HomeMy WebLinkAbout1994-02-24 NAC Planning Report Iryp Northwest Associated Consultants, Inc.
CURBAN PLANNING • D E S I G N • M A R K E T RESEARCH
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Stuart Roberson/Scott Richards
DATE: 24 February 1994
RE: Oak Park Heights - Taco Bell Sign Variance
FILE NO: 798.02 - 93.05
INTRODUCTION
Dovolis, Johnson and Ruggieri, representing Taco Bell, is
requesting a variance to the Sign Ordinance within the B-2, General
Business District, for the purpose of installing a 193 square foot
(11' x 17'6") pylon sign, located at the southeast corner of 60th
Street North and Omaha Avenue.
The applicant originally proposed to the City Council a 96.9 square
foot (8'-1" X 12') pylon sign to be located at the property's
northwestern corner. However, it is now the applicant's desire to
enlarge their original sign proposal to 193 square feet. The
installation of this sign would increase the proposal's overall
sign package to a total of 227 square feet. To accomplish this,
the applicant must receive a variance approval for the freestanding
sign.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Pylon Sign Location
Exhibit D - Pylon Sign Detail
Exhibit E - Original Pylon Sign Detail
5775 Wayzata Blvd.•Suite 555•St. Louis Park, MN 55416•(612) 595-9636•Fax. 595-9837
RECOMMENDATION
In order to provide Taco Bell equitable opportunity to advertise
their business while preserving the aesthetic quality of the City,
it is in our opinion that the previously proposed 96 . 9 square foot
sign is sufficient for the property' s location. The requested 193
square foot pylon sign would not significantly enhance the
property' s visibility from Highway 36 . Therefore, we recommend
that the City Council approve the 96 .9 square foot freestanding
sign.
ISSUE ANALYSIS
The Zoning Ordinance sign requirements in the B-2 District allow
for one freestanding sign with a maximum of 150 square feet or 15
percent of the front building facade, whichever is less .
A calculation of the front building facade indicates that the
applicant is entitled to a 75 . 3 square foot pylon sign. The sign
currently requested is 117. 7 square feet more than the allowed
size. The sign originally proposed is 21. 6 square feet more than
the allowed signage.
It is the applicant' s contention that even though their 193 square
foot sign exceeds regulations, it has a less negative impact than
that of the adjacent McDonald' s restaurant . McDonald' s was
permitted to display a 466 square foot sign package, which includes
a 400 square foot freestanding sign. For purposes of comparison,
the following table illustrates that Taco Bell' s variance request
would present a pylon sign that is larger than most of the other
fast food businesses .
Current Signage:
Restaurant Pylon Sign Total Signage
McDonald' s 400 sq. ft . 466 sq. ft.
Wendy' s 120 sq. ft . 242 sq. ft.
Pizza Hut 72 sq. ft. 201 sq. ft.
KFC 100 sq, f-t . 138 sq. ft.
Variance Request:
Taco Bell 193 sq. ft. 227 sq. ft.
In 1986, an inventory of 65 properties within the City was
conducted to determine whether or not these properties are in
conformance with the amended 1982 Sign Ordinance.
2
The survey indicated that numerous signs exceeded square footage
and quantity allowed on any one particular piece of property. The
most common violations were found among businesses, public, semi-
public, and high density residential uses. A number of the
violations exist as legal non-conforming signs that were erected
prior to the adopted Sign Ordinance. However, many new businesses
along 60th Street (Highway 36) exhibit excessive sign area,
quantity, height (freestanding signs) .
Following this study, the City Ordinance was revised to provide
commercial property owners with adequate opportunity to identify
their business, while preserving the City's aesthetic quality.
McDonald's was granted approval for a 400 square foot pylon sign
prior to this Sign Ordinance amendment. Therefore, McDonald's
signage exist as a legal non-conforming use, and was not subject to
the same standard that regulates the current Taco Bell variance
request.
Variance Criteria. In considering all requests for a variance or
appeal, and in taking subsequent action, the City staff and the
Board of Zoning Adjustment shall make a finding of fact that the
proposed action will not:
1. Impair an adequate supply of light and air to adjacent
property.
Adjacent properties will not be subjected to light or air
impairment.
2. Unreasonably increase the congestion in the public street.
Traffic levels will not be increased, due to the fact that
this use is replacing an existing similar use.
3. Increase the danger of fire or endanger the public safety.
This proposal does not present a danger to public safety.
4. Unreasonably diminish or impair established property values
within the neighborhood, or in any other way be contrary to
the intent of this Ordinance.
In order to justify a variance approval, the applicant must
demonstrate that a non-economic hardship exists in the
reasonable use of their particular property.
3
CONCLUSION
The Sign Ordinance was established to provide a comprehensive and
impartial series of standards, regulations and procedures governing
the use and display of advertising signs . The intention is to
provide a means of controlling signs within the City to prevent the
proliferation of clutter and unnecessary signage for larger non-
conforming signs .
60th Street is of primary concern due to the large number of
individual businesses competing to attract the same customers. The
proper control of signage can only be achieved through an equitable
but strict Sign Ordinance and strong enforcement.
Upon reviewing similar commercial signs, we feel that when the
speed and distance of vehicles on Highway 36 is considered in
regard to site visibility, the original 96 .9 square foot pylon
reasonably meets the needs of the applicant.
pc: LaVonne Wilson
Mark Vierling
Meleah Miller
4
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TDAK 0
DRIVE THRU
HR2
193 sq . ft.
LOGO SIGN
EXHIBIT D PYLON SIGN DETAIL
TACO BELL
OAK PARK HEIGHTS , MN
II 8'-1"
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DRIVE.THRVil
30' •
7.5.— 10" x 1
x '/s" x
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18'
.
I.
fit-.
y.:
P4 97 Square Feet
12'-O" x 8'-l " DF C-P Log,
at 30' OAH
•
Electrical Specifications:
lamps: F60T12 H/O C.V
F64T12 H/O C.V '
F84T12 H/O C.V
Ballast: Jefferson 262.46
Jefferson 262.48
Jefferson 262.00
Conn. load: 13.1 AMPS
• Circuits: 20 AMP (1)
Service sign by: Hinged Face
Lifting Weight: 1205 lbs.
Maximum Design
Wind load: 30 PSF
Pla
•
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EXHIBIT E - ORIGINAL PYLON SIGN DETAIL