HomeMy WebLinkAbout2002-4-25 NAC Planning Report K O R T H W E S T A INC
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5 Way I rd, - t 5, T. Louis Park, M 5541
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Telephone: 962.595.,9 336 Facsimile: 962,595.9837 plann;z-rs@nacplanning.com
PLANNING REPORT
TO: Kimberly Kamper
FROM: Mike Darrow /Scott Richards
DATE: April 25, 2002
RE: Oak Park Heights Applebee's: Sign Variance/Vestibule Site Plan Review.
BACKGROUND
Applebee's Restaurant has made an application for a site plan review of a glass
vestibule and sign variance for a neon sign located at 13025 60 th Street North. A
variance is needed in order to allow wall mounted signs on three different facades of the
building. The property is located within the City's Central Business District. The
proposed sign and vestibule will be placed on the east elevation of the building. The
vestibule will be a total of 50 square feet. The proposed neon sign will be 9.8 square
feet.
Attached for reference:
Exhibit 1— Site Plan of vestibule and Sign
Exhibit 2-- Existing Sign Inventory
Exhibit 3— Proposed Sign
Exhibit 4-- Memo from City Arborist
ISSUES ANALYSIS SIGN PERMIT
Existing Site Signage. The existing sign locations are shown on the site p lan
attached as Exhibit 2. The size and height of each of these signs are as follows:
9 g
Square Feet Height Type
Sign 1 22 Wall Mounted
Sign 2 22 Wall Mounted
Sign 3 47 Wall Mounted
Sign 4 84 total 30 Freestanding
Signs 1,2,3 are wall mounted signs on the north and west sides of the building. Sign 4
is freestanding sign. The CBD sign requirements do not allow freestanding pole signs,
only monument signs less than 10 feet in height. According to the City Zoning
Ordinance, on a corner lot each facade facing a public right -of -way may have one wall
sign. Both the front and side facade may be counted when determining the sign area.
Total area of both signs shall not exceed 100 square feet.
Proposed Sig nage. The proposed sign w i l l be a 9.8 square feet and mounted on the
east elevation. The sign will be neon and illuminated during normal business hours.
The restaurant hours are 11:00 A.M. to 1:00 A.M. The sign will run on the same
electrical circuitry as the existing signs and will be turned off during non - business hours.
Central Business District Design Guidelines. Signs should be compatible with the
style, composition, materials, colors, and details of the buildings. Signs should also be
an integral part of the building and site design. If illuminated signs are permitted, only
the text and the logo portion of the message may be illuminated.
The location of signs should not obstruct or obscure architectural features. Wall signs
should be generally placed immediately above the storefront. Sign materials should be
consistent or compatible with the building materials onto which these signs are to be
displaced. Wood, metals, and other natural materials are more appropriate than plastic
though city staff could review sign materials on case by case basis. Neon signs are not
specifically discussed in the Design Guidelines.
Variance criteria. Section 401.15 G.11 of the Zoning Ordinance specifies criteria for
the granting of sign variances. The criteria and analysis for the Applebee's request is
as follows:
1. That particular physical surroundings, shape or topographical conditions of the
specific parcel of land involved exist.
2. That the condition involved is unique to the particular parcel of land involved.
3. That the purpose of the variation is not based exclusively upon a desire to increase
the value of income potential of the business involved.
4. That the alleged difficulty or hardship is caused by this Ordinance and has not been
created by any persons presently having an interest in the parcel.
5. That the granting of the variation will not be detrimental to the public welfare or
injurious to other land or improvements in the neighborhood.
0. That the proposed variation will not impair an adequate supply of light and air to
adjacent property, or substantially increase the congestion of the public streets or
interfere with the function of the police and fire departments of the City.
2
Staff finds that the request for this type of sign is justifiable. At this time, the ad -hoc sign
committee has discussed creating more flexibility in numbers of wall signs under
maximum square feet of sign area including those on a corner lot. The issue of neon
signs isn't addressed in the present city ordinance, however, illuminated signs were
discussed in an ad -hoc sign committee meeting. A recommendation has made during
the committee meeting to read, "all artificial illumination of signs shall be turned off at
the close of business or at 1:00 A.M., whichever occurs later." The proposed sign will
not flash or rotate in any manner.
An ad -hoc committee summary reports that the committee favors limiting neon window
signs to 25 percent of the total area of the window in which they are displayed, which is
consistent with the current limit on all permanent window signage. The committee also
suggested that if neon exterior signs are prohibited, the prohibition should not include
back -lit channel letters that have neon bulbs.
SITE PLAN REVIEW: PROPOSED VESTIBULE
Central Business District Standards
According to the comprehensive Plan for the city, this area is to continue to develop as
a central Business District. The 2000 central Business District Design Guidelines call
for this area be achieved with building scale and height, building materials and colors,
horizontal lines, and architectural styles and details. Buildings should form gateways
and pillars to the other precincts from Highway 36.
The proposed vestibule will be 50 square feet. currently the total square footage of the
restaurant is 6,594 square feet. The vestibule will be glass and attached to the existing
building.
Lot Performance standards
District Lot Area Lot Width Building Height
CBD no minimum no minimum 35 feet
Building Performance Standards
District Front Yard Side Yard Rear Yard
CBD no minimum no minimum no minimum
Parking standards for a CBD are at least 1 space for each 40 square feet of gross floor
area of dining and bar area and 1 space for each 80 square feet of kitchen area. The
current restaurant has the following gross floor area:
3
Dining area: 3,170 square feet * 10% Space Allowance140=72
Kitchen Area: 3,328 square feet 10% Space Allowance180 =38
Total required stalls: 110 Stalls
Total stalls at Applebee's 110 Stalls
The addition of the vestibule will not require additional parking stalls.
Applebee's is proposing to reserve two existing parking spaces next to the vestibule for
"to -go" parking. This type of parking would be allowed for customers who are picking up
food from the restaurant. Parking on these two spaces wouldn't be strictly enforced and
would be considered convenience parking for the "to -go" area.
RECOMMENDATION AND CONCLUSIONS
Based on the parking requirements, landscaping, design guidelines, and lot coverage,
the proposed vestibule meets with the general performance standards for the City. As
part of the approval of the site plan, two trees should be replaced as proposed by the
City Arborist. Additional landscaping and screening are subject to review by the city
Arborist in her memo dated April 26, 2002.
City staff recommends that a variance be granted to allow for an additional wall sign not
to exceed 100 square feet in total size to be installed on the east facade of the
Applebee's Restaurant located at 13625 60 Street North.
Approval of the request is conditioned on the following:
1. one additional wall mounted sign not to exceed 10 square feet and to be allowed
on the east elevation of Applebee's Restaurant.
2. The sign shall be illuminated during regular business hours and must be turned
off after 1:00 A.M.
3. The neon sign shall not flash or rotate in any manner.
4. The two "to -go" parking spaces will be permitted.
6. Landscaping and screening shall be subject to the review and approval of the
City Arborist.
6. Any other conditions of the Planning Commission, city council, and City staff.
pc: Kris Danielson
4
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I ' 1 - i 1 EXHIBIT 2
SOUTH ELEVATION
JAN. 9, 1995
... .... ...
r g un ry n�L L C OPY ( ®}�t ] OVER n TRANS SIZE AMPS APPENDAGE SIGN
WIDTH B C D HEIGHT ORDER B O RD ER SIZE K SQUARE HEIGHT !! D F D cusED WHEN READERI3l7ARD IS NOT Us>=D)
W IDTH S) t T RAN 5 F
1 [ 3 APPENDAGE APPENDAGE
WIDTH WIDTH A s Y FOOTAGE POLE SIGN WMxH HEIGHT sin
7' -5' 2' -5' 4' -1 1/4' 1' -8 1/2' 2' -1 1/4' 2' -5 114• • 1 314' 7/8' 1' -2 1 /4' 10 314• 2L92 15' -Q' 8 14 S' -11' 30 1!2' 4 1/2' - 3'
2'-10 1/'2' 4' - 10 1/2' 2'-0 112' Y 1' -4 3/4' I' -0 3/4' 30 20' -R' 30 -.\ ��4 17 8'Y2' I' -0' 5 1/2' -• 3 3/4'
II' -0' CSTD. BUILDING SIGN) 3' 6' -1' 2'--6 1/2' 3' - 1/2' 3'--7 f/2' 2 1/2' 1 1 /4' 1' -9' 1' -�!' 4734 22' -G' 14 oa J� 23 10' -2' 1' -3' 6 3/ 4' - 41!2'
....4 I •• r I• 7'_. nr r .r n t t�� I w . .�+ . . . . r •
CSTD POLE SIGN) i. 5' -0' 6' -10 114' 3' -8 1/4' V-6 1/2' 5' -3 1/4' 3 3!4' 1 7/8' 2'--6 I!2' 1'-11 I /4• w�£++io 97.63 35'-0' �2 Z 30 ! 15' -t]' I' -10 1/2' 9 3/4' - 6 3/4'
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- NEON OF SIGN AND APPLE (4')
SQUARE OFF OF SIGN L
APPLE L ADD SUM} LINE OF APPLE AT NEAR SIDE I
SEE SHEET 4 FOR NEON DETAILS AND COLORS LINE OF APPLE BEYOND , ALUMINUM ANGLE FRAME
NEON GRIDWORK AS .• �iT
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N EG N GRI W13 EVEN r r ALUM. BEHIND APPLE P.H.S. # S DUPONT GRIP -FLEX MATHEWS
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TOP OF LEAF PHS 360 LIGHT DISTRIBUTION AS POLE SHOULD PUSH 7
PMS 348 79039 GREEN
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OUTLINE OF APPLE ON APPOSITE FACE 3t3TTOM OF LEAF PMS 348 RIM [IF SIGN /// TO SUPPORT APPLE. .
N, i TITHER SIZES REQUIRE PISS 360 43757 GREEN
STEM: PMS 36 ' �' RIM - L RETAINER (2) TIE BARS. - CUSTOM MIX
BORDER AND HIGHLIGHT SHOW THOU
ANGLES GLOSS BLACK PMZ 553 546 GRE�N TO #PMS 553 GREEN
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TO PLEX EGGSHELL WHITE APPLE= FORMED CLEAR PLEXIGLASS EGGSHELL 93774 EGGSHELL WHITE SPECIAL 'APPLEBEE'S'
c3 iJ '= COATED WITH RED FILM TO
0_. MATCH FLEX COLOR 2415 (PMS 200)
CL y r #i2 -2i14 BLACK
APPLE RETURN GLOSS BLACK a
BLACK BORDER READERBOARDS •— ELECTRICAL REQUIREMENTS
� TRANS TRANS �
SIGN r; # TRAN SIZE AMPS
UNITE BORDER (EGGSHELL WHITE) �
99. STEEL POLE SUPPORT.. �DTH {D /F} (S f F) TRANS •(SIF) 1
'-
BACKGROUNDS PMS 553 r..r 8 2 2 BALLASTS 10
CAN RETURN. PMS 553 � 10 2 2 BALLASTS 10
POLE SIGN SECTION 12 z � 2 � BALLASTS I 10
` \`-- INSIDE OF LETTERS EGGSHELL WHITE N❑ SCALE REATJ FF?FiTAR11
�RE%RHS BLACK
NOTES
C23 BALLASTS PER FACE
1 r
ADDI r � 10 AMPS PLEX FACES. � ...... � ... , . , ��
PAINT INSIDE OF ALL
CHANNELS ADDU
'EGGSHELL WHITE'.
POLE SIGN
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s
NOTE: CAMERA READY ARTWORK REQM ED PRIOR TO FABRICATION zu 01 cu ,
= t V W EDP fn L 3
1 . 12' -a` y m V �� SUPPORT STEEL AND
10• - °' Y - f
FOUNDATION TO BE
s• -a -
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\` PHS 553 BLACK BORDER ENGINEER TO MEET ALL
VACUUM PAN FORMED PAINT POLE TO MATCH LOCAL WIND LIIAD
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'COPY EGGSHELL WHITE EGGSHELL BORDER REQUIREMENTS
BACKGROUND- PMS 553 ROUTED LETTERS WITH
A S
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•D, v -€ �l 1 II l �!- I USED WREN READER- 206 STA -TUF PLEx BACKUP
M
-� BOARD IS NOT USEI}
READ RU hial �'OStsaad Gi�3 & SCx CORRUGATED �' BACKGROUND PMS 553 GREEN
PL£X FACE - -
♦'` _ '. ' q PAINT POLE ,TO MATCH
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READER BOARD
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CHANGE - AD LETTERS. FLUORESCENT LAMPS >..� Scr
Z T TERS FONT OF 350
LE
LETTERS. STORAGE CABINET
AND CHANGE ARM.
(6' LETTERS ON 3' HIGH SIGN)
- DOUBLE FACED READER BOARD
NO SCALE -
READER BOARD SQ. FOOTAGE
�.
N
- x USE WITH 11• PYLON SIGN ' � •
' l:J 24 SQUARE FEET �
U SE WITH 13' PYLON SIGN T 3 POLE?IGN w/ READERB ❑AHD POLE SIGN W /O READERB OAR
Y 47.5 SQUARE: FEET
(]z USE WIT` 6' PYLDN SIGN 16' A UNIT SHOWN 16' WIDE UNIT SHOWN SGN I
Z 57 SQUARE FEET
NO SCALC NO SCALE
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NOT 30 SCALE
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1 • _040 ALUMINUM RETURN irT►
2 - -125 ALUMINUM BAFFLE WITH -090 ALUMINUM MOUNTING CLIPS M, + M� �r
3 • .053 ALUMINIM CHANNEL BACK nq -;I _ 0_1 ^ 2 1.E VA
4 - I %- TUBE SUPPORT QPFN FArF CIHAINNFI R
5 • NEON
6 - #200 GLASS HOUSING A_RI EBEE'S
7 CTO WIRE TY PICAI
8 UL2161 APPROVED TRANSFDRM ER ,■„�
9 - 3IS' NUT WELDED TO ALUMINUM SAND INSIDE OF CHANNEL HACK PAM ALTC,
fu WITH MOLINTINC HARDWARE TO SUIT WALE CONSTRUCTION _ ��
CD 10 • YVA L L
. 11/30/01
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Page 1 of 1
NAC
From: "K.D. Widin" <kwidin rnrnrnpcc.org>
Toe <srichards c@nacplanning.com>
Sent: Friday, April 26, 2002 9:49 AM
Subject: Applebee's Landscaping
Scott --
As requested, I have inspected the current
landscaping at the Applebee's Restaurant in regards to their recent
application for a vestibule addition. The landscaping looks fine
except for the following:
1. a mugho pine (evergreen shrub) at the northwest corner of the
parking lot is dead - this plant should be replaced.
2. a spruce (evergreen tree) on the south side of the parking lot is
dead - this plant should be replaced.
The taller shrubs in front of the building could use some
proper pruning, but this is a minor issue.
Kathy Widin
Municipal Arb on st
City of oak Park Heights
cc: Kris Danielson
EXHIBIT 4
4/26/2002