2023-05-17 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Villa a of Buffalo Grove Fifty Blvd
g Buffalob u Grprove, IL 60089-2100
L u' Planning and Zoning Commission Phone:847-459-2500
Regular Meeting
May 17, 2023 at 7:30 PM
I. Call to Order
II. Public Hearings/Items For Consideration
Public Comment is limited to items that are not on the regular agenda. In accordance with
Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited
to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to
Planning and Zoning Commission business. All members of the public addressing the Planning
and Zoning Commission shall maintain proper decorum and refrain from making disrespectful
remarks or comments relating to individuals. Speakers shall use every attempt to not be
repetitive of points that have been made by others. The Planning and Zoning Commission may
refer any matter of public comment to the Village Manager, Village staff or an appropriate agency
for review.
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)
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)
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)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - May 3, 2023 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
Public Comment is limited to items that are not on the regular agenda. In accordance
with Section 2.02.070 of the Municipal Code, discussion on questions from the audience
will be limited to 5 minutes and should be limited to concerns or comments regarding
issues that are relevant to Planning and Zoning Commission business. All members of
the public addressing the Planning and Zoning Commission shall maintain proper
decorum and refrain from making disrespectful remarks or comments relating to
individuals. Speakers shall use every attempt to not be repetitive of points that have
been made by others. The Planning and Zoning Commission may refer any matter of
public comment to the Village Manager, Village staff or an appropriate agency for review.
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
V. Ordinances
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
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Action Item : Consideration of a Special Use for a Child Care Center
in the Office and Research District(O&R) at 1401 McHenry Road,
Suite 124
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Recommendation of Action
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Staff recommends approval, subject to the conditions in the attached Staff Report.
The Petitioner,Sangita Thakkar of Science Town, LLC is requesting approval of a Special Use for a Child Care Center
in the Village's Office and Research District at 1401 McHenry Road, Suite 124. The Petitioner is proposing to open
and operate a learning center that will offer after-school tutoring in Math, English, and Science programs for
children from 4 to 11 years old.
ATTACHMENTS:
• 1401 McHenry Rd, Ste 124 SU - Staff Report (PDF)
• 1401 McHenry Rd, Ste 124 SU - Plan Set 23-0508 (PDF)
Trustee Liaison Staff Contact
Johnson Andrew Binder, Community Development
Wednesday, May 17, 2023
Updated: 5/9/2023 9:37 AM Pagel
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VILLAGE OF BUFFALO GROVE
PLANNING &ZONING COMMISSION L,
STAFF REPORT
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MEETING DATE: May 17, 2023
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SUBJECT PROPERTY LOCATION: 1401 McHenry Rd,Suite 124, Buffalo Grove, IL 60089
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PETITIONER: Sangita Thakkar;Science Town, LLC
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PREPARED BY: Andrew Binder,Associate Planner
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REQUEST: Petition to the Village of Buffalo Grove for a Child Care Center in the 0
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(O&R)Office and Research District at 1401 McHenry Road,Suite 124.
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EXISTING LAND USE AND ZONING: The subject property is located in a multi-tenant office building and is
zoned (0&R)Office and Research District.
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COMPREHENSIVE PLAN: The Village Comprehensive Plan calls for this property to be an Office
Use. V
PROJECT BACKGROUND
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Sangita Thakkar of Science Town, LLC is requesting approval of a Special Use for a Child Care Center in the Village's
Office and Research District at 1401 McHenry Road,Suite 124(see Figure 1).The Petitioner is proposing to open and �O
operate a learning center that will offer after-school tutoring in Math, English, and Science programs for children y
from 4 to 11 years old.
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Pursuant to the Zoning Ordinance,Child Care Centers are a Special Use in the Office and Research District. p a
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Figure 1:Subject Property(1401 McHenry,Ste 124)
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PLANNING&ZONING ANALYSIS
Proposed Use&Operation };
• Science Town, LLC will offer after-school tutoring in Math, English,and Science programs for children from
4 to 11 years old (Pre-K to 51"Grade). z
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• The hours of operation will be from 4 PM to 8 PM, Monday through Friday, and potentially Saturdays
from 9 AM to 6 PM. _
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• There will be a minimum of 3 staff members onsite.
• The petitioner estimates that they will have up to 25 kids during each 40-minute session,with 5 kids in o
each classroom. Each classroom will be assigned one staff member.
Existing and Surrounding Uses 2
• The subject property's tenant space N
is located within Waterford Pointe 0
Professional Centre of Buffalo Grove 06
(as seen in Figure 2),which is a multi- � O
tenant office building at 1401-1431
McHenry Road. This property is
zoned Office and Research District, L
and the building consists of office
condominiums as each office suite U
has its own separate ownership.The �>>
petitioner's requested use is V
compatible with the adjacent Figure 2:Subject Building(1401 McHenry Rd)
surrounding uses,which include therapy offices and medical offices. V
Parking&Drop-off/Pick-up c
• Pursuant to the Zoning Ordinance, a Child Care Center requires 2 parking stalls per 1,000 square feet of y
floor area.The tenant space is 1,641 square feet resulting in a requirement of 4 parking spaces.The entire
property has a total of 238 parking stalls.
• The subject tenant space has a total of 27 assigned parking spaces that can be used by the business.The
Petitioner has provided a parking lot plan and noted that parents will drop-off/pick-up their children from Q'
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the parking lot. Parents that prefer to walk their children into the building will use any of the shared ca
parking spaces available. -a)
• Based upon the abovementioned parking information,Staff believes the existing site will have sufficient y
parking to accommodate the proposed use. o
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DEPARTMENTAL REVIEWS C
Village Department Comments
Engineering The Village Engineer has reviewed the plans and does not have any concerns.
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STANDARDS CO
Pursuant to the Zoning Ordinance,the proposed use does require a Special Use in the Office& Research District.
The Planning&Zoning Commission shall make a recommendation to the Village Board regarding the Special Use, y
based upon the following criteria: N
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1. The special use will serve the public convenience at the location of the subject property;or the establishment, cn
maintenance or operation of the special use will not be detrimental to or endanger the public health,safety,
morals,comfort,or general welfare;
2. The location and size of the special use,the nature and intensity of the operation involved in or conducted in
connection with said special use,the size of the subject property in relation to such special use,and the
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location of the site with respect to streets giving access to it shall be such that it will be in harmony with the
appropriate,orderly development of the district in which it is located;
3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the v
subject property for the purposes already permitted in such zoning district,nor substantially diminish and
impair other property valuations with the neighborhood;
4. The nature,location and size of the buildings or structures involved with the establishment of the special use E
will not impede,substantially hinder or discourage the development and use of adjacent land and buildings in
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accord with the zoning district within which they lie;
5. Adequate utilities,access roads,drainage,and/or other necessary facilities have been or will be provided; v
6. Parking areas shall be of adequate size for the particular special use,which areas shall be properly located and g
suitably screened from adjoining residential uses,and the entrance and exit driveways to and from these c
parking areas shall be designed so as to prevent traffic hazards,eliminate nuisance and minimize traffic
congestion in the public streets.
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The petitioner's responses to the standards are included in the attached packet.
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SURROUNDING PROPERTY OWNERS
Pursuant to Village Code,the contiguous property owners were notified by mail and a public hearing sign was posted 06
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on the subject property. The posting of the public hearing sign and the mailing of the notifications were both
completed within the required timeframe.As of the date of this Staff Report,staff has received two general inquiries
regarding the requested Special Use.
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STAFF RECOMMENDATION aa)
Staff recommends approval of the Special Use for a Child Care Center at 1401 McHenry Road,Suite 124,subject to v
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the conditions listed in the PZC motion due to the following reasons: V
1. The proposed use is compatible with the surrounding uses and would be permitted in any commercial s
area in the Village;
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2. The hours of operation will be complementary to the surrounding office suites in the building; o
3. The proposed use will fill a vacant office space within the Village.
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ACTION REQUESTED
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The Planning&Zoning Commission (PZC)shall open the public hearing and take public testimony concerning the U
Special Use request for a Child Care Center at 1401 McHenry Road,Suite 124.The PZC shall make a cn
recommendation to the Village Board regarding the requested Special Use.
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Suggested PZC Motion y
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PZC moves to make a positive recommendation to the Village Board to allow a Special Use for a Child Care Center at V
1401 McHenry Road,Suite 124,subject to the following conditions: �-
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1. The Special Use is granted to Science Town,LLC. to operate a Child Care Center at 1401 McHenry Road,Suite Q-
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124, which shall not run with the land.
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, the Corporate Authorities, y
in their sole discretion, may refer said application of assignment to the appropriate commission(s) N
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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. L,
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ATTACHMENTS
• Petitioner's Narrative Statement
• Petitioner's Response to the Special Use Standards c
• Tenant Space Floor Plan
• Parking Lot Plan &Number of Spaces
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Respected sir/madam,
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MY name is Sangita Thakkar and I am interested in starting a learning center in Buffalo Grove for youth
in the neighboring area. MY address is 1401 Mc henry Rd, suit 124 Buffalo Grove. We are planning to
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facilitate courses in Math, English and Science programs for age group 4 to 11. (Pre-K to 5t") . The hours 06
are Monday to Friday 4pm to 8pm. Saturday optional.The center can host up to 150 kids total. 25 kids at p
a time (5 kids per class room with one teacher for 40 min for one class per subject) s
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The facility is very safe with sprinkler system,two entrances and exits, and set of restrooms right
outside.The center is clean, comfortably houses student and their parents, and well equipped to serve c
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and educate youth in the Buffalo Grove area. c�
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Village of Buffalo Grove c
Special Use Standards:
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1. The building has three different medical based clinics: a dentist, pediatric orthodontist, and
psychiatrist. Our office is located on the ground floor next to the dental lab. Our establishment 00
will be beneficial to building relationships with community members and we are excited to work d
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in the same space with the other clinics.The operations of our center will not be detrimental to
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the overall welfare of the community.
2. Our center is 1,641 square feet and consists of five cabins, one hall, a sitting area, and a kitchen. c
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Additionally, we are planning to have a capacity for 20 children, which will allow for easy of c)
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movement and access around the space.The rooms have sprinklers, in case there is ever a fire M
emergency and we plan to use one of the rooms for storage.The location of our site and its v
intended uses will be in harmony with surrounding spaces and the rest of the community.
3. Our special use will not pose risk to other groups or properties in the surrounding area, nor will
it be detrimental to their future valuations in the neighborhood.The purpose of the center is to o
provide supplementary education and tutoring for children and students in the surrounding area m
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of Buffalo Grove, which has benefits for the overall future and wellbeing of the community. M
4. We have not made any changes to the buildings nature, size, or location. The only changes we U
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have made to the center are cleaning the carpets and painting the walls to ensure for a more a
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pleasant interior. We do not plan to make any changes that would detrimentally affect others M
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nearby. -(D
5. The building owner provides water and utilities, which are done very well. We pay the building c
maintenance company a fee every month, and as a result they provide water, management, 0
heating, and light.There are no structural changes from previous ownerships, and the bathroom 00
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is easily accessible (right outside the center in the hallway)for students and parents to use. LO
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Overall, adequate utilities have been provided. M
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6. Every 1000 square feet of an office is proportional to 3.5 parking spaces in the complex. We have
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1,641 square feet,which is about 5-6 parking spaces.The parents will be arriving to drop off and
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pick up their students, which will not require parking for more than 2-3 minutes. If parents do a
need to park to speak to tutors for their students,we anticipate this taking about 20 minutes.
There will be no traffic congestion, hazards, or nuisance as related to parking. Co
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Action Item : 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
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Recommendation of Action
Staff recommends approval, subject to the conditions in the attached Staff Report.
The Petitioner, Signarama Buffalo Grove on behalf of St. Mary's Parish, is seeking variations from the
sign code to install a ground sign at the corner of Lake Cook Road and Buffalo Grove Road on the
property at 10 Buffalo Grove Road.
ATTACHMENTS:
• 10 Buffalo Grove Road, SV- Staff Report (PDF)
• 10 Buffalo Grove Road, SV- Plan Set (PDF)
Trustee Liaison Staff Contact
Pike Andrew Binder, Community Development
Wednesday, May 17, 2023
Updated: 5/9/2023 9:44 AM Page 1
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VILLAGE OF BUFFALO GROVE
PLANNING &ZONING COMMISSION
STAFF REPORT Ir
MEETING DATE: May 17, 2023
SUBJECT PROPERTY LOCATION: 10 Buffalo Grove Road, Buffalo Grove, IL 60089
PETITIONER: Signarama Buffalo Grove on behalf of St. Mary's Parish 0
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PREPARED BY: Andrew Binder,Associate Planner c
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REQUEST: The Petitioner is requesting variations to Title 14 (Sign Code) °
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Section 14.16 to allow a larger ground sign than is permitted in 3
residential districts and to allow two ground signs where one is m
permitted at 10 Buffalo Grove Road.
EXISTING LAND USE AND ZONING: The property is zoned R-1: One Family Dwelling District and is
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improved with St. Mary's School and Church Campus.
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COMPREHENSIVE PLAN: The Village Comprehensive Plan calls for this property to be
Public/Semi-Public.
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PROJECT BACKGROUND
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The Petitioner Signarama Buffalo Grove on
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behalf of St. Mary's Parish, is seeking variations ��, � 2���
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from the sign code to install a ground sign at the i, 'G� �, �: � � w � c
corner of Lake Cook Road and Buffalo Grove ��`, �11M;j '" Q-
Road on the property at 10 Buffalo Grove Road ,
(See Figure 1).
The subject property was previously granted a ,,, >
variation for a ground sign; however, the sign
was removed due to the Lake Cook Road
construction work and expansion. The Villages
Sign Code (14.40.010-E) requires that when a m 0
sign approved by a variation is removed, 0
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replaced, or altered structurally, the � �- i�t � °
replacement sign shall either conform t0 the Figure 1:Subject Property(10 Buffalo Grove Road) 3
Village's Sign Code requirements or a new 00
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variation is required.Since the previous ground sign was removed and the proposed ground signs exceeds
what the Sign Code allows for the total sign area for a ground sign in a residentially zoned district and the
new sign will be the second ground sign on the property, the Petitioner is requesting the following E
variations:
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1. A variation from Section 14.16,to allow a ground sign that would exceed sixteen (16) square feet;
2. A variation from Section 14.16,to allow two ground signs on the subject property, where one
ground sign is permitted.
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2.2.a
Site History—Signage
• In 2004, St. Mary's Parish was granted a variation for a ground sign that exceeded 16 square feet
in sign area and did not meet the setback requirement.
PLANNING &ZONING ANALYSIS
Location &Setbacks l% Vol'
• The ground sign will be located at the
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corner of Buffalo Grove Road and Lake Cook '
Road, as shown in Figure 2. The proposed >
sign will be setback 25 feet from the �T�: • �������
property line, which is compliant with the '', "�° `
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setback requirement.
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• The second existing sign for St. Marys m
Parish is a changeable copy sign and is �' ' � '` CD
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located along Buffalo Grove Road. Per the
Village Sign Code, only one ground sign is 6
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permitted per developed parcel. The 0p � ,1'"' o
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proposed ground signs will be approx.-480 ` e �
feet from one another. �������°`� ��%�
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Figure 2:Setback of proposed sign
Sign Area&Sign Height
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• The maximum sign area for nonresidential a
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uses in the residential districts is 16 squares ' "
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feet. The proposed ground sign will be 20 W �?
square feet in sign area, as shown in Figure S T'L. Mary Parish � �,op
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• Per the Village code, a ground sign is not
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permitted to be taller than the distance it is
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setback from the property line, with a �
maximum height of 15 feet.The proposed >
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sign complies with this requirement as the boioyifK6rw
�laa�n4��r�lr�^zM 4�ror�eS �rC�9s���m�r��z�Wi�ra�s�r�xsaa�.,, tea
sign will be approx. 4.16 feet in height from `R� mind'cr d,) wfil cftt 0
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grade.
• The proposed ground sign meets all the Figure 3:Proposed Sign Rendering c
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other ground sign requirements. 0
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Sign Landscaping 3
• Per the Village code, all ground signs are to be landscaped around the base. The proposed sign will 00
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comply with this standard.
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DEPARTMENTAL REVIEWS s
Village Department Comments
Engineering The Village Engineer has reviewed the plans and has no concerns. a
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code,the contiguous property owners were notified by mail, and a public hearing sign
was posted on the subject property. The posting of the public hearing sign and the mailing of the
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2.2.a
notifications were both completed within the required timeframe.As of the date of this Staff Report,staff
has received two phone calls with general inquiries from nearby property owners.
STANDARDS
The Planning&Zoning Commission is authorized to make a recommendation to the Village Board based
on the following criteria:
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A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of this Title
subject to the following: P
1. The literal interpretation and strict application of the provisions and requirements of this Title 0
would cause undue and unnecessary hardships to the sign user because of unique or unusual
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conditions pertaining to the specific building, parcel, or property in question; and 3
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2. The granting of the requested variance would not be materially detrimental to the property o
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 g
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section ca
14.04.020
B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support
a finding under subsection (A), but some hardship does exist,the Planning&Zoning Commission may in
consider the requirement fulfilled if: aD
1. The proposed signage is of particularly good design and in particularly good taste; and .a
2. The entire site has been or will be particularly well landscaped. c
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The Petitioner's responses to each of the standards are attached for the Commission's review. c
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STAFF RECOMMENDATION
Staff recommends approval of the abovementioned Sign Code variations, subject to the conditions in a
the Suggested PZC Motion due to the following reasons: N
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. o
2. The property is unique as it is a large campus, with multiple buildings, that has frontage at the
intersection of Buffalo Grove Road and Lake Cook Road. c
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3. St. Mary's is a well-established institution in Buffalo Grove, and the proposed sign improvement 0
will provide appropriate identification of the campus. 2
4. No sightline issues are created by the sign. 3
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ACTION REQUESTED
The Planning&Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the requested Sign Code variation(s)to allow the construction of a ground sign at the St. E
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Mary's Parish located at 10 Buffalo Grove Road.The PZC shall make a recommendation to the Village M
Board regarding the requested sign variations. Q
Suggested PZC Motion
The PZC recommends approval of the following variations to Title 14 (Sign Code) of the Village of Buffalo
Grove Municipal Code at the St. Mary's Parish located at 10 Buffalo Grove Road:
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1. A variation from Section 14.16, to allow aground sign that would exceed sixteen (16)square
feet in area;
2. A variation from Section 14.16, to allow two ground signs on the subject property, where one
ground sign is permitted.
Subject to the following conditions:
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1. The ground sign shall be installed in accordance with the documents and plans submitted as part a°.
of this petition.
2. The property owner shall maintain the landscaping around the base of the sign in perpetuity. P
3. The Petitioner shall comply with all applicable Village codes, regulations, and policies. o
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ATTACHMENTS m
• Narrative from Petitioner o
• Petitioner's Response to Sign Variation Standards
• Plat of Survey (n
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• Sign Renderings
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• Landscape Plan •�
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April 6, 2023
Planning and Zoning Commission
Village of Buffalo Grove
50 Raupp Blvd. 0
Buffalo Grove, IL 60089
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To whom it may concern: CD
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I am writing to inform you that st Mary Parish has hired Signarama of Buffalo Grove to install a new
monument sign located at the intersection of Lake Cook rd. and Buffalo Grove rd. The proposed sign is
20 square feet and exceeds the allowed sign area per section 14.16.010 of the code of 16 square feet. _
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Signarama of Buffalo Grove is requesting a variance to be granted to fabricate and install a sign with the
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following exceptions: >
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• Sign area of 20 sf
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• Two ground signs on the property,where one ground sound is permitted -(D
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Proposed sign: Consistency between the ground sign and the building is achieved by incorporating 0
colors that match the overall look of the site.The proposed sign will be constructed from HDU (high v
density urethane). HDU has exceptional durability and will not crack, rot, or deteriorate due to extreme
weather conditions. _
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Please find attached the following drawings for your review:
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• Building elevation with the proposed sign
• A rendering of the signs including color and materials used a0,
• Proposed landscaping plan (TBD)
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Please review the attached documents and let me know if you have any questions or concerns. We look 0
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forward to working with the Village of Buffalo Grove to help expedite the process.
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Sincerely,
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Yav Boziloff
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VILLAGE OF BUFFALO GROVE
Community Development Department
Fifty Raupp Blvd
Buffalo Grove, IL 60089
Phone:847.459.2530 Sign Code — Variation Standard
Fax:847.459.7944
RESPONSE TO STANDARDS
During your testimony at the Public Hearing you need to testify and present your case for the variance being c
requested. During your testimony you need to affirmatively address the six (6) standards listed below.
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The Planning &Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40) 0
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based upon findings of fact which are made based upon evidence presented at the hearing that:
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1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue c
and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific T.
building, parcel or property in question; and =
Response: g
The sole purpose of the sign variance pertains to Section 14.16.010. Reducing the sign's size will affect its legibility
and diminish its effectiveness. ca
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2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; iT)
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Response: in
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The proposed variation will not be detrimental to the public welfare nor injurious to other property or v
improvement in the surrounding neighborhood. The proposed signs are consistent with other signs in the
surrounding neighborhood.
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3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; j
and N
Response: o
The proposed variances are specific to st Mary Parish monument sign. There is one proposed variance: increase a
the allowed maximum square footage sign from 16 sf to 20 sf and allow a second ground sign on the property. >
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4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. o
Response:
Granting a variance will not be on the contrary and in fact be in alignment with this section as the sign will be m
"legible, readable and visible in the circumstances in which it is used".
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B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support a finding under £
subsection (A), but some hardship does exist,the Planning&Zoning Commission may consider the requirement fulfilled
if:
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1. The proposed signage is of particularly good design and in particularly good taste; and
Response:
The sign incorporates the Churches'theme and colors as well as the colors and overall look of the site.
2. The entire site has been or will be particularly well landscaped.
Response:
Landscaping plans will be provided
Packet Pg. 18
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Action Item : 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
.........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Recommendation of Action
.....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Staff recommends approval, subject to the conditions in the attached Staff Report.
The Petitioner, Dref Grove, LLC, is requesting two variations and an amendment to the Uniform Sign
Package for the 'The Grove' Shopping Center to allow the installation of tenant panel signage on the
existing ground sign at 59-197 McHenry Road.
ATTACHMENTS:
• 59-197 McHenry Rd - Staff Report (PDF)
• 59-197 McHenry Rd, SV USP- Plan Set (PDF)
Trustee Liaison Staff Contact
Ottenheimer Andrew Binder, Community Development
Wednesday, May 17, 2023
Updated: 5/9/2023 11:11 AM Page 1
Packet Pg. 25
VILLAGE OF BUFFALO GROVE
PLANNING &ZONING COMMISSION
STAFF REPORT
m
MEETING DATE: May 17, 2023 i
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SUBJECT PROPERTY LOCATION: 59-197 McHenry Road, Buffalo Grove, IL 60089
PETITIONER: Dref Grove, LLC c
PREPARED BY: Andrew Binder,Associate Planner
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2
REQUEST: The Petitioner is requesting a variation to Title 14 (Sign Code) U
2
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 a
McHenry Road.
0
EXISTING LAND USE AND ZONING: The property is zoned B-3 Planned Business Center District and is m
improved as a Commercial Shopping Center. E
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COMPREHENSIVE PLAN: The Village Comprehensive Plan calls for this property to be
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Commercial. c
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PROJECT BACKGROUND
The Petitioner, Dref Grove, LLC, is requesting u N >
q g two ��a N�, �1 u ' r
variations and an amendment to the Uniform Sign ;- � "�� as
in''Package for the The Grove Shopping
g p p g Center to
allow the installation of tenant panel signage on the
existing ground sign at 59-197 McHenry Road, as
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shown in Figure 1. °� '. )� I' c
SUbject Sin y V
The existing ground sign is a legal nonconforming f
sign, as it was approved and constructed in 1982, IN 0
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prior to the establishment of current Sign Code I * ^' r� t � � ' aa)
requirements. Per the Village's Sign Code, when a
legal nonconforming sign is altered in any way (in c�
structure or copy),the sign shall either conform to Cn
the Village's Sign Code requirements or a variation
is required. Since changes are being proposed for
the copy of the sign,the Petitioner is requesting the
following variations: ,� � z
�m�R r� n� nrru�,,aammm1 0
Figure 1:Subject Property
1. A variation to Title 14 (Sign Code) Section
14.16 pertaining to the maximum sign area and the maximum height of a ground sign in the B-3 Planned
Business Center District. LO
2. An amendment to 'The Grove' Shopping Center Uniform Sign Package to allow tenant panels to be added
to the existing ground sign.
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Per the Village's Sign Code, Uniform Sign Packages are required for multi-tenant or multi-building properties to
ensure design compatibility of signage with the architectural features of the buildings and within the development. Q
The existing 'The Grove' Shopping Center was established when the buildings were developed on the property in
Packet Pg. 26
2.3.a
1982, and the Uniform Sign Package did not mention the subject ground sign. Since the Petitioner is proposing a
deviation from the existing Uniform Sign Package,as well as sign variations,a public hearing process is required,and
the sign must be reviewed in accordance with the Village's Appearance Plan. The proposed amendment to the
Uniform Sign Package is included within the PZC Packet. 0
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Site&Sign History
t
• In 1981, 'The Grove'shopping center was approved „
for construction via an Annexation Agreement. o
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• In 1982, the Village's Appearance Commission
approved 'The Grove' ground sign as it complied
_with the Villages previous Sign Code,(see Figure 2). --
U
• In 1993, a variation was granted for a second ✓vfr�' g
(smaller) ground sign on the property along Lakey fry a
Cook Road.
• In 2002, a variation was granted for multiple wall Cft�r'�f , , r, LO
signs placed on the Jewel-Osco building. f ) a
PLANNING&ZONING ANALYSIS
Location&Setback o
• The existing ground sign is located south of the McHenry c
Figure 2:Approved of existing ground sign in 1982 by Appearance CDRoad access to 'The Grove' Shopping Center. The Commission(AC) E
existing sign is setback approx. 18 feet from the west Q
property line and is compliant with the setback requirement per the Sign Code. c
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Sian Area o
• The maximum sign area for a ground sign is 120 square feet per sign face.The proposed sign area is 128.5 square L
feet per sign face(see Figure 3),which requires a variation from the Sign Code. td
• Each tenant panel, besides the existing Jewel-Osco panel,will be 7"tall per the amendment to the Uniform Sign as
Package. In addition,the Uniform Sign Package will limit the number of panels to 5 tenants, as shown in Figure y
3.
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Sign Height y
• Per the Village Code,a ground sign is not '0,25' r_
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permitted to be taller than 15 feet in 0 V
height.The existing ground sign is
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approx. 17.74 feet tall (see Figure 3), �'" 4• H"Olit d
which requires a variation from the Sign
Code. a�-j �� M
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Sign Illumination&Landscaping
• The existing sign has 'The Grove' signage 0ef� '.� r�d�';a«d;f,.e
reverse channel-lit and the 'Jewel-Osco' L�
sign face-lit.The proposed signage for the -
2
tenants will be face-lit to match the 0
illumination of the'Jewel-Osco' sign.
• Per the Village code, all ground signs are
to be landscaped around the base. The Q'
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existing sign has code compliant
x,e9�a ereFo,,,re , �a
landscaping around the base of the sign. £
Figure 3:Proposed Sign Plan t
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Page 2 of 4 Packet Pg. 27
2.3.a
Village's Appearance Plan
The Village's Appearance Plan outlines guidelines for signage within the Village. Per the Appearance Plan, ground
m
signs shall be incorporated into the architectural and site design,and bold and simple letters are encouraged.Village o
0
Staff believes the proposed changes to the existing sign meet these requirements. 0
(D
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DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the plans and does not have any concerns.
SURROUNDING PROPERTY OWNERS 0O)
Pursuant to Village Code,the contiguous property owners were notified by mail and a public hearing sign was posted U
on the subject property. The posting of the public hearing sign and the mailing of the notifications were both
completed within the required timeframe. As of the date of this Staff Report, staff has not received any inquiries
from nearby property owners regarding the request.
LO
STANDARDS a
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board based on the
following criteria: 0
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may recommend y
approval or disapproval of a variance from the provisions or requirements of this Title subject to the E
following:
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1. The literal interpretation and strict application of the provisions and requirements of this Title would
0
cause undue and unnecessary hardships to the sign user because of unique or unusual conditions 1
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 _r
3. The unusual conditions applying to the specific property do not apply generally to other properties in N
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 (n
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B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to support a
L_
finding under subsection (A), but some hardship does exist, the Planning & Zoning Commission may 0
consider the requirement fulfilled if: d
1. The proposed signage is of particularly good design and in particularly good taste; and
2. The entire site has been or will be particularly well landscaped.
The Petitioner's responses to each of the standards are attached for the Commission's review.
L
STAFF RECOMMENDATION m
Staff recommends approval of the abovementioned Sign Code variations and the amendment to the Uniform Sign
Package for'The Grove'Shopping Center at 59-197 McHenry Road,subject to the conditions in the Suggested PZC
Motion due to the following reasons: rn
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1. The shopping center is unique in that the free-standing ground signs were not constructed with tenant i°
panels for the tenants north of the Jewel-Osco. Typically shopping centers with multiple tenants,such as
The Grove, have multi-tenant monument signage to provide visibility from roadways. Some examples £
include Woodland Commons,Shops at Aptakisic Creek,The Clove,etc. U
2. The existing non-conforming ground sign has been in place since 1982.The updates to the sign are minor
and will eliminate the need for an additional free-standing multi-tenant sign on the property,which could Q
hinder sightlines and impact the overall look of the shopping center.
Page 3 of 4 Packet Pg. 28
2.3.a
3. Multi-tenant signage of this sort is typical in shopping centers, as buildings tend to have parking fields in
front of them, limiting visibility from the street. Most shopping centers in Buffalo Grove have multi-
tenant monument signs, so the updates to this sign would not negatively impact the character of the area.
4. The Grove Shopping Center has numerous well-established businesses in Buffalo Grove,and the proposed 0
changes to the existing ground sign will be an enhancement to the sign and the overall area. m
t
H
ACTION REQUESTED
The Planning&Zoning Commission (PZC)shall open the public hearing and take public testimony concerning the 0
Sign Code variations to allow the modifications to the existing ground sign and amendment to the Uniform Sign
Package for'The Grove'Shopping Center at 59-197 McHenry Road.The PZC shall make a recommendation to the c
Village Board regarding the requests. _
U
2
Suggested PZC Motion
The PZC recommends approval of the following:
1. The following variations to Title 14(Sign Code)of the Village of Buffalo Grove Municipal Code for'The LO
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 a
twenty(120)square feet;
b. A variation from Section 14.16, to allow aground sign to exceed fifteen(15)feet in height; 0
2. An amendment to the 'The Grove'Shopping Center Uniform Sign Package to allow the addition of c
tenant panel signage on the existing ground sign along McHenry Road. m
E
Q
Subject to the following conditions:
1. The tenant panels shall be installed in accordance with the documents and plans submitted as part of this 10
c
petition. o
2. The property owner shall maintain the landscaping around the base of the sign in perpetuity.
'L
3. The Petitioner shall comply with all applicable Village codes, regulations, and policies.
c
ATTACHMENTS 0
N
• Petitioner's Narrative ca
• Petitioner's Response to Sign Variation Standards am
• Proposed Ground Sign Plan y
• Proposed Amendment to'The Grove'Shopping Center Uniform Sign Package o
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Page 4 of 4 Packet Pg. 29
2.3.b
Mid-America Asset Management,Inc. One Parkview Plaza,9th Floor
F nit a MidAmericaGrp.com Oakbrook Terrace,Illinois 60181
M
t:630.954.7300 f:630.954.7306
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4/26/2023 c
Planning & Zoning Commission c
Village of Buffalo Grove =
50 Raupp Blvd U
Buffalo Grove, IL 60089
847-459-5592
abinder@vbg.org
LO
RE: The Grove — Pylon sign variance a
Dear Planning & Zoning Commission: 0
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 E
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. o
We are requesting a variation for 1. Height; as the sign is slightly under 16' (Maximum Height 16),
2. Sign area; as the approximate area is 127sf for one side (maximum sign area 120 sgft), 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, in
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. Cn
0
1 am available at 630-954-7303 on.�Ljja2 should there be any questions.
co
as
Sincerely,
MID-AMERICA ASSET MANAGEMENT, INC. a
As Agent for Owner of The Grove a
.....
Dean Siampos
Vice President
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Packet Pg. 30
2.3.b
VILLAGE OF BUFFALO GROVE
Community Development Department
Fifty Raupp Blvd
Buffalo Grove, IL 60089
Phone:847.459.2530 — 0
Fax:847.459.7944 Sign Code Variation Standards P
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RESPONSE TO STANDARDS �0
During your testimony at the Public Hearing you need to testify and present your case for the variance being
requested. During your testimony you need to affirmatively address the six (6) standards listed below.
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The Planning &Zoning Commission is authorized to grant variations to the regulations of the Sign Code (Chapter 14.40) �
based upon findings of fact which are made based upon evidence presented at the hearing that:
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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 y
building, parcel or property in question; and
Response: Due to tenants position in the shopping center and change in market conditions added tenant usage of �0
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. a
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2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; a
and
Response:This request is to utilize an existing structure which will have no detrimental impact on other property
owners. Requested variances are 1. Sign variation for the height of the ground sign (Maximum Height 15') 2. Sign in
variation for the maximum sign area (120 sgft) 3. Sign variation for setback of the sign (Minimum Setback 19')
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3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; ,
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Response:This circumstance is a result of a phased development over time with limited street signage.
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4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. >
Response: No, a variance and associated improvement will be consistent with this section.
B. Where there is insufficient evidence, in the opinion of the Planning&Zoning Commission,to support a finding under �+
subsection (A), but some hardship does exist,the Planning&Zoning Commission may consider the requirement fulfilled m
if:
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1. The proposed signage is of particularly good design and in particularly good taste; and
Response:The pylon sign was recently updated in a tasteful design and any additions will be consistent.
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2. The entire site has been or will be particularly well landscaped.
Response:The site is currently well landscaped and will continue to be maintained. a
Additional information can be found at the Village's Sign Code Regulations webpage:
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THE GROVE
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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 �0
enforced; and any installed non-conforming or unapproved signs must be brought into L,
conformance at the expense of the tenant.
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GENERAL REQUIREMENTS
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1. Tenant shall submit for landlord's approval before fabrication, plans and c�
specifications indicating the location, size, layout, design and color of theLO
proposed signs, including all lettering and/or graphics. a
2. All permits and/or approvals by governing authorities for signs and their c
installation shall be obtained by the tenant or his representative at tenant's
expense. a
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3. Tenant shall be responsible for the fulfillment of all requirements of these
criteria.
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LOCATION OF SIGNS o
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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 01
faced sign installed below the covered walkway and perpendicular to the storefront as
shown on the drawings.
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DESIGN REQUIREMENTS o
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1. All tenant store front identification signs shall be subject to the approval of the
landlord and the Appearance Commission of the Village of Buffalo Grove. N
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2. Wording of signs shall not include the product sold except as part of the a
tenant's nationally recognized trade name or insignia. Logos will be a
permitted at the discretion of landlord only if registered trade marks of n
tenant's 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:
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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
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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 °
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tenant storefront. (D
7. Maximum sign projection shall not exceed 6"
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8. Style of letters will be limited to the following
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Helvetica Medium
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Ronda Bold
Antikva Margaret
Dom Casual
Tiffany Demi-Bold "'
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9. Colors
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a. Single face signs will be limited to the following:
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RED Plexiglas #2283 E
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ORANGE Plexiglas #2119
YELLOW Plexiglas #2016
WHITE Plexiglas#W-7420 0
2. Signage differing from this sign criteria will require written approval of
landlord and approval of all governing authorities.
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SIGNS FOR GENERAL TENANT IDENTIFICATION
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1. One single faced internally illuminated sign having individual or continuous y
channel letters will be located on the sign fascia, centered above the o
storefront and located vertically as indicated in the tenant print package. L?
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 co
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 a
store identity only and no product may be advertised on the fagade sign. Any a
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 '/2" 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 g
equivalent.
3. The height from the walkway to the bottom of the sign will be constant for all Lo
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.
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4. Tenant's service door shall have a sign provided by landlord at tenant's
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GROUND SIGN ALONG MCHE NRY ROAD- SPECIFICATIONS FO 7,,. ` NTH �
1. When space Is available, tenants ma,7 have a tenant parcel on the ground ~
exhl lo t)°atew along McHenry Road (as shown Ire the attached r°ound sign �
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. A maximum um of 5 tenant signs can be placed on the ground sign. �
3. Tenant signs rest 5e face-lit, white channel letters, 7 to height, and the =
retums must be painted white. U
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GENERAL SPECIFICATIONS
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1. No animated, flashing or audible signs will be permitted.
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2. No exposed lamps or neon tubing will be permitted.
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3. All signs and their installation shall comply with all Buffalo Grove building and
electrical codes. E
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4. No exposed raceways, crossovers or conduit will be permitted.
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5. All conductors, transformers, disconnects and other equipment shall be
concealed. L
6. Electrical service to all signs shall be on tenant's meter. a,
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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. a
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8. All metal returns and any trim caps for letters shall match the storefront L)
aluminum.
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MISCELLANEOUS REQUIREMENTS
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1. Tenant will be permitted to place upon each entrance of its premises not a
more than 144 sq. inches of gold leaf or decal application lettering not to n
exceed two inches in height, indicating store address number, hours of >
business, emergency telephone numbers. etc.
2. Floor signs, etc., visible from outside the tenant's space, but within the
tenant's lease line in their storefronts, are prohibited unless approved in =
writing by landlord.
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3. Except as provided herein, no advertising placards, banners, pennants,
names, insignia, trademarks or other descriptive materials shall be affixed or C6
maintained upon the glass panes and supports of the show windows and
doors, or upon the exterior walls of the building or storefront.
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4. All signage, its installation and removal and restoration of the sign fascia will U
be by tenant at tenant's expense. a
5. Tenants meeting the sign criteria shall be issued permits by the Buffalo Grove
Building Department without having to obtain approval of the Appears
Commission. I Packet Pg. 37
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3.B.1
05/3/2023
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 3, 2023
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Mitchell Weinstein
Public Hearings/Items For Consideration
1. Consideration of a Petition for Approval for Multiple Variations to Title 14 (Sign Code)
Section 14.16 to Allow the Replacement of Three (3) Existing Wall Signs and Three (3)
Canopy Signs at the Taco Bell Located at 50 W Dundee Road. (Trustee Ottenheimer)
(Staff Contact: Andrew Binder)
Binder, associate planner, provided a background on the subject property. 0
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The petitioner was sworn in. C
Shaner, with Everbrite sign company on behalf of Fylnn Restaurant Grop, provided a.
additional testimony on the variations for the Taco Bell at 50 W Dundee Road.
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Com. Moodhe asked if they were changing the color of the signs as they are currently.
Shaner addressed the proposed changes and brand design. sa
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Com. Moodhe asked if there are any lumen changes to the signs. °1
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Shaner said he is unaware of the lumen changes but believes the signs will be brighter
than before.
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Com. Worlikar asked about the brightness of the sign and if there have been any
complaints at other locations. a
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Shaner said they have done many updates across Illinois, Wisconsin, and Indiana, and
has personally not heard of any complaints. He noted the proposed signs do not come
with dimmers. If there were ever complaints, they could change the signs for signs with
dimmers.
Com.Au asked if there was an alternate sign package for colors.
Binder clarified that the ground sign as presented is permitted per color as the Village
does not regulate this.
Packet Pg. 40
3.B.1
05/3/2023
Shaner reiterated that the proposed colors are brand colors/standards.
Com. Khan asked if there is any other work proposed at this location.
Shaner said he cannot speak to any other work that may or may not be going on at the
subject property.
Com. Weinstein clarified with staff that the proposed ground sign is permitted by the
Village.
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Binder said yes, the ground sign is permitted as proposed.
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Village staff report was entered as exhibit one
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The public hearing closed at 7:45 PM a
Com. Khan made a positive recommendation to the Village Board to approve the 2
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following variations to Title 14(Sign Code)of the Village of Buffalo Grove Municipal coy
Code at the Taco Bell located at 50 W Dundee Road: r�
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1. A variation from Section 14.16, to allow one(1) wall sign and one(1)canopy sign along c
the north building elevation, which does not face a public street; N
2. A variation Section 14.16, to allow one(1) wall sign and one(1)canopy sign along the
west building elevation, which does not face a public street; c
3. A variation from Section 14.16, to allow a total of three(3) wall signs, and a total of
three(3)canopy signs, where one(1)of each sign type is permitted.
Subject to the following conditions:
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1. The wall signs and canopy signs shall be installed in accordance with the documents and =
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plans submitted as part of this petition.
2. The Petitioner shall comply with all applicable Village codes, regulations, and policies.
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Com. Moodhe seconded the motion. _
Com. Moodhe spoke in favor of the motion.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 5/15/2023 7:30 PM
AYES: Moodhe, Khan, Weinstein, Au, Richards, Worlikar, Davis
ABSENT: Marc Spunt, Frank Cesario
Regular Meeting
Other Matters for Discussion
Packet Pg. 41
3.B.1
05/3/2023
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting -Apr 19, 2023 7:30 PM
RESULT: ACCEPTED [5 TO 0]
AYES: Moodhe, Weinstein, Richards, Worlikar, Davis
ABSTAIN: Zill Khan, Amy Au
ABSENT: Marc Spunt, Frank Cesario
Chairman's Report
Committee and Liaison Reports
Staff Report/Future Agenda Schedule
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Binder, associate planner, spoke to the future agenda schedule.
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Public Comments and Questions c
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Adjournment a
The meeting was adjourned at 7:50 PM
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Kelly Purvis c
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APPROVED BY ME THIS 3rd DAY OF May , 2023
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