HomeMy WebLinkAbout1979-10-30 Midwest Planning Memorandum Planningst
Research
❑❑❑❑❑❑❑■i,.: �� -❑❑❑❑❑❑❑❑❑❑❑❑❑®❑❑❑❑❑❑❑❑❑M❑❑❑❑
o❑❑❑o❑o�:JJ ,E RREREERRE®RE❑�EIR❑RR o❑❑RR urban planning • design • market research
❑❑❑❑❑❑❑❑-L ❑❑❑m❑❑❑❑m❑❑❑❑❑❑❑❑❑❑❑mg❑❑❑� 416 east hennepin avenue minneapolis
❑❑❑❑❑❑❑❑ ■❑❑�❑❑❑❑®❑❑❑❑❑❑❑❑❑ODO❑❑❑❑❑
❑❑❑❑❑❑� ie❑❑m❑❑❑❑m❑❑❑❑❑❑❑❑❑o❑❑❑❑❑❑❑❑❑ minnesota 55414 (612)379-4600
MEMORANDUM
TO: Oak Park Heights City Council
FROM: David Licht/Martha Greenwald
DATE: October 30, 1979
K-Mart Sign Variance
BACKGROUND
Financial Property Developers, Inc., the developer of a K-Mart store at the St. Croix
Mall, has requested a variance from the City's ordinance requirements regarding signs.
The application submitted requests a variance from City requirements which state that
the height of a freestanding sign shall be no more than 30 feet.
ISSUES
There are two issues associated with this application other than a variance on the
height of the sign. The sign to be developed as per the specifications included by
the application would have an area of 153 square feet, slightly more than the ordinance
established maximum of 150 square feet. In addition, the proposed sign would have
a height of 43 feet, substantially greater than the maximum established in the
ordinance of 30 feet.
A separate, but related, issue is the question of whether a freestanding sign should be
allowed for this development in the first place. K-Mart is part of the St. Croix Mall,
which is defined as a multiple occupancy structure as it houses more than one principal
use. Although a sign on a wall, canopy or marquee is consistent with the provisions
of the ordinance, the ordinance specifically states that in multiple occupancy structures,
individual freestanding signs identifying the tenant's business shall not be displayed.
Although the applicant correctly states that there are additional freestanding signs on the
perimeter of the St. Croix Mall area, these signs were permitted under the terms of
the old zoning and sign ordinance. The zoning ordinance now in use by the City would
prohibit or restrict such development substantially. Many other individual tenants of the
St. Croix Mall do not have individual freestanding signs.
Oak Park Heights City Council
October 30, 1979 Page Two
A question also exists as to whether a freestanding sign is permitted under the terms
of the St. Croix Mall planned unit development conditional use permit and the deed
restrictions which were to be placed against the properties in the complex. This aspect
of the request should be checked by the City Clerk and City Attorney.
RECOMMENDATION
A variance is granted when it can be demonstrated that unique conditions of a specific
parcel of land may result in a hardship to the applicant. The hardship must be related
to physical considerations rather than economic considerations. The proposed variance
request does not meet this criteria. In addition, it has not been demonstrated that the
individual freestanding sign proposed by K-Mart is permitted by the ordinance. There-
fore, it is recommended that this request for a variance be denied. In addition, granting
a permit for the construction of any freestanding sign at this location would be in-
consistent with Oak Park Heights' zoning ordinance. Moreover, the granting of a
variance to K-Mart would appear to entitle all other occupants of the Mall to also have
a freestanding sign.
cc: J .L. Lancaster
Swager Bros.
LaVonne Wilson
Lyle Eckberg
(798.02 - 79.24)
Variance Application
City of Oak Park Heights, Minnesota
Exhibit B
Description and Reason for Request
Due to the proximity of the K mart facility to the main thoroughfare,
U.S. Highway 212, our tenant, K mart Corporation, has requested
permission for the installation of a pylon identification sign in
accordance with the attached exhibits. K mart Corporation feels that
the success of the Oak Park Heights store is highly dependent upon their
ability to attract customers from the existing Highway 212. traffic
volume.
The K mart building is located some 800 feet south of the center line of
Highway 212 on a plateau some 19 feet above the elevation of Highway 212.
The K mart facility is further obscured by existing buildings and pylon
signs of others. For this reason, K mart Corporation is requesting
approval for the installation of a 150 square foot free-standing K mart
sign, 43 feet in height, located on the K mart premises as shown on the
attachments.
The standard K mart pylon sign consists of the 282.5 square foot logo
standing 52 feet in height. The sign detailed and requested as shown on
Exhibit C is the smallest K mart sign ever installed as a pylon.
At the time plans were submitted for a building permit, the pylon sign
was indicated on the permit documents. A detail of the standard pylon,
however, was not included. Financial Properties Developers, Inc. had
overlooked the necessity to provide details of the free-standing sign
during the PUD process.
As indicated on Exhibit D, SK-6, many pylons are located on the perimeter
of the Saint Croix Mall development. The K mart pylon, as shown on
Exhibit C, falls within the City's ordinance regarding sign square footage.
K mart has requested a variance from the maximum height of 30 feet due
to the obsurity of the site as outlined above.
From a merchandising standpoint, the K mart pylon is felt to be a necessity
at this location and is expected to contribute heavily to the success of
the K mart in the Oak Park Heights community.
A.\ "Mak,
K covaT .SHOP /245(177E5 EX/57714G
L ., -ypE/C/eORU
N///SRd/4CE ' 1 MALL PAi//IJG
M KRO/X KLOTNbc/G
N 1-/E/G17-5 L/QLJOR
o F l/ALO L/EWELERS I OETE FUTURE
L:L VELOPti/ENT
P £JOYCE Al./1.15
o FE577./RA1./T •
A TROPE-1Y E..—VV/UG CEIJTER
s H. E R. BLOCK
T - pUE/3CR'5 FAS /CS
nommil
":,
'
ti
E A �/1 E N -7...,.TA ES OWE GO PA Ny
i p,J,�f `r i4
z
c r»6s.�
—
G `a r Li415ER•5
RliY1F-�t/T.1T0/4E T 1
e KMAAT
FM P I
1 66.666 SQ.PT.
4
'T ti L AMP
0 , IL.J1 _...,_ 111-, (--
M
.IROS'CRY 11.57-CRO/X
4R05 N P zAOWL R/TVARE . ' Q 1 /i . 90WL
�` I.ail
"���II PROP05ElJ PYLON
........„ ___
1
00''' 8/!sN LOCATION/ ICFW.
T,, 1
'� 411-
N.:,...
, � LE£gN CL/B
�� .
I
MIS h1
_____41, 1�+�'` Q
Tw- 7 Y�h'y SW,rJC-ER
`YI'' 'Y�-L— i0 u___•_ ' ' 7'17
... 1'.��..'_T7 .'?'"'_- i , i! T STT ii; .? BSS.
4YNfLCKY/WW2
-�Y
�OWGGEN PYLA. ,
1
IMPORTS
J
I
AR
i t anwaLos9 I
OAIOY ouEEA/ 3 CLARK
0 <' STAT/OL/
I'' 1 pi
iME.Gb1J4Ll7Swuav \ _,
P'YLOf./ PYLON
iiP
FFtOA/T.cIGE —�=-- Ro4 S1
'
y ) C
YEAR
'LOA/
GVVAY 2/2 —f—— EAST 150LI/I/' 4.
1
(20 T
'R/GH -o -WAY + )
)
iGNWdY 2/2 --...-••• —— WEST/00L1/4/ ''
EXHIBIT "C"
ca
n a s n a .1 0• vt .- w N r n
a s z n ea n
• z -I 9 C < n 0"n N to to '+f O r f] N W A M O
i
:, o h O G Orr rtN N r• O N O' 00 OD; 9 1° �
ID I-. r• C N N n n r n D3 D n O 1 r' H •O w
• n n 00 ID n n r Z rr a So- 0"•n r• H
. m. 0 a. n $ r•P.ID • ID 7 N 00 a) 00 0 'D Fi
0 • 00 0 n • O O h n I N r.1 lD 0" 7 z y Z Pc
N ID rr C a a n co ' • O w n h ._
rl r•.1 0 C O OO r• ••• p -
..oI O ID 0".1-.11 •O o N P 7 =
• P n 4 0 0" to m H 0 0. O rr 09
- - n • Co rt n n 4O S a. n I • O• I
ID co O O O C n r• ID 09
ID r M N n O r C -I .
I < • C ' Ar•7P a • S I
Im O C H C 7 O r• r• .• Y
• ' v 0" w p O 0"+N 7C 0 rr w n
vt N n n r•N w N t1
O n tO a N ID W - W CO m r•
r- r r• N al O 0 •O . rt•O v
to 141 O N 0 O. to 0 .1-• a _
.0 ••t. .1 n co •O W '-n B h r• O
m . m n n N n •O O O
en r• .•' N r•N to C r• N ID M C
n N 0 7 N r• .1 r• - IT
O 0.N .Z I •.O•-C rr A . 2
co • O •NI x m 0 . • .CI IOD
n 1 O 0
? I.
°
i •
-4
• to
a
. -I
y
IT
- � . 9 c
0"u' • m
-,
—— ro
' q ti
X
I .� 0"n r f- z
• •
z
19'
. ,
m z
r• •
>
P
•
O •
O
1 •
0 •
>
M� A
N •
11:1-1,59
l•ECT Atn
.
2 ON)IWLS
I:PO
_ O
t
B-"
ret D 0"a I.7l C .•'•
• I �iwt5/• 017‘.°0017‘.°0lisle
• At j• .; .0 \ - •,..:••••pi • -•-;.1- I l'...('• ....,"; . - \V
ov
- �\ a'la.�'.\�jJ • tel •••- / ..
BIDE• VIEW FRONT VIEW
SPECIAL ° K M-34
-� - ►AI ,
is • ,
1+ -re It!
® ® D — i'ta ,,1 TY.^\ Ii .j ! t. , 1
CI-lf GP.{�'1�e 9'i ` b ..7 XV.�\ / c.-O n 1 1
E/LIT les
-'sr. •`,I -T11LL. .g• r,
• J Cwv-`b 1.10.[x41 J gra i ..��}�a -- - �i
Iw-Rw.1e.G,'r.:cl!) 1@v0 jd Cra� �w �
—as
`e'�n:rrN �amt.,",�::�ee3e�A l�i � w��e+. ;i
_/�,�tit%
-------� ti.. - i. 111
I -'i
Pr
e'Lwg
Pre.. J_7/./NAL L �i 2 Eater_r. L A r1 n...A d - ,
.at..E a- G&. LIl4 . �L��I.�% I
F)Cj A b1OAJ ,� �AT..T GO. 2.frot:.Cv17r.— �- Ft ..c
49'. 4 th-
51 1
1 _ •
' Nu /. i
55
E 1KMI! T sr
155.552•'' - Ir.;-I`..
1 F I=-L_- .)"G..C=7 - 1� - ��'2±
•
Nv ."n2.
ir 7
ati44✓ • I
L a!Ab -
,I f!t.'.-
• 1 Ir •
y ` tone. 'Ma_......S.1.14.1.1"..1",....0- /. 0
' f is
b � , . 1 . ' 1'� ` i
_
;40 -
1 1 we-.-...T
-, O IMC STA o1 - 6AI— T r r UL'p-ie.4'
•.4ZVA1LIiyJ'.liLk.,I7amW.T( - 14IC. 17
�,+a1u4 u� .1.1 '-C — ' I zw'*cv
iUL1 JIVgl.RAW t-t;II;GMG�I) / L'IR
T , 1 ' �I I
•SCIAvCViP•Lrt-rgmA.•f/.I;Jukk J -
Ir,
AJ 4,9'is'Jrk e_ _ - Ul
O/�11JTED GTAIT•1 AI(,• / U __ � -D_ --
FOA TIIGSG"CT..L1S ` /'�'• //i/�/ • ."/%'-N .) / , S
���JC.I To ac wG.ue•'^ \n
UR11(pJ•,AA(T
KIS I/- LIMIT. ' (� ; I 1
AS,E.Z26• --.--- It I
L
'-' *=. r45.' 4 - '3. it
a.. Li OSI-I•,s• --L. win-1
b..
-> �r $ T I.ay J UI 1 2•.•.• .,
—� P-1VIMX --—_ -% �. .:X75�.
-
--— � --- I---;
1 1 III — —
' L XAi., 1f
��/�