Village of Glenview Appearance Commission STAFF REPORT July 26, 2017 TO: Chairman and Appearance Commissioners FROM: Community Development Department CASE #: A2017-064 LOCATION: PROJECT NAME: 3534 Milwaukee Avenue Mirim Rice Cake CASE MANAGER: Michelle House, Planner SUBJECT: Certificate of Appropriateness ACTION REQUESTED: Staff requests a final determination on the proposal. APPLICANT: Mirim Rice Cake 3534 Milwaukee Avenue Glenview, IL 60026 OWNER: Gus Giakoumis 3850 W. Greenleaf Avenue Lincolnwood, IL 60712 Tel: (847) 361-6156 CONTACT: Kwang Yi 110 E. Chicago Avenue Westmont, IL 60559 Tel: (773) 517-2828 PROPOSAL: The applicant, Mirim Rice Cake, represented by Kwang Yi, requests approval of one (1) illuminated wall sign for the new tenant in the Brook Plaza at 3524-3574 Milwaukee Avenue. 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.
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Project Summary BACKGROUND: The applicant, Mirim Rice Cake, represented by Kwang Yi, requests approval of one (1) illuminated channel letter wall sign mounted to a wireway. The proposed sign would include 18.0-inch black MIRIM, a 24.0-inch korean character logo, 18.4-inch and 22.5-inch black Café, and 20.0-inch red logo with Korean-language characters. The signage would be mounted to a wireway measuring 3.0 inches deep and 7.0 inches tall. The center previously had all-red signage but prior tenants Mesa Urbana Mexican Bistro and EZ Pain and Rehab received approval for signage in black and black/green, respectively. Mesa Urbana s signage was approved as reversed channel letters with halo illumination and EZ Pain and Rehab signage was approved as illuminated channel letters. PROJECT DESCRIPTION: Text Mirim Café Location Wall above tenant space Design Illuminated channel letters mounted to a wireway Letter Height MIRIM 18.0 inches, Café 18.4, 22.5 inches Letter Color(s) MIRIM, Café Black day/night, Korean character logo Red 2283, Square logo 3M Red 33 Trim Cap Color Black Return Color Black Background Color Tan Illumination Type & White LED Color Raceway Depth 3.0 inches by 7.0 inches COMPLIANCE WITH DESIGN GUIDELINES AND ZONING: Wall Sign(s) MIRIM Café Storefront Area 684.0 sq. ft. Proposed Sign Area 28.0 sq. ft. 5% per Design 34.2 sq. ft. Guidelines Compliance Yes 8% per Ordinance 54.7 sq. ft. Compliance Yes Compliance with Yes Applicable Tenant Criteria 5
APPROVED SIGNS IN SHOPPING CENTER: Tenant Color Total Height Lines of Text Sq. Ft. MIRIM Cafe Red & Black 24 (18 and 24 letters) 1 24.0 sq. ft. EZ Pain & Rehab Green or Black 24 (24 and 18 letters) 1 35.7 sq. ft. Prima s Red 16 1 12.5 sq. ft. Lu s Nails Red 18 1 18.5 sq. ft. Krua Thai Red 17 1 18.8 sq. ft. Appearance Commission Review APPEARANCE PLAN COMMENTS: Staff comments after evaluating the proposal for compliance with the Appearance Plan: Sign Criteria from Appearance Plan: Compatibility with building architecture Compatibility with signs on adjoining buildings Harmony with surrounding landscape Good scale in relationship to surroundings Use of harmonious colors Staff comments: o The applicant should confirm why two different colors of red are used on the logo and Koreanlanguage characters. o The applicant proposes to utilize black day/night vinyl on the MIRIM Café lettering so the lettering would appear black during the day and white at night. o The Appearance Commission should consider whether the proposed black and red color option is appropriate. Currently, most of the center features red illuminated channel letters except for Mesa Urbana which are black reverse channel letters with halo illumination and EZ Pain and Rehab which are illuminated channel letters in green and black. o The petitioner shall furnish material and color samples of all proposed signage for review by the Appearance Commission. POTENTIAL NEIGHBORHOOD IMPACTS: The proposed sign is located along a retail corridor and not expected to have any negative impacts upon the adjacent properties. 6
Technical Review PROJECT TIMELINE & OUTREACH: A. 07/11/17 Application Submitted B. 07/26/17 Appearance Commission Meeting C. TBD Permit Issuance D. TBD Inspection 2017 A B C D Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec REQUIRED APPROVAL(s): The following chart details the necessary required approvals: 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) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy Attachments & Exhibits 1. Sample Motion 2. Petitioner s Application & Exhibits Sample Motion 7
I move in the matter of A2017-064, Mirim Rice Cake at 3534 Milwaukee Avenue, the Appearance Commission grants a Certificate of Appropriateness, based upon the findings the petitioner, through testimony and application materials, has demonstrated compliance with Section 54-64, Appearance Plan, and in accordance with the document prepared by Kwang Yi dated 07/26/2017 entitled MIRIM Café. 8