Loading...
1982-003e t d I ORDINANCE NO. 82- 3 AN ORDINANCE PROVIDING FOR THE PRESERVATION OF HISTORIC LANDMARKS WHEREAS, the Village of Buffalo Grove is a Home Rule unit by virtue of the provisions of the Constitution of the State of Illinois of 1910; and WHEREAS, the preservation of historic landmarks will promote the educa- tional, cultural, and economic welfare of the Village of Buffalo Grove; and WHEREAS, new buildings and developments should be encouraged to be harmon- ious with the existing historic buildings and sites. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS AS FOLLOWS: SECTION 1. PURPOSE The purpose of this ordinance is to promote the educational,cultural, and economic welfare of the public and the Village by preserving and protecting historic structures, sites and monuments which serve as visible reminders of the history and cultural heritage of the Village, State or Nation. Furthermore, it is the purpose of this ordinance to encourage new buildings and developments that will be harmonious with the existing historic buildings and sites. SECTION 2. DEFINITIONS Board: The President and Village Board of Trustees of the Village of Buffalo Grove. i Commission: The Appearance Commission of the Village of Buffalo Grove. Demolition: Any act or process which destroys in part or in whole a structure.. Rehabilitation: Any external modification requiring a building permit which is intended to return a property to a state of utility, through repair or alteration which makes possible an efficient contemporary use while preserving i those portions and features of the property which are significant to its historic, architectural, and cultural values. SECTION 3. COMMISSION ESTABLISHED The Appearance Commission of the Village of Buffalo Grove is hereby empowered to act in an advisory capacity to the Village Board of Trustees and shall be responsible for the preservation of the historic character of the struc- tures and sites designated Historic Landmarks throughout the Village under the terms, conditions and procedures of this ordinance. o , ti 0 -2- SECTION 4. COMMISSION POWER AND DUTIES A. The Commission shall hold public hearings and make subsequent recommendations to the Board on applications for sites in the Village to be designated as Historic Landmarks. The Commission shall keep a register of all sites in the Village which have been classified as landmarks as set forth by procedures in this ordinance. B. The Commission shall hold public hearings and make recommendations to the Board on all matters relating to new construction, rehabilitation, demol- ition or removal of structures, premises and areas of any lot in the Village which has, or contains a structure which has a Historic Landmark designation. Such recommendations shall be based on the effect the proposed action will have on those attributes which deem the structure or site an Historic Landmark. SECTION 5. DESIGNATION OF LANDMARKS A. Procedures for designation: 1) Applications shall be submitted by either the Historical Society of Buffalo Grove, an Illinois Not For Profit Corporation (upon recommendation of the Curator of the Buffalo Grove Historical Museum) or the Board to request a historic landmark designation for any structure or site within the corporate limits of the Village of.Buffalo Grove which may have historic significance as set forth in the Criteria for Evaluation. The Village Clerk shall supply, upon request, the application forms. Completed forms shall be submitted to the Village Clerk at least twenty -one (21) days prior to the required public hearing before the Commission. 2) No landmark designation may be given to any building or site which is located on a parcel of land which has received preliminary development plan approval by the Board as a subdivision or planned'unit development. This section only applies to subdivisions or planned unit developments approved after the effective date of this ordinance. 3) After receipt by the Village of an application for a subdiv- ision or planned unit development, the Village will review the application and contact the Historical Society of Buffalo Grove in order to determine if there are any structures on the site which may qualify for Historic Landmark designation pursuant to the Criteria for Evaluation in Section 5C of this ordinance. e r -3- B. Upon receipt of the required filings and referral by the Board, the Commission shall set a date for the review of the application and notify the applicant of the date, time and place of such review. Notice of said hearing shall be given by the applicant by first class mail to all property owners within 250 feet of the subject property and the subject property owner at least seven (7) days 'prior to the scheduled hearing date. No newspaper publication is required. C. Criteria for Evaluation: In making its recommendation for designation of a +landmark structure, and /or site, the Commission may consider the following criteria concerning such structure and /or site: 1) Historic considerations a. Its association with the life or activities . of a major historic person. b. Its association with a major group or organization in the history of the nation, state or community. c., Its association. with a major historic event. d. Its association with a major recurring event in the history of the community. 1 e. Its association with a past or continuing institution which has contributed substantially to the life of the city. 2) Architectural Considerations a. The structure is one of few of its age remaining in the city. b. It is a unique example in the city of a particular archi- tectural style or period. c. It is a notable work of a major local architect or master builder. d. It is an architectural curiosity or picturesque work of particular artistic merit. e. It evidences original materials and /or workmanship which can be valued in themselves. -4- 3) Setting Considerations a. The structure is generally visible to the public. b. It is, or could be, an important element in the character of the city. c. It is, or could be, an important element in the character of the neighborhood. d. It contributes to the architectural continuity of the street. e. The building is on its original site. f. Its present setting (yards, trees, fences, walls, paving treatment, outbuildings, or so forth) is appropriate. g. Are the structure and site subject to the encroachment i of detrimental influences. 4) Use Considerations a. It can be retained in its original or its present use. b. It has sufficient educational value to warrant consider- s ation of museum use. C. It is adaptable to productive reuse. d. The building and site are accessible, served by utilities, capable of providing parking space, covered by fire and police protection, and so forth, so that they can feasibly be adopted to contemporary use. e. The structure can be adopted to a new use without harm to those architectural elements which contribute to its significance. 5) Cost Considerations' a. Preservations or restoration is economically feasible. b. Continued maintenance after restoration is economically feasible. D. The recommendation of the Commission shall be submitted for approval or disapproval to the Board. E. If the Board denies designation as a Historic Landmark for any building or site, no reapplication can be made for said building or site prior to five (5) years from the date of denial by the Board. -5- SECTION 6. NEW CONSTRUCTION AND REHABILITATION A. No new construction or rehabilitation of a structure, accessory use, premises or areas of any lot in the Village which has, or contains a structure which has an historic landmark designation shall occur without approval i of the Commission, (after a public hearing) and the Board. Approval may be granted by the Board should they choose to overrule a negative recommendation by the Commis- i sion. Such approval shall be by majority of the Board then elected. B. At least twenty -one (21) days prior to a public hearing before the Commission, the applicant shall submit to the Village Clerk a completed application form and ten (10) copies of the following: 1) Site plan to include drawings of all proposed structures. 2) Drawing showing the location of existing trees, natural boundaries and other structures. I 3) Plat of survey or'drawings showing the location of existing and proposed structures including signs, lights and the like. 4) Drawings and /or surveys showing existing and proposed off- street parking and loading facilities. 5) Drawings or plats of survey showing location and dimension of streets and highway dedications. 6) Drawings showing the locations of points of entry and exit for vehicles and any internal circulation traffic patterns. 7) Drawings showing the location of all walls and fences indicating their height and the material of construction. 8) Plan and specifications for lighting standards and devices and a drawing indicating the areas of illumination by such devices. 9) Surveys showing the topography of grades and slopes and the grades and slopes of properties immediately surrounding the subject property. 10) Four elevations to include all sides of the development. 11) Landscaping plan. -- Upon request to.the Commission any one or more of the requires submittals may be waived. Application forms shall be provided upon request by the Village Clerk. a r C. All conditions in Section 5 (a) regarding a public hearing d shall be met. t D. In reviewing the proposed plans the Commission may consider the i following standards: 1) Every reasonable effort should be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment, or to use as property for its ori- ginally intended purpose. i 2) The distinguishing original qualities or character of a build- ing, structure, or site-and its environment should not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. 3) All buildings, structures, and sites should be recognized 1 as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance should be discouraged. i 4) Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site { and its environment. These changes may have acquired significance in their own right, and this significance should be recognized and respected. 5) Distinctive stylistic features or examples of skilled craft - manship which characterize a building, structure, or site should be treated -with sensitivity. 6) Deteriorated architectural features should be repaired rather i than replaced, wherever possible. In the event replacement is necessary, i the new material should match the material being replaced in composition, .j design, color, texture, and other visual-.qualities. Repair or replacement 1 of missing architectural features should be based on accurate duplications of i -j features, substantiated by historic, physical, or pictoral evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. 7) The surface cleaning of structures should be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials should not be undertaken. _7- 8) Every reasonable effort should be made to protect and preserve archeological resources affected by, or adjacent to any project. 9) Contemporary design for alterations and additions to existing properties should not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural materials, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment. 10) Wherever possible, new additions or alterations to structures should be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. Furthermore, the Commission should consider the economic reasonableness of any recommended changes it determines necessary to bring the application into i conformity with the character of the structure. SECTION 7. DEMOLITION OR REMOVAL A. The Village Clerk shall notify the Commission of any application involving the demolition, partial demolition or removal of a structure or signi- ficant accessory structure. B. All conditions in Section 5 (B) regarding a public hearing shall be met. C. At the hearing, the Commission shall request the following information: 1) A report from the Building Commissioner on the state of repair and structural stability of the structure under consideration. 2) Information and graphics on the extent and process of demolition or removal, including information on any proposed changes in landscaping. 3) Evidence of any hardship that would.result in substantial econ- omic loss to the applicant from denial of the petition. 4) An assessment of any alterations in the essential character of the area which would occur as a result of demolition or removal action. D. If the Commission's decision is to postpone demolition or removal, the Commission shall notify the owner in writing. During the period set forth for postponement of the requested action, the Commission shall explore alternatives to demolition or removal. Such alternatives may include consultation with private civic groups, interested private citizens and other public boards or agencies 0 -8- w in an effort to find a persuasive means of preserving the structure. If, after a period not to exceed one hundred eighty (180) days from the date of the Commis- _. sion's decision, no alternative agreement has been reached with the applicant, the Commission shall recommend, and the Board shall approve demolition or removal of the structure in question. In granting the demolition or removal, the Commission and Board shall prescribe any conditions it deems necessary to minimize the adverse impact of the requested demolition or removal. SECTION 8. A. Sections 11- 48.2 -4 and 11- 48.2 -5 in Chapter 24 of Illinois Revised Statutes are hereby incorporated by reference. B. Any encumbrances or restrictions imposed upon designated property pursuant to this ordinance shall be deemed public easements, and any depreciation occasioned by such encumbrances or restrictions shall be deducted in the valuation of such property. C. If any provision, clause or phrase of this ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this ordinance which can be given effect without the invalid provision or application and to this end the provisions of this ordinance are declared to be separable. SECTION 9. Any person violating the provisions of this ordinance shall be punished as provided in Section 1.08.010 of the Buffalo Grove Municipal Code. SECTION 10. This ordinance shall be in full force and effect from and after its passage, approval and publication in the manner provided by law. This ordinance may be published in pamphlet form. v' AYES: 5 - Stone, O'Reilly, Hartstein, Gerschefske, Schwartz NAYES: 0 - None ABSENT: I - Marienthal PASSED: January 18 1982 APPROVED: January 18 1982 PUBLISHED: January 19 1982 ..- Village President ATTEST: ViW age Clerk VILLAGE OF BUFFALO GROVE 50 RAUPP BOULEVARD BUFFALO GROVE, IL 60090 459 -2500 APPLICATION FOR PUBLIC HEARING BEFORE THE APPEARANCE COMMISSION RELATIVE TO HISTORIC LANDMARKS: Name of Petitioner Location of parcel or structure (Common Description) Street address if available sown -- Brief statement of action requested: (Check one) Historic Landmark Designation Historic Landmark New Construction or Substantial Rehabilitation Historic Landmark Demolition or Removal Current Use Owner of Property Petitioner if other than owner Proposed Use Address Address Phone LEGAL DESCRIPTION OF PROPERTY INVOLVED: (Use separate page if needed) DATED FILED DATE OF HEARING Signature of Applicant ORDINANCE NO. 82- 3 AN ORDINANCE PROVIDING FOR THE PRESERVATION OF HISTORIC LANDMARKS WHEREAS, the Village of Buffalo Grove is a Home Rule unit by virtue of the provisions of the Constitution of the State of Illinois of 1970; and WHEREAS, the preservation of historic landmarks will promote the educa- tional, cultural, and economic welfare of the Village of Buffalo Grove; and WHEREAS, new buildings and developments should be encouraged to be harmon- ious with the existing historic buildings and sites. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS AS FOLLOWS: SECTION 1. PURPOSE The purpose of this ordinance is to promote the educational,cultural, and economic welfare of the public and the Village by preserving and protecting historic structures, sites and monuments which serve as visible reminders of the history and cultural heritage of the Village, State or Nation. Furthermore, it is the purpose of this ordinance to encourage new buildings and developments that will be harmonious with the existing historic buildings and sites. SECTION 2. DEFINITIONS Board: The President and Village Board of Trustees of the Village of Buffalo Grove. structure. Commission: The Appearance Commission of the Village of Buffalo Grove. Demolition: Any act or process which destroys in part or in whole a Rehabilitation: Any external modification requiring a building permit which is intended to return a property to a state of utility, through repair or alteration which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values. SECTION S. COMMISSION ESTABLISHED The Appearance Commission of the Village of Buffalo Grove is hereby empowered to act in an advisory capacity to the Village Board of Trustees and shall be responsible for the preservation of -the historic character of the struc- tures and sites designated Historic Landmarks throughout the Village under the terms, conditions and procedures of this ordinance. E -2- SECTION 4. COMMISSION POWER AND DUTIES A. The Commission shall hold public hearings and make subsequent recommendations to the Board on applications for sites in the Village to be designated as Historic Landmarks. The Commission shall keep a register of all sites in the Village which have been classified as landmarks as set forth by procedures in this ordinance. B. The Commission shall hold public hearings and make recommendations to the Board on all matters relating to new construction, rehabilitation, demol- ition or removal of structures, premises and areas of any lot in the Village which has, or contains a structure which has a Historic Landmark designation. Such recommendations shall be based on the effect the proposed action will have on those attributes which deem the structure or site an Historic Landmark. SECTION 5. DESIGNATION OF LANDMARKS A. Procedures for designation: 1) Applications shall be submitted by either the Historical Society of Buffalo Grove, an Illinois Not For Profit Corporation (upon recommendation of the Curator of the Buffalo Grove Historical Museum) or the Board to request a historic landmark designation for any structure or site within the corporate limits of the Village of Buffalo Grove which may have historic significance as set forth in the Criteria for Evaluation. The Village Clerk shall supply, upon request, the application forms. Completed forms shall be submitted to the Village Clerk at least twenty -one (21) days prior to the required public hearing before the Commission. 2) No landmark designation may be given to any building or site which is located on a parcel of land which has received preliminary development plan approval by the Board as a subdivision or planned unit development. This section only applies to subdivisions or planned unit developments approved after the effective date of this ordinance. 3) After receipt by the Village of an application for a subdiv- ision or planned unit development, the Village will review the application and contact the Historical Society of Buffalo Grove in order to determine if there are any structures on the site which may qualify for Historic Landmark designation pursuant to the Criteria for Evaluation in Section 5C of this ordinance. 0 -3- B. Upon receipt of the required filings and referral by the Board, the Commission shall set a date for the review of the application and notify the applicant of the date, time and place of such review. Notice of said hearing shall be given by the applicant by first class mail to all property owners within 250 feet of the subject property and the subject property owner at least seven (7) days prior to the scheduled hearing date. No newspaper publication is required. C. Criteria for Evaluation: In making its recommendation for designation of a landmark structure, and /or site, the Commission may consider the following criteria concerning such structure and /or site: 1) Historic considerations a. Its association with the life or activities of a major hnistoric person. b. Its association with a major group or organization in the history of the nation, state or community. c., Its association with a major historic event. d. Its association with a major recurring event in the history of the community. e. Its association with a past or continuing institution which has contributed substantially to the life of the city. 2) Architectural Considerations a. The structure is one of few of its age remaining in the ci ty. . b. It is a unique example in the city of a particular archi- tectural style or period. c. It is a notable work of a major local architect or master builder. d. It is an architectural curiosity or picturesque work of particular artistic merit. e. It evidences original materials and /or workmanship which can be valued in themselves. 0 -4- 3) Setting Considerations of the city. a. The structure is generally visible to the public. b. It is, or could be, an important element in the character c. It is, or could be, an importamt element in the character of the neighborhood. street. d. It contributes to the architectural continuity of the e. The building is on its original site. f. Its present setting (yards, trees, fences, walls, paving treatment, outbuildings, or so forth) is appropriate. g. Are the structure and site subject to the encroachment of detrimental influences. 4) Use Considerations a. It can be retained in its original or its present use. b. It has sufficient educational value to warrant consider- ation of museum use. c. It is adaptable to productive reuse. d. The building and site are accessible, served by utilities, capable of providing parking space, covered by fire and police protection, and so forth, so that they can feasibly be adopted to contemporary use. e. The structure can be adopted to a new use without harm to those architectural elements which contribute to its significance. 5) Cost Considerations a. Preservations or restoration is economically feasible. b. Continued maintenance after restoration is economically feasible. D. The recommendation of the Commission shall be submitted for approval or disapproval to the Board. E. If the Board denies designation as a Historic Landmark for any building or site, no reapplication can be made for said building or site prior to five (5) years from the date of denial by the Board. -5 SECTION 6. NEW CONSTRUCTION AND . REHABILITATION A. No new construction or rehabilitation of a structure, accessory use, premises or areas of any lot in the Village which has, or contains a structure which has an historic landmark designation shall occur without approval of the Commission, (after a public hearing) and the Board. Approval may be granted by the Board should they choose to overrule a negative recommendation by the Commis- sion. Such approval shall be by majority of the Board then elected. B. At least twenty -one (21) days prior to a public hearing before the Commission, the applicant shall submit to the Village Clerk a completed application form and ten (10) copies of the following: 1) Site plan to include drawings of all proposed structures. 2) Drawing showing the location of existing trees, natural boundaries and other structures. 3) Plat of survey or* drawings showing the location of existing and proposed structures including signs, lights and the like. 4) Drawings and /or surveys showing existing and proposed off- street parking and loading facilities. 5) Drawings or plats of survey showing location and dimension of streets and highway dedications. 6) Drawings showing the locations of points of entry and exit for vehicles and any internal circulation traffic patterns. 7) Drawings showing the location of all walls and fences indicating their height and the material of construction. 8) Plan and specifications for liqhtinq standards and devices and a drawing indicating the areas of illumination by such devices. 9) Surveys showing the topography of grades and slopes and the grades and slopes of properties immediately surrounding the subject property. 10) Four elevations to include all sides of the development. 11) Landscaping plan. Upon request to the Commission any one or more of the requires submittals may be waived. Application forms shall be provided upon request by the Village Clerk. a " M C. All conditions in Section 5 (B) regarding a public hearing shall be met. D. In reviewing the proposed plans the Commission may consider the following standards: 1) Every reasonable effort should be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment, or to use as property for its ori- ginally intended purpose. 2) The distinguishing original qualities or character of a build- ing, structure, or site and its environment should not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. 3) All buildings, structures, and sites should be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance should be discouraged. 4) Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance should be recognized and respected. 5) Distinctive stylistic features or examples of skilled craft- manship which characterize a building, structure, or site should be treated with sensitivity. 6) Deteriorated architectural features should be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictoral evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. 7) The surface cleaning of structures should be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials should not be undertaken. L-' -7- E 8) Every reasonable effort should be made to protect and preserve archeological resources affected by, or adjacent to any project. 9) Contemporary design for alterations and additions to existing properties should not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural materials, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment. 10) Wherever possible, new additions or alterations to structures should be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. Furthermore, the Commission should consider the economic reasonableness of any recommended changes it determines necessary to bring the application into conformity with the character of the structure. SECTION 7. DEMOLITION OR REMOVAL A. The Village Clerk shall notify the Commission of any application involving the demolition, partial demolition or removal of a structure or signi- ficant accessory structure. met. B. All conditions in Section 5 (B) regarding a public hearing shall be C. At the hearing, the Commission shall request the following information: 1) A report from the Building Commissioner on the state of repair and structural stability of the structure under consideration. 2) Information and graphics on the extent and process of demolition or removal, including information on any proposed changes in landscaping. 3) Evidence of any hardship that would result in substantial econ- omic loss to the applicant from denial of the petition. 4) An assessment of any alterations in the essential character of the area which would occur as a result of demolition or removal action. D. If the Commission's decision is to postpone demolition or removal, the Commission shall notify the owner in writing. During the period set forth for postponement of the requested action, the Commission shall explore alternatives to demolition or removal. Such alternatives may include consultation with private civic groups, interested private citizens and other public boards or agencies @ , in an effort to find a persuasive means of preserving the structure. If, after a period not to exceed one hundred eighty (180) days from the date of the Commis- sion's decision, no alternative agreement has been reached with the applicant, the Commission shall recommend, and the Board shall approve demolition or removal of the structure in question. In granting the demolition or removal, the Commission and Board shall prescribe any conditions it deems necessary to minimize the adverse impact of the requested demolition or removal. SECTION 8. A. Sections 11- 48.2 -4 and 11- 48.2 -5 in Chapter 24 of Illinois Revised Statutes are hereby incorporated by reference. B. Any encumbrances or restrictions imposed upon designated property pursuant to this ordinance shall be deemed public easements, and any depreciation occasioned by such encumbrances or restrictions shall be deducted in the valuation of such property. C. If any provision, clause or phrase of this ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this ordinance which can be given effect without the invalid provision or application and to this end the provisions of this ordinance are declared to be separable. SECTION 9. Any person violating the provisions of this ordinance shall be punished as provided in Section 1.08.010 of the Buffalo Grove Municipal Code. SECTION 10. This ordinance shall be in full force and effect from and after its passage, approval and publication in the manner provided by law. This ordinance may be published in pamphlet form. AYES: 5 - Stone, O'Reilly, Hartstein, Gerschefske, Schwartz NAYES: 0 - None ABSENT: l - Marienthal PASSED: January 18 1982 APPROVED: January 18 1982 PUBLISHED: January 19 1982 Af Village President ATTEST: Vi ��age Clerk 6 VILLAGE OF BUFFALO GROVE 50 RAUPP BOULEVARD BUFFALO GROVE, IL 60090 459 -2500 APPLICATION FOR PUBLIC HEARING BEFORE THE APPEARANCE COMMISSION RELATIVE TO HISTORIC LANDMARKS: Name of Petitioner Location of parcel or structure (Common Description) Street address if available own Brief statement of action requested: (Check one) Historic Landmark Designation Historic Landmark New Construction or Substantial Rehabilitation Historic Landmark Demolition or Removal Current Use Proposed Use Owner of Property Address Petitioner if other than owner Address Phone LEGAL DESCRIPTION OF PROPERTY INVOLVED: (Use separate page if needed) DATED FILED DATE OF HEARING Signature of Applicant r VILLAGE OF BUFFALO GROVE ORDINANCE NO. g� ADOPTED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OFPUFFALO GR E TH IS Zt DAY OF , 19 Published in pamphlet form by authority of the President and Board of Trustees of the Village of Buffalo Grove, Co and Lake Counties, Illinois, this 19�C day of , 19 �' -• Vi e C I erk ORDINANCE N0, 82- 3' AN ORDINANCE PROVIDING FOR THE PRESERVATION OF HISTORIC LANDMARKS WHEREAS, the Village of Buffalo Grove is a Home Rule unit by virtue of the provisions of the Constitution of the State of Illinois of 1970; and WHEREAS, the preservation of historic landmarks will promote the educa- tional, cultural, and economic welfare of the Village of Buffalo Grove; and WHEREAS, new buildings and developments should be encouraged to be harmon- ious with the existing historic buildings and sites. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS AS FOLLOWS: SECTION 1. PURPOSE The purpose of this ordinance is to promote the educational,cultural, and economic welfare of the public and the Village by preserving and protecting historic structures, sites and monuments which serve as visible reminders of the history and cultural heritage of the Village, State or Nation. Furthermore, it is the purpose of this ordinance to encourage new buildings and developments that will be harmonious with the existing historic buildings and sites. SECTION 2. DEFINITIONS Board: The President and Village Board of Trustees of the Village of Buffalo Grove. Commission: The Appearance Commission of the Village of Buffalo Grove. Demolition: Any act or process which destroys in part or in whole a structure. Rehabilitation: Any external modification requiring a building permit which is intended to return a property to a state of utility, through repair or alteration which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values. SECTION 3. COMMISSION ESTABLISHED The Appearance Commission of the Village of Buffalo Grove is hereby empowered to act in an advisory capacity to the Village Board of Trustees and shall be responsible for the preservation of the historic character of the struc- tures and sites designated Historic Landmarks throughout the Village under the i terms, conditions and procedures of this ordinance. e , ^r -2-. SECTION 4. COMMISSION POWER AND DUTIES A. The Commission shall hold public hearings and make subsequent recommendations to the Board on applications for sites in the Village to be designated as Historic Landmarks. The Commission shall keep a register of all sites in the Village which have been classified as landmarks as set forth by procedures in this ordinance. B. The Commission shall hold public hearings and make recommendations to the Board on all matters relating to new construction, rehabilitation, demol- ition or removal of structures, premises and areas of any lot in the Village which has, or contains a structure which has a Historic Landmark designation. Such recommendations shall be based on the effect the proposed action will have on those attributes which deem the structure or site an Historic Landmark. SECTION 5. DESIGNATION OF LANDMARKS A. Procedures for designation: 1) Applications shall be submitted by either the Historical Society of Buffalo Grove, an Illinois Not For Profit Corporation (upon recommendation of the Curator of the Buffalo Grove Historical Museum) or the Board to request a historic landmark designation for any structure or site within the corporate limits of the Village of Buffalo Grove which may have historic significance as set forth in the Criteria for Evaluation. The Village Clerk shall supply, upon request, the application forms. Completed forms shall be submitted to the Village Clerk at least twenty -one (21) days prior to the required public hearing before the Commission. 2) No landmark designation may be given to any building or site which is located on a parcel of land which has received preliminary development plan approval by the Board as a subdivision or planned unit development. This section only applies to subdivisions or planned unit developments approved after the effective date of this ordinance. 3) After receipt by the Village of an application for a subdiv- ision or planned unit development, the Village will review the application and contact the Historical Society of Buffalo Grove in order to determine if there are any structures on the site which may qualify for Historic Landmark designation pursuant to the Criteria for Evaluation in Section 5C of this ordinance. a I -3- B. Upon receipt of the required filings and referral by the Board, the Commission shall set a date for the review of the application and notify the applicant of the date, time and place of such review. Notice of said hearing shall be given by the applicant by first class mail to all property owners within 250 feet of the subject property and the subject property owner at least seven (7) days prior to the scheduled hearing date. No newspaper publication is required. C. Criteria for Evaluation: In making its recommendation for designation of a landmark structure, and /or site, the Commission may consider the following criteria concerning such structure and /or site: 1) Historic considerations a. Its association with the life or activities of a major historic person. b. Its association with a major group or organization in the history of the nation, state or community. c., Its association with a major historic event. d. Its association with a major recurring event in the history of the community. e. Its association with a past or continuing institution which has contributed substantially to the life of the city. 2) Architectural Considerations a. The structure is one of few of its age remaining in the city. b. It is a unique example in the city of a particular archi- tectural style or period. c. It is a notable work ofIa major local architect or master builder. d. It is an architectural curiosity or picturesque work of particular artistic merit. e. It evidences original materials and /or workmanship which can be valued in themselves. e -4- 3) Setting Considerations Y' a. The structure is generally visible to the public. b. It is, or could be, an important element in the character of the city. c. It is, or could be, an importamt element in the character of the neighborhood. d. It contributes* to the architectural continuity of the street. e. The building is on its original site. f. Its present setting (yards, trees, fences, walls, paving treatment, outbuildings, or so forth) is appropriate. g. Are the structure and site subject to the encroachment of detrimental influences. 4) Use Considerations a. It can be retained in its original or its present use. b. It has sufficient educational value to warrant consider- ation of museum use. c. It is adaptable to productive reuse. d. The building and site are accessible, served by utilities, i capable of providing parking space, covered by fire and police protection, and so forth, so that they can feasibly be adopted to contemporary use. e. The structure can be adopted to a new use without harm to those architectural elements which contribute to its significance. 5) Cost Considerations a. Preservations or restoration is economically feasible. b. Continued maintenance after restoration is economically feasible. D. The recommendation of the Commission shall be submitted for approval or disapproval to the Board. E. If the Board denies designation as a Historic Landmark for any building or site, no reapplication can be made for said building or site prior to five (5) years from the date of denial by the Board. -5= SECTION 6. NEW CONSTRUCTION AND SUBSTANTIAL REHABILITATION A. No new construction or substantial rehabilitation of a structure, accessory use, premises or areas of any lot in the Village which has, or contains a structure which has an historic landmark designation shall occur without approval of the Commission, (after a public hearing) and the Board. Approval may be granted by the Board should they choose to overrule a negative recommendation by the Commis- sion. Such approval shall be by majority of the Board then elected. B. At least twenty -one (21) days prior to a public hearing before the Commission, the applicant shall submit to the Village Clerk a completed application form and ten (10) copies of the following: 1) Site plan to include drawings of all proposed structures. 2) Drawing showing the location of existing trees, natural boundaries and other structures. 3) Plat of survey or'drawings showing the location of existing and proposed structures including signs, lights and the like. 4) Drawings and /or surveys showing existing and proposed off - street parking and loading facilities. 5) Drawings or plats of survey showing location and dimension of streets and highway dedications. 6) Drawings showing the locations of points of entry and exit for vehicles and any internal circulation traffic patterns. 7) Drawings showing the location of all wails and fences indicating their height and the material of construction. 8) Plan and specifications for lighting standards and devices and a drawing indicating the areas of illumination by such devices. 9) Surveys showing the topography-of grades and slopes and the grades and slopes of properties immediately surrounding the subject property. 10) Four elevations to include all sides of the development. 1.1) Landscaping plan. Upon request to the Commission any one or more of the requires submittals may be waived. Application forms shall be provided upon request'by the Village Clerk. 511 C. All conditions in Section 5 (B) regarding a public hearing shall be met. D. In reviewing the proposed plans the Commission may consider the following standards: 1) Every reasonable effort should be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment; or to use as property for its ori- ginally intended purpose. 2) The distinguishing original qualities or character of a build- ing, structure, or site and its environment should not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. 3) All buildings, structures, and sites should be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance should be discouraged. 4) Changes which may have taken place in the course of time are evidence of the history and development of,a. building, structure,, or site and its environment. These changes may have acquired significance in their own right, and this significance should be.recognized and respected. 5) Distinctive stylistic features or examples of skilled craft manship which characterize a building, structure, or site should be treated with sensitivity. 6) Deteriorated architectural features should be repaired rather than replaced, wherever possible. _ In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual••qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical,-or pictoral evidence rather than on conjectural designs or the availability of different architectural . elements from other buildings or structures. 7) The surface cleaning of structures should be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials should not be undertaken. i 511 C. All conditions in Section 5 (B) regarding a public hearing shall be met. D. In reviewing the proposed plans the Commission may consider the following standards: 1) Every reasonable effort should be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment; or to use as property for its ori- ginally intended purpose. 2) The distinguishing original qualities or character of a build- ing, structure, or site and its environment should not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible. 3) All buildings, structures, and sites should be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance should be discouraged. 4) Changes which may have taken place in the course of time are evidence of the history and development of,a. building, structure,, or site and its environment. These changes may have acquired significance in their own right, and this significance should be.recognized and respected. 5) Distinctive stylistic features or examples of skilled craft manship which characterize a building, structure, or site should be treated with sensitivity. 6) Deteriorated architectural features should be repaired rather than replaced, wherever possible. _ In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual••qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical,-or pictoral evidence rather than on conjectural designs or the availability of different architectural . elements from other buildings or structures. 7) The surface cleaning of structures should be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials should not be undertaken. -7- 8) Every reasonable effort should be made to protect and preserve archeological resources affected by, or adjacent to any project. k 9) Contemporary design for alterations and additions to existing properties should not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural materials, and-such design is compatible with the size, scale, color, material, and i character of the property, neighborhood or environment. 10) Wherever possible, new additions or alterations to structures should be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. Furthermore, the Commission should consider the economic reasonableness of any recommended changes it determines necessary to bring the application into conformity with the character of the structure. SECTION 7. DEMOLITION OR REMOVAL A. The Village Clerk shall notify the Commission of any application involving the demolition, partial demolition or removal of a structure or signi- ficant accessory structure. B. All conditions in Section 5 (B) regarding a public hearing shall be met. C. At the hearing, the Commission shall request the following information: 1) A report from the Building Commissioner on the state of repair and structural stability of the structure under consideration. 2) Information and graphics on the extent and process of demolition or removal, including information on any proposed changes in landscaping. 3) Evidence of any hardship that would result in substantial econ- omic loss to the applicant from denial of the petition. 4) An assessment of any alterations in the essential character of the area which would occur as a result of demolition or removal action. D. If the Commission's decision is to postpone demolition or removal, the Commission shall notify the owner in writing. During the period set forth for ' postponement of the requested action, the Commission shall explore alternatives to demolition or removal. Such alternatives may include consultation with private civic groups, interested private citizens and other public boards or agencies -8- v in an effort to find a persuasive means of preserving the structure. If, after a period not to exceed one hundred eighty (180) days from the date of the Commis- sion's decision, no alternative agreement has been reached with the applicant, the Commission shall recommend, and the Board shall approve demolition or removal of the structure in question. In granting the demolition or removal, the Commission and Board shall prescribe any conditions it deems necessary to minimize the adverse impact of the requested demolition or removal. SECTION 8. A. Sections 11- 48.2 -4 and 11- 48.2 -5 in Chapter 24 of Illinois Revised Statutes are hereby incorporated by reference. B. Any encumbrances or restrictions imposed upon designated property pursuant to this ordinance shall be deemed public easements, and any depreciation occasioned by such encumbrances or restrictions shall be deducted in the valuation of such property. C.' If any provision, clause or phrase of this ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this ordinance which can be given effect without the invalid provision or application and to this end the provisions of this ordinance are declared to be separable. SECTION 9. Any person violating the provisions of this ordinance shall be punished as provided in Section 1.08.010 of the Buffalo Grove Municipal Code. SECTION 10. This ordinance shall be in full force and effect from and after its passage, approval and publication in the manner provided by law. This ordinance may be published in pamphlet form. a y AYES: 5 - Stone, O'Reilly, Hartstein, Gerschefske, Schwartz NAYES: 0 - None ABSENT: 1 - Marienthal PASSED: January 18 1982 APPROVED: January 18 1982 PUBLISHED: January 19 1982 Village President ATTEST: _ � I � 1 . t�aJUeXutLL Vi g Clerk 1 I VILLAGE OF BUFFALO GROVE 50 RAUPP BOULEVARD BUFFALO GROVE, IL 60090 459 -2500 APPLICATION FOR PUBLIC HEARING BEFORE-THE APPEARANCE COMMISSION RELATIVE TO HISTORIC LANDMARKS: Name of Petitioner Location of parcel or structure (Common Description) Street address if available sown - -- Brief statement of action requested: (Check one) Historic Landmark Designation Historic Landmark New Construction 'or Substantial Rehabilitation Historic Landmark Demolition or Removal Current Use Proposed Use Owner of Property Petitioner if other than owner Address Address Phone LEGAL DESCRIPTION OF PROPERTY INVOLVED: (Use separate page if needed) DATED FILED DATE OF HEARING Signature of Applicant