G42-12 AN ORDINANCE Ordinance No. G42-12
•
AMENDING SPECIAL REGULATIONS FOR STREET GRAPHICS
WITHIN A PORTION OF THE RANDALL ROAD/I 90 AREA
OF SPECIAL CHARACTER ORDINANCE NO. G30-08
(2300-2450 North Randall Road - The Grove Subdivision)
WHEREAS, Section 19.50.105 of the Elgin Municipal Code, 1976, as amended, provides
that the City Council may designate specific locations within the City as Areas of Special
Character in order to provide appropriate flexibility in the regulation of street graphics through
the adoption of special regulations for these areas that can vary from the regulations contained
within the City's Street Graphics Ordinance; and
WHEREAS, the City Council, in its Ordinance No. G25-08, has designated The Grove
Subdivision as part of the Randall Road/I 90 Area of Special Character (the "Randall Road/I 90
Area of Special Character') pursuant to Section 19.50.105; and
WHEREAS, the City Council has adopted special regulations for street graphics for The
Grove Subdivision as part of the Randall Road/I90 Area of Special Character pursuant to
Ordinance G30-08; and
WHEREAS, written application has been made to amend certain provisions of such
• special regulations for street graphics within Ordinance No. G30-08; and
WHEREAS, after due notice in the manner provided by law the Planning & Zoning
Commission conducted a public hearing concerning said application and has submitted its
written findings and recommendations; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning & Zoning Commission; and
WHEREAS, the City Council has previously determined that the Randall Road/I 90 Area
of Special Character has unique characteristics including the area's location, topography and
being adjacent to U.S. Interstate 90; and
WHEREAS, the City Council further finds that the proposed use of The Grove
Subdivision as a mixed use commercial and entertainment area presents specified unique
challenges and demands such that the City's street graphic ordinance cannot adequately regulate
street graphics for such use in such area; and
WHEREAS, the proposed amended special regulations for the Grove Subdivision are
consistent with the unique character and unique use of the Randall Road/I 90 Area of Special
Character and departures from the street graphics ordinance as contained within such proposed
special regulations are limited to address the unique and particular area characteristics and use
is
ics of The Grove Subdivision portion of the Randall Road/I 90 Area of Special
characteristics p
P
Character.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated June 4, 2012 made by the Planning & Zoning Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A. In the event of any conflict
between such Findings of Fact and the other provisions of this ordinance, the other provisions of
this ordinance shall supersede and control.
Section 2. That Ordinance No. G30-08 entitled "An Ordinance establishing special
regulations for street graphics within a portion of the Randall Road/I 90 Area of Special
Character' passed October 13, 2010, be and is hereby amended as provided in this ordinance.
The following amended special regulations for street graphics for The Grove Subdivision portion
of the Randall/I-90 Area of Special Character, such Grove Subdivision being legally described in
the planned development ordinance for such property under Ordinance No. G76-04 (the "Subject
Property"), be and are hereby granted and approved pursuant and subject to the following terms
and conditions:
1. Compliance with the sign plans for Rookies Restaurant attached hereto as Group
Exhibit 1 inclusive of the following nine (9) pages: a. Rookies Sport Pub & Grille
• Banner Graphic Summary, dated February 29, 2008, which includes logo sizes for
proposed awnings and building elevations for the four sides of the Rookies
restaurant building showing awning placement; b. a sign illustration of the
projecting sign prepared by Landmark Sign Group, dated January 29, 2008; c. a
sign illustration of the marquee sign, prepared by Landmark Sign Group, dated
November 20, 2007, last revised January 31, 2008; and d. site plan, submitted by
Interstate Partners, L.L.C., dated February 29, 2008. The signage for the
Rookies Restaurant depicted in Exhibit 1 shall be located only in conjunction with
the Rookies Restaurant at 2486 Bushwood Drive, Elgin, Illinois on the Subject
Property.
2. Compliance with the sign plan for The Grove Digital Monument sign to replace
the existing Grove Digital Monument sign to incorporate signage for the Shell
Gas Station prepared by Landmark Sign Group dated June 28, 2012; attached
hereto as Exhibit 2(the "Digital Monument Sign"). Such Digital Monument Sign
shall be located at the location of the existing digital monument sign on the west
side of Randall Road south of Technology Drive. In consideration of the
incorporation of the Shell gas station sign into such Digital Monument Sign, there
shall be no separate monument sign for the Shell gas station, The Grove Mart or
the lot improved with the Shell gas station and Grove Mart. The Digital
Monument Sign, also known as the Light Emitting Diode (LED) Message Center
Sign depicted in Exhibit 2 shall also comply with the following additional
Sprovisions and standards:
2
a. All images, displays or messages of any type or nature (hereinafter
collectively "Image- or "Images") shall be static without any type of
movement or motion whether the Images are in the form of animation,
video, text or otherwise. No continuous traveling, scrolling, flashing,
spinning, revolving or shaking, or any other type of movement or motion
of an Image shall be allowed.
b. The rate of change for any Image shall be for a minimum period of ten
(10) seconds, i.e., each Image displayed shall be displayed for a minimum
period of ten (10) seconds.
C. Any Image or message change sequence shall be accomplished
immediately with no transition by changing from one screen to another or
by means of fade or dissolve mode.
d. Maximum brightness levels for the LED Message Center Sign in the
Digital Monument Sign shall not exceed 5,000 NITS measured from the
sign's face and its maximum brightness, during daytime hours, and 500
NITS when measured from the sign's face at its maximum brightness
between dusk and dawn, i.e. the time of day between sunrise and sunset.
Such LED panel shall include an ambient light meter or sensor and
programmable or manual dimming capacity.
• e. The Digital Monument Sign, also known as the Light Emitting Diode
(LED) Message Center Sign, as well as all other street graphics within the
Subject Property shall not be operated, in whole or in part, as an Off
Premises Street Graphic.
f. In the event of any conflict between the standards for the Digital
Monument Sign, also known as the Light Emitting Diode (LED) Message
Center Sign, as provided in this subsection 2 and the provisions within the
plans therefore in Exhibit 2, the provisions of this subsection 2 shall
supersede and control.
3. Except as otherwise specifically provided for in this ordinance, the electronic
changeable copy panels within the Shell Gas Station portion of the Digital
Monument Sign shall comply with the requirements of Elgin Municipal Code
Section 19.50.090I. Without limiting the foregoing, the rate of change for any
Image in the Shell Gas Station electronic changeable copy panels shall be for a
minimum of two (2) hours, i.e., each Image displayed shall be displayed for a
minimum period of two (2) hours.
4. Substantial conformance to The Grove Retail Development Signage Variance
Submission Drawings B, C, D, E, F.ii, F.iv, G, H, I, K.i, K.iii and K.iv submitted
• by The Grove Property Owners Association Inc., dated received, May 4, 2012,
3
consisting of ten (10) pages, attached hereto as Group Exhibit 3. Such signage
• shall also be subject to the following additional provisions and standards:
a. In the event a second digital monument sign is installed along the
northerly lot of The Grove development, such sign including, but not
limited to, any LED panel therein, shall be limited to the same height and
dimensions as the new proposed Digital Monument Sign depicted in
Exhibit 2 hereto. Any such second digital monument sign shall also
comply with the additional standards set forth in subsection 2 of this
ordinance set forth above.
b. The proposed Comfort Suites Monument Sign (Drawing D in Exhibit 3)
shall be installed outside of the line of sight triangle within the said lot
upon which it is to be located.
C. The berm height for proposed monument signs shall be no greater than
twenty-five percent (25%) of the height of the sign. Berming shall not be
permitted for the new Digital Monument Sign referenced in Sections 2 and
3 hereof or the proposed additional digital monument sign to be located on
the northerly lot of The Grove development.
d. The signs referenced in drawings F.ii, F.iv, K.iii and K .iv shall be
permitted on the Subject Property only when installed at locations where
• the sign is not visible from a public right-of-way.
5. For the purposes of clarification, drawings which were submitted as part of The
Grove Retail Development Signage Variance Submission Drawings, which are
not specifically referenced in section 2, subsection 4, above are not approved as
part of the amended special regulations provided for in this ordinance.
6. In the event of any conflict between the special regulations for the Subject
Property as provided herein, and the provisions of Chapter 19.50 of the Elgin
Municipal Code, 1976, as amended, entitled `'Street Graphics", the provisions of
these special regulations for the Subject Property as contained herein shall
supersede and control.
7. Except as otherwise specifically provided for in this ordinance, and in the
provisions in Section 3J of the planned development ordinance for the subject
property under Ordinance No. G76-04, as amended, all other street graphics on
the subject property shall comply with the provisions of Chapter 19.50 of the
Elgin Municipal Code, 1976, as amended, entitled "Street Graphics". In the event
of any conflict between the special regulations for the Subject Property as
provided herein, and the provisions in Section 3J of the planned development
ordinance for the Subject Property under Ordinance No. G76-04, as amended, the
provisions of these special regulations for the Subject Property as contained
• herein shall supersede and control.
4
8. Compliance with all other applicable codes and ordinances.
•
Section 3. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
David J. Vdptai ayor
Presented: July 11, 2012
Passed: July 11, 2012
Vote: Yeas: 6 Nays: 1 °
Recorded: July 11, 2012 �RBSfLUIyn'3
Published: July 13, 2012
u
Attest: s
Kimberly Dewi`, * y Clerk
•
•
5
June 4, 2012
FINDINGS OF FACT
Planning & Zoning Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 23-12 Requesting an Amendment to PAB Planned Area Business
District Ordinance No. G30-08, to Amend Special Regulations for Street Graphics within a
Portion of the Randall Road/I 90 Area of Special Character, Property Located at 2300 through
2450 North Randall Road, by The Grove Property Owners Association Inc. as Applicants and
Owners.
GENERAL INFORMATION
Requested Action: Amendment to Ordinance No. G30-08
Current/Proposed Zoning: PAB Planned Area Business District
ARC Arterial Road Corridor Overlay District
Existing/Proposed Use: Office/Retail/Commercial Center
Property Location: 2300—2450 North Randall Road
Applicant and Owner: The Grove Property Owners Association Inc.
Staff Coordinator: Dave Waden. Senior Planner
LIST OF EXHIBITS
A. Aerial Photo/Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Site Photos (see attached)
E. Statement of Purpose and Attachments (see attached)
F. Draft Ordinance (see attached)
G. Related Correspondence (see attached)
Exhibit A
Findings of Fact Planning & Zoning Commission
Petition 23-12 June 4, 2012
• BACKGROUND
An application has been filed by The Grove Property Owners Association Inc., requesting an
amendment to PAB Planned Area Business District Ordinance No. G30-08, to amend special
regulations for street graphics within a portion of the Randall Road/I -90 Area of Special
Character. The subject properties are located at 2300 through 2450 North Randall Road
(reference attached Exhibits A, B, C, and D).
The applicant is requesting an amendment to the special regulations for signage within the
subject area that were established in 2008 in order to enhance the exposure of The Grove
businesses to their existing patrons and potential new customers traveling along Randall Road,
Technology Drive, Northwest Parkway and Bushwood Drive. Quality signage provides the
identity necessary for both the businesses and for their customer base. Overall awareness for The
Grove business will improve and be more competitive with the Randall Road retail corridor
centers. (reference attached Exhibits E, F, and G).
FINDINGS
After due notice, as required by law, the Planning & Zoning Commission held a public hearing
in consideration of Petition 23-12 on June 4, 2012. The applicant testified at the public hearing
and presented documentary evidence in support of the application. The Community
Development Department submitted a Map Amendment Review, dated May 30, 2012.
• The Planning & Zoning Commission has made the following findings regarding this application
against the standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is a parcel containing approximately 32 acres of land.
The property is a developing commercial subdivision that currently is improved with
single and multiple story buildings containing restaurants, medical services, a hotel, and a
child day care center (Pre School). There are no unique or significant natural features on
the property.
B. Sewer and Water Standard. The suitability of the subject property for the intended
zoning district with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings. The subject property is served with municipal sanitary sewer and water
systems.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
• vehicular circulation designed to minimize traffic congestion.
- 2 -
Findings of Fact Planning & Zoning Commission
Petition 23-12 June 4, 2012
• Findings. The subject property is located west of North Randall Road and in between
the Northwest Tollway (I-90) and Route 72.
Access to the subject property is provided via Northwest Parkway and Technology Drive
which intersect with North Randall Road. Bushwood Drive runs north/south through the
center of the subdivision and Vantage Drive runs north/south along the west side of the
subdivision.
North Randall Road is a regional arterial road serving Kane and McHenry Counties.
Northwest Parkway, Technology Drive, and Vantage Drive are local roads serving the
Northwest Corporate Park subdivision and The Grove subdivision. Bushwood Drive is a
local road serving The Grove subdivision
Parking will be provided in conformance with the Off-Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended
planned development with respect to the length of time the property has remained
undeveloped or unused in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
• The subject property was zoned as follows for the years listed:
1962: Out of the City
1992: M-2 General Manufacturing District
Present: PAB Planned Area Business District
ARC Arterial Road Corridor
The subject property and surrounding property were annexed and zoned M-2 District in
1991. The territory was rezoned to PORI Planned Office Research Industrial District in
1998, in preparation of the development of Northwest Corporate Park. A portion of the
Northwest Corporate Park was rezoned to PAB Planned Area Business District in 2004,
in anticipation of the development of The Grove subdivision.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended zoning district with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The area located to the north of the subject property is zoned AB Area
Business District. The land in this area is unimproved.
The area located immediately to the south of the subject property is zoned PORI Planned
Office Research Industrial District and is developed with a pond. The area south of the
® PORI District is located outside of incorporated Elgin and is developed with Randy's
Farm, also known as Randy's Vegetables.
- 3 -
Findings of Fact Planning & Zoning Commission
Petition 23-12 June 4, 2012
® The area located to the west of the subject property is zoned PORI Planned Area
Business District and is developed with the business park, Northwest Corporate Park.
This Park is developed with office, light manufacturing, warehouse, distribution, and
other similar uses.
The area located to the east of the subject property is located within the Village of Sleepy
Hollow. This area is developed with detached single-family residences and estate
residences.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is located along Randall Road, which is developing as a
business and commercial corridor. The Grove subdivision fits the trend within the area.
It is developing as a commercial service area.
G. Planned Development District Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose
and intent, and the location and size of a zoning district.
The purpose of the PAB Planned Area Business District is to provide commodities and
• services to several neighborhoods, and in some instances to a communitywide or regional
supporting population, subject to the provisions of chapter 19.60 of the zoning ordinance.
A PAB zoning district is most similar to, but departs from the standard requirements of
the AB zoning district.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with
respect to the types of environment available to the public that would not
be possible under the strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting
in better design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,
watercourses, wetlands, and vegetation.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote
and facilitate the implementation of the objectives, policies, and strategies of the city of
Elgin "Comprehensive Plan." The ARC overlay district is a zoning overlay district, and
accordingly, the property located within the district shall be subject to the regulations of
the underlying zoning district in which it is located.
• H. Comprehensive Plan Standard. The suitability of the subject property for the intended
- 4 -
Findings of Fact Planning & Zoning Commission
Petition 23-12 June 4, 2012
• zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is designated as "Office, Research and Light
Manufacturing," on the land use plan map found in the Elgin Comprehensive Plan and
Design Guidelines (2005). The office/research/industrial land use designation provides
for a wide range of business uses and limited commercial service uses to support the
employment area.
The Grove subdivision is intended, in part, to meet the day-to-day convenience needs of
the major employment base in the adjoining business parks located along Randall Road.
I. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. There are no natural features within the boundaries of the subject property.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development
being located, designed, and operated so as to exercise no undue detrimental influence
on each other or on surrounding property.
• Findings. No evidence has been submitted or found that the proposed planned
development is located, designed, or operated in a manner that will exercise undue
detrimental influence on itself or surrounding property. The planned district ordinance is
intended to prevent undue detrimental influence on the proposed internal land uses within
the subject property and on surrounding properties.
RECOMMENDATION
The Planning & Zoning Commission recommends approval of Petition 23-12. On a motion to
recommend approval, subject to the following conditions, the vote was five (5) yes and.zero (0)
no.
1. Substantial conformance to the Statement of Purpose and Conformance submitted by,
The Grove Property Owners Association Inc., dated received May 4, 2012, except:
A. Strike "Transition effects such as snowflakes and like-kind messaging
requested" from statement of purpose item 2i.
B. Strike "Allow residents within the Northwest Corporate Park and
Northwest Business Park to advertise on The Grove digital sign", from the
statement of purpose item 2ii.
C. Strike "Allow periodic usage of"fly guys" or other temporary signs for
special events" from the statement of purpose item Fiii.
D. Strike "the following existing signage within The Grove is deemed to be
• approved Goddard National Award banner at building entrance" from the
statement of purposed item Kv.
- 5 -
Findings of Fact Planning & Zoning Commission
Petition 23-12
June 4, 2012
• E. Height of existing digital Grove digital sign not to exceed thirty-one (31
)
feet.
F. If a second digital sign is installed along the northerly lot of The Grove,
that sign shall constitute the monument sign for the lot on
which it sits. The top approximate eight (8) feet is reserved for tenant of
said lot. If tenant elects to use individual monument sign, the height of the
new digital sign shall be reduced to twenty-three (23) feet.
G. Proposed Comfort Suites monument sign must be installed outside of the
line of sight triangle within the said lot.
H. Berm height for proposed monument signs can be no greater than twenty-
five (25) percent of the height of the sign. This berming shall not pertain
to the existing digital sign, or the proposed digital sign located on the
northerly lot of The Grove.
1. Proposed signage to be located on awnings would be considered on
a case-by-case basis, additional zoning relief would be required by the
property owner to install these signs. The zoning relief would require a
public hearing and city council approval.
J. The size and number of the Multi-Tenant signs and Freestanding Randall
Road sign shall remain the same unless it is modified by this agreement.
2. Substantial conformance to the Consent and Disclosure submitted by The Grove Property
Owners Association Inc., dated received, May 4, 2012.
• 3. Substantial conformance to The Grove Retail Development Signage Variance
Submission Exhibit A, B. C. D, E, F, G, H, I, J, K, Ki, Kii, Kiii, Kiv and Kv, submitted
by The Grove Property Owners Association Inc., dated received, May 4, 2012.
4. Substantial conformance to the Final Plat of Subdivision for The Grove sheet 1, 2, and 3
prepared by Cowhey Gudmundson Leder, Ltd exhibits dated June 17, 2004.
5. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 23-12 was adopted.
Respectfully submitted:
s/Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
s/Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
•
- 6 -
Rookies Sports Pub&Grille Group RECEIVEJD
'
2486 .Bushwood Dei'Ve,. Elgi: Exhibit 1 n, LL A. 9200
Banner. Graphic Summary
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above] on them.
The logo "s:izes'are'as:follows:;
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Exhibit 1
• Oup
Exhibit 1
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CUStoMerACCeptm=o!SIGNATURE GATE FRED U S=LandlarCIACCePtBOCCSIGNATURE-, GATE ;LS,G SALES INRIA GATE ,
6'.
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Chmtertbr%tll"e964'.
FABRICATED;ALU MIN UM/ hc6e ;219.76i9577'
EXLPAINTEDRED:=TBD cnnvJandmr algn,conL,
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C 6-0" SHAUN O'BRIEN
:.N L.SGuALUREPRES fA11VR
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(— 01:29:08
STEEL PLATE/, 4II PATE
.EXT PAINTED.RED-TBD,
ROOKIES
Q1 PUB%&-GRILLn
I _ e r a�trrNA�m
FABRICATED'ALUMINUM/' ;` _ 2496 BUSHWOOD;
EXT.PAINTED RED c,TBD "f en P E GROVE,
TH
ELGIN.IL '
• 7._5. ,
. J�touTrox -
Opposite ViEw 3/4"=.1'0'
let ...1
N DONE DOUBLE FACE INTERNALLY ILLUMINATED SIGN/
ROUTEDALUMINUM WITH 1"PLEX',PUSH-THRUFIAG&
ROOKIES/BEVEL CUT EDGES/:TRANSLUCENT VINYL'FACES/
�,qF—xr r MOUNTED.TOFASCIAWITH.CURVED;1"BURNEDSTEELP LATE/
`
EXT.PAINTED/WITH FABRICAT_ED ALUMINUM,CANOPY'
'WITH NEON,COVIEL1 HTING
OSIGNCASE&BKPD,=MAP WHITE, Designed
,ROOKIES LOGO GRAPHICS=,WHITE`P•LEX,with EXT.APPLIED .....:
430,157 TRANS COBAL T BLUE AND 230-33 TRANS RED VINYL
3/4"PITCH Relamiaf c�em«vend m
. e wltnfn S n n afro W
3
O CURVED STEEL PLATE-MAP BRUSHED ALUMINUM a bnooa�om
m *roer CANOPY MAPBRUSHEDALUMINUM <'at Two ewune i
ti �s��?� � "'' 'i `v NEONC OVES'=TOMATC HTRANSRED&TAANSCUBALT-BLUEVINYL "
NEON:=CLEAR RED NEON/HORIZON BLUE NEON T�QUrwoQmev+tQ+wna
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hibit 1
ey.sOpNno the[ustamer ACCCMuxa:n thb DMk I lirrdmstand ttot I Rrn k*tteR in Yfpoi u 0 HW di"mg.X rs17 r
.Thb Indumts AitwarY,Speirflcatlmit,drtle+ntn+o.lirrd8A0,and im tiller rgireieMatlolo trve4t. ... /4 ,' (y,�—$r
.,IOIO=.lhAnWcM p0dF4 buenenbpreura SPdhvney aie nor rorcW=ras�axhcrl*mka.nceb• .',Customer ACCeptvnee slGNATUWE .DATE ',6�Orldldrd RCCeptOntO SIGNATU DATE. .G SAL SWTUMS,+� DATa L ^_—k-
dw
4 i7dt20IDEIrstilal Manua: .
estarton ai ae so4:
phone 219.782.RM
I fox-lvinvLTndmarlc.tan•Seim
S"094-3
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99:20 07
DATZ
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i PUB'&GRILL
2486 aarrrtatm;
`BUSHWOOD
THE CROVE
Y-9 1/2' S'9 1/2° �L1T
9..5,'
• RiYdNf>;
l.chgo measurements.
-220=53.Cardinal Red;White& 1-M'so
320 37 Sapphire Blue 2.4ODED VINYL/
Vinyl Graphics. Cove Painted To Match. CHGD COVE COIOR
DUP,ONTN5032 (NoMlluminated) 01.29081M
SILVER EFFECT Trans Cobalt Blue Vlnyl/' 3.ADOEDMI VINYL
wlth'Bromo Blue Neon --
- 013008 1M
r„4. _, � m T 4 REMOVED VINYL
A. L=A M E R II C�AN �P,1 �BLF: L R���tiL�l. : a n �_It: B,,8� v 0,3oaa 1M
T 5.CHGD CANOPY,t3KGD
...<.. . . -. __._... �,.... _......_. ._. T.. ,__I_, COLOR/CHGI)NEON
RECESSED_CAN'LIGHTING UNDER CANOPY I COLORS Ut 37. 1M
Cove Painted wMatcfi•
6.movedflag`sS0131: Y
230 33,Trans'Red-.Vinyl:
�, wlth`:Ruby Red Neon
r 19'P6' Deslg ned,
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Group February ;29, 2008
Exhibit 1
i
2'-4- -8'-4'
I r Exhibit 2
I RE-USE EXISTING
SIGNCASE&ROOF
ON TOP -
o �
GROVE
SIDE ACCENTS
TO REMAIN -
�'{
r, 'AS IS' �.
K
EXISTING EMC
+ .'33 TO BE LOWER ON
o N SIGN TO FR NEW y 'T'- nTTt LT,
, i
SHELL SIGN ON TOP owe
z SHORTEN `RC�DKIEl 1
TENANT SIGNCASE -
Ztil 'M - TO BE A 7'-8'SIGN = C1°ns sammjs Zf
TtttenktlT mR.wart F
�Q ,0 r
elle s-A�6N
Cvmnasucs
T N Y S-Zr>� REMOVE BOTTOM
R.WO SECTION OF SIGN - t
p7 m7v 10KN—; LEASING BY:
K �ld,= ,aw 847-303
MR. 9740
' i 6_1 B IntcrsMC PartnrJ...
elle sn�oiv v�°ina�a5Nt6 � >-g _ r�
.., n«. _:^tea kr_ nx, T __a..; - c. '.w c•:<ss;.•a a,.::�,.+r aw,-:.ia.,zn....d.:: H rs
o _ _ - :n x.
:Sty N sc _ +!mow,
PROPOSED SIGN EXISTING SIGN
D LANDMARK TO TAKE DOWN EXISTING SIGN AND RETURN TO SHOP FOR REFIT/
REMOVE&RE-USE TOP SECTION GROVE SIGN&ROOF ABOVE EXISTING EMC/
D FABRICATE NEW DOUBLE FACE INTERNALLY ILLUMINATED GAS STATION SIGN/
ROUTED ALUCOBOND SHOEBOX FACES BACKED WITH PLEX/WITH FOUR(4)LED ELECTRONIC PRICE CHANGERS(PROVIDED)/
RE-INSTALL EXISTING FULL COLOR LED ELECTRONIC DISPLAY BELOW GAS STATION SIGN/
SHORTEN EXISITNG SIGN CABINET/NEW LIGHTING&BOTTOM/RE-USE EXISTING ROUTED TENANT SHOEBOX FACES/
SIDE ACCENTS TO BE RE-ATTACHED AND REMAIN AS IS
RE-INSTALL SIGN IN SAME LOCATION
0 SIGNCASES&BKGDS=MAP 34B-4D OAK BROWN
SHELL SHOEBOX FACES&2"RETURNS=MAP 35B-1P BISCUIT
SHELL LOGO=WHITE PLEX with APPLIED 230-33 TRANS RED&230-015 TRANS YELLOW VINYU
TRANS WHITE BORDER
REGULAR&DIESEL COPY=WHITE PLEX with APPLIED 230-33 TRANS RED VINYL
SHELL V-POWER=WHITE PLEX with APPLIED 230-33 TRANS RED VINYU TRANS WHITE COPY
^��REFEN TO.
S()-, SC
fiobal,r.
SHELLARTwORKNEDED Designed
for
I ELECTRONIC ARTWORK REQUIRED 110 VOItS
11 f/ EMAIL Al. OR.EPS FILE TO Electrical Connection will be
)ilk @Iandmarksign.com Visible within 5 Ft.at time of
Installation;Second Trip w81
be Charged at Time&Material
REVISIONS:
'Landmark ® 50-20395-2A SHAUN 0. RIEN
_ �q1PRINT# LSG SALES REP.
1 X
7424 Industrial Avenue THE GROVE ELGIN IL Customer Acceptance SIGNATURE DATE
• g710UP Chesterton.IN 46304
phone 219.762.9577 CLIENT NAME JOB LOCATION
www.landmarksign.com fax 219.762.4259 06.28.12 im -1'-0' IF REouIREU Landlord Acceptance SIGNATURE DATE
DATE DRAWN BY SCALE
L.S.G.SALES INITIALS DATE
TMs MAW Is THE PROPERTY OF IArdIYAIM9GN F.WC.NoegamcmROenoOtm wff tFm]ert®�fnafiEE TS ran[�a rff6wmuua stilrmv.wc. Ax ASSFZUUn of Uri io sz,saomvu�ou¢fFO Fat un lasusE OF iws oewwwc.)
.ey signing the Datomer Acceptance on this print.I understand that I am accepting all aspects of this drawing. This Includes Art work,specifications,Dimensions.Spelling,and all other representations herein.
I also understand tint cdpr reproductions On this print are apprOLmate.and may not match manufacturers samples exactrv.
Group
The Grove Retail Development Exhibit 3
Signage Variance Submission
Proposed Future New Digital Sign to be Located North of
g g
NorhtWest Parkway Along Randall Road
PARCEL 13
3.01 AC. PARCEL 14
„ 3.76 AC.
55 f
,5 EX.
,I
�J
„
PARCEL 7 PARCEL 8
11 2.67 AC. 3.41 AC.
Future Digital Si-n Area
4.
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B. Proposed Future New Digital Sian to be Located North of NorhtWest Parkwav Alone Randall Road
Allow for additional digital monument sign along Randall Rd.north of Northwest Parkway as shown above.The new sign would
include a larger digital sign display and would architecturally complement the existing Grove digital sign.The height would not ex-
ceed 31'.
I
The Grove Retail Development Group
Signage Variance Submission Exhibit 3
• Randall Road Monument Signs
Allow for additional monuments along Randall Road if lots are further
ti SFr,��j
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S.Ot AC. PARCEL 14
'f4 ri 3.76 AC.
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l5
? PARCEL 7 PARCEL S
+15 2.67 AC. 3.41 AC.
Future u
u
Randall • • and
it
be . • into smaller parcels.
u
i
The Grove Retail Development Group
Signage Variance Submission Exhibit 3 D
Allow for larger monument signage at the NW corner of Bushwood Drive
and Technology Drive for Comfort Suites similar in size to Tilted Kilt.
PROPOSED COMFORT SUITES SIGN
tom' K+ '�-, �'�" �,. {{•4r .�.r.
a
c,Y
Q. '�'(�,�^:.bi •'G�^',TY-.:0.�'Y�.s�..yx:�,a� � �-�-5 �'�f[++•�wa•tiw9�.5. ' _
r..
• _ � � µms'�' ',.v .;l� """ s S � -
iE r x.FC-mss
EXISTING TILTED KILT SIGN AT SW CORNER OF BUSHWOOD DRIVE
AND TECHNOLOGY DRIVE.
' - S �.'..�--� ✓�,;.� r: +�.kw.��..�.••w�..'°�i=. ice ,y.
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s
The Grove Retail Development Group
Signage Variance Submission Exhibit 3
.......... .........
Allow for larger curb cut monument signs along Bushwood Drive for
Multi-tenant buildings.
1-0
t. a E?� '� t�t° Y� .. fir.` ••+.
V1
NANT
4"
� F _
1 CNAIY 1 1 CIW'UY 1
S
TENANT-- r
TENANT;' --TENANT.
Z4 t
T Y '
DONE DOUBLE FACE INTERNALlY.ILLulmiNATED SIGN/FAB(UCATED AWMINUM TOP CAPJ EXTERNALLY PAINTED/
ROU TED 4MM ALUCOBOND BACKED WITH PL EK
DA ONRYBASEBY-OTHERS
O TOPCAP&REVEALS-MAP 348-41)OAK BROWN
SIGHCASES&BMSD a ASAP 35 B-1 P BISCUIT
O TENANTS-TO BE DETERMINED
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The Grove Retail Development Group
Signage Variance Submission Exhibit 3
Olot 1 - Interchangeable Signs
Allow for interchangeable illuminated
wall mounted sign on the Lot 1 build-
ing trash enclosure (the wall facing the
building only).
>I -
•
•
The Grove Retail Development Group
ISignage Variance Submission Exhibit 3
Allow for width of the existing monument signs includ-
ing the curved architectural cap, such cap to be ex-
tended per existing design, to maintain esthetics and
overall signage scale.
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The Grove Retail Development Ki
Signage Variance Submission 6d•
Group 2•�
Exhibit 3 — —� physicalns: '
x
Lot 11 � _ - �T��y ImmediateCare° t.
2490 Bushwood Dr. NOW LEASING 847 303 9740
Larger freestanding curb cut 4'-11/4• - �
directional sign to accommodated =MMY OHN'S
9 S;7-,�4; ammys = t - J
multiple tenants. 2004
Ordinance allows for 4x8 or J`a b ra
fi
32 sf. 2:i FROaT$
,< - 2480 BUSHINO,LODSDRIUE,�y �.f"
Lot 1
2300 N. Randall Rd. T ` �
Larger freestanding curb cut directional sign to
accommodate multiple tenants. 2004 KI
Ordinance allows for 4'x8' or 32 sf. T, T 3x
��a-,�
jv * d dedar
Lot 9 T EuruRE "
2300 Bushwood Dr. -TENANT'
Larger monument sign at 45 degree angle r '=RANDALLROAD
sized appropriately for project. 2004
Ordinance allows for a sign at this location. -
" �.._ - � f if )f,-} � •?^
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