1200 N. Milwaukee Avenue

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1 Plan Commission Staff Report SUBJECT: Conditional Use Approval for Abt Electronics at 1200 N. Milwaukee Avenue. MEETING DATE: January 11, 2011 TO: FROM: PROJECT MANAGER: Chairman and Plan Commissioners Jeff Brady, Director of Planning Jill Ziegler, Village Planner CASE #: P PROJECT NAME: ADDRESS: Abt Electronics Electronic Changeable Message Sign 1200 N. Milwaukee Avenue ACTION REQUESTED: Recommendation to the Village Board of Trustees APPLICANT / CONTACT: Robert Taylor Tel: (847) Milwaukee Avenue Fax: (847) Glenview, IL OWNER: Robert J. Abt Tel: (847) Milwaukee Avenue Fax: (847) Glenview, IL 60025

2 Case History PROPOSAL: The petitioner, Abt Electronics, is requesting a conditional use permit to allow the operation of a revised electronic changeable message sign on the subject property at 1200 Milwaukee Avenue. The sign is located on Lot 1 of the Abt property, which is approximately 23 acres. The new sign would replace an existing sign facing the Interstate Tollway (I 294), adjacent to the lot s detention pond. The petitioner has provided answers to the Conditional Use questions as part of the attached application. A text amendment was originally approved in January 2008 to allow Electronic Changeable Message signs with very specific restrictions. The Board of Trustees amended the Conditional Use ordinance to allow larger Electronic Changeable Message signs on January 4, 2011 following a positive recommendation from the Plan Commission, and the amended ordinance is attached. BACKGROUND: The petitioner has submitted a revised signage design, compared to the concept presented during the text amendment proceedings. Following the hearings on the electronic changeable message sign text amendment, the petitioner determined the Abt sign that was placed below the message screen would be too low to be viewed by I 294 traffic traveling southbound. The latest version of the proposed sign will incorporate the Abt lettering and logo into the images projected on the screen, resulting in a slightly larger screen. This modification kept the height and square footage of the proposed sign within the limits prescribed by the new ordinance requirements. The appropriateness of height and total sign area shall be determined as part of the conditional use process. PROJECT HISTORY: 11/24/10 Application Submitted PUBLIC OUTREACH: 12/23/10 Public notice published in the Glenview Announcements 12/23/10 Public notice mailed to surrounding neighbors of subject property 01/11/11 Plan Commission Public Hearing TBD Board of Trustees First Consideration TBD Board of Trustees Second Consideration TBD Appearance Commission Review NEIGHBORHOOD CORRESPONDENCE: At press time, staff has not received any correspondence from the public regarding the proposed conditional use. 2

3 Site Assessment GIS MAP: Sign location X Current Zoning of Subject Property: B 2 General Business District Adjacent Zoning Districts: North: B 2 District, I 1 District and R 1 District East: I 1 District and R 1 District South: I 1 District (AON) and P 1 Public Lands District West: I 294 and Cook County Forest Preserve 3

4 AERIAL PHOTOGRAPHY: 4

5 PICTOMETRIC PHOTOGRAPHY: As viewed from the south As viewed from the west 5

6 Technical Review REQUESTED APPROVALS: Conditional Use PROPOSED DEVELOPMENT SUMMARY: The petitioner is proposing a new electronic changeable message sign for Abt Electronics, to be located adjacent to the I 294Tri State Tollway. The electronic changeable message screen is approximately 27 by 11 tall, and 300 square feet. The conditional use ordinance which permits electronic changeable message signs does not permit the signs to change more than once per day. The petitioner has included a statement in the application which explains that the 15 requirements of the conditional use have been met. The proposed electronic changeable copy sign is replacing an existing electronic changeable copy sign that is 72 square feet. The new sign will be placed 10 to the east and 20 south, and the old sign is required to be removed as soon as the new sign is installed. Zoning & Proposed Land Uses The proposed electronic changeable message sign requires a conditional use permit to be allowed in the B 2 General Business District (the only district that is permitted to have electronic changeable message signs). Signage Approval Final Appearance Approval and a sign permit will be required prior to the installation of the new electronic changeable message sign. Electronic Changeable Message Sign standards 1. Such sign shall not be visible from a road or highway other than an interstate highway; 2. Such sign shall be located on a lot of no less than 25 acres, or lots of adjoining tracts of land under the same owner that when combined total no less than 25 acres. 3. One electronic sign per lot, or business or property owner (whichever is less) is allowed. This sign shall count as one of the two maximum ground signs per lot. 4. Such sign shall have a screen that is no more than 300 square feet. The appropriateness of total sign area shall be determined as part of the conditional use. 5. Such sign shall be part of a monument style sign that is no more than 25 high. If any text is proposed on the base of the monument, it is counted toward the maximum 300 square feet. The appropriateness of sign height shall be determined as part of the conditional use. 6

7 6. Such sign shall be located not less than 50 from an interstate highway; shall be located at least 500 from a residential district; and shall be located not less than 500 from any other electronic changeable message sign; 7. Such sign shall have a static display that shall not change more than once per 24 hour period; 8. Such sign shall have a blank screen between images that shall occur for not less than two seconds and the blank screen shall have a black background; 9. Such sign s illumination shall be no more than 2.0 foot candles at the property line, and such sign s lighting intensity shall be restricted to 1000 nits during the day (dawn to dusk) and 500 nits during the night (after dusk); [a nit is a lighting unit used to measure the brightness of a source of light] 10. Such sign shall have an ambient light monitor that automatically adjusts the brightness level based on ambient light conditions consistent with the provisions of this section; 11. Such sign shall have text/characters/images that are more illuminated than the background; 12. Such sign shall have a default design that will freeze the image in one position if a malfunction occurs; 13. Such sign shall not include animated, flashing, scrolling, intermittent or full motion video elements; 14. Such sign shall not emit sounds; 15. Such sign shall meet all state and federal requirements for signs adjacent to interstate highways. STANDARDS FOR CONDITIONAL USE: 1. The proposed conditional use at the particular location is necessary or desirable for the public convenience; and it will not be injurious to the use and enjoyment of property already permitted in the immediate vicinity; nor will it diminish or impair property values in the neighborhood; nor will it affect a significant change in the character of the neighborhood. 2. The location and size of the conditional use, the nature and intensity of the operation involved in or conducted in connection with it, the size of the site in relation to it, and the location of the site with respect to streets giving access to it, shall be such that it will be in harmony with present development and the appropriate and orderly future development of the district in which it is located, as well as other butting districts. 3. The location, nature, and height of buildings, walls, and fences, and the nature and extent of the landscaping on the site shall be such that the use will not unreasonably hinder or discourage the appropriate development and use of adjacent and nearby land and buildings. 7

8 4. Parking areas shall be of adequate size for the particular use, properly located, and suitably screened from adjoining residential uses, and the entrance and exit drives shall be laid out so as to prevent traffic hazards and nuisances, and minimize traffic congestion in the area. 5. A use which is permitted in another district by conditional use shall comply with all applicable bulk regulations of the district in which the use is located. REGULATORY REVIEW REFERENCE CHART The following chart is provided as a reference appendix. The marked items are under review as part of this proposal. The appendix includes specific descriptions of each regulatory approval, the review criteria and standards for approval. Each Commissioner has a copy of the appendix and copies for the public are located on the table near the Board Room entrance doors. Regulatory Reviews Reviews Requested Location in Appendix Comprehensive Plan Official Map A Annexation B Rezoning C Planned Development D Final Site Plan Review E Subdivision Approval F Variation (as part of an Annexation or PD) G Conditional Use X H Second Curb Cut I Certificate of Appropriateness from Appearance Commission (AC) J 8

9 Draft Motion for Approval I move in the matter of P Abt Electronics at 1200 Milwaukee Avenue and based on findings that the petitioner meets the Conditional Use standards, the Plan Commission recommends the Village Board of Trustees grant Conditional Use approval in accordance with the following: 1. A Conditional Use in accordance with the provisions of Chapter 98, Article II, Section 98 50(a)(18) of the Glenview Zoning Ordinance to allow an electronic changeable message sign upon the subject property, a conditional use in a B 2 general business district, shall be permitted subject to the following conditions: a. The use shall be permitted on the structure depicted on the Landscape Plan, prepared by Heitman Architects, Inc. and dated revised January 5, b. The exterior layout of the sign shall be as depicted on the Sign Detail, prepared by Chicago Sign, and dated November 24, c. No pricing information will be included on the sign. d. If the business or sign is abandoned or discontinued for more than three (3) months, the conditional use shall be rescinded. e. The conditional use will lapse within 180 days unless the building permit enacting the conditions approved by the associated regulatory review is issued within 180 days. 2. All materials presented to the Plan Commission on January 11, 2011; and associated revisions required by the Plan Commission. ATTACHMENTS: 1. Public Notice 2. Revised Conditional Use Ordinance 3. Petitioner s Exhibits 9

10 PUBLIC NOTICE P PROPOSED CONDITIONAL USE Notice is hereby given that a public hearing will be held by the Glenview Plan Commission to consider a petition requesting a Conditional Use of the Glenview Zoning Ordinance. The meeting will be held on January 11, 2010 at 7:00 P.M., in the Village Hall, 1225 Waukegan Road, Glenview, IL in accordance with Chapter 65, Section 5/ of the Illinois Compiled Statutes. The property involved is commonly known as 1200 Milwaukee Avenue and legally described as: LOT 1 IN ABT SUBDIVISION, BEING A SUBDIVISION OF THAT PART OF SECTION 32, TOWNSHIP 42 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 10, 2010 AS DOCUMENT The petitioner, Abt Electronics, represented by Robert Taylor, requests a Conditional Use in accordance with the provisions of Chapter 98, Article II, Section 98 50(a)(18) of the Glenview Zoning Ordinance to allow an electronic changeable message sign on an existing developed commercial site in the B 2 General Business District. All persons interested should attend and will be given an opportunity to be heard. For additional information regarding this case, please contact Jill Ziegler, Village Planner, at (847) ATTEST: Jeff Brady Director of Planning Publication Date: December 23, 2010 Glenview Plan Commission Steven K. Bucklin, Chairman 10

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