1996-12-12 - Appearance Commission - Minutes APPEARANCE COMMISSION
VILLAGE OF BUFFALO GROVE, ILLINOIS
THURSDAY, DECEMBER 12, 1996
I . CALL TO ORDER
Chairman Richard Gordon called the Appearance
Commission to order at 7 :40 P.M. on Thursday,
December 12, 1996 in the Council Chambers of the
Village Hall, 50 Raupp Boulevard.
II . ROLL CALL
Commissioners Present : F. Weissman, A. Viehman,
E. Smith, L. Dorfman,
C. Masure and R. Gordon
Commissioners Absent : M. Cea
Bldg. Dept. Liaison: Richard Jensen,
Building Inspector
Village Board Liaison: DeAnn Glover, Trustee
III . APPROVAL OF MINUTES
November 14, 1996 - Correction on Page 4 : Last
sentence in the middle paragraph regarding cooling
tower - Delete second "will"
Motion to approve was made by Com. Viehman and
seconded by Com. Weissman.
Roll Call Vote: AYE - Weissman, Viehman, Smith,
Dorfman, Masure and Gordon
NAY - None
Motion Passed - 6 to 0 .
Minutes of November 14, 1996 were approved.
IV. OLD BUSINESS
A. Scarsdale Development, Ltd. - New Model #4105
Rolling Hills and Canterbury Fields Subdivisions
Item was Tabled on November 14 , 1996 because the
material colors were not submitted.
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Mr. Frank Morelli, Scarsdale Homes, 1608 Barclay Blvd.
Buffalo Grove, IL 60089 (808-8500) requested approval
of model #4105 be for construction at Rolling Hills
and Canterbury Fields . He presented copies of the
elevations of the existing models for comparison. The
rendering of #4105 is all dryvit including the accent
bands . All homes are offered with dryvit, siding or
brick and any combination of these three materials
with the stipulation that the front elevation must be
brick or dryvit . The sides could be siding, brick or
dryvit . A list of dryvit colors was distributed. The
colors are predominantly whites and beiges . There is
no color package selection. Purchasers are permitted
any combination of brick, siding and dryvit . Only one
color of dryvit is permitted and the base color must
be one of the lighter tones with darker accents .
There is a very strict monotony code that prevents
similar houses from being constructed next to each
other. The developer controls all color selections .
The models are semi-custom and specific colors are
designated when plans are submitted for review.
Com. Dorfman made a motion to recommend approval of
the elevations and materials Model #4105, as submitted
by Scarsdale Homes for construction at Rolling Hills
and Canterbury Fields .
Com. Masure seconded the motion.
Roll Call Vote : AYE - Weissman, Viehman, Smith,
Dorfman, Masure and Gordon
NAY - None
Motion Passed - 6 to 0 .
B. K.C. Masterpiece - Revised Tenant panels on
Town Center Street Furniture on Lake Cook Road.
Mr. Vic Laska, North Shore Sign, 1925 Industrial Dr. ,
Libertyville, IL 60048 (708-816-7020) described the
existing sign panels which have a peach background
with red letters . K.C. Masterpiece is in the second
position on the Town Center ground sign on Lake/Cook
Road.
APPEARANCE COMMISSION
DECEMBER 12 , 1996 - PAGE TWO
They are requesting a change of colors and the
use of two (2) panels at the top of the sign. The
background will be black with white and red letters .
The landlord has approved the revision.
Mr. Charlie Davis, owner of K.C. Masterpiece, was
present . He said the reason they need a different sign
is because all the signs blend together and customers
tell him that they cannot find the restaurant .
Com. Masure asked if there is a criteria for the
Street Furniture that has to be changed?
The Buffalo Grove Theater has a sign at the top of the
west side of the tower that has different colors and
the theater sign on Route 83 has a menu with black
lettering on white panels.
Com. Weissman recalled a similar situation at The
Woodland Commons Shopping Center sign on Route 22 .
Once the colors were agreed upon, there could be no
changes . Mr. Schar will determine if there is a sign
criteria that has to be changed.
Com. Masure opposed the revision because it would
detract aesthetically from the Town Center. The
colors are "gaudy" and would stand out too much.
Mr. Davis agreed the restaurant is located in a very
controlled environment . It is set back from the
street, so people do not see it . They are faced with
the situation of growing or closing. K. C. Master-
piece is a family owned business and they have never
had to close a store. They have determined that the
best way to increase business is to increase their
visibility. They have hired a new general manager
and the location is good, but people cannot find it .
Com. Masure and Com. Viehman suggested trying to
accomplish their objective by doubling the size of
the sign and placing it in the top position in the
standard colors .
APPEARANCE COMMISSION
DECEMBER 12, 1996 - PAGE THREE
a $
Mr. Davis said this would take approximately six (6)
months to determine if this would work. The theater
sign does stand out and the colors are not peach with
red letters . It has some black and blue copy on peach.
They are not asking for a high bright ground sign,
only different colors . They are trying to increase
business. They are located in an upscale shopping
center in Kansas City with a very stringent sign code.
When ownership changed and they when they tripled the
size of the sign, business increased 18% immediately.
Ch. Gordon asked if they have considered keeping the
background of the sign peach and changing the color of
the copy.
Mr. Davis said they want to have their corporate
colors which match the label on their barbeque sauce.
Com. Viehman responded that he understands the need
for better identity, but it would set a bad precedent
to permit all different colors on the structure .
Mr. Davis proposed a six (6) month trial with the sign
as submitted, but this was rejected by the Commis-
sioners .
Com. Weissman asked Mr.Laska if the letters were red
during the day, could they be white at night? The
sign would be twice as large. The background of all
the signs appear to be black at night .
Mr. Laska said he could make letters white during the
day and red at night by putting red bulbs in the sign.
Ch. Gordon said the sign could have black letters
during the day and white at night . He was not opposed
to changing the color of the copy, but not the peach
background. He would not want to alter the composi-
tion of the Town Center sign.
Mr. Davis rejected these alternatives, and asked if he
could come back at a later date with a compromise .
APPEARANCE COMMISSION
DECEMBER 12, 1996 - PAGE FOUR
They have put from $800, 000 to $1, 000, 000 into this
location and they want to remain in Buffalo Grove.
They have the new general manager, and are making some
other improvements with staff because they want to
make the store work. He understands that other
businesses may want new signs . If the idea works and
generates revenue, there is something to be consider-
ed. He would like to talk to the other tenants and
the landlord before presenting a compromise .
Com. Weissman made a motion to Table .
Com. Masure seconded the motion.
Voice Vote - AYE Unanimously.
V. NEW BUSINESS
A. Condell Medical Building and Acute Care Center
Ground Sign on Route 22 - New Colors
Mr. Vic Laska, North Shore Sign, 1925 Industrial Dr. ,
Libertyville, IL 60048 (708-816-7020) explained that
Condell wants to change the colors of the existing
sign from red, white and blue to green background with
white lettering and an ivory trim at the top, so that
is will conform with the new corporate colors . Signs
in several other locations have been changed and they
want to keep the identification signs consistent .
The directional signs have been illuminated and that
has helped people find the entrance.
The Commissioners agreed this a marked improvement .
Com. Masure made a motion to recommend approval of the
color revision of the Condell Medical Building as
submitted.
Com. Dorfman seconded the motion.
Roll Call Vote : AYE - Weissman, Viehman, Smith,
Dorfman, Masure and Gordon
NAY - None
Motion Passed - 6 to 0 .
APPEARANCE COMMISSION
DECEMBER 12, 1996 - PAGE FIVE
B. The Plaza at Buffalo Grove - Revised Sign Criteria
Mr. Dennis Snyder, was authorized to represent Berkson
& Sons, property managers . Mr. Synder' s business,
Edward Jones Investments is located at 830 S . Buffalo
Grove Road. His store is partially located behind the
Kuppenheimer store and has no street frontage so a
sign is not permitted above his entrance .
The revised sign criteria would permit the fascia on
the south side of the building to be divided equally
into four (4) spaces, permitting a ten foot (10 ' ) sign
area for each of the four (4) tenant spaces located at
814 , 818, 822 and 826 S . Buffalo Grove Road.
Paragraph B of the Two Story Building sign criteria
has been rewritten to accommodate the change and a
diagram was submitted.
The Commissioners had no objections to the revision.
Com. Viehman made a motion to recommend approval of
the revised Plaza at Buffalo Grove Sign Criteria as
requested.
Com. Masure seconded the motion.
Roll Call Vote : AYE - Weissman, Viehman, Smith,
Dorfman, Masure and Gordon
NAY - None
Motion Passed - 6 to 0 .
C. Hamilton Partners - Five (5) leasing signs at
Chevy Chase Business Park West, Chevy Chase
Business Park and Chevy Chase Business Park East
Recommendation for variance to permit the signs
to remain as located on Lake Cook Road.
Mr. John Johnson, C. Johnson Sign Company,
represented Hamilton Partners . He described the
locations of the four (4) existing leasing signs on
Lake Cook Road, and (1) sign that was removed when
Milwaukee Avenue was widened. •
APPEARANCE COMMISSION
DECEMBER 12 , 1996 - PAGE SIX
The permits for these signs has expired and because
the signs exceed six square feet (6 sf . ) a variance
of the Sign Code is required. Space is still avail-
able so Hamilton Partners wants to keep them. A list
of acreage available was noted on the site plan. The
signs will all be repainted.
Diagrams of each sign with the copy were submitted.
Mr. Johnson described the location of each sign:
Sign #1 is at Chevy Chase Business Park West .
Sign #2 is located within the retention pond area
at Chevy Chase Business Park.
Sign #3 is on Lake Cook Road at Johnson Drive.
Sign #4 is east of Sign #3 on Lake Cook Road.
Sign #5 will be reinstalled at the corner of
Lake Cook Road and Milwaukee Avenue .
Ch. Gordon commented that five (5) signs is a lot .
He questioned whether signs of this type are useful .
The Sign Code was revised to help eliminate this type
of sign by reducing the size permitted.
Mr. Johnson said Chevy Chase Business Park has only
one rental building. Hamilton Partners builds to suit
and experience has proven they get the best results
with marketing signs . He asked IDOT to make a study
of the eastbound traffic on Lake Cook Road and more
than 34, 000 cars pass by every 24 hours . CEO' s coming
into the area ask their brokers to show them property
and driving by they are made aware of the availability
of space to be used for construction of new buildings .
Trustee Glover concurred there is no MAP listing for
real estate property. There are commercial brokers
and they also see real estate signs .
The signs were discussed and it was noted that they
are located on three (3) separate parcels . The
Commissioners were polled and they recommended that
three (3) signs would be preferable .
APPEARANCE COMMISSION
DECEMBER 12, 1996 - PAGE SEVEN
Signs #2 and #4 could be eliminated and the copy on
signs #3 and #4 could be combined. Also a leasing
sign could be placed on the Nationwide building.
After discussing the necessity for the signs and
which signs were acceptable, Com. Masure made a
motion to recommend a variance as requested by
Hamilton Partners for signs #1, #3 (copy to be
combined with #4, if desired) , and #5 . Signs to be
located on Lake Cook Road as shown on the site plan.
Signs are to be repainted and if copy on #3 is to be
changed, it will be submitted to the Zoning Board.
No time limit was stipulated.
Com. Viehman seconded the motion.
Roll Call Vote: AYE - Weissman, Viehman, Smith,
Dorfman, Masure and Gordon
NAY - None
Motion Passed - 6 to 0 .
VI . ANNOUNCEMENTS
1 . Ch. Gordon reported that approval of the Twin
Rinks Ice Pavilion was taken off of the Village
Board Agenda and sent back to the Plan Commission for
review because the size and location of the cooling
tower was changed.
2 . There will be a meeting on December 26th for
final review of the Highland Park Health and Training
Facility. The Commissioners agreed to attend.
VII . ADJOURNMENT
Com. Masure made a motion to adjourn.
Com. Viehman seconded the motion.
Voice Vote - AYE Unanimously
Ch. Gordon adjourned the meeting at 9 : 15 P.M.
Respectfully submitted,
1/14(;C'Q-e-1- 64'XZ<2-
Shirley Bates
Recording Secretary
APPEARANCE COMMISSION
DECEMBER 12, 1996 - PAGE EIGHT
ITEM XI . (J)
TO: William R. Balling
Village Manager
FROM: Edward Schar
Deputy Building Commissioner
DATE: December 11, 1996
SUBJECT: APPEARANCE COMMISSION RECOMMENDATION
I . Plaza at Buffalo Grove
Revised Sign Criteria
The above item may be placed on the Village Board Agenda
for Monday, December 16, 1996 .
Excerpts from the December 12, 1996 Appearance Commission
minutes with the sign criteria revision will be forwarded
to you on Friday morning (December 13, 1996) .
If you have any questions, please do not hesitate to
contact me.
Sincerely,
Edward Schar
Deputy Building Commissioner
ES/sb
attachment
xc : Frank E. Hruby, Jr.
DO ' • COPY
B. Plaza at Buffalo Grove - Revised Sign Criteria
Request has been made by Berkson & Sons, Property
Managers of The Plaza at Buffalo Grove, Exhibit #1, to
revise the sign criteria to: permit better signs on the
south elevation of the building. Mr. Dennis Snyder of
Edward D. Jones Investments at 826 S. Buffalo Grove
Road was authorized to make the presentation.
Mr. Snyder explained that his office, located at the
west end of the two-story building, is partly obscured
by the Kuppenheimer clothing store.
A photograph and diagram Exhibits #2 & #3 of the
shopping center were described. Signs are now
permitted if they are centered over the tenants'
storefronts, Exhibit #4 .
The space next to the Edward Jones space is occupied
by Accurate Employment and they have also requested a
sign.
The proposed revision would permit the center sign
band, designated on Exhibit #2 submitted as "Infill
Panels (Typical) separated by a pier, which would be
divided into four (4) areas, each twelve feet (12 ' )
in length with a maximum sign width of ten feet (10 ' ) .
The signs would be separated by a minimum distance of
two feet (2 ' ) .
The Commissioners had no objections to the proposed
revision.
Com. Viehman made a motion to recommend the Amendment
to the Sign Criteria at The Plaza at Buffalo Grove be
approved, as submitted, pursuant Exhibit #1 dated
December 2, 1996 .
Com. Masure seconded the motion.
Roll Call Vote: AYE - Weissman, Viehman, Masure,
Smith, Dorfman and Gordon
NAY - None
Motion Passed - 6 to 0 .
APPEARANCE COMMISSION
DECEMBER 12 , 1996 - PAGE A.
DEC. -02'16(MON) 16:32 TEL:1 P. 002
SWUM/ 50T14—
EXHIBIT #1
December 2, 1996
Ed Schar
Village of Buffalo Grove Sent Via Fax
50 Raupp Blvd.
Buffalo Grove, IL 60089
RE: The Plaza At Buffalo Grove
Amendment to Sign Criteria, Paragraph 2
2. Exception shall be made on the south side of the shopping center where retail space
frontage is obscured. Tenants occupying 814, 818, 822 and 826 S. Buffalo Grove
Road shall be allowed equal frontage of 12 feet each with a maximum sign width of
10 feet separated by a minimum of two feet on one of two 24 foot fascia mounts.
Tenants in 814 and 816 shall share equally the east fascia, 822 and 826 shall share
equally the west. All other sign criteria shall remain the same.
Berkson&Sons,Ltd. Realtor Since 1902
333 Skokie Boulevard•Suite 111•Northbrook,Illinois 60062•(847)498-6000• Fax(847)498-4529•(312)2734900 Chicago
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• 1. These criteria have been established for the mutual benefit of all teennants. #4
Conformance will be strictly enforced and any installed non-conforming or
unapproved signs must be brought into conformance at the expense of the Tenant.
2. Teriant shall install one (1) internally illuminated sign of individual letters
mounted on the sign fascia and one (1) double-faced, non-illuminated, under-
canopy sign installed perpendicular to the storefront.
3. All Tenant storefront identification signs shall be subject to the approval of
the Landlord.
4. Logos will be permitted at the discretion of the Landlord, only if they are
nationally registered trademarks of the Tenant's business.
5. The design of all signs, including style and placement of lettering, size, color,
• materials and methods of illumination shall conform with the Landlord's sign
specifications and must be approved by the Landlord at the Landlord's sole
discretion, prior to installation. (See attached exhibit)
6. Tenant signage may be all caps, a combination of upper and lower case letters,
or script, as follows:
A. ONE STORY BUILDING: The maximum letter height will be 24". If two (2) lines
of letters are used, the total sign height shall not exceed 27" including 3"
._- space between lines. The top of the sign will be 1'0" from the top of the
sign band and the sign will be centered side to side on the storefront. The
length of the sign shall not exceed 80% of the Tenant's storefront, nor be
closer than 2'0" to the Tenant's lease lines.
.i B. TWO STORY BUILDING: Same specifications as one story building except; signs
will be located on exterior of building to the right or left of the awnings,
with the bottom edge of the letters 6" above the step back on the wall.
7. UNDER-CANOPY.SIGNS:
Each Tenant will be allowed one or two lines of 3" high Helvetica Medium letters
for their name. (See attached exhibit)
'8. Tenant's service door shall have a sign provided by the Landlord at the Tenant's
expense, limited to name and address number, and not to exceed 3" high letters
and numbers.