HomeMy WebLinkAbout02/22/2024 P&Z Agenda PacketVillage of Mount Prospect
Planning and Zoning Commission
Regular Meeting Agenda
50 S. Emerson St. Mount Prospect, IL 60056
February 22, 2024 Village Hall - 3rd Floor Board Room 7:00 PM
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. PZ -20-23 / 718 E. Northwest Highway / CU: Massage Therapy
2.2. PZ -22-23 / 2400 E. Oakton Street / CU: Contractor's Storage Yard
3. NEW BUSINESS
3.1. PZ -01-24 / 50 S. Emerson Street / Text Amendments: Zoning and Sign Code
Updates / Village Board Final
4. CITIZENS TO BE HEARD
5. QUESTIONS AND COMMENTS
6. ADJOURNMENT
ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING BUT BECAUSE OF A DISABILITY
OR NEEDS SOME ACCOMMODATION TO PARTICIPATE, SHOULD CONTACT THE VILLAGE
MANAGER'S OFFICE AT 8471392-6000, EXTENSION 5307
Page 1 of 104
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -20-23 Hearing Date: January 25, 2024
PROPERTY ADDRESS: 718 East Northwest Highway
PETITIONER: Enlightenment Massage LLC
PUBLICATION DATE: January 10, 2024
REQUEST: Conditional Use for Massage Therapy Establishment
MEMBERS PRESENT: William Beattie
Norbert Mizwicki
Walter Szymczak
Greg Miller
Donald Olsen
Ewa Weir
MEMBERS ABSENT: Joseph Donnelly
Thomas Fitzgerald
STAFF MEMBERS PRESENT: Wiliam J. Cooney — Director of Community Development
Ann Choi — Development Planner
INTERESTED PARTIES: Anna Alexander, Enlightenment Massage LLC
Chairman Donnelly was absent from the January 25, 2024 meeting and Vice Chairman Beattie assumed
the role as the acting Chairman. Chairman Beattie called the meeting to order at 7:01 PM. Commissioner
Miller made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning
and Zoning Commission meeting on December 14, 2023. The minutes were approved 6-0.
Chairman Donnelly introduced case PZ -20-23, 718 East Northwest Highway, a request for a conditional
use permit to operate a massage therapy establishment at the subject property. The Village Board's
decision is final for this case.
Ms. Choi introduced the case and explained that the subject property is a single -story multi -tenant
commercial building with a mixture of restaurant, retail, and office establishments. Ms. Choi noted that
the tenant space was most recently occupied by an office use. Ms. Choi stated that adequate parking is
available and that the subject property parking lot is striped with 26 parking stalls. Ms. Choi noted that
since the proposal does not involve new construction or major rehabilitation (50 percent or more), or a
change in use which warrants additional parking, no additional off-street parking is required. Ms. Choi
further stated that the business is available by appointments and walk-ins and the petitioner will be the
only employee on the premises and only one client will be seen per 90 -minute session.
Ms. Choi explained that the petitioner proposes to operate a 420 -square -foot shiatsu massage
establishment consisting of compression and stretching methods on a client while they are clothed. Ms.
Planning & Zoning Commission Meeting—January 25, 2024 PZ -20-23
Page 2 of 104
Choi stated that the proposed hours of operation will be Thursday through Tuesday, 9 AM to 9 PM, and
will be closed on Wednesdays. Ms. Choi noted that no interior or exterior renovations requiring a
building permit are proposed, however the petitioner will need to obtain a sign permit for the awning.
Ms. Choi also stated that the petitioner submitted a business license application and a massage therapy
addendum according to the requirements of Village Code. Ms. Choi indicated that the Police
Department confirmed that the petitioner has met all ordinance standards.
Ms. Choi reported that staff found that the proposal meets the conditional use standards and that staff
is supportive of the request. Ms. Choi recommended approval of the following motion:
"A conditional use permit to operate a massage therapy establishment at 718 East Northwest Highway,
subject to the following conditions:
1. The business shall hold a valid Mount Prospect business license;
2. Any massage therapist employed at the business establishment shall hold a valid massage
therapist license with the State of Illinois;
3. During business hours, the entrance door shall remain unlocked, and the storefront windows
and entrance doors shall be transparent and unobstructed; and
4. Compliance with all applicable Village Code requirements, including but not limited to, fire code
and building regulations."
Ms. Choi stated that the Village Board's decision is final for this case.
Chairman Beattie swore in the Petitioner, Anna Alexander, 2925 N. 77th Avenue, Elmwood Park IL. Ms.
Alexander stated that she will be opening up a shiatsu massage business and explained the difference
between shiatsu massage and western massage. Ms. Alexander indicated that western massage heals by
opening up the muscles in a vigorous way that can cause injury whereas shiatsu massage uses a gentler
approach and instead of using force, the shiatsu method uses mindfulness using compression and
stretching that are held for longer periods of time.
Chairman Beattie asked the Petitioner if she would be the sole practitioner and how long she has been
practicing. Ms. Alexander stated she has been practicing tai chi and meditation for over five years and
has been in massage therapy school in downtown and Zen Shiatsu in Evanston to study shiatsu and has
only been licensed for a couple of weeks.
Chairman Beattie asked the Petitioner if she had reviewed the conditions of approval and asked if she
was agreeable to the conditions. Ms. Alexander responded in the affirmative.
Hearing no further comments or questions, Chairman Beattie closed the hearing and asked for a motion.
Commissioner Mizwicki made a motion seconded by Commissioner Miller to approve the following
motion:
"A conditional use permit to operate a massage therapy establishment at 718 East Northwest Highway,
subject to the following conditions:
1. The business shall hold a valid Mount Prospect business license;
2. Any massage therapist employed at the business establishment shall hold a valid massage
therapist license with the State of Illinois;
Planning & Zoning Commission Meeting—January 25, 2024 PZ -20-23
Page 3 of 104
3. During business hours, the entrance door shall remain unlocked, and the storefront windows
and entrance doors shall be transparent and unobstructed; and
4. Compliance with all applicable Village Code requirements, including but not limited to, fire code
and building regulations."
UPON ROLL CALL AYES: Szymczak, Weir, Mizwicki, Olsen, Miller, Beattie
NAYS: None
The motion was approved by a vote of 6-0 with a positive recommendation to the Village Board for the
scheduled meeting on February 6, 2024.
After hearing one additional case and seeing no citizens to be heard for non -agenda items, Commissioner
Mizwicki made a motion seconded by Commissioner Miller, and the meeting was adjourned at 7:55 PM.
Ann Choi
Development Planner
Planning & Zoning Commission Meeting—January 25, 2024
PZ -20-23
Page 4 of 104
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -22-23 Hearing Date: January 25, 2024
PROPERTY ADDRESS: 2400 E. Oakton Street
PETITIONERS: Mark DiMeo, DiMeo Brothers, Inc.
PROPERTY OWNER: Aleksandar Mimic
PUBLICATION DATE: January 10, 2024
REQUEST: CU: Contractor's Storage Yard
MEMBERS PRESENT: William Beattie
Walter Szymczak
Norbert Mizwicki
Ewa Weir
Donald Olsen
Greg Miller
MEMBERS ABSENT: Joseph Donnelly
Thomas Fitzgerald
STAFF MEMBERS PRESENT: William J. Cooney—Community Development Director
Ann Choi — Development Planner
INTERESTED PARTIES: John DiMeo, Mark DiMeo, Rob DiMeo
Chairman Donnelly was absent from the January 25, 2024 meeting; therefore, Vice Chairman Beattie
assumed the role as the acting Chairman. Chairman Beattie called the meeting to order at 7:01 PM.
Commissioner Miller made a motion seconded by Commissioner Szymczak to approve the minutes from
the Planning and Zoning Commission meeting on December 14, 2023. The minutes were approved 6-0.
After hearing one previous case, at 7:12 PM Chairman Beattie introduced case PZ -22-23: 2400 E. Oakton
Street for conditional use approval for a contractor's storage yard.
Ms. Choi introduced an aerial and stated that the subject property was annexed into the Village in 2017
as part of an annexation including approximately 40 acres of industrial and commercial property in
unincorporated Cook County and noted that the property is zoned 1-1 Limited Industrial.
Ms. Choi gave a description of the subject property and indicated that most of the subject property is
within the floodplain of Higgins Creek, an unmapped waterway that runs through South Mount
Prospect, and along the north and eastern sides of the Subject Property. Ms. Choi stated that the subject
property has considerable drainage and flood control issues, and is bound by Oakton Street to the
south, Terminal Drive to the north, Badger Road to the west, and 1-1 zoned properties to the east. Ms.
Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23
Page 5 of 104
Choi noted that the site consists of three lots and is currently vacant. Ms. Choi further noted that the
subject property currently provides two driveways along Oakton Street, and both Terminal Drive and
Badger Road are privately maintained.
Ms. Choi gave a brief description of the Petitioner and stated that the Petitioner is a sewer and water
contractor company that has been in operation since 1973 and is currently located in Elk Grove Village.
Ms. Choi stated that the Petitioner is seeking to relocate to Mount Prospect and proposes to construct a
two-story 34,500 SF building consisting of office and warehouse space with related improvements. Ms.
Choi further stated that the proposed project will provide 31 passenger vehicle parking spaces, 29 truck
parking spaces, and storage for materials and heavy machinery including material bins, trench and
safety equipment, truck and trailers, and manholes and pipes.
Ms. Choi explained that the western driveway will be located approximately 60 feet east of Badger Road
and will provide one inbound lane and one outbound lane with the outbound movements under stop
sign control. Ms. Choi further explained that the eastern driveway will be located approximately 190
feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound
movements under stop sign control.
Ms. Choi explained the different circulation paths for different types of vehicles and stated that
passenger vehicles would proceed directly to the south parking lot and exit through the opposite
driveway; truck vehicles would enter only from the east driveway, proceed past the south parking lot via
the drive aisle located east of the proposed building, and travel directly to the truck vehicle parking and
storage yard located at the rear of the building. Ms. Choi indicated that trucks and construction vehicles
would travel in a clockwise or a counterclockwise rotation around the material storage area and would
have the option to park in the heavy machinery parking area or within the truck parking area located
south of the material storage area. Ms. Choi further explained that truck traffic would also exit to the
east Oakton Street driveway along the east side of the proposed building and that the parking lot
setbacks along Oakton Street and along the north, east and west property lines will comply with the
Village Code's minimum 10 -foot parking lot setback.
Ms. Choi then discussed the accessory structures proposed including a 20 -foot tall, dome -like accessory
structure for outdoor material storage bins at the northwest corner of the site and a 8 -foot tall, solid -
style, white vinyl perimeter fence. Ms. Choi noted that as part of the conditional use request, storage
materials (such as dirt, asphalt, concrete, stone, topsoil, hard steel, hard plastic, and concrete)
measuring up to a height of 12 feet would be visible above the 8 -foot -tall solid perimeter fence. Ms.
Choi stated that some construction equipment such as excavator arms would go up to 16 feet and that
one of the conditions of approval would be modified to reflect the new height. Ms. Choi also pointed
out that a trash enclosure will be located northwest of the building.
Chairman Beattie asked where the construction material would be kept and if they would be stored
inside and outside. Ms. Choi presented a slide that showed that the materials would be stored at the
center of the site and within the accessory structure and would be open to the sky except for the
materials stored in the dome accessory structure.
Ms. Choi stated that a large underground storm system is also planned to help alleviate the existing
drainage and flood control issues. Per the Petitioner, a hydraulic study of Higgins Creek was previously
prepared and approved by the Illinois Department of Natural Resources — Office of Water Resources
(I DNR-OWR) and is attached to the staff report. Per the Petitioner, the prior report will be updated to
Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23
Page 6 of 104
reflect the current site plan and will define the base flood elevation and floodway limits along Higgins
Creek.
Ms. Choi stated that a public water main runs along the north side of Terminal Drive, just north of the
subject property, and that the Village is considering the annexation of approximately 47 acres of
unincorporated land near the southern border of the Village to provide municipal services to this area,
including the provision of Village water. Ms. Choi explained that the Village is requesting a 10 -foot -wide
easement along the west property line for a public water main that would connect the water
distribution system along Terminal Drive to a future Oakton Street water main extension, and eventually
to the potential future annexation properties. Ms. Choi noted that the Petitioner is agreeable and a
condition of approval requiring the easement has been added to the conditional use request.
Ms. Choi stated that a significant amount of new landscaping is being provided site wide and the
modifications to the site are an improvement to the existing conditions. There are some minor revisions
that need to be included in the current landscape plan; however, staff is confident that appropriate
landscaping can be achieved on the site.
Ms. Choi then advanced to the slides of the floor plans and noted the single floor of warehouse and two
floors of offices. Ms. Choi presented the next slides including the building elevations and the renderings.
Ms. Choi stated that the elevations indicate the proposed building will be composed of precast wall
paneling and clerestory windows and as shown, the proposed building will not exceed the maximum
height of 40' permitted in the 1-1 zoning district. The building height would measure 27'-6" at its highest
point.
Ms. Choi moved onto the Village's long-range planning documents and stated that the Comprehensive
Plan's Future Land Use map designates the Subject Property as "mixed-use district" which includes as
primary uses: commercial, heavy industrial, manufacturing, office, research, solid waste handling,
warehousing uses, and uses that benefit from the proximity to the 1-90 tollway and secondary uses that
include screened outdoor storage. Ms. Choi pointed out that key characteristics of the district include
encouraging larger sites to allow for large-scale employment facilities, with lot consolidation in areas
that would benefit from redevelopment. Ms. Choi further stated that the Connect South Mount
Prospect 2020: Subarea Plan designates the property as an opportunity site and recommends
manufacturing, office, warehousing/distribution, or storage related uses within the site.
Ms. Choi wrapped up the presentation by stating that the proposed development is a redevelopment
site and will provide storage -related uses within a modern industrial facility; therefore, the Petitioner's
proposal does not conflict with the long-range goals of the Comprehensive Plan. Based on the
information submitted, the surrounding uses, and the proposed development's compliance with the
Village's long-range planning documents, Ms. Choi stated that staff recommends approval of the
conditional use request. Ms. Choi maintained that the proposed project would replace an underutilized
industrial site with a suitable, alternative use on parcels that have remained vacant for a long time.
Ms. Choi stated that staff finds that the standards for a conditional use have been met. Based on these
findings, staff recommends that the Planning & Zoning Commission make a motion to adopt staff's
findings as the findings of the Planning & Zoning Commission and recommend approval of the following
motion:
Planning & Zoning Commission Meeting—January 25, 2024
PZ -22-23
Page 7 of 104
"A conditional use to allow for a contractor's storage yard, including the storage of construction
materials, construction equipment, and construction vehicles, for the property located at 2400 E.
Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil &
Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the following
conditions:
a) The Petitioner shall address all comments included in the Village review letters dated
December 7, 2023, January 8, 2024 and January 12, 2024;
b) The construction materials and construction vehicles shall not exceed a maximum height of
twelve feet (12'-0"), and construction equipment shall not exceed a height of sixteen feet
(16'-0");
c) The applicant shall submit a plat of consolidation application prior to building permit
submittal; the plat shall be recorded with Cook County prior to the issuance of any
Certificates of Occupancy;
d) A ten -foot (10'-0") wide easement dedicated exclusively to the Village for water main
purposes that runs along the entire length of the west lot line shall be provided by the
Petitioner. The easement shall be recorded with the property prior to the issuance of a
building permit;
e) The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.)
requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision
(CLOMR) from FEMA prior to beginning construction;
f) The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing,
energy, and accessibility drawings shall be prepared for permit application review to the
Village; and
g) Compliance with all applicable Village Code requirements, including, but not limited to,
zoning, fire code, sign code regulations, environmental health, and building regulations."
Ms. Choi stated that the Village Board's decision is final for this case.
Chairman Beattie asked Ms. Choi why a conditional use is required if the zoning was already 1-1.
Ms. Choi stated that the 1-1 district requires that all business be conducted indoors and that the
contractor's storage yard is primarily outdoors and requires a conditional use. Chairman Beattie asked if
there are any environmental concerns that come with storing materials outside. Ms. Choi noted that
there are concerns related with the Higgins Creek but that the Metropolitan Water Reclamation District
(MWRD) would have their own conditions that would address those environmental concerns.
Chairman Beattie asked if there were any questions for staff.
Commissioner Miller stated that since the site is within a flood zone, and water would not be able to get
into the site, would the Village experience flooding elsewhere in other parts of the Village. Ms. Choi
stated that the Petitioner is working on defining the limits of the flood plain and that the MWRD will
also restrict the building of structures within the flood plain if this is not defined, and deferred questions
on the flood plain issue to the Petitioner's civil engineer.
Commissioner Weir asked if all water would be flowing into the storm trap or and if water would be
flowing off the site and directly into Higgins Creek. Director Cooney responded that all the water would
be going into the creek, whether the water is stored and slowly released at a rate that meets code, and
some of the water on the fringes may go into the stream, but the majority of the water will be in the
Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23
Page 8 of 104
basin. Commissioner Weir asked if filtration of the water to remove sediments will occur before it goes
into the creek. Director Cooney stated he does not know if there is an filtration of sediments but
deferred to the Petitioner's civil engineer.
Chairman Beattie swore in the following individuals:
• Petitioner, John DiMeo of DiMeo Brothers at 321 Grand Boulevard, Park Ridge, IL
• Petitioner, Mark DiMeo of DiMeo Brothers at 737 Washington Avenue, Park Ridge IL
• Anastos Sukurti, attorney for the Petitioner
• Brendan May, traffic consultant with KLOA
• Louis Wehrspann, civil engineer with Cicil & Environmental Consultants
Chairman Beattie asked the Petitioners why they are looking to move to Mount Prospect.
John DiMeo explained that they are looking to relocate to Mount Prospect because their business is
rapidly expanding and they outgrew the location they are currently in and believe the location at 2400 E.
Oakton Street is perfect for their company. Mr. John DiMeo explained that 70% of their clients are
municipalities, including Mount Prospect, and they also do mass excavation in the private sector. The
current site in Elk Grove is 2 acres and they are hoping to find a permanent home at the subject
property in Mount Prospect.
Mr. John DiMeo explained that their company specializes in sewer, water and excavation and that their
employees approximately 50-70 people at its peak; approximately 15 of those employees are in the
shop and offices and the others would go to the job sites including truck drivers at the site that would
leave between 7-8 AM and come back in the evenings. Mr. John DiMeo stated that the use is not a high
traffic use.
Chairman Beattie asked how many trucks would be coming and leaving in the mornings and evenings at
the facility. Mr. John DiMeo responded that there would be anywhere from 5 to 8 trucks. Chairman
Beattie asked if everyone was coming and going off Oakton Street. Mr. John DiMeo stated that Badger
Road is a private road and there would be no access to Badger Road or Terminal Drive so Oakton Street
will be the primary entrance. Mr. John DiMeo stated that the west entrance would be for the shop
employees and office users, and the east entrance located closer to the Higgin Creek would be for larger
trucks and equipment.
Chairman Beattie asked if the Petitioner or the Petitioner's civil engineer could address the earlier
concern about sediment from the construction materials going into the creek. Mr. John DiMeo deferred
to the engineer but stated that there would be coordination with the MWRD to eliminate contamination
going into the creek.
Commissioner Weir asked if it was a possibility to eliminate contamination or if the Petitioner was going
to design this into the storm trap. Mr. John DiMeo stated that the engineers would design something to
prevent any contaminants from going into the creek.
Chairman Beattie noted that this was not included as part of the conditions of approval from the Village.
Director Cooney responded that the Village would require approval from the MWRD and the IDNR.
Chairman Beattie reiterated that the two agencies would make the decision as to whether or not
filtration of contaminants would be necessary.
Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23
Page 9 of 104
Chairman Beattie asked the civil engineer to reintroduce himself. Louis Wehrspann of 1230 E. Diehl
Road, Naperville IL, introduced himself as the civil engineer for the project.
Mr. Wehrspann addressed the question regarding the sediment basin and stated that this is a
requirement of the MWRD who require sediment basins prior to the water entering the storm trap and
then all that water will be released into the creek.
Commissioner Weir asked if there was flood plain on the property and if this would be consolidated into
the creek. Mr. Wehrspann responded in the affirmative and stated that portions of the property will be
filled in and other portions of the property would be excavated. Commissioner Weir asked if the storm
trap would serve as both regular detention and compensatory storage. Mr. Wehrspann stated that there
will be one storm trap for detention and a second storm trap for compensatory storage. Commissioner
Weir asked if the red rectangle would have a division in it. Mr. Wehrspann stated that there is a second
rectangle that was not highlighted on staff's slide that would serve as compensatory storage. Chairman
Beattie asked to see the slide that shows the rectangles. Mr. Wehrspann stated that the rectangle
highlighted in blue would serve as detention and the area located towards the back of the site would
serve as compensatory storage. Mr. Wehrspann noted that this area would be located under the parking
area.
Commissioner Weir asked if there would be any surface runoff into the creek. Mr. Wehrspann
responded that any runoff would be from the areas outside of the curb lines within the grassy areas
along the perimeter, and any water that falls on pavement within the curb lines would be treated and
released to the detention system.
Chairman Beattie asked where Higgins Creek is in relation to the site. Mr. Wehrspann stated that Higgins
Creek is along the north and east sides of the site.
Commissioner Weir asked if there are any wetlands on the property. Mr. Wehrspann stated there are
wetlands on the property and they have already been delineated and noted the wetlands are of poor
quality. Mr. Wehrspann stated that when the grading is restored around Higgins Creek, that they will be
improving the wetlands by providing plantings in those areas. Commissioner Weir asked if the plantings
would be native. Mr. Wehrspann stated that they would not be native but they would be plantings that
would control erosion, stabilize the banks, and hopefully allow the creek to improve on its own.
Commissioner Weir asked the traffic consultant if the truck traffic would only use the east driveway and
if high level impacts were evaluated for Oakton Street. Mr. May with KLOA responded that the traffic
impact statement that was prepared shows that Oakton Street carries approximately 20,000 to 21,000
vehicles per day and as was indicated earlier most of the employees would be traveling directly to the
field.
Chairman Beattie asked what kind of trucks and construction equipment would be coming in and out of
the property. Mr. John DiMeo stated that there would be about 4-5 semis going in and out of that east
entrance per day, and 2 low -boys that transport the construction equipment and are not used daily
(project -based). Mr. May stated that this would translate to the addition of less than one percent of
traffic that currently exists on Oakton Street, so there would be very minimal impact.
Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23
Page 10 of 104
Commissioner Weir asked if there would be on-going operational procedures needed for maintaining
erosion and dust control within the neighborhood, aside from the erosion control plan during
construction.
Mr. John DiMeo responded that they maintain their own dust control, and use tanks on trailers with
sprayers to minimize dust, and noted that the materials stored in the accessory structure would be
contained by concrete blocks with tarps on top of the materials so no materials would be blowing onto
the neighbors' properties. Commissioner Weir asked if the materials would always be covered with tarp
and if the materials would be open to the south. Mr. John DiMeo responded in the affirmative to both
questions.
There was an inaudible question from one of the commissioners. Mr. John DiMeo responded that the
subject property would be their headquarters. Commissioner Mizwicki asked if the Petitioner had any
other locations. Mr. John DiMeo stated they have one other location in Wilmette which is used more as
a satellite yard to store additional materials and equipment for projects in the Northshore but there
would be no office or staff there.
Chairman Beattie asked about the totality of construction vehicles. Mr. John DiMeo stated they operate
5 semi -trucks and 2 low -boys. Chairman Beattie asked if it was standard operating procedure to have
materials covered. Mr. John DiMeo stated that this is a general procedure they follow for construction
materials loaded onto trucks, and that in Elk Grove they were not required to cover the materials on-site
but are willing to do so to comply with Mount Prospect's codes.
Chairman Beattie asked if there was anyone in the audience who had questions for staff or the
Petitioner.
Chairman Beattie swore in Randy Spitzer, 141\1569 Timber Ridge Drive, Elgin IL. Mr. Spitzer stated that he
is a neighbor of the subject property and represents Citgo, Exxon, and West Shore, and noted the
flooding problem in the area. Mr. Spitzer stated that MWRD has been tremendously helpful and
welcomed the Petitioner into the community. Mr. Spitzer noted that there is an existing MWRD program
that would help the flooding in this area if a partnership is formed between the Village and the
Petitioner. Mr. Spitzer stated that Terminal Drive and Badger Road become flooded and semis need to
drive through a couple of feet of water. About eight years ago, $1.5 million was invested in Higgins
Creek on the south side of Oakton Street and shortened the flooding and drainage issues from one day
to half a day. Mr. Spitzer asked if the Village could partner with MWRD to improve the creek conditions.
Chairman Beattie stated he did not know if the Planning and Zoning Commission or Village Board have a
recommendation on a partnership and that what they are doing is addressing the question of whether
the conditional use for a contractor's storage yard should be approved. Director Cooney stated that he
has spoken with Mr. Spitzer about this issue in the past and that the Petitioner is committed and
required by MWRD for fixing up the creek and make it function for them and that this would be the
opportunity to review any specific plan that MWRD has and would be part of the MWRD permit process.
Director Cooney added that this area is also within a TIF district and if there is Village contribution that
would benefit the whole area, that is something the Village would consider.
Chairman Beattie stated that it sounds like the Village may already be considering what Mr. Spitzer is
proposing. Mr. Spitzer commended the Petitioner on their excellent plans and the separation of truck
traffic on the subject property and the truck traffic coming from Terminal Drive.
Planning & Zoning Commission Meeting—January 25, 2024
PZ -22-23
Page 11 of 104
Commissioner Mizwicki stated that it would be a good idea for Mr. Spitzer to attend the next Village
Board meeting to provide his support and ask questions for the Village Board. Director Cooney stated
the next Village Board meeting will be held on February 6.
Chairman asked if there were any further questions. Commissioner Weir asked staff if there was a
possibility of incorporating an operational dust control condition into the approval or if this is something
that cannot be monitored. Director Cooney responded that the Village has property maintenance
regulations in place already so if there were any complaints made because of dust, the Village has the
ability to address that.
Commissioner asked if the approval can be conditioned based on a regional MWRD cooperation based
on storm water detention. Director Cooney replied that MWRD has authority over the site and would
need to sign off on the project. Chairman Beattie noted that as a condition of approval, the project
would need to follow the other agencies' regulations.
Hearing no further comments or questions, Chairman Beattie closed the hearing and asked for a motion.
Commissioner Mizwicki made a motion seconded by Commissioner Miller to approve the following
motion:
"A conditional use to allow for a contractor's storage yard, including the storage of construction
materials, construction equipment, and construction vehicles, for the property located at 2400 E.
Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil &
Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the following
conditions:
a) The Petitioner shall address all comments included in the Village review letters dated
December 7, 2023, January 8, 2024 and January 12, 2024;
b) The construction materials and construction vehicles shall not exceed a maximum height of
twelve feet (12'-0"), and construction equipment shall not exceed a height of sixteen feet
(16'-0");
c) The applicant shall submit a plat of consolidation application prior to building permit
submittal; the plat shall be recorded with Cook County prior to the issuance of any
Certificates of Occupancy;
d) A ten -foot (10'-0") wide easement dedicated exclusively to the Village for water main
purposes that runs along the entire length of the west lot line shall be provided by the
Petitioner. The easement shall be recorded with the property prior to the issuance of a
building permit;
e) The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.)
requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision
(CLOMR) from FEMA prior to beginning construction;
f) The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing,
energy, and accessibility drawings shall be prepared for permit application review to the
Village; and
g) Compliance with all applicable Village Code requirements, including, but not limited to,
zoning, fire code, sign code regulations, environmental health, and building regulations."
Planning & Zoning Commission Meeting—January 25, 2024
PZ -22-23
Page 12 of 104
UPON ROLL CALL AYES: Szymczak, Weir, Mizwicki, Olsen, Miller, Beattie
NAYS: None
The motion was approved by a vote of 6-0.
Chairman Beattie stated that it was Village Board Final and asked when the next Village Board meeting
will be.
Director Cooney answered that the next Village Board meeting will be February 6tn
After hearing no more items of new business and no citizens to be heard, Commissioner Mizwicki made a
motion seconded by Commissioner Miller, and the meeting was adjourned at 7:55 PM.
Ann Choi
Development Planner
Planning & Zoning Commission Meeting—January 25, 2024
PZ -22-23
Page 13 of 104
Subject
Meeting
Fiscal Impact (Y/N)
Dollar Amount
Budget Source
Category
Type
Information
Item Cover Page
PZ -01-24 / 50 S. Emerson Street / Text Amendments: Zoning
and Sign Code Updates / Village Board Final
February 22, 2024 - REGULAR MEETING OF THE MOUNT
PROSPECT PLANNING AND ZONING COMMISSION
NEW BUSINESS
Action Item
The Community Development Department has reviewed both the Village's zoning and sign
codes and is recommending the following text amendments to eliminate inconsistencies and
ambiguity, and to address recent changes in industry trends and standards.
Discussion
Lodging Accommodations
The Village of Mount Prospect does not distinguish between long-term and short-term lodging
accommodations, prompting staff to establish clearer definitions for these uses. Hotels and motels
are currently allowed as permitted uses in the B-5 and B -5C districts and as conditional uses in
the B-3 and B-4 districts. The following three hotels/motels currently operate in the Village and
are listed in Table 1 below.
Table 1: Existing Hotels/Motels in the Village of Mount Prospect
Name of Hotel/Motel Address Zoning
AAA Tower Inn & Suites 303 W. Algonquin Rd 134
Four Points by Sheraton 2200 S. Elmhurst Rd B3
Mount Prospect Hampton Inn 1 Randhurst Village Dr B3*
Staff recommends defining "Extended Stay Hotel" as an accommodation that exceeds 30 days but
not more than 90 days and recommends conditional use approval in the B-3 and B-4 districts for
this type of accommodation. Staff further proposes separate definitions for "Hotel" and "Motel"
and limiting stays at hotels and motels to no more than 30 days. Occupancy in the same hotel or
motel for over 30 consecutive days exempts patrons from paying the Illinois Hotel Occupancy
Tax. Additional clean-ups include modifying the current definition of "Dwelling" and eliminating
any references to "Motor Inn". If the proposed text amendment is approved, all existing lodging
accommodations within the Village would retain their classification as either a hotel or motel. Any
future hotel, extended stay hotel, or motel in the B-3 and B-4 districts would require conditional
use approval and this provision would grant the Village the authority to revoke the conditional use
Page 14 of 104
permit if the lodging establishment violates the time limitations. Additionally, the proposed text
amendment would allow existing hotels and motels to request conditional use approval to convert
to an extended stay hotel in the future. The proposed text amendments related to lodging
accommodations are as follows:
Chapter 14 Zoning, Article VI Zoning Districts, Section 14.604: Land Use Table II
Add "Extended Stay Hotels" to the Land Use Table II as a conditional use in the B-3 and B-4
zoning districts.
Chapter 14 Zoning, Article XXII Off Street Parking Requirements, Section 14.2207
Modify the off street parking requirements to add "Extended Stay Hotel" under the Use category
"Hotel/motel" to share the same parking requirement of 1 space per guestroom plus 1 space per
employee on peak shift.
Chapter 14 Zoning, Article XXIV Definitions, Section 14.2401
The current zoning code definition of "Dwelling" includes references (excluding) "hotels, motels,
rooming, boarding or lodging houses" but the Village does not define rooming, boarding or
lodging house, so this reference should be eliminated. The definition of "Hotel, Motel, Motor Inn"
should be deleted in its entirety and the definitions of "Extended Stay Hotel", "Hotel" and "Motel"
should be added to Section 14.2401 in the appropriate alphabetical locations. Boarding, rooming,
lodging houses, and motor inns are not listed in the land use table so any references should also
be removed from the Village code.
Chapter 15 Subdivision, Development and Site Improvement Procedures, Article II Rules and
Definitions, Section 15.202
The definition of "Dwelling" should refer to the proposed modified definition of "Dwelling" in the
zoning code as noted above.
Electronic Messaging Signs
According to the International Dark Sky Association (IDA), electronic message center (EMC) signs
are also known as "LED signs, LED displays, solid-state lighting signs, digital billboards, mobile
digital billboards, changeable message signs, media facades, media towers, architectural lighting
facades, or electric signs". As further noted by the IDA, EMC signs can have a significant impact
to the natural and built environment, often producing glare, light trespass, skyglow, and
substantially changing the nightscape. Lateral light emission from EMC signs cannot be shielded
and are typically aimed outward toward traffic and viewers and may contribute to light trespass
into nearby residences.
The Village recently approved an EMC sign for an elementary school that was met with significant
opposition from a residential neighbor after its installation. Although the EMC sign met the sign
code requirements for illumination, the resident complained that the sign causes glare, creates a
nuisance, and the sign violates their property rights. EMC signs are currently allowed by -right in
single-family districts if they comply with Sections 7.302(H) and 7.401 which provides brightness
or illumination requirements. Permits for EMC signs are requested by schools, churches, and park
districts - nonresidential uses that are located in single-family residential zoning and conservation
recreations districts. After some field inspections, staff has re-evaluated the sign code and
recommends modifying the requirements for EMC signs in the C-R Conservation Recreation and
the single-family residential districts (R -X, R-1, and R -A) to restrict the hours of operation, reduce
the allowable light intensity, and require existing EMC signs to come into compliance with the new
regulations. The proposed text amendments related to EMC signs in the C-R, R -X, R-1, and R -A
districts are as follows:
Page 15 of 104
Chapter 7 Sign Regulations, Article IV Illumination and Maintenance, Section 7.401 Illumination
Staff proposes to amend Section 7.401 to separate regulations for EMC signs located in zoning
districts other than C-R, R -X, R-1 and R -A districts and EMC signs located in the C-R, R -X, R-1
and R -A districts, and to add more stringent requirements for EMC signs in the C-R, R -X, R-1, and
R -A districts. Staff proposes to adopt the minimum requirements and best management practices
provided by the IDA, Guidance for Electronic Message Centers IDA2019-01, included as
Attachment A of the staff report. The proposed text amendment would add a curfew requiring
EMC signs to be turned off no later than the later of the following and remain turned off until
seven o'clock (7:00) A.M the following morning: one (1) hour after sunset, but no later than
seven o'clock (7:00) P.M.; or thirty (30) minutes after the closing of the establishment, but no
later than seven o'clock (7:00) P.M. Light intensity shall not exceed 4 foot-candles using the
sign's night -mode white screen setting (brightest nighttime setting) when measured with a
standard light meter at a distance of ten feet (10') away from the face of the EMC sign. All
existing EMC signs within the Village will be required to comply with the proposed curfew.
Building Height
Staff recommends updating the zoning code to reflect the changing nature of industrial
development, specifically the height of buildings in the I-1 Limited Industrial districts. Per the
publication "Rules of Thumb for Distribution/Warehouse Facilities Design" published by the
Commercial Real Estate Development Association (NAIOP), and included as Attachment B of the
staff report, one of the primary differentiators in distribution buildings is clear height. The NAIOP
defines clear height as "the distance from the floor to the lowest hanging ceiling members or
hanging objects, beams, joists, or truss work descending into a substantial portion of the
industrial work area. This is the most important measure of the interior height of an industrial
building because it defines the minimum height of usable space within the structure." Clear
heights in most markets follow building size configurations and the following rules of thumb are
recommended. Approximately four feet to six feet are added to the clear height to calculate the
overall building height:
• Buildings below 50,000 square feet can be 28 -foot clear.
• Buildings between 50,000 square feet and 80,000 square feet can be 30 -foot clear.
• Buildings between 80,000 square feet and 150,000 square feet should be 32 -foot clear.
• Buildings between 150,000 square feet and 500,000 square feet should be 36 -foot clear.
• Buildings above 500,000 square feet (and cross -docked buildings) should be 40 -feet or 42 -
foot clear.
Staff reviewed the most recent industrial developments approved and/or constructed in the
Village which are summarized in the following Table 2.
Table 2: Recently Approved Industrial Developments
Development
Use
Status
Gross
Clear
Building
Floor
Height
Height
Area
Cloud HQ
Data
Site
585,000
54' to 81'
1200 E. Algonquin Road
Center
Work
SF/building
Seefried Industrial
Office/
Built
80,000 SF
37'-11"
Properties
Warehouse
32'
2240 S. Busse Road
Stotan Industrial
Warehouse
Built
100,400
39'-6"
Page 16 of 104
350 N. Wolf Road SF 32' 1 771
The zoning code currently permits buildings in the I-1 district to reach a height of 40 feet. By
comparison, the I-2 Railroad District permits a building height of 30 feet and the I-3 Solid Waste
Handling District permits a building height of 50 feet. Staff proposes to increase the building
height in the I-1 district to fifty feet (50') to align with industry trends. Staff also recommends
conditional use approval for a planned unit development as a requirement for buildings that would
exceed the 50 -foot height limit.
Standards for Text Amendments
The standards for text amendments are listed in Section 14.203.D of the Village's zoning
ordinance and Section 7.606 of the sign ordinance for the Planning and Zoning Commission to
consider. The standards are:
• The general applicability of the amendment to the community, rather than an individual
parcel;
• Consistency of the amendment with objectives of the Zoning Code and Comprehensive Plan;
and
• The degree to which the amendment would create non -conformity; and
• Consistency of the amendment with Village policy as established by previous rulings.
The proposed changes are intended to reflect current Village objectives as outlined in the
Comprehensive Plan and other accepted planning documents. The proposed amendments satisfy
the standards for text amendments as required in the zoning and sign codes.
Alternatives
The proposed text amendments meet the standards contained in Section 14.203.D of the
zoning ordinance and in Section 7.606 of the sign ordinance. Based on these findings, staff
recommends that the Planning and Zoning Commission make a recommendation to the Village
Board to approve the following motion:
1. "To approve the text amendments as outlined in the attached documents for case PZ -
01 -24 which should perform certain amendments to the text of the Village's zoning,
sign and development code regulations."
2. Action at the discretion of the Planning and Zoning Commission.
The Village Board's decision is final for this case.
Staff Recommendation
To recommend approval of the text amendments as outlined in the attached documents for
Case PZ -01-24 which amend the zoning and sign codes (Chapters 14 and 7).
Attachments
1. PZ -01-24 Staff Report
2. PZ -01-24 Administrative Content
3. PZ -01-24 Attachment A - EMC Guidelines - IDA2019-1
4. PZ -01-24 Attachment B - NAIOP Rules of Thumb
5. PZ -01-24 Attachment C - Redline Changes
Page 17 of 104
PZ -01-24 Attachment C - Final Changes
Page 18 of 104
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
STAFF REPORT FROM THE DEPARTMENT OF Community Development
William J. Cooney, AICP
Director of Community Development
DATE: February 17, 2024
CASE NUMBER
PZ -01-24
PUBLIC HEARING DATE
February 22, 2024
BRIEF SUMMARY OF REQUEST
Ann Choi
Development Planner
APPLICANT/PROPERTY OWNER
Village of Mount Prospect
PROPERTY ADDRESS/LOCATION
50 South Emerson Street
The purpose of this staff report is to discuss proposed code amendments to modify Chapter 14, Chapter 7,
and other chapters of the Village of Mount Prospect Village Code as may be required. A summary of the
proposed changes is described below.
APPROV
STAFF RECOMMENDATION
APPROVE WITH CONDITIONS
DENY
PROPOSAL
The Community Development Department has reviewed both the Village's zoning and sign codes and is
recommending the following text amendments to eliminate inconsistencies and ambiguity, and to address
recent changes in industry trends and standards.
Lodging Accommodations
The Village of Mount Prospect does not distinguish between long-term and short-term lodging
accommodations, prompting staff to establish clearer definitions for these uses. Hotels and motels are
currently allowed as permitted uses in the B-5 and 13-5C districts and as conditional uses in the B-3 and B-4
districts. The following three hotels/motels currently operate in the Village and are listed in Table 1 below.
Table 1: Existing Hotels/Motels in the Village of Mount Prospect
Name of Hotel/Motel
Address
Zoning
AAA Tower Inn & Suites
303 W Algonquin Rd
134
Four Points by Sheraton
2200 S Elmhurst Rd
133
Mount Prospect Hampton Inn
1 Randhurst Village Dr
133*
Staff recommends defining "Extended Stay Hotel" as an accommodation that exceeds 30 days but not more
than 90 days and recommends conditional use approval in the B-3 and B-4 districts for this type of
accommodation. Staff further proposes separate definitions for "Hotel" and "Motel" and limiting stays at
hotels and motels to no more than 30 days. Occupancy in the same hotel or motel for over 30 consecutive
days exempts patrons from paying the Illinois Hotel Occupancy Tax. Additional clean-ups include modifying
the current definition of "Dwelling" and eliminating any references to "Motor Inn". If the proposed text
amendment is approved, all existing lodging accommodations within the Village would retain their
Page 19 of 104
classification as either a hotel or motel. Any future hotel, extended stay hotel, or motel in the B-3 and B-4
districts would require conditional use approval and this provision would grant the Village the authority to
revoke the conditional use permit if the lodging establishment violates the time limitations. Additionally, the
proposed text amendment would allow existing hotels and motels to request conditional use approval to
convert to an extended stay hotel in the future. The proposed text amendments related to lodging
accommodations are as follows:
Chapter 14 Zoning, Article VI Zoning Districts, Section 14.604: Land Use Table 11
Add "Extended Stay Hotels" to the Land Use Table II as a conditional use in the B-3 and B-4 zoning districts.
Chapter 14 Zoning, Article XXII Off Street Parking Requirements, Section 14.2207
Modify the off street parking requirements to add "Extended Stay Hotel" under the Use category
"Hotel/motel" to share the same parking requirement of 1 space per guestroom plus 1 space per employee
on peak shift.
Chapter 14 Zoning, Article XXIV Definitions, Section 14.2401
The current zoning code definition of "Dwelling" includes references (excluding) "hotels, motels, rooming,
boarding or lodging houses" but the Village does not define rooming, boarding or lodging house, so this
reference should be eliminated. The definition of "Hotel, Motel, Motor Inn" should be deleted in its entirety
and the definitions of "Extended Stay Hotel", "Hotel" and "Motel' should be added to Section 14.2401 in
the appropriate alphabetical locations. Boarding, rooming, lodging houses, and motor inns are not listed in
the land use table so any references should also be removed from the Village code.
Chapter 15 Subdivision, Development and Site Improvement Procedures,
Article 11 Rules and Definitions, Section 15.202
The definition of "Dwelling" should refer to the proposed modified definition of "Dwelling" in the zoning
code as noted above.
Electronic Messaging Signs
According to the International Dark Sky Association (IDA), electronic message center (EMC) signs are also
known as "LED signs, LED displays, solid-state lighting signs, digital billboards, mobile digital billboards,
changeable message signs, media facades, media towers, architectural lighting facades, or electric signs". As
further noted by the IDA, EMC signs can have a significant impact to the natural and built environment,
often producing glare, light trespass, skyglow, and substantially changing the nightscape. Lateral light
emission from EMC signs cannot be shielded and are typically aimed outward toward traffic and viewers and
may contribute to light trespass into nearby residences.
The Village recently approved an EMC sign for an elementary school that was met with significant
opposition from a residential neighbor after its installation. Although the EMC sign met the sign code
requirements for illumination, the resident complained that the sign causes glare, creates a nuisance, and
the sign violates their property rights. EMC signs are currently allowed by -right in single-family districts if
they comply with Sections 7.302(H) and 7.401 which provides brightness or illumination requirements.
Permits for EMC signs are requested by schools, churches, and park districts — nonresidential uses that are
located in single-family residential zoning and conservation recreations districts. After some field
inspections, staff has re-evaluated the sign code and recommends modifying the requirements for EMC
signs in the C-R Conservation Recreation and the single-family residential districts (R -X, R-1, and R -A) to
restrict the hours of operation, reduce the allowable light intensity, and require existing EMC signs to come
2
Page 20 of 104
into compliance with the new regulations. The proposed text amendments related to EMC signs in the C-R,
R -X, R-1, and R -A districts are as follows:
Chapter 7 Sign Regulations, Article IV Illumination and Maintenance, Section 7.401 Illumination
Staff proposes to amend Section 7.401 to separate regulations for EMC signs located in zoning districts
other than C-R, R -X, R-1 and R -A districts and EMC signs located in the C-R, R -X, R-1 and R -A districts, and to
add more stringent requirements for EMC signs in the C-R, R -X, R-1, and R -A districts. Staff proposes to
adopt the minimum requirements and best management practices provided by the International Dark -Sky
Association, Guidance for Electronic Message Centers IDA2019-01, included as Attachment A of the staff
report. The proposed text amendment would add a curfew requiring EMC signs to be turned off no later
than the later of the following and remain turned off until seven o'clock (7:00) A.M the following morning:
one (1) hour after sunset, but no later than seven o'clock (7:00) P.M.; or thirty (30) minutes after the closing
of the establishment, but no later than seven o'clock (7:00) P.M. Light intensity shall not exceed 4 foot-
candles using the sign's night -mode white screen setting (brightest nighttime setting) when measured with
a standard light meter at a distance of ten feet (10') away from the face of the EMC sign. All existing EMC
signs within the Village will be required to comply with the proposed curfew.
Building Height
Staff recommends updating the zoning code to reflect the changing nature of industrial development,
specifically the height of buildings in the 1-1 Limited Industrial districts. Per the publication "Rules of Thumb
for Distribution/Warehouse Facilities Design" published by the Commercial Real Estate Development
Association (NAIOP), and included as Attachment B of the staff report, one of the primary differentiators in
distribution buildings is clear height. The NAIOP defines clear height as "the distance from the floor to the
lowest hanging ceiling members or hanging objects, beams, joists, or truss work descending into a
substantial portion of the industrial work area. This is the most important measure of the interior height of
an industrial building because it defines the minimum height of usable space within the structure." Clear
heights in most markets follow building size configurations and the following rules of thumb are
recommended. Approximately four feet to six feet are added to the clear height to calculate the overall
building height:
• Buildings below 50,000 square feet can be 28 -foot clear.
• Buildings between 50,000 square feet and 80,000 square feet can be 30 -foot clear.
• Buildings between 80,000 square feet and 150,000 square feet should be 32 -foot clear.
• Buildings between 150,000 square feet and 500,000 square feet should be 36 -foot clear.
• Buildings above 500,000 square feet (and cross -docked buildings) should be 40 -feet or 42 -foot clear.
Staff reviewed the most recent industrial developments approved and/or constructed in the Village which
are summarized in the following Table 2.
3
Page 21 of 104
Table 2: Recently Approved Industrial Developments
Gross Floor
Clear
Building
Development
Use
Status
Area
Height
Height
Cloud HQ
Data
Site
585,000
1200 E. Algonquin Road
Center
Work
SF/building
54' to 81'
Seefried Industrial Properties
Office/
2240 S. Busse Road
Warehouse
Built
80,000 SF
32'
37'-11"
Stotan Industrial
Warehouse
350 N. Wolf Road
Built
100,400 SF
32'
39'-6"
The zoning code currently permits buildings in the 1-1 district to reach a height of 40 feet. By comparison,
the 1-2 Railroad District permits a building height of 30 feet and the 1-3 Solid Waste Handling District permits
a building height of 50 feet. Staff proposes to increase the building height in the 1-1 district to fifty feet (50')
to align with industry trends. Staff also recommends conditional use approval for a planned unit
development as a requirement for buildings that would exceed the 50 -foot height limit.
Standards for Text Amendments
The standards for text amendments are listed in Section 14.203.D of the Village's zoning ordinance and
Section 7.606 of the sign ordinance for the Planning and Zoning Commission to consider. The standards are:
• The general applicability of the amendment to the community, rather than an individual parcel;
• Consistency of the amendment with objectives of the Zoning Code and Comprehensive Plan; and
• The degree to which the amendment would create non -conformity; and
• Consistency of the amendment with Village policy as established by previous rulings.
The proposed changes are intended to reflect current Village objectives as outlined in the Comprehensive
Plan and other accepted planning documents. The proposed amendments satisfy the standards for text
amendments as required in the zoning and sign codes.
The proposed text amendments to the zoning and sign codes are contained in Attachment C. Modifications to
each of the chapters are indicated as . . ' + and i.l. ions.. The proposed text amendments meet the
standards contained in Section 14.203.1) of the zoning ordinance and in Section 7.606 of the sign ordinance.
Based on these findings, staff recommends that the Planning and Zoning Commission make a
recommendation to the Village Board to approve the following motion:
1. "To approve the text amendments as outlined in the attached documents for case PZ -01-24 which
should perform certain amendments to the text of the Village's zoning, sign and development code
regulations."
The Village Board's decision is final for this case.
4
Page 22 of 104
ATTACHMENTS: ADMINISTRATIVE CONTENT
(Zoning Request Application, Responses to
Standards, etc...)
I concur:
4 �9. 4��, V.
William J. Cooney, AICP
Director of Community Development
PLANS OTHER
(Supplemental Information,
(Plat of Survey, Site Plan, etc.) Public Comments Received,
etc... )
5
Page 23 of 104
WPLAMPlanning & Zoning COMM\P&Z 2024\Staff Reports\PZ-01-24 50 S Emerson Street (Text Amendments, Zoning and Sign Code Updates).docx
Page 24 of 104
T"77117. 7P-7771. Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number: P&Z -_Lo
Date of Submission:
Project Name/Address:
I. Subject Property
Address(es):
Hearing Date: 10311!1120za
Zoning District (s): Property Area (Sq. Ft. and/or Acreage):
Parcel Index Number(s) (PIN(s):
II. Zoning Request(s) (Check all that apply)
❑ Conditional Use: For
❑ Variation(s): To
❑ Zoning Map Amendment: Rezone From To
EvrZoning Text Amendment: Section(s)
❑ Other:
IV. Applicant (all correspondence will be sent to the applicant) I
Name:AtAA 0 Corporation;
._ .. �.
Address:,
City, State, ZIP Code:
Phone. ......_w Email
Interest in Property:t�r�
(e.g. owner, buyer, dev toper,
1
Page 25 of 104
V. Property Owner
_...www_ ._. �.....�_
❑ Check.. Same as Applicant
................aa__.............................._.........--......... ..... __� _ w.....w ..�
Name: Corporation:
Address:
City, State, ZIP Code:
Phone:
Email:
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are tru nd cerate to the best of my knowledge.
Applicant: Cn(r Date:......
it or Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associated supporting material.
Property Owner:
(Signature)
(Print or Type Name)
2
Date:
Page 26 of 104
ABOUT IDA
The need to protect and restore the natural nighttime
environment is more urgent than ever. Light pollution,
defined as light where it is not wanted or needed, affects
our health, the environment, wildlife, and our ability
to find awe in the natural night. Research indicates
that light pollution is increasing at a global rate of five
percent per year.
The International Dark -Sky Association, a 501(c)
(3) nonprofit organization based in Tucson, Arizona
is dedicated to preserving and protecting the natural
nighttime environment.
INTERNATIONAL DARK -SKY ASSOCIATION
3223 N. First Avenue
Tucson, AZ 85719 USA
+1-520-293-3198
www.darksky.org
The IDA Guide for Electronic Messaging Centers (EMCs) was prepared for the Interna-
tional Dark -Sky Association (IDA) by the IDA Technical Committee and approved by the
IDA Board of Directors.
IDA Board of Directors
Kennric Kattner, President
Kellie Pendoley, Vice President
Kim Patten, Treasurer
Jessica Cleeves, Secretary
Diana Umpierre
Technical Committee Members
Chad Moore, Chair
Chis Bailey
Terry McGowan
Brad Schlesselman
Christian K. Monrad
Paulina Billalobos
Aubrey Larson
Ex -Officio Members
Ruskin K. Hartley, IDA Executive Director
Pete Strasser, Staff Liason
Lauryl Alan -Forest
Diane Knutson
Alejandro Sanchez Miguel
Dr. Karolina M
Lanlan Wei
Kirt Rusenko
Bob Adams
Pubished May 10, 2019
Ziel i nska-Dabkowska
Purpose
Electronic Message Centers (EMCs) are also known as "LED
signs," "LED displays," "solid-state lighting signs," "digital
billboards," "mobile digital billboards," "changeable
message signs," "media facades," "media towers,"
"architectural lighting facades," or "electronic signs."' This
guidance addresses outdoor installations as well as indoor
installations that are intended to be viewed from outdoors,
such as through store windows. This guidance addresses all
EMC installations no matter where situated, whether off or
on a public right of way, and whether on- or off -premise.
EMCs have directly -viewed arrays of LED light sources (and
potentially fiber optic or backlit dis-play light source) that
are electronically controlled to display fixed or dynamic
messages. Each LED in the array can be of a different color
and brightness and is dynamically controlled. EMCs have
been rapidly adopted for commercial sites and advertising.
The nature of EMCs makes them a significant impact to
the natural and built environment, often producing glare,
light trespass, skyglow, and substantially changing the
nightscape.
To address deficiencies in many sign codes that only
address legacy sign installations, IDA has developed
minimum requirements and a set of best practices for
EMCs in order to minimize the environmental hazard that
often results from carelessly installed and operated signs.
These recommendations are intended to be integrated by
planners into existing sign ordinances and zoning codes
and adopted by lighting practitioners. While IDA does not
endorse the use of EMCs at night, it recognizes that these
installations will continue to be developed and installed
widely. IDA therefore presents the following guidance from
a technical and scientific stand -point.
Background
The light -emitting diode (LED) is transforming the
way we light our cities and towns. LEDs have now
come to dominate the outdoor advertising industry,
replacing legacy signs such as conventional flood -lighted
billboards, exposed lamp and internally -illuminated
(i.e. backlit) translucent signs, as well as ushering in
new communication media. EMCs, are appearing with
increasing frequency along roadsides and on urban
buildings worldwide.
EMCs consist of arrays of many thousands of
programmable LED light sources which, when viewed
from a distance, make up a composite picture. Multiple
advertisements can be displayed in one space, and can
also be altered remotely. EMCs can be adjusted by time
of day to changing traffic and ambient light conditions,
and may require less electricity than legacy installations
given the high efficiency of LEDs. However, EMCs are
often being applied in novel ways that expand their
application and may not be replacing a traditional sign
or facade light on a one for one basis; thus may not
represent any energy use reduction over past practices.
EMCs can be harmful to the nighttime environment.
Much of the implementation of this medium to date
has been uncontrolled, has been especially harmful
to the environment, and has garnered much public
attention. Unlike luminaires (i.e. light fixtures), EMC
light emissions cannot be shielded, and the horizontal
arrangement of their LEDs — typically aimed outward
toward traffic and viewers — means that some of their
light is necessarily emitted laterally into adjacent
environments and upward into the night sky. Light
that is emitted laterally can be a substantial source of
Background, continued
glare, temporarily limiting visual function for passing
observers. Animated and/or rapidly cycling messages
can be distracting to drivers, cyclists, and pedestrians
and are suspected as being a potential traffic safety
risk .2 The light emission of EMCs can generate more
lateral and upward light emission than conventional
billboard lighting and thus can be visible to wildlife
over long distances,3 affecting breeding, foraging and
orientation behaviors in individuals, potentially leading
to population level impacts. EMCs may contribute
substantially to light trespass4 into residences and may
thus have an impact upon human health. The primary
method of mitigation is through luminance control,
limiting hours of operation, and avoiding locating signs
adjacent to sensitive areas or residential areas.
Measurement of EMC is different than most other
outdoor lighting. The important metric for EMCs is
their luminance — the light intensity of the light leaving
the sign surface in a given direction, as opposed to
most other lighting, which is often quantified by its
illuminance — the light falling upon a surface, such as
the billboard face or the ground. Proper installation,
regula-tion and monitoring of EMCs requires the
proper use of a luminance meter, and may require new
measurement tools and procedures. Measurement of
EMCs is discussed later in this guidance.5
IDA has developed this document to provide
planners, lighting designers, architects, biologists,
government officials, and the general public with a
basic understanding of the environmental hazards
and potential solutions to making EMCs less obtrusive
and more sustainable. This guidance is particularly
Background, continued
well suited for municipal planning, regional planning,
transportation planning, law enforcement, code
enforcement, and conservation efforts where a lighting
specialist may not be available. For those lighting
professionals seeking additional guidance, technical
standards from organizations like the International
Commission on Illumination (CIE) and Illuminating
Engineering Society (IES) can be layered atop this
guidance.
INTERNATIONAL DARK -SKY ASSOCIATION
Guidance for Electronic Message Centers
(EMCs)
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The following overlay lighting zones (LZs)
are referred to in this document :6
LZO: No ambient lighting. Areas where the
natural environment will be seriously and
adversely affected by lighting, and in which
human activity is subordinate in impor-
tance to nature. This is the recommended
default zone for undeveloped rural areas,
including wilderness areas, parks and pre-
serves. (Equivalent to CIE Environmental
Zone E1)
LZ1: Low ambient lighting. Areas where
lighting might adversely affect flora and
fauna or dis-turb the character of the area.
This is the recommended default zone for
rural and low-density residential areas.
(Equivalent to CIE Environmental Zone E2)
LZ2: Moderate ambient lighting. Areas of
human activity where the vision of human
residents and users is adapted to moder-
ate light levels. This is the recommended
default zone for light -commercial business
districts and high-density or mixed-use
residential districts. (Equivalent to CIE
Environmental Zone E3)
LZ3: Moderately high ambient lighting.
Areas of human activity where the vision
of human res -idents and users is adapted
to moderately high light levels. This is the
recommended default zones for business
districts in large cities. (Equivalent to CIE
Environmental Zone E4)
LZ4: High ambient lighting. Areas of hu-
man activity where the vision of human
residents and users is adapted to high light
levels. Most cities do not have areas that
meet this criterion. This is not a default
zone. (Equivalent to CIE Environmental
Zone E4)
li III 111l'li U J), 11ff li ,' ', iU,JJ,! III III` ,, ;a,
It is impractical to shield light from
EMCs due to its orientation, so many of
the traditional approaches to reducing
the impacts of artificial light at night
do not translate to EMCs. As a result,
the potential harm of EMCs cannot be
completely mitigated by design alone.
Rather, minimizing the harmful effects of
EMCs is best accomplished through careful
operation, programming, and location
of this technology to the greatest extent
practical. As of 2019, it is common for
EMCs to operate in daytime at luminances
in excess of 5000 candelas per square
meter (cd/m2), also be known as "nits."
Such high luminances are necessary
for visibility due to the high ambient
illumination during the day. Achieving
proper lighting control at night requires
dimming of the LEDs to match the lower
ambient illumination and thus render
more appropriate visibility. However,
sufficient dimming at night is infrequently
implemented, resulting in over -lighting,
decreased sustainability, and attendant
environmental impacts.
These Minimum Requirements for urban,
suburban, rural, and natural environments
have been developed by practicing
scientists and lighting engineers to provide
a minimum level of protec-tion to the
nighttime environment, while meeting
the needs of advertisers. However, IDA
strongly recommends also applying the
Best Management Practices described
herein, in addition to these Minimum
Requirements, to provide greater protection
of the nighttime environment and to
meet the currently accepted standards of
sustainability.
1. Luminance level - During the night
hours, which commence no later than one
hour after sunset, luminance levels shall
not exceed the maximum values provided
in Table 1 as measured:'
Lighting
i i e Maximum
Luminance (c / )
LZO
0
LZ 1
20
LZ2
40
LZ3
80
LZ4
160
2. Curfew - EMCs shall be switched off
completely after 2300h/11pm (or 30
minutes after the close of business for
on -premises signs, whichever is later), and
remain off until one hour before sunrise.
EMC applications for traffic and safety
information shall be exempt from curfew.
BI «�n� sJ��l.��. I�+III a III �o g eI III III ent
A number of best management practices
are recommended for EMCs which can
further decrease the negative impacts to
the environment, reduce visual clutter,
and improve the safety of drivers and
pedestrians. The combination of adoption
of these Minimum Requirements and Best
Management Practices has the potential
to result in no net increase or even a net
reduction in light pollution caused by
signage while simultaneously meeting
the needs for commerce. Thus, the IDA
strongly supports the incorporation of the
following Best Management Practices into
the relevant codes and regulations covering
signs and/or outdoor lighting.
BMP 1. Monitoring — EMC device owner
or the permit holder should continuously
monitor signs twenty-four (24) hours per
day, including monitoring of the reliability
of hardware, software, network and other
support infrastructure. Should a problem
occur, the EMC shall remain unlit.8
BMP 2. Sensitive Area Setback — EMCs
should not be placed within or adjacent
to sensitive areas. These may include, but
are not limited to: natural areas, beaches,
wetlands, state and national parks, wildlife
refuges, residential areas, observatories,
and military training grounds. Setbacks
in excess of 1 mile (1600 meters) from
sensitive areas may be warranted.9
Distance setbacks should be assessed
on a case-by-case basis, considering the
cumulative effect of multiple EMCs, and
set forth by the appropriate authority in
each community. Mobile EMCs should be
addressed as well.
BMP 3.Distraction Limitation — Messages
appearing on EMCs should minimize
distraction to vehicle operators and
pedestrian by setting a minimum
message duration, setting a maximum
transition time between messages, and by
maintaining adequate spacing between
EMCs along thoroughfares. 10
BMP 4. Gradual Brightness Reduction —
It is recommended that EMC luminance
levels gradually dim between day and night
modes (from sunset to 1 -hour after sunset)
to provide the proper contrast ratio with the
ambient illumination level, and similarly
before sunrise.
BMP 5. Size Limits — Larger EMCs have
a proportionally greater impact upon
the nighttime envi-ronment. While IDA
does not commend a maximum size due
to the diversity of EMC uses, it may be
appropriate for planners to carefully assess
the maximum area of illuminated ar-ea in
the relevant code or regulation.
BMP 6. Density Limits — Because of the
rapid adoption of EMCs, the cumulative
impact to the environment of multiple
installations should be addressed. The
total light emissions from EMCs can be
controlled through limiting the number or
combined size of signs that are permitted
for a given length of roadway or a given
area of land.
The ideal opportunity to measure
luminance from an EMC is at the point
of installation. Verification from the
manufacturer of meeting Minimum
Requirements is strongly encouraged,
in combination with "as installed"
measurements. Luminance measures
should be of a white screen at the
programmed nighttime intensity level.
Once installed and operating normally, it
is substantially more difficult to obtain
accurate luminance measures.
Luminance measures require care in
collecting accurate data, and are more
exacting to obtain than the use of the
more common illuminance meter or "light
meter." Proper setting of luminance meter,
a perpendicular viewing angle, and control
of stray light from other sources are critical
considerations. A good primer on this
topic is Alex Ryer's "Light Measurement
Handbook," which is widely available
online.
Guidance on collecting luminance
measurements:
• Measure between 1 hour after the
sunset and 1 hour before sunrise (use
the official daily sunset and sunrise
time).
• Take measurements in dry, cloudless
weather conditions. Rainy, foggy, snowy
conditions will result in erroneous
measures.
• The luminance meter should view the
EMC perpendicular to the surface and
should be aimed at the center of the
EMC.
• The luminance meter should be
carefully aimed or mounted on a tripod,
at least five replicate measurements
should be taken and the median (e.g.
middle) value utilized.
Once installed and operating, the non -static
images and different color composition
on EMCs will dramatically complicate
measurement. Therefore, every attempt
should be made to verify compliance with
IDA Minimum Requirements using the
night -mode white screen setting, and to do
so before normal EMC operations.
Should there be a need to evaluate existing
installation or reevaluate an installation,
there are some tools that can be used
to provide an approximate measure of
luminance. A standard luminance meter
used on moving color images will likely
produce a measurement that is lower
than the actual luminance due to shifting
images and non-white colors (even when
the luminance meter set to peak luminance
mode). Smartphone applications have
the potential to aid in this regard, yet
there are no ideal solutions as of 2018.11
Illuminance meters, also known as foot-
candle or lux meters, can also be used
to derive an approximate measurement
of luminance, yet are prone to bias from
other sources of light and distance from
the EMC must be precisely known. 12 Such
alternative measures may indicate whether
the EMC is grossly out of compliance or
not, but will subsequently require that
the EMC owner/vendor be contacted
to set a pure white screen for proper
measurement using a luminance meter
and measurements coordinated with the
appropriate code enforcement office.
" x;,°'°'4,11' III s III o III li °',,r
Due to the rapidly evolving technology and
implementation of EMCs, these Minimum
Requirements, Best Management Practices,
and in particular measurement guidance in
this document may be periodically updated
and improved. For the latest information
on EMCs, or to learn more about outdoor
lighting and dark skies, see the IDA website
at www.darksky.org.
IDA Guidance for Electronic Message Centers (EMCs)
Endnotes
1. IDA uses an expansive definition for EMCs, and does not differentiate between signs used
for advertising vs. other uses, not does IDA differentiate between on -premise signs and
off -premise signs.
2. Dukic, T; Ahlstrom C; Patten C; Kettwich C; Kircher K. Effects of Electronic Billboards
on Driver Distraction. Traffic Inju-ry Prevention. 2003;14(5):469-476, doi:10.1080/15
389588.2012.731546; Belyusar D; Reimer B. Mehler B; Coughlin J. A Field Study on
the Effects of Digital Billboards on Glance Behavior during Highway Driving. Accident
Analysis & Prevention. 2016 (March) Vol 88: 88-96, doi:10.1016/j.aap.2015.12.014.
3. Luginbuhl, C; Boley, P; Davis, D. The impact of light source spectral power distribution on
sky glow. Journal of Quanti-tative Spectroscopy and Radiative Transfer. 2014;139:21-26.
doi:10.1016/j.jgsrt.2013.12.004.
4. Ho, C; Lin, H; Huang, K. A Study on Energy Saving and Light Pollution of LED Advertising
Signs. Applied Mechanics and Materials, 2011;121-126:2979-2984, doi:10.4028/www.
scientific.net/AMM.121-126.2979
5. e.g., IES Recommended Practice for Off -Roadway Sign Luminance (RP -39-19).
6. IES/IDA Model Lighting Ordinance (2011); CIE 150:2017 Standard Guide on the
limitation of the effects of obtrusive light from outdoor lighting installations, Second
Edition.
7. As a point of comparison, conventionally lit signs are typically illuminated to surface
brightnesses of between 60 and 100 cd/m2. See C.B. Luginbuhl, H. Israel, P. Scowen, J.
Polakis, T. Polakis, "Digital LED Billboard Luminance Recom-mendations How Bright Is
Bright Enough?" (white paper, 2010).
8. A typical Best Management Practice is for EMCs to default to an unlit black screen when
more than 50% of the LED emitters have failed or are otherwise not displaying properly.
9. A full-size electronic billboard at 50 cd/m2 as seen from 1 mile (1600 meters) away
illuminates the landscape nearly three times greater than the planet Venus (the "evening
star"), and is capable of casting a visible shadow and causing glare for an otherwise
dark -adapted human observer. Since EMCs generally produce a range of colors, a broad
range of wildlife may be impacted, giving further credence to substantial setbacks from
sensitive areas.
10.IES Recommended Practice for Off -Roadway Sign Luminance (RP -39) recommends a
minimum duration of at least 20 seconds. Other best practices to reduce distraction
include transitions from one message to another in less than 0.5 seconds, and to require
a minimum of 1200 feet (366 meters) between installations on roadways.
11. For example, the Candela App is no longer available.
12. IDA disagrees with the 2016 recommendation by the International Sign Association that
EMC compliance measure-ments should use illuminance (foot-candles or lux) instead
of luminance (candela per square meter). With EMCs be -coming increasingly popular,
enforcement efforts should use the proper tool, and the growing market for luminance
meters is bringing down the cost of these more accurate tools.
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Modifications toeach ofthe chapters are indicated as4ek4k+R�s3Dd .Nnrearranging
oflanguage isproposed.
LODGING ACCOMMODATIONS:
Delete the definition of"HoteiMotel, Motor Inn" inits entirety and add the following
definitions to Section 14'2401inthe appropriate alphabetical location. Revise the definitions
of "Dwelling".
Chapter 14 Zoning, Article XXIV Definitions, 14.2401: PURPOSE:
DWELLING: A building, or portion thereof., designed or used exclusively for residential
occupancy
Multiple -Family: A building, or portion thereof consisting of three (3) or more
dwelling units.
Single -Family, Attached: A building, structure or portion thereof containing three /3\
or more attached single- family dwellings where the units are primarily connected
horizontally.
Single -Family, Detached: A building containing a single dwelling unit only, which is
separated from all other dwellings by open space.
Two -Family: A building consisting of two (2) dwelling units which have been
attached.
Page 97 of 104
Add "Extended Stay Hotels", in the appropriate alphabetical location, to the Land Use Table II
in Chapter 14 Zoning, Article VI Zoning Districts, Section 14.604, as a conditional use in the B-3
and B-4 zoning districts.
14.604: LAND USE TABLES:
LAND USE TABLE 2
COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS
Land Use
B-
1
B-2
B-3
B-4
B-5
B -5C
1-1
1-2
1-3
III;;;: in. d e.d ..:t ..y....h o..:..0 .
calculations.)
.
Modify Chapter 14 Zoning, Article XXII Off Street Parking and Loading, Section 14.2207, to add
"Extended Stay Hotel" under the Use category "Hotel/motel' to share the same parking
requirement of 1 space per guestroom plus 1 space per employee on peak shift.
14.2207: OFF STREET PARKING REQUIREMENTS:
The required number of off street parking spaces shall be calculated as listed below:
TABLE OF OFF STREET PARKING REQUIREMENTS
Use
Parking Requirements
Hotel/......:t .n d e d ........... s a.y...h2.1eu. „aired motel
1 space per guestroom plus 1 space per
employee on peak shift. (Restaurants and
lounges require separate parking
calculations.)
The definition of "Dwelling" provided in Chapter 15 shall be referenced back to the proposed
modified definition of "Dwelling" in Chapter 14 Zoning, Article XXIV Definitions, Section
14.2401.
01141V4000111910111111910163
DWELLING: ,
®Refer
....................................
to section 14.2401 of thus code.
........................................................................................................................................................................................................................
Page 98 of 104
Modify Section 7.401 to separate regulations for EMC signs located in zoning districts other
than C-R, R -X, R-1 and R -A districts and EMC signs located in the C-R, R -X, R-1 and R -A
districts.
7.401: ILLUMINATION:
Any sign permitted under these regulations may be illuminated, provided such
illumination complies with the following:
A. Hours Of Operation: All illuminated signs within one hundred feet (100') of any
residential property (lot) line shall be turned off between the hours of eleven o'clock
(11:00) P.M. and seven o'clock (7:00) A.M. unless the establishment is engaged in the
operation of its business with employees on the premises during such period.
B. Installation Or Application: Illumination shall be installed or applied such that:
1. The light source is contained within the sign and is visible only through a
translucent surface or recessed into the sign structure; or
2. The light source is external to the sign and is directed to and concentrated on the
sign; or
3. The light source is supplied by neon tubing.
C. Glare: Illumination shall be prevented from striking or causing a glare on the street
or nearby properties.
D. Protection Of Light Source: Floodlights, gooseneck reflectors or other external
sources of illumination shall be contained within a protective casing.
E. Motion: Illumination shall be constant in intensity and color and shall not consist of
flashing, animated, chasing or scintillating lights. Electronic message centers, as defined
herein, shall not be considered "flashing" signs for the purposes of these regulations.
F. Brightness Limitations: In no instance shall the lighting intensity of any sign,
whether resulting from internal or external illumination, exceed seventy five (75) foot-
candles when measured with a standard light meter perpendicular to the face of the
sign from a distance equal to the narrowest dimension of the sign.
G. Electronic Message Center „(I B Q Signs:
::.F"ur�M.. i u and R -A districts:
. "a„ ,
!;signs must not exceed 0.3 foot-candle
over ambient lighting conditions when measured at the recommended
distance, based on the electronic message center size. The recommended
distance = _, he s.g�u it „it -.t f ft! g area of sign sq ft x 100)
I m Sensoir: AIIII EMC si iris 21 p.11.11 Ibe e ui ed wi-th a .sensor or other device
..................................g......................................................................................q...............p.Ip................................................................................................................................................................................................................................
that autornatiicalliv determines the ambient ill lluii iination and
Ipir gir ig.d-to .......autornatica.11.11y.... it ........................................ g...:t .... itbi% irt.....1�li..............l
Page 99 of 104
conditions or that can be adj.M.�jg.o 12 KqM.jpj.V
yKith the 0.3 -foot-candle
............... ff ..................................................................................................... ................. ..........................................................................................................................................................
measurements.
............................................................................................................
2. For EMC sig!].� i n the C-R R -X R-1 and R: -A districts. For pDees of
............. ....................................................... .. g.[.Ip
..... ........... ............. ........................ ............. ......... ff . ........................ ff ................................................................................................................................................................................ ....................... .....
..e s t a b I i sh.in rules and reg.g.!g1j2.!j�i f. E EMI; �ii ns in the 041 . ..... R.: -x . ..... R-1 and R -A
..... .... ... ..... ...... . . .... ............ X ..................................................................................... ... g
. ...................................................................................... .......... ............ ........................................................................
districts t h e v -n i ]i m u n !E q
.
g2ents and best rnanag�!�
gj!p
p....
[2yid e d
... ..... ..... .......... ... .......... ...... ........... .. ........................................................................................................................................ .�..........!........... .. . ..
by the !.riterriational D
..........
Association Guidance for Electronic Messa. e
..................................................................................... ...... ..................... .................. .......................................................................................................................................................................................................... ...... g
Centers n!e rs IDA2019-01 as amended from time to time are Ih eire adop.1go in its
..... ................................................................................... ............................................................................................................................................................................... ..............................X. ................ ... ....................... ........................... .. .................................
?..nt[g,.t..Y !nK!2.1P..1 thereof as ma be modifiedIb Y ?..�tj2n G2 of
............................................................................................... ........ Y
.. ................................................................................
this section.
....................................................................................
a,. Curr -few:.. .... ....... EM C....sig! 21 p.!J! I g t u ii.in e d off i.n o 11 gt gir :tJh than the 11 a. -I gir of :1.1h e.
..........
followine and remain turivied off uivitill seven o'clock [7:00) AM the
. um
L One qM.!E �2.f g -teir thain seven o'clock
............................. .1 �M.! M t i.n o 11..a ..........................................................................................................................................................
i i Thirty inutes after the cl.osing 2f the es-talblish.iment but
.................................. . . ........................................................................................................... .......... ............................ ................................................................................................. .................................... .......................
.irk o 11 a t eir tJhain seven o C11 o C k (1:00) P M
... .. .. .. j ..............,
lb. Ljig.j�.-! j.! .5it all establishments with anEIMC s1cin that is open
..... ... ..............
one III not
fo. o. -t c a in. d.11 e..s u .......... i.i g
..... ..... .... ..... ..... ...... ...... . ... ...... ...... . ... .. .... ..... . .... ...... .. ...... .... ..... s...n g Jig.!n'� ight-mode white scireein s
... ..... .... 1���Iqe �v e in �etfiir
whein measured with a Standard Iliiphy-vt metteir at a ddistaince ofFten 'feet
............................................................................................................................................................................................................................................
(12jaway from the face of the LMC sign..
c. Glare: Illumination shall be p..!EgMg.! !�p.! �.-.!Ejjkiii g 2.!E g1laire, on
.................................................................................................................................................................................. ......... ... ... .............
t h e ............ s t r e e t ........... o r ........... n e Pj r y
. ...... 1p
E p
d. Sensor: All EMC sig!
gll h22g!iP
g0 with h a sensor n s o r o r o t1h
e ii device
yJc e
............................................................................................................................p. ....
that automaticall0Aerimines the ambient illumination and
........................................................................................................................y.�................................................................................................................................................................................................................................................................................
jp..[2g.[g.!p.M2.d to au-tomatica.I.Ily diem acco.rd.in to the maximum Ii ht
..... ............................................................................................................. .... ... .................. ............................... .............. ............ g ........................................................................................................................ ........ g ...............
fin. ensit Itted.
.............. ........................ ..... Y p
..... ....................................
e. E i.. - in EMC si ns shall comjpj!y !�y.ith the curfew p -hoin
..... ..... ![2ylded iin sulbsec
A 5M g . ................................ .......... 9 ..................................................................................... ................................................................................................. .............................................................................................................................
G2 of this section.
HEIGHT OF INDUSTRIAL BUILDINGS IN THE 1-1 DISTRICT:
Amend Section 14.2104(C) to increase the maximum height of buildings in the 1-1 district to
fifty feet (50') and to require buildings that exceed the maximum height in the 1-1 district to
apply for a planned unit development.
14.2104: BULK REGULATIONS:
C. Building Height: The maximum height of any building in an 1-1 district shall be 4D+4y
f&&t44Q4.fi.'.ftY k9l (59] .......... A h.gildijn that exceeds ..the p.g!E! itte.d hejigj fin an I-1, district
......... ..... ................... 9 ............................................................................................. ........................ ... ....................... ......... ................ .... ...........................................................................................................
shall inot be authorized excelp
.................................................................................................................................................................................................... ..... I !.in coinj.y.! qjon w -th a p
i M.!1jit devel.olp
..................... ......................... ...................... ................................ ......... .......... ..................................... .......... ...
Page 100 of 104
Chapter 14 Zoning, Article XXIV Definitions, 14.2401: PURPOSE:
DWELLING: A building, or portion thereof, designed or used exclusively for residential
occupancy, including single-family dwellings, two-family dwellings and multiple -family
dwellings; but not including Hotels, Extended Stay Hotels, or Motels.
Multiple -Family: A building, or portion thereof consisting of three (3) or more
dwelling units.
Single -Family, Attached: A building, structure or portion thereof containing three (3)
or more attached single- family dwellings where the units are primarily connected
horizontally.
Single -Family, Detached: A building containing a single dwelling unit only, which is
separated from all other dwellings by open space.
Two -Family: A building consisting of two (2) dwelling units which have been
attached.
EXTENDED STAY HOTEL: A building, with each guest room having a full kitchen,
providing transient lodging accommodations, limited to no more than ninety (90)
consecutive days, to the general public for compensation and which may include
ancillary facilities and services such as restaurants, meeting rooms, personal services,
and recreational facilities.
HOTEL: A building providing transient lodging accommodations, limited to no more than
thirty (30) consecutive days, to the general public for compensation and which may
include ancillary facilities and services such as restaurants, meeting rooms, personal
services, and recreational facilities.
MOTEL: A building or group of detached, semi-detached or attached buildings on a lot
containing guest rooms each of which has a separate outside entrance leading directly
from the outside of the building, with garage or parking space conveniently located to
each unit, and which is designed, used or intended to be used primarily for lodging
accommodations for automobile transients, limited to not more than thirty (30)
consecutive days. Motels do not include hotels or extended stay hotels.
14.604: LAND USE TABLES:
LAND USE TABLE 2
COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS
Land Use
B-
1
B-2
B-3
B-4
B-5
B -5C
1-1
1-2
1-3
Extended stay hotels
C
C
Page 101 of 104
14.2207: OFF STREET PARKING REQUIREMENTS:
The required number of off street parking spaces shall be calculated as listed below:
TABLE OF OFF STREET PARKING REQUIREMENTS
Use
Parking Requirements
Hotel, extended stay hotel, and motel
1 space per guestroom plus 1 space per
employee on peak shift. (Restaurants and
lounges require separate parking
calculations.)
i6V►41YAN111d1011001.111
DWELLING: Refer to section 14.2401 of this code.
Any sign permitted under these regulations may be illuminated, provided such illumination
complies with the following:
A. Hours Of Operation: All illuminated signs within one hundred feet (100') of any
residential property (lot) line shall be turned off between the hours of eleven o'clock
(11:00) P.M. and seven o'clock (7:00) A.M. unless the establishment is engaged in the
operation of its business with employees on the premises during such period.
B. Installation Or Application: Illumination shall be installed or applied such that:
1. The light source is contained within the sign and is visible only through a
translucent surface or recessed into the sign structure; or
2. The light source is external to the sign and is directed to and concentrated on the
sign; or
3. The light source is supplied by neon tubing.
C. Glare: Illumination shall be prevented from striking or causing a glare on the street
or nearby properties.
D. Protection Of Light Source: Floodlights, gooseneck reflectors or other external
sources of illumination shall be contained within a protective casing.
E. Motion: Illumination shall be constant in intensity and color and shall not consist of
flashing, animated, chasing or scintillating lights. Electronic message centers, as defined
herein, shall not be considered "flashing" signs for the purposes of these regulations.
Page 102 of 104
F. Brightness Limitations: In no instance shall the lighting intensity of any sign,
whether resulting from internal or external illumination, exceed seventy five (75) foot-
candles when measured with a standard light meter perpendicular to the face of the
sign from a distance equal to the narrowest dimension of the sign.
G. Electronic Message Center (EMC) Signs:
1. For EMC signs located in districts other than the C-R, R -X, R-1 and R -A districts:
a. EMC signs must not exceed 0.3 foot-candle over ambient lighting
conditions when measured at the recommended distance, based on the
electronic message center size. The recommended distance = the square
root of (the area of sign sq ft x 100).
b. Sensor: All EMC signs shall be equipped with a sensor or other device that
automatically determines the ambient illumination and programmed to
automatically dim according to ambient light conditions, or that can be
adjusted to comply with the 0.3 foot-candle measurements.
2. For EMC signs located in the C-R, R -X, R-1 and R -A districts: For the purposes of
establishing rules and regulations for EMC signs in the C-R, R -X, R-1 and R -A
districts, the minimum requirements and best management practices provided
by the International Dark -Sky Association, Guidance for Electronic Message
Centers IDA2019-01, as amended from time to time, are hereby adopted in its
entirety, except such portions thereof as may be modified by subsection G2 of
this section.
a. Curfew: EMC signs shall be turned off no later than the later of the
following and remain turned off until seven o'clock (7:00) A.M the
following morning:
i. One (1) hour after sunset, but no later than seven o'clock (7:00)
P.M.; or
Thirty (30) minutes after the closing of the establishment, but
no later than seven o'clock (7:00) P.M.
Light Intensity: For any/all establishments with an EMC sign that is open
one (1) hour after sunset, the light intensity from the EMC sign shall not
exceed 4 foot-candles using the sign's night -mode white screen setting
when measured with a standard light meter at a distance of ten feet (10')
away from the face of the EMC sign.
c. Glare: Illumination shall be prevented from striking or causing glare on
the street or nearby properties.
d. Sensor: All EMC signs shall be equipped with a sensor or other device that
automatically determines the ambient illumination and programmed to
automatically dim according to the maximum light intensity permitted.
e. Existing EMC signs shall comply with the curfew provided in subsection
G2 of this section.
Page 103 of 104
14.2104: BULK REGULATIONS:
C. Building Height: The maximum height of any building in an 1-1 district shall be fifty
feet (50'). A building that exceeds the permitted height in an 1-1 district shall not be
authorized except in conjunction with a planned unit development.
Page 104 of 104