Planning & Zoning Commission - Regular Meeting

Oleity here. Sisler here. Wright here. McMahon. Chair Maxwell. Yes. Quorum present. Thank you very much. We'll move to the approval of the agenda if there are any additions or deletions. If none, I will ask for a motion to approve. So move. So moved by right. May I have a second? I second. Seconded by Oclarity. All in favor say I. I. All oppose. Same sign. We'll go to the approval of the minutes from January 20th, 2026. Again, if there are any additions, deletions, or corrections? If not, I will ask for a motion to approve. So moved. So moved by Phil, seconded by Wright. All in favor say I. I.

I. All oppose, same sign. This [snorts] is the public participation portion. If there's anyone that would like to speak to anything that is not on the agenda, uh you may step forward now. If not, we will move on to new business. We have a public hearing a petition by the city of Decal for text amendments to article 13 of the unified development ordinance to amend the sign regulations for non-residential uses in MRF1 and MRF R2 multif family residential districts to allow for electronic changeable copy signs for and for wall signs and projecting signs in the CBD central business district. Uh I believe we have a staff report for this.

Yes. Uh the city's the applicant in this text amendment to the UDO uh covering a couple areas. One, the first area is more of a cleanup uh addressing sign regulations for non residential uses in the multif family districts and the second to allow electronic changeable copy signs of digital display signs for wall signs and projecting signs in the central business district. Um, we were approached last year, the city by stage coach players and we have a couple members of the board here tonight. Uh, Susan Johnson and Bill O'Hagen are here for any questions. They wanted to put up a marquee sign for the theater and there was a color rendering provided by their sign um contractor uh for stage coach they want to put on the side of the building facing South Fifth Street. And then they wanted to also uh there's a current sign over the entryway door. Uh they wanted to change that to a digital display sign too, a 6 by uh two. The marquee sign would be about 40 square ft. And they wanted to put on the side of the building uh facing fifth street and then have the one sign over the entrance and that's pretty much all the signs they have. So, but currently in the central business district, uh the city doesn't allow digital display wall or projecting signs. Uh in 2023, uh we did approve ground signs in the central business district, digital display. Uh I think the Four Square Church over there, if you recall, a few of you, Grove Street and uh South Second got approval to do did a text amendment and allowed them to do a little ground sign, too. So, but we didn't address wall or projecting signs at that time. So, uh we uh met with them and we needed to draft up a text amendment that would allow what they want to do but also be

sensitive to the central business district on this. So, the regulations as written will not allow these types of signs on Lincoln Highway, just central business district properties off Lincoln Highway, which are are a few. The CBD goes about a block off Lincoln Highway. Um that's the zoning map at Lincoln and the railroad and so a block or two on either direction. Um the central business just occurs. So there other properties uh somewhat similar to this also. So we had to be sensitive to what they want to do but also at the same time protect the integrity of the central business district. So, the regulations, um, the first one's more of a cleanup, not related to the stage coach players request. Uh, this is an amendment and the markedup changes are in their packet too on the exhibit and the non-residential uses. Um, we have standards for a site zone, single family, two family, or residential conservation, but it's a non-residential use like a school or church. We have a few of them out there. Uh there's sign regulations for them, but we didn't include the multif family. I think it was kind of an omission or oversight a few years ago when we amend the sign regs, but we do have uh a few of those uses. I think a church one where it's multif family zoning and you go to the multif family sign standards are very restrictive. They should be same as a single family for non-residential uses. So that's what the first amendment is. uh just more of a cleanup for the mission. And then the second uh set of amendments really relates to the U request by the theaters uh central business district. Again, look at the markup copy, but basically what it does is allow wall signs and projecting

signs. And the difference uh I put a little uh exhibit or drawing from the BDO actually again the wall signs is up flush with the wall projecting it projects outside from the building can go out to four feet from the building. So, they're kind of do different signs, [clears throat] but allow those to be digital display signs. Um, but um with a size max of uh if they put up electronic changeable copy or wall or projecting sign, they can't exceed 30 square feet. But a building can have a wall sign and projecting sign if the total size of both doesn't exceed 60 square feet and the signs are located on different faces of the building. So, what the uh theater is proposing is a 40 square foot projecting sign and then uh this a 12 square foot um sign over the door. It's a total of 52 square ft. So, they're under that max and uh we determined that it would be they're on separate sides of the building. Um although this is right at the corner, the sign could be on the north side. marquee sign would be on the west side along Fifth Street. So, they would comply with the regulations. Um, currently in the UDO, we have um regulations that prohibit flashing LED signs. We do have a host of them in the city. Uh, some banks have at churches in the past years. We used to require special use permits for them. Then, we took that away. Uh, removed that because we're approving several. And then we also have in the UDO lot regulations already for any digital display sign on changing of the message. It's got to be at least 5 seconds a messages up and then it can change. So it's not flashing. Can't have a bunch of messages

fl going 1 second you know and they're changing constantly. So those are already in the UDO and they would apply to the theater also. So uh we believe it meets the findings of fact for text amendments. It's uh compatible with the comprehensive plan, conforms with the intent and purpose of the UDO in the central business [clears throat] district. Um it corrects an error omission on the the first part of the amendments. It's not going to create any nonconformities because it's um less restrictive so to speak and we don't think there's any negative implications to other similarities owned property. So we'd recommend approval. There's a sample motion. if you have any questions. Um, a couple board members are here from the theater and also their sign contractor if you have any questions about the uh the sign.

Okay. Thank you, Dan. Um, if there's anything you'd like to say, I mean, if not, I will close the public hearing and open it up to questions from the comments and from the commission. Yes. Just thank you for your time. I I have none. I mean, I I could not endorse this more. [laughter] Yep. The the concerns and questions I had, uh, we were able to chat since I'm the closest building to, uh, to where this is, uh, all my questions were answered and I felt comfortable [clears throat] with it.

Dan, I did have a question. And if you can go back to the UDO signage slide, the one that you had where it was showing the extruded signs versus the wall signs, the different types of signs. Yeah, correct. Um, and again, just out of curiosity, does this mean the the downtown is eligible um in the in the now in the UDO to put up a like for instance a projecting sign as I would consider this like a shingle, an electronic shingle outside? Exempts say East Lincoln Highway is not included. So they cannot have um they can have projecting sign but those are pretty limited in size. Got and it can't be it can't be digital display. Yeah. And there's a few out there. I think I have one.

Trixie's got one that's 4 feet out and that's a pretty small size but no digital display um would be allowed. Okay. Yeah. Any other questions? Would there be digital on the district side? They're planning to put on the fifth street side. Yeah, the apartments are over there behind. [clears throat] That'd be the only the new apartments that are Oh, yeah. They're a little a little further one block half a block uh to the west there. But yeah, your apartments are closer. Yeah, I thought you'd be the person you'd be the person I thought for sure be most affected by it. So,

no, I think it's okay. Any other questions, comments? If not, I will ask for a motion to approve.

I'll make a motion. Based on the submitted petition and testimony presented, I move the planning and zoning commission for this finding [clears throat] of fact and recommend to the city council uh approval of text amendments to the unified development ordinance regarding sign regulations for non-residential uses in the MFR1 and the MFR2 multifamily residential districts and to allow electronic changeable copy signs for wall signs and and projecting signs in portions of of the CBD central business district as indicated in exhibit A. So move by right. May I have a second?

Second. Second by Felibomb. May I have a roll call, please? Fellow, yes. Ole, yes. Sisler, yes. Write, yes. Chair Maxwell, yes. Motion passes.

Thank you very much. Um item two tonight we have a public hearing a petition by Sigmafi epsilon uh Illinois epsilon chapter alumni association for an approved variance to article 7.03.3 of the unified development ordinance to allow an 8ft high privacy fence to be constructed in the rear of the yard of the property located at 920 West Hillrest Drive. Do we have a staff report or we have a presentation? conditioner is here and they'll they'll give a presentation now. Go ahead up the podium.

Um, so yeah, so uh the reason why we're requesting the uh uh variance on the identify yourself. Oh, I'm sorry. Um Marcus Catel with the um vice president of the alumni association and Frank Wooden, president of the alumni association. Yes. Thank you.

Uh thank you for your time. Appreciate uh you considering this. Uh so the the issue that we've run across is that um our driveway has become basically a sidewalk uh between Hillrest and uh Greenbrite of the properties there. And so when we first bought the house uh in uh Janu February of last year um we did quite a bit of improvements. We repaired the fence because the fence had already been knocked down uh for our grand opening uh which was in April. Um immediately within a couple of weeks the fence was knocked down again when we put Yeah. Just like that there. Uh we put tres no trespassing signs on. They get ripped down within a matter of a week or two. Um as [clears throat] the year progressed we repaired again after we did quite a few repairs uh for the property which we've been doing. We're looking to really elevate that whole area. And um again within a matter of two or 3 weeks of school starting knocked down again to the point where literally people are actually driving their bicycles across the fence uh line area. So uh we met with Dan and we talked about different options and we said you know if we could build a fence that's tall enough that would prohibit people or discourage them from hopping this the jumping the fence build a strong structure. um the elevation even though it is 2 ft higher than the the the chaining fence next to it. There are higher elevation properties next to us that makes it seem like it's not as much of a difference. So, um, that as you can see the pictures there, that's where the area we're planning on on building it and building it strong as well as putting some, uh, we didn't get a chance to, uh, do renderings of what the, um, the foilage look like, but, we'll put some arboritums just like we have on the one side of our house property, uh, to again discourage make it beautiful and make it discourage for people to be using it as a sidewalk. Not to mention the liability issues. Do you want to address that a little bit? Yeah, that's our biggest concern is if we have a

sixoot fence that uh someone who would try to jump over the top. If it's 8 foot, it's a little bit tougher for them to try to jump over the top. And since it's been a thoroughare for so long now, for longer than we've owned the property that we need to break that habit of them coming back and forth uh through there and every time we repair it, it gets right back and gets right back to the same situation it looks like right now. So, we we'd request the variance for we can do that. Appreciate that. Does the staff have anything to add? Uh yes. Um

yeah, very good background explanation from Marcus and and Frank. Basically, uh they want 8ft eye privacy fence. The UDO currently allows in the rear yard residential 6 foot eye max privacy fence. So, and as they shown, uh, these pictures from November, they had problems with people trespassing, cutting through, uh, as you can see, u pushing down the fence. They repair it. Same thing happens. So, um, it's a long block as you can kind of see here with Hillrest and then, uh, Greenbryer to the south. Uh, people are cutting through to get down to Greenbryer without having to go around. So, uh, they thought applied for 8 foot high fence variance for that. You can see a rendering here kind of showing the height of it. Uh, how it would generally look like it'd be stained. Um, this is a far south property line. See that? There's a parking up to it. There's a little gap there, too. Uh as you can see where they're going to between the parking and the fence where it's going to be to put some arbavida some plantings up there to help kind of screen it. They already have uh some of that on the uh east side of the the lot already screening from other that's looking from uh Hillrest about at the sidewalk there driveway so it won't really be visible from Hillrest. Um be blocked by the building. [clears throat] Um, that one kind of shows going to the uh southeast. There are some adjacent properties that looks like they have a little bit higher fencing privacy. I don't know the background of those, but looks like there's a few other lots that does have similar height fencing as this location does. um

some renderings again and again they the fence will only be at the south property line will not go up the sideyards correct

just along the back. So, uh, the findings of fact for the variance, um, they know, [clears throat] you know, the hardship of trying to replace this, uh, it's come down. Uh, we haven't had too many higher fence requests. We had one last summer along North First Street. It was more of a privacy, which a commission did approve natively. So, uh, we believe they, uh, meet the findings. Um, it won't, uh, be detrimental to the surrounding area. There's appears to be some other fences like it. This will help solve some of the cutthrough trespassing problems the uh they've had. Uh we did get one public response form from 917 Greenbryer. It's another fraternity right here. This adjacent to it. Um they did indicate strong support for the request. That's from 917 Greenbar LLC. Um, so we'd recommend approval u of this and there's a sample motion in your report.

Okay. Thank you, Dan, and thank you for your presentation, gentlemen. If there are no other comments, again, I'll close the public hearing and open it up to comments and questions from the commission. Makes sense to me. [laughter] I think they might have to electrify it, too. [laughter] Did Dan say no to that? I'm hoping 8 ft works. I mean, yeah, people are migratory by nature, so I'm sure that people are going to walk up to it several times wondering how to get around it. But, um, yeah, I mean, after I've seen what they've done to your existing fence, I completely understand. Um, any other comments? How close is it to the uh those dumpsters that were on the other side? Is it going to be right up against those dumpsters?

Yep. Uh, it's on the existing fence line where you can see there in the middle there. Yeah. So, that's probably Four feet on each side. Yeah, about that. Far enough for people hopefully not to be daredevils. Yeah, I'm thinking my far out as you can get it. [laughter] Make an Olympic sport. Yes. Okay. If there are no other questions or comments, I will ask for a motion to approve.

I'll make the motion. Based on the submitted petition, testimony presented, and findings of fact, I move the planning and zoning commission approve a variance to article 7.06.3 of the unified development ordinance to allow an 8- foot high privacy fence to be constructed in the rear yard of the property located at 920 West Hillrest Drive as shown on exhibit A of the staff report dated January 29, 2026. subject to the addition of landscaping between the proposed fence and the parking lot at the rear of the property per the approval of the planning director. So moved by a flity. May I have a second? Second.

Seconded by Wright. May I have a roll call, please? Fell. Yes. Oleity. Yes. Sisler. Yes. Right. Chair Maxwell. Yes. Motion passes. Thank you very much. You're quite welcome. Good luck. Do we have a staff report for the upcoming meeting? Uh just briefly, uh first of all, welcome new member Scott Sysler. Oh yeah.

To the commission. Appreciate having on here. And um next meeting will be a Tuesday, February 17th, a Tuesday because of the holiday president's day on the 16th. Uh we have one hearing uh article 11. It's the flood plane storm water management. our city engineer uh has a few amendments related to that article. So that'll be the one hearing we'll have that evening. Um city council at their last meeting approved the pilot travel center the annexation resoning applicant appreciated the city's support including the commission support. So that went through uh the council to hear us vote. So that's all I had.

Thank you. If there's nothing else, I will ask for a motion to adjurnn. So move. So moved by right. I second. Seconded by Oclarity. All in favor say I. I. All oppose. Same sign. Thank you everyone. That was a nice face.