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2017-01-04 - Planning and Zoning Commission - Minutes01/4/2017 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, JANUARY 4, 2017 Call to Order The meeting was called to order at 7:33 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1. Consider Amendments to the Village's Sign Code and Zoning Ordinance (Trustee Weidenfeld) (Staff Contact: Chris Stilling) Mr. Christopher Stilling, Director of Community Development was present and sworn in. Mr. Stilling noted that there are several proposed text amendments before the Planning & Zoning Commission (PZC) this evening to address item that have frequently come before the PZC in the past. 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. 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 out lots 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; Garden Fresh; Jewel; and the vacant Dominick’s at Lake Cook & Arlington Heights Road’s. To address both matters, staff is proposing amendments to Section 14.16.030 and Section 14.16.070 to allow multiple wall signs. The first amendment, to Section 14.16.030, would allow businesses with frontages exceeding 300 lineal feet to 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. 01/4/2017 The second amendment, to Section 14.16.070, would allow corner units to have a second wall sign. Provided that the second wall sign shall not be larger than the wall sign located over their primary entrance. The third amendment, to Section 14.16.060, would reduce the separation distance between permanent ground signs located on the same side of the street. 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. 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 as follows: Central air conditioning units - 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. 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. As discussed previously, staff is proposing an amendment to Section 17.36 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 ais les 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 wel l 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 storm water ru noff. 01/4/2017 Staff recommends that the Planning & Zoning Commission recommend approval of the amendments to the Sign Code and Zoning Ordinance. Com. Goldspiel asked about the justification for the smaller spaces. Mr. Stilling replied that staff looked at neighboring towns and most had an 18’ depths. It is also recommended by engineers. It will reduce the storm water runoff and will accommodate today’s standards. Com. Goldspiel asked about the justification for the change for ground signs. Mr. Stilling responded that the amendment is not increasing the number of grounds signs, just reducing the separation distance. This will pertain mostly to out lots. The impact will be minimal. Com. Goldspiel stated that when the Sign Code was created, it wasn’t intended to have signs packed on top of each other and asked if the 150’ separation would be enough. Mr. Stilling responded that development over the years has changed. Com. Cohn asked if the wall sign amendment to allow a second sign wall pertain to the second frontage. Mr. Stilling replied yes. Com. Cohn recommended adding language that the second wall sign would be allowed on the second frontage. Mr. Stilling stated that is a good point. Com. Cesario advised that he supports the proposed amendments. These are routine ly granted. He also likes the maximum area restriction for all signs. He supports Com. Cohn’s suggested language for corner units. The proposed 150’ separation for ground signs is the equivalent to two residences. As far as the proposed amendment for air conditioner units, he cannot see making someone move their unit just to replace one that was existing. He also supports the proposed amendment for parking. Com. Weinstein asked if the Sign Code amendments would create more variance requests. Mr. Sheehan advised that he spot checked numerous locations and most do not get close to the proposed separation requirement. Mr. Stilling added that Village staff may not be supportive of a request after the requirements have been amended and would provide that in a staff report. Com. Moodhe confirmed with Mr. Stilling that the proposed Sign Code amendment for corner units would still apply even if the primary entrance frontage is 25’ and the secondary frontage is 70’ deep. He also asked about air conditioner units if they would be required to move or request a variance if the tonnage size of the unit increases. Mr. Stilling stated that most units are smaller in size, even if they are larger tonnage. Com. Moodhe asked if staff knew approximately how many of these air conditioner units are non-compliant. Mr. Sheehan responded that there are only a handful that staff is aware of. Co. Moodhe does not have an issue with the proposed amendments. Com. Goldspiel is still concerned with the parking spaces. Aisles would be reduced by two and a half feet. Mr. Stilling responded that there is confusion in the existing Code and the amendment is to clarify things. 24’ is viewed as an industry standard. Com. Goldspiel is concerned because over the years, vehicle sizes have changed. Th e Ford F150 with a 20.3’ bed and 17.44’ bed are the most popular vehicle in the country. The 20.3’ bed model would hang out over two feet into the aisle. Mr. Stilling replied that would be when the overhang comes into play. Most rucks and larger vehicles are higher off the ground 01/4/2017 and can use the overhang. It is smaller vehicles that cannot due to the bumper guard on the front. He is comfortable with the proposed 18’ depth. It is approved nationally. Com. Moodhe noted that when a parking is re-striped, based upon the reduction in space and aisle size, it could increase the number of spaces. He asked if the Village could require them to add more landscaping in lieu of adding spaces. Mr. Stilling replied that is a possibility. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Ch. Smith accepted the Staff Report prepared by Mr. Sheehan as Exhibit 1. The public hearing was closed at 8:01PM. Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village Board to approve the amendments to Section 14.16.030 and Section 14.16.070 to allow multiple wall signs with the added language that the second wall sign must be on the second frontage; Section 14.16.060 A to reduce the ground sign separation to 150’; Section 17.20.030.I.5 regarding air conditioner units; and Section 17.36 regarding parking stall depth and aisle width. Com. Goldspiel stated that he is not ready to approve an amendment to the parking standards. Vehicles are getting bigger. He does not believe it is a good idea. RESULT: RECOMMENDATION TO APPROVE [6 TO 1] Next: 1/23/2017 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Frank Cesario, Commissioner AYES: Smith, Moodhe, Cesario, Cohn, Khan, Weinstein NAYS: Stephen Goldspiel ABSENT: Scott Lesser, Amy Au Regular Meeting Other Matters for Discussion None. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Dec 7, 2016 7:30 PM Moved by Com. Moodhe, seconded by Com. Cesario, to approve the minutes of the December 7, 2016 Planning and Zoning Commission regular meeting. Com. Goldspiel stated that the Roll Call was missing from the minutes. Mr. Stilling advised that it was a software glitch and will be corrected. 01/4/2017 RESULT: ACCEPTED AS AMENDED [UNANIMOUS] AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein ABSENT: Scott Lesser, Amy Au Chairman's Report Ch. Smith wished everyone a Happy New. Committee and Liaison Reports Mr. Stilling advised that the Woodman's project was approved b y the Village board and thanked the Commissioners for their hard work and dedication on that project. Woodman's will be looking to break ground in the spring or summer. He advised that the Burdeen's amendment was approved as well by the Village Board. Staff Report/Future Agenda Schedule Mr. Stilling advised that the next regular meting, scheduled for January 18, 2017, will be cancelled. The Commission can expect the Link Farm project to come before them sometime in February. There will be a Year End summary in the next Village Newsletter. Over 3,100 permits were taken in along with over $1,000,000.00 in permit fee revenues. Mr. Stilling provided an update on the Lake Cook Corridor study and encouraged the Commissioners to assist with citizen participation in the upcoming public meetings. Com. Moodhe added that the Village Board did have some concerns with the trash locations for the Shorewood project as well as cross-access. Mr. Stilling advised the Commissioners of the upcoming Volunteer Reception to be held on February 12, 2017 at the Arboretum. Public Comments and Questions None. Adjournment The meeting was adjourned at 8:19 PM 01/4/2017 Chris Stilling Director of Community Development APPROVED BY ME THIS 4th DAY OF January , 2017