2024-03-06 - Planning and Zoning Commission - Agenda Packet " . Meeting of the Village of Buffalo Grove Fifty Raupp BlvdBuffalo Grove,IL 60089-2100
µ' Planning and Zoning Commission Phone:847-459-2500
Regular Meeting
March 6, 2024 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 Multiple Variations to Title 14 (Sign Code)to Allow BMO Harris Bank to
Replace a Wall Sign on the East Elevation of the Building at 500 W Half Day Road
(Trustee Weidenfeld) (Staff Contact: Andrew Binder)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting- Jan 17, 2024 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.
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.
2.1
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Action Item : Consideration of Multiple Variations to Title 14 (Sign
Code)to Allow BMO Harris Bank to Replace a Wall Sign on the East
Elevation of the Building at 500 W Half Day Road
...............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
.......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Recommendation of Action
Staff recommends approval, subject to the conditions in the attached Staff Report.
Katie Davila from Bright Light Sign Company, on behalf of BMO Harris Bank, is seeking multiple sign
variations to replace a wall sign on the east elevation of the BMO Harris Bank located at 500 W Half Day
Road. The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the requests for approval of the proposed sign variations. The PZC shall make a
recommendation to the Village Board concerning the request.
ATTACHMENTS:
• 500 Half Day Rd - Staff Report(PDF)
• 500 Half Day Rd - Plan Set (PDF)
Trustee Liaison Staff Contact
Weidenfeld Andrew Binder, Community Development
Wednesday, March 6, 2024
Updated: 2/28/2024 9:28 AM Page 1
Packet Pg. 3
2.1.a
VILLAGE OF BUFFALO GROVE
PLANNING&ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 6, 2024
SUBJECT PROPERTY LOCATION: 500 W Half Day Road
PETITIONER: Katie Davila, Bright Light Sign Company
PREPARED BY: Andrew Binder,Associate Planner
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REQUEST: The petitioner is seeking approval of multiple variations to T
Title 14 (Sign Code) of the Village of Buffalo Grove Municipal c°
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Code to allow the replacement of a wall sign on the east O
elevation of the building at 500 W Half Day Road. m
EXISTING LAND USE AND ZONING: The property is zoned B-3 Planned Business Center District
and is improved as an outlot with a free-standing drive-thru
bank building and a surface parking lot.
COMPREHENSIVE PLAN: The Village Comprehensive Plan calls for this property to be
Commercial.
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BACKGROUND uO
Katie Davila from Bright Light Sign Company, on behalf of
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BMO Harris Bank, is seeking multiple sign variations to �i a
replace a wall sign on the east elevation of the BMO Harris
Bank located at 500 W Half Day Road, as shown in Figure 1.
The subject property was granted sign variations fora
previous wall sign in the same location; however, the1
Village's Sign Code (14.40.010-E) requires that when a sign 1
l'i f� � �- t�'/ ❑
approved by a variation is removed, replaced, or altered ;
structurally, the replacement sign shall either conform to r� t i f�l' a o
the Village's Sign Code requirements or a new variation is j ,�, t Ln
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required. Since the proposed wall sign would exceed what
the Sign Code allows in terms of number of wall signs and £
area for secondary signage, and the sign does not face a
public street, variations will be needed to allow its
replacement.
Figure 1:Subject Wall Sign at 500 W Half Day Rd
The following report provides a summary of the petitioner's requests. No other changes to the site or
its use are proposed with this request.
Site History—Signage
• The bank facility was constructed in 1991/1992.
• In 1992, 2008 and 2011, Harris Bank or BMO Harris Bank was granted variations for the wall
sign on the east elevation of the bank building that varied in size.
Packet Pg. 4
2.1.a
PLANNING &ZONING ANALYSIS
The petitioner is proposing to replace the wall
sin on the east elevation of the building.
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Currently, there are additional wall signs on the
south building elevation, above the main
entrance of the building, and on the west
elevation along Buffalo Grove Road.
The petitioner is planning to replace all three
wall signs. The current 37.2 sgft internally
illuminated wall sign on the east elevation of the
building will be replaced with a 15.5 sgft
internally illuminated channel letter sign (as m
shown in Figure 2& Figure 3). However,the sign
on the east elevation does not meet the Village's i
Sign Code requirements; therefore, the Figure 2:Existing watt Sign on West Elevation O
petitioner is requesting the following variations: m
1. The Village's Sign Code allows signage
only to be placed along public right-of- % ��j /� W
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ways.The proposed sign does not face a
public right-of-way, so a variation from
the Sign Code is required. _
2. The Villages Sign Code allows only one
wall sign to be installed along each o
frontage of a building. In addition, a wall
sign is also permitted over the main o
entrance to the building when the main
entrance does not face a public right-of-
way (as in this case). The Petitioner is
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requesting a variation for the number of
wall signs, as the proposed sign would W
be the third wall sign for the building, Figure 3:Proposed Walt sign on East Elevation �
where two are permitted.
3. The Village's Sign Code does not allow secondary signage to be larger in size than the sign over =
the main entrance. The proposed wall sign on the east elevation will be the same size as the c
wall sign over the main entrance (south elevation), so a variation from the Sign Code is "'
required.
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Staff supports the Petitioner's sign variation requests as the signs complement the building design and
are similar to the previously approved signage for the site. The combined sign area of all three wall a
signs is within the permitted limit for the building and the proposed wall signs on the west and south
elevations of the building meet the Village's Sign Code requirements.
DEPARTMENTAL REVIEWS
Village Department Comments
Building Reviewed the plans and do not have any concerns.
Page 2 of 4
Packet Pg. 5
2.1.a
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250 feet were notified by mail,
notice was published in the Daily Herald,and a public hearing sign was posted on the subject property.
All notifications were completed within the prescribed timeframe as required. As of the date of this
Staff Report,the Village has received one inquiry related to the project.
STANDARDS
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board
based upon the following criteria:
Sign Variation Requests:
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 the Y
Sign Code subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of this
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Title would cause undue and unnecessary hardships to the sign user because of unique or L
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 0
property owners in the vicinity; and m
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
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: ?�
1. The proposed signage is of particularly good design and in particularly good taste; and o
2. The entire site has been or will be particularly well landscaped.
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The petitioner has provided written responses to the variation standards, which are included in the Q-
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attached packet.
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STAFF RECOMMENDATION N
Staff recommends approval of the abovementioned Sign Code variations, subject to the conditions in
the Suggested PZC Motion due to the following reasons: ca
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1. Similar wall signs have been installed on the building in the same location since 1992.
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2. The total square footage of signage is within the limitation for the business. c
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3. The property is unique as it is surrounded by a large parking lot to the north and east, making
the building more visible on all four sides of the building. E
4. BMO Harris Bank is a well-established business in Buffalo Grove, and the proposed sign
improvements will be an enhancement to the building. a
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the requests for approval of the proposed sign variations. The PZC shall make a
recommendation to the Village Board concerning the request.
Page 3 of 4
Packet Pg. 6
2.1.a
Suggested PZC Motion
The PZC recommends approval of the variations to Title 14 (Sign Code) of the Village Code to allow
more than two wall signs on the building, to allow a wall sign on the east elevation that does not
face a public right-of-way, and to allow a wall sign larger in size than the wall sign over the
primary entrance at the BMO Harris Bank located at 500 W Half Day Road subject to the following
conditions:
1. The wall sign shall be installed in accordance with the documents and plans submitted as part
of this petition.
2. The Petitioner shall comply with all applicable Village codes, regulations, and policies.
ATTACHMENTS
• Narrative Description • Ordinance 1992-052
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• Signage Plan • Ordinance 2008-050 =
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• Response to the Sign Variation • Ordinance 2011-054
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Standards L
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Page 4 of 4
Packet Pg. 7
2.1.b
Planning&Zoning Commission,
We are requesting a variance on behalf of BMO Harris/Stonebridge Holdings LLC for a sign on the East
Elevation of BMO Bank, located at 500 W Half Day Road, Buffalo Grove, IL 60089. The proposed square
footage for the sign is 15.5 square feet, and the purpose of the sign is for business identification. The
sign is made of acrylic faces, aluminum trimcap and returns, and polycarbonate backs. The sign is dual
illuminated with HLED-P2072W Hanley White LEDs for the face illumination, and the rear illumination is
with Blue Hanley LEDs. Further details on the materials can be found on the drawings provided.
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The business has an existing sign on this elevation reading "BMO Harris Bank"that is to be removed, and
replaced with this sign reading only"BMO" with logo as a part of their rebranding efforts. m
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Please let us know if you have further questions. _
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Best, >
Katie Davila `0
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Permit Coordinator
Bright Light Sign Company =
310 Telser Rd., Lake Zurich, IL 60047 oc
847-550-8902
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2.1.b
VILLAGE OF BUFFALO GROVE
Community Development Department
Fifty Raupp Blvd
Buffalo Grove, IL 60089
Phone:847.459.2530 Sign Code — Variation Standards
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
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: m
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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 0
building, parcel or property in question; and m
Response:YES,the original sign on the east elevation was approved through variance in 2012.The new sign is >
going back on the same elevation at a reduced square footage from the existing.This elevation offers much
needed visibility to the main entry drive to the shopping center.
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2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity;
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Response: NO,we are reducing the sign of the size from the existing, so it will not have an negative impact on
the nearby property owners.
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3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; M
and M
Response: CORRECT,what makes this site unusual is the adjacent large shopping center and the private drive.
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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. i°
Response:CORRECT,the granting of the variance would be in alignment with the previous variance from 2012
that has already been granted. E
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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:
1. The proposed signage is of particularly good design and in particularly good taste; and
Response:YES, signage design and style is consistent with the existing sign that is being replaced.The bank is
simply re-branding with a simplified logo.
2. The entire site has been or will be particularly well landscaped.
Response:YES,there are existing trees around the property of the bank.
Packet Pg. 13
ORDINANCE NO. 92- 52
GRANTING A VARIANCE FROM SECTION 14. 20 . 030
OF THE BUFFALO GROVE SIGN ORDINANCE
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit
pursuant to the Illinois Constitution of 1970; and
WHEREAS, HARRIS BANK BUFFALO GROVE, the Lessee of the
hereinafter legally described real property commonly known as 500
Half Day Road, Buffalo Grove, Illinois, has requested a variation An
from Section 14. 20.030 of the Buffalo Grove Sign Ordinance
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relative to the requirement of only allowing one wall sign on
each face for an occupancy on a corner lot.
WHEREAS, the Zoning Board of Appeals has held a public
hearing, received testimony, prepared minutes, made certain
findings, and has made an affirmative recommendation on said
request for variation; and
WHEREAS, the Corporate Authorities of the Village of Buffalo
Grove hereby determine and find that said variation is in harmony
with the general purpose and intent of the Sign Ordinance, that
literal interpretation and strict application of the ordinance in
question would cause undue hardship to the sign user because of CD
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unique or unusual conditions pertaining to the property which do
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not apply generally to other properties in the Village. The
Corporate Authorities also find: 1) the proposed signage is of <
particularly good design and particularly good taste; and 2) the
Entire site has been or will be particularly well landscaped.
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:
Packet Pg. 14
Section 1. The preceding WHEREAS clauses are hereby adopted
by the Corporate Authorities.
Section 2. A variation is hereby granted to Section
14 . 20.030 of the Buffalo Grove Sign Ordinance for the real
property legally described as follows:
Lot 3 of the Woodland Commons Shopping Center and
Commerce Center, being a subdivision of part of the
South half of the Southeast quarter of Section 17 and M
the North half of the Northeast quarter of the North- An
east quarter of Section 20 and the West half of the
Northwestquarter of Section 21, all in Township 43
North, Range 11, East of the Third Principal Meridian, 0
according to the plat thereof recorded July 5, 1990 as 00
document 2921830, in Lake County, Illinois. >
The specific variation will allow a wall sign on the East
elevation of the Harris Bank Buffalo Grove located at 500 Half a
Day Road, Buffalo Grove, Illinois .
This variation is conditioned upon building the sign in
compliance with plans submitted and approved by the Village of
Buffalo Grove.
a.
Section 3. This Ordinance shall be in effect from and after
its passage and approval. This Ordinance shall not be codified.
AYES 6 - Marienthal, reid, Kahn, Rubin, Braiman, Hendricks
NAYES: 0 - None LO
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ABSENT: 0 - None
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PASSED: July 6
1992. <
APPROVED: July 6 1-992.
APPR6V.ED:
01110 ol 00,
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' illag Pf-e6`1 d6n t"
ATTEST:
la, e Clerk,
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Packet Pg. 15
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2.1.b
ORDINANCE NO. 2008- 50
GRANTING VARIATIONS FROM CERTAIN SECTIONS
OF THE BUFFALO GROVE SIGN CODE
Harris Bank, 500 Half Day Road
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois
Constitution of 1970; and
WHEREAS, request has been made by Icon Identity Solutions, 1418 Elmhurst Road, Elk
Grove Village, Illinois on behalf of Harris Bank, 500 Half Day Road, the owner of the
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hereinafter legally described real property commonly known as 500 Half Day Road, for variance m
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of Sign Code, Section 14.20.030, pertaining to Business Districts; and Section 14.20.080, 6.
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pertaining to Wall Signs, for the purpose of allowing three (3) additional wall signs that do not p
face the public right-of-way. °0
WHEREAS, the Zoning Board of Appeals has held a public hearing, received
testimony, prepared minutes, made certain findings, and has made an affirmative recommen-
dation on the said request for variations; and =
WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby o
determine and find that said variations are in harmony with the general purpose and intent of �.
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the Sign Ordinance, and that (1) the requirements of the Sign Code would cause undue and
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unnecessary hardship to the sign user because of unique or unusual conditions pertaining to the
property, (2) the granting of the requested variances will not be materially detrimental to the o
property owners in the vicinity, (3) the unusual conditions applying to the specific property do
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not apply generally to other properties in the Village, and (4) the granting of the variances will LO
not be contrary to the general objective of the Sign Code of moderating the size, number and
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obtrusive placement of signs and the reduction of clutter.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF a
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.
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Packet Pg. 16
2.1.b
Section 2. Variations are hereby granted to Sections 14.20.030 and 14.20.080 of the
Village Municipal Code to the Property legally described as follows:
Parcel "A" of Lot 3 of Woodland Commons Shopping and Commerce Center, being a
Subdivision of part of the South half of the southeast quarter of Section 17 and the north
half of the northeast quarter of the northeast quarter of Section 20, and the west half of
the northwest quarter of Section 21, all in Township 43 north, Range 11, east of the Third
Principal Meridian according to the Plat thereof recorded July 5, 1990 as Document
2921830, in Lake County, Illinois.
for the purpose of allowing an two (2) additional wall signs on the building at 500 Half Day
Road that do not face the public right-of-way. m
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Section 3. The variations are subject to the following conditions:
A. Sign #4 as shown on Zoning Board of Appeals Exhibit "E2" shal 1 be replaced with M
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the same size sign as the existing sign.
B. Sign#8 as shown on Exhibit "E 3" to be replaced with the same size sign as the
existing sign. o
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C. In all other respects the signs to be installed shall be in accordance with the exhibits =
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submitted with the application for variations. o
Section 4. This Ordinance shall be in effect from and after its passage and approval. cn
This Ordinance shall not be codified.
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AYES: 6 — Braiman, Glover, Berman, Kahn, Trilling, Rubin
NAYES: 0 — None f6
ABSENT: 0 — None =
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PASSED: August 4 , 2008. 'n
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APPROVED: August 4 , 2008. 0
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APPROVED:
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Village President
ATTEST:
illage Clerk
f:\rzllc\buffalogroveltitiel4signslsign4l\07-29-08
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Packet Pg. 17
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STATE OF ILLINOIS ) ss.
COUNTY OF COOK )
CERTIFICATE
I,Janet M. Sirabian, certify that I am the duly elected
and acting Village Clerk of the Village of Buffalo
Grove, Cook and Lake Counties, Illinois. I further
certify that on, August 4, 2008 the Corporate
Authorities of the Village passed and approved
Ordinance No. 2008-50, AN ORDINANCE
GRANTING CERTAIN VARIATIONS TO THE
VILLAGE OF BUFFALO GROVE SIGN CODE
FOR HARRIS BANK, 500 HALF DAY RD.
provided by its terms that it should be published in
pamphlet form.
The pamphlet form of Ordinance No. 2008-50,
including the Ordinance and a sheet thereof, was
prepared, and a copy of such Ordinance was posted
in and at the Village Hall, commencing on August 5,
2008 and continuing for at least ten days thereafter.
Copies of such Ordinance were also available for
public inspection upon request in the Office of
Village Clerk.
Dated at Buffalo Grove,Illinois,this 5th day of
August,2008.
V' a e Clerk
By �_
. 2.1.b
ORDINANCE NO. 2008-- 50
GRANTING VARIATIONS FROM CERTAIN SECTIONS
OF THE BUFFALO GROVE SIGN CODE
Harris Bank, 500 Half Day Road
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois
Constitution of 1970; and
WHEREAS, request has been made by Icon Identity Solutions, 1418 Elmhurst Road, Elk
Grove Village, Illinois on behalf of Harris Bank, 500 Half Day Road, the owner of the Y
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hereinafter legally described real property commonly known as 500 Half Day Road, for variance m
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of Sign Code, Section 14.20.030, pertaining to Business Districts; and Section 14.20.080,
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pertaining to Wall Signs, for the purpose of allowing three (3) additional wall signs that do not p
face the public right-of-way. °0
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WHEREAS, the Zoning Board of Appeals has held a public hearing, received
testimony, prepared minutes, made certain findings, and has made an affirmative recommen- o
dation on the said request for variations; and =
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WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby o
determine and find that said variations are in harmony with the general purpose and intent of
the Sign Ordinance, and that (1) the requirements of the Sign Code would cause undue and
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unnecessary hardship to the sign user 0ecause of unique or unusual conditions pertaining to the
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property, (2) the granting of the requested variances will not be materially detrimental to the o
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property owners in the vicinity, (3) the unusual conditions applying to the specific property do
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not apply generally to other properties in the Village, and (4) the granting of the variances will u
not be contrary to the general objective of the Sign Code of moderating the size, number and
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obtrusive placement of signs and the reduction of clutter. c
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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.
1
Packet Pg. 19
2.1.b
Section 2. Variations are hereby granted to Sections 14.20.030 and 14.20.080 of the
Village Municipal Code to the Property legally described as follows:
Parcel "A" of Lot 3 of Woodland Commons Shopping and Commerce Center, being a
Subdivisier of part of the South half of the southeast quarter of Section 17 and the north
half of the northeast quarter of the northeast quarter of Section 20, and the west half of
the northwest quarter of Section 21, all in Township 43 north, Range 11, east of the Third
Principal Meridian according to the Plat thereof recorded July 5, 1990 as Document
2921830, in Lake County, Illinois.
for the purpose of allowing an two (2) additional wall signs on the building at 500 Half Day
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Road that do not face the public right-of-way. m
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Section 3. The variations are subject to the following conditions:
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A. Sign#4 as shown on Zoning Board of Appeals Exhibit "E2" shal I be replaced with 0
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the same size sign as the existing sign.
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B. Sign#8 as shown on Exhibit "E 3" to be replaced with the same size sign as the
existing sign. ❑
C. In all other respects the signs to be installed shall be in accordance with the exhibits =
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submitted with the application for variations. o
Section 4. This Ordinance shall be in effect from and after its passage and approval.
This Ordinance shall not be codified. M
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AYES: b — Braiman, Glover, Berman, Kahn, Trilling, Rubin
NAYES: 0 - None o
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ABSENT: 0 - None =
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PASSED: August 4 , 2008. 'n
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APPROVED: August 4 , 2008. 0
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APPROVED:
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Village President
ATTEST:
illage Clerk
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2.1.b
11/30/2011
ORDINANCE NO. 2011- 54
GRANTING VARIATIONS FROM CERTAIN SECTIONS
OF THE BUFFALO GROVE SIGN CODE
BMO Harris Bank at 500 Half Day Road
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WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois m
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Constitution of 1970; and
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WHEREAS, the real property ("Property") hereinafter legally described is zoned in the 0
B3 Planned Business Center District and is commonly known as 500 Half Day Road, Buffalo °0
Grove, Illinois; and,
WHEREAS, request was made by Icon Identity Solutions, 1418 Elmhurst Road, Elk
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Grove Village, Illinois on behalf of BMO Harris Bank for variance of Sign Code Section
14.20.030, pertaining to Business Districts; and Section 14.20.080, pertaining to Wall Signs, for
the purpose of replacing the existing east elevation wall sign that does not fact the public right- o
of-way with a new wall sign at 500 half Day Road; and
WHEREAS, the Zoning Board of Appeals held a public hearing at which it received
testimony on the requested variations; and a
WHEREAS, the Zoning Board of Appeals made certain findings of fact, made a positive
recommendation for the variations, and prepared minutes of the public hearing; and o
WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby =
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determine and find that the requested sign variations are in harmony with the general purpose LO
and intent of the Sign Code (Title 14 of the Buffalo Grove Municipal Code) , and that (1) the
requirements of the Sign Code would cause undue and unnecessary hardship to the sign user
because of unique or unusual conditions pertaining to the property, (2) the granting of the a
requested variances will not be materially detrimental to the property owners in the vicinity, (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 general
objective of the Sign Code of moderating the size, number and obtrusive placement of signs and
the reduction of clutter.
1
Packet Pg. 21
2.1.b
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.
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Section 2. Variations are hereby granted to Sections 14.20.030 and 14.20.080 of the m
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Village Sign Code (Title 14 of the Buffalo Grove Municipal Code) for the purpose of replacing =
the existing east elevation wall sign that does not face the public right-of-way with a new wall 0
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sign at 500 Half Day Road which is legally described as follows and identified herein as the
Property:
Parcel "A" of Lot 3 of Woodland Commons Shopping and Commerce Center, being a
Subdivision of part of the South half of the southeast quarter of Section 17 and the north
half of the northeast quarter of the northeast quarter of Section 20, and the west half of =
the northwest quarter of Section 21, all in Township 43 north, Range 11, east of the Third
Principal Meridian according to the Plat thereof recorded July 5, 1990 as Document o
2921830, in Lake County, Illinois.
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Commonly known as: 500 Half Day Road, Buffalo Grove, Illinois 60089
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Section 3. The variations are subject to the following conditions:
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A. The sign shall be installed pursuant to the Exhibits submitted to the
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Zoning Board of Appeals with the variation application, and o
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B. Subject to the Appearance Review Team (ART) minutes dated
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November 4, 2011
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Section 4. This Ordinance shall be in full force and effect from and after its passage, and
approval. This Ordinance shall not be codified.
2
Packet Pg. 22
2.1.b
AYES: 6—Berman Trilling Sussman Terson Stein Ottenheimer
NAYES: 0 —None
ABSENT: 0—None
PASSED: December 5, 2011.
APPROVED December 5, 2011.
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ATTEST:
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VILLAGE OF
BUFFALO GROVE
Department°°� ss.
Fifty Raupp BIV "P�-rai�c� kvicls
Buffalo Grove,IL 60089-2100
Phone 847-459-2500
Fax 847-459-0332 CERTIFICATE
I,Janet M. Sirabian, certify that I am the duly elected
and acting Village Clerk of the Village of Buffalo
Grove Cook and Lake Counties, Illinois. I further
certify that on November 7
2011,
Authorities of the Villagethe Corporate
passed and approved
Ordinance No. 2021-54
Granting variations from
certain sections of the buffalo Grove Sign Code —
BMO Harris Bank at 500 Half Day Road prepared,
and a copy of such Ordinance was posted in and at
the Village Hail, commencing on December 6, 2011
and continuing for at least ten days thereafter.
Copies of such Ordinance were also available for
public inspection upon request in the Office of
Village Clerk.
Dated at Buffalo Grove, Illinois, this 6`h day of
December,2011.
VT ge Clerk
✓�,�
By
11/30/2011
ORDINANCE NO. 2011- 54
GRAN'f1NG VARIATIONS FROM CERTAIN SECTIONS
OF THE BUFFALO GROVE SIGN CODE
BMO Harris Bank at 500 Half Dam
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WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois
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Constitution of 1970, and °
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WHEREAS, the real property ('`Property") hereinafter legally described is zoned in the 0
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B3 Planned Business Center District and is commonly known as 500 Half Day Road, Buffalo
Grove, Illinois; and, -a
WHEREAS, request was made by Icon Identity Solutions, 1418 Elmhurst Road, Elk
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Grove Village, Illinois on behalf of BMO Harris Bank for variance of Sign Code Section w
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14.20.030, pertaining to Business Districts; and Section 14.20.080, pertaining to Wall Signs, for
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the purpose of replacing the existing east elevation wall sign that does not fact the public right-
of-wav with a new wall sign at 500 half Day Road; and N
WHEREAS, the Zoning Board of Appeals held a public hearing at which it received �
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testimony on the requested variations; and '
WHEREAS, the Zoning Board of Appeals made certain findings of fact, made a positive
recommendation for the variations, and prepared minutes of the public hearing; and
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WHEREAS, the Corporate Authorities of the Village of Buffalo Grove herebyLn
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determine and find that the requested sign variations are in harmony with the general purpose
and intent of the Sign Code (Title 14 of the Buffalo Grove Municipal Code) , and that (1) the E
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requirements of the Sign Code would cause undue and unnecessary hardship to the sign user M
because of unique or unusual conditions pertaining to the property, (2) the granting of the a
requested variances will not be materially detrimental to the property owners in the vicinity, (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 general
objective of the Sign Code of moderating the size, number and obtrusive placement of signs and
the reduction of clutter.
1
Packet Pg. 25
2.1.b
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.
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Section 2. Variations are hereby granted to Sections 14.20.030 and 14.20.080 of the
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Village Sign Code (Title 14 of the Buffalo Grove Municipal Code) for the purpose of replacing =
the existing cast elevation wall sign that does not face the public right-of-way with a new wall
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sign at 500 Half Day Road which is legally described as follows and identified herein as the
Property: .�
Parcel "A" of Lot 3 of Woodland Commons Shopping and Commerce Center, being a
Subdivision of part of the South half of the southeast quarter of Section 17 and the north
w
half of the northeast quarter of the northeast quarter of Section 20, and the west half of i
the northwest quarter of Section 21, all in Township 43 north, Range 11, east of the 'Third
Principal Meridian according to the Plat thereof recorded July 5, 1990 as Document c
2921830, in Lake County, Illinois.
as
Commonly known as: 500 Half Day Road, Buffalo Grove, Illinois 60089 c
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Section 3. The variations are subject to the following conditions:
A. The sign shall be installed pursuant to the Exhibits submitted to the o
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Zoning Board of Appeals with the variation application, and c
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B. Subject to the Appearance Review Team (ART) minutes dated
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November 4, 2011
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Section 4, This Ordinance shall be in full force and effect from and after its passage, and
approval. This Ordinance shall not be codified.
2
Packet Pg. 26
2.1.b
AYES: 6—Berman, Trilling, Sussman, Terson. Stein, Ottenheimer
NAPES: 0—None
ABSENT: 0—None
PASSED: December 5, 2011.
APPROVED December 5, 2011.
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APPROVED• y
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ATTEST: '
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3.B.1
01/17/2024
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, JANUARY 17, 2024
Call to Order
The meeting was called to order at 7:30 PM by Chair Mitchell Weinstein
Public Hearings/Items For Consideration
1. Consideration of a Petition for Approval of an Amendment to the Special Use and
Preliminary Plan Approved by Ordinance No. 2023-021, and Variations from the Zoning
Code Related to Height and Placement of a Proposed 120-Foot Cellular Tower to be
Constructed on the New Public Works Facility Property at 1650 Leider Lane. (Trustee g
Weidenfeld) (Staff Contact: Kelly Purvis) c
Petitioners were sworn in. i°
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Purvis, Deputy Community Development Director provided a background on the subject Q-
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property and the request. a
James Warnstedt, Deputy Public Works Director of Buffalo Grave, was sworn in as the as
Petitioner. C
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Com. Moody asked how tall the tower is at the Village Campus.
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Warnstedt stated 125 feet. N
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Com. Moody asked if Central Dispatch will have room on the new tower.
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Warnstedt confirmed and indicated that the plan is to relocate the EOC to the new Public w
Works Facility. �°,
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Com. Moody asked about the setup and channels being used.
Warnstedt responded with the antenna system specifications.
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Com. Moody asked if there is space on the tower to install and lease to commercial. c
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Warnstedt stated that they are sizing the tower to meet the needs for the Village in
terms of public works, police and fire and are not considering commercial with the new a
tower. y
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Com. Moody asked to describe the surrounding area. _
Warnstedt stated that the area is primarily industrial with large warehouse buildings and
a landscape nursey across the street.
Vice Chairman Richards ask if this tower was a change in the plan since it was approved
as a Special Use last year.
Warnstedt stated that the initial idea didn't anticipate the need for a larger tower than
Code would permit and the plan has evolved into a plan to get a taller tower to help with
communication not only with public works but also the rest of emergency services.
Vice Chairman Richards asked about the security and safety around the proposed tower
and if they feel the tower would be OK from a safety perspective.
Packet Pg. 28
3.B.1
01/17/2024
Warnstedt that there will be an anti-climb shield and there will also be cameras installed
at four corners of the building and he feels the tower will be safe due to the industrial
area and the safety measures that are put in place.
Com. Saxena asked about the height of the tower and the height of other tall buildings in
the area and if that will have any effect on the tower's communication ability.
Ryan Sterling, Urban Communications, was sworn in and stated that the reason the
tower will be taller than what was originally proposed is to future proof it for taller
buildings in the area.
Questions were asked about lighting and the safety of the tower and the surrounding
area.
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Com. Davis asked if there will be any space left on the tower for future expansion of
communication equipment. g
Warnstedt stated from a design standpoint there is only what we need on the tower now °
but some room if there is need to add something in the future for Village use. c
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Sterling stated that this tower is designed for public works and emergency CL
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communications, not for commercial. He stated that commercial equipment is a lot �-
bigger and would not be supported on the proposed tower.
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Further discussion regarding optics and cables of the tower were asked and discussed. M
Chairman Weinstein asked for clarification that the new tower being proposed is not to N
replace an existing tower. N
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Warnstedt confirmed.
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Chairman Weinstein asked Staff in the material presented if the antenna tower and
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cellular tower were meant to be interchangeable. °
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Purvis confirmed.
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Warnstedt thanked the Commissioners for their time and for asking good questions.
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The public hearing closed at 7:55 PM. c
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Vice Chairman Richards made a motion to make positive recommendation to the Village C
Board to approval of an amendment to the Special Use and Preliminary Plan approved a
by Ordinance No. 2023-021, and variations from the Zoning Code related to height and y
placement of a proposed 120 foot cellular tower to be constructed on the property '
located at 1650 Leider Lane subject to the following conditions:
A. The proposed project shall be constructed in substantial conformance with the plans
attached as part of the petition.
B. The Special Use is granted to the Village of Buffalo Grove Public Works Department to
construct a cellular tower at 1650 Leider Lane, which shall not run with the land.
C. The Special Use granted to the Buffalo Grove Public Works Department is assignable to
subsequent petitioners seeking assignment of this special use as follows:
i. Upon application of a petitioner seeking assignment of this Special Use, the Corporate
Authorities, in their sole discretion, may refer said application of assignment to the
Packet Pg. 29
3.B.1
01/17/2024
appropriate commission(s) for a public hearing or may hold a public hearing at the
Village Board.
ii. 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 seconded the motion.
Chairman Weinstein spoke in favor of the motion due to the need for public
communications for police,fire, and public works. He continued that the variations that
are being requested are reasonable, meet the criteria, and noted this is an ideal location
within the industrial district and not impacting anyone.
Com. Moodhe spoke in favor of the motion and indicated that the tower fills in the dead
zone in the far eastern edge of the Village. 0
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
CL
AYES: Moodhe, Weinstein, Richards, Davis, Saxena a
ABSENT: Marc Spunt, Amy Au, Neil Worlikar a
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Regular Meeting M
Other Matters for Discussion o
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Approval of Minutes
_
1. Planning and Zoning Commission - Regular Meeting - Jan 3, 2024 7:30 PM
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RESULT: ACCEPTED [4 TO 0]
AYES: Adam Moodhe, Mitchell Weinstein, Kevin Richards, Jason Davis
ABSTAIN: Sujat Saxena c
ABSENT: Marc Spunt, Amy Au, Neil Worlikar
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Chairman's Report
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None a
Committee and Liaison Reports '
Committee Liaison provided an update on the last Village Board Meeting.
Staff Report/Future Agenda Schedule
Staff provided information on the future agenda schedule.
Public Comments and Questions
None
Adjournment
The meeting was adjourned at 8:00 PM
Packet Pg. 30
3.B.1
01/17/2024
Action Items
Kelly Purvis
APPROVED BY ME THIS 17th DAY OF January , 2024
Mitchell Weinstein, Commissioner
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