2021-04-19 - Ordinance 2021-018 - GRANTING A VARIATION TO THE BUFFALO GROVE SIGN CODE FOR THREE WALL SIGNS AT 745 BUFFALO GROVE RDORDINANCE NO. 2021-18
AN ORDINANCE GRANTING A VARIATION TO THE BUFFALO GROVE SIGN CODE FOR THREE WALL SIGNS
Ace Hardware Store
745 S Buffalo Grove Rd
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois Constitution
of 1970; and
WHEREAS, the real property ("Property") is zoned B2 and is commonly known as 745 S Buffalo
Grove Road, Buffalo Grove, Illinois; and,
WHEREAS, Kyle Sheahen with Ace Hardware ("Petitioner"), is seeking variation for three wall
signs; and
EXHIBIT A Plan Set
EXHIBIT B Minutes from the April 7, 2020 Planning & Zoning Commission Meeting
WHEREAS, the Planning & Zoning Commission voted 7-0 recommending approval of the variation,
as reflected in the minutes attached as Exhibit B; and
WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby determine and find
that the requested sign variation is in harmony with the general purpose and intent of the Sign Code (Title
14 of the Buffalo Grove Municipal Code), and that the Petitioner has shown:
1. The literal interpretation and strict application of the provisions and requirements of this Title
would cause undue and unnecessary hardships to the sign user because of unique or unusual
conditions pertaining to the specific building, parcel or property in question; and
2. The granting of the requested variance would not be materially detrimental to the property
owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
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. The preceding WHEREAS clauses are hereby adopted by the Corporate Authorities and made
a part hereof.
Section 2. Variation is hereby granted to the Village Sign Code (Title 14 of the Buffalo Grove Municipal
Code, Sections 14.16) for the purpose of three wall signs on the Property, to allow for the main sign to
exceed the permissible length of the wall sign by 10' and the permissible area of wall sign by 152 square
feet; and to allow for two secondary signs on the west building fagade of the Ace Hardware building. The
three proposed wall signs on the west fagade of the Ace Hardware building shall be installed in accordance
with the documents and plans submitted as part of this petition.
Section 3. This Ordinance shall be in full force and effect from and after its passage, and approval. This
Ordinance shall not be codified.
AYES: 5 — Stein, Ottenheimer, Weidenfeld, Johnson, Pike
NAYES: 0 — None
ABSENT: 1— Smith
PASSED: April 19, 2021
APPROVED: April 19, 2021
ATTEST:
aN401I.&VI, - 2
Janet . ' abian, Village Clerk
APPROVED:
Beverly Suss , Village President
7
Exhibit A
Plan Set
Dear Planning & Zoning Commission,
My name is Kyle Sheahen, the new owner of Mutual Ace Hardware on Buffalo Grove Road. I
own two other Ace locations in Highland Park and Palatine. Having been born and raised in
Buffalo Grove, I'm especially excited about the Buffalo Grove store. An interior renovation is
already underway. I also have plans to renovate the exterior, which will enhance the overall
look of the plaza, and the south corridor of Buffalo Grove Road. To ensure the success of this
location, I respectfully ask for consideration from the Commission.
The Ace Hardware store is currently underperforming and is struggling to make a profit. The
previous ownership has failed to maintain the exterior of the building. Along with the exterior
renovation, I would like to increase the size of the retail sign to emphasize our brand "MUTUAL
ACE Hardware." In addition, the signage will highlight key new divisions within the store
"Rental" and "Backyard & BBQ". I strongly feel this is the best way to let the community know
there is a new and improved hardware store in town. Failure to grant signage relief on this will
have a major financial impact on the business that is already struggling.
I look forward to growing the Buffalo Grove store, and to continue being a contributor to the
community. I welcome your questions or comments on my request.
Sincerely,
Kyle Sheahen
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Exhibit B
Minutes from the April 7, 2020 Planning & Zoning Commission Meeting
04/7/2021
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, APRIL 7, 2021
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Open Meetings Act Compliance
Pursuant to orders issued in response to the COVID-19 pandemic, this Public Hearing is
closed to in -person, public attendance. The hearing is being held via Zoom web
conference meeting, which permits the public to fully participate in the virtual Public
Hearing via Zoom on a computer, tablet or phone. Details on how to access and
participate in this online virtual hearing are available below. More information
pertaining to the meeting information and links to the virtual meeting can be found at:
<h ttps: //us02 web. zo om. us/j/82722018540>
Please click the link below to join the webinar.
<h ttps://us02web.zoom. us/j/82722018540>
Or iPhone one -tap:
US: +13126266799„82722018540# or+13017158592„82722018540#
Or Telephone:
Dial(for higher quality, dial a number based on your current location):
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7799 or +1 669 900 6833
Webinar ID: 827 22018540
International numbers available:<https://usO2web.zoom.us/u/kcHsleUOzJ>
The Planning and Zoning Commission recording secretary called the roll. In Attendance
was Chairperson Cesario, Com. Weinstein, Com. Goldspiel, Com. Moodhe, Com. Au, Com.
Richards, and Com. Spunt. Absent were Com. Khan and Com. Worlikar.
Public Hearings/items For Consideration
Consider Variations from the Sign Code to Allow for Three Wall Signs at 745 S Buffalo
Grove Rd. (Trustee Johnson) (Staff Contact: Nicole Woods)
Village Planner Akash provided background on the proposed variations to the Villages
Sign Code for the Ace Hardware store at 745 S. Buffalo Grove Road.
Mr. Sheahen, owner of the Ace Hardware, provided additional background on the
signage he is requesting.
Com. Moodhe asked for clarification on the variations.
04/7/2021
Village Planner Akash provided clarification on the variations and the calculations used
for the signage.
Com. Moodhe asked if the rental and backyard BBQ sign would be lighted.
Village Planner Akash replied that they would not be.
Com. Goldspiel asked about the visibility of the ground sign expressing concerns that it is
blocked by the other tenant signs.
Chairperson Cesario asked the petitioner if he intends to change the structure of the
ground sign.
Mr. Sheahen replied that he does not intend to change the structure of the ground sign.
Chairperson Cesario referenced packet page 12 and confirmed with the petitioner about
the changes to the fagode of the building.
Mr. Sheahen explained that his is renovating the outside with like materials to match the
rest of the building and going away with the triangle front.
Com. Weinstein commented on the ground sign on packet page 12.
Com. Weinstein expressed that he agrees the Ace sign should be larger on a building of
that size, and thinks the additional signage is not aggressive.
Com Weinstein asked the petitioner what the additional signage accomplishes.
Mr. Sheahen explained the additional signage highlights the unique goods and services
they offer.
Com. Au asked the petitioner if his other stores have the additional signage.
Mr. Sheahen replied that he does at the Highland Park store and will soon have the
additional signs on Palatine store in the fall as it is approved.
Com. Spunt asked if the inside was also going to be remodeled.
Mr. Sheahen replied that it has been rearranged and has had some cosmetic changes.
Village staff report was entered as exhibit one.
Mr. Sheahen thanked the Commission for their time and consideration.
Public hearing was closed at 7:55 PM.
Com Weinstein made a motion to recommend approval for variations to Section 14.16 of
the Buffalo Grove Sign Code to allow for the main sign to exceed the permissible length
of the wall sign by 10' and the permissible area of wall sign by 152 square feet; and to
allow for two secondary signs on the west building fagade of the Ace Hardware building
shall be installed in accordance with the documents and plans submitted as part of this
petition.
Com. Richards seconded the motion.
Chairperson Cesario spoke in favor of the petition.
Com. Moodhe spoke in favor of the petition.
04/7/2021
RESULT:
AYES:
ABSENT:
RECOMMENDATION TO APPROVE [UNANIMOUS]
Moodhe, Spunt, Cesario, Goldspiel, Weinstein, Au, Richards
Zill Khan, Neil Worlikar
2. Consider an Amendment to a Special Use Ordinance and Zoning Code Variations for
Height and Encroachment into a Setback for an Extension of a Communication Antenna
Tower at 1700 Estonian Lane. (Trustee Weidenfeld) (Staff Contact: Nicole Woods)
Village Planner Akash provided background on the Special Use amendment for a
Communication Antenna Tower in the B4 Business District at 1700 Estonian.
Mr. Gasser, representative of Crown Castle, provided background a on the petition and
AT&T's desire to collocate on their existing tower. Crown Castle sees it as a great
opportunity instead of building a new tower.
Ms. Lewandowski, Council with Crown Castle, mentioned that the location of the tower
is in a wooded area.
Ms. Lewandowski reference packet page 18 and clarified the roles listed in the
conditions.
Attorney Stanford explained the purpose of those conditions.
Mr. Gasser noted that he understood the conditions.
Com. Weinstein asked for clarification on who the petitioner is.
Mr. Gasser replied that AT&T is the petitioner and Crown Castle is the service entity and
representing AT&T.
Com. Weinstein asked Mr, Stanford for additional explanation.
Mr. Stanford provided clarifications.
Com. Weinstein asked why the third tower cannot be below the two existing antennas.
Mr. Flowers, Sr. Real Estate Manager and Construction Manager for AT&T Mobility,
replied that the third antenna could not be placed below because of the tree line.
Com. Weinstein asked how tall these towers can go.
Mr. Flowers replied that out in the country they are as high as 350 feet. He explained in
urban areas, towers need to closer together due to the cellphone usage and that typical
height is around 100 feet.
Com. Weinstein asked about FCC guidelines as it pertains to the height of the tower.
Mr. Flowers responded to Commissioner Weinstein about the FCC guidelines.
Mr. Stanford ask the Commission to move on for the FCC conversation as it is not
necessary since the petitioner already has approval from that entity.
Chairperson Cesario concurred with Village Council.
Com. Moodhe asked staff about the present variations on the property
Village Planner Akash replied that the new variation is required because of the
extension.
Com. Richards asked if there is a maximum height this structure could be and support.
04/7/2021
Village Planner Akash replied with the specifications within the Village Code noting the
contingencies within the setback based on the height of the pole and its proximity to
residential areas.
Mr. Gasser replied that each time a structure is modified an analysis of the towers is
done for many reasons included structural integrity.
Com. Goldspiel asked about the structural analysis and the wind the tower can
withstand.
Mr. Gasser replied he is not an engineer, but commented that they are designed to
withstand a great deal of force from nature. They built in the same manner as bridges.
Mr. Flowers replied that he oversees all the engineering reports for these poles and
discussed the sway factor of the towers.
Chairperson Cesario confirmed with the petitioners that the width of the tower would
not change, only the height.
Mr. Gasser replied yes.
Com. Spunt asked if there would be any noticeable noise.
Mr. Gasser replied there should be no additional noise past the property line.
Chairperson Cesario entered the Staff Report as exhibit one.
The petitioners thanked the Commission for their time.
The Public Hearing was closed at 8:42 PM
Com. Weinstein made a motion to recommend approval for variations to section 17.44
of the Buffalo Grove Zoning Code to allow for communication antenna tower extension
by 10 feet in height and to encroach into the north property setback by 22 feet for a
Public Utility Facility provided; the special use is granted to the petitioner and said
special use does not run with the land, the special use granted may be assignable to
subsequent petitioners seeking assignment of this special use as follows: Upon
application of a petition seeking assignment of this special use, the Village of Buffalo
Grove, in their sole discretion, may approve the assignment administratively, or may
refer it to the Planning and Zoning Commission and/or the Village Board for a Public
Hearing. Such assignment shall be valid only upon the written approval of the Village of
Buffalo Grove granting said assignment, which may be granted or denied for any reason,
and the communication antenna tower extension shall be installed in accordance with
the documents and plans submitted as part of this petition, and all other conditions
associated with the special use Ordinance 2000-66, as amended by Ordinance 2010-52
for a Public Utility Facility shall remain in full force and effect, unless modified by the
petition.
Com. Richards seconded the motion.
Com. Moodhe spoke in favor of the motion.
Chairperson Cesario spoke in favor of the motion.
04/7/2021
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Weinstein, Au, Richards
ABSENT: Zill Khan, Neil Worlikar
Regular Meetinq
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 3, 2021 7:30 PM
RESULT: ACCEPTED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Weinstein, Au, Richards
ABSENT: Zill Khan, Neil Worlikar
2. Planning and Zoning Commission - Special Meeting - Mar 24, 2021 7:30 PM
RESULT: ACCEPTED [5 TO 0]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Richards
ABSTAIN: Mitchell Weinstein, Amy Au
ABSENT: Zill Khan, Neil Worlikar
Chairman's Report
Chairperson Cesario thanked staff, members of the Commission and Council for the Commission
training on March 24.
None.
Committee and Liaison Reports
Staff Report/Future Agenda Schedule
Deputy Director of Community Development thanked the Commissioners for their participation in
the training and reminded the Commission to complete their online Open Meetings Act training.
Public Comments and Questions
There was no public comment.
Chairperson Cesario made a motion to Adjourn.
The recording secretary called the roll.
The meeting was adjourned unanimously.
_Adjournment
The meeting was adjourned at 9:00 PM
Chris Stilling
04/7/2021
APPROVED BY ME THIS 7th DAY OF April , 2021