MEMORANDUM. FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner
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1 MEMORANDUM TO: Plan Commission FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner DATE: October 4, 2017 RE: Public Hearing on the Request for an Amendment to the Signage Plan for Parkway North Center to Allow a Wall Sign on the Parking Garage at 3 Parkway North Boulevard (TNREF III Parkway North JV). Subject Property The subject property consists of the Parkway North Center planned unit development (PUD) The property is approximately 86 acres and is located at the southeast corner of Deerfield Road and Saunders Road. The subject property is zoned I-1 Office, Research, and Restricted Industrial District. The site is currently developed with six office buildings (buildings 1, 3, 4, 6, 9 and 10), a Marriott Suites Hotel (2 Parkway North), and a childcare facility and health club in a one story building (5 Parkway North). The annexation agreement sets out the development requirements for the Parkway North Center Planned Unit Development. Last year the 7 Parkway North (ABPN), a two-story office building was approved, and it is under construction. In addition, 8 Parkway North, a five-story office building, was approved and the developer is working to attract a build to suit tenant for the building. The specific property where the expansion of the parking garage is proposed is Parkway North 3, which is a five-story office building of approximately 255,092 square feet which is located at the south end of the development east of the Parkway North 4 office building, and west of the Marriott Suites Hotel. Surrounding Land Use and Zoning for Woodview Parcels North (across Deerfield Road): Unincorporated R-1 Residential District Tollway onramp; Village of Riverwoods - Deerfield Park District Golf Course South: Unincorporated GO General Office office buildings East: Tollway, and across the Tollway is I-1 Office Research and Restricted Industry District Siemens three-story office building West (across Saunders Road): Village of Riverwoods R-1 PUD Residential District Proposed Plan The petitioners are proposing to install one (1) internally illuminated wall sign for their tenant (PRA Health Sciences) on a parking garage located at 3 Parkway North Boulevard. The wall sign will be located at the northwest corner of the building on the
2 north wall of the new section of the parking garage. The sign will be 92 square feet in size (9.2 by 10.0 ) and will consist of the letters PRA Health Sciences and a logo. The sign will be 6.0 deep. The signs will be located above the top floor of the three-story parking garage north facing the interior of the office park. The sign will be aluminum, mounted onto the garage façade, and internally illuminated by LED units. The text and logo color will be vivid rose. The sign box will be painted to match the parking garage structure. The graphics will be cut out from the aluminum face and backed with a translucent acrylic sheet. The sign will be controlled by a photocell. The petitioners have provided a detailed written description/summary of the proposal in their material that explains the following: Their rationale for the wall sign on the parking structure; location of the wall sign on the parking structure and sign details. Zoning Conformance The petitioners must amend their existing sign plan for the Parkway North Center to allow the proposed wall signs. Signage - I-1 Planned Unit Development (9.02-C) Number and Content: Permitted: Limited to one (1) sign for each wall, which fronts a public street, public right-of-way, easement for access or parking. Said sign shall only contain the name of the building, or the name of tenant, or the name of the development. Such signage may include a logo. Proposed: One (1) wall sign on the parking garage facing the office park interior is proposed for the northwest corner of the 3 Parkway North parking garage with the content to be PRA Health Sciences and logo. Area: Permitted: The maximum surface area shall not exceed one percent (1%) of the gross surface area of the wall to which it is affixed, or 100 square feet, whichever is lesser. Proposed: The proposed sign is 92 s.f. in area (9.2 x 10.0). The area of the wall to which the proposed wall sign is affixed is approximately 3,237 square feet. 1% of 3,237 is s.f. which is the maximum size wall sign allowed. A variation is needed for the area of the wall sign. Location: Permitted: Wall signs maybe located on any principal building fronting on a public street, public right-of way, easement for access, or parking area.
3 Proposed: The proposed wall sign is proposed on the parking garage facing the interior of the office park. The Zoning Ordinance defines a principal building as a nonaccessory building in which the principal use is conducted. A parking garage is not a principal building, and a wall sign on the parking garage will require a variation. Height: Permitted: Wall signs shall not be located higher than the roof deck of the principal building. Proposed: The structure on which the sign is proposed is not the principal building therefore this parking garage does not have the traditional office roof deck. The proposed wall sign is above the top parking floor of this parking deck and will require a variation. Illumination: Permitted: Any illuminated sign within 120 feet of a residential district must be extinguished at the close of business conducted within any building or upon the premises to which such sign is located or 11:00 p.m. whichever is later. Proposed: The wall sign will be internally illuminated, and is not within 120 feet of a residential district. Prefiling Conference The minutes from the September 14, 2017 Prefiling Conference are attached.
4 Workshop Meeting September 14, 2017 Page 3 Commissioner Moyer asked the petitioner if he has considered video security surveillance. Dr. Wolfson stated he would consider this. Commissioner Moyer added that costs are more reasonable now than in the past and it would add a layer of protection. The back parking area (north end) would also be fenced in. He reported that he has tenants there and would like them to have the opportunity to have gated parking and secured back entrances to the building. Commissioner Bromberg clarified the exact location of the property. Dr. Wolfson replied that it is behind Whitehall and to the right is Carson s. Commissioner Moyer asked what action needs to be taken to approve the petitioners requests. Mr. Ryckaert replied that this Planned Unit Development and whenever there is a change or improvement to a PUD the owner must come before the Village for the change. Commissioner Bromberg commented that it is just a fence and if it will prevent people from doing things they shouldn t be then it seems very reasonable. Commissioner Bromberg moved to find that the addition of the fence is in substantial conformance with the approved Planned Unit Development. Commissioner Moyer seconded with the recommendation to get video surveillance at the property. Said motion passed with the following roll call: Ayes: Bromberg, Goldstone, Moyer, Berg (4) Nays: None (0) (4) Prefiling Conference on the Request for an Amendment to the Signage Plan for Parkway North Center to Allow a Wall Sign on the Parking Garage at 3 Parkway North Boulevard (Fulcrum Asset Advisors) The petitioner Peter Broccolo with Fulcram Asset Advisors reported that Fulcram owns this property and introduced representatives from ICG Construction and Priority Signs also in attendance. Mr. Broccolo reported that the one of the building s new tenants, PRA Health Sciences, is requesting a sign on the property s new parking garage. They are here seeking feedback on this sign request. Mr. Broccolo stated that as the property owner, they want to express strong support for what their tenant is seeking and they believe it will enhance and continue Deerfield s strong corporate environment. He added that as corporate tenants seek spaces, signage and branding opportunities are important to them. He added that they came before the Plan Commission for approval of the development of their parking garage and they are now back with a signage request on that garage. PRA wanted their company s signage on the office building however the Zoning Code allows for only one sign on the building and it was already taken by another tenant. They came up with the idea of using the garage as a different structure to still provide their tenant with brand identity. The tenant sees this as an attractive opportunity and they are seeking Plan Commission feedback on this idea. Mr. Broccolo added that PRA Health Sciences is renting 50,000 square feet of the building, the entire second floor. Commissioner Moyer commented that he likes the idea of the garage signage. He added that it is located in the middle of the business park and is not visible from the road. Mr. Ryckaert
5 Workshop Meeting September 14, 2017 Page 4 explained that this request requires Plan Commission approval and does not have to go before the Appearance Review Commission. Mr. Broccolo stated that they respectfully submit to the Commission for approval on the signage on the garage. Mr. Ryckaert stated that this is the Prefiling Conference to gain Commission feedback and they will need to return for a Public Hearing and formal vote. He added that this request includes several variations for location on the garage, total area, and height of the wall sign as it is above the highest floor of the parking deck. Commissioner Bromberg asked if the sign s illumination will turn off. The petitioner responded that it would light up when it gets dark out and go off during daylight hours. Commissioner Bromberg provided supportive comments for the idea of the garage sign. Mr. Broccolo added that it is the tenant s desire to install a temporary banner for a period of time before the sign is complete. Mr. Ryckaert stated that the regulations for temporary signs do not allow banners. Document Approval All Commissioners agreed that they approve the Jon Ric Recommendation document. There being no further discussion, the Workshop Meeting adjourned at 9:15 P.M. with a unanimous voice vote. Respectfully Submitted, Laura Boll
6 Village of Deerfield 2017 Zoning Ordinance Map Subject Property
7 3 Parkway North Approved Site Plan Parking Garage
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