PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 1203 Iroquois Avenue (formerly known as 1200 E. Ogden Avenue) (7 Brew) - PZC 23-1-117
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
• A variance to Section 6-9-6:2.2 to eliminate the required bypass lane; and
• A variance to Section 6-16-5:2.1 to increase the maximum permitted wall signage area.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 23-1-117 was published in the Naperville Sun on Sunday, February 4, 2024.
BACKGROUND:
The subject property consists of approximately 0.58 acres located at the southeast corner of Ogden Avenue and Iroquois Avenue. It is zoned B3 (General Commercial District) and is improved with a vacant, one-story bank building and drive-through. At this time, the Petitioner seeks to demolish the bank building and develop the site with a drive-through coffee shop known as 7 Brew. To do so, the petitioner requests approval of a bypass lane variance and a sign variance.
The City’s Land Use Master Plan designates the future place type of the property as Urban Center, which accommodates the coffee shop proposed. Properties designated as Urban Center are primarily located along major transportation corridors and include a diverse mix of uses. Staff finds the proposal to complement surrounding land uses and to be consistent with the goals identified in the Land Use Master Plan.
DISCUSSION:
The petitioner intends to demolish the existing bank building on the subject property and construct a drive-through coffee shop that will generally utilize the same parking lot, vehicular circulation pattern, and drive-through configuration that the bank used. Primary access to the site will continue to be provided from Iroquois Avenue.
The subject property is limited in lot area and lot width, which limits its physical capacity for commercial redevelopment. However, the proposed 7 Bew building has a small footprint and minimal parking requirements, allowing it to be accommodated on the site. The petitioner’s proposed redevelopment will convert the currently vacant property into an active commercial site with an enhanced appearance.
Drive-through Bypass Lane Variance
7 Brew’s proposed site plan includes two drive-through lanes where employees interact with customers and take their orders early in the drive-through process to ensure orders are ready when customers arrive at the pickup window. The proposed drive-through layout is similar to the bank’s prior configuration and circulation route but does not provide for a continuous bypass lane as required by Section 6-9-6:2.2 (Supplemental Standards For Drive-Through Stacking Lanes) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH9OFSTPA_6-9-6SUSTDRROSTLA> of the Naperville Municipal Code.
The petitioner seeks approval of a variance to Section 6-9-6:2.2 to eliminate the required bypass lane. The petitioner states that the combination of the dual lane drive-through proposed and 7 Brew’s efficient drive-through process minimizes the need for a bypass lane. Strict enforcement of code requirements would result in the need for a parallel pavement section to be added adjacent to the dual drive-through lane system, which would be underutilized and not provide a convenient escape route for customers using the interior drive-through lane. Staff notes that the proposed drive-through operation exceeds the City’s stacking requirements of 4 cars per window.
Staff finds the proposed site layout and drive-through design to be sufficient and is supportive of the requested variance given the size limitations of the subject property, the dual lane drive-through design, and the number of stacking spaces provided. Additionally, it should be noted that adding a bypass lane is not possible on the site due to the property’s restricted lot width and lot size.
Sign Variance
The proposed 7 Brew drive-through coffee shop has a unique design with a building façade measuring less than 20 feet in width, and a canopy measuring more than 50 feet in width when viewed from Ogden Avenue. Section 6-16-5:2.1 (Wall Signs) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH16SI_6-16-5SICOINPR> of the Municipal Code identifies that wall signage shall be permitted up to a maximum area of 1.5 square feet for each linear foot of facade.
Based on a 20-foot-wide building façade, 7 Brew’s allowable signage is limited to 30 square feet in size. It should be noted that the drive-through canopy is considered an accessory structure and is not considered when determining allowable wall sign area.
The petitioner’s primary wall signage is 6 feet in diameter and approximately 28 square feet in size. It consists of a circular logo and will be centered on 7 Brew’s front façade. This primary signage is permitted and consistent with the intent of the City’s sign regulations. The petitioner has proposed a second, directional wall sign measuring approximately 5 square feet in size. When combined with 7 Brew’s primary sign, the total amount of permissible wall signage is exceeded; therefore, the petitioner seeks approval of a variance to Section 6-16-5:2.1 to increase the amount of permissible wall signage on the front elevation.
Staff does not have any concerns with the sign variance requested due to the unique circumstances of the building design. The signs proposed are proportionate to the building façade and compatible with the surrounding commercial area. Furthermore, the petitioner states that 7 Brew’s business model is based on moving cars through drive-through lanes efficiently, and signage expressing the direction of traffic is important to keep cars circulating.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Zoning Variance can be found in the attachments for each entitlement requested. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the Planning and Zoning Commission.
Site Improvements
The petitioner’s proposed redevelopment will convert the subject property from a vacant, underperforming use, to an active commercial corner. As part of the redevelopment, several site improvements are proposed including removal of existing, nonconforming pole sign, installation of a new monument sign that will be consistent with the guidelines provided in the East Ogden Monument Sign Standards, and the addition of parkway trees and perimeter parking lot landscaping along the property’s Ogden Avenue frontage. Additionally, the petitioner proposes quality building materials and a building design that complies with the Citywide Building Design Guidelines.
Key Takeaways
• The petitioner requests approval of a variance to Section 6-9-6:2.2 to eliminate the required bypass lane. Staff is supportive of the request given the size limitations of the subject property, the dual lane drive-through design, and the number of stacking spaces provided.
• The petitioner requests approval of a variance to Section 6-16-5:2.1 to increase the maximum permitted wall signage area. Staff is supportive of the request and finds the signs proposed to be proportionate to the building façade and compatible with the surrounding commercial area.