2023-06-19 - Ordinance 2023-080 - GRANTING VARIATIONS FROM THE BUFFALO GROVE SIGN CODE FOR A GROUND SIGN AND AMENDMENT TO THE UNIFORM SIGN PACKAGE (‘The Grove’ Shopping Center 59-197 McHenry Road) ORDINANCE NO. 2023-080
GRANTING VARIATIONS FROM
THE BUFFALO GROVE SIGN CODE
FOR A GROUND SIGN AND AMENDMENT
TO THE UNIFORM SIGN PACKAGE
`The Grove'Shoppin�Center
59-197 McHenry Road
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 commonly known as 59-197 McHenry Road, Buffalo
Grove, Illinois and is hereinafter legally described in Exhibit A; and
WHEREAS, Dref Grove, LLC, owner of the 'The Grove' Shopping Center ("Petitioner") is seeking
variations from Section 14.16 of the Village Sign Code (Title 14 of the Buffalo Grove Municipal Code) and
an amendment to 'The Grove' Shopping Center Uniform Sign Package for the purpose of allowing tenant
copy to be added to the existing ground sign at 59-197 McHenry Road; and
WHEREAS,the Planning&Zoning Commission held a public hearing on May 17,2023, concerning
the petition for the Sign Variations and the amendment to the Uniform Sign Package; and
WHEREAS, the Planning & Zoning Commission made findings of fact and determined that the
petition meets the criteria for Sign Variations as set forth in the Buffalo Grove Sign Code,and as described
in the minutes attached hereto as Exhibit C; and
WHEREAS, the Planning & Zoning Commission voted 6-0 to recommend approval of the Sign
Variations and amendment to the 'The Grove' Shopping Center Uniform Sign Package; and
WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby determine and find
that the requested Sign Variations and amendment to the Uniform Sign Package are in harmony with the
general purpose and intent of the Sign Code (Title 14 of the Buffalo Grove Municipal Code); and
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 variances 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 variances will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
WHEREAS, the proposed sign shall be constructed in accordance with and pursuant to the
following exhibits:
EXHIBIT A Legal Description of the Property
EXHIBIT B Plan Set
EXHIBIT C Draft Minutes from the May 17, 2023 Planning &Zoning Commission Meeting
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. The following variations are hereby granted to Title 14 (Sign Code) of the Village of Buffalo
Grove Municipal Code for 'The Grove' Shopping Center at 59-197 McHenry Road:
a. A variation from Section 14.16, to allow a ground sign that would exceed one
hundred and twenty(120) square feet;
b. A variation from Section 14.16, to allow a ground sign to exceed fifteen (15) feet in
height;
In addition, an amendment is hereby granted to the 'The Grove' Shopping Center Uniform
Sign Package to allow the addition of tenant panel signage on the existing ground sign along
McHenry Road at 59-197 McHenry Road, subject to the following conditions:
1. The tenant panels shall be installed in accordance with the documents and plans
submitted as part of this petition.
2. The property owner shall maintain the landscaping around the base of the sign in
perpetuity.
3. The Petitioner shall compiy with all applicable Village codes, regulations,and policies.
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: 6—lohnson, Cesario, Ottenheimer, Stein, Pike Weidenfeld
NAYES: 0 - None
ABSENT: 0 - None
PASSED: June 19, 2023
APPROVED: June 19, 2023
PUBLISHED: June 20, 2023
ATTEST: APPROVED:
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Jane�M."�irabiar, Villa e Clerk Eric N. S ith Villa e Presiden
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Exhibit A
Legal Description
'The Grove'Shoppin�Center
59-197 McHenry Road
PARCEL 1:
LOT 1 IN BUFF ALO GROVE CENTER RESUBDIVISION OF LOT 1 IN BUFF ALO GROVE CENTER,BEING A SUBDIVISION OF PART OF
THE SOUTH HALF OF SECTION 33,TOWNSHIP 43 NORTH,RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO
THE PLAT OF SAID BUFF ALO GROVE CENTER RESUBDIVISION RECORDED DECEMBER 29, 1983,AS DOCUMENT NO.2258952,IN
LAKE COUNTY,ILLINOIS.
PARCEL 2:
EASEMENT FOR INGRESS AND EGRESS AND PARKING PURPOSES FOR THE BENEFIT OF PARCEL 1 OVER LOT 2 IN BUFF ALO
GROVE CENTER RESUBDIVISION OF LOT 1,BEING A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 33,TOWNSHIP 43
NORTH,RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER
29,1983,AS DOCUMENT 2258952,CREATED BY THE EASEMENT AGREEMENT RECORDED APRIL 6, 1983,AS DOCUMENT
2197636,AND AMENDED AND RESTATED BY THE RECIPROCAL EASEMENT AGREEMENT RECORDED AS DOCUMENT
2269602,AND RE-RECORDED AS DOCUMENT 2270814,IN LAKE COUNTY,ILLINOIS.
Property Address:59-197 McHenry Road
PIN:15-33-301-028,15-33-301-176,15-33-301-178,15-33-301-179
Exhibit B
Plan Set
'The Grove'Shoppin�Center
59-197 McHenry Road
� Mid-America Asset Management,Inc. One Parkview Plaza,9th Floor
� MIO-AMERICA,r MidAmericaGrpcom OakbrookTerrace Illinois60187
t 630 9547300 f:630 954.7306
4/26/2023
Planning & Zoning Commission
Village of Buffalo Grove
50 Raupp Blvd
Buffalo Grove, IL 60089
847-459-5592
abinder@vbg.org
RE: The Grove— Pylon sign variance
Dear Planning & Zoning Commission:
I am submitting this application on behalf of Dref Grove, LLC, owner of The Grove Shopping
Center, for pylon sign variances. Due to tenant's position in the shopping center and change in
market conditions, the added tenant usage of the pylon sign will improve business conditions.
The use of one sign is the most efficient use of space for this large property which is necessary
for tenants to be displayed.
We are requesting a variation for 1. Height; as the sign is slightly under 16' (Maximum Height 15'),
2. Sign area; as the approximate area is 127sf for one side (maximum sign area 120 sqft), and 3.
Setback; as the approximate distance is 18' (Minimum Setback 19'). Above applicable
measurements exclude the foundation. These variances are for the existing, recently remodeled,
pylon sign on McHenry Road. The approval of these variances would allow more efficient use of
the sign and as displayed on the rendering, the planned use is in a clean tasteful manner with the
installation of channel letters on a raceway for approved tenants.
I am available at 630-954-7303 or dsiampos�'amidamericaqrp.com should there be any questions.
Sincerely,
MID-AMERICA ASSET MANAGEMENT, INC.
As Agent for Owner of The Grove
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Dean Siampos
Vice President
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North Elevation=92.5 sqft 8'-6.75"
South Elevation=92.5 sqft
Tota1=185 sqft . .
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works niade therefron'i. All rights reserved. All drawings.malerials,data or infori.�atlon tleveloped or provided by(:ustom Sign�:onsWtants, Inc.are and will remain the sole and excluslve property of Custoni Sign Consultants,Inc.and its Affiliates. Unauthorized copying,reverse
engineeriny.decompiling and creatiny derivative works are expressly forbidden.No part of the content niay be otherwise or subsequenUy reproduced.downloaded.disseminated,published.or transferred.in any funn or by any means.except with the prior written permission of and with
expiess attribut�ion to Custom S�iyn Consultants.Inc..Copyright infringement is a violation of federal law subject to crim�inal and civil penalties.
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Total distance:18.09 ft(5.51 m)
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Uniform Sign Package
THE GROVE
(8/82)
GRAPHICS AND SIGN CRITERIA
These criteria have been established for the purpose of assuring an outstanding
shopping center, and for the mutual benefit of all tenants. Conformance will be strictly
enforced; and any installed non-conforming or unapproved signs must be brought into
conformance at the expense of the tenant.
GENERAL REQUIREMENTS
1. Tenant shall submit for landlord's approval before fabrication, plans and
specifications indicating the location, size, layout, design and color of the
proposed signs, including all lettering and/or graphics.
2. All permits and/or approvals by governing authorities for signs and their
installation shall be obtained by the tenant or his representative at tenant's
expense.
3. Tenant shall be responsible for the fulfillment of all requirements of these
criteria.
LOCATION OF SIGNS
Tenant shall install one illuminated sign of individual letters mounted on the sign fascia
on the exterior of the covered walkway; and one pedestrian oriented illuminated double
faced sign installed below the covered walkway and perpendicular to the storefront as
shown on the drawings.
DESIGN REQUIREMENTS
1. All tenant store front identification signs shall be subject to the approva► of the
landlord and the Appearance Commission of the Village of Buffalo Grove.
2. Wording of signs shall not include the product sold except as part of the
tenant's nationally recognized trade name or insignia. Logos will be
permitted at the discretion of landlord only if registered trade marks of
tenanYs business and approved by Buffalo Grove Appearance Commission.
3. The design of all signs, including style and placement of lettering, size, color,
materials and method of illumination, shall conform with landlord's sign
specification.
4. Tenant signage may be all caps, a combination of upper and lower case
letters or script as follows:
a. All Caps: 24" maximum
b. Upper and Lower case or Script: First letter: 24" max; Lower case: 12"
max; Ascenders and Descenders: 9" additional
5. If two lines of letters are used, the total sign height shall not exceed 24"
6. Sign shall be centered on storefront and length shall not exceed 70% of
tenant storefront.
7. Maximum sign projection shall not exceed 6"
8. Style of letters will be limited to the following
Helvetica Medium
Ronda Bold
Antikva Margaret
Dom Casual
Tiffany Demi-Bold
9. Colors
a. Single face signs will be limited to the following:
RED Plexiglas#2283
ORANGE Plexiglas #2119
YELLOW Plexiglas#2016
WHITE Plexiglas#W-7420
2. Signage differing from this sign criteria will require written approval of
landlord and approval of all governing authorities.
SIGNS FOR GENERAL TENANT IDENTIFICATION
1. One single faced internally illuminated sign having individual or continuous
channel letters will be located on the sign fascia, centered above the
storefront and located vertically as indicated in the tenant print package.
Letter faces shall be acrylic plastic, Lexan or a polycarbonate plastic such as
Plexiglas or equivalent. The letters will be sized per the criteria and will be in
a color selected by tenant and approved by landlord. Letter style will be the
choice of the tenant, but the landlord will review and approve. Signs shall be
store identity only and no product may be advertised on the fa�ade sign. Any
deviation must be approved in writing by landlord.
2. One double faced, illuminated, pedestrian identification sign will be located
under the covered walkway and centered relative to the storefront. It will
hang from the soffit with two '/z" pipe stems. The dimensions of the sign shall
match those indicated in the tenant print package. Sign material will be
acrylic plastic, Lexan or a polycarbonate plastic such as Plexiglas or
equivalent.
3. The height from the walkway to the bottom of the sign will be constant for all
tenants and will be determined by the project architect. Signs will be store
identity only and will not advertise any products. Logos or embellishments
will not be permitted on under canopy signs.
4. TenanYs service door shall have a sign provided by landlord at tenanYs
expense.
GROUND SIGN ALONG MCHENRY ROAD- SPECIFICATIONS FOR TENANTS
1. When space is available, tenants may have a tenant panel on the ground
sign located along McHenry Road (as shown in the attached ground sign
exhibit).
2. A maximum of 5 tenant signs can be placed on the ground sign.
3. Tenant signs must be face-lit, white channel letters, 7" in height, and the
returns must be painted white.
GENERAL SPECIFICATIONS
1. No animated, flashing or audible signs will be permitted.
2. No exposed lamps or neon tubing will be permitted.
3. All signs and their installation shall comply with all Buffalo Grove building and
electrical codes.
4. No exposed raceways, crossovers or conduit will be permitted.
5. All conductors, transformers, disconnects and other equipment shall be
concealed.
6. Electrical service to all signs shall be on tenant's meter.
7. Disconnects for tenant signage will be located behind the sign fascia, above
access panel in soffit, so as not to be visible on sign fascia.
8. All metal returns and any trim caps for letters shall match the storefront
aluminum.
MISCELLANEOUS REQUIREMENTS
1. Tenant will be permitted to place upon each entrance of its premises not
more than 144 sq. inches of gold leaf or decal application lettering not to
exceed two inches in height, indicating store address number, hours of
business, emergency telephone numbers. etc.
2. Floor signs, etc., visible from outside the tenanYs space, but within the
tenant's lease line in their storefronts, are prohibited unless approved in
writing by landlord.
3. Except as provided herein, no advertising placards, banners, pennants,
names, insignia, trademarks or other descriptive materials shall be affixed or
maintained upon the glass panes and supports of the show windows and
doors, or upon the exterior walls of the building or storefront.
4. All signage, its installation and removal and restoration of the sign fascia will
be by tenant at tenanYs expense.
5. Tenants meeting the sign criteria shall be issued permits by the Buffalo Grove
Building Department without having to obtain approval of the Appearance
Commission.
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Exhibit C
Draft Minutes from the May 17, 2023, PZC Meeting
'The Grove'Shoppin�Center
59-197 McHenry Road
05/17/2023
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, MAY 17, 2023
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Zill Khan
Public Hearinqs/Items For Consideration
1. Consideration of a Special Use for a Child Care Center in the Office and Research
District (O&R)at 1401 McHenry Road, Suite 124 (Trustee Johnson) (Staff Contact:
Andrew Binder)
Binder provided background on the subject property.
Thakkar was sworn in.
Thakkar provided additional testimony regarding her learning center.
Com. Richards asked staff if we have childcare in OR district.
Binder said he is not aware.
Thakkar further explained the use of the space.
Com. Worlikar asked how the other tenants feel about the use.
Thakkar provided detail on the other tenants that occupy the building.
Com. Worlikar referenced packet page 9.
Thakkar explained the staffing model.
Com.Au asked staff about the designation.
Binder explained the definition of Child Care Center within the Buffalo Grove Municipal
Code.
Com.Au asked what other tenants occupy the space.
Bindersaid mostly medical offices.
Com. Davis asked for clarification on the block times for dassrooms.
Thakkar provided additional information on staff, which would be 10 kids per hour with
3 teachers, one per classroom.
The Staff Report was entered at exhibit one
Thakkar closed with her experience in childhood learning.
The public hearing was closed at 7:53 PM.
Com. Richards made a positive recommendation to the Village Board to allow a Special
Use for a Child Care Center at 1401 McHenry Road,Suite 124, subject to the following
conditions:
1. The Special Use is granted to Science Town, LLC. to operate a Child Care Center at
1401 McHenry Road, Suite 124, which shall not run with the land.
OS/I 7/2023
2. The Special Use granted to the Science Town, LLC. is assignable to subsequent
petitioners seeking assignment of this special use as follows:
a. Upon application of a petitioner seeking assignment of this Special Use, rhe Corporate
Authorities, in their sole discretion, may refer said application of assignment to the
appropriate commission(sJ for a public hearing or may hold a public hearing at the
Village Board.
b.Such assignment shall be valid only upon the adoption of a proper, valid and binding
ordinance by the Corporate Authorities granting said assignment, which may be granted
or denied for any reason.
Com. Davis second.
Com. Spunt spoke in favor of the motion.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Spunt, Khan,Au, Richards, Worlikar, Davis
ABSENT: Adam Moodhe, Frank Cesario, Mitchell Weinstein
2. Consideration of Variations to Title 14 (Sign Code) Section 14.16 to Allow a Larger
Ground Sign Than is Permitted in Residential Districts and to Allow Two Ground Signs
Where One is Permitted at 10 Buffalo Grove Road (Trustee Pike) (Staff Contact: Andrew
Binder)
Binder provided background on the subject property.
Boziloff, representative from Signarama, provided additional detail on the sign design
and material.
Com Au asked staff where the location of the second sign.
Binder provided clarification on the second sign.
Com. Worlikar asked if there is light to the sign.
Boziloff said there is no illumination to the sign.
The Staff Report was entered as exhibit one and the google picture as exhibit two.
eoziloff expressed how the new sign will look much better than the current sign and
enhance the look of the corner.
The public hearing was closed at 8:05 PM.
Com Richards made a positive recommendation Staff recommends approval of the
abovementioned Sign Code variations, subject to the conditions in the Suggested PZC
Motion due to the following reasons:
1. A similar ground sign was previously installed in a similar location from 2004 until its
recent removal for the widening of Lake Cook Road.
2. The property is unique as it is a large campus, with mu/tiple buildings, that has frontage
at the intersection of euffalo Grove Road and Lake Cook Road.
3. St. Mary's is a well-established institution in Buffalo Grove, and the proposed sign
improvement will provide appropriate identification of the campus.
4. No sightline issues are created by the sign.
Com. Davis seconded the motion.
OS/17/2023
Com. Richards spoke in favor of the motion.
RESULT: APPROVED[UNANIMOUS]
AYES: Spunt, Khan,Au, Richards, Worlikar, Davis
ABSENT: Adam Moodhe, Frank Cesario, Mitchell Weinstein
3. Consideration of a Variation to Title 14 (Sign Code) Section 14.16 Pertaining to the
Maximum Sign Area and the Maximum Height Permitted for a Ground Sign in the B-3
Planned Business Center District and an Amendment to 'The Grove' Shopping Center
Uniform Sign Package to Allow Tenant Panels to be Added to the Existing Ground Sign
at 'The Grove' Shopping Center at 59-197 McHenry Road (Trustee Ottenheimer) (Staff
Contact: Andrew Binder)
Binder provided background on the subject property.
Siampos was sworn in.
Siampos provided additional detail regarding the process of the sign as well as the
reason for the number and size of signs.
Com. Spunt asked about the names on the sign.
Siampos said that the names on the signs are just for presentation.
Com. Worlikar asked about the lighting on the sign.
Siampos said the sign will be light at the Villages light limit.
Com.Au asked about the look of the sign.
Siampos provided clarification on the design of the sign.
Com.Au asked that the google image could be added as an exhibit.
The Staff Report was entered as exhibit one and the google images were entered as
exhibit two.
The public hearing dosed at 8:21 PM.
Com. Richards made a positive recommendation to approve the following:
1. The following variations to Title 14(Sign CodeJ of the Village of Buffalo Grove
Municipal Code for'The Grove'Shopping Center at 59-197 McHenry Road:
a.A variation from Section 14.16, to allow a ground sign that would exceed one hundred
and twenty(120J square feet;
b.A variation from Section 14.16, to allow a ground sign to exceed fifteen(15)feet in
height;
2.An amendment to the 'The Grove'Shopping Center Uniform Sign Package to allow the
addition of tenant panel signage on the existing ground sign along McHenry Road.
Subject to the following conditions:
1. The tenant panels shall be installed in accordance with the documents and plans
submitted as part of this petition.
2. The property owner shall maintain the landscaping around the base of the sign in
perpetuity.
3. The Petitioner shall comply with all applicable Village codes, regulations, and policies
OS/U/2023
Com. Davis seconded the motion.
Com. Richards spoke in favor of the motion.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
AYES: Spunt, Khan,Au, Richards,Worlikar, Davis
ABSENT: Adam Moodhe, Frank Cesario, Mitchell Weinstein
Reqular Meetinq
Other Matters for Discussion
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - May 3, 2023 7:30 PM
RESULT: ACCEPTED [5 TO 0]
AYES: Khan, Au, Richards, Worlikar, Davis
ABSTAIN: Marc Spunt
ABSENT: Adam Moodhe, Frank Cesario, Mitchell Weinstein
Chairman's Report
Committee and Liaison Reports
Staff Report/Future Aqenda Schedule
Binder provided detail on the future agenda schedule.
Public Comments and Questions
Adiournment
The meeting was adjourned at 8:31 PM
Ordinances
Kelly Purvis
APPROVED BY ME THIS 17th DAY OF May , 2023