PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider variances to permit tollway signage that exceeds permissible height and square footage allowances for the property located at 55 Shuman Boulevard (Rush Naperville Clinic) - PZC 19-1-024
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 19-1-024 was published in the Daily Herald on May 20, 2019.
BACKGROUND:
The subject property is located at 55 Shuman Boulevard, at the northwest corner of Washington Street and Shuman Boulevard. The property is currently improved with a multi-story office building and surface parking lot. It is zoned ORI (Office, Research and Light Industry District) and is approximately 11.36 acres in size. The East Sector Update to the Comprehensive Master Plan (1998) describes the future land use of the subject property as “Office/Research and Development”; the existing building and tenants are compatible with this designation.
The petitioner proposes a new tollway corridor sign along the subject property’s northern property line to increase visibility for Midwest Orthopaedics at Rush along Interstate 88 (I-88). To do so, the petitioner requests approval of a variance to allow a tollway sign that exceeds the maximum sign height allowance of 25 feet; and, a variance to allow a tollway sign that exceeds the maximum sign area of 120 square feet.
DISCUSSION:
Two variances are requested as part of the petitioner’s signage proposal. Due to the property’s setback from I-88, staff recognizes that signage that exceeds City Code requirements may be beneficial and justifiable to improve visibility for the property; however, staff is not supportive of the variances as currently requested. The petitioner has not provided details outlining how the proposed signage will directly impact the user or the need for signage of this type. Additionally, staff has requested that the petitioner provide additional detail regarding the user’s comprehensive sign package/wall signage plans, as well as make modifications to the proposed ground sign to bring it closer into conformance with the purpose of the Sign Code.
Sign Height Variance
The petitioner requests approval of a variance from Section 6-16-5:2.2.2.8.3 (Tollway Property Allowance/Height) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH16SI_6-16-5SICOINPR> of the Naperville Municipal Code to allow a tollway sign to exceed the maximum permitted height of 25 feet due to the height of an existing berm separating the property from I-88. The petitioner proposes a sign that is 40 feet in height to ensure visibility from the highway. The requested variance would allow the proposed sign to measure 15 feet taller than Code regulations.
The petitioner states that a sign installed at less than 40 feet in height would not be visible from the highway and has provided an exhibit to illustrate this finding. Without a better understanding of the overall sign package for the property, staff finds the proposed sign height to be unwarranted and notes that another type of signage, such as wall signage which may be more visible to passersby, may be more effective in serving the property and identifying the use.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments. Staff does not concur with the responses to the standards submitted by the petitioner. Staff’s comments with respect to the proposed findings for the requested variance, based upon a review of the subject property, applicable Code provisions for the tollway signage and standards for variance requests are as follows:
Variance Standard #1: The variance is in harmony with the general purpose and intent of this Title and the adopted comprehensive master plan.
Staff Comments: The purpose of the Sign Code is to establish balanced regulations for signage. Commercial and institutional properties within the City of Naperville are generally permitted to have monument signage that up to 10 feet in height, with an additional 2-foot allowance for architectural features. Section 6-16-5:2.2.2.8 <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH16SI_6-16-5SICOINPR> of the Code offers an additional allowance for tollway properties, adjacent to the I-88 tollway corridor. Due to a larger right-of-way width and higher traffic speeds, tollway signs are permitted to measure 25 feet in height to improve visibility along the tollway corridor. Furthermore, the proposed sign is a pole sign; and, excluding tollway corridor signage, pole signs are prohibited within the City of Naperville. Without a solid understanding of how the signage will impact the proposed user, what the comprehensive sign package for the site is, or the opportunity to review alternative options, a tollway sign measuring 40 feet in height (equivalent to a 60% increase above the permissible height) is not consistent with the City’s signage goals, and exceeds an already more lenient regulation granted specifically for the I-88 tollway corridor. A sign of this height is not found to be in harmony with the general purpose and intent of the City’s sign regulations.
Variance Standard #2. Strict enforcement of this Title would result in practical difficulties or impose exceptional hardships due to special and unusual conditions which are not generally found on other properties in the same zoning district.
Staff Comments: The subject property is zoned ORI (Office, Research and Light Industry District), as are several other properties along the I-88 tollway corridor. While an existing berm and mature trees may limit visibility of a 25-foot tollway sign from certain vantage points, the berm and landscaping are not found to be unique to this property and additional signage alternatives may exist that are in better harmony with the general purpose and intent of the City’s sign regulations. Based on the information provided, strict enforcement of the sign regulations does not result in a hardship.
Variance Standard #3. The variance, if granted, will not alter the essential character of the neighborhood and will not be a substantial detriment to adjacent property.
Staff Comments: The subject property is improved with a multi-story office building that is visible to passersby on I-88 and proximate to several other office buildings. While other nearby properties may have tollway signs in place, none are known to exceed the City’s permitted sign height. One of the stated purposes of the Sign Code is to enhance the physical appearance of site identification to be in harmony with the visual character of the associated street corridor. The proposed sign is 15 feet (60%) taller than what is permitted by Code and is taller than other signs observed in the vicinity; therefore, the size of the proposed sign is not in harmony with the essential character of the neighborhood.
Sign Area Variance
The petitioner seeks approval of a variance from Section 6-16-5:2.2.2.8.2 (Tollway Property Allowance/Sign Area) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH16SI_6-16-5SICOINPR> of the Naperville Municipal Code to allow a tollway sign to exceed the maximum permitted area of 120 square feet to improve visibility for Midwest Orthopaedics at Rush along Interstate 88 (I-88). The petitioner proposes signage that is approximately 260 square feet in size to accommodate the layout of the business name. The requested variance would allow the proposed sign to total 140 square feet larger than what is currently permissible by Code.
The petitioner indicates that a sign installed at less than 260 square feet in size would not be visible from the highway and has provided an exhibit to illustrate this finding. Without a better understanding of the need for this type of signage or the overall sign package for the property, staff finds the proposed sign size to be unwarranted.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments. Staff does not concur with the responses to the standards submitted by the petitioner. Staff’s comments with respect to the proposed findings for the requested variance, based upon a review of the subject property, applicable Code provisions for the tollway signage and standards for variance requests are as follows:
Variance Standard #1: The variance is in harmony with the general purpose and intent of this Title and the adopted comprehensive master plan.
Staff Comments: The purpose of the Sign Code is to establish balanced regulations for signage. Section 6-16-5:2.2.2 <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH16SI_6-16-5SICOINPR> (Ground Signs/Sign Area) of the Naperville Municipal Code permits commercial and institutional properties within the City to have ground signage that is up to 120 square feet in size based on the posted speed limit. Consistent with all ground signs in areas with a posted speed limit of 55 mph or greater, tollway signs are permitted to measure 120 square feet in size to improve visibility along the tollway corridor. Without a clear understanding of how the signage will impact the proposed user, what the comprehensive sign package for the site is, or the opportunity to review alternative options, a tollway sign measuring 260 square feet in size (equivalent to a 116% increase above the permissible size) is not consistent with the City’s signage goals, and a sign of this size is not found to be in harmony with the general purpose and intent of the City’s sign regulations.
Variance Standard #2. Strict enforcement of this Title would result in practical difficulties or impose exceptional hardships due to special and unusual conditions which are not generally found on other properties in the same zoning district.
Staff Comments: The subject property is zoned ORI (Office, Research and Light Industry District), as are several other properties along the I-88 tollway corridor. While an existing berm and mature trees may impact sign visibility in terms of height, the berm and landscaping are not found to be a direct influence on sign size or to warrant a sign that is 140 square feet (116%) larger. Furthermore, existing conditions are not found to be unique to this property and additional signage alternatives may exist that are in better harmony with the general purpose and intent of the City’s sign regulations. Based on the information provided, strict enforcement of the sign regulations does not result in a hardship.
Variance Standard #3. The variance, if granted, will not alter the essential character of the neighborhood and will not be a substantial detriment to adjacent property.
Staff Comments: The subject property is improved with a multi-story office building that is visible to passersby on I-88 and proximate to several other office buildings. While other nearby properties may have tollway signs in place, none are known to considerably exceed the City’s permitted sign size. One of the stated purposes of the Sign Code is to enhance the physical appearance of site identification to be in harmony with the visual character of the associated street corridor. The proposed sign is 140 square feet (116%) larger than what is permitted by Code and is larger than other signs observed in the vicinity; therefore, the size of the proposed sign is not in harmony with the essential character of the neighborhood.
Key Takeaways
§ The petitioner requests variances from Sections 6-16-5:2.2.2.8.2 (Tollway Property Allowance/Sign Area), and 6-16-5:2.2.2.8.3 (Tollway Property Allowance/Height) to install a tollway sign that measures 40 feet tall and 260 square feet in size on the subject property.
§ Staff does not support the variance requests due to a lack of understanding of how the signage will impact the proposed user, what the comprehensive sign package for the site is, the opportunity to review alternative options, and not being in harmony with the surrounding neighborhood.