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HomeMy WebLinkAbout2006-10-27 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2665 Facsim 763.23' .2561 planners@ I ,�1ki R'lIh[H7�li] ft I To: Eric Johnson FROM: Scott Richards DATE October 27, 2006 RE: oak Park Heights — Buffalo Wild Wings at oak Park. Commons: Sign Variance and Requested Deviation from Design Guidelines FILE NO: 798.02 ----- 06.08 BACKGROUND Representatives of Lawrence Sign, on behalf of Buffalo Wild Wings, have made application for a sign variance and deviation from the Design Guidelines for a new store location at 5991 Norwich Avenue North in the oak Park commons shopping center. The sign variance request would be to allow three wall signs versus the two that are allowed by ordinance. Two of the requested wall signs would exceed the allowable sign area and the color background would not be allowable under the Design Guidelines. The dashed fine on the awnings would be considered a color wrap which is not allowed under the Design Guidelines. The property is zoned B -4, Limited Business District. Attached for reference: Exhibit 1 : Site Location Map Exhibit 2 Variance Request Letter, Steve Rutkowski, October 6, 2006 Exhibit 3: East Elevation Exhibit 4: North Elevation Exhibit 5 West Elevation Exhibit 6: Awning Details Exhibit 7: Parking and Window Signs ISSUES ANALYSIS Sign Variance. The applicant has proposed three wall signs on the east, north and west elevation. Section 401.15.G.10.d.4) indicates that: "The number of individual wall signs shall be limited to one (1) per entrance, and each sign shall be limited to the maximum wall sign allowances permitted in the district. Tenants on building ends may have a maximum of two (2) signs, each to be located at the front and side elevations of the tenant space." The applicants have asked for three signs so that the business is identified on all visible sides from Highway 30. The building is highly visible from Highway 35 and is not obstructed from view by other buildings, topography or stands of trees. Section 401.15.G.16 of the Zoning ordinance lists the criteria for granting variances from the sign regulations. Criteria. Additionally, the City Council shall make a finding of fact that an undue hardship or injustice exists if a variance was not granted and therefore, may grant such variations based upon consideration of the following: �) That particular physical surrounding, 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. 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 Police and Fire Departments of the City. Based upon the above criteria, there is no hardship that would justify the granting of this variance. As indicated, the location of Buffalo Wild Wings in this shopping center has maximum visibilit y from Highway 35. There are no unique circumstances or hardship that would apply l to this request. Two wail signs will more than adequately serve to identify this business. N Two of the requested signs, on the east and north elevations, are illuminated logo cabinet signs on a yellow background. The yellow background is a corporate identification color and would be considered as part of the wall sign. The Zoning Ordinance allows for a total of 300 square feet of wall signage. The north elevation sign is 190 square feet, the east elevation is 190 square feet, and the west elevation is 44 square feet. The requested signage is 424 square feet. A variance would be required to allow this amount of signage for Buffalo wild livings. Design Guidelines. The Design Guidelines specify that the primary exterior building color shall be soft, warm earth tones and that less than five percent of the building shall be primary or vivid colors. On the east elevation, the yellow color would constitute 10.4 percent of the building. On the north elevation the yellow would be 11.8 percent of the building. The proposed yellow sign color far exceeds the allowable five percent of primary or vivid color. A variance for the sign size would be required as well as an allowance for deviating from the Design Guidelines. The Design Guidelines also prohibit building color wraps, neon and internally illuminated awnings. The color banding featured on the awnings would not be allowed nor would the color banding features on the railings for the outdoor seating area. The applicant has requested a deviation from the Design Guidelines to allow the corporate identification features. Staff would recommend against any deviation from the Design Guidelines to allow for the yellow color for the signage, and the color banding for the awnings and railings. The City has been very cautious in the past in deviating from these provisions. It is difficult to deny the next applicant the same or even more significant deviations if it has been previously allowed. The City council may vary from the Design Guidelines through a resolution. It does not require a variance, conditional use permit, or other process. The city has specifically prohibited color fields or bands for buildings because of light, glare and visual distraction issues. There is no hardship specific to the building or location that could justify varying from that requirement. RECOMMENDATION AND CONCLUSION Based upon the analysis and review of the Zoning criteria, staff recommends denial of the sign variances and Design Guidelines deviations for the signage, color fields and color bands for Buffalo wild wings. 3 V mh Ri%*4 �: 4k Fora r, ti PC (n 1-1 a TWA- CO&P 11 F RUX UINCr A a U& DNW- If JAI rl It 64, ow xa 41 ■ CL R K 9 m w up a N 9 W-� qm n o-IF mqwmmF! 0 dpdrdw� -T 10/6/2'1006 October 6, 2006 Mr. Eric Johnson Plannin Department Cit of Oak Park Hei 14168 Oak Park Blvd. Oak Park Hei MN 55082 .7i1 Re: Variance Re for Buffalo Wild Win at Oak Park Commons Dear Eric, On behalf of Buffalo Wild Win Inc. Lawrence Si respectfull re a variance to the Oak Park Hei Commercial Si Ordinance related to the propert located at the Oak Park Commons. As a critical part of their t due dili Buffalo Wild Win has secured approval from the land owner to install a total of three (3) buildin si one on each of three elevations of the lease space. Furthermore, the Landlord's si criteria allow lar tenants occup an end cap to identif each elevation. Inline tenant spaces are limited to si placement on two elevations, the front and the rear. Our re is based on the importance of identif each elevation visible to a public thorou and surroundin private retail parkin areas with the Buffalo Wild Win brand mark, and the fact that an ambi situation exists between the approved PUD for the development and the descriptive text that accompanied it. An additional consideration is that should Buffalo Wild Win be g ranted a variance for the additional si the net result to the Cit of Oak Park Hei is fewer si and - less si area on the facilit Based on the Buffalo Wild Win lease space re the restaurant will be usin what was ori slated as three (3) tenant spaces. If the three individual lease spaces were used for separate tenants, the g ross number of si would be a total of six (6), two for each tenant. With Buffalo Wild Win occup all three spaces there will be fewer si on the buildin overall. Pease consider our variance re to the code sections related to the total number of si and advise me of an additional information necessar to properl review the re and consider approval of the variance. Buffalo Wild Win is anxious to finalize a commitment to the Oak Park Hei location and this is the last element of their due dili process. Thank y ou for y our assistance. Best re Steve Rutkowski Lawrence Si io- 945 PIERCE BUTLER ROUTE A ST. PAUL, MINNEsoTA 55104 A 651.488.6711 & FAx 651.488-6715 www.lawrencesign-corn Mllll u .o':'�m� w 9 u - � l 4 � g �$a ��• „ igow � G3 �u9 �� �o $�o jd � a .�:wgu: w�1 'CLWDD�dErwCCf17D "W w�G7{7 ����wh�C7 Vii'-, dD d®. - 6C1- •- D,DW —W ®t17Q�CC¢ Z >C � D Q F.. � ,,. D U7 — � w � DH � �' J— _J W� W��WQLY1 Wtfa 'Q� ,H Ww.��d- -JLL<dYa��wx pWtWN w M Zwomm � Q W ixD —W aCpw- J�,dD�� (� w � J � W =Q .mow � Q�? D a � � � � m�a icr�mar -��m�' ac�W��mm -2 16! d. 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