2017-01-04 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
January 4, 2017 at 12:00 AM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider Amendments to the Village's Sign Code and Zoning Ordinance (Trustee
Weidenfeld) (Staff Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Dec 7, 2016 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
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.
Updated: 12/30/2016 3:28 PM Page 1
Action Item : Consider Amendments to the Village's Sign Code and
Zoning Ordinance
Recommendation of Action
Staff recommends that the Planning & Zoning Commission recommend approval of the amendments to
the Sign Code and Zoning Ordinance.
For the Planning & Zoning Commission's consideration, staff is proposing multiple text amendments to
the Village's Sign Code (Title 14 of the Municipal Code) and Village's Zoning Ordinance. Additional
information can be found in the attached staff report.
ATTACHMENTS:
Staff Report 12.30.16 (DOCX)
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, January 4, 2017
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: January 4, 2017
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: Zoning and Sign Code Amendments
BACKGROUND
For the Planning & Zoning Commission’s consideration, staff is proposing multiple text amendments to
the Village’s Sign Code (Title 14 of the Municipal Code) and Village’s Zoning Ordinance (Title 17 of the
Municipal Code) pertaining to the following:
Sign Code
Increase the permitted number of wall signs for certain tenant spaces
Decrease the minimum distance requirements between ground signs
Zoning Ordinance
Allow replacement central air conditioning units in the same location
Decrease the minimum drive aisle and parking space sizes
SIGN CODE AMENDMENTS
In 2012 the Village Board passed a comprehensive amendment to the Village’s Sign Code in order to
address sign trends, improve the sign review process and to enhance the business environment in
Buffalo Grove. At that time, the Village Board encouraged staff to monitor and continually make
recommendations for modifications on an ongoing basis. At the July 2016 Committee of the Whole
meeting, staff sought the input of the Village Board about the possible future amendments to the sign
code. These amendments were based on commonly approved variation requests. Based upon this
analysis and feedback from the Village Board, staff is recommending several minor amendments to the
Sign Code in order to improve efficiency and to incorporate some of the more commonly approved
variance requests into the Sign Code.
Multiple Wall Signs
Pursuant to the Sign Code, each tenant is allowed only 1 wall sign at their primary entrance. A second
sign may be allowed in certain circumstances provided that the tenant space is a corner end cap with its
secondary second frontage along a public right-of-way. Staff has found that many end cap spaces abut
private access drives or outlots and therefore would not be allowed a second sign. Furthermore, staff
has found that variations have been granted to tenants who occupy large spaces such as a grocery store
or general merchandise retailer. As currently provided in the Sign Code, only 1 wall sign is permitted,
regardless of the size of the space, unless the space abuts multiple rights of way. Staff is recommending
that tenants in the Business Districts that have frontages that exceed 300 lineal feet be allowed to have
a single primary and up to two (2) secondary wall signs that would be limited in size. Currently the only
retail stores that would fit this parameter are Mariano’s +/- 350 feet; Garden Fresh +/- 310 feet; Jewel
+/- 320 feet and the vacant Dominick’s at Lake Cook & Arlington Heights Road’s +/- 306 feet.
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To address both matters, staff is proposing amendments to Section 14.16.030 and Section 14.16.070 to
allow multiple wall signs.
Section 14.16.030 Business Districts
C. One wall sign for each occupancy within the developed parcel. Businesses with frontages
exceeding 300 lineal feet may be allowed up to a total of 3 wall signs however the total
area for all 3 signs combined shall not exceed the maximum allowable sign area. Such
signs shall not exceed a total area of three square feet of copy for each lineal foot of
occupant's store frontage or that area of copy permitted in Section 14.16.070, whichever is
the lesser. If such occupancy is on a corner unit, one additional wall sign will be permitted
for each face. For buildings with single occupancy that face multiple public rights of way,
an additional wall sign shall be permitted per frontage. If the building includes a canopy,
each occupant will be permitted one canopy sign in conformity with Section 14.16.080.
Section 14.16.070 Wall Signs
1. Each business is permitted one wall sign over their primary entrance when a building does
not face public right of way. and no other wall sign is permitted. Corner units may be
allowed a second wall sign. The second wall sign shall not be larger than the wall sign
located over their primary entrance.
Ground Signs Placement – Separation Distance
Pursuant Section 14.16.060 A of the Sign Code, ground signs cannot be closer than 250’ from an existing
ground sign on the same side of the street. The purpose of this provision is to minimize sign clutter by
reducing the number of signs along a street frontage. Based on staff’s analysis, the Village has granted
11 variations allowing for signs to be closer than 250’. Staff is recommending that the minimum distance
be reduced to 150 feet. Staff has found that single user commercial lots are generally 100-150 feet wide.
By reducing the separation requirements, two commercial lots located next to each other will still be
able to provide a ground sign.
ZONING CODE AMENDMENTS
Central Air Conditioning Units
Currently Section 17.20.030.I.5 of the Zoning Ordinance requires that air conditioning units be located in
the interior side or rear yards only. Over the last several years, the Village has received a number of
permit requests from residents concerning the replacement of central air conditioner unit that had been
originally located in a corner yard.
The relocation of the air conditioning unit involves significant time and cost to the homeowner over and
above the normal replacement cost due to the re-working of the electrical and condensing lines which
can involve unanticipated cosmetic work to the interior of the home in the case of a finished basement.
In many cases, the replacement is being scheduled due to equipment failure not giving the homeowners
the time necessary to go through the variance approval process. Those that do go through the process
have been granted variance approval. Due to these circumstances, staff is recommending amending the
current Zoning Ordinance language to allow a replacement air conditioning unit to be located in the
same location as an existing air conditioning unit without having to go through the variance process.
New units will still be required to be placed in the interior side, or rear yards. The suggested language is
below.
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Zoning Ordinance Section 17.20.030 Building height, bulk and lot coverage
The following are permitted obstructions in all zoning districts with the limitation that in
residential districts, structural coverage is limited to twenty percent of the yard area and in
nonresidential districts structural coverage is limited to thirty percent of the yard area:
5. Central air conditioning units (interior side and rear yards only and in no case shall it
be located on any easement).
5. Central air conditioning units –
a. New central air conditioning units shall be located in the interior side or rear
yards only. In no case shall the unit be located on any easement.
b. Replacement central air conditioning units may be permitted in the same
location as the previous central air conditioning unit. The replacement central
air conditioning unit shall not encroach further into the required yard than the
previous central air conditioning unit and in no case shall the unit be located
on any easement.
Parking Dimensions
As discussed with the PZC, staff is proposing amendment to Section 17.36 (Driveways and Off-Street
Parking and Loading Facilitates) of the Zoning Ordinance reducing the minimum parking space depth and
drive aisle width for parking lots. Currently Village Code requires that parking stalls be 18.5 feet deep
and drive aisles be 26 feet wide, although Code does allow for 24’ in certain circumstances. Staff is
proposing an amendment to Code to reduce the stall depth to 18’ and clarify that aisle widths be 24’
wide. Based on staff’s research, several nearby communities as well as Lake County allow for 18’ deep
parking spaces and 24’ wide drive aisles. This size is also recommended by traffic consultants and the
Urban Land Institute (ULI). The reduced size results in in less pavement, thus reducing the amount of
stormwater runoff.
STAFF RECOMMENDATION
Staff recommends that the Planning & Zoning Commission recommend approval of the amendments to
the Sign Code and Zoning Ordinance.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the amendments to the Sign Code and Zoning Ordinance. The PZC shall then make a
recommendation to the Village Board.
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12/7/2016
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, DECEMBER 7, 2016
Call to Order
The meeting was called to order at 7:31 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.Consider Approval of an Amendment to Ordinance 2012-46 and a Parking Variation for
1151 W Lake Cook (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Mr David Mangurten, KMA & Associates, 1161 Lake Cook Road, Deerfield, Illinois and
Mr. Matt Burdeen, 1151 Lake Cook Road, Buffalo Grove, Illinois, were present and sworn
in.
Mr. Mangurten explained that Burdeen’s Jewelry is a long time business in Buffalo Grove.
A few years ago, they bought part of the PNC bank property and built their current facility.
They are currently looking to add an addition to that building. With the addition, they want
to maintain the architectural of the building. The goal is to expand the showroom and
create a bridal shop. Another reason for the addition is they lack storage. The storage
area would be used to store and package items. The second floor addition would consist
of a breakroom and storage area. The first floor addition would also have a breakroom
and a showroom. The additional will be constructed with the same architectural design,
color and materials as the existing building. The roof top equipment will be concealed.
They currently have 24 parking spaces. The Zoning Ordinance requires that they have 37
spaces. They conducted a survey of the parking and found that during normal business
hours, there are never really more than 12 or 13 cars in their parking lot. They do
sometimes host special events and have an arrangement with Butera, the shopping
center across Lake Cook Road, to handle overflow parking.
Mr. Burdeen added that they are a low volume but high end jeweler. They have worked
well and continue to maintain good neighbor relations with the surrounding businesses.
Com. Lesser loves the building but has an issue with the parking. He asked how a
successor occupant would handle the parking issue. Mr. Burdeen responded that for the
size and quality of the building, any new occupant would need to be low volume. For the
investment he has made, he hopes to be in this building for a very long time.
Com. Cesario asked if Mr. Burdeen would be satisfied if the approval is conditioned upon
any future use being limited to a jewelry store. Mr. Burdeen would prefer not to have that
restriction. Com. Cesario stated that both he and Com. Lesser have concerns with the
limited parking available. Mr. Burdeen responded that any future use would be market
driven and most likely would be hard to sell.
Mr. Stilling advised that the approval could be subject to any future use needing approval
by the Village and if determined, would be required to go through the public hearing
process.
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Com. Khan had driven by the building on his way to the meeting and asked if the addition
would eliminate the two accessible parking stalls on the south. Mr. Burdeen stated that
the addition would be to the west and only occupy the area that is currently the patio. No
parking stalls would be eliminated.
Com. Au asked if there is any flexibility in reducing the width of the parking stalls to
accommodate more stalls. Mr. Burdeen stated they looked at that and that would not
work. Mr. Stilling stated that the current width is 9 feet and they could not go smaller than
that. Mr. Burdeen added that they usually only have 5 to 6 customers at a time.
Com. Moodhe asked if they use the bank parking lot for overflow parking. Mr. Burdeen
stated that they have a great relationship with the bank and the bank has let them use
their parking lot. For larger special events, they hire a valet service to take cars back and
for the across Lake Cook Road. Com. Moodhe asked if they ever use the lot at Omni. Mr.
Burdeen stated that sometimes they do and Omni will use their lot at night when
Burdeen’s is closed. Com. Moodhe asked about the flags and where they would be
relocated to. Mr. Mangurten advised that they are looking at where they could relocate
the flags to. Mr. Burdeen added that when they originally constructed the building three
years ago, they had the idea of expanding into the patio area.
Com. Goldspiel asked about the windows that are shown on the proposed floor plan on
the second floor. They are not shown on the proposed elevations. Mr. Mangurten
acknowledged they he overlooked that detail and proposed elevations would be
corrected to include the second story windows. Com. Goldspiel asked when any special
events are typically held. Mr. Burdeen advised that the special events are either held on
Thursday nights or on Saturday. They only have a few special events a year. Com.
Goldspiel is concerned about customers having to run across Lake Cook Road. Mr.
Burdeen responded that they hire a valet for the larger special events and the valet
service is licensed and insured.
Mr. Stilling noted that staff supports the project subject to the two conditions; any future
use would need to be reviewed by the Village and that the proposed addition be
developed in conformance with the plans attached to the petition.
There were no further questions or comments from the Commissioners.
Ch. Smith entered the Staff Report prepared by Nicole Woods as Exhibit 1.
There were no questions or comments from the audience.
The public hearing was closed at 7:54 PM.
Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend to the Village
Board to approve the Petition to the Village of Buffalo Grove for an amendment to Village
Ordinance 2012-46 requesting approval of an addition to Burdeen’s Jewelry. The
amendment also requires a variation to Section 17.36 of the Zoning Ordinance reducing
the required number of parking spaces, subject to the following conditions:
3.B.1
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12/7/2016
1.Any future use would require review and approval by the Village; and
2.The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition. A final landscape plan shall be submitted prior to the
issuance of a building permit.
Com. Goldspiel asked Village Attorney Raysa if the motion is worded adequately. Mr.
Raysa responded that it is and that the approval would not run with the land.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 12/19/2016 7:30 PM
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein, Au
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Nov 16, 2016 7:30 PM
Moved by Com. Cesario, seconded by Com. Moodhe, to approve the minutes of
the November 16, 2016 regular Planning & Zoning Commission meeting.
Com. Weinstein stated that he did not vote to approve the minutes of the
November 2, 2016 regular meeting. He abstained.
RESULT:ACCEPTED [8 TO 0]
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSTAIN:Amy Au
Chairman's Report
None.
Committee and Liaison Reports
Com. Cesario stated that he attended the December 5, 2016 Village Board meeting and the
Berenesa Plaza amendment was held and continued until the December 19, 2016 Village Board
meeting. Mr. Stilling advised that there is a new attorney that needs to review the terms of the
agreement.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the 2017 Village Budget was approved at the December 5, 2016 Village
Board meeting.
3.B.1
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12/7/2016
The December 21, 2016 regular Planning & Zoning Commission meeting will be canceled. The
next regular meeting will be on January 4, 2017. There will be several proposed text amendments
heard at this meeting.
Mr. Stilling provided an update on the Lake Cook Road Corridor project.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:01 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 7th DAY OF December , 2016
3.B.1
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