HomeMy WebLinkAbout2002-01-03 NAC Planning Report as
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555 S - t. Louis Park, MN 5641
Telephone: 962.595.9636 Facsimile: 952.595.983 7 planners@nacplanning.com
NC . '�
PLANNING REPORT
To: Kimberly Kam per
FROUld Scott Richards
CRATE; January 3, 2002
E: oak Park Heights -- Arby's Sign V ariance
FILE o. 798.0 01 .20
BA
Mile Lawrence of Si ncrafter , representing the owner, OPH Investment LLD, has
made application for a sign variance to add one reader board sign on the south wall of
the Arby's restaurant at 5990 Neal Avenue, The proposed sign is a four foot by eight
foot reader board sign with up to four text lines. The city granted a conditional use
permit in 1998 to alloy for the Arby's restaurant and drive - through.. At that time, a sign
variance was also granted to allow for two wall signs on the front building facade. In
that the property is a corner lot, the ordinance allowed a maximum um of two wall signs not
to exceed a total of 150 square feet.
The Arby's restaurant is located in the B-2, General Business District which allows drive
in and convenience food establishments through the issuance of a conditional use
pe
Attached for reference:
Exhibit 1: Site Plan
E xhibit : Building Elevations
Exhibit : Proposed Sign Detail
ISSUES ANALYSIS
Existing site Siga.
dumber Sign Area
Front signs
Arby's 20 square feet
sbarro 24 square feet
Rear Signs
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Arby's Sbarro 'l 62 square feet
Freestanding Sign 1 square feet
Proposed sign, The proposed sign is a lighted changeable message board of 32
square feet that will be placed on the south facade of the building. Currently, the
building does not have a sign on that facade, The message board will be visible from
Neal Avenue and highway 5.
The building currently has 106 square feet of signae with the three wall signs; if the
reader board sign is allowed, the total wall signage will be 138 square feet, which is I'es
than the 150 foot maximum sign allowance of the ordinance.
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 Arby's request is as
follows
I 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 Laving an interest in the parcel.
5. That the granting of the variation will not be detrimental to the public welfare of
P to other land or improvements ire the neighborhood.
6. 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 oll a and fire depa rtments p p rtments the City.
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The applicants have indicated that with the increasing number of buildings in the area,
the visibility of their restaurant has been decreased. The building does not have a sign
on the south facade and the risibility of the pylon sign is not favorable from the south.
Staff finds that the additional reader board signage is justifiable. Other restaurants in
the area have been allowed additional wall signage for identification and reader boards.
The overall amount of wall signag , even with the proposed wall sign, will be less than
the 150 square feet allowed in total gall signage for this property.
The City will begin its work on revising the sign requirements in January. At that time,
the committee will likely discuss more flexibility in numbers f wall signs under a
maximum square feet of sign area.
RECOMMENDATIONS AND CONCLUSION
City staff recommends that a variance be granted to allow for a reader board to b e
installed on the south elevation of the Arby's restaurant at 5990 Neal Avenue. Approval
of the request is conditioned on the following:
ing:
1. One illuminated reader board sign, not to exceed 32 square feet, shall be allowed
on the south elevation of the Arby's building.
2. Any other conditions of the Planning Commission, City Council, and City staff.
pc: Kris Danielson
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