G42-09 i
Ordinance No. G42-09
AN ORDINANCE
GRANTING CONDITIONAL USE APPROVAL TO PERMIT
A PROGRAM FOR GRAPHICS
(1707 North Randall Road)
WHEREAS, written application has been made for conditional use approval to permit a
program for graphics in the PORI Planned Office Research Industrial District at 1707 North Randall
Road; and
WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after
due notice by publication and has submitted its Findings of Fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Zoning and Subdivision Hearing Board.
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 May 6, 2009, made by the Zoning and Subdivision Hearing Board, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
• Section 2. That Ordinance No. G58-06 entitled "An Ordinance Granting Conditional Use
Approval to Permit a Program for Graphics", passed July 12, 2006, be and is hereby repealed.
Section 3. That conditional use approval to permit a program for graphics in the PORI
Planned Office Research Industrial District at 1707 North Randall Road and legally described as
follows:
Parcel One:
Lot 1 of Teeple's Subdivision, being a subdivision of part of the northwest quarter
of section 32, township 42 north, range 8 east of the third principal meridian,
according to the plat thereof recorded July 14, 1972 as document no. 1232690, in
the in the township of Dundee, Kane County, Illinois.
Parcel Two:
That part of the northwest quarter of section 32, township 42 north, range 8 east
of the third principal meridian, described as follows: commencing at the
southwest corner of said northwest quarter, thence north 01'52'53" east, along the
west line of said northwest quarter, a distance of 888.16 feet to the northwest
corner, as monumented, of Teeple's Subdivision, being a subdivision of part of the
northwest quarter of section 32, township and range aforesaid, for the point of
beginning; thence south 88°15'29" east, along the north line, as monumented, and
the easterly extension of said north line of Teeple's Subdivision, a distance of
467.60 feet; thence north 01°52'53" east, parallel with the said west line of the
northwest quarter, a distance of 466.69 feet; thence north 88°15'29" west, parallel
• with the said north line, as monumented, of said Teeple's Subdivision, a distance
of 467.60 feet to the aforesaid west line of the northwest quarter; thence south
01°52'53" west, along said west line, a distance of 466.69 feet to the point of
beginning, being situated in Dundee township, Kane County, Illinois, less and
except that part conveyed by deed recorded July 20, 1989 as document 1985603
to the Illinois State Toll Highway authority described as follows: commencing at
the southwest corner of said northwest quarter of section 32, thence northerly
along the west line of said northwest quarter of section 32, a distance of 536.65
feet per plat dated June 20, 1988 (distance recorded on plat number 1232690
dated June 15, 1972, being 533.50 feet) to a point; thence continuing northerly
along said west line of the northwest quarter of section 32, a distance of 351.51
feet per plat dated June 20, 1988 (distance recorded on plat number 1232690
dated June 15, 1972, being 351.00 feet) to a point of beginning; thence northerly
along the last described line extended, a distance of 466.69 feet to a point; thence
easterly along a line forming an angle of 89 051138" to the right of the last
described line extended, a distance of 333.54 feet to a point; thence southwesterly
along a line forming an angle of 168°06'48" to the right of the last described line
extended, a distance of 249.10 feet to a point; thence continuing southwesterly
along a line forming an angle of 23°25'33" to the left of the last described line
extended, a distance of 4 8.10 feet to a point; thence southerly along a line forming
an angle of 54°32'52" to the left of the last described line extended, a distance of
3 87.5 8 feet to a point; thence westerly along a line forming an angle of 89°51'37"
• to the right of the last described line extended, a distance of 50.72 feet to the point
of beginning; excepting thereof, the right of way of the existing public road.
Parcel Three:
The south 300 feet of the east 475 feet of the northwest quarter of section 32,
township 42 north, range 8 east of the third principal meridian, (except that part
dedicated to the City of Elgin by plat recorded November 27, 1989 as document
2010689) in the township of Dundee, Kane County, Illinois.
Parcel Four:
The northwest quarter of section 32, township 42 north, range 8 east of third
principal meridian, (excepting therefrom: the north half of the northwest quarter
of said northwest quarter, and except the south 300.00 feet of the east 475.00 feet
of said northwest quarter, and except Teeple's Subdivision and a five acre parcel,
described as follows: commencing at the southwest corner of said northwest
quarter; thence north 01 052'53" east, along the west line of said northwest quarter,
a distance of 536.65 feet to the south line, as monumented, of said Teeple's
Subdivision for the point of beginning; thence south 88°10'19" east, along said
south line, a distance of 237.29 feet to the southeast corner, as monumented of
said Teeple's Subdivision; thence north 01°46'35" east, along the east line, as
monumented, of said Teeple's Subdivision, a distance of 351.86 feet to the
northeast corner, as monumented, of said Teeple's Subdivision; thence south
• 88 015'29" east, along the easterly extension of the northerly line, as monumented,
of said Teeple's Subdivision, a distance of 230.95 feet; thence north 01'52'53"
• east, parallel with the said west line of the northwest quarter, a distance of 466.69
feet; thence north 88°15'29" west, parallel with the north line, as monumented, of
said Teeple's Subdivision, a distance of 467.60 feet to the said west line of the
northwest quarter; thence south 01'52'53" west, along said west line, a distance of
818.20 feet to the point of beginning, and except that part lying northerly and
northeasterly of the southwesterly line of the Illinois state toll highway
commission parcel number n-4d-57, described as follows: commencing at the
southeast corner of said northwest quarter; thence north 01°51'04" east, along the
east line of said northwest quarter, a distance of 616.24 feet for the point of
beginning and being on the southwesterly line, as monumented, of said parcel
number n-4d-57; thence continuing along the last described course, a distance of
346.02 feet to the northeasterly line, as monumented, of said parcel number n-4d-
57; thence north 58°15'38" west, along said northeasterly line, a distance of
2052.26 feet to the south line of the north half of the northwest quarter of said
northwest quarter; thence north 88°13'58" west, along said south line, a distance
of 600.50 feet to the southwesterly line as monumented, of said parcel number n-
4d-57; thence south 58°15'38" east, along said southwesterly line, a distance of
2744.88 feet to the point of beginning, and also except the Illinois Toll Highway
Commission parcel number n-4d-57.2, described as follows: commencing at the
northwest corner of said northwest quarter; thence south 01°52'53" west, along
the west line of said northwest quarter, a distance of 663.64 feet to the southwest
corner of the north half of the northwest quarter of said northwest quarter,
hereinafter referred to as point c; thence continuing along the last described
• course, a distance of 707.96 feet; thence south 88°01'51" east, perpendicular to
the center line of Randall Road, as per dedication of the right of way for public
road purposes, document number 576570, filed in the recorder's office of Kane
County, Illinois on march 21, 1947, a distance of 30.19 feet to the east right of
way line of said Randall Road for the point of beginning; thence north 06°44'20"
east, a distance of 710.74 feet to a point on the south line of the north half of the
northwest quarter of said northwest quarter, that is 90.37 feet, as measured along
said south line, east of aforesaid point c; thence north 88°13'58" west, along said
south line, a distance of 59.10 feet to the said east right of way line of Randall
Road; thence south 01°58'09" west, along said right of way line, a distance of
708.07 feet to the point of beginning), (also excepting therefrom that part of the
land conveyed to Illinois State Toll Highway authority by deed recorded
September 29, 1988 as document 1934642) (and also except that part dedicated to
City of Elgin by plat recorded November 27, 1989 as document 2010689) in
Dundee township, Kane County, Illinois.
Parcel Five:
The north 468.03 feet, as measured along the east and west lines of the southwest
quarter of section 32, township 42 north, range 8 east of the third principal
meridian, (except that part conveyed by deed recorded July 12, 1990 as document
9006232 to county of Kane) (and also except that part dedicated to City of Elgin
by plat recorded November 27, 1989 as document number 2010689) (and also
• except that part conveyed by deed recorded April 5, 1995 as document
95k018390 to county of Kane) in the City of Elgin, Kane County, Illinois
• (Property Commonly Known as 1707 North Randall Road).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted
with the development application, prepared by Maureen Burns, RPA, Property Manager,
Colliers Bennett & Kahnweiler, dated January 5, 2009.
2. Substantial conformance to the Graphic Plan, prepared by White Way Sign Company,
dated August 28, 2008, last revised January 30, 2009.
3. Substantial conformance to the Landscape Plans (sheets Ll—L4), prepared by
RP Rosborough Partners, Inc., dated March 23, 2009, last revised April 13, 2009.
4. Substantial conformance to the Graphic Plan (sheets 1-5), prepared by White Way Sign
Company, dated May 13, 2005, last revised March 14, 2006.
5. Substantial conformance to the graphic landscape plans for freestanding graphics,
prepared by Brickman Group, dated May 8, 2006.
6. All new trees shall be installed as part of Phase 1 and prior to the issuance of a sign
permit; all proposed shrubs and grasses shall be installed by April 30, 2010.
• 7. Compliance with all other codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established within one
year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Ed Schoc , Mayor
Presented: June 10, 2009 e
Passed: June 10, 2009
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: June 11, 2009 j
Published:
Attest:
s
Diane Robertson, City Clerk
•
May 6, 2009
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 07-09 Requesting Conditional Use Approval to Permit a Program for
Graphics, Allowing the Establishment of Signs which Exceed the Requirements of the Sign
Ordinance in the PORI Planned Office Research Industrial District;Property Located at 1707 North
Randall Road,by Colliers Bennett&Kahnweiler,Inc.,as Applicant, and John B Sanfilippo&Sons,
as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PORI Planned Office Research Industrial District
ARC Arterial Road Corridor Overlay District
Existing Use: Manufacturing Warehousing and Office
• Proposed Use: Program for Graphics
Property Location: 1707 North Randall Road
Applicant: Colliers Bennett & Kahnweiler, Inc.
Owner: John B. Sanfilippo & Son
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
• E. Environmental Map EXHIBIT
(see attached)
A
�
Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Graphic Plan and Landscape Plans (see attached)
I. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Colliers Bennett & Kahnweiler, Inc., requesting conditional use
approval to permit a program for graphics. The subject property is located at 1707 North Randall
Road (see exhibits A, B, C, D, E, and F).
The subject property contains approximately 95 acres of land and is improved with a 650,000 square
foot warehouse, and a 400,000 square foot four story office building. John B. Sanfilippo and Son,
Inc.,uses the existing warehouse building as their nut manufacturing facility, and occupies a portion
of the existing office building as their corporate headquarters. Robert Morris College is interested in
potentially leasing 4,000 square feet of office space within the existing office building for a satellite
campus that will offer classes to students in the evenings. As indicated by the petitioners, Robert
Morris College is requesting visibility along the interstate I-90 and desires to be identified on the
newly proposed sign.
In 2006, the owners requested and were granted a conditional use for a program for graphics and
have since installed the approved signs which comprise of a 234 square foot monument sign adjacent
to Randall Road (sign#1), a 114 square foot monument sign adjacent to Fox Lane (sign#21), and
four flush mounted wall signs (signs # 5, 25, 26, and 7), measuring 1,068.61 square feet combined
(see Table A). Additional informational signs exist on the subject property,measuring 318.54 square
feet total (see Table B).
The existing freestanding graphic adjacent to Randall Road includes eight tenant panels and serves as
the tenant identification graphic for the manufacturing/office campus located on the subject property
and for traffic along Randall Road. The freestanding graphic adjacent to Fox Lane serves the eastern
entrance to the campus that is used primarily by delivery traffic.
Given the size of the buildings and the size of the campus, the owners are requesting one additional
freestanding monument style sign to be placed along Interstate I-90, measuring 200 square feet in
surface area. The proposed freestanding sign, designed with four tenant panels, will serve as the
tenant identification graphic for traffic along the interstate highway. The proposed monument sign
exceeds the maximum allowable surface area and the maximum allowable number of freestanding
signs on the property. The ordinance permits a maximum of one monument graphic for each
principal building on a zoning lot; and a maximum surface area of 120 square feet, for a monument
• sign placed adjacent to 1-90. Accordingly, the additional proposed monument sign requires an
approval of a conditional use for a program for graphics. The previous conditional use ordinance for
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• program for graphics will need to be repealed and all existing freestanding graphics and wall signage
will be included in the proposed draft conditional use ordinance (see exhibits G, H and I).
Table A:
Type of Graphic Number of Allowable Approved
Graphic Location Graphics Surface Area Surface Area Departure
Granted
Freestanding Adjacent to
Monument Style Randall Rd a
1 80 S.F. 233.75 S.F. 292/a
Graphic (Sign#1)
Freestanding Adjacent to
Monument Style Fox Lane 1 40 S.F. 113.775 S.F. 284%
Graphic
(Sign#21)
Total Surface Area of Freestanding Graphics o
Approved in 2006 120 S.F. 347.525 S.F. 289.6/a
Sign#5-North 480 S.F. 123.36 S.F.
Sign#25&26 480 S.F. 339.00 S.F.
Flush mounted Manufacturing/ West Elevation
Wall Graphics Warehouse South Elevation 80 S.F. -
• Building East Elevation 480 S.F. -
Sign#7-North 120 S. F. 606.25S.F. 505%
Flush mounted Office South Elevation 80 S.F. -
Wall Graphics Building East Elevation 240 S.F. -
West Elevation 480 S.F. -
Total Surface Area of Flush mounted Wall Graphics 2.440 S.F. 1.068.61 S.F.
Approved in 2006
Table B
Type of Graphic Graphic Location Total Surface
Area
Sign# 2-2A
Sign# 10-10A
Flush mounted Sign# 11-11A
318.54 S.F.
Wall Graphics Sign# 15-15A
Sign# 12, 16
Sign#'s 17-20, 27
Freestanding Signs# 3-4, 6, 8 - 9 48 S.F.
•
Directional/Informational Signs 22 -23, 28
Style Graphic
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• Pole Style Graphic Sign# 13 - 14 12 S.F.
Sign# 24
Total Surface Area of Graphics 378.54 S.F.
GENERAL FINDINGS
After due notice, as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 07-09 on May 6, 2009. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors to the
petition were present. The Community Development Group submitted a Conditional Use Review
dated May 1, 2009.
The Zoning and Subdivision Hearing Board has made the following general findings:
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use for a program for graphics 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 conditional use for a program for
graphics 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:
1927: Out
1950: Out
1960: Out
1962: Out
1992: M2 General Manufacturing District
Present: PORT Office Research Industrial District
ARC Arterial Road Corridor District
The property was annexed into the City in 1988 for the purposes of constructing an industrial
park. The property was zoned M2 General Manufacturing District. It was reclassified to
ORI Office Research Industrial District in 1992 as apart of the comprehensive amendment to
the zoning ordinance and zoning map. In 2005,the property was reclassified PORI Planned
Office Research Industrial District to allow John B. Sanfilippo and Son,Inc. to operate their
roasted nuts and seeds manufacturing company on the subject property.
B. Trend of Development. The suitability of the subject property for the intended conditional
use for a program for graphics with respect to its consistency with an existing pattern of
development or an identifiable trend of development in the area.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• Findings: The subject property is suitable for the intended conditional use for a program for
graphics with respect to the trend of development standard.
The subject property is located within the North Randall Road corridor in an area which has
developed primarily with office and industrial uses.
C. Zoning District Standard. The suitability of the subject property for the intended
conditional use for a program for graphics 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 conditional use for a program for
graphics with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
The purpose of the PORI Planned Office Research Industrial District is to provide a planned
industrial environment that fosters a sense of place and destination within a coordinated
campus or park setting through the applicable site design regulations, subject to the
provisions of Chapter 19.60,Planned Developments. A PORI zoning district is most similar
to, but departs from the standard requirements of the ORI zoning district.
. STANDARDS FOR A CONDITIONAL USE FOR A PROGRAM FOR GRAPHICS
A program for graphics may be established to provide an opportunity for unique signage that may not
conform to all of the provisions of other sections of the graphic ordinance.
Findings. The Zoning and Subdivision Hearing Board has found that the proposed program
for graphics meets the standards for a conditional use for a program for graphics.
1. Departure From Requirements Standard. No allowable departure from the requirements
of the graphic ordinance shall be granted unless it has been found that the requested
departures are mitigated through an equivalent and more restrictive application of other
regulations.
Findings. The subject property is suitable for has found that mitigation has been proposed
which is sufficient for the requested conditional use for a program for graphics.
The owners are requesting one additional monument style graphic that exceeds the maximum
surface area and the maximum number of freestanding signs allowed in the PORI District.
Because the total allowable area for graphics will be exceeded,the petitioners are proposing
an alternate means of mitigating the requested variation. The mitigation is comprised of
landscape materials along the south property line and will function to screen the outdoor
• equipment such as the chillers, storage tanks,loading docks,and trucks from view along Fox
Lane. The landscape material will consist of a variety of species including 98 deciduous and
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• coniferous trees; 485 deciduous and coniferous shrubs; and 1,650 different perennials and
grasses and which will provide a variety of textures,heights and seasonal interest. All shrubs
will be installed on three and one-half foot (3%2') centers and all evergreen and ornamental
trees will be spaced at 15 feet.
2. Site Characteristics Standard. The suitability of the subject property for the program for
graphics with respect to its size, shape and any existing improvements.
Findings. The subject property is suitable for the intended conditional use for a program for
graphics with respect to its size, shape and any existing improvements.
The property is an office,research and industrial campus containing approximately 95 acres
of land. The property is improved with a manufacturing/warehouse building, a four story
office building, and related off-street parking. The campus will contain multiple tenants who
will share a coordinated setting and common entranceways. The size of the buildings and the
scale of the campus warrant the request for additional signage along Interstate I-90.
3. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the program for graphics with respect to consistency and compatibility with surrounding land
use and zoning.
• Findings: The subject property is suitable for the intended conditional use for a program for
graphics with respect to consistency and compatibility with surrounding land use and zoning.
The areas located to the north of the subject property across the Interstate Tollway and ramp
are zoned ORI Office Research Industrial District and PORI Planned Office Research
Industrial District, and are developed with commercial industrial buildings.
The area to the south is zoned PCF Planned Community Facility District and is being
developed with the Sherman Health Systems hospital campus.
The areas to the east are zoned GI General Industrial and PGI Planned General Industrial
District and are developed with industrial buildings.
The areas to the southwest,west and northwest across Randall Road are zoned PORI Planned
Office Research Industrial District and are developed with a gas station and barn, medical
office buildings.
4. Architectural Style Standard. Each graphic shall be designed to relate to the architectural
style of the main building or buildings upon the site, and to the extent not inconsistent with
such style, to existing improvements upon lots adjacent to the site; provided that signs
located on any isolated commercial site containing a gross floor area of less than ten
thousand square feet within one or more buildings and located within a predominantly
• residential area shall be compatible with the residential character of such area and consistent
with other sign types permitted in residential districts.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• Findings: The subject property is suitable for the intended conditional use for a program for
graphics with respect to graphics relating to the architectural style of the buildings upon site.
The proposed graphic will be constructed with materials that will match the building and is
designed so as not to detract from the character and architectural style of the buildings and its
environment.
5. Relationship to Buildings Standard. Consistent with the architectural style, each graphic
shall be designed to incorporate at least one of the predominantly visual horizontal and
vertical elements of the main building or buildings on the site, such as the type of
construction material, color, or other design details; and any sign on a building shall have
dimensions which are proportional to and visually balanced with the building facade of the
side of the building upon which such sign is located.
Findings: The subject property is suitable for the intended conditional use for a program for
graphics with respect to the relationship of the graphics to the buildings on site.
The building facades are constructed in concrete with a textured finish and reflective smooth
glass windows. The monument graphic will have a textured finish with an identification
section that will either be textured to match the buildings or smooth to match the window
• surfaces. The building color is limestone grey and the monument graphics will be painted in
simulated limestone grey to match the buildings. The background color in the main
identification section on the graphics, will also match the corporate standard blue color.
6. Relationship to Other Graphics Standard. Each graphic shall be well related to all other
graphics on the site by the incorporation of not less than four of the following seven
elements:
a. Materials;
b. Letter style of graphic copy;
c. Color;
d. Illumination;
e. Method used for structural support or attachment;
f. Technical details of graphic construction; and
g. Shape of entire graphic and its several components.
Findings: The subject property is suitable for the intended conditional use for a program for
graphics with respect to the relationship of graphics to other graphics
The proposed monument graphic will have materials,letter style,color,illumination,method
used for structural support, technical details of graphic construction, and shape of entire
graphics in common with the remaining signs on the property. The proposed monument
graphic and all existing freestanding and wall graphics meet all of the requirements of this
• section.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• 7. Graphic Copy Standard. The graphic copy for a graphic shall not exceed forty percent of
the sign area.
Findings: The subject property is suitable for the intended conditional use for a program for
graphics with respect to graphic copy.
The percentage of copy on the proposed monument graphic is approximate 36% of the sign
area and meets the requirements of the graphic copy standard.
8. Graphics Affixed to Buildings Standard. The area for any graphic affixed to a building
shall not exceed ten percent of the building facade upon which such sign is located, except
that an applicant for a program for graphics may, subject to the approval of the City Council,
designate one or more enterprises, which collectively occupy more than fifty percent of the
usable floor space within the main building upon the site, as a "main tenant" or "main
tenants" of the site. Each main tenant may have a graphic with an area not to exceed fifteen
percent of the building facade of the building side upon which such graphic is located.
Findings: The subject property is suitable for the intended conditional use for a program for
graphics with respect to graphics affixed to the buildings on site.
The proposed sign is a freestanding monument sign and is not affixed to any building. The
existing wall graphics do not exceed the 10%of the building facade area upon which they are
• affixed and thus meet the requirements of the graphics affixed to buildings standard.
9. Graphics Affixed to Buildings Above Eave Lines Standard. Any graphic located above a
building facade (eave line) shall be integral with the building and also an integral design
feature of the building.
Findings: The subject property is not found suitable for the intended conditional use for a
program for graphics with respect to graphics affixed to buildings above eave lines.
The applicant is not proposing any signs located above the eave line of the building and none
of the existing wall graphics are located above a building eave line.
10. Graphics Affixed to Buildings Below Canopy Standard. Any graphic located beneath a
canopy, arcade, marquee or other similar building projection shall not contain more than
three square feet in sign area and shall be located on a building frontage proximate to an
entrance to the building in regular use by the general public.
Findings: The subject property is not found suitable for the intended conditional use for a
program for graphics with respect to graphics affixed to buildings below canopy.
The applicant is not proposing any signs below a canopy, and only one of the existing wall
graphics is located beneath a canopy, arcade, marquee or other similar building projection.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• ALLOWABLE DEPARTURES AND EXCEPTIONS
Allowable departures may be granted through a program for graphics from the normal standards,
regulations, requirements, and procedures of the zoning ordinance. The owners are requesting the
following departure from the standard requirements of Chapter 19.50 Street Graphics:
Section 19.50.070. D Monument Graphics Type, Number, Size and Location: The owners are
requesting one additional monument style graphic that exceeds the maximum surface area and the
maximum number of freestanding signs allowed.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Positive Attributes. The subject property possesses unique needs requiring an
accommodation for larger and additional street graphics on the subject property. The
property is an office research and industrial campus, containing approximately 95 acres of
• land that is improved with a 650,000 square foot manufacturing/warehouse building, a
400,000 square foot four story office building, and related off-street parking. The campus
will contain multiple tenants who will share a coordinated setting and common
entranceways. The subject property also has three street frontages. The applicant is
requesting a monument graphic,which exceeds the maximum surface area and the maximum
number of freestanding signs permitted in the PORI District, to promote the businesses
within this setting.
The building fagade is constructed in concrete with a textured finish and include reflective
smooth glass windows. The monument displays will have a textured finish with an
identification section that will either be textured to match the buildings or smooth to match
the window surfaces. The building color is limestone grey and the monument graphics will
be painted simulated limestone grey to approximately match the buildings. The background
color in the main identification section on the graphics, will also match the corporate
standard blue color.
The owners propose to mitigate the requested variation with landscape materials along the
south property line that will function to screen the outdoor equipment such as the chillers,
storage tanks, loading docks, and trucks from view along Fox Lane. The landscape material
will consist of a variety of species including 98 deciduous and coniferous trees; 485
deciduous and coniferous shrubs; and 1,650 different perennials and grasses and which will
provide a variety of textures, heights and seasonal interest. All shrubs will be installed on
three and one-half foot(3%2')centers and all evergreen and ornamental trees will be spaced at
15 feet.
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• Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 07-09. On a
motion to recommend approval of the conditional use, subject to the following conditions, the vote
was three (3) yes and one (1) no:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted with
the development application,prepared by Maureen Burns,RPA,Property Manager,Colliers
Bennett & Kahnweiler, dated January 5, 2009.
• 2. Substantial conformance to the Graphic Plan,prepared by White Way Sign Company,dated
August 28, 2008, last revised January 30, 2009.
3. Substantial conformance to the Landscape Plans(sheets Ll—L4),prepared by RP Rosborough
Partners, Inc., dated March 23, 2009, last revised April 13, 2009.
4. Substantial conformance to the Graphic Plan (sheets 1-5), prepared by White Way Sign
Company, dated May 13, 2005, last revised March 14, 2006.
5. Substantial conformance to the graphic landscape plans for freestanding graphics,prepared
by Brickman Group, dated May 8, 2006.
6. All new trees shall be installed as part of Phase 1 and prior to the issuance of a certificate of
occupancy for Robert Morris College; and all proposed shrubs and grasses shall be installed
by Apri130, 2010.
7. Compliance with all other codes and ordinances.
Therefore, the motion to recommend approval of Petition 07-09 was adopted.
• s/ Daniel Weiler
Dan Weiler, Chairman Pro-Tem
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 07-09 May 6, 2009
• Zoning and Subdivision Hearing Board
s/ Matthew Fitzgibbon
Matthew Fitzgibbon, Secretary
Zoning and Subdivision Hearing Board
•
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