2023-05-03 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Villa a of Buffalo Grove Fifty Blvd
g Buffalob u Grprove, IL 60089-2100
L u' Planning and Zoning Commission Phone:847-459-2500
Regular Meeting
May 3, 2023 at 7:30 PM
I. Call to Order
II. Public Hearings/Items For Consideration
Public Comment is limited to items that are not on the regular agenda. In accordance with
Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited
to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to
Planning and Zoning Commission business. All members of the public addressing the Planning
and Zoning Commission shall maintain proper decorum and refrain from making disrespectful
remarks or comments relating to individuals. Speakers shall use every attempt to not be
repetitive of points that have been made by others. The Planning and Zoning Commission may
refer any matter of public comment to the Village Manager, Village staff or an appropriate agency
for review.
1. Consideration of a Petition for Approval for Multiple Variations to Title 14 (Sign Code)
Section 14.16 to Allow the Replacement of Three (3) Existing Wall Signs and Three (3)
Canopy Signs at the Taco Bell Located at 50 W Dundee Road. (Trustee Ottenheimer)
(Staff Contact: Andrew Binder)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting -Apr 19, 2023 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
Public Comment is limited to items that are not on the regular agenda. In accordance
with Section 2.02.070 of the Municipal Code, discussion on questions from the audience
will be limited to 5 minutes and should be limited to concerns or comments regarding
issues that are relevant to Planning and Zoning Commission business. All members of
the public addressing the Planning and Zoning Commission shall maintain proper
decorum and refrain from making disrespectful remarks or comments relating to
individuals. Speakers shall use every attempt to not be repetitive of points that have
been made by others. The Planning and Zoning Commission may refer any matter of
public comment to the Village Manager, Village staff or an appropriate agency for review.
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
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Action Item : Consideration of a Petition for Approval for Multiple
Variations to Title 14 (Sign Code)Section 14.16 to Allow the
Replacement of Three (3) Existing Wall Signs and Three (3) Canopy
Signs at the Taco Bell Located at 50 W Dundee Road.
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Recommendation of Action
Staff recommends approval, subject to the conditions in the attached Staff Report.
The Petitioner, Flynn Restaurant Group, is seeking multiple variations to install three (3) wall signs and three (3)
canopy signs on the north, south, and west elevations (one of each sign type on each elevation) of the Taco Bell
located at 50 W Dundee Road.The Petitioner is requesting the following variations:
1. A variation from Section 14.16, to allow one (1) wall sign and one (1) canopy sign along the north building
elevation,which does not face a public street;
2. A variation Section 14.16, to allow one (1) wall sign and one (1) canopy sign along the west building
elevation,which does not face a public street;
3. A variation from Section 14.16, to allow a total of three (3) wall signs, and a total of three (3)canopy signs,
when one(1)of each sign type is permitted.
ATTACHMENTS:
• Staff Report-50 Dundee Rd, SV (Taco Bell)23-0428 (PDF)
• Plan Set- 50 Dundee Rd, SV-Taco Bell 23-0428 (PDF)
Trustee Liaison Staff Contact
Ottenheimer Andrew Binder, Community Development
Wednesday, May 3, 2023
Updated: 4/28/2023 10:39 AM Page 1
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VILLAGE OF BUFFALO GROVE
PLANNING &ZONING COMMISSION
STAFF REPORT C)
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MEETING DATE: May 3, 2023
SUBJECT PROPERTY LOCATION: 50 W Dundee Road, Buffalo Grove, IL 60089
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PETITIONER: Flynn Restaurant Group °
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PREPARED BY: Andrew Binder,Associate Planner
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REQUEST: The Petitioner is requesting multiple variations to Title 14 (Sign >
Code)Section 14.16 to allow the replacement of three(3)existing Q.
wall signs and three (3) canopy signs at the Taco Bell located at 3
50 W Dundee Road.
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EXISTING LAND USE AND ZONING: The property is zoned B-3 Planned Business Center District and is o
improved as an outlot with a drive-thru restaurant building and a a
surface parking lot. a
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COMPREHENSIVE PLAN: The Village Comprehensive Plan calls for this property to be c
Commercial.
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PROJECT BACKGROUND 0, ,
The Petitioner, Flynn Restaurant Group, is ;, ,r 1; ����` �� � � N
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seeking multiple variations to install three ' / �� a % �- ��� % w
(3) wall signs and three (3) canopy signs on l
the north south and west elevations (one :
of each sign type on each elevation) of the
Taco Bell located at 50 W Dundee Road (See
Figure 1).
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The subject property was previously granted �� ' i i' r, m
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variations for the wall and canopy signs; ..
however,the Village's Sign Code(14.40.010-
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variation is removed replaced or altered
structurally, the replacement sign shall
either conform to the Villages Sign Code umi4Z M",//W i �Jxl'
requirements or a new variation is required. Figure 1:Subject Property;50 W Dundee Road
Since the proposed signs exceed what the Signo
Code allows for the number of canopy and wall signs, and some of the signs do not face a public street,
the Petitioner is requesting the following variations: 0
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1. A variation from Section 14.16, to allow one (1) wall sign and one (1) canopy sign along the north w
building elevation, which does not face a public street;
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2. A variation Section 14.16,to allow one (1)wall sign and one(1) canopy sign along the west building
elevation, which does not face a public street; 0
3. A variation from Section 14.16,to allow a total of three(3)wall signs,and a total of three(3)canopy
signs, when one (1) of each sign type is permitted.
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The Petitioner also plans to remove and replace the sign panel for the ground sign along the south v
property line. Village Staff recently found that the existing ground sign for Taco Bell was granted a
variation from the Sign Code in 1987 for the height of the sign, the setback from the property line and °'
in
proximity to another freestanding sign. Per the Village's Sign Code, replacement of the face of an existing
sign approved by variance is permitted so long as the sign is not removed, replaced,or altered structurally.
The Petitioner is only proposing to replace the sign panel of the existing ground sign without making any
structural alterations, which is permitted per Code. o
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In addition,the Petitioner is replacing the two(2) directional signs and the menu board sign with updated
signage.These signs meet the requirements of the Sign Code as well.
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Site History—Signage a
• In 1987, Taco Bell was granted a variation for three (3) wall signs on the building's north, south,
and west elevations, and a variation for the ground sign along Dundee Road.
• In 2007,Taco Bell was granted a variation for three (3) c
wall and three (3) canopy signs on the building's north, ��i�� ° ��' ,, " >
south and west elevations.
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PLANNING &ZONING ANALYSIS c
Wall Signs
• The Petitioner is proposing to replace the existing Taco 3's°'H geed Logo
Sign Sq.Ft.13.41 +,
Bell wall signs on the north,south,and west elevations. IMMEMEMMU
14"H Letters on ftwW d
• The North and West Elevations of the building do not SignSq.Ft,s.42
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front a public right-of-way and face toward the parking
lots at the Plaza at Buffalo Grove(See Figure 2& Figure cn
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• Per the Village's Sign Code, only one wall sign is
permitted per business, and wall signs are only �.., eq
permitted when they front a public street. Since the Figure 2:West Elevation M
proposed wall signs for the North and N
West elevations exceed the number of
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permitted wall signs ns and do not front a g �( �� U
public street,variations are required. ���i,, � r, �ir�, M
• All three of the existing wall signs are
approx. 9.5 sqftin sign area. The Cn
proposed wall signs will be 13.41 sqft in _ a '°HgenLogo
sign area, which is a 3.91 sqft increase gn�q Ft 13.4,
14"H Letters on lY 41
in sign area per wall sign. While these 54gnSq.Ft.9.42
signs are bigger than the previous wall Lisigns, the total square footage of ally, .,,,�, � ;r++ir�,°� tr ��� ylr�'�� Li
three signs (40.23 sqft) is less than '
Fiaure 3:North Elevation
what is permitted for the building (65 a
sqft).
• The proposed wall signs' height, length, and sign area meet the Sign Code Requirements.
Canopy Signs
• The Petitioner is proposing to replace the existing Taco Bell canopy signs on the north, south, °1
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and west elevations.
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• Per Village's Sign Code, only one canopy sign is permitted per business. Since the proposed 0
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canopy signs for the north and west elevations exceed the number of permitted canopy signs a c
variation from the Sign Code is required. in
• All three of the existing canopy signs are approx. 9.1 sgft in sign area.The proposed canopy
signs will be 9.42 sgft in the sign area, which is a 0.32 sgft increase in sign area per wall sign.
• The proposed canopy signs' height, length, and sign area meet the Sign Code requirements.
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DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the plans and has no concerns.
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SURROUNDING PROPERTY OWNERS Q.
Pursuant to Village Code,the contiguous property owners were notified by mail, and a public hearing sign 3
was posted on the subject property. The posting of the public hearing sign and the mailing of the
notifications were both completed within the required timeframe.As of the date of this Staff Report,staff 0
has yet to receive any inquiries from nearby property owners. o
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STANDARDS Q'
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The Planning & Zoning Commission is authorized to make a recommendation to the Village Board based °
on the following criteria: c
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may (D
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recommend approval or disapproval of a variance from the provisions or requirements of this Title M
subject to the following: -Q0a
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1. The literal interpretation and strict application of the provisions and requirements of this Title 0
would cause undue and unnecessary hardships to the sign user because of unique or unusual 0
conditions pertaining to the specific building, parcel, or property in question; and N
2. The granting of the requested variance would not be materially detrimental to the property o
owners in the vicinity; and N
3. The unusual conditions applying to the specific property do not apply generally to other properties =
in the Village; and m
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section U
14.04.020
B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support U)
a finding under subsection (A), but some hardship does exist,the Planning&Zoning Commission may
consider the requirement fulfilled if: (D
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1. The proposed signage is of particularly good design and in particularly good taste; and p
2. The entire site has been or will be particularly well landscaped.
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The Petitioner's responses to each of the standards are attached for the Commission's review. 0
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STAFF RECOMMENDATION w
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Staff recommends approval of the abovementioned Sign Code variations, subject to the conditions in y
the Suggested PZC Motion due to the following reasons:
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1. Similar wall signs have been installed on the building in the same location since 1987.
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2. Similar canopy signs have been installed on the building in the same location since 2007. 0
3. The property is unique as it is surrounded by a large parking lot to the north and west, making
the building more visible on three sides of the building. °'
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4. Taco Bell is a well-established business in Buffalo Grove, and the proposed sign improvements
will be an enhancement to the building.
ACTION REQUESTED 0
The Planning&Zoning Commission (PZC) shall open the public hearing and take public testimony c
concerning the requested Sign Code variation(s)to allow the construction of wall signs and canopy signs
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at the Taco Bell located at 50 W Dundee Road.The PZC shall make a recommendation to the Village
Board regarding the requested sign variations. >
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Suggested PZC Motion
The PZC recommends approval of the following variations to Title 14 (Sign Code) of the Village of Buffalo 2
Grove Municipal Code at the Taco Bell located at 50 W Dundee Road: c
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1. A variation from Section 14.16, to allow one(1) wall sign and one (1) canopy sign along the north °
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building elevation, which does not face a public street, Q-
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2. A variation Section 14.16, to allow one(1)wall sign and one(1)canopy sign along the west building c
elevation, which does not face a public street,
3. A variation from Section 14.16, to allow a total of three (3) wall signs, and a total of three (3)
canopy signs, where one(1)of each sign type is permitted. a
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Subject to the following conditions:
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1. The wall signs and canopy signs shall be installed in accordance with the documents and plans o
submitted as part of this petition. 0
2. The Petitioner shall comply with all applicable Village codes, regulations, and policies. o
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ATTACHMENTS N
• Petitioner's Response to Sign Variation Standards —
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• Plat of Survey m
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• Sign Renderings U
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VILLAGE OF BUFFALO GROVE
Community Development Department '
Fifty Raupp Blvd o
Buffalo Grove, IL 60089 a
Phone:847.459.2530 Sign Code — Variation Standard U
Fax:847.459.7944
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RESPONSE TO STANDARDS ;
During your testimony at the Public Hearing you need to testify and present your case for the variance being 0
requested. During your testimony you need to affirmatively address the six (6) standards listed below. c
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The Planning &Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40)
based upon findings of fact which are made based upon evidence presented at the hearing that: >
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1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue
and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific
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building, parcel or property in question; and 0
Response: Since a variance was already granted a reduction in signage would lead to a decrease in sales. >
Reduced signage visibility will have a negative impact on store sales since the customer is looking for signage a
that would no longer be in place. The hardship of having to move it and financial burden of having to move cL
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foundation and landscaping. c
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2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; ra
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Response: Since and existing variance was already granted. Updating the existing signs gives a refreshed v,
building look. The new signs are part the new National Branding standards for Taco Bell. 0
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3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village;
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Response: Since an existing variance was already granted. We are requesting like for like changes to each
elevation. The new signs would be under the same conditions that the original signs were granted the variance.
Site is very unique since there is a large parking lot behind it. Additional signage would give visibility from traffic c>n
coming from the parking lot.
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4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. 0
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Response:The new signs would be under the same conditions that the original signs were granted the variance. LO
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The new signage is not detrimental to the property owners in the vicinity.
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B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support a finding under E
subsection (A), but some hardship does exist,the Planning&Zoning Commission may consider the requirement fulfilled
if:
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1. The proposed signage is of particularly good design and in particularly good taste; and
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Response:The new signs are part the new National Branding standards for Taco Bell to ensure the Brand stays
competitive and give a fresh new look.
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2. The entire site has been or will be particularly well landscaped. 0
Response: We are replacing building signs and faces on monument only. Existing landscaping will not be w
affected. The landscaping around the current monument is matured plants. We would leave the brick and sign in i)
place to avoid any uprooting or change to the landscape. The existing monument as place is not affecting or
obstructing any obstacles. The current setback is needed do the entire foundation does not have to be replaced. d
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Additional information can be found at the Village's Sign Code Regulations webpage: a
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3.B.1
04/19/2023
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, APRIL 19, 2023
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Mitchell Weinstein
Public Hearings/Items For Consideration
1. Consider a Variation for a Proposed Addition, Which Encroaches into the Rear Yard
Setback at 578 Thornwood Drive. (Trustee Ottenheimer) (Staff Contact: Andrew Binder)
3
Petitioners were sworn in.
Binder, associate planner, provided background on the subject property. o
Crusius said the current deck is in need of a repair, explained why it is a three-season c
room and not a four-season room. a
Com. Worlikar asked about the current deck. Q
Binder said the deck was permitted with that setback. a
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Com. Worlikar commented on the structure itself.
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Crusius said it will be in like with the neighborhood. c
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Staff report entered.
Closed at 7:37 PM Q-
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Com. Moodhe made a motion to grant a variation to Section 17.40.020 of the Buffalo G
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Grove Zoning Code to allow a proposed addition to encroach into the required rear yard
setback at 578 Thornwood Drive, subject to the following conditions: c
1) The proposed addition shall be installed in accordance with the documents and plans 6
submitted as part of this petition. c
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Com. Richards seconded the motion. Q-
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Com. Richards spoke in favor of the motion. a
Com. Moodhe spoke in favor of the motion.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis
ABSENT: Frank Cesario, Zill Khan, Amy Au
2. Consideration of a Special Use for a Recreational Use in the Industrial District at 1425
Busch Parkway (Trustee Pike) (Staff Contact: Andrew Binder)
Petitioners were sworn in.
Binder, associate planner, provided background on the subject property.
Com. Richards asked Binder about the prior use.
Binder said it is similar.
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3.B.1
04/19/2023
Anderson, owner of 2 hours of freedom,provided additional information on the indoor
playground they are proposing.
Com. Richards asked if there were any issues with the building owner.
The owner of the building said they have no issues with the special use being proposed
and look forward to the new tenant.
Com. Moodhe asked if the Village had received any calls.
Binder said no calls.
Com. Moodhe asked if it is open house.
Anderson said yes.
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Com. Moodhe asked if there are any interior changes that are being made. _
The owner of the building said there are no interior changes and explained the structure c
of the building. He also spoke with the neighbor next-door.
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Com. Moodhe asked when they feel it will be used most. a
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Anderson said probably a bit busier during the wintertime due to weather. a
Com. Spunt spoke to Jumpzone. a
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The owner of the building explained the Jumpzone is currently storage.
Com. Spunt asked about the traffic flow. c
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The owner of the building explained the flow of traffic for drop off. a;
Com. Worlikar asked for more clarification on the drop off zone. What kind of zoning will C
the parking have? c
The owner of the building said there is one parking spot for the drop zone.
Anderson spoke to supervision of children at all times. Not a long-time parking spot.
Com. Worlikar asked what was previously in that space and asked if anything would be 6
harmful to children. _
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The owner of the building said no and went over past tenants.
Com. Spunt asked about designated areas for parents. Q
Com. Worlikar asked if they envision it will be busy in the summer.
Anderson spoke to the peak use but believes they will have a consistent.
The staff report was entered as exhibit one.
The petitioners thanked the commission for their time.
The public hearing closed at 7:56 PM
Com. Moodhe made a motion PZC moves to make a positive recommendation to the
Village Board to allow a Special Use for a Recreational Use at 1425 Busch Parkway,
subject to the following conditions:
1. The Special Use is granted to 2 Hours of Freedom, LLC. to operate a Recreational Use at
1425 Busch Parkway, which shall not run with the land.
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04/19/2023
2. The Special Use granted to the 2 Hours of Freedom, LLC. is assignable to subsequent
petitioners seeking assignment of this special use as follows:
a. Upon application of a petitioner seeking assignment of this Special Use, the Corporate
Authorities, in their sole discretion, may refer said application of assignment to the
appropriate commission(s)for a public hearing or may hold a public hearing at the
Village Board.
b. Such assignment shall be valid only upon the adoption of a proper, valid and binding
ordinance by the Corporate Authorities granting said assignment, which may be granted
or denied for any reason.
Com. Richards seconded the motion.
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Com. Weinstein spoke in favor of the motion.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis °
ABSENT: Frank Cesario, Zill Khan, Amy Au c
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Regular Meeting a
Other Matters for Discussion a
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Approval of Minutes r~i
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1. Planning and Zoning Commission - Regular Meeting -Apr 4, 2023 7:30 PM `V
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RESULT: ACCEPTED [5 TO 0] a
AYES: Moodhe, Spunt, Weinstein, Richards, Davis Q
ABSTAIN: Neil Worlikar c
ABSENT: Frank Cesario, Zill Khan, Amy Au
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Chairman's Report
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Committee and Liaison Reports r-
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Staff Report/Future Agenda Schedule <;
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Purvis, Deputy Community Development Director, provided details on future agenda schedule
items.
Public Comments and Questions
Adjournment
The meeting was adjourned at 8:05 PM
Action Items
Kelly Purvis
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3.B.1
04/19/2023
APPROVED BY ME THIS 19th DAY OF April 2023
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