HomeMy WebLinkAbout1999-12-07 NAC Planning Report JRTHWEST ASSOC IAA D CONSULTANTS
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INC COMMUNITY PLANNING DESIGN MARKET RESEARCH
PLANNING REPORT
TO: Tom Melena
FROM: Daniel Licht / Scott Richards
DATE: 7 December 1999
RE: Oak Park Hei - Bur Kin Parapet Addition
FILE NO.: 798.02 - 99-22
BACKGROUND
Dolphin Real Estate, owner of the Bur Kin Restaurant at 5907 Neal Avenue, has
submitted plans to add hei to a portion of the parapet of the buildin The parapet
addition is intended to address a violation of Section 401.15.G.6.b of the Zonin
Ordinance prohibitin wall mounted si from extendin above the hei of the
buildin
The Cit Council had previousl approved variances to allow 64 s foot "lo si
on the north and west facades of the buildin The plans submitted with the variance
application indicated the si would be installed below the walls of the buildin
However, the si were installed, without permit approval, so as to extend 1.5 feet
above the parapet of the buildin in violation of the Zonin Ordinance. To address the
violation, the applicant is proposin to add an additional two feet to the top of the
existin parapet.
The subject site is zoned PUD, Planned Unit Development. The General Plan of
Development for the existin restaurant was approved in 1998. Because the addition to
the buildin onl involves an increase in hei related to unusable space, Cit Staff has
determined that it does not represent a si chan in the characteristics of the
site. As such, no amendment to the PUD is re However, Plannin Commission
review and Cit Council approval is re for the addition under the Desi
Guidelines.
Attached for ' R e ference:
Exhibit A: Site Location
Exhibit B: Buildin Elevations
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 612 -595 -9635 FAX 612 -595 -9837 E-MAIL NAC@)WINTERNET.COM
ISSUES ANALYSIS
Building sleight. The existing building has a height of 22 feet. The proposed parapet
addition will increase the building height by two feet, to a height of 24 feet. The
maximum height allowed within this PUD District is 35 feet. As such, the building will
conform with maximum height limitations.
Design Guidelines. The design guidelines were adopted to require buildings designed
specifically for their specific sites and in relation to the architecture of the area.
Franchise architecture that is identified with a particular corporation or generic in nature
was specifically prohibited. The existing building design was approved as being
consistent with the design guidelines, with a few exceptions allowed to accommodate a
red color wrap capping the parapet and the logo signs on the north and west facades,
which are specifically prohibited by the Design Guidelines.
The addition to the parapet further increases the desired articulation of the building roof
line, without being too extreme. The submitted building elevations indicate that the
existing color wrap is to be maintained, with the parapet addition constructed on top of
it. A second color wrap is shown capping the parapet addition as well. The resulting
appearance of this portion of the building would be inconsistent with the balance of the
structure. The color wrap atop the existing parapet should be removed.
The proposed parapet addition is to be constructed from E. I . F.s. (stucco like) material
and will match the same material on the existing parapet. This material is classified as
a Grade I material by the Design Guidelines. Therefore, the use of this material for the
parapet addition is appropriate.
Signage. No plans to change the existing 54 square foot logo signs on the north and
west elevations have been indicated. This is noted as Burger King is in the process of
changing their corporate logo. Any change to the signage approved by the City Council
will require application for a sign permit.
Landscaping. In a related issue, the City Arborist has identified a need to provide
additional dirt coverage for tree root balls planted as part of the Landscape Plan. This
issue should be addressed as a condition of approval, subject the City Arborist's
approval.
CONCLUSION AND RECOMMENDATION
The proposed addition of to the parapet on the existing Burger King building is generally
consistent with applicable performance standards and the Design Guidelines, with
exception of the color wrap. As the parapet addition will resolve an issue with an
illegally installed sign that violates the Zoning ordinance, it is further appropriate. As
such, city Staff recommends approval of the building addition, subject to the following
conditions:
1. The existing color wrap capping the parapet in question is removed as part of the
addition.
2. Any change to on -site signage will require application for a sign permit subject to
Section 401.15.G of the Zoning ordinance.
3. Additional dirt coverage is provided for the tree root balls planted as part of the
Landscape Plan, subject to review and approval of the city Arborist.
4. The applicant provide a performance bond or escrow deposit for 125% of the
estimated cost to add the parapet addition and complete the landscape plan.
pc. Kris Danielson
Jim Butler
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