G15-14 Ordinance No. G15-14
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AN ORDINANCE
AMENDING PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT
ORDINANCE NO. G51-08
(1600 North Randall Road)
WHEREAS, the territory herein described has been classified in the PORI Planned Office
Research Industrial District under Ordinance No. G51-08 within the subdivision commonly
known as Alft-Randall Division; and
WHEREAS, written application has been made to amend PORI Planned Office Research
Industrial District Ordinance No. G51-08, to permit the installation of additional wall and
monument graphics; and
WHEREAS, after due notice in the manner provided by law, the Planning and 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, Illinois, has reviewed the findings and
recommendations of the Planning and Zoning Commission.
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 February 3, 2014, made by the Planning and Zoning Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G51-08 entitled "An Ordinance Classifying Newly
Annexed Territory In The PORI Planned Office Research Industrial District, and Granting a Map
Amendment from ORI Office Research Industrial District To PORI Planned Office Research
Industrial District," passed July 23, 2008, be and is hereby amended only as set forth in this
ordinance as follows:
That Section 3 J. of Ordinance No. G51-08 entitled `'Signs" is hereby amended to read as
follows:
J. Signs. In this PORI zoning district, signs shall be subject to the provisions of Chapter
19.50, Signs, of the Elgin Municipal Code, 1976, as amended. The following additional
street graphics shall be permitted on the property as described below:
1. One Monument Graphic not to exceed two hundred (200) square feet in surface area
and twenty (20) feet in height installed at the northeast corner of the property at the
intersection of Randall Road and Alft Lane.
2. One Wall Graphic not to exceed one hundred and forty (140) square feet in surface
area installed at the northeast corner of the east elevation of the building.
And subject to the following conditions:
1. Substantial conformance with the Application and Statement of Purpose and
Conformance prepared by Peter C. Bazos of Bazos, Freeman, Kramer, Schuster &
Braithwaite, LLC, dated December 18, 2013.
2. Substantial conformance with the graphics exhibits prepared by Parvin-Clauss
Sign Company as follows:
a. Wall Graphic Exhibit, Sheet 1 of 1 dated October 18, 2013
b. Monument Graphics Exhibits, Options A and B, Sheets 1 and 2, dated August
21, 2013 and last revised on November 5, 2013.
3. Substantial conformance with the Final Plat of Subdivision entitled Alft-Randall
Division, prepared by Bollinger, Lach & Associates, Inc., dated March 20, 2007
and last revised on March 29, 2011.
4. The wall graphic shall be installed on the building face in a manner that does not
cover or interrupt major architectural features, such as doors, exits, and windows,
or extends above the highest point of the wall parapet. The base of the proposed
wall graphic shall align with the base of the existing "1600" graphic on that
elevation.
5. Conformance with all applicable codes and ordinances.
Section 3. That except as amended herein; the use and development of the Subject
Property shall be controlled pursuant to the provisions of Ordinance No. G51-08. In the event of
any conflict between this ordinance, which expressly includes those documents detailed within
Section 2 and the allowances and departures described and provided thereon, and Ordinance No
G51-08, this ordinance and associated documents shall control and prevail.
Section 4. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
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David J. Ka. am, ayor
Presented: March 19, 2014
Passed: March 19, 2014 '� QF'
;.''URgSFLUMIpS
Omnibus Vote: Yeas: 9 Nays: 0 `._
Recorded: March 19, 2014
Published: March 21, 2014 !Pf
Kimberly Dewis.C. Clerk
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February 3, 2014
PLANNING & ZONING COMMISSION
FINDINGS OF FACT AND RECOMMENDATION
Community Dev elopmcnt Department Cite of Elgin, IL
OVERVIEW
HRT of Illinois, Inc. requests an amendment to the provisions for graphics contained within their
planned development ordinance. The property owner requests modification to the existing
monument graphic located along Randall Road and to install a new wall graphic on the east
elevation of the building. Installation of the proposed graphics requires an amendment to the
PORI Planned Office Research Industrial District Ordinance No. G51-08.
The applicant is not proposing any modification to the location, design, operation and
configuration of the existing medical office building, its parking lot, or access driveways at this
time.
GENERAL INFORMATION
Petition Number: 44-13
Recommendation: APPROVE, (See Recommendation Detail)
Applicant and Owner: HRT of Illinois, Inc.
Staff Coordinators: Sarosh Saher, AICP, Senior Planner
List of Exhibits: A. —Aerial/Location Map
B. —Zoning Map
C. —Parcel Map
D. —Site Photos
E. —Development Application and Plans
F. —Draft Ordinance Amendment
BACKGROUND & PROJECT DETAIL
Healthcare Realty Trust is a real estate investment trust ("REIT") that integrates owning,
managing and developing properties associated with the delivery of healthcare services
throughout the United States. The company acquired, annexed and developed the property at
1600 North Randall Road, and continues to own, lease and manage the medical office building
Exhibit A
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-13 February 3, 2014
and its tenant spaces. The building is currently occupied by seven tenant spaces, with a projected
total of around 20-24 tenants occupying office spaces of varying square footage.
PORI Planned Office Research Industrial District G51-08 provides for the location, design and
operation of the medical office building and its associated site design features and graphics. The
ordinance provides for the following graphics which are currently installed on the property:
1. Monument Graphics:
a. Monument Graphic Type A — 6 feet high x 12.5 feet wide (75 square feet),
located at the corner of Randall Road & Alft Lane. This graphic contains panels
for six tenant names and logos and the address of the building. This graphic is
proposed to be replaced with the new proposed monument graphic to allow for
additional tenant names and logos.
b. Monument Graphic Type B — 7.58 feet high x 4.83 feet wide (36.61 square feet),
located at the corner of Alft Lane & Capital Street. The graphic contains only the
address of the property, and is not proposed to be replaced.
c. Monument Graphic Type C — 5.5 feet high x 4.83 feet wide (26.57 square feet) —
Two graphics located near each entrance drive to the property from Capital Street.
These graphics are directional graphics that direct vehicular traffic to the main
entrance and delivery areas and are not proposed to be replaced.
2. Wall Graphics:
a. Wall Graphic Type E—3.5 feet high x 12.33 feet wide (43.15 square feet)—Three
wall graphics located on the east, north and south elevations of the building,just
below the roof line. These graphics simply contain the address number "1600" of
the building and are not proposed to be replaced.
The proposed changes to the provisions for graphics include the replacement of a monument
graphic and the installation of an additional wall graphic as follows:
1. Monument Graphic Type A is proposed to be replaced with a new monument graphic that
is proposed to be 20 feet high x 10 feet wide for a total of 200 square feet. The graphic is
proposed to be designed to depict the address of the property at the top while
accommodating the names and logos of 13 tenants in panels sized in three specified
surface areas.
2. A new wall graphic 6.08 feet high x 23 feet wide (139.84 square feet) is proposed to be
located on the east elevation facing Randall Road and will be designed to include the
name of the primary tenant within the building.
Detailed specifications of the proposed graphics are provided by the applicant within this packet.
The Community Development Department offers the following additional information.
A. Site Characteristics: The subject property is a regularly shaped parcel containing a total
of 6.07 acres (264,318 square feet) of land area. The existing four-story building
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Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-13 February 3, 2014
containing approximately 95,000 square feet of rentable office space and constructed
primarily of masonry occupies a central location on the property and is surrounded by its
associated parking lot. A stormwater detention facility is located on the southeast corner
of the property.
B. Surrounding Land Use and Zoning: The areas to the north and east are zoned PORI
Planned Office Research Industrial District, and are developed with a medical office
building (to the north) and the Sanfilippo & Son (Fisher Nuts) manufacturing facility
containing manufacturing, warehouse and office uses, respectively. The area to the south
is zoned PORI Planned Office Research Industrial District, and is developed with a gas
station and barn.
The area to the west is zoned ORI Office Research Industrial District, and is developed
with an office and manufacturing building.
C. Zoning History. The subject property was annexed to the City in 2008 and zoned PORI
Planned Office Research Industrial District. The medical office building on the property
was completed in 2009.
D. Traffic and Parking. The subject property is located on the west side of Randall Road, south of Alft
is a local street. Both streets serve the adjacent office and industrial land uses.
The property contains two points of access from Capital Street, resulting in the location
of the entrance to the building facing Capital Street rather than Randall Road. There is
no access to the property from Alft Lane or Randall Road. Off street parking is provided
in conformance with the Off Street Parking Ordinance.
E. Sewer and Water. The subject property is served with municipal water and sanitary sewer systems. 5_
F. Trend of Development. The subject property is located along the Randall Road corridor and in close I
G. Planned Development District. The subject property is located along Randall Road, a regional arterk
vehicle users on this section of roadway within the limited time drivers have to respond
to visual cues. The increased area and height of the proposed monument graphic will
have a minimal impact on surrounding property due to the large frontage and setbacks
that these properties are developed with.
H. Comprehensive Plan. The subject property is designated as "Office Research Industrial" by the City
office, and technology uses.
I. Natural Preservation. There are no significant natural features on the property that are
worthy of preservation.
J. Internal Land Use. The zoning and development standards contained in the Elgin Municipal Code an
the monument graphic along Randall Road will not have a detrimental impact on the
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Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-13 February 3, 2014
subject property or surrounding pro ert . The proposed graphic setback approximately
10 feet from the east lot line and approximately 35 feet from the curb of Randall Road. Its
design is consistent with graphics that were recently approved for Advocate Sherman
Hospital to the southeast, and the upcoming Subaru car dealership located to the south of
the subject property.
PLANNED DEVELOPMENT DEPARTURES
The provisions for graphics are contained within the PORI ordinance G51-08, which provided
departures for the development of the property and the number of graphics on the property. The
provisions are most similar to those of an ORI Office Research Industrial District. The applicant
is therefore requesting the following departures from the requirements of the ORI District, as
referenced within Chapter 19.50 entitled "Street Graphics":
1. Chapter 19.50.070.D.3.c Maximum Surface Area of a Monument Graphic: The
maximum surface area of a monument graphic for a zoning lot with frontage along a
street with a speed limit of 45 to 50 miles per hour is 80 square feet. The surface area of
the proposed graphic is 200 square feet requiring a 150% departure from the area
requirements of the ordinance.
2. Chapter 19.50.070.D.3.e Maximum Height of a Monument Graphic: The maximum
height of a monument graphic is 10 feet. The height of the proposed monument graphic is
20 feet requiring a 100% departure from the requirements of the ordinance.
The building on the property has a maximum capacity to house between 20-24 tenants.
The applicant intends to accommodate the names and logos of thirteen of these tenants on
the graphic. The graphic is designed in dimensions similar to a multi-tenant shopping
center graphic and is in keeping with the dimensions of the graphics that were recently
approved for Advocate Sherman Hospital to the southeast, and the upcoming Subaru car
dealership located to the south of the subject property.
The applicant is not proposing any additional free-standing monument graphics along this
portion of Randall Road and will continue to maintain the landscape material installed
when the existing monument graphic was originally installed.
Additionally, the applicant is not proposing an increase in the number of monument
graphics from what was originally approved for the development.
3. Chapter 19.50.080.D Maximum Number of Wall Graphics: The zoning ordinance
provides for a maximum of 2 wall graphics for this property. The planned development
ordinance currently provides for 3 wall graphics — Wall Graphic Type E containing the
address number"1600" of the building and located on the east, north and south elevations
of the building. The applicant is proposing one additional wall graphic located on the east
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Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-13 February 3, 2014
elevation. The graphic will contain the name of the primary tenant within the building
and will be located at the northeast corner of the building facing Randall Road.
4. Chapter 19.50.080.E Maximum Surface Area of Wall Graphics The building on the
subject property is set back 193.3 feet from Randall Road providing the applicant a
maximum of 120 square feet of wall graphic surface area. The applicant is proposing a
new wall graphic with a surface area of 139.84 square feet. With the existing "1600"
graphic on that building elevation, the total wall graphic surface area will be 182.99
square feet requiring a 52.5% departure from the requirements of the ordinance.
It should be noted that were the building constructed an additional 6.7 feet back from
Randall Road for a distance of 200 feet, the graphics ordinance would have provided for
a total of 240 square feet of wall graphic surface area. Moreover, because the building as
three street frontages (Randall Road, Alft Lane and Capital Street), the graphics
ordinance provides for up to 360 square feet (120 x 3 = 360 square feet) of wall graphic
surface area. However with the addition of the proposed wall graphic, the four wall
graphics on the building will only utilize 269.29 square feet of surface area.
The proposed wall graphic will be constructed with fabricated metal channel letters to
unify them in material, letter style, color, illumination, method used for structural
support. The size of the graphic is proportional to the scale and size of the building.
RECOMMENDATION
On a motion to recommend approval of Petition 44-13, the Planning & Zoning Commission
voted five (5) yes, zero (0) no, and subject to the following conditions:
1. Substantial conformance with the Application and Statement of Purpose and
Conformance prepared by Peter C. Bazos of Bazos, Freeman, Kramer, Schuster&
Braithwaite, LLC, dated December 18, 2013.
2. Substantial conformance with the graphics exhibits prepared by Parvin-Clauss
Sign Company as follows:
a. Wall Graphic Exhibit, Sheet 1 of 1 dated October 18, 2013
b. Monument Graphics Exhibits, Options A and B, Sheets 1 and 2, dated
August 21, 2013 and last revised on November 5, 2013.
3. Substantial conformance with the Final Plat of Subdivision entitled Alft-Randall
Division, prepared by Bollinger, Lach & Associates, Inc., dated March 20, 2007
and last revised on March 29, 2011.
4. The wall graphic shall be installed on the building face in a manner that does not
cover or interrupt major architectural features, such as doors, exits, and windows,
or extends above the highest point of the wall parapet. The base of the proposed
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Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-13 February 3, 2014
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wall graphic shall align with the base of the existing "1600" graphic on that
elevation.
5. Conformance with all applicable codes and ordinances.
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Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-13 February 3, 2014
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s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning & Zoning Commission
s/Dave Waden
Dave Waden, Secretary
Planning& Zoning Commission
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