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2009-005I Ordinance 2009- 5 An Ordinance Adopting A Revised Village of Buffalo Grove Appearance Plan WHEREAS, the Village of Buffalo Grove is a Home Rule Unit of local government pursuant to the Illinois Constitution of 1970; and WHEREAS, the Village of Buffalo Grove Appearance Plan was originally adopted by Ordinance in 1972 with subsequent revisions; and WHEREAS, the Village of Buffalo Grove Appearance Plan was last updated by Ordinance No. 2003 -33 and approved on April 21, 2003; and WHEREAS, Section 11 -13 -1 of the Illinois Municipal Code (65 ILCS 5/11 -13 -1) was amended by Public Act 95 -0475 and provides that the corporate authorities of a municipality have the power to establish local standards for the review of the exterior design of buildings and structures; and WHEREAS, the Village of Buffalo Grove deems it in the best interests of the community to adopt a revised Appearance Plan; and WHEREAS, the purpose of the revised Appearance Plan is to provide updated standards to evaluate improvements in the Village of Buffalo Grove. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS, PURSUANT TO ITS HOME RULE POWER: Section 1. The foregoing preamble is hereby incorporated herein. Section 2. The Appearance Plan of the Village of Buffalo. Grove, attached hereto as Exhibit "A ", is hereby approved and adopted and replaces that Appearance Plan approved by Village Ordinance No. 2003 -33. Section 3. Any person violating any portion of this Ordinance shall be subject to the provisions of Chapter 1.08 of the Buffalo Grove Municipal Code. Section 4. This Ordinance shall be in full force and effect from and after its passage, approval and publication. This Ordinance may be published in pamphlet form. This Ordinance shall not be codified. AYES: 5 - Braiman, Berman, Kahn, Trilling, Rubin NAYES: 0 - None ABSENT: 1 - Glover PASSED: January 19 2009 APPROVED: January 19 2009 ATTEST: cryv w illage Clerk APPROVED: Village President 13- Jan -09B Appearance Plan of the Village of Buffalo Grove Village of Buffalo Grove Office of the Village Manager 50 Raupp Boulevard Buffalo Grove, Illinois 60089 Phone: 847 - 459 -2518 Fax: 847- 459 -7906 Website: www.vbg.org Approved April 21, 2003 by Ordinance 2003 -33 Amended January 19, 2009 by Ordinance 2009 - _ 1 -13 -09 APPEARANCE PLAN of the VILLAGE OF BUFFALO GROVE ARTICLE /PLAN CONTENTS PAGE I. Purpose & Jurisdiction 1 II. Scope 2 III. Approval Process 2 IV. Evaluation Categories 6 V. Criteria for Appearance 6 A. Site Considerations 6 B. Building Design 7 C. Building Materials 10 D. Landscape and Site Treatment 11 E. Signs 13 F. Street Hardware & Miscellaneous Structures 13 G. Lighting 13 VI. Modifications 15 VII. Glossary 15 VIII. Appearance Review Flow Chart Appendix A ARTICLE 1. PURPOSE & JURISDICTION A. The purpose of this Appearance Plan ( "Plan ") is to provide standards to evaluate improvements in the Village of Buffalo Grove ( "Village "). B. This Plan provides criteria to property owners and developers to achieve creative designs to enhance and improve the visual appearance of properties and to improve the overall quality of urban design throughout the Village, while: 1. Promoting the public health, safety, and general welfare of the community; 2. Protecting property values throughout the Village; 3. Ensuring adequate light, air, and privacy for property in the Village; C. Environmentally responsible design and construction is encouraged for all buildings and developments in the Village. The Village strongly encourages energy efficient designs for all new buildings and renovations of existing buildings, including LEED certification (Leadership in Energy and Environmental Design) as administered by the U.S. Green Building Council. D. This Plan applies to all property within the Village. 1 E. Nothing contained in this Plan shall be interpreted to constitute an endorsement or prohibition of any particular building material, construction method, or product. F. This Plan shall be administered in conjunction with the applicable provisions of the Village Zoning Ordinance, Development Ordinance, Sign Code and other regulations. ARTICLE II. SCOPE A. Elements regulated within this plan include, but are not limited to: 1. Improved and unimproved land; 2. Relationship of buildings to site and adjacent areas, building orientation, and site treatment; 3. External architectural features of existing and proposed buildings and structures of all types; 4. Open spaces, rights -of -way, streets and parkway, drives, walks, paths, parking areas, plazas, street furniture, signs, fences, lights and lighting, playgrounds, gardens, yards, landscaping, land topography, plant life, accessory structures and appurtenances. B. If the Village Building Commissioner determines that a proposal involves any of the following, then review by the Appearance Review Team (ART) shall be required: 1. External architectural feature within all zoning districts, except single and multi - family residential; or 2. Remodeling or changes in any zoning district which will significantly change or impact upon the overall general appearance of the structure; or 3. A custom home. C. If the Village Building Commissioner determines that a proposed addition or modification to a detached single family dwelling unit is compatible with or enhances the surrounding area then the Building Commissioner may waive referral to the Appearance Review Team. ARTICLE III. APPROVAL PROCESS A. If a proposed development or redevelopment is regulated by this Plan, then approval will be granted upon conformance to the applicable provisions of this Plan as well as all other applicable Village ordinances. Modifications or amendments to an approved plan are subject to additional appearance review. B. The Appearance Review Team ( "ART') shall review all development or redevelopment projects regulated by this Plan. C. The ART for Administrative Review shall consist of the Deputy Village Manager, Village Planner, Building Commissioner, and Associate Planner. Other staff personnel may be asked to assist the ART. The ART for Deviations of the Sign Criteria, Variations of the Sign Code, Minor Reviews, or Major Reviews shall include the aforementioned Village staff personnel, plus at least one representative from either the Plan Commission and /or Zoning Board of Appeals'. The latter will be determined depending on the composition of the project. The Trustee Liaisons to the Plan Commission or Zoning Board of Appeals will also be invited to participate in the aforementioned ART meetings. An architect or other design professional may be retained on an as needed basis to assist the Appearance Review Team on any project as determined by staff. D. An overview of the approval process is set forth below. Notwithstanding the following, the Corporate Authorities may review and take action upon a proposal in lieu of the foregoing approval process. The Appearance Review Flow Chart at Appendix A outlines the steps in the review process. In conducting the review process, staff, elected and appointed officials shall adhere to the following: • Work in an objective and understanding manner. • Work toward the aesthetic growth of the community and remediation of unsightly conditions. • Encourage and inspire public and private participation in the enhancement of community appearance and provide appropriate leadership. • Act as counselor and guide to persons working to develop, redevelop, maintain or improve properties. 1. The applicant presents a proposal to Village staff. 2. Village staff will determine the review process for the proposal — Major Review, Minor Review, Variation of the Sign Code, Deviation of the Sign Criteria, or Administrative. a. Major Review. If staff determines that the project requires rezoning, variations of the Zoning Ordinance or Development Ordinance, or a Planned Unit Development amendment, then said project shall proceed through the Major Review process. The applicant presents the proposal to the Corporate Authorities at a Village Board Meeting as either a Pre - Application Conference or a Referral to the Plan Commission, as determined by staff. i. The Corporate Authorities may refer the proposal to either the Plan Commission or Zoning Board of Appeals, if applicable and appropriate. ' The Chairperson of the respective Commission shall designate a respresentative to participate in the ART process. Commissioner representation may rotate depending on the project. 3 ii. The ART shall hold a meeting or meetings to review the proposal for compliance with applicable provisions of the Village Appearance Plan. This review process will be concurrent with Plan Commission or Zoning Board of Appeals meeting(s). The ART will forward meeting minutes and a report with recommendations to either the Plan Commission or Zoning Board of Appeals, as appropriate. iii. The Plan Commission or Zoning Board of Appeals will make a recommendation for consideration by the Corporate Authorities. iv. If the Corporate Authorities determine that the appearance review process may be deferred to accommodate phasing or other unique aspects of a project, the conditions for said deferral shall be set forth in an ordinance or written agreement between the Village and the applicant. V. When a proposal is approved by the Corporate Authorities, the applicant may apply for all applicable permits through the Village's Building & Zoning Department. b. Minor Review. Substantial renovation to a property will require a Minor Review as determined by the Village Manager or designee. "Substantial" shall be determined based on the following criteria: i. Are the proposed changes a significant modification to the existing appearance of the building or property? ii. Will the basic appearance of the property be significantly changed due to different building massing, materials, colors or signage? iii. Would the "casual viewer" conclude that the changes make the property noticeably different than the original appearance? The process for Minor Review shall be as follows: i. The ART shall hold a meeting, or meetings, to review the proposal for compliance with applicable provisions of the Village Appearance Plan. ii. If the application is denied, the applicant may appeal in writing to the Village Manager within 15 days of written notification of said denial. iii. The Village Manager may uphold the denial of the ART, overrule the denial of the ART, or work with the applicant to modify the proposal and return the proposal to the ART for additional review. iv. If denied, the applicant may appeal in writing to the Corporate Authorities within 15 days of written notification of said denial. v. If the proposal is approved, the applicant may apply for all applicable permits through the Village's Building & Zoning Department. 4 c. Deviation of Siqn Criteria. The following course of action shall take place if the proposal is a Deviation of Sign Criteria. i. The ART shall hold a meeting or meetings to review the proposal. ii. ART meeting minutes, which include a recommendation from the ART, shall be provided to the Zoning Board of Appeals. iii. If approved by the Zoning Board of Appeals, the applicant may then apply for required permits through the Village's Building & Zoning Department. d. Variation of the Sign Code. The following course of action shall take place if the proposal is a Variation of the Sign Code. iv. The ART shall hold a meeting or meetings to review the proposal. v. ART meeting minutes, which include a recommendation from the ART, shall be provided to the Zoning Board of Appeals. vi. The Zoning Board of Appeals shall provide a recommendation to the Corporate Authorities. vii. If the proposal is approved by the Corporate Authorities, the applicant may then apply for required permits through the Village's Building & Zoning Department. e. Administrative Review. All other proposals or petitions not accounted for shall be reviewed as part of the Administrative Review. i. The ART, which consists of staff personnel, will hold a meeting or meetings to review the proposal for compliance with applicable provisions of the Village Appearance Plan. ART meeting minutes and a report will subsequently be distributed to the ART and the Village Manager Appearance Review Team Minutes Database. If denied, the applicant may appeal in writing to the Village Manager within 15 days of written notification of said denial. iii. The Village Manager may uphold the denial of the ART, overrule the denial of the ART, or work with the applicant to modify the proposal and return the proposal to the ART for additional review. iv. If denied, the applicant may appeal in writing to the Corporate Authorities within 15 days of written notification of said denial. v. If the proposal is approved, the applicant may apply for all applicable permits through the Village's Building & Zoning Department. Minutes shall also be posted in the The shopping center pictured here does not provide adequate space for planting nor does it make any attempt to screen the parking area from the public way. (V.A.1 and V.A.3) 5 ARTICLE IV. EVALUATION CATEGORIES A. The following factors and characteristics relating to a development, which affect appearance, will govern the Appearance Review Team's evaluation of a design submission: 1. Logic of design 2. Exterior space utilization 3. Architectural character /style 4. Material selection 5. Maintenance aspects 6. Architectural trends and patterns of development in the Village and areas adjacent to a proposed project. B. Architectural detailing should be considered for new developments as well as renovations and redevelopments throughout the Village. Each project shall be carefully planned to complement the positive characteristics of neighboring structures. A variety of architectural styles and details is also desirable to provide visual interest. C. The criteria herein are not intended to restrict imagination, innovation or variety, but rather to focus on design principals and creative solutions to achieve a high quality visual appearance within the Village. ARTICLE V. CRITERIA FOR APPEARANCE A. SITE CONSIDERATIONS 1. The site should be planned to accomplish a transition from the streetscape, and to provide for adequate planting, pedestrian movement, and parking areas. 2. Landscaped yards and setbacks greater than minimum ordinance requirements are encouraged. This site uses a water feature as a transition to the streetscape, while still providing for adequate plantings, pedestrian movement, and parking areas. (V.A.1) A wood trellis provides an innovative means to screen the parking area from view of the public way. (V.A.3) This commercial building lacks both the use of architecturally consistent materials and commensurate detailing when comparing the side elevation to that of front. (V.B.5 and V.6.9) 1.1 3. Screening shall be provided for parking areas adjacent to streets and public rights -of -way. Screening may be provided by building wall extensions, ornamental walls or fences, berms, appropriate plant material, other innovative means or a combination of these elements. 4. Utility services and service revisions necessitated by exterior alterations shall be underground. 5. New or expanded buildings shall be integrated with adjacent buildings in terms of setbacks, streetscape elements, building orientation and location of parking areas. 6. A landscape transition to adjoining properties shall be provided. B. BUILDING DESIGN 1. Evaluation of appearance of a project shall be based on quality of its design and relationship to surroundings. 2. The height and scale of each building shall be proportionate to its site and adjacent buildings. 3. Consistency in texture, lines and masses is required. Monotony shall be avoided. 4. Buildings shall reflect and enhance the character of the site and the adjacent neighborhood. 5. Structures shall have appropriate scale and character, and materials shall compliment neighboring development. 6. Adjacent buildings of different architectural styles shall be made compatible by elements including but not limited to screens, site breaks, materials, and color. 7. The relationship of entrances and other projections to sidewalks shall be complementary to those adjacent structures. 8. Materials shall be selected for suitability to the type of buildings and the design in which they are used. Buildings shall have either the same materials, or those that are architecturally consistent with those that are used for all building Using the same material and detailing on all elevations visible from public ways creates an architecturally consistent appearance. (V.B.8) The entry of this food store is disproportionate in relation to the main body of the building. (V.B.10) This building uses brick on all elevations for a consistent appearance. Note also the use of pillasters on the side elevation to create variation in depth reflective of that on the front facade. (V.B.6) 7 L ii. Staggered designs are encouraged; long and linear designs should be avoided. Facades or other design features shall be incorporated including the portions of building adioininq residential properties. The use of the flat and pitched roof facades directly adjoining one another creates an inconsistent and incompatible appearance. (V.B.12) Refuse areas constructed of materials inferior to the principal building should be avoided. (V.B.15) Long, undifferentiated spans of roof or parapet and long flat walls do not create an aesthetically pleasing appearance. (V.B.17.i & V.B.17.ii.) Refuse areas should be designed to blend with the building to which they principally relate including the use of materials that are consistent with those used on the primary building. (V.B.15) Using gables and other roof forms creates a more aesthetic roofscape and staggering the facade reduces the appearance of building mass. (V.B.17.i & V.B.17.ii.) Facades that are all or primarily E.I.F.S. lack the resilient and timeless appearance of more durable materials (V.C.1 and V.C.2) Ir C 18. The overall visual appearance of each plan shall be substantially different in color and design; for instance, different variations of the same hue are not considered substantially different. However, the visual appearance shall be compatible with the predominant character of the overall plan and the surrounding property so as to create a positive visual image of the community. Designs shall provide dynamic architecture to avoid monotony. 19. The monotony regulations for the placement of single - family homes are as follows: i. Substantially similar front elevations shall not be located more often than every fourth lot along the same frontage; i.e., three significantly dissimilar elevations must be provided between each similar elevation. ii. Substantially similar front elevations shall not be located directly across the street or other right -of -way from each other. iii. Opposite hand elevations shall not be considered significantly dissimilar from their respective counterpart. iv. The predominant element of front elevations of adjacent homes shall be different colors. Using durable materials, such as the brick, stone, and metal used on this elevation, creates an impression of quality. (V.C.1) BUILDING MATERIALS5 1. Materials shall be of durable quality and conducive to regular maintenance and upkeep. Building materials that require minimal maintenance (painting, retreatment, waterproofing) and have minimal environmental impact are strongly encouraged. 2. Except for single family detached dwellings, EIFS Each fagade of this building approaches 25% shall be limited to no more than 25% of any E.I.F.S. with the material used only as an accent to building elevation. the primary base of brick. (V.C.2) 3. The following materials are encouraged to be used for exteriors of buildings and accessory structures: a) Face or common brick. f) Dimensional asphalt and b) Stone. fiberglass shingles. c) Cedar siding. g) Glass block for accenting d) Standing seam metal roofing and purposes. canopy cover. h) Limestone, marble or granite. e) Slate, concrete or clay roof tiles. i) Fiber - cement siding or trim. 10 Id D. LANDSCAPE AND SITE TREATMENT 1. Landscape elements included in these criteria consist of, but are not limited to, all forms of plant- ing and vegetation, rock groupings, berms and water features. 2. Where natural or existing topographic features contribute to the beauty and utility of a development, these features shall be preserved and enhanced. Modification to topography will be permitted as necessary. 3. Landscape plans shall address the environmental aspects of the landscape, including but not limited to, wetland preservation, existing drainage patterns, erosion prevention, wind and noise barriers, shade, energy conservation, sound absorption, dust abatement, and reduction of glare. 4. Landscape treatments shall be provided to enhance architectural features and strengthen vistas. 5. Unity of design, including compatibility with adjacent developments, shall be achieved by a variety of plants and other materials. 6. Plant material shall be selected for interest in its structure, texture, color and for its ultimate growth. 7. In locations where plants will be susceptible to injury by pedestrian or motor traffic, appropriate protection shall be provided by curbs, tree guards, or other devices. 8. Parking areas and traffic ways shall be enhanced with landscaped spaces containing trees or tree groupings. Shrubs shall be used only where they Inadequately planned, graded, and landscaped detention basins result in an unattractive appearance (V.D.1 and V.D.2) Landscape elements can include plantings, vegetation, rock groupings, water features, and berms as seen in this development. (V.D.1) t_ Natural topography, including low lying wetlands, can contribute to beauty and functionality of a development, when they are adequately preserved and enhanced. (V.D.2) will not obscure traffic visibility and will not require excessive maintenance. Plant material shall be salt tolerant and appropriate for parking area environmental conditions. 9. In areas where general planting will not prosper, appropriate features shall be used, including but not limited to paving of wood, brick and stone. Landscape treatment can create vistas, as seen in this parking lot walkway, while also providing shade for the pedestrian. (V. DA) Parking lots that lack appropriate curbs, or other protection devices, leave landscaping susceptible to harm. The rock, pictured above, provides inadequate protection from pedestrian and vehicular traffic. (V.D,7) This landscaping installation abruptly terminates the vista created by the sidewalk. (V.D.4) Curbs help protect plantings against damage which can result from pedestrian and vehicular traffic in parking lots. (V.D.7) Landscaping in parking lots and traffic ways breaks up large paved areas resulting in a more aesthetically pleasing appearance, (V.D.8) The lack of landscaping in this parking lot creates an uninterrupted view of parking lot paving which results in an unattractive appearance. (V.D.8) 1 SIGNS 1. Signs shall be incorporated in the architectural concept. Size, color, materials, lettering, location, and arrangement shall enhance the building design. 2. Wall signs shall not cover or interfere with architectural details or windows. 3. Ground signs shall be integrated into the site design. 4. Bold, simple letters and recognized symbols are encouraged. 5. Bright or brilliant colors shall be used only for accent. 6. Light sources of external lighting shall be shielded from view from public right of ways. E. STREET HARDWARE AND MISCELLANEOUS STRUCTURES 1. Miscellaneous structures and street hardware shall be selected to complement the architectural concept and landscape design. 2. Refuse containers shall be visually attractive with appropriate colors and functional design. F. LIGHTING 1. Exterior lighting shall enhance the building design and the adjacent landscape. Lighting standards and fixtures, including design and size, shall comport with the quality and character of the building and adjacent areas. 2. Lights shall be directed away from adjoining property. 3. The source of lighting shall be shielded from direct view of the lamp. 4. Lighting in pedestrian areas shall use fixtures that illuminate the walking surface. 5. Lighting designs and standards shall be integrated with adjacent buildings and properties as appropriate. This metal and plastic pylon sign does not enhance the primarily brick building to which it relates. (V.E.1) Signage materials should enhance the principal building materials to which they relate as well as those used in the surrounding landscape. (V.E.1) This ground sign is both too large for it respective site and inadequate site design resulted in its placement in the center of a parking stall. (V.E.3) 2 Difficult to read text defeats this sign's intended purpose.(V.E.4) Using lowered fixtures in pedestrian areas provides lighting at the appropriate level while still accounting for security needs. (V.G.4) The pole mounted lighting fixtures pictured above are better suited for a parking lot than the pedestrian area in which they reside. (V.G.4) Ground signs should be integrated into the site design and be a part of the overall concept of the development. (V.F.3) Bold, simple letters reinforced by a related symbol, make this sign easy to read and comprehend. (V.E.4) Using one or two accent colors, while avoiding excessively bright or brilliant colors, on a neutral background creates an aesthetically pleasing and easily legible sign. (V.E.5) 3 ARTICLE VI. MODIFICATIONS The Village Plan Commission or Zoning Board of Appeals may grant modifications to the requirements of this Appearance Plan provided that the modification achieves a creative design solution to heighten the visual appearance of the development while (i) promoting the public health, safety, and general welfare of the community, (ii) enhancing the value of the property, and (iii) ensuring adequate light, air, and privacy. ARTICLE VII. GLOSSARY Definitions included in this section are of those words or terms used in the Appearance Plan, and which are not in common usage or the meaning of which differs from the usual definition or could be misconstrued as to meaning. ADJACENT — To be close to or touching at a point. ADJOINING — Having a common border. APPEARANCE - The outward aspect visible to the public. APPURTENANCES - The visible, functional objects necessary to and part of buildings. ARCHITECTURAL CHARACTER - The composite or aggregate of the characteristics of structure, form, materials, and function of a building, group of buildings, or other architectural composition. ARCHITECTURAL CONCEPT - The basic aesthetic idea of a building, or group of buildings or structures, including the site and landscape development, which produces the architectural character. ARCHITECTURAL FEATURE - A prominent or significant part or element of a building, structure, or site. ARCHITECTURAL STYLE - The characteristic form and detail, as of buildings of a particular historic period. BERM - A raised form of earth or to provide screening or to improve the aesthetic character. 4 BUILDING — Any structure securely attached to the ground, with walls and a roof, designed or constructed for shelter, enclosure, protection or support of persons, animals, or property of any kind. BUILDING COMMISSIONER — The title of Building Commissioner shall mean the Deputy Building Commissioner Administration or the Deputy Building Commissioner Operations. CUSTOM HOME - A single family detached dwelling unit which has a unique and individual design. DESIGN — The spatial arrangement of elements and features in a form or pattern that makes up structure, building, group of buildings or landscape. EIFS — Exterior Insulation Finish System. EXTERIOR BUILDING COMPONENT - An essential and visible part of the exterior of a building. EXTERNAL ARCHITECTURAL FEATURE - The architectural style and general arrangement of such portion of a building or structure as is designated to be open to view from a public street, place, or way, including the kind, color, and texture of the building material of such portion and the type of windows, doors, lights, attached or ground signs, and other fixtures appurtenant to such portion; not including signs regulated by the Uniform Sign Program within the Sign Code. LANDSCAPE /LANDSCAPING - Elements of nature, topography, buildings, and other man -made objects combined in relation to one another. LIGHTING — A complete illumination system consisting of the lamp and all necessary structural, mechanical, electrical, and decorative parts. LOGIC OF DESIGN - Accepted principles and criteria of validity in the solution of the problem of design. MASS — The shape, size, height, and resulting visual dominance of a structure. MECHANICAL EQUIPMENT - Equipment, devices, and accessories, the use of which relates to water supply, drainage, heating, ventilating, air conditioning, and similar purposes. MISCELLANEOUS STRUCTURES - Structures, other than buildings, visible from public ways. Examples include but are not limited to memorials, stagings, antennas, water tanks and towers, trellises, arbors, statues, outdoor art, fountains, fences and walls. 5 PAVING — Concrete, asphalt, or similar fabricated, non - porous material used to cover soil. PLANT MATERIALS - Trees, shrubs, vines, ground covers, grass, perennials, annuals, and bulbs. PROPORTION - Relationship of parts of a building, landscape, structures, or buildings to each other and to the whole. PUBLIC PROPERTY — Property owned by the Village, school, park, or library districts, Vernon or Wheeling Township, Cook or Lake County, the State of Illinois, the federal government or any other separate taxing body. PUBLIC WAY — A thoroughfare for travel or transportation from place to place which is accessible to the public. SCALE - Relationship of the size of parts to one another. SCREENING - Structure or planting which conceals areas from view from public ways the areas. SHRUB - A multi- stemmed woody plant other than a tree. SIGN — Any identification, description, illustration or illuminated device which is visible from any public place or is located on private property and exposed to the public and which directs attention to a product, service, place, activity, person, institution, business or solicitation, including any permanently installed or situated merchandise or any emblem, painting, banner, pennant, placard or temporary sign designed to advertise, identify or convey information, with the exception of nation flags. SITE — A parcel of land or a lot or a contiguous combination of such land or lots. SITE BREAK - A structural or landscape device to interrupt long vistas and create visual interest in a site development. STREET HARDWARE - Objects, including structures and plantings, located in public ways. Examples include but are not limited to lamp posts, utility poles, traffic lights, traffic signs, benches, bicycle racks, newspaper boxes, litter containers, planting containers, letter boxes and fire hydrants. N. STREETSCAPE - The scene as may be observed along a public street or way composed of natural and man -made components, including buildings, paving, planting, street hardware, and miscellaneous structures. STRUCTURE — That which is built or constructed, or a portion thereof. SUBSTANTIALLY SIMILAR — Means primarily the same. The changing, rearranging, or altering of an elevation in minor facets, including but not limited to, door and window placement, roof and gable design, or siding material and color, shall not make an elevation dissimilar. UTILITY HARDWARE — Devices, including but not limited to, antennas, poles, cross -arms, transformers and vaults, gas pressure regulating assemblies, hydrants, and buffalo boxes that are used for gas, water, sewer, electrical services, oil, and /or communications to a building or a project. UTILITY SERVICE - Any device, including wire, pipe, and conduit which carries gas, water, sewer, electrical services, oil, and /or communications into or out of a building or development. VILLAGE - The Village of Buffalo Grove, Illinois. _A F- a U O J LL W_ W w W U z Q Q W M M a x 0 z LU a IL a STATE OF ILLINOIS) ss. COUNTY OF COOK 1 CERTIFICATE Qua, By a L Ordinance 2009- 5 An Ordinance Adopting A Revised Village of Buffalo Grove Appearance Plan WHEREAS, the Village of Buffalo Grove is a Home Rule Unit of local government pursuant to the Illinois Constitution of 1970; and WHEREAS, the Village of Buffalo Grove Appearance Plan was originally adopted by Ordinance in 1972 with subsequent revisions; and WHEREAS, the Village of Buffalo Grove Appearance Plan was last updated by Ordinance No. 2003 -33 and approved on April 21, 2003; and WHEREAS, Section 11 -13 -1 of the Illinois Municipal Code (65 ILCS 5/11 -13 -1) was amended by Public Act 95 -0475 and provides that the corporate authorities of a municipality have the power to establish local standards for the review of the exterior design of buildings and structures; and WHEREAS, the Village of Buffalo Grove deems it in the best interests of the community to adopt a revised Appearance Plan; and WHEREAS, the purpose of the revised Appearance Plan is to provide updated standards to evaluate improvements in the Village of Buffalo Grove. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS, PURSUANT TO ITS HOME RULE POWER: Section 1. The foregoing preamble is hereby incorporated herein. Section 2. The Appearance Plan of the Village of Buffalo Grove, attached hereto as Exhibit "A ", is hereby approved and adopted and replaces that Appearance Plan approved by Village Ordinance No. 2003 -33. Section 3. Any person violating any portion of this Ordinance shall be subject to the provisions of Chapter 1.08 of the Buffalo Grove Municipal Code. Section 4. This Ordinance shall be in full force and effect from and after its passage, approval and publication. This Ordinance may be published in pamphlet form. This Ordinance shall not be codified. AYES: 5 - Braiman, Berman, Kahn, Trilling, Rubin NAYES: 0 - None ABSENT: 1 - Glover PASSED: January 19 2009 APPROVED: January 19 2009 ATTEST: '-Village Clerk APPROVED: Village President 13- Jan -09B Appearance Plan of the Village of Buffalo Grove Village of Buffalo Grove Office of the Village Manager 50 Raupp Boulevard Buffalo Grove, Illinois 60089 Phone: 847 - 459 -2518 Fax: 847 - 459 -7906 Website: www.vbg.org Approved April 21, 2003 by Ordinance 2003 -33 Amended January 19, 2009 by Ordinance 2009 - _ 1 -13 -09 APPEARANCE PLAN of the VILLAGE OF BUFFALO GROVE ARTICLE /PLAN CONTENTS PAGE I. Purpose & Jurisdiction 1 II. Scope 2 III. Approval Process 2 IV. Evaluation Categories 6 V. Criteria for Appearance 6 A. Site Considerations 6 B. Building Design 7 C. Building Materials 10 D. Landscape and Site Treatment 11 E. Signs 13 F. Street Hardware & Miscellaneous Structures 13 G. Lighting 13 Vi. Modifications 15 VII. Glossary 15 VIII. Appearance Review Flow Chart Appendix A ARTICLE 1. PURPOSE & JURISDICTION A. The purpose of this Appearance Plan ( "Plan ") is to provide standards to evaluate improvements in the Village of Buffalo Grove ( "Village "). B. This Plan provides criteria to property owners and developers to achieve creative designs to enhance and improve the visual appearance of properties and to improve the overall quality of urban design throughout the Village, while: 1. Promoting the public health, safety, and general welfare of the community; 2. Protecting property values throughout the Village; 3. Ensuring adequate light, air, and privacy for property in the Village; C. Environmentally responsible design and construction is encouraged for all buildings and developments in the Village. The Village strongly encourages energy efficient designs for all new buildings and renovations of existing buildings, including LEED certification (Leadership in Energy and Environmental Design) as administered by the U.S. Green Building Council. D. This Plan applies to all property within the Village. 1 E. Nothing contained in this Plan shall be interpreted to constitute an endorsement or prohibition of any particular building material, construction method, or product. F. This Plan shall be administered in conjunction with the applicable provisions of the Village Zoning Ordinance, Development Ordinance, Sign Code and other regulations. ARTICLE II. SCOPE A. Elements regulated within this plan include, but are not limited to: 1. Improved and unimproved land; 2. Relationship of buildings to site and adjacent areas, building orientation, and site treatment; 3. External architectural features of existing and proposed buildings and structures of all types; 4. Open spaces, rights -of -way, streets and parkway, drives, walks, paths, parking areas, plazas, street furniture, signs, fences, lights and lighting, playgrounds, gardens, yards, landscaping, land topography, plant life, accessory structures and appurtenances. B. If the Village Building Commissioner determines that a proposal involves any of the following, then review by the Appearance Review Team (ART) shall be required: 1. External architectural feature within all zoning districts, except single and multi - family residential; or 2. Remodeling or changes in any zoning district which will significantly change or impact upon the overall general appearance of the structure; or 3. A custom home. C. If the Village Building Commissioner determines that a proposed addition or modification to a detached single family dwelling unit is compatible with or enhances the surrounding area then the Building Commissioner may waive referral to the Appearance Review Team. ARTICLE III. APPROVAL PROCESS A. If a proposed development or redevelopment is regulated by this Plan, then approval will be granted upon conformance to the applicable provisions of this Plan as well as all other applicable Village ordinances. Modifications or amendments to an approved plan are subject to additional appearance review. B. The Appearance Review Team ( "ART ") shall review all development or redevelopment projects regulated by this Plan. 2 C. The ART for Administrative Review shall consist of the Deputy Village Manager, Village Planner, Building Commissioner, and Associate Planner. Other staff personnel may be asked to assist the ART. The ART for Deviations of the Sign Criteria, Variations of the Sign Code, Minor Reviews, or Major Reviews shall include the aforementioned Village staff personnel, plus at least one representative from either the Plan Commission and /or Zoning Board of Appeals'. The latter will be determined depending on the composition of the project. The Trustee Liaisons to the Plan Commission or Zoning Board of Appeals will also be invited to participate in the aforementioned ART meetings. An architect or other design professional may be retained on an as needed basis to assist the Appearance Review Team on any project as determined by staff. D. An overview of the approval process is set forth below. Notwithstanding the following, the Corporate Authorities may review and take action upon a proposal in lieu of the foregoing approval process. The Appearance Review Flow Chart at Appendix A outlines the steps in the review process. In conducting the review process, staff, elected and appointed officials shall adhere to the following: • Work in an objective and understanding manner. • Work toward the aesthetic growth of the community and remediation of unsightly conditions. • Encourage and inspire public and private participation in the enhancement of community appearance and provide appropriate leadership. • Act as counselor and guide to persons working to develop, redevelop, maintain or improve properties. 1. The applicant presents a proposal to Village staff. 2. Village staff will determine the review process for the proposal — Major Review, Minor Review, Variation of the Sign Code, Deviation of the Sign Criteria, or Administrative. a. Maior Review. If staff determines that the project requires rezoning, variations of the Zoning Ordinance or Development Ordinance, or a Planned Unit Development amendment, then said project shall proceed through the Major Review process. The applicant presents the proposal to the Corporate Authorities at a Village Board Meeting as either a Pre - Application Conference or a Referral to the Plan Commission, as determined by staff. i. The Corporate Authorities may refer the proposal to either the Plan Commission or Zoning Board of Appeals, if applicable and appropriate. ' The Chairperson of the respective Commission shall designate a respresentative to participate in the ART process. Commissioner representation may rotate depending on the project. 3 ii. The ART shall hold a meeting or meetings to review the proposal for compliance with applicable provisions of the Village Appearance Plan. This review process will be concurrent with Plan Commission or Zoning Board of Appeals meeting(s). The ART will forward meeting minutes and a report with recommendations to either the Plan Commission or Zoning Board of Appeals, as appropriate. iii. The Plan Commission or Zoning Board of Appeals will make a recommendation for consideration by the Corporate Authorities. iv. If the Corporate Authorities determine that the appearance review process may be deferred to accommodate phasing or other unique aspects of a project, the conditions for said deferral shall be set forth in an ordinance or written agreement between the Village and the applicant. V. When a proposal is approved by the Corporate Authorities, the applicant may apply for all applicable permits through the Village's Building & Zoning Department. b. Minor Review. Substantial renovation to a property will require a Minor Review as determined by the Village Manager or designee. "Substantial" shall be determined based on the following criteria: i. Are the proposed changes a significant modification to the existing appearance of the building or property? ii. Will the basic appearance of the property be significantly changed due to different building massing, materials, colors or signage? iii. Would the "casual viewer" conclude that the changes make the property noticeably different than the original appearance? The process for Minor Review shall be as follows: i. The ART shall hold a meeting, or meetings, to review the proposal for compliance with applicable provisions of the Village Appearance Plan. ii. If the application is denied, the applicant may appeal in writing to the Village Manager within 15 days of written notification of said denial. iii. The Village Manager may uphold the denial of the ART, overrule the denial of the ART, or work with the applicant to modify the proposal and return the proposal to the ART for additional review. iv. If denied, the applicant may appeal in writing to the Corporate Authorities within 15 days of written notification of said denial. v. If the proposal is approved, the applicant may apply for all applicable permits through the Village's Building & Zoning Department. 4 c. Deviation of Sign Criteria. The following course of action shall take place if the proposal is a Deviation of Sign Criteria. i. The ART shall hold a meeting or meetings to review the proposal. ii. ART meeting minutes, which include a recommendation from the ART, shall be provided to the Zoning Board of Appeals. iii. If approved by the Zoning Board of Appeals, the applicant may then apply for required permits through the Village's Building & Zoning Department. d. Variation of the Sign Code. The following course of action shall take place if the proposal is a Variation of the Sign Code. iv. The ART shall hold a meeting or meetings to review the proposal. v. ART meeting minutes, which include a recommendation from the ART, shall be provided to the Zoning Board of Appeals. vi. The Zoning Board of Appeals shall provide a recommendation to the Corporate Authorities. vii. If the proposal is approved by the Corporate Authorities, the applicant may then apply for required permits through the Village's Building & Zoning Department. e to the Corporate Authorities within 15 days of written notification of said denial. v. If the proposal is approved, the applicant may apply for all applicable permits through the Village's Building & Zoning Department. The shopping center pictured here does not provide adequate space for planting nor does it make any attempt to screen the parking area from the public way. (V.A.1 and V.A.3) 5 ARTICLE IV. EVALUATION CATEGORIES A. The following factors and characteristics relating to a development, which affect appearance, will govern the Appearance Review Team's evaluation of a design submission: 1. Logic of design 2. Exterior space utilization 3. Architectural character /style 4. Material selection 5. Maintenance aspects 6. Architectural trends and patterns of development in the Village and areas adjacent to a proposed project. B. Architectural detailing should be considered for new developments as well as renovations and redevelopments throughout the Village. Each project shall be carefully planned to complement the positive characteristics of neighboring structures. A variety of architectural styles and details is also desirable to provide visual interest. C. The criteria herein are not intended to restrict imagination, innovation or variety, but rather to focus on design principals and creative solutions to achieve a high quality visual appearance within the Village. ARTICLE V. CRITERIA FOR APPEARANCE A. SITE CONSIDERATIONS 1. The site should be planned to accomplish a transition from the streetscape, and to provide for adequate planting, pedestrian movement, and parking areas. 2. Landscaped yards and setbacks greater than minimum ordinance requirements are encouraged. This site uses a water feature as a transition to the streetscape, while still providing for adequate plantings, pedestrian movement, and parking areas. (V.A.1) A wood trellis provides an innovative means to screen the parking area from view of the public way. (V.A.3) This commercial building lacks both the use of architecturally consistent materials and commensurate detailing when comparing the side elevation to that of front. (V.B.5 and V.13.9) 3. Screening shall be provided for parking areas adjacent to streets and public rights -of -way. Screening may be provided by building wall extensions, ornamental walls or fences, berms, appropriate plant material, other innovative means or a combination of these elements. 4. Utility services and service revisions necessitated by exterior alterations shall be underground. 5. New or expanded buildings shall be integrated with adjacent buildings in terms of setbacks, streetscape elements, building orientation and location of parking areas. 6. A landscape transition to adjoining properties shall be provided. B. BUILDING DESIGN 1. Evaluation of appearance of a project shall be based on quality of its design and relationship to surroundings. 2. The height and scale of each building shall be proportionate to its site and adjacent buildings. 3. Consistency in texture, lines and masses is required. Monotony shall be avoided. 4. Buildings shall reflect and enhance the character of the site and the adjacent neighborhood. 5. Structures shall have appropriate scale and character, and materials shall compliment neighboring development. 6. Adjacent buildings of different architectural styles shall be made compatible by elements including but not limited to screens, site breaks, materials, and color. 7. The relationship of entrances and other projections to sidewalks shall be complementary to those adjacent structures. 8. Materials shall be selected for suitability to the type of buildings and the design in which they are used. Buildings shall have either the same materials, or those that are architecturally consistent with those that are used for all building Using the same material and detailing on all elevations visible from public ways creates an architecturally consistent appearance. (V.B.8) The entry of this food store is disproportionate in relation to the main body of the building. (V.B.10) This building uses brick on all elevations for a consistent appearance. Note also the use of pillasters on the side elevation to create variation in depth reflective of that on the front facade. (V.B.6) 7 9 Staggered designs are encouraged; long and linear designs should be avoided. Facades or other design features shall be incorporated including the portions of building adjoining residential properties. The use of the flat and pitched roof facades directly adjoining one another creates an inconsistent and incompatible appearance. (V.B.12) Refuse areas constructed of materials inferior to the principal building should be avoided. (V.B.15) Long, undifferentiated spans of roof or parapet and long flat walls do not create an aesthetically pleasing appearance. (V.B.17.i & V.B.17.ii.) Refuse areas should be designed to blend with the building to which they principally relate including the use of materials that are consistent with those used on the primary building. (V.B.15) Using gables and other roof forms creates a more aesthetic roofscape and staggering the fagade reduces the appearance of building mass. (V.B.17.i & V.B.17.ii.) Facades that are all or primarily E.I.F.S. lack the resilient and timeless appearance of more durable materials (V.C.1 and V.C.2) 9 C. 18. The overall visual appearance of each plan shall be substantially different in color and design; for instance, different variations of the same hue are not considered substantially different. However, the visual appearance shall be compatible with the predominant character of the overall plan and the surrounding property so as to create a positive visual image of the community. Designs shall provide dynamic architecture to avoid monotony. 19. The monotony regulations for the placement of single - family homes are as follows: i. Substantially similar front elevations shall not be located more often than every fourth lot along the same frontage; i.e., three significantly dissimilar elevations must be provided between each similar elevation. ii. Substantially similar front elevations shall not be located directly across the street or other right -of -way from each other. iii. Opposite hand elevations shall not be considered significantly dissimilar from their respective counterpart. iv. The predominant element of front elevations of adjacent homes shall be different colors. Using durable materials, such as the brick, stone, and metal used on this elevation, creates an impression of quality. (V.C.1) structures: a) Face or common brick. b) Stone. c) Cedar siding. d) Standing seam metal roofing and canopy cover. e) Slate, concrete or clay roof tiles. f) Dimensional asphalt and fiberglass shingles. g) Glass block for accenting purposes. h) Limestone, marble or granite. i) Fiber - cement siding or trim. 10 2 The following materials are not desirable or may have only limited applications in the community: a) Split face brick or smooth concrete block b) Cedar shake roof c) Prefabricated metal panels D. LANDSCAPE AND SITE TREATMENT 1. Landscape elements included in these criteria consist of, but are not limited to, all forms of plant- ing and vegetation, rock groupings, berms and water features. 2. Where natural or existing topographic features contribute to the beauty and utility of a development, these features shall be preserved and enhanced. Modification to topography will be permitted as necessary. 3. Landscape plans shall address the environmental aspects of the landscape, including but not limited to, wetland preservation, existing drainage patterns, erosion prevention, wind and noise barriers, shade, energy conservation, sound absorption, dust abatement, and reduction of glare. 4. Landscape treatments shall be provided to enhance architectural features and strengthen vistas. 5. Unity of design, including compatibility with adjacent developments, shall be achieved by a variety of plants and other materials. 6. Plant material shall be selected for interest in its structure, texture, color and for its ultimate growth. 7. In locations where plants will be susceptible to injury by pedestrian or motor traffic, appropriate protection shall be provided by curbs, tree guards, or other devices. 8. Parking areas and traffic ways shall be enhanced with landscaped spaces containing trees or tree groupings. Shrubs shall be used only where they Inadequately planned, graded, and landscaped detention basins result in an unattractive appearance (V.D.1 and V.D.2) Landscape elements can include plantings, vegetation, rock groupings, water features, and berms as seen in this development. (V.D.1) Natural topography, including low lying wetlands, can contribute to beauty and functionality of a development, when they are adequately preserved and enhanced.(V.D.2) will not obscure traffic visibility and will not require excessive maintenance. Plant material shall be salt tolerant and appropriate for parking area environmental conditions. 9. In areas where general planting will not prosper, appropriate features shall be used, including but not limited to paving of wood, brick and stone. Landscape treatment can create vistas, as seen in this parking lot walkway, while also providing shade for the pedestrian. (V.D.4) Parking lots that lack appropriate curbs, or other protection devices, leave landscaping susceptible to harm. The rock, pictured above, provides inadequate protection from pedestrian and vehicular traffic. (V.D.7) This landscaping installation abruptly terminates the vista created by the sidewalk. (V.D.4) Curbs help protect plantings against damage which can result from pedestrian and vehicular traffic in parking lots. (V.D.7) Landscaping in parking lots and traffic ways breaks up large paved areas resulting in a more aesthetically pleasing appearance, (V.D.8) The lack of landscaping in this parking lot creates an uninterrupted view of parking lot paving which results in an unattractive appearance. (V.D.8) 1 SIGNS 1. Signs shall be incorporated in the architectural concept. Size, color, materials, lettering, location, and arrangement shall enhance the building design. 2. Wall signs shall not cover or interfere with architectural details or windows. 3. Ground signs shall be integrated into the site design. 4. Bold, simple letters and recognized symbols are encouraged. 5. Bright or brilliant colors shall be used only for accent. 6. Light sources of external lighting shall be shielded from view from public right of ways. E. STREET HARDWARE AND MISCELLANEOUS STRUCTURES 1. Miscellaneous structures and street hardware shall be selected to complement the architectural concept and landscape design. 2. Refuse containers shall be visually attractive with appropriate colors and functional design. F. LIGHTING 1. Exterior lighting shall enhance the building design and the adjacent landscape. Lighting standards and fixtures, including design and size, shall comport with the quality and character of the building and adjacent areas. 2. Lights shall be directed away from adjoining property. 3. The source of lighting shall be shielded from direct view of the lamp. 4. Lighting in pedestrian areas shall use fixtures that illuminate the walking surface. 5. Lighting designs and standards shall be integrated with adjacent buildings and properties as appropriate. This metal and plastic pylon sign does not enhance the primarily brick building to which it relates. (V.E.1) Signage materials should enhance the principal building materials to which they relate as well as those used in the surrounding landscape. (V.E.1) This ground sign is both too large for it respective site and inadequate site design resulted in its placement in the center of a parking stall. (V.E.3) 2 Difficult to read text defeats this sign's intended purpose. (V.E.4) Using lowered fixtures in pedestrian areas provides lighting at the appropriate level while still accounting for security needs. (V.G.4) The pole mounted lighting fixtures pictured above are better suited for a parking lot than the pedestrian area in which they reside. (V.G.4) .............. n4- Ground signs should be integrated into the site design and be a part of the overall concept of the development. (V.F.3) Bold, simple letters reinforced by a related symbol, make this sign easy to read and comprehend. (V.E.4) Using one or two accent colors, while avoiding excessively bright or brilliant colors, on a neutral background creates an aesthetically pleasing and easily legible sign. (V.E.5) KI ARTICLE VI. MODIFICATIONS The Village Plan Commission or Zoning Board of Appeals may grant modifications to the requirements of this Appearance Plan provided that the modification achieves a creative design solution to heighten the visual appearance of the development while (i) promoting the public health, safety, and general welfare of the community, (ii) enhancing the value of the property, and (iii) ensuring adequate light, air, and privacy. ARTICLE VII. GLOSSARY Definitions included in this section are of those words or terms used in the Appearance Plan, and which are not in common usage or the meaning of which differs from the usual definition or could be misconstrued as to meaning. ADJACENT — To be close to or touching at a point. ADJOINING — Having a common border. APPEARANCE - The outward aspect visible to the public. APPURTENANCES - The visible, functional objects necessary to and part of buildings. ARCHITECTURAL CHARACTER - The composite or aggregate of the characteristics of structure, form, materials, and function of a building, group of buildings, or other architectural composition. ARCHITECTURAL CONCEPT - The basic aesthetic idea of a building, or group of buildings or structures, including the site and landscape development, which produces the architectural character. ARCHITECTURAL FEATURE - A prominent or significant part or element of a building, structure, or site. ARCHITECTURAL STYLE - The characteristic form and detail, as of buildings of a particular historic period. BERM - A raised form of earth or to provide screening or to improve the aesthetic character. 4 M BUILDING — Any structure securely attached to the ground, with walls and a roof, designed or constructed for shelter, enclosure, protection or support of persons, animals, or property of any kind. BUILDING COMMISSIONER — The title of Building Commissioner shall mean the Deputy Building Commissioner Administration or the Deputy Building Commissioner Operations. CUSTOM HOME - A single family detached dwelling unit which has a unique and individual design. DESIGN — The spatial arrangement of elements and features in a form or pattern that makes up structure, building, group of buildings or landscape. EIFS — Exterior Insulation Finish System. EXTERIOR BUILDING COMPONENT - An essential and visible part of the exterior of a building. EXTERNAL ARCHITECTURAL FEATURE - The architectural style and general arrangement of such portion of a building or structure as is designated to be open to view from a public street, place, or way, including the kind, color, and texture of the building material of such portion and the type of windows, doors, lights, attached or ground signs, and other fixtures appurtenant to such portion; not including signs regulated by the Uniform Sign Program within the Sign Code. LANDSCAPE /LANDSCAPING - Elements of nature, topography, buildings, and other man -made objects combined in relation to one another. LIGHTING — A complete illumination system consisting of the lamp and all necessary structural, mechanical, electrical, and decorative parts. LOGIC OF DESIGN - Accepted principles and criteria of validity in the solution of the problem of design. MASS — The shape, size, height, and resulting visual dominance of a structure. MECHANICAL EQUIPMENT - Equipment, devices, and accessories, the use of which relates to water supply, drainage, heating, ventilating, air conditioning, and similar purposes. MISCELLANEOUS STRUCTURES - Structures, other than buildings, visible from public ways. Examples include but are not limited to memorials, stagings, antennas, water tanks and towers, trellises, arbors, statues, outdoor art, fountains, fences and walls. 5 Ir PAVING — Concrete, asphalt, or similar fabricated, non - porous material used to cover soil. PLANT MATERIALS - Trees, shrubs, vines, ground covers, grass, perennials, annuals, and bulbs. PROPORTION - Relationship of parts of a building, landscape, structures, or buildings to each other and to the whole. PUBLIC PROPERTY — Property owned by the Village, school, park, or library districts, Vernon or Wheeling Township, Cook or Lake County, the State of Illinois, the federal government or any other separate taxing body. PUBLIC WAY — A thoroughfare for travel or transportation from place to place which is accessible to the public. SCALE - Relationship of the size of parts to one another. SCREENING - Structure or planting which conceals areas from view from public ways the areas. SHRUB - A multi- stemmed woody plant other than a tree. SIGN — Any identification, description, illustration or illuminated device which is visible from any public place or is located on private property and exposed to the public and which directs attention to a product, service, place, activity, person, institution, business or solicitation, including any permanently installed or situated merchandise or any emblem, painting, banner, pennant, placard or temporary sign designed to advertise, identify or convey information, with the exception of nation flags. SITE — A parcel of land or a lot or a contiguous combination of such land or lots. SITE BREAK - A structural or landscape device to interrupt long vistas and create visual interest in a site development. STREET HARDWARE - Objects, including structures and plantings, located in public ways. Examples include but are not limited to lamp posts, utility poles, traffic lights, traffic signs, benches, bicycle racks, newspaper boxes, litter containers, planting containers, letter boxes and fire hydrants. C: .y y STREETSCAPE - The scene as may be observed along a public street or way composed of natural and man -made components, including buildings, paving, planting, street hardware, and miscellaneous structures. STRUCTURE — That which is built or constructed, or a portion thereof. SUBSTANTIALLY SIMILAR — Means primarily the same. The changing, rearranging, or altering of an elevation in minor facets, including but not limited to, door and window placement, roof and gable design, or siding material and color, shall not make an elevation dissimilar. UTILITY HARDWARE Devices, including but not limited to, antennas, poles, cross -arms, transformers and vaults, gas pressure regulating assemblies, hydrants, and buffalo boxes that are used for gas, water, sewer, electrical services, oil, and /or communications to a building or a project. UTILITY SERVICE - Any device, including wire, pipe, and conduit which carries gas, water, sewer, electrical services, oil, and /or communications into or out of a building or development. VILLAGE - The Village of Buffalo Grove, Illinois. 7 H Q U O J LL W_ 5 W a' W U z Q a w a a a a x 0 z w IL a a