Community Development Department

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1 Community Development Department SUBJECT: Consideration of an Ordinance granting commercial variations for front and rear wall signs for Mariano s Fresh Market AGENDA ITEM: 11.b MEETING DATE: October 21, 2014 VILLAGE BOARD REPORT TO: Village President and Board of Trustees FROM: Jeff Brady, Director of Planning, (847) THROUGH: Todd Hileman, Village Manager CASE # : Z LOCATION: PROJECT NAME: 2323 Capital Drive Mariano s Fresh Market ACTION REQUESTED: Staff requests Village Board consideration of a Zoning Board of Appeals recommendation for approval of Zoning Variations from the provisions of Sections (1) and (3) of the Glenview Zoning Ordinance to allow for the construction of one (1) front (south) wall sign with an area of square feet instead of a maximum sign area of square feet, and one rear (north) wall sign with an area of up to square feet instead of a maximum sign area of square feet. APPLICANT: Mariano s Fresh Market 2323 Capital Drive Glenview, IL Tel: (800) OWNER: PRII Willow Sanders Road JC, LLC 55 East Monroe, Ste Chicago, IL Tel: (312) CONTACT: Doyle Signs, Inc. 232 W. Interstate Road Addison, IL Tel: (630)

2 ZONING BOARD OF APPEALS ACTION: Commissioner Mullarkey moved, seconded by Commissioner Whipple, that the Zoning Board of Appeals recommends approval to the Village Board of Trustees, by a 4-0 vote, of a Variation in the case of Z , 2323 Capital Drive, for the applicant, Mariano s Fresh Market, from the provisions Sections (1) and (3) of the Glenview Zoning Ordinance in accordance with the following: 1. One (1) front wall sign with an area of square feet instead of a maximum sign area of square feet. 2. One (1) rear wall sign with an area of square feet instead of a maximum sign area of square feet. 3. All signs shall be installed in substantial accordance with the plan prepared by Doyle General Sign Contractors entitled Mariano s Willow Road & 294 dated 07/11/2014 as submitted and consistent with the testimony and discussion provided during consideration of the petition by the Zoning Board of Appeals and Appearance Commission. 4. The proposed site improvements shall be subject to additional review and approval by the Appearance Commission, Plan Commission, and Board of Trustees. ZONING BOARD OF APPEALS DISCUSSION: Staff summarized the applicant s proposal, the applicable signage requirements, and the previous Appearance Commission review related to the proposed wall signage. Similar to the Astellas sign variances the adjacent neighbors across from the Tollway were notified of the proposed variance requests. Additionally, the proposed signage is externally illuminated, so the light will not project outwards from the one-story grocery store into the adjacent areas. The applicant explained the design of the proposed wall signs, each being comprised of one (1) large sign face displaying the business name rather than several smaller signs across the façade. The applicant further clarified that the use of the proposed backer panel effectively increases the sign area. Staff confirmed that Code requires the inclusion of the area of the backer panel which exceeds the maximum sign area permitted per ordinance. Staff clarified for the Zoning Board that the proposed signage at the Capital Drive location was the same as was approved at the Golf and Waukegan Road location. The Zoning Board agreed that the proposed wall signage is set back a great distance from the road and must be sized so as to be visible to motorists along Willow Road and the Tri-State Tollway and supported the applicant s evidence in support of the request. There were no additional questions from the Zoning Board and there were no questions or comments from the public. APPEARANCE COMMISSION DISCUSSION: The Appearance Commission reviewed and approved the signage on September 10, The Appearance Commission verified with staff and the applicant that the sign size and design was the same as the signage approved for the Mariano s at Golf and Waukegan Roads in the Glen Gate development. Upon confirmation from staff and the applicant, the Appearance Commission had no other substantial comments approved the signage as proposed pending the required zoning variation. ATTACHMENTS: 1. Zoning Board of Appeals Staff Report and Exhibits 2. Excerpt from Minutes of the October 6, 2014 Zoning Board of Appeals Meeting 3. Draft Ordinance and Exhibits 2

3 Village of Glenview Zoning Board of Appeals STAFF REPORT October 6, 2014 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Community Development Department CASE MANAGER: Michelle House, Planner SUBJECT: Zoning Variation request from Chapter 98 of the Municipal Code ACTION REQUESTED: Staff requests consideration of a petition requesting a recommendation to the Village Board of Trustees. APPLICANT: Mariano s Fresh Market 2323 Capital Drive Glenview, IL Tel: (800) CONTACT: Doyle Signs, Inc. 232 W. Interstate Road Addison, IL Tel: (630) OWNER: Regency Centers 1211 W. 22nd Street, Suite 300 Oak Brook, IL Tel: (630) CASE #: Z LOCATION: PROJECT NAME: 2323 Capital Drive Mariano s Fresh Market PROPOSAL: The petitioner, Mariano s Fresh Market, represented by Doyle Signs, Inc., requests a Variation from the provisions of Sections (1), and (3) of the Glenview Zoning Ordinance to allow one (1) front (south) wall sign with a sign area of up to square feet instead of a maximum sign area of square feet, one (1) rear (north) wall sign with a sign area of up to square feet instead of a maximum sign area of square feet as allowed and required by said ordinance. SITE DIRECTIONS: From Village Hall, turn right onto Waukegan Road and proceed south to Willow Road. Turn left onto Willow Road and proceed to Capital Drive. The subject property is located on the north side of Capital Drive. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees. 3

4 Site Assessment VILLAGE OF GLENVIEW ZONING: PIN (S): Current Glenview B-2 General Business District North: East: South: West Glenview I-1 Limited Industrial District Glenview R-18 Multi-family Glenview B-2 General Business District Glenview I-1 Limited Industrial District AERIAL PHOTOGRAPHY: 4

5 Project Summary BACKGROUND: The applicant requests consideration of zoning variations for two (2) proposed wall signs serving a new grocery store to be constructed in the Glen Pointe development at the corner of Willow Road and Sanders Road. The proposed tenant would be included as one of the anchor tenants within the new retail development upon a site formerly improved with the Culligan headquarters. The applicant requests approval of one (1) wall sign to be comprised of square feet over the primary building entrance upon the south building elevation, and one (1) additional wall sign comprised of square feet, facing the Tri-state Tollway on the north building elevation. The proposed signage includes a metal backer panel with the text Mariano s and leaf logo, which is the same signage that was proposed for the Avon redevelopment site. During a recent review, the Appearance Commission offered unanimous support for the design since the development is comprised of a big box store set back from the roadway, the design of the logo includes negative space within the sign area, and inclusion of a backer panel lead to a larger overall sign area as calculated per ordinance. As proposed the overall sign area of each sign is square feet. Signage in the Village is calculated as the smallest area that includes all elements of the sign, inclusive of the corrugated silver backer panel for each sign. Further descriptions on the proposed signage and applicability of the ordinance are listed in the below report section. ORDINANCE REQUIREMENTS: The following sections outline current ordinance requirements as these would be applied to the existing and proposed conditions. Maximum Front Wall Sign Area in the B-2 General Business District: Per Section (1) of the Municipal Code and as applied to the subject property, the front wall shall be permitted to include wall signage comprised of up to 8% of the façade area, up to a maximum of square feet. The applicant requests approval of a square foot front wall sign. The proposed front wall sign would exceed the maximum permissible area by square feet, but would comprise only 2.67% of the area of the front façade. Maximum Rear Wall Sign Area in the B-2 General Business District: Per Section (2) of the Municipal Code and as applied to the subject property, the rear wall shall be permitted to include wall signage comprised of up to half of the permitted front wall sign area, up to a maximum of square feet. The applicant requests approval of identical signage on the north building elevation as that proposed on the south elevation, each to be comprised of square feet. The proposed rear (north) wall sign would exceed the maximum permissible area by square feet, but would comprise only 2.80% of the area of the rear façade. Other Bulk Regulations: Both the proposed wall and ground signage for the Mariano s Fresh Market use would be in compliance with all other bulk requirements of the zoning ordinance. 5

6 Other Requirements: If the Zoning Board of Appeals should require any changes to the proposed wall signage, additional review from the Appearance Commission will be required. Subsequent to a recommendation from the Zoning Board of Appeals, the proposed signage shall be subject to a final review by the Village Board of Trustees. ZONING DATA TABLE: Front (South) Façade Rear (North) Façade Existing Proposed Permitted Percentage Difference 0.00 sq. ft sq. ft sq. ft % 0.00 sq. ft sq. ft sq. ft % 6

7 Zoning Board of Appeals Review ZONING BOARD JURISDICTION & PURPOSE: The Zoning Board is vested with the authority to hear, and make a recommendation for approval or denial to the Village Board of Trustees for commercial variances subject to the standards set forth in Sections and of the Municipal Code. The Zoning Board of Appeals shall identify findings of fact based upon the standards prescribed whether the application of regulations of the zoning ordinance will create a practical difficulty or hardship for the owner, lessee, or occupant of land, buildings, or structures. KEY VARIATION STANDARD COMMENTS: Staff comments after evaluating the wide range of issues considered by the Zoning Board of Appeals, including but not limited to the following: Whether there exists a legal hardship of the property as distinguished from an inconvenience Whether the alleged hardship may be self-imposed Whether a.) the property; and/or b.) the application of the ordinance to the situation is unique Compatibility of the resulting conditions with other properties of the same zoning designation Demonstration of how other available options are not viable, regardless of economic impact Mitigation of impact(s) upon properties in the vicinity Staff Comments: The proposed signage is comprised entirely of capital letters, includes Mariano s text, and includes a leaf logo above the store name, which is consistent with the Mariano s corporate logo, but contributes to the length and height of the sign. The proposed styling of the font with the swoop of the R and logo above the tenant name contribute to the height of the sign. Locating the logo above the tenant name adds a large amount of negative space which is included in the signage area calculation. Sign area is calculated by establishing a box around the outer perimeter of the sign face, and includes the backer panel which adds an even larger amount of negative space around the letters of the sign which together increases the proposed signage area by square feet. If the backer panel was eliminated from the area of the sign used in the calculation, the proposed sign areas would be as follows: o o Front Wall Sign: square feet ( sq. ft. over max. permitted) Rear Wall Sign: square feet ( sq. ft. over max. permitted) No signage is proposed along the east building elevation facing the adjacent residential neighborhood. The sign may be blocked if the vacant office parcel is developed in the future. The proposed grocery use would additionally be provided signage upon multi-tenant signs at each of the primary entrances into the site from Willow Road and Sanders Road. The current sign provisions were adopted in Since adoption, the Zoning Board of Appeals and Board of Trustees have previously approved zoning variations for signage in 7

8 several locations across the Village. The following table summarizes the variations that were granted and the setback of these signs to the adjacent rights-of-way. Sign Area Sign Setback Illumination Target sq. ft. 1,015.0 ft. Internal Astellas East Elevation South Elevation Glenbrook Hospital West Elevation East Elevation LA Fitness East Elevation South Elevation West Elevation Mariano s (Waukegan Road & Golf Road) East Elevation South Elevation Mariano s South Elevation North Elevation sq. ft sq. ft sq. ft sq. ft sq. ft sq. ft sq. ft sq. ft sq. ft sq. ft sq. ft ft ft ft ft. 1,066.2 ft ft ft ft ft. Internal Internal Internal & Halo Internal & Halo Internal Internal Internal External External External External POTENTIAL NEIGHBORHOOD IMPACTS: The public notice mailing was sent to the adjacent industrial and commercial properties and to those residential areas across the Tollway to the north. The sign would only be approximately 26.0 feet above grade, and as such no specific impacts upon adjacent properties are anticipated. 8

9 Technical Review PROJECT TIMELINE & OUTREACH: A. 09/10/14 Appearance Commission Meeting B. 09/10/14 Application Submitted C. 09/18/14 Public notice published in the Glenview Announcements D. 09/18/14 Public notice sign posted upon the subject property E. 09/18/14 Public notices mailed to surrounding property owners F. 10/06/14 Zoning Board of Appeals Public Hearing G. TBD Village Board of Trustees First Consideration H. TBD Village Board of Trustees Final Consideration I. TBD Expiration of Zoning Variation J. TBD Permit Issuance K. TBD Inspections 2014 A B CDE F G H Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec LEGAL NOTICE & PUBLIC NOTIFICATION: A notice of a Public Hearing to be held was published in the Glenview Announcements, a newspaper with a general circulation within the Village of Glenview, not more than thirty (30) days, nor less than fifteen (15) days prior to the date set for said hearing in compliance with the requirements of Chapter 65, Section 5/ of the Illinois Compiled Statutes. 9

10 REQUIRED APPROVAL(s): The following chart details the necessary required approvals. An associated appendix includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each commissioner has a copy of this appendix and copies for the public are located on the table near the entry doors to the Village Board Room. The appendix can also be viewed on the Planning Division website at the following URL: Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) L. Certificate of Appropriateness M. Final Engineering Approval & Outside Agency Permits N. Building Permit(s) O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy 10

11 VARIATION STANDARDS: 1.) The Zoning Board of Appeals shall not vary the regulations of Chapter 98 of the Municipal Code unless it shall make a finding of fact based upon the evidence as presented to it in each specific case that the: a. Particular physical surroundings shape or topographical condition of the specific property involved would result in a practical difficulty or hardship upon or for the owner, lessee or occupant, as distinguished from a mere inconvenience, if the strict letter of the regulation were carried out. b. Conditions upon which the petition for a variation is based are unique and would not be generally applicable to other property within the same zoning classification. c. Alleged difficulty or hardship has not been created by any person presently having an interest in the property. d. Granting of the variation will not be materially detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. e. Proposed variation will not impair an adequate supply of light and air to adjacent property, substantially increase congestion in the public streets, increase the danger of fire or endanger the public safety. f. Variation, if granted, will not alter the essential character of the locality. 2.) If all of the standards set forth in subsection (1) of this section cannot be met, yet an identifiable overriding public benefit can be realized by the granting of the requested variation, the zoning board of appeals shall forward a written recommendation, including a specific finding of fact of overriding public benefit, to the board of trustees for final disposition. 3.) The Zoning Board of Appeals may impose such conditions and restrictions upon the premises benefited by a variation as may be necessary to comply with the standards set forth in this subsection (1) to reduce or minimize the injurious effect of such variation upon other property in the neighborhood, and to better carry out the general intent of Chapter 98 of the Municipal Code. Attachments & Exhibits 1. Public Notice 2. Excerpt from Minutes of the September 10, 2014 Appearance Commission Meeting 3. Petitioner s Application & Exhibits 11

12 PROPOSED VARIATION PUBLIC NOTICE Z Notice is hereby given that a public hearing will be held by the Zoning Board of Appeals to consider a petition requesting a Variation of the Glenview Zoning Ordinance. The meeting will be held on Monday, October 6, 2014 at 7:00 P.M., in the Village Hall, 1225 Waukegan Road, Glenview, IL. The property involved is commonly known as 2323 Capital Drive and legally described as: LOT 5A IN THE WILLOW-SANDERS DEVELOPMENT FIRST RESUBDIVISION BEING A RESUBDIVISION OF LOT 2 IN WILLOW-SANDERS DEVEOPMENT SUBDIVISION, BEING A SUBDIVISION OF PART OF THE SOUTHEAST QUARTER OF SECTION 18 AND THE NORTHEAST QUARTER OF SECTION 19 TOWNSHIP 42 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. The petitioner, Mariano s, represented by Doyle General Sign Contractors, requests a Variation from the provisions of Sections (1) and (3) of the Glenview Zoning Ordinance to allow one (1) front (south) wall signs with a sign area of up to square feet instead of a maximum sign area of square feet and one (1) rear (north) wall sign with a sign area of up to square feet instead of a maximum sign area of square feet as allowed and required by said ordinance. All persons interested should attend and will be given an opportunity to be heard. For additional information regarding this case, please contact Michelle House, Planner, at (847) Zoning Board of Appeals Ronald A. Greco, Chairman Attest: Tony Repp Planner Publication Date: September 18,

13 EXCERPT FROM MINUTES OF SEPTEMBER 10, 2013 APPEARANCE COMMISSION MEETING: A Capital Rd Mariano s - Architecture, Landscaping, and Signage Larry Debb was present to petition for the Mariano s proposal which was part of the Glen Star development. Ms. House referenced the staff memo for specific concerns. She stated that the front wall signage was revised to match Mariano s signage at the Golf and Waukegan Roads location. Proposed front signage would be centered over the two entry doors. A zoning variance was required for both front and rear wall signage due to the silver backer panel being included in the sign calculations. Trash and loading dock were pointed out on the rear of the building. Ms. House pointed out that three types of glass were being proposed: low E opaque spandrel clear glass, dot patterned glass, and hole patterned glass. Elevations and delivery traffic flow were shown via overhead. Continuing, Ms. House stated that landscape plan was compliant with required number of trees on site. She noted that the 17 foot stall depth allowed for an overhang of two (2) feet. A zoning variation was approved to allow for the proposed landscape setback of three (3) feet instead of the five (5) foot setback. Metal doors were proposed for the trash enclosure which was roofed over and the material matched the building material. Landscape plan, lighting fixtures, and cart enclosure were shown via overhead. Ms. House stated that lighting would be approved at a later time. Chairman McJilton confirmed with petitioner that only minor changes were made to the proposal as mentioned by Ms. House. Petitioner stated that they were requesting a rear sign for the building that would be visible only from the tollway. Regarding the building design, comments made were: No concerns for design Color and color finish samples were submitted and reviewed. Commissioner Demsky confirmed with petitioner that the proposed samples were similar to other Mariano s but would match all the buildings in the Glen Star development. Commissioner Demsky commented on the trash enclosure and mentioned that it was a nice way to handle it. Commissioner Reynolds stated that the whole building looked good. There were no other comments at this time. Regarding the landscaping, comments made were: Petitioner stated that the only change was the planters in the front of the Mariano s building which were added to the front landscaping per AC request Petitioner stated that Mariano s was concerned about adding planters at the front due to concern of rodents and trash being tossed in them Commissioner Shaw stated that she assumed that the planters were the only change. She felt that the plan looked full and that the plan had been previously reviewed. Petitioner pointed out that the cart corrals were now shown on the landscape plan Commissioner Reynolds commented on the 17 foot parking stall and confirmed with Ms. House that the 17 foot parking stall has been previously approved with the two (2) foot overhang. She also noted that the zoning variance for the 17 foot depth parking stall had been granted. 13

14 Regarding the signage, comments made were: Commissioner Demsky pointed out that the sign calculation would be appropriate if the corrugated material were not being used. He felt the signage as proposed was an appropriate size for the building under discussion. Goose neck fixtures for the sign were shown and found acceptable. No issue for the 24 inch logo height and waiver was acceptable. Regarding the proposed rear signage, consensus was that there was no objection to the rear sign as proposed. Chairman McJilton confirmed with commissioners that there were no concerns for all submitted cut sheets for the trash enclosures with gray roof, outside benches, doors, window systems, etc. Commissioner Demsky confirmed that the three (3) types of proposed glass were used in other Mariano s stores. There were no other comments or concerns. Commissioner Shaw moved in the matter of A , Mariano s, 2323 Captial Road, that the Appearance Commission grant final approval for proposed building architecture, landscaping, and signage based on the findings the petitioner through testimony and application materials has demonstrated final compliance with Section Appearance Plan and in accordance with the following conditions: A, B, C, D, and E as listed in the sample motion. Commissioner Reynolds seconded the motion. Upon voice vote, motion carried. 14

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20 EXCERPT FROM MINUTES OF OCTOBER 6, 2014 ZONING BOARD OF APPEALS MEETING: Z Capital Drive Mariano s Request: Wall Sign Area This case was published in the Glenview Announcements on September 18, 2014 Mr. Repp reported that the applicant is seeking relief from a wall sign area requirement for the Mariano s Fresh Market property at 2323 Capital Drive at the GlenStar development. The two proposed signs are each SF on the front wall where 225 SF is allowed and in the rear yard where 75 SF is allowed. Signs of the same size were previously approved for the Mariano s at the Glen Gate Shopping Center which received Plan Commission approval. The exhibit shows the setbacks from the face of the sign to the edge of the property. The intent of the wall sign is to be visible from I-294. Various exhibits were shown including one illustrating the backer panel with the corporate logo. Mr. Jerry Doyle, the contractor representing Mariano s Fresh Market felt the staff report summarizing the case was complete and comprehensive. The proposed signs are standard for all Mariano s stores. They are reasonable and appropriate in relation to the size of the building and where the building is located on the site in terms of the distance from where the signs would be viewed. He confirmed for Chairman Greco that the proposed signs are the same as what was approved for the Mariano s on Waukegan Road and Golf. In response to Commissioner Jester, Mr. Repp said the layout is slightly different but the square footage is very close. No one from the audience came forward to address this case. Chairman Greco noted that the store is located on the rear parcel of the site so the signs would be quite a distance from Willow Road. In response to Commissioner McPeek, Mr. Doyle said the only purpose is for the sign to be visible from 294. There was brief discussion about the size of the sign area and how it doesn t look large compared to the size of the building. Based upon findings evidenced through testimony, discussion, and the petitioner s application materials which demonstrate compliance with Chapter 98, Article II, Section 98-47(c) of the Municipal Code; Commissioner Mullarkey moved that the Zoning Board of Appeals recommend approval of a Variation to the Village Board of Trustees in the case of Z , 2323 Capital Drive, for the petitioner, Mariano s Fresh Market, represented by Doyle Signs, Inc., from the provisions of Sections (1), and (3) of the Glenview Zoning Ordinance to allow one (1) front wall sign with a sign area of square feet instead of a maximum sign area of square feet, and one (1) rear wall sign with a sign area of square feet instead of a maximum sign area of square feet, each as allowed and required by said ordinance, provided that the wall signs be in substantial accordance with the plans and drawings as submitted, consistent with the testimony and discussion provided during consideration of the petition, and subject to the review and approval by the Glenview Appearance Commission. Commissioner Whipple seconded the motion. On Roll Call: Ayes: Nays: Absent: Commissioners Whipple, McPeek, Mullarkey, Jester. None Commissioners Perl, Siegel 20

21 Z Commercial Variation for Mariano s Fresh Market at 2323 Capital Drive 11/04/2014 ORDINANCE NO. AN ORDINANCE GRANTING A COMMERCIAL ZONING VARIATION WHEREAS, the Village of Glenview (the Village ) is a home rule municipality in accordance with the Constitution of the State of Illinois of 1970; WHEREAS, the Village has the authority to adopt ordinances and to promulgate rules and regulations that pertain to its government and affairs that protect the health, safety and welfare of its citizens; WHEREAS, on September 18, 2014, a notice of public hearing before the Glenview Zoning Board of Appeals was duly published in the Glenview Announcements, a newspaper of general circulation within the Village, scheduling a public hearing for October 6, 2014 on an application seeking variances for property classified B-2 General Business District by the Glenview Zoning Ordinance; WHEREAS, pursuant to the aforesaid notice, a public hearing was held on October 6, 2014 at the hour of 7:00 P.M. by the Zoning Board of Appeals in accordance with Chapter 98, Article II, Section 98-43(d)(2) of the Glenview Municipal Code (the Code ), and all persons who desired to be heard were heard, and an opportunity was given to all persons who desired to make objections thereto; WHEREAS, subsequent to the public hearing, the Zoning Board of Appeals recommended the granting of such variances, which recommendation was duly considered by the corporate authorities; and WHEREAS, the corporate authorities have determined that in order to further the health, safety and welfare of its citizens, it is appropriate and in the public interest to grant the applicant s request for a variance. NOW, THEREFORE, BE IT ORDAINED by the President and Board of Trustees of the Village as follows: Section 1: The facts and statements contained in the preamble to this Ordinance are found to be true and correct and are hereby adopted as part of this Ordinance. Section 2: The variation described in Section 3 below is hereby granted to the property commonly known as 2323 Capital Drive (the Subject Property ) which is legally described as: LOT 5A IN THE WILLOW-SANDERS DEVELOPMENT FIRST RESUBDIVISION BEING A RESUBDIVISION OF LOT 2 IN WILLOW-SANDERS DEVEOPMENT SUBDIVISION, BEING A SUBDIVISION OF PART OF THE SOUTHEAST QUARTER OF SECTION 18 AND THE NORTHEAST QUARTER OF SECTION 19 TOWNSHIP 42 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. 21

22 Section 3: To allow the following plans, conditions, and zoning variations from the provisions of Sections (1) and (3) of the Code: 1. One (1) front wall sign of sq. ft. instead of a maximum area of sq. ft. 2. One (1) rear wall sign of sq. ft. instead of a maximum area of sq. ft. 3. All signs shall be installed in substantial accordance with the plan prepared by Doyle General Sign Contractors entitled Mariano s Willow Road & 294 dated 07/11/2014 as submitted and consistent with the testimony and discussion provided during consideration of the petition by the Zoning Board of Appeals and Appearance Commission. 4. The proposed site improvements shall be subject to additional review and approval by the Appearance Commission, Plan Commission, and Board of Trustees. Section 4: To allow a period of up to six (6) months from the date of this Ordinance for the issuance of a building permit for construction of the aforementioned improvements, or the final site plan, preliminary subdivision, and conditional use approvals shall be rescinded, provided however if as a result of force majeure, or other commercially reasonable unforeseen circumstances, Applicant cannot comply with the foregoing schedule, Applicant may request, in writing, an extension of up to twelve (12) months, based on such circumstances, in which event the Village will not unreasonably withhold its consent to such extension request. Section 5: Appropriate notice shall be taken by the Office of the Director of Community Development and any other affected departments of the Village of the variance herein authorized and suitable records of same shall be maintained by the Village to guarantee such variance to the property heretofore described. Section 6: Every section and provision of this Ordinance shall be separable, and the invalidity of any portion of this Ordinance shall not affect the validity of any other portion of this Ordinance. Section 7: This Ordinance shall be in full force and effect from and after its passage and approval according to law. PASSED this day of, 20. AYES: NAYS: ABSENT: APPROVED by me this day of, 20. ATTESTED and FILED in my office this day of, 20. James R. Patterson, Jr., President of the Village of Glenview, Cook County, Illinois Todd Hileman, Village Clerk Village of Glenview, Cook County, Illinois 22

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