Village of Glenview Appearance Commission

Transcription

1 Village of Glenview Appearance Commission STAFF REPORT June 29, 2016 TO: Chairman and Appearance Commissioners FROM: Community Development Department CASE #: A LOCATION: PROJECT NAME: 2532 Waukegan Road North Point Chopsticks CASE MANAGER: Michelle House, Planner SUBJECT: Certificate of Appropriateness ACTION REQUESTED: Staff requests a final determination on the proposal. APPLICANT: Benjamin Luu North Point Chopsticks 2532 Waukegan Road Glenview, IL OWNER: Mid-America Asset Management 435 North Michigan Ave., Suite 2009 Chicago, IL Tel: (630) CONTACT: Gerardo Alvarez ED Signs 3339 W. Columbus Avenue Chicago, IL Tel: (773) PROPOSAL: The applicant, North Point Chopsticks, represented by Gerardo Alvarez from ED Signs requests approval of one (1) new illuminated channel letter sign for the new tenant at 2532 Waukegan Road. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.

2 Site Assessment AERIAL PHOTOGRAPHY: 2

3 SITE PHOTOGRAPHY: 3

4 Project Summary BACKGROUND: The applicant, North Point Chopsticks, represented by Gerardo Alvarez from ED Signs requests approval of one (1) illuminated channel letter wall sign for the new tenant at 2532 Waukegan Road. The applicant has submitted two (2) versions of the signage. Option 1 (the applicant s preferred option) includes red 12.0-inch North Point Chopsticks lettering and a 28.0-inch red and white logo. The applicant is requesting a waiver from the Wall Sign Design Guidelines to allow Option 1 with a total sign area which exceeds 5% of the façade area. Option 2 includes 10.5-inch lettering and a 28.0-inch logo. This option also would require a waiver from the Wall Sign Design Guidelines to allow a total sign area which exceeds 5% of the façade area. PROJECT DESCRIPTION: Text North Point Chopsticks (Option 1) North Point Chopsticks (Option 2) Location Wall above tenant space Wall above tenant space Design Illuminated channel letters Illuminated channel letters Letter Height Logo 28.0 inches, North Point Chopsticks 12.0 inches Logo 28.0 inches, North Point Chopsticks 10.5 inches Letter Color(s) Red Red Trim Cap Color Dark bronze Dark bronze Return Color Dark bronze Dark bronze Background Color Tan Tan Illumination Type & Red LED Red LED Color Raceway Depth N/A N/A COMPLIANCE WITH DESIGN GUIDELINES AND ZONING: Wall Sign(s) North Point Chopsticks (Option 1) North Point (Option 2) Storefront Area sq. ft sq. ft. Proposed Sign Area 24.3 sq. ft sq. ft. 5% per Design 15.8 sq. ft sq. ft. Guidelines Compliance No waiver required (8.5 sq. ft. larger) No waiver required (5.2 sq. ft. larger) 8% per Ordinance 25.2 sq. ft sq. ft. Compliance Yes Yes APPROVED SIGNS IN SHOPPING CENTER: Tenant Color Total Height Lines of Text Sq. Ft. North Point Chopsticks Red and white 14 or or 21.0 sq. ft. El Mexican Restaurant Red 28 (18 & 6 letters) sq. ft. Hair Cuttery Red sq. ft. The UPS Store Red & brown sq. ft. 4

5 Appearance Commission Review APPEARANCE PLAN COMMENTS: Staff comments after evaluating the proposal for compliance with the Appearance Plan: Sign Criteria from Appearance Plan: Compatibility with building architecture Compatibility with signs on adjoining buildings Harmony with surrounding landscape Good scale in relationship to surroundings Use of harmonious colors Staff comments: o The Appearance Commission should consider whether a waiver is appropriate for either of the proposed options. The applicant prefers Option 1 which is 8.5 square feet larger than the Wall Sign Design Guidelines would allow. Option 2 is 5.2 square feet larger than recommended by the Wall Sign Design Guidelines. o The petitioner shall furnish material and color samples of all proposed signage for review by the Appearance Commission. POTENTIAL NEIGHBORHOOD IMPACTS: The proposed sign is located along a retail corridor and not expected to have any negative impacts upon the adjacent properties. 5

6 Technical Review PROJECT TIMELINE & OUTREACH: A. 06/08/16 Application Submitted B. 06/29/16 Appearance Commission Meeting C. TBD Permit Issuance D. TBD Inspection 2016 A B C D Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec REQUIRED APPROVAL(s): The following chart details the necessary required approvals. An associated appendix includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each commissioner has a copy of this appendix and copies for the public are located on the table near the entry doors to the Village Board Room. The appendix can also be viewed on the Planning Division website at the following URL: Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy Attachments & Exhibits 1. Sample Motion 2. Petitioner s Application & Exhibits 3. Shopping Center Design Guidelines 6

7 Sample Motion Option 1 I move in the matter of A , North Point Chopsticks, the Appearance Commission grants a Certificate of Appropriateness, based upon the findings the petitioner, through testimony and application materials, has demonstrated compliance with Section Appearance Plan and in accordance with the documents prepared by ED Signs dated 3/30/2016: A. Illuminated Plex Channel Letters North Point Chopsticks B. LED Channel Letter Flush Mount C. LED Channel Letter Flush Mount General Specifications D. Building Measurements E. A waiver from the Design Guidelines to permit a sign greater than 5% of the façade area. Option 2 I move in the matter of A , North Point Chopsticks, the Appearance Commission grants a Certificate of Appropriateness, based upon the findings the petitioner, through testimony and application materials, has demonstrated compliance with Section Appearance Plan and in accordance with the documents prepared by ED Signs dated 3/30/2016: A. Illuminated Plex Channel Letters North Point Chopsticks 2do Options B. LED Channel Letter Flush Mount 2do Options C. LED Channel Letter Flush Mount General Specifications D. Building Measurements E. A waiver from the Design Guidelines to permit a sign greater than 5% of the façade area. 7