HomeMy WebLinkAbout1990-02-05 NAC Memorandum to OPH Re Sign Plan F N Northwest Associated Consultants, Inc.
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U R B A N P L A N N I N G - D E S I G N M A R K E T R E S E A R C H
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MEMORANDUM
TO: Oak Park Heights Mayor and City Council
FROM: Curtis Gutoske
DATE: 5 February 1990
RE: Oak Park Heights - St. Croix Mall Sign Plan
FILE NO: 798.02 - 88.28
In response to Northwest's 22 January 1990 review of the proposed
St. Croix Mall sign plan, a meeting was held between the
developer and City Staff on the 30th of January to discuss the
recommendations. In attendance at the meeting was Brad Henning,
Don Brommen, Frank Leier and myself. Items of concern for Mr.
Henning and Mr. Brommen were recommendations 2, 3, and 6 of said
report.
With regards to recommendation #2, Mr. Henning indicated that the
size of the proposed canopy signs were based upon the existing
sign sizes of the Snyder Bros. Drug and Hardware Hank tenants.
In the negotiations between the new Mall owners and its tenants,
the Snyder Bros. and Hardware Hank management have stated that
they do not want a decrease in their sign area as a result of the
renovation. The tenants presumably have a provision within their
lease that provides them with a minimum exterior sign area. The
City Council may wish to require Mr. Henning to provide copies of
this language to verify this position. While the entire area of
the proposed canopy is larger than their existing signs, the
lettering proposed is actually smaller than their existing
lettering. Mr. Henning would ask the Council aprove the
excessive sign areas being proposed via the provisions of the
PUD. He did also indicate, though, that the canopies would only
be lit during their regular business hours. City Staff feels
this is a policy decision to be determined by the Council. If
the Council does decide to allow the signs via the PUD, we would
recommend that the illumination of the signs be limited to such
hours.
4601 Excelsior Blvd. -Suite 410 -Minneapolis, MN 55416.(612) 925 -9420 • Fax 925 -2721
Recommendation #3 pertains to the retail shops facing Osgood
Avenue at the lower level of Herberger's. Mr. Henning stated
that the reduction of sign area recommended would be
disproportionate to the size of the facade and would not be
architecturally or aesthetically desirable. This should be a
policy decision for the Council to determine. Once again, if the
Council does feel that these signs are acceptable, they can be
accommodated via the provisions of the PUD, however, it should be
made part of the record that they do exceed the area allowed by
Ordinance for the individual stores for which these signs
represent.
The last item discussed at the meeting was recommendation #6 of
our report. This recommendation indicated that both the LeSalon
and MGM Liquor Warehouse signs are to be removed at the time when
the Mall's facade renovation is complete. Mr. Henning said that
because of the current lease agreements with these businesses,
the removal of the signs at that time is not possible with the
closing of their exterior entrances. Currently, LeSalon has a
lease extending through 30 June 1991 with an option through 30
June 1996. MGM's lease agreement runs through 30 September 1992
and has two five year options available through 30 September
2002. Mr. Henning would ask the Council that both of the
existing signs be allowed to remain through the extended periods
of the lease options.
Northwest's position regarding this matter is that the City has
ultimate control in allowing or disallowing the use of the signs.
With the PUD that was approved this past Summer, the plans
indicate that the exterior entrances for these businesses are to
be closed. Because of this, Ordinance requires that their
exterior signs be removed. If the developer wishes to have the
signs remain, then those exterior entrances must be maintained.
This would be contrary to the approved PUD plans which may then
require a separate PUD amendment.
An additional item to be considered with regards to the LeSalon
and MGM signs is their architectural and aesthetic compatibility
with the balance of the Mall renovation. Given the style of the
proposed signage of the Snyder Bros. Drug Store, the Hardware
Hank store, and the lower Mall retail shops, the existing LeSalon
and MGM signs do not coincide with this signage type. We would
thus see these signs to be very undesirable in the Mall's new
renovation.
A possible compromise would be to allow LeSalon and MGM signs
similar in style as proposed elsewhere in the Mall renovation.
These signs could be allowed through the duration of their
initial lease or possibly their extended leases depending on the
structure of the lease agreements. This so far has not been
proposed by the developer, although it was discussed briefly at
the meeting.
Mr. Henning does plan on attending the 12 February Council
meeting for which this item should be on the agenda. While there
is flexibility within the provisions of the PUD to deviate from
certain Ordinance requirements, there again must be justification
for such deviation and also a balance in the City receiving a
benefit in return. We feel this point must be remembered as the
negotiations and compromises for the Mall's sign plan are made.
If you have any questions regarding Northwest's review of the
sign plan, please feel free to call at your convenience.
cc: LaVonne Wilson
Lyle Eckberg
Mark Vierling
Frank Leier
Brad Henning