The Highway Frontage (HF) District addresses the special circumstances affecting a unique and isolated corridor of land lying west of the Edens Expressway in the Village. The District is intended to accommodate certain public open spaces within the Village as well as public buildings and uses, as well as other uses identified below. Because the property within the Highway Frontage District is remote from other property in the Village, it creates particular challenges to the Village with respect to utility and public services for development and use of the property. Thus, the most appropriate uses on the property in this district are open space and municipal uses. In addition, under certain limited circumstances, motor vehicle dealerships may also be permitted, subject to specific restrictions and conditions. No other use shall be permitted as of right; however, certain office uses may be permitted pursuant to a special use permit, recognizing that the special use permit process permits a careful review of the type of use proposed, the impact of such use on the Highway Frontage District, neighboring properties, and the Village as a whole, and the capability of the Village to serve such uses, whether directly or indirectly.

   The uses indicated in the following table, and no others, are permitted as of right in the Highway Frontage District. In interpreting the use designations, reference should be made to the standards in Section 7-401E of this Code. Where applicable, SIC codes are given in parentheses for reference only in applying interpretive standards.

   A.   Open Space.

   B.   Municipal Buildings and Uses.

   C.   Motor Vehicle Dealers (5510.02)

   A.    Business, Professional, and Administrative Offices.

   B.    Buildings and structures devoted to a Village use that do not meet the bulk, space, and yard requirements contained in Section 4A-110 of this Code, subject to such restrictions and conditions on the special use permit as the Board of Trustees may deem necessary or appropriate. (2/2009)

   C.    Golf Course Protective Structure. With the approval of a Special Use Permit, such structures are not subject to otherwise applicable height, setback, or setback plane Zoning Code requirements.

(Am. Ord. 2023-23-3568, passed 10-19-2023)

   The parking requirements applicable in the Highway Frontage District are set forth in Section 5-104 of this Code, unless otherwise modified pursuant to a special use permit.

   No building or premises shall hereafter be used, no building shall hereafter be erected or altered, and no accessory or temporary use pursuant to Section 5-101 of this Code shall hereafter be allowed, within the Highway Frontage District, unless otherwise provided in this Code, except in accordance with the following use limitations.

   A.   Exterior Appearance Review. No construction or development requiring a building permit and affecting the exterior appearance of any structure shall be permitted in the Highway Frontage District except upon appearance review approval pursuant to Section 7-503 of this Code and upon approval of the building permit application pursuant to the Glencoe Village Code.

   B.   Exterior Lighting. All exterior lighting in the Highway Frontage District shall be so arranged as to prevent direct glare of beams unto any residential district by the use of luminare cutoffs.

   C.   Noise. No noise from any operations of any use in the Highway Frontage District shall be detectable at any point off the zoning lot on which the use is located so as to constitute a nuisance or offense.

   D.   Glare and Heat. No glare or heat from any operations of any use in the Highway Frontage District shall be detectable at any point off the zoning lot on which the use is located so as to constitute a nuisance or offense.

   E.   Air Pollution. No air pollution, including smoke or gas, odors, and particulate matter, from any operations of any use in the Highway Frontage District shall be detectable at any point off the zoning lot on which the use is located, unless in compliance with all applicable regulations of the Illinois Environmental Protection Agency.

   F.   Tree Preservation. The use and development of lots in the Highway Frontage District shall comply with the tree preservation regulations of the Village.

   G.   Motor Vehicle Dealers. Motor vehicle dealers with open sales lots shall be subject to the following additional conditions and restrictions:

      1.   Only the manufacturer’s sticker and the model year may be displayed on vehicles that are parked outside of the showroom. No other information, including, but not limited to, price, make, or model may be displayed, either on vehicles parked outside or on showroom windows.

      2.   The use of balloons, pennants, streamers, and similar attention-getting devices shall be prohibited.

      3.   Any vehicle parked outside, and displayed for sale, shall be parked on a paved surface.

      4.   Screening from residential areas shall be provided through the use of landscaping, fencing, or both. Such screening shall be a minimum of four feet in height. If a fence is used, the maximum height shall be eight feet. Any storage of vehicles that are being serviced, or any outdoor repair area, shall be completely screened from the view of residential areas.

      5.   Exterior lighting shall be such that there is no “spill over” of light onto the residential properties. All signs and open parking lots shall comply with the illumination requirements of Paragraph 5-105E1 and Subparagraph 5-104C3(d), respectively.

      6.   Reasonable efforts shall be taken to preserve any oak, maple (except silver), hickory, ash, elm, or similar tree of more than six inches in diameter that is not located in an area to be developed or paved.

      7.   Onsite utility lines shall be buried.

      8.   Stormwater detention shall be designated, engineered, and installed to ensure that any development shall not increase the rate of runoff of stormwater to adjacent properties.

      9.   No motor vehicle dealer use shall be permitted in the Highway Frontage District except upon site plan review approval pursuant to Section 7-504 of this Code.

      10.   No use on a zoning lot that is accessory to a motor vehicle dealer shall be permitted unless it is under the same ownership or control as the motor vehicle dealer that is the principal use on the zoning lot. In addition, the accessory uses on any zoning lot shall not, in combination, occupy more than one-third of the lot area of such zoning lot.

   The buffer and landscaping requirements applicable in the Highway Frontage District are set forth in Section 5-106 of this Code, unless otherwise provided pursuant to a special use permit.

   The building height, lot, yard, setback, floor area, and coverage requirements applicable in the Highway Frontage District are set forth in the following table. Footnote references appear in Subsection E of this Section at the end of the table:

 

   E.   Exception and Explanatory Notes.

      1.   For purposes of the Highway Frontage District only, “height” (as otherwise defined in Subsection 8-302H) shall be modified so that is shall be measured from grade at the front of a structure. Where a structure faces more than one street, the structure face with the greater height when measured as herein required shall be deemed to be the front of the structure for purposes of measuring structure height. Additionally, mechanical equipment and any wall or similar structure designed for screening such equipment shall be considered in determining height.

      2.   In addition to the specified yard requirement, no building constructed in connection with a motor vehicle dealer use or office shall be closer to a front or corner side lot line than 80 feet.

      3.   For purposes of the Highway Frontage District only, “floor area ratio” shall be defined as the gross floor area of a building divided by the total lot area of the zoning lot on which it is located. “Gross floor area” (as otherwise defined in Subsection 8-302F) shall be modified so that it shall also include the sum of the gross horizontal areas in a structure devoted to a specific use.