Agenda - Tuesday, June 14, 2016

Transcription

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
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
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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
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Zoning Board of Appeals
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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.
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
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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.
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
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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
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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.
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
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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.
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
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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.
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
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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.
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.
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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
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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
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Notice was published in the Daily Herald on April 11, 2016, and mailed to the
owners of surrounding properties.
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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.
Community Services No comments.
Engineering No comments.
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
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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
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
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
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Page 13
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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
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
DELIBERATIONS:
2.1
Minutes Draft
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
RESULT:
MOVER:
SECONDER:
AYES:
VILLAGE OF PALATINE
Draft
Page 15
Packet Pg. 16
2.1
Minutes Draft
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
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Packet Pg. 17
Village Council Actions All items from ZBA have been before the Council and all were approved by the Council.
3.1
VILLAGE OF PALATINE
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
East:
West:
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.
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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.
Community Services No Comments
Engineering
No Comments
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
ATTACHMENTS:


Area Map
Application
Page 2
Packet Pg. 19
3.1





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
3.1.f
Packet Pg. 28
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
107 N. Northwest Highway (aka vacant prop at the NE corner
of Wilson & NW Hwy) - SU physical therapy
TO:
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
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:
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Packet Pg. 31
3.2
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).
Community Services
Engineering
Environmental Health
Fire Prevention
Public Works
Police
No comments.
N/A
N/A
N/A
N/A
N/A
Page 2
Packet Pg. 32
3.2
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
3.2.e
Packet Pg. 40
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
3.2.g
Packet Pg. 44
3.2.g
Packet Pg. 45
3.2.g
Packet Pg. 46
3.2.g
Packet Pg. 47
3.2.g
Packet Pg. 48
3.2.g
Packet Pg. 49
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
124 W. Northwest Highway - SU dental office
TO:
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
LOCATION: 124 W. Northwest
Highway District 6
(Helms)
CURRENT
ZONING:
B-2 General Business
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:
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Packet Pg. 52
3.3
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.
Engineering
N/A
Fire Prevention
No comments.
Public Works
N/A
Police
N/A
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
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3.3
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
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
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
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
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
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
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
3.3.d
Packet Pg. 65
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
541 E. Dundee Road - SU Way-To-Go Limousine
TO:
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)
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
 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.
Engineering
N/A.
Fire Prevention
The parking area shall be restriped.
Public Works
agreement
Police
N/A
Page 2
Packet Pg. 72
3.4
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
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


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

Agenda - Tuesday, June 14, 2016

Transcription

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