway on a document in the ZBA information packet, going to Oak Ridge Court. Mr. Pirog asked if there is a fence from the 'gate' to Quentin Road; Ms. Splendoria said it is all open space. There are some bushes now. Mr. Pirog asked about mowing; they can access and will maintain it, adding that they now maintain the property behind their current fence where the bushes are now. Mr. Pirog asked about walkers and joggers along Quentin Road; Ms. Splendoria said there is some foot traffic, but not a lot. The fence is not going to hurt the line of sight any more that it is now. Ms. Bremanis showed a photo with line of sight. Mr. Larson asked if she had talked to the neighbors; she has one neighbor, and is connecting to his fence. He is in the audience tonight. Audience members were sworn in Deebika Syal of 1210 N. Oak Ridge Court Ms. Syal said the Subject Property backyard faces their property and they just see a wall (existing fence). Ms. Bremanis said the fencing in the rear yard that she is referring to is allowed per code Ms. Wood asked Staff if fencing can be in the back; it was permitted. Ms. Syal said the front yard would become the backyard; Ms. Bremanis said the current front yard would remain their legal front yard. Ms. Syal said there are not fences in her yard. Mr. Pirog asked if she objected to the fence on road; Ms. Syal does not like driveway being relocated to Oak Ridge, she does not like the permitted fence now. Ms. Wood explained they are only considering the fence in the front yard tonight. Bill Deal, lives at 1122 N. Grove Avenue, and he owns 1202 N. Oak Ridge Court property. Mr. Deal said it is a benefit to allow this fence to be installed as it will VILLAGE OF PALATINE Draft Page 5 Packet Pg. 6 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 help buffer the noise on his property. He developed the lot and it is now for sale (1202 N. Oak Ridge Court). Mr. Luszczak asked if he was okay with the fences; yes, both of the fences and the Quentin Road fencing would be beneficial for his lot. Ms. Wood asked if Mr. Deal's property is a part of Lakeside Estates; yes. Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Mr. Quinn asked about the fence now; Mr. Deal said there is an 8 foot fence along Quentin Road on his rear property line. Barb Di Basilio, 1208 N. Oak Ridge Court. She feels the fence along Quentin Road will not look good. She said it would look like a fortress. Everyone is entitled to fence their property, but a fence on the front yard will not look good. She thinks it will hurt property values along Oak Ridge Court. Also, as to driveway along Oak Ridge Court, Ms. Di Basilio wants to have a 'voice' about it, and there are subdivision issues. She thinks this will look like a prison and they pay high taxes. She said a fence on Quentin Road will block the noise and help Oak Ridge Court houses as well, but will look funny with an 8-foot fence, then bushes, then a 6-foot fence. This is not necessary. Ms. Bremanis explained the relocation of the driveway would be permitted and offered to talk to Ms. Di Basilio if she had more questions about the driveway. Mr. Dittrich asked if the Subject Property was not in the homeowners association; Ms. Bremanis said it was not in the homeowners association. Ms. Di Basilio said the fence is along the backyard. She also asked about back/front yard and about removing a front driveway. She asked where the mailbox will go; it would be relocated to new driveway. She asked how much property would not be fenced in. She repeated previous comments, adding that she is opposed to a fence on Quentin Road. Dan Matzat of 1216 North Lakeview Drive, is in the association. Mr. Matzat asked about the gate location; Staff showed the existing gate on the plan. Will there be gate; Ms. Wood deferred to the Petitioner. He also asked if a 6 foot or 8 foot fence needed approval; Staff said that relief is required to have fencing in a front yard. The concept of having a fence requires relief regardless of height. Mr. Matzat is a board member at Lakeside Estates and they want any fence to look like the existing fence. Mr. Pirog asked why; for aesthetics. The fences on the north and south look the same now. Ms. Wood asked if the ZBA can designate a type of fence; Ms. Bremanis said we cannot mandate, but they can ask the Petitioner. Mr. Matzat repeated previous questions about front/ backyard and asked if there VILLAGE OF PALATINE Draft Page 6 Packet Pg. 7 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 would be a sidewalk. Ms. Bremanis said the Petitioners are not required to install a sidewalk. Mr. Matzat repeated his question. She said the front yard still faces Quentin Road. Ms. Bremanis said the relief requested is only for fencing, not for a driveway and not for a sidewalk. Mr. Pirog asked Mr. Matzat about his question relating to the gate; Mr. Matzat said the gate was confusing. Ms. Wood asked Staff if a permit would be required for a garage; yes. Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) The Petitioner addressed the audience comments. Ms. Splendoria said they are relocating the driveway, no matter if the fence is allowed. For safety, they are moving the driveway. She understands, and would forego part of the fence if necessary. Her house is a single story house and, the houses in the association are twice as large, with a second floor. So her house is not a sales comp to the surrounding properties. Her fence will increase the values of the association homes; and, it will not negatively affect the property. Ms. Splendoria said they do not intend to install a gate, unless required. As to the type of fence materials, they plan to match the existing 8-foot fence. As to a sidewalk along Oak Ridge Court, that part of the property is about 10 feet higher and it may require a retaining wall, which would look more like a fortress. She would be okay with relandscaping back there; it is their plan to improve the landscaping on the outside of the fence. That fence was installed 2 weeks ago, for safety and for privacy from Lakeview Drive. A car has almost hit her dog. Mr. Dittrich asked Staff about gate requirements; when a fence is located at the rear of a property line, which is adjacent to the street a gate is required. Jeffery Dann, resident 1370 North Quentin Road He spoke to the view of seeing traffic and pedestrians; there are 2 lanes of traffic that butt up again, going south. Therefore, when looking to left there is a tremendous view, the fence is not impeding the line of sight. And, from the stop sign, the fence would go near pine trees, so drivers at the stop sign can see much further down the road. He offered video if needed. They will not impede walking and driving traffic. They are 8 feet from the sidewalk and the pine trees, so good visibility of pedestrians. Craig Levin, 1211 North Lakeview Drive He saw 6-foot fence along Lakeview Drive and had no issue with it. He is concerned about the landscaping outside the fence; he wants to ensure it is more maintained. There has been improvement over the last year. He has a concern if there is a large fence and asked if there is landscaping on the easement along Quentin Road. He mentioned there is a fire hydrant, grass could become overgrown, and the hydrant could be blocked. Ms. Bremanis explained the proposed fence is an 8 foot fence on the property, so there is no requirement for landscaping because it's on the lot line and there would be no place to put landscaping. The 6-foot fence has been installed for two VILLAGE OF PALATINE Draft Page 7 Packet Pg. 8 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 weeks; the Petitioner said they plan to improve the existing landscaping. This is through the permit process, and landscaping is not before the ZBA tonight. Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Mr. Dann responded to Mr. Levin. They had met with 2 board members of the Lakeside Estates association on Saturday, to discuss cosmetics around the outside and had agreed to consult and keep in communication with the homeowners association and landscaping committee to address this. Mr. Dann said they are willing to work with them and be good neighbors. The fence has been installed for just 2 weeks and they do intend to do more landscaping. They will consider working with the homeowners association's landscaper for consistency. There were no further questions of the Petitioner. There were no further audience comments. Ms. Bremanis said that Staff understands that the petitioner would like to have a buffer from Quentin Road. The requested 8-foot fence is consistent with the existing 8-foot fencing along Quentin Road that was approved thru Lakeside Estates PD. In addition, this property’s front yard is directly adjacent to the neighboring home’s rear yard, thus there are no line of sight issues. Therefore, Staff recommends approval of the proposed Special Use subject to the following condition: 1. The Special Use shall substantially conform to the site plan submitted by Maredith Splendoria & Jeffery Dann, Petitioners, on 04/11/2016, except as such plans may be changed to conform to Village Codes and Ordinances. There were no questions of Staff's recommendation. The public hearing was closed. DELIBERATIONS: Mr. Larson said this fence would be consistent with the other fencing on Quentin Road. This fencing is in the same style fence, so it is consistent with the public health, safety and welfare. It will not be a negative impact to add this fence along Quentin Road. It will look nice. As to the front yard fence, the existing vista is one of a fire station; this fence will enhance the appearance of the street with consistency. Mr. Larson reviewed the Variation standards for the 8-foot portion of the fence; the property being on Quentin Road is a unique circumstance as it is a very busy road with noise and snow, and this petition meets those standards. Mr. Quinn said this is unique and focusing on the fence being proposed, it makes sense to have the fence be at 8 feet to be consistent with the fences to the north and south. As to the front yard, it is an interesting scenario because there is a need for safety. He also felt that fencing would help the neighborhood with noise. Mr. Luszczak stated he was opposed to a fence in a front yard, he did not see a reason for it; the owners can install bushes instead. VILLAGE OF PALATINE Draft Page 8 Packet Pg. 9 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Ms. Wood said there are already fences like the one requested to north and south, so it had already been approved by the association, and it makes sense to continue the same fencing. If those fences didn't exist, this request would not make sense. She has been in and out of this area and has not had a problem with line of sight. She herself lives on Quentin Road and the statements tonight about snow and traffic were not exaggerated. It is difficult with snow, traffic, deliveries, as there are 5 lanes of traffic with a very fast speed limit. She agreed that she does not like many fences personally, but due to the impact of 5 lanes of traffic, there is a need. The fencing would not impede the view because there are 5 lanes of traffic between the subject property and neighbors. Mr. Quinn asked Staff if there was a similar front yard fence; Ms. Wood said there is one at Plum Grove Road near Illinois Avenue. Ms. Bremanis said this is unique property. Ms. Roth-Wurster commented that this is an acre lot and Quentin Road is busier and is wider now than when this property was first developed. It is good that the homeowners are planning to landscape, they are trying to improve this property, and have made an effort to talk with others. This is a street-locked property. As to setting precedence, this is a unique property and should a similar property have this project, it would come before the ZBA and be reviewed on an individual basis. As to the public health, safety and welfare, there would be additional safety for the homeowners and their visitors. She pointed out that this request was reviewed by the Engineering Department for line of sight. Mr. Dittrich said his property backs onto Quentin Road and he experienced a car that went through his fence. Matching the 8 foot, fencing already there makes sense. Ms. Wood summarized that the request had met the standards and was approved by a vote of 8 ayes to 1 nay. This petition will go before the Council on June 6. RESULT: MOVER: SECONDER: AYES: NAYS: VILLAGE OF PALATINE RECOMMENDED TO APPROVE [8 TO 1] Brent Larson, Commissioner Joseph Quinn, Commissioner Larson, Roth-Wurster, Wood, McGinn, Quinn, Cavanaugh, Dittrich, Pirog Luszczak Draft Page 9 Packet Pg. 10 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 2. 800 E. Northwest Highway - SU & VAR third commercial real estate sign Recommended to Approve Mr. Quinn recused himself. 1 2 3 4 5 6 7 8 9 Petitioner’s exhibits: Petition for Variation Real estate interest disclosure Quit claim deed Plat of survey Sign elevations Site plan Photos Ordinance #O-47-08 Ordinance #O-82-12 Ms. Bremanis gave the background of this request. The Petitioner is proposing to install a third commercial real estate sign along Northwest Highway. Therefore, the Petitioner is requesting: 1. Variation to permit a third commercial real estate sign pursuant to Section 8.06 (f)(2)(b) of the Palatine Zoning Ordinance. 2. Variation to permit a commercial real estate sign to be larger than 50 square feet pursuant to Section 8.06 (f)(2)(c) of the Palatine Zoning Ordinance. SITE ANALYSIS: The Subject Property is zoned B-2, General Business district but has a PUD (Willow Creek) dated from 1966. The PUD permits the 10-story office building. In 2008, the Subject Property received a Variation to allow an attached sign (“Keller Williams”) to be 149 square feet in size instead of the maximum 100 square feet (per Ordinance #0-47-08). This is on the east face of the building just below the roof line. In 2011, BMO Harris Bank received a Variation to allow the attached sign to be 530 square feet in size instead of the maximum 100 square feet (per Ordinance #0-148-11). This is on the south face of the building. In 2012, the Subject Property also received two Variations to permit a second commercial real estate sign attached at the top of the east face of the building (per Ordinance #0-82-12). This sign is 120 square feet. There is an existing “V” sign (commercial real estate sign) at the intersection of Northwest Highway and Rohlwing Road. The “V” sign is less than 50 square feet. The sign is setback approximately 10 feet from the street. The proposed commercial real estate pylon sign is 15’-4 ½” tall. The proposed sign area is approximately 69 square feet. Per Code, a single real estate sign VILLAGE OF PALATINE Draft Page 10 Packet Pg. 11 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Notice was published in the Daily Herald on April 11, 2016, and mailed to the owners of surrounding properties. 2.1 Zoning Board of Appeals May 24, 2016 shall not exceed fifty (50) square feet in gross surface area. The proposed sign would utilize one parking space. The Subject Property has a surplus of 104 parking spaces. The proposed sign would also be setback more than 40' from Northwest Highway and more than 175' from the existing “V” sign. DEPARTMENTAL REVIEWS: Community Services No comments. Engineering No comments. Environmental Health N/A Fire Prevention N/A Public Works N/A Police N/A STANDARDS FOR A VARIATION: Standards for a Variation are found in Section 14.03 D (1) and (2) of the Zoning Code. Specifically, the Petitioners must show that the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located; that the plight of the owner is due to unique circumstances; and that the variation, if granted, will not alter the essential character of the locality. The Petition for Variation is attached, and the Petitioners have attempted to address the required standards. Mr. Pirog asked Staff if there are 5 variations for 3 signs. Ms. Bremanis responded that there is a Variation for the size of the Keller Williams sign; the banner with the phone number has 2 variations, for both size and for sign; and, the BMO Harris has a Variation for size. Mr. Larson asked if the “V” sign is okay; yes, the original sign is allowed by right. Mr. Pirog asked if there was 90% occupancy at the building; defer to the Petitioner. The Petitioner, Ben Lockwood of 4747 West Peterson Avenue in Chicago, was sworn in. He is the Vice President of Imperial Company, the owners and management company of this property. They bought the property in 2014. They want to install a pylon sign along Northwest Highway to better identify to the property to the drivers along Northwest Highway. The pylon sign would be illuminated inside, so it would be visible daytime and nighttime. As to the standards, this is a large site of 4 acres with large frontages on 2 sides. For a property this size, they are limited to what is allowed for freestanding signage, just the original size sign at the corner. Due to the property line and setback requirements, signage is difficult. They have owned the property since 2014; and, they had made expensive improvements and have some more planned for this year, including a new roof, air conditioning system, and repaving the entire parking lot including a portion to the north and landscaping on the frontage. They VILLAGE OF PALATINE Draft Page 11 Packet Pg. 12 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Minutes Draft 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 Mr. Lockwood commented to Staff's recommendation for landscaping around the pylon sign, which this is in the parking lot, not on an easement. The concrete base is to protect from salt, snow, drivers. They plan to landscape with flowers and ornamental grasses, to dress up the sign. He offered photos. Group exhibit 10 Photos (submitted by the Petitioner) He reviewed the photos. As to landscaping, there is sidewalk and timbers, which are below grade so a concrete planter would not be entirely visible. Ms. Bremanis stated the Village wants to have some landscaping, to soften the look of it, and this would not be an extensive undertaking. Mr. Luszczak asked if the existing sign would stay; yes. Is it on an easement, they cannot replace a sign there. Mr. Lockwood had nothing further. Mr. Pirog asked about the trees blocking the proposed sign; the sign would be visible especially as the trees grow taller and leaves are higher. Mr. Lockwood said they have removed 19 dead trees. They chose this site due to its landscaping to that on the west side around the curve. Ms. Roth-Wurster asked about the pylon sign requested and its purpose; it is for brand recognition, they have signs in Highland Park and Matteson, this would be the same as those signs. The top of the sign has blue streaks, which would not cast a light because it is internally illuminated so there would be no physical light on the ground. She asked the height; 15 foot overall height, with part of the base being within the planter. When you drive up to the sign, you would not see under it. Mr. Luszczak asked if the 15-foot measurement is from the grade; slightly taller, it is 15 feet from the planter, above-grade, approximately 16 feet. Mr. Pirog asked if the signage is unique to this building; the Petitioner had photos in Chicago, and stated there are other locations are in the suburbs. There is already a leasing sign, they are proposing an additional sign. Mr. Lockwood said they have leasing signs in the size of 4’x8' in other suburbs, and they do not intent to use those in Palatine, that this sign will be nicer. It will identify the property. VILLAGE OF PALATINE Draft Page 12 Packet Pg. 13 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) also worked on the fire alarm system, which was carried over from the prior ownership. They are repainting the building this year, making a modification to the elevator system. So they are investing heavily in this property. The signs were previously approved, ground level signage. Currently they are 60% leased, with some below-market leases. They want more ground level signage to help lease the building. In addition, this variation will not alter the essential character of the locality due to the size of pylon sign compared to the size of the property and building. 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 Ms. Roth-Wurster asked about the 3 commercial real estate signs; the banner sign is on the east side at the top of the building and it's their intention to keep it because the sign gives visibility from Route 53. It was installed in 2014. Ms. Wood asked if the “V” sign will stay; yes. Mr. Lockwood said when they get 90% occupancy, they will take everything down. Mr. Lockwood said this is a difficult building with needed improvements, good for Palatine and work together to improve the property. There was nothing further. Nancy Cairns, 405 Creekside Drive, #205, which is east of the subject property. She has no objections to this particular sign. She is not in favor of the prior signs that have been allowed. This is a commercial building, but to the east it is residential, with many condos and The Grand at Twin Lakes. The impact of the red lettered Keller Williams sign, illuminated 24 hours a day has a very negative impact on the residences. The sign on Northwest Highway faces other commercial uses. Any other commercial signage should face the south. There were no further audience comments. Ms. Bremanis said that the Subject Property is proposing a third commercial real estate sign. Per Code, commercial properties are only permitted to have one real estate sign and shall not exceed fifty (50) square feet in gross surface area. This property is unique in that it is a large parcel, approximately 4 acres (without the gas station and offices along Wilmette Road), on corner lot with the only 10-story commercial building with over 100 leasable spaces in the Village of Palatine. There are two existing leasing signs, one attached sign at the top of the building and a “V” sign at the corner of Northwest Highway and Rohlwing Road, both have been there for a number of years. While the proposed sign is located over 90 feet from the existing "V" sign location it would be the second sign to exceed the maximum 50 square feet requirement. Staff understands the property owner’s desire to actively market and lease this office complex. The overall size of the property and total number of tenants lend themselves to a need for increased visibility. Nevertheless, Staff recommends action at the discretion of the Zoning Board of Appeals. If the Zoning Board of Appeals recommends approval, Staff recommends the following conditions: 1. The Variations shall substantially conform to the site plan and sign plan submitted by the Petitioner and dated 12/04/2015, except as such plans may be changed to conform to Village Codes and Ordinances. 2. A landscaping plan for the planting area around the proposed sign shall be VILLAGE OF PALATINE Draft Page 13 Packet Pg. 14 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Mr. Roth-Wurster asked how the new pylon sign would affect the driveway; it would not, adding that Mark Realty has a similar sign on Algonquin Road and they have another sign in Rolling Meadows with 2 banner signs 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 submitted in a manner acceptable to the Planning and Zoning Director. There were no questions of Staff's recommendation. The public hearing was closed. Mr. Larson said this is unique circumstance, size of the building, unique to Palatine. He has seen these signs, it is their brand and it would help it in its own way to generate some interest, knowing that management, other building are in good condition and have full parking lots. Reasonable return standard for the sign in the parking lot will not negatively impact the character of the neighborhood. Mr. Luszczak agreed. Ms. Wood said the square footage of the building is not the same. There are some car dealerships who received approval for additional signage due to their scope. This is a large property and has room for the signage, not look out of place. This is a sharp looking sign. It will help them lease the space. Ms. Roth-Wurster said this is an iconic building in Palatine; the Petitioner has made improvements to this building. Ms. Wood said reasonable for sign that will help return. Ms. Roth-Wurster said the design of the sign is attractive and has some brand identity. Ms. Wood summarized that the request had met the standards and was approved by a vote of 8-0. This Petition will go before the Village Council on June 13. RESULT: MOVER: SECONDER: AYES: RECUSED: VILLAGE OF PALATINE RECOMMENDED TO APPROVE [8 TO 0] Brent Larson, Commissioner Jerry Luszczak, Commissioner Larson, Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Dittrich, Pirog Quinn Draft Page 14 Packet Pg. 15 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) DELIBERATIONS: 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 3. 107 N. Northwest Hwy (aka the vacant property at the Northeast corner of Wilson and NW Highway) - SU for medical (physical therapy) office - Continued Motion to continue to the June 14, 2016 ZBA meeting. CONTINUED [UNANIMOUS] Cindy Roth-Wurster, Commissioner Jerry Luszczak, Commissioner Larson, Roth-Wurster, Wood, Luszczak, McGinn, Quinn, Cavanaugh, Dittrich, Pirog Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) RESULT: MOVER: SECONDER: AYES: VILLAGE OF PALATINE Draft Page 15 Packet Pg. 16 2.1 Minutes Draft Zoning Board of Appeals May 24, 2016 IV. COMMUNICATIONS Mr. Quinn will not be at the next meeting June 14; Mr. McGinn may not attend. Upcoming There are 2 items for meeting on June 14 with a potential third item; plus there will be a workshop with Village Attorney, Robert Kenny. Items to be addressed at the workshop are welcomed. Ms. Roth-Wurster asked about locations of the ZBA meetings. For June 28, the ZBA will meet at the police training room, and July 12 will be the ZBA's first meeting at the new Village Hall. Ms. Roth-Wurster will not attend the July 12 meeting. Ms. Bremanis said there are no locked doors to access the council chambers V. ADJOURNMENT Mr. Luszczak made a motion to adjourn, seconded by Mr. McGinn. Meeting adjourned at 8:50 PM. VILLAGE OF PALATINE Draft Page 16 Packet Pg. 17 Minutes Acceptance: Minutes of May 24, 2016 7:00 PM (Approval of Minutes) Village Council Actions All items from ZBA have been before the Council and all were approved by the Council. 3.1 VILLAGE OF PALATINE Zoning Board of Appeals SCHEDULED 06/14/16 07:00 PM CASE STAFF STATEMENT (ID # 2919) 43 E. Pepper Tree Drive - SU Setback Reduction TO: Palatine Zoning Board of Appeals Jan Wood, Chair FROM: Lyn Bremanis PETITIONER: Phil and Rebecca Zach CASE NUMBER: 16-41 ADDRESS: 43 E. Pepper Tree Drive PROPOSAL: Special Use to permit an addition to be setback 20’ from the rear lot line instead of the required 40 feet pursuant to Section 10.06 (c)(13) of the Palatine Zoning Ordinance. LOCATION: 43 E. Pepper Tree Drive District 3 (Myslinski) CURRENT ZONING: R-2 Single Family Residential SURROUNDING CONDITIONS: North: R-2 Single Family Residential South R-2 Single Family Residential East: R-2 Single Family Residential West: R-2 Single Family Residential BACKGROUND: The Petitioners are proposing to build an addition that is 20' from the rear property line. Thus, the Petitioners are requesting approval of the following: Special Use to permit an addition to be setback 20’ from the rear lot line instead of the required 40 feet SITE ANALYSIS: The Subject Property is zoned R-2 Single Family. The residence has an existing non-conforming condition of a rear setback of approximately 20’. 40’ is required in the R-2 district. This is part of the Pepper Tree Farms Subdivision that was annexed in 1994. Page 1 Packet Pg. 18 3.1 Case Staff Statement (ID # 2919) Meeting of June 14, 2016 Many of the properties in this development have similar rear yard conditions. The Petitioner is proposing to replace the existing deck with a single story addition. The existing deck is approximately 140 sq. ft. and the proposed addition would be approximately 180 sq. ft. Because the structure is changing the petitioner is required to have a special use. The addition is a single story and meets code for height. Both building and lot coverage meet code. DEPARTMENTAL REVIEWS: Community Services No Comments Engineering No Comments Environmental Health N/A Fire Prevention N/A Public Works N/A Police N/A STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if granted, will be operated in a manner consistent with the public health, safety, and welfare, and that the Special Use will not have a negative impact on the value of surrounding properties. The Petition for a Special Use is attached, and the Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The existing residence has a current nonconforming rear yard setback of approximately 20 feet. The proposed single story addition would not decrease this setback and will be located in place of an existing deck. Therefore, Staff recommends approval for the Special Use, subject to the following condition: 1. The Special Use shall substantially conform to the site plan prepared by Schroder & Associated submitted 5/4/16 and elevation plans prepared by the architect, Arkteks Unlimited dated 4/21/2016, except as such plans may be changed to conform to Village Codes and Ordinances. ATTACHMENTS: Area Map Application Page 2 Packet Pg. 19 3.1 Case Staff Statement (ID # 2919) Meeting of June 14, 2016 Plat of Survey Site Plan Elevations Letters of Support Public Notice Page 3 Packet Pg. 20 Attachment: Area Map (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.a Packet Pg. 21 Attachment: Application (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.b Packet Pg. 22 Attachment: Application (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.b Packet Pg. 23 Attachment: Plat of Survey (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.c Packet Pg. 24 3.1.d Attachment: Site Plan (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) Attachment: Elevations (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.e Packet Pg. 26 Attachment: Letters of Support (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.f Packet Pg. 27 Attachment: Letters of Support (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.f Packet Pg. 28 Attachment: Letters of Support (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.f Packet Pg. 29 Attachment: Public Notice (2919 : 43 E. Pepper Tree Drive - SU Setback Reduction) 3.1.g Packet Pg. 30 3.2 VILLAGE OF PALATINE Zoning Board of Appeals SCHEDULED 06/14/16 07:00 PM CASE STAFF STATEMENT (ID # 2935) 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy TO: Palatine Zoning Board of Appeals Jan Wood, Chair FROM: Katie Romack PETITIONER: Athletico Management, LLC CASE NUMBER: 16-27 ADDRESS: 107 N. Northwest Highway (aka vacant property at the northeast corner of Wilson Street and Northwest Highway PROPOSAL: Special Use to allow a medical office pursuant to Section 11.03 (d)(43) of the Palatine Zoning Ordinance LOCATION: 107 N. Northwest Highway (aka vacant property at the northeast corner of Wilson Street and Northwest Highway District 6 (Helms) CURRENT ZONING: B-2 General Business SURROUNDING CONDITIONS: North: B-2 General Business (Multi-tenant commercial building) South B-2 General Business (Popeye’s) East: R-2 Single Family West: R-2 Single Family (Park District) BACKGROUND: The Subject Property, approximately 1 acre, contains an Advance Auto Parts store and a second commercial building under construction. This property recently received approval for a 2-lot subdivision (per R-35-15) and site plan review for the northern lot in 2015 (per Ordinance #0-104-15). The southern lot was approved for site plan review for a new retail building in May 2016 (per Ordinance #0-51-16). The Petitioner is proposing to operate a physical therapy use in the southern building. Therefore, the Petitioner has requested: Page 1 Packet Pg. 31 3.2 Case Staff Statement (ID # 2935) Meeting of June 14, 2016 Special Use to allow a medical office SITE ANALYSIS: The Subject Property is zoned B-2 General Business district and located at the northeast corner of Wilson Street and Northwest Highway. The proposed use will occupy 3,008 square feet in a new 4,400 square foot commercial building. The hours of operation would be Monday through Friday from 7:00 AM to 8:00 PM and Saturday from 8:00 AM to 12:00 PM. The peak hours of operation would be early morning and after 3:30 PM. The average time of an appointment is 1 hour. The number of employees will start at 3 employees but grow to 9 employees. The services would include, but is not limited to physical therapy, occupational/hand therapy, athletic training, work rehabilitation, home therapy staffing, concussion management, woman’s health, vestibular rehabilitation, pediatric physical therapy, fitness and massage services, and joint replacement therapy. The proposed use would require 10 parking spaces (1 space per 300 square feet). The site will have 44 parking spaces total. Advance Auto Parts requires 23 parking spaces and the remaining retail portion of the southern building requires 5 parking spaces. Therefore, the total number of required parking spaces is 38. The second tenant in the southern building has not yet been identified. However, a parking Variation would not be required if the remaining use was business or retail (1 space per 300 square feet). DEPARTMENTAL REVIEWS: Community Services Engineering Environmental Health Fire Prevention Public Works Police No comments. N/A N/A N/A N/A N/A STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if granted, will be operated in a manner consistent with the public health, safety, and Page 2 Packet Pg. 32 3.2 Case Staff Statement (ID # 2935) Meeting of June 14, 2016 welfare, and that the Special Use will not have a negative impact on the value of surrounding properties. The Petition for a Special Use is attached, and the Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The Subject Property has recently received approval for a 2-lot subdivision and site plan approval for the construction of the two commercial buildings. The proposed use would occupy a tenant space in the southern commercial building, which is currently under construction. The second tenant for the southern commercial building has not yet been identified. However, the required parking for the two buildings was calculated based on business/retail uses (1 space per 300 square feet); and, a parking variation would not be required for a future business or retail use. Additionally, the proposed business operations should not have a negative impact on the surrounding property along this commercial corridor. Therefore, Staff recommends approval for the Special Use, subject to the following conditions: 1. The Special Use shall substantially conform to the business plan prepared by the Petitioner and the floor plan prepared by Inter:Work Architects dated 04/30/2016, except as such plans may be changed to conform to Village Codes and Ordinances. ATTACHMENTS: Aerial Application Business Plan Plat of Survey Site Plan & Elevations Floorplan Athletico Overview (submitted by Athletico) Public Notice Page 3 Packet Pg. 33 Attachment: Aerial (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy) 3.2.a Packet Pg. 34 Attachment: Application (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy) 3.2.b Packet Pg. 35 Attachment: Application (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy) 3.2.b Packet Pg. 36 Attachment: Business Plan (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy) 3.2.c Packet Pg. 37 Attachment: Plat of Survey (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy) 3.2.d Packet Pg. 38 Attachment: Site Plan & Elevations (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical 3.2.e Packet Pg. 39 Attachment: Site Plan & Elevations (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical 3.2.e Packet Pg. 40 Attachment: Site Plan & Elevations (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical 3.2.e Packet Pg. 41 Attachment: Floorplan (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy) 3.2.f Packet Pg. 42 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 43 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 44 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 45 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 46 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 47 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 48 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 49 Attachment: Athletico Overview (submitted by Athletico) (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW 3.2.g Packet Pg. 50 Attachment: Public Notice (2935 : 107 N. Northwest Highway (aka vacant prop at the NE corner of Wilson & NW Hwy) - SU physical therapy) 3.2.h Packet Pg. 51 3.3 VILLAGE OF PALATINE Zoning Board of Appeals SCHEDULED 06/14/16 07:00 PM CASE STAFF STATEMENT (ID # 2878) 124 W. Northwest Highway - SU dental office TO: Palatine Zoning Board of Appeals Jan Wood, Chair FROM: Katie Romack PETITIONER: Samar Abdallah CASE NUMBER: 16-042 ADDRESS: 124 W. Northwest Highway PROPOSAL: Special Use to permit a dental office pursuant to Section 11.03 (d)(43) of the Palatine Zoning Ordinance. LOCATION: 124 W. Northwest Highway District 6 (Helms) CURRENT ZONING: B-2 General Business SURROUNDING CONDITIONS: North: P - Planned Unit Development (Brandon Grove) South B-2 (Car Wash) East: R-1 Single Family (St. Joseph’s Home) West: B-2 General Business (Eurofresh Market) BACKGROUND: The Petitioner is requesting to operate a dental office in the Clock Tower Plaza. Therefore, the Petitioner has requested: Special Use to permit a dental office SITE ANALYSIS: The Subject Property is zoned B-2 General Business district and is located in the Clock Tower Plaza. The Subject Tenant Space is approximately 1,380 square feet. Clock Tower Plaza is approximately 16,630 square feet. The Petitioner has proposed to operate a dental office with services that include: Page 1 Packet Pg. 52 3.3 Case Staff Statement (ID # 2878) Meeting of June 14, 2016 preventive dentistry, school exams, dental cleanings, emergency dental treatments, root canals, extractions, mouth guards, night guards, fillings, crowns and bridges, teeth whitening, dentures and partials, Invisalign, and dental implants. The Petitioner has proposed the following hours of operation: Wednesday from 12:00 PM to 8:00 PM, Thursday from 11:00 AM to 7:00 PM, Friday from 8:00 AM to 4:00 PM, Saturday from 10:00 AM to 4:00 PM, and Sunday from 12:00 PM to 4:30 PM. The Petitioner expects only 1 patient at a time. The peak hours of operation are Wednesday and Thursday after 3:30 PM when school is out and people are leaving work. Most oral surgeries will take place on Fridays. The floorplan includes the following: reception/waiting area, four exam rooms, a lab, an office and a staff room. The proposed use would require 5 parking spaces (1 space per 300 square feet). The shopping center has 66 parking spaces. Based on the other uses in this center, 55 parking spaces are required. The Petitioner has indicated that Staff will park in the spaces behind the building. DEPARTMENTAL REVIEWS: Community Services No comments. Engineering N/A Environmental Health N/A Fire Prevention No comments. Public Works N/A Police N/A STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if granted, will be operated in a manner consistent with the public health, safety, and welfare, and that the Special Use will not have a negative impact on the value of surrounding properties. The Petition for a Special Use is attached, and the Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The Petitioner is proposing to occupy a vacant tenant space in the Clock Tower Plaza. The proposed use would be located in a shopping center that currently has similar uses such as a medical office (chiropractor) and an eye care provider. The business operations should not have a negative impact on the surrounding properties within this Page 2 Packet Pg. 53 3.3 Case Staff Statement (ID # 2878) Meeting of June 14, 2016 commercial shopping center. In addition, the proposed use requires the same amount of parking as a retail use (1 space per 300 square feet) and it does not require an increase in parking from the previous use. Therefore, Staff recommends approval of the Special Use subject to the following conditions: 1. The Special Use shall substantially conform to the floorplan by Moser Design Studio, Ltd., dated 04/19/2016, and the business operations submitted by the Petitioner, Samer Abdallah, dated 05/20/2016, except as such plans may be changed to conform to Village Codes and Ordinances. ATTACHMENTS: Aerial Application Business Plan Petitioner Justification Plat of Survey Site plan Floorplan Public Notice Page 3 Packet Pg. 54 Attachment: Aerial (2878 : 124 W. Northwest Highway - SU dental office) 3.3.a Packet Pg. 55 Attachment: Application (2878 : 124 W. Northwest Highway - SU dental office) 3.3.b Packet Pg. 56 Attachment: Application (2878 : 124 W. Northwest Highway - SU dental office) 3.3.b Packet Pg. 57 3.3.c BUSINESS PLAN Clock Tower Dentistry 124 N W. Northwest Hwy. Palatine, Illinois 60067 Attachment: Business Plan (2878 : 124 W. Northwest Highway - SU dental office) May 19, 2016 Executive Summary The Ownership The company will be structured as a corporation. The Management Clock Tower Dentistry will use a participative management style. The staff will be small when the office opens. The office will be staffed by Dr Samer Abdallah, the owner dentist, one experienced chair-side assistant and one experienced business assistant. The Goals and Objectives Clock Tower Dentistry will provide comprehensive general and specialty dental services to patients of all ages in a caring and compassionate environment. The practice will be family friendly, provide improved accessibility to residents in and around Palatine IL. The Product General, Cosmetic and Specialty dental treatments for patients of all ages. The Target Market The target market for Clock Tower Dentistry is comprised of patients of all ages, racial and ethnic backgrounds, patients with and without dental insurance, patients in and around the Village of Palatine. Pricing Strategy Clock Tower Dentistry will accept patients with and without dental insurance. The office will be "In Network" with most dental PPO plans. The office will offer extended payment options for those who need it. Our pricing will be based on the American Dental Association fee schedule for this locale. The Competitors The majority of patients do not travel more than 1 - 2 miles of their home or work for their dental care. None of the practices are open late evening hours and none of the practices offer Sunday appointments. !1 Packet Pg. 58 3.3.c Company Goals and Objectives Clock Tower Dentistry will provide comprehensive general and specialty dental services to patients of all ages. The practice will be family friendly and provide improved accessibility to residents in and around Palatine IL. Company Ownership Structure The company will be structured as a corporation. Ownership Background Dr Samer Abdallah grew up on the North side of Chicago. The doctor received his Bachelors of Science from the University of Illinois at Urbana-Champaign in Molecular and Cellular Biology in 2009. Dr Samer Abdallah graduated from University of Illinois College of Dentistry in 2013. He has been working as an associate in dental practices in Wisconsin and in Illinois. Dr Samer is CPR certified. He has also been certified to provide Invisalign orthodontic treatment. He has completed a variety of postgraduate courses in cosmetic dentistry, oral surgery, and Endodontics (root canals). He is a licensed dentist in the state of Illinois and the State of Wisconsin. Company Management Structure Clock Tower Dentistry will use a participative management style. The staff will be small when the office opens. The office will be staffed by Dr Samer Abdallah, the owner dentist, one experienced chair-side assistant and one experienced business assistant. Organizational Timeline Dr Samer Abdallah, Owner of Clock Tower Dentistry has prepared a tentative timeline: Financing: Approved & the project has been funded Lease: Signed Special Permit: Application Process Started Architect: Stamped architectural drawings have been created and submitted to the Village of Palatine. The plans are under revision. Dental Equipment: Purchased and in storage in Crystal Lake, IL. Office & Reception Room Furniture: Purchased and in storage in Crystal Lake, IL Technology: Dental Practice Management Software has been selected. Wi-Fi will be available for patient use while visiting the practice. A secure network will be employed for patient data. Digital x-rays will be used and the sensors and tube heads have been purchased. The doctor will use a digital intra-oral camera that has been purchased to help with patient education. Construction: The dental office construction will begin upon issuing the permit. The dental contractor has been selected and is under contract. The highly specialized dental construction !2 Packet Pg. 59 Attachment: Business Plan (2878 : 124 W. Northwest Highway - SU dental office) Business Plan - Clock Tower Dentistry The Company Business Sector The owner, Samer Abdallah, DDS would like to start a dental practice in Palatine, IL located at 124 N W. Northwest Highway in Palatine, Illinois 60067 3.3.c will take approximately 12 weeks. Dental equipment will be installed thereafter. The Product The Product General, Cosmetic and Specialty dental treatments for patients of all ages. Marketing Plan The Target Market The target market for Clock Tower Dentistry is comprised of patients of all ages, all racial and ethnic backgrounds, patients with and without dental insurance, patients that live and work in and around the Village of Palatine. Location Analysis Dr Samer Abdallah searched in many cities over the last 12 months. He selected this location in Palatine. Clock Tower Dentistry is located on an end cap space in the Clock Tower Plaza on Northwest Highway. The office has sign capabilities on 2 sides of the building. Visitors to Eurofresh, Chase Bank, tutoring service next door and the beauty salon are all businesses that will be able to see our practice. Pricing Clock Tower Dentistry will accept patients with and without dental insurance. The office will be "In Network" with most dental PPO plans. The office will offer extended payment options to those who need it. Our pricing will be based on the American Dental Association fee schedule for this locale. We will have introductory offers for our new patients. Advertising Clock Tower Dentistry has hired a consultant with an MBA in Marketing to provide the strategic and functional aspects of our print and Internet based marketing program. We will use a combination of the following advertising channels to reach our audience: Internet, outside building signage, advertising TV inside the office, direct mail postcard campaign, social media including Facebook and dental blogging, etc. Competitive Analysis The Competitors The majority of patients do not travel more than 1 - 2 miles from their home or work to receive dental care. None of the dental practices within 2 miles of the Clock Tower Plaza are open late evening hours and none of the practices offer Sunday appointments. !3 Packet Pg. 60 Attachment: Business Plan (2878 : 124 W. Northwest Highway - SU dental office) Marketing: The dental practice name has been selected and DBA has been issued. A unique logo has been created (see attachment). Branded business cards have been designed and printed (see attachment). A mobile friendly website design has begun (see attachments). Bids for outside and inside signs have been solicited. 3.3.c Operations Daily Operations Clock Tower Dentistry will be a professional, caring, family friendly dental practice. We will see one patient at a time. Walk-ins and emergency patients will be seen, but 99% of our patients will have appointments. We are creating a dental practice and not a clinic. Operational Facilities Clock Tower Dentistry will have a comfortable reception area with TV and Wi-Fi for patient enjoyment. We will have Keurig coffee service or water bottles for our patients and anyone accompanying them. The dental practice will be handicapped accessible, which includes the reception area, the business office, the rest rooms and the treatment rooms. There will be private treatment rooms with TV on the ceilings for patient viewing during their dental treatment, for added comfort. Dr Samer Abdallah will use state of the art dental technology, which include: digital x-rays, intra-oral cameras, electronic dental records, and dental practice management software, etc. The practice will increase access to dental care. Hours The practice will be open Wednesday, Thursday, Friday, Saturday and Sunday. The practice will have evening hours for patients who need to come for dental care in the evenings after work and on Sundays. Of the 18 practices located near Clock Tower Dentistry, only 7 dental offices have Saturday hours and NO dental office is open on Sunday. Our dental office will be the only dental office open on Sunday in a 2 mile radius of this location. Clock Tower Dentistry will be handicap accessible. All doorways, door handles, restrooms and treatment rooms will be handicap accessible. Handicap parking space is located adjacent to the front door of our office space. The use is designed, located and proposed to be operated that the public safety and welfare will be protected. Dr. Samer Abdallah grew up in Albany Park in Chicago. He attended the University of Illinois at UrbanaChampaign where he received a Bachelor of Science in Molecular and Cellular Biology. He received his Doctorate of Dental Surgery at the University of Illinois at Chicago College of Dentistry. Dr Samer is an active member of the American Dental Association, the Illinois State Dental Association and the Chicago Dental Society. He is a Fellow and member in the International Dental Implant Association, and currently working on achieving fellowship status with the Illinois Academy of General Dentistry. Dr Samer Abdallah is a licensed dentist in the state of Ilinois - License Number license will be displayed in his dental office. Dr. Samer is currently certified in CPR. . His !4 Packet Pg. 61 Attachment: Business Plan (2878 : 124 W. Northwest Highway - SU dental office) This will be our competitive advantage. 3.3.c Dr Samer and his staff will be trained in OSHA, HIPAA and in CPR. The dental X-ray equipment in Clock Tower Dentistry will be registered with the State of Illinois. The dentist and staff will be using digital x-rays that deliver the least amount of radiation. Patients will wear a double leaded apron during x-ray exposure. The x-ray tube head is collimated to restrict the scatter radiation. 1. The control panel will be located behind a protective barrier. 2. Communication. Provision will be made allowing for two-way visual and oral communication between the patient and the dental staff at the x-ray control panel. The staff will be able to see and observe the patient from the x-ray control panel. 3. Patient and film holding devices shall be used when the techniques permit. The use will not cause substantial injury to nearby property values. Dr. Samer Abdallah is hiring a dental contractor with more than 20 years of dental contracting experience and a licensed dental architect who has prepared plans for more than 30 dental offices. Dr. Abdallah will have a state of the art digital and paperless dental office with electronic records. He will provide patients with access to TVs and Internet in every treatment room. The doctor will also use an intra-oral camera and patient education software to allow the patients to be involved in their diagnosis and treatment planning. During Construction, the dental contractor will park their dumpster behind the building. The staff will park behind the building as well. We will prepare designs for the outside signs for the façade of the building and work with the Village of Palatine to secure a permit for our outside signs. We are currently bidding out the cost for the outside signs. Nature of the Business Dr Samer Abdallah, the owner of Clock Tower Dentistry, will provide general dentistry and cosmetic dental services including but not limited to: preventive dentistry, school exams, dental cleanings, emergency dental treatments, root canals, extractions, mouth guards, night guards, fillings, crowns and bridges, teeth whitening, dentures and partials, Invisalign, and dental implants. Hours of Operation Clock Tower Dentistry will offer patient friendly hours which include evenings, Saturdays and Sundays. This will be the only dental office open on Sundays within a 2 miles radius. We will open our dental practice Wednesday – Sunday. Here is the anticipated schedule: Wednesday: 12 pm - 8 pm Thursday: 11 am - 7 pm Friday: 8 am - 4:00 pm Saturday: 10 am to 4 pm Sunday: 12 pm - 4:30 pm !5 Packet Pg. 62 Attachment: Business Plan (2878 : 124 W. Northwest Highway - SU dental office) X-ray Design Requirements set by the State Of Illinois will be implemented. 3.3.c Dr Samer Abdallah’s treatment philosophy dictates that he will only see one patient at a time. The practice will open with 1 dentist, 1 dental assistant and 1 business assistant. In addition, in 6 months to a year, the dental patients will enter their first re-care cycle (cleaning and examinations). The practice may add a dental hygienist to provide services that may include dental x-rays and dental cleanings. At that point in time, the practice may be seeing two patients at the same time: one for Dr Samer and one for the dental hygienist. Staffing Clock Tower Dentistry will open with two dental staff members and Dr Samer Abdallah, the owner. One staff member will work in the clinical area and the other staff member will work at the front desk. Suppliers Clock Tower Dentistry will utilize dental suppliers, dental laboratories, software vendors, etc. !6 Packet Pg. 63 Attachment: Business Plan (2878 : 124 W. Northwest Highway - SU dental office) Peak Hours of Operation: Our peak hours, will depend on the time of year. During summers we tend to be busier seeing kids throughout the day. In the rest of the calendar year, the peak hours may be as follows: Wednesday: after 3:30 pm when school is out and people are leaving work. Thursday: after 3:30 pm when school is out and people are leaving work. Friday: steady flow throughout. Saturday: Steady flow throughout Sunday: Steady flow throughout Attachment: Petitioner Justification (2878 : 124 W. Northwest Highway - SU dental office) 3.3.d Packet Pg. 64 Attachment: Petitioner Justification (2878 : 124 W. Northwest Highway - SU dental office) 3.3.d Packet Pg. 65 Attachment: Petitioner Justification (2878 : 124 W. Northwest Highway - SU dental office) 3.3.d Packet Pg. 66 Attachment: Plat of Survey (2878 : 124 W. Northwest Highway - SU dental office) 3.3.e Packet Pg. 67 3.3.f 36'-5 7/8" 197'-11 1/4" 103'-0 1/8" 64'-2 1/2" 40'-8 7/8" PROPOSED DENTAL OFFICE Attachment: Site plan (2878 : 124 W. Northwest Highway - SU dental office) 25'-0" 266'-10 1/8" 35'-11 3/8" 351'-11" 1-STORY COMMERCIAL BUILDING 64'-4 7/8" 58'-4 1/4" 56'-7 1/8" 74'-8 7/8" 210 '-2" NOR SITE PLAN Scale: 1" = 30 ft THW EST H IGH WA Y DENTAL OFFICE SAMER ABDALLAH, DDS 124 W NORTHWEST HIGHWAY PALATINE, IL FOR SPECIAL USE PRESENTATION 05-25-2016 Packet Pg. 68 Attachment: Floorplan (2878 : 124 W. Northwest Highway - SU dental office) 3.3.g Packet Pg. 69 Attachment: Public Notice (2878 : 124 W. Northwest Highway - SU dental office) 3.3.h Packet Pg. 70 3.4 VILLAGE OF PALATINE Zoning Board of Appeals SCHEDULED 06/14/16 07:00 PM CASE STAFF STATEMENT (ID # 2914) 541 E. Dundee Road - SU Way-To-Go Limousine TO: Palatine Zoning Board of Appeals Jan Wood, Chair FROM: Katie Romack PETITIONER: Faisal Rafaqat (Way-To-Go Limousine) CASE NUMBER: 16-31 ADDRESS: 541 E. Dundee Road PROPOSAL: Special Use for the Northwest Shopping Center to permit a taxicab dispatching office facility. LOCATION: 541 E. Dundee Road District 3 (Myslinski) CURRENT ZONING: P Planned Development (Northwest Shopping Center) SURROUNDING CONDITIONS: North: R-2 Single Family South P Planned Development (Concord Mills Unit 5) East: P Planned Development (Deer Grove Centre) West: R-1 Single Family BACKGROUND: The Petitioner is proposing to relocate his existing limousine service from 213 W. Dundee Road (English Valley Shopping Center) to 541 E. Dundee Road (Northwest Shopping Center). Therefore, the Petitioner is requesting: Special Use for the Northwest Shopping Center to permit a taxicab dispatching office facility. SITE ANALYSIS: The Subject Property is zoned P Planned Development and is located in the Northwest Shopping Center. The Planned Development conforms to the B-2 General Business district standards per Ordinance #0-33-98. Page 1 Packet Pg. 71 3.4 Case Staff Statement (ID # 2914) Meeting of June 14, 2016 The Subject Tenant space is approximately 1,320 square feet. There will be two employees in the office. The proposed hours of operation would be 6 days a week from 10:00 AM to 5:00 PM. Limos generally return around midnight. The Petitioner has identified 8 parking spaces located on the south side of the shopping center for parking of his limousines. This is reflected in the site and parking plan, which was amended after the initial business plan submission. The business has more than 10 limousines associated with the business. However, the Petitioner has proposed to park only 8 limousines at the Subject Property and the remaining limousines would be parked at a location in Arlington Heights. The limousine inventory is as follows: o 2 Lincoln Stretch Limos up to 10 passengers (14 feet long) o 2 Hummer SUV Stretch Limos up to 14 passengers (24 feet long) o 1 Escalade SUV Stretch Limo up to 14 passengers (24 feet long) o 1 Ford F-650 Limo Bus up to 30 passengers (36 feet long) o 1 International Limo Bus up to 30 passengers (36 feet long) o 1 GMC Limo Bus up to 30 passengers (36 feet long) There are 164 parking spaces in this portion of the shopping center. Based on the other existing uses in this center, 69 parking spaces are required. The office use of this business requires 4 parking spaces. There is an existing 6’ tall board-on-board fence between the Subject Property and the residential neighborhood to the south. There is an existing access to Village water tower facilities at the corner of the proposed rear parking area. DEPARTMENTAL REVIEWS: Community Services No comments. Engineering N/A. Environmental Health N/A Fire Prevention The parking area shall be restriped. Public Works agreement Police N/A STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, Page 2 Packet Pg. 72 3.4 Case Staff Statement (ID # 2914) Meeting of June 14, 2016 if granted, will be operated in a manner consistent with the public health, safety, and welfare, and that the Special Use will not have a negative impact on the value of surrounding properties. The Petition for a Special Use is attached, and the Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The Petitioner is proposing to relocate his business, Way-To-Go Limousine, from the English Valley Shopping Center to the Northwest Shopping Center. At the Northwest Shopping Center, the limousines would be parked behind the shopping center on the south side near access to Village water tower facilities and a residential neighborhood. Staff has concerns with the proposed location because the Public Works facility will require 24-hour unobstructed access and the parking of vehicles could impact the Village’s ability to access its facility. In addition, this location has the potential to create additional noise and headlight disruption for the neighboring residential properties, which does not presently exist. Staff has processed complaints about location and number (exceeding the business plan of the current special use) of limousines being parked throughout the current location and outside of the approved parking plan. Staff has contacted the Petitioner with notifications of the Special Use Ordinance obligations. While the office use is a permitted use within the B-2 business district, the outside storage and parking of up to 8 limousines of various sizes and capacity does not seem to be compatible at this location. Therefore, Staff recommends denial of the Special Use. If the Zoning Board of Appeals recommends approval, Staff recommends the following conditions: 1. The Special Use shall substantially conform to the floor plan, business plan and limousine inventory prepared by the Petitioner and the site plan prepared by Dolan Engineering, LLC dated 05/02/2016, except as such plans may be changed to conform to Village Codes and Ordinances. 2. All limousines must be cleaned and washed off-site. 3. The parking area for the limousines shall be restriped. Limousines shall not be parked outside of the indicated parking site plan on the south side of the shopping center. ATTACHMENTS: Aerial Application Business Plan Plat of Survey Site Plan Floor plan Page 3 Packet Pg. 73 3.4 Case Staff Statement (ID # 2914) Meeting of June 14, 2016 Letters Submitted by the Petitioner Public Notice Page 4 Packet Pg. 74 Attachment: Aerial (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.a Packet Pg. 75 Attachment: Application (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.b Packet Pg. 76 Attachment: Application (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.b Packet Pg. 77 Attachment: Business Plan (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.c Packet Pg. 78 Attachment: Business Plan (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.c Packet Pg. 79 Attachment: Plat of Survey (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.d Packet Pg. 80 Attachment: Site Plan (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.e Packet Pg. 81 Attachment: Floor plan (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.f Packet Pg. 82 Attachment: Letters Submitted by the Petitioner (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.g Packet Pg. 83 Attachment: Letters Submitted by the Petitioner (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.g Packet Pg. 84 Attachment: Public Notice (2914 : 541 E. Dundee Road - SU Way-To-Go Limousine) 3.4.h Packet Pg. 85