Village of Glenview Zoning Board of Appeals STAFF REPORT June 4, 2012 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Planning & Economic Development Department CASE #: A2012-015 LOCATION: PROJECT NAME: 241 Waukegan Road Jennings Chevrolet CASE MANAGER: Jeff Rogers, AICP, Senior Planner SUBJECT: Zoning Variation request from Chapter 98 of the Municipal Code ACTION REQUESTED: Staff requests consideration of a recommendation to the Village Board of Trustees. APPLICANT / CONTACT: Larry Basil 495 Central Avenue Northfield, IL 60093 Tel: (847) 441-9600 OWNER: Jennings Chevrolet 241 Waukegan Road Glenview, IL 60025 Tel: (847) 729-1000 PROPOSAL: The petitioner, Jennings Chevrolet, represented by Basil Associates, Inc., requests a Variation from the provisions of Section 98-337(4)(a) of the Glenview Zoning Ordinance to allow a ground identification sign at a height of 15.0 feet instead of a maximum height of 11.0 feet as allowed and required by said ordinance. SITE DIRECTIONS: From Village Hall, turn left onto Waukegan Road and proceed south past Colfax Avenue to the subject property. The subject property is on the east side of 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.
Site Assessment VILLAGE OF GLENVIEW ZONING: PIN: 10-17-312-007-0000 Current North East South West Glenview B-2 General Business District Glenview B-2 General Business District Glenview R-2 Residential District Glenview I-2 Light Industrial District Glenview B-2 General Business District AERIAL PHOTOGRAPHY: 2
PICTOMETRIC PHOTOGRAPHY: North Elevation East Elevation 3
Project Summary BACKGROUND: The applicant is seeking a zoning variation to allow for modifications to an existing pylon sign. The brick base and panel system have not been installed as the applicant proposes to raise the recently approved sign cabinet above the existing vehicle display inventory to be located at a height of 15.0 feet. The additional height will be afforded by a new pylon which will be enclosed in a new masonry monumentstyle base. ORDINANCE REQUIREMENTS: The following sections outline current ordinance requirements as these would be applied to the existing and proposed conditions. Maximum Height & Area for Single Tenant Ground Signs in the B-2 General Business District: Per Section 98-337 of the Municipal Code, the maximum permissible sign height for a singletenant ground sign is 11.0 feet. The maximum permissible sign area is 80.0 feet. The applicant is proposing modifications to one (1) of three (3) existing ground signs upon the subject property. The proposed modifications would result in a new monument sign base and re-use of the existing sign cabinet at a height of 15.0 feet. The existing sign comprises approximately 72 square feet, per face. A zoning variation is required to allow the proposed height. Existing Legal Nonconforming Ground Signs & Maximum Quantity of Ground Signs in the B-2 General Business District: There are two (2) additional existing legal nonconforming pylon signs upon the subject property for which no changes are proposed. A maximum of four (4) ground signs are permitted per lot in the B-2 District. Other Bulk Regulations: The proposed improvements would be in full compliance with all other design and bulk requirements of the zoning ordinance and appearance code. Other Considerations: The proposed sign alterations was reviewed and approved as requested by the Appearance Commission at their regular meeting on May 16, 2012. An excerpt from the official minutes of this meeting including the Appearance Commission s consideration of the proposed signage is attached to this report. ZONING STATISTICS CHART: INCREASE / DECREASE OVER / (UNDER) EXISTING TO PROPOSED PROPOSED PERMITTED * PERMITTED Units % Units % Lot Size (acres) 2.79 0 0.00 2.79 (2.65) (264.70) 0.14 Waukegan Ground Sign Height (ft) 11.00 (4.00) (26.67) 15.00 4.00 36.36 11.00 Waukegan Ground Sign Area (sq. ft.) 72.25 0.00 0.00 72.25 (7.75) (9.69) 80.00 4
Zoning Board of Appeals Review KEY VARIATION STANDARD COMMENTS: Staff comments after evaluating the wide range of issues considered by the Zoning Board of Appeals, including but not limited to the following: Whether there exists a legal hardship of the property as distinguished from an inconvenience Whether the alleged hardship may be self-imposed Whether a.) the property; and/or b.) the application of the ordinance to the situation is unique Compatibility of the resulting conditions with other properties of the same zoning designation Demonstration of how other available options are not viable, regardless of economic impact Mitigation of impact(s) upon properties in the vicinity Staff Comments: Existing monument signage along Waukegan Road upon both the existing adjacent McGrath Audi dealership and Jennings Volkswagen dealership exceed the current maximum height allowances required per code. Both of these monument signs were installed prior to adoption of current requirements of the sign ordinance applicable to all commercial uses as adopted in 2009 as part of a greater appearance code review & update process conducted by the Appearance Commission and Village Board of Trustees. The applicants designed and initiated installation of the existing ground sign with the intent to comply with the current requirements of the Municipal Code. Upon installation, the applicant noted that the sign is difficult to see due to its proximity to retail inventory display areas. As such, the variation is requested. The proposed ground sign would comply with maximum area requirements and all other bulk regulations of the zoning ordinance. New landscaping is proposed in a new island around the base of the proposed sign. The islands will also provide for increased clearances between vehicle display areas allowing for better sight lines to the proposed sign. A variation was previously recommended to the Village Board for approval to allow a ground sign at a maximum height of 15.0 feet for the proposed McGrath Audi dealership at the former Avon property at 1601 Overlook Drive. In response to several inquiries regarding the applicability of the Village s current signage and lighting requirements for automobile dealerships, staff is compiling research on how other towns regulate auto uses. The research may result in new regulations that maintain compatibility with adjacent uses, while also addressing the latest automobile dealership industry trends and design standards. POTENTIAL NEIGHBORHOOD IMPACTS: The proposed signage alterations would be similar in size and scale to existing monument signage for similarly uses in the area, and would not be expected to have any obvious or overt impacts on the surrounding neighborhood. 5
Technical Review PROJECT TIMELINE & OUTREACH: A. 05/11/12 Application Submitted B. 05/17/12 Public notice published in the Glenview Announcements C. 05/17/12 Public notice sign posted upon the subject property D. 05/17/12 Public notices mailed to surrounding property owners E. 06/04/12 Zoning Board of Appeals Meeting F. TBD Expiration of Zoning Variation(if approved) G. TBD Permit Issuance H. TBD Inspections I. TBD Certificate of Occupancy 2012 A BCD E Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec F ZONING BOARD JURISDICTION & PURPOSE: The Zoning Board is vested with the authority to hear, and make a final determination regarding applications for residential variances subject to the standards set forth in Section 98-47 of the Municipal Code. The Zoning Board of Appeals shall identify findings of fact based upon the standards prescribed whether the application of regulations of the zoning ordinance will create a practical difficulty or hardship for the owner, lessee, or occupant of land, buildings, or structures. LEGAL NOTICE & PUBLIC NOTIFICATION: A notice of a Public Hearing to be held was published in the Glenview Announcements, a newspaper with a general circulation within the Village of Glenview, not more than thirty (30) days, nor less than fifteen (15) days prior to the date set for said hearing in compliance with the requirements of Chapter 65, Section 5/11-13-7 of the Illinois Compiled Statutes. 6
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: http://www.glenview.il.us 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) L. Certificate of Appropriateness M. Final Engineering Approval & Outside Agency Permits N. Building Permit(s) O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy VARIATION STANDARDS: 1.) The Zoning Board of Appeals shall not vary the regulations of Chapter 98 of the Municipal Code unless it shall make a finding of fact based upon the evidence as presented to it in each specific case that the: a. Particular physical surroundings shape or topographical condition of the specific property involved would result in a practical difficulty or hardship upon or for the owner, lessee or occupant, as distinguished from a mere inconvenience, if the strict letter of the regulation were carried out. b. Conditions upon which the petition for a variation is based are unique and would not be generally applicable to other property within the same zoning classification. c. Alleged difficulty or hardship has not been created by any person presently having an interest in the property. d. Granting of the variation will not be materially detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. e. Proposed variation will not impair an adequate supply of light and air to adjacent property, substantially increase congestion in the public streets, increase the danger of fire or endanger the public safety. 7
f. Variation, if granted, will not alter the essential character of the locality. 2.) If all of the standards set forth in subsection (1) of this section cannot be met, yet an identifiable overriding public benefit can be realized by the granting of the requested variation, the zoning board of appeals shall forward a written recommendation, including a specific finding of fact of overriding public benefit, to the board of trustees for final disposition. 3.) The Zoning Board of Appeals may impose such conditions and restrictions upon the premises benefited by a variation as may be necessary to comply with the standards set forth in this subsection (1) to reduce or minimize the injurious effect of such variation upon other property in the neighborhood, and to better carry out the general intent of Chapter 98 of the Municipal Code. Attachments & Exhibits 1. Sample Motion 2. Excerpt from Draft Minutes of 05/16/12 Appearance Commission Meeting 3. Public Notice 4. Petitioner s Application & Exhibits 8
Sample Motion Based upon findings evidenced through testimony, discussion, and the petitioner s application materials which demonstrate compliance with Chapter 98, Article II, Section 98-47(c) of the Municipal Code; I move the Zoning Board of Appeals recommend approval of a Variation to the Village Board of Trustees in the case of Z2012-15, 241 Waukegan Road, for the applicant, Jim Walsh of Jennings Chevrolet, represented by Larry Basil, from the provisions of Section 98-337(4)(a) of the Glenview Zoning Ordinance to allow a ground identification sign at a height of 15.0 feet instead of a maximum height of 11.0 feet as allowed and required by said ordinance, both as allowed and required by said ordinance, provided that the monument sign be in substantial accordance with the plans and drawings (either as submitted or as amended ) and consistent with the testimony and discussion provided during consideration of the petition. 9
EXCERPT FROM DRAFT MINUTES OF THE MAY 16, 2012 APPEARANCE COMMISSION MEETING A2012-033 241 Waukegan Rd Jennings Chevrolet - Signage and Lighting Larry Basil with Basil Architects and Jim Walsh with Jennings Chevrolet were present to petition for a modification to the existing ground sign. Petitioner stated that after installation, ownership realized that the sign was not an appropriate height for its intended visibility. Petitioner stated that an additional four feet was needed. Also a service entrance arrow was being proposed for better direction for customers. Proposed sign was shown on Sheet A8 of petitioner s submittal. Directional box sign had an opaque background, illuminated, with push thru box with an arrow and the word, ENTRANCE on it. Top of the sign would align with the door for mounting height. Proposed colors were the standard Jennings Chevrolet colors. Consensus was that the way-finding sign was acceptable as proposed. Regarding the ground sign, Chairman McJilton confirmed with petitioner that the proposal was for the currently installed sign and cabinet to remain intact and a four foot base section of the same material was to be added Commissioner Bradshaw commented that he felt the proposed ground sign looked better than what was currently in place. He noted that the petitioner was scheduled to petition for a variance on June 4 th. In response to Commissioner Olson s lighting concern, Mr. Rogers clarified that the lighting requirement along Waukegan Rd was 5.0 and that the petitioner was planning on installing landscaping at the base of the light pole. Petitioner was complying with requirements while directing lighting over his inventory. Petitioner mentioned that they were installing shields on the light fixture heads and proposing landscaping to protect the base of the pole. Commissioner Demsky confirmed with Mr. Rogers that the number of pylon signs had been reviewed and they are in compliance. There were no other questions on the ground sign. It was noted that the sign color samples were in file. Regarding the proposed landscaping, petitioner referred to Sheet A7 of the submitted packet and presented an overview: Replacing entire curb and adding new curb around entire sign Parkway landscaping would remain as it Adding landscaping around sign base for year round greenery; horizontal juniper for ground cover and natural softness around sign base. Annuals would be added to the front of the sign Minimal amount of protection for sign was being provided Commissioner Olson asked if parking were to be realigned and petitioner replied that it was not. He added that they currently have a maximum amount of flexibility for displaying cars. Commissioners Shaw and Olson commented that the proposed landscaping was limited but that they understood the petitioner s reasoning.. 10
Commissioner Olson moved in the matter of A2012-033, Jennings Chevrolet at 241 Waukegan Rd, that the Appearance Commission grant a Certificate of Appropriateness based on the findings of the petitioner, through testimony and application materials, and as discussed tonight. Commissioner Bradshaw seconded the motion. Upon voice vote, motion carried. 11
PROPOSED VARIATION PUBLIC NOTICE Z2012-015 Notice is hereby given that a public hearing will be held by the Zoning Board of Appeals to consider a petition requesting a Variation of the Glenview Zoning Ordinance. The meeting will be held on Monday, June 4, 2012 at 7:00 P.M., in the Village Hall, 1225 Waukegan Road, Glenview, IL in accordance with Chapter 65, Section 5/11-13-5 of the Illinois Compiled Statutes. The property involved is commonly known as 241 Waukegan Road and legally described as: LOT 2 (EXCEPT THE SOUTH 150.0 FEET THEREOF) IN FALSING S RESUBDIVISION OF PART OF BLOCK 4 OF DEWE S ADDITION TO GOLF, A SUBDIVISION IN THE SOUTHWEST QUARTER OF FRACTIONAL SECTION 7, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. The petitioner, Jennings Chevrolet, represented by Basil Associates, Inc., requests a Variation from the provisions of Section 98-337(4)(a) of the Glenview Zoning Ordinance to allow a ground identification sign at a height of 15.0 feet instead of a maximum height of 11.0 feet as allowed and required by said ordinance. All persons interested should attend and will be given an opportunity to be heard. For additional information regarding this case, please contact Jeff Rogers, Senior Planner at (847) 904-4340. Attest: Jeff Rogers, AICP Senior Planner Publication Date: May 17, 2012 Zoning Board of Appeals Ronald A. Greco, Chairman 12