HomeMy WebLinkAbout1990-01-22 NAC Planning Report - Working CopyNorthwest Associated Consultants, Inc.
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
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Robert Kirmis /Curtis Gutoske
DATE: 22 January 1990
FE: Oak Park Heights St. Croix Mall Expansion
Signage Plan
FILE NO: 798.02 88.28
EXECUTIVE SUMMARY
Background:
Watson Center Inc. has submitted a comprehensive sign plan for
the St. C :coix.Mall. The submission of the plan responds to a
condition of approval set forth last July when the Mall expansion
received its PUD amendment. The subject site is zoned B -2,
General Business with a conditional use PUD.
Attached for reference:
40
Exhibit A Sign Plan Summary
Exhibit B Pylon Sign
Exhibit C Entrance Canopy Signs
Exhibit D Snyder Bros. Canopy Sign
Exhibit E Hardware Hank Canopy Sign
Exhibit F Osgood Avenue Canopy Sign
Exhibit G Herberger's Wall Sign
Exhibit H Theater Wall Signs
Exhibit I Traffic Signage
Exhibit J City Engineer's Report
T/Lt C�py
4601 Excelsior Blvd. Suite 410 Minneapolis, MN 55416.(612) 925-9420• Fax 925 -2721
Recommendation:
Review of the submitted sign plan has been found to be generally
acceptable. Approval is however, contingent upon the
fulfillment of the following conditions:
1. The City finds the proposed pylon sign height of 54' -6"
acceptable under the provisions of the PUD.
The proposed "Snyder Bros. Drug" and "Hardware Hank" canopy
signs are reduced in size in accordance with the following
provisions:
o Maximum allowed illuminated area of the awning /canopy
be 20 percent of the individual store facade.
o Maximum allowed lettering area be 15 percent of the
individual store facade.
3. Each individual canopy sign for the retail shops facing
Osgood Avenue be restricted to 90 square feet in area or 15
percent of the facade area for its respective business,
whichever is applicable.
4. The City finds the proposed "Herbergers" wall mounted sign,
which measures 266 square feet in area, acceptable under the
provisions of the PUD.
5. The City finds the wall mounted theater signs acceptable
with the understanding that they vary from the Ordinance
standard which disallows wall signs to businesses without
exclusive exterior entrances. If the signs are found
acceptable, they should only be placed adjacent to those
public entrances used for the theaters while the balance of
the Mall is closed.
6. Both the "LeSalon" and "MGM Liquor Warehouse" wall signs are
removed at the time when the Mall's facade renovation is
complete.
7. The Traffic Signage Plan be revised in accordance with the
comments of this report and the recommendations of the City
Engineer.
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120-122--r .te r- 4 sin .a�E i t 5 ao e. r, 'Ysto'e
CASE ANALYSIS
The applicant's sign plan calls for the addition and modification
of a number of signs as well as the installation of several
parking and traffic control signs. Sign types proposed include a
pylon sign, wall mounted signs, canopy signs and traffic control
signs. All signs shall be subject to those requirements set
2
forth within Section 401.03.I of the Zoning Ordinance for B -2
zoning districts and the recommendations of the City Engineer. A
summary of sign plan components is listed on Exhibit A.
Pylon Sign:
As shown on Exhibit B, the applicant proposes to modify the
existing St. Croix Mall pylon sign by capping it with a 6' -4"
gable and additional 10 foot high flag type pole. The proposed
sign extension would raise the pylon's height from 38' -0" to 54'-
6". According to Section 401.03.I.4.d.(1), free standing signs,
such as the one in question, may not exceed 30 feet in height.
While the existing and proposed sign height does exceed maximum
Ordinance standards, several conditions exist which would appear
to warrant the increase in sign height. First, the proposed
capping element reflects a design feature common in the proposed
Mall expansion and is responsive to the increased size of the
regional shopping center.
Secondly, the 54' -6" sign height is somewhat deceiving in that
the actual elevation of the Mall itself lies 18 feet above that
of the pylon sign location. As such, the increase in sign height
would allow the pylon sign to lie roughly in the same horizontal
plane as the wall mounted and canopy signs which are attached to
the site's principal structure.
In regard to sign area, the Ordinance states that a pylon sign
may not exceed 150 feet in area. Currently the free standing
sign exhibits an area of 168 square feet. This sign area was
approved as part of the original PUD. The applicant has
proposed to retain the original sign area upon the renovated
sign.
The proposed pylon sign renovation, aside from the gabled capping
element, is to include new lettering, a masonry base structure
and new evergreen plantings that should visually enhance the
appearance of the sign.
Canopy and Awning Signs:
The applicant has proposed a number of canopy and awning signs
which are discussed in detail in the following sections. A
comment, however, is required prior to this discussion regarding
the proposed awning signs and their interpretation with the
Ordinance. The proposed awning signs are to be made of a
translucent plastic material, interiorly illuminated and be a
permanent fixture of the facade. The awnings are not retractable
or meant to be temporary shading devices. This type of sign has
become increasingly popular for commercial uses over the past
couple of years. Its appearance is similar to that of a wall
sign which happens to project out over a sidewalk or walkway.
3
From Section 401.02, Definitions of the Ordinance, the following
definitions apply to this matter:
Awning. A temporary hood or cover which projects from the
wall of a building and of a type which can be retracted,
folded or collapsed against the face of a supporting
building.
Canopy Sign. Any message or identification which is affixed
to a projection or extension of a building or structure,
erected in such a manner as to provide a shelter or cover
over the approach to any entrance of a store, building or
place of assembly.
Sign. The use of any word, numerals, figures, devices or
trademarks by which anything is made known such as are used
to show an individual, firm, profession or business and are
visible to the general public.
As derived from the above definitions, it is Northwest's opinion
that the proposed "awning signs" illustrated in Exhibits D, E,
and F are actually canopy signs. This is due tothe permanent
nature of the proposed awnings. The awnings are not retractable
and they represent a permanent extension affixed to the facade
like a canopy. As such, these signs should be subject to the
provisions of canopy signs as specified in the Ordinance.
Furthermore, due to the nature of the sign's illumination, it is
also of Northwest's opinion that the entire area within the
canopies' dimensions be included in the calculation of the
proposed sign area.
We feel these are important interpretations the City should
agree to as they will likely set a precedent for the
consideration of future interiorly illuminated canopy signs. If
only their letter size is to be regulated and not their overall
dimensions, the proportions of the canopy sign in relation to the
facade size could be greatly distorted in an effort to maximize
the communicating ability of such an illuminated device.
Therefore, Northwest feels interiorly illuminated canopy signs
such as those proposed should be segregated and treated uniquely
from conventional awning signs.
Snyder Bros. Drug Sign. As shown in Exhibit D, a proposal has
been made to remove the existing Snyder Bros. Drug sign and
replace it with a new canopy sign. Under the previously
described sign interpretation, the area of the proposed sign is
464 square feet (the area of the letters is approximately 130
square feet). This sign area exceeds the 150 square feet maximum
by over 200 percent. The sign area also covers 37 percent of the
0 50A Snyder Bros. Drug facade whereas the Ordinance maximum is 15
Let percent.
It s 5
4
While there may be room for some flexibility of the strict
Ordinance standards within the provisions of the PUD (due to the
uniqueness of the Mall, the large facade area and the sight
distances between the Mall and Highway 36), it is recommended the
proposed sign be reduced in size to more closely resemble the
intent and provisions of the Ordinance. In this vein, we
recommend the following:
o The illuminated portion of the sign be restricted to 20
percent of the facade area (252 square feet).
o The lettering of the sign be restricted to 150 square feet
in area.
If the Council feels the proposed signage is acceptable as
submitted, the PUD provisions do allow the Council to approve the
sign without setting a questionable precedent. The only
precedent that could be set is not to recognize the entire
illuminated canopy area as contributing to the sign area.
Hardware Hank Sign. Like Snyder Bros., the Hardware Hank store
wishes to remove its existing wall mounted sign and replace it
with an canopy sign (see Exhibit E). While the sign will be a
visual improvement to the existing sign, concern again exists in
regard to its area. At approximately 635 square feet in size,
the sign significantly exceeds the maximum 150 square foot
standard set forth within the Ordinance. This sign covers 34
percent of the Hardware Hank facade area.
As with the Snyder Bros. sign, we recommend the sign be reduced
in size in accordance with the following provisions:
o The illuminated portion of the sign be restricted to 20
percent of the facade area (378 square feet).
o The lettering of the sign be restricted to 150 square feet
in area.
If the Council again feels the proposed signage is acceptable,
the sign can be approved as is, however, this is not a procedure
our office recommends.
Osgood Avenue Canopy Signs. As shown on Exhibit F, a number of
unspecified canopy signs are to be located along the new retail
space which faces Osgood Avenue. The proposed canopies are to be
similar in likeness to the Snyder Bros. and Hardware Hank canopy
signs. Because these retail shops only occupy a portion of the
Mall's lower level, the applicable facade area used to determine
the allowable signage should only include that portion of the
facade containing the retail shops. From the east elevation,
each retail space is afforded 600 square feet of facade area.
5
This corresponds to a maximum allowed sign area of 90 square
feet. The proposed canopy signs measure 168 square feet in area.
Given the retail shops close proximity to Osgood Avenue, there
does not appear to exist the justification to deviate from the
Ordinance standards as exists for the Snyder Bros. and Hardware
Hank signs. As such, it is recommended each individual canopy as
proposed be downsized to a maximum area of 90 square feet or 15
percent of the facade for a single retail unit, whichever is
applicable.
Mall Entrance Sign. As shown on Exhibit C, a "St. Croix Mall"
canopy sign has been proposed at the structure's principal entry.
The sign has been found to measure 128 square feet in area and
conforms to the maximum allowable standard of 150 square feet set
forth within the Ordinance. Like the previously discussed pylon
sign, the canopy shall be characterized by a pyramidal roofing
element and flag pole and should visually complement the Mall
structure.
Wall Mounted Signs:
A number of wall mounted signs have also been proposed, all of
which are discussed in detail below.
Herbergers Sign. As shown on Exhibit G, a "Herbergers" wall
mounted sign measuring 266 square feet in size has been proposed
on the Mall's northern and southern facades. According to
Section 401.03.I.4.d.(1) of the Ordinance, such signs should not
exceed 150 square feet. While an obvious non conformity does
exist in regard to sign size, the City may view the proposed
signage acceptable via the PUD for the following reasons.
First, the proposed sign would appear acceptable in size in that
it appears to visually complement the scale of the Mall and
building facade on which it is located. In addition, it must be
realized that the size requirement was formulated and focused
upon smaller, independent types business within the City and not
regional shopping facilities.
Mall Theater Signs. As shown on Exhibit H, the applicant
proposes to remove the existing Mall theaters sign from the north
entrance and replace it with two new wall mounted signs
proximate to the Mall's north and south entries. While the signs
do, at 28 square feet in area, lie well within maximum size
requirements, the signs are prohibited by the City Ordinance.
According to Section 401.03.I.5.c.(3):
Individual tenants of multiple occupancy structures
shall not display separate identification signs unless
the tenant's business has an exclusive exterior
entrance. Said signs should be located only on
6
exterior walls which are directly related to the use
being identified.
While the signs are not allowed per Ordinance requirements,
special conditions do exist which would appear to warrant the
signs. The wall mounted theater signs are necessary in that they
focus patrons upon specified entrances. This becomes important
at those times when the balance of the Mall is closed. It is
recommended, however, that the "theater" signs be placed only
adjacent to those entrances which will be open while the
remaining stores within the Mall are closed (i.e., Sunday
evenings). If either the north or the south entrance is to be
closed during times when the theater is open, wall signs should
not be allowed at those entrances. The proposed theater signs
are to be back lighted in red neon and should visually complement
the Mall's facade.
LeSalon Sign. The applicant has proposed to retain an existing
"LeSalon" wall mounted sign until 1996, at the end of the
business lease term. At such time, the sign would them be
removed. While the sign does lie well within Ordinance size
requirements, it defies a requirement which prohibits wall signs
to those business which do not have exclusive exterior entrances
(Section 401.03.I.5.c.(3)). As such, the sign should be removed
to comply with the Ordinance requirement. If the applicant
wishes to retain the sign beyond the completion of the Mall's
facade renovation, the Council will have to grant this request as
a special provision of the PUD.
MGM Liquor Warehouse. The MGM Liquor Warehouse proposes to
retain its existing wall mounted sign. While the sign does
conform to maximum size requirements, it also conflicts with
provision 401.03.I.5.c.(3) of the Ordinance which prohibits wall
signs to those businesses which fail to have exclusive exterior
entrances. Like the LeSalon sign, the MGM Liquor Warehouse sign
should be removed to allow compliance with the Ordinance
requirement.
Traffic Signage:
The applicant has submitted a separate sign plan for the site's
required traffic signage (Exhibit I). This plan was reviewed by
the City Engineer for its acceptability. The Engineer's report
is attached as Exhibit J.
In summary, the Engineer recommends additional stop signs be
placed at each point of egress onto the Osgood Avenue entrance
drive for the parking lot immediately north of Herberger's.
These locations are illustrated on Exhibit I. In addition, "No
Left Turn" signs must also be placed along the said Osgood Avenue
driveway prohibiting westbound traffic from entering the parking
lot via these curb cuts.
7
The stop sign in the center of the south entrance to Osgood
Avenue must be removed.
A "No Parking" sign should be installed between Osgood Avenue and
the curved curb line to the east side of Herberger's, in the
vicinity of the truck loading dock.
To promote pedestrian safety, it is recommended the pedestrian
crossings at the main mall entrances along the Mall, on both the
north and south sides of the building, be marked with high
visibility, white pavement markings.
Twelve inch, white stop lines should be marked at all stop signs
located on the main circulation route around the Mall.
Detail 2 -A2.1 for the turn arrow and word message "ONLY" does not
conform to the Minnesota Manual on Uniform Traffic Control
Devices requirements. The word "ONLY" and the symbol arrow
should be at least 2.7 feet in height. The spacing between the
word "ONLY" and the symbol arrow should be more than 10.7 feet
and less than 26.7 feet.
The traffic circulation comments the Engineer offers regarding
the northerly Osgood Avenue entrance drive and the parking area
south of K -Mart are extremely pertinent to the City's concern.
In response to these potential deficiencies, the City is in
official agreement with the developer that proper corrections
will be taken at the developer's expense should the City deem the
corrections necessary. The agreement reads as follows:
The City shall review the functioning of the Mall's interior
circulation after one (1) year of the Mall's operation after
renovation. If the City reasonably determines a safety
problem exists where corrective measures need be taken,
based upon its review, observation, and comments or
complaints received from other sources, the Mall owners
agree to fully cooperate and implement resultant reasonable
corrective measures and pay all reasonable costs incurred
through such improvements.
8
cc: LaVonne Wilson
Lyle Eckberg
Mark Vierling
Gary Rylander
Joe Anderlik
Frank Leier
Brad Henning
Paul Maddson
CONCLUSION
Many of the proposed signs require the specific attention of the
City Council. Policy decisions which the Council must undertake
lie in the interpretation of the awning /canopy signs and their
allowed size. Because of this, the approval of the proposed
signage plans contains many recommendations as stated in the
Executive Summary of this report. If the Council is to approve
the signage plan at this time, it is further recommended revised
plans be submitted incorporating the required changes prior to
the installation of the proposed signage.
9
ST. CROIX MALL
Comprehensive Sign Plan
Existing Signs:
1. Ronald Jewelers
2. LeSalon
3. Mall Theatres
4. St. Croix Cleaners
5. Snyder Bros. Drug
6. MGM Liquor Warehouse
7. Hardware Hank
8. Pylon Sign
Sign Plan Effective September 1, 1990:
1. Ronald Jewelers removed
2. LeSalon removed at end of lease term (1996). The exterior
entrance will be eliminated for this space in 1990.
3. Mall Theatres removed from north entrance and replaced by
signs as described on Exhibits A and B.
4. St. Croix Cleaners no change.
5. Snyder Bros. Drug removed and replaced by sign described in
Exhibit C.
6. MGM Liquor Warehouse no change to sign. Exterior entrance
will be eliminated in 1990.
7. Hardware Hank removed and replaced by sign as described in
Exhibit D.
8. Storefronts facing Osgood Avenue see Exhibit E.
9. Herbergers see Exhibit F.
10. Public mall entrances see Exhibit G and G 2.
11. Pylon sign see Exhibit H. Same location as current sign.
NOTE: EXHIBIT DESIGNATIONS NOT APPLICABLE EXHIBIT A- SIGN PL;' "UMMARY
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Bones t roo
Rosene
Anderlik
Associates
Engineers Architects
January 17, 1990
Otto G. Bonestroo, P.E.
Robert W Rosene, PE.
Joseph C. Anderlik, PE.
Richard E. Turner, P.E.
James C. Olson, P.E.
Glenn R. Cook, P.E.
Thomas E. Noyes. PE.
Robert G. SchunichL P.E.
Marvin L. Sorvala, PE.
Mr. Curtis Gutoske
Northwest Associated Consultants, Inc.
4601 Excelsior Boulevard, Suite 410
Minneapolis, Minnesota 55416
Re: St. Croix Mall Parking Oak Park Heights
File No. 5592
Dear Mr. Gutoske:
CIRCULATION
Keith A. Gordon, P
Richard W. Foster. PE.
Donald C. Burgardt, P.E.
Jerry A. Bourdon. P.E.
Mark A. Hanson, PE.
Ted K. Field, P.E.
Michael T. Rautmann, PE.
Robert R. Pfefferle, PE.
David O. Loskota, PE.
Thomas W Peterson, PE.
2335 West Highway 36 St. Paul, Minnesota 55113 612 -636 -4600
Michael C. Lynch, P.E.
James R. Maland, PE.
Kenneth P Anderson, P.E.
Mark R. Rolfs, P.E.
Robert C. Russek, A.I.A.
Thomas E. Angus. P.E.
Howard A. Sanford, P.E.
Daniel J. Edgerton, PE.
Mark A. Seip. PE.
Philip J. Caswell, P.E.
Mark D. Wallis, P.E.
Thomas R. Anderson. A.I.A.
Gary F. Rylander. P.E.
Miles B. Jensen. PE.
L. Phillip Gravel Of PE.
Charles A. Erickson
Leo M. Pawelsky
Harlan M. Olson
Susan M. Eberlin, C.P.A.
This letter is a review of the circulation and traffic signage plan for the
St. Croix Mall expansion, per your request in a letter dated January 9. The
Traffic Signage Plan, Sheet A2.1, was enclosed and is undated.
Except as stated below, we found the proposed signing and marking plan
acceptable.
From a circulation standpoint, the major decisions were made in the initial
review of the plans last summer. Significant improvements over the original
proposal have been achieved. Because of this, we have only a few comments to
make.
At the north Osgood Avenue major entrance, we are still concerned about access
to, and the design of, the existing driveway. This two -lane (one each
direction) driveway, which has a relatively steep grade, is going to
experience problems because it will serve as the main site access, but has not
been designed to safely and efficiently accommodate the traffic. This matter
was discussed at length earlier, but the developer apparently has not seen fit
to make any change that would help the situation.
Of most concern are the two connections between the 109 -space parking area
(for Herberger's) and this main driveway. It would be best if there were no
connection whatsoever. But there should, at most, be one connection (the
easternmost connection, as drawn), and then only if the driveway was widened
to permit traffic to get by an entering vehicle which is waiting to turn left
into the Herberger's lot. One way to help the situation would be to prohibit
left turns into the parking lot, effectively making them "exit only This
could be accomplished with standard "No Left Turn" symbol signs. In any case,
this major driveway must be protected by stop signs facing every access point
in this vicinity.
EXHIBIT J ENGINEER'S REPORT
A second issue concerns the southernmost part of the property. Along the
major east -west outer circulation road, directly to the south of K -Mart, there
is a high potential for vehicle conflicts between circulating traffic and
those entering or exiting from the row of parking stalls. While the demand
for parking is usually less along the perimeter of the parking areas, this is
a major circulation road and no parking stall should back into it. This
design should be reviewed to see if it will be possible to place curb between
the parking stalls and circulation road.
SIGNING AND MARKING
It should be clearly stated that "all signing and pavement markings shall
conform to the Minnesota Manual on Uniform Traffic Control Devices This
includes how the handicapped parking spaces are signed and marked.
At the south entrance on Osgood Avenue, we recommend that a stop sign not be
placed where shown. between the entering and exiting traffic. There is no
raised median here (only a painted double yellow centerline) so a sign would
be a hazard. The two lanes for exiting traffic should be marked as a
left -turn and through lane, and a right -turn only lane.
A "No Parking" sign should be installed between Osgood Avenue and the curved
curbline to the east side of Herberger's, in the vicinity of the truck loading
dock.
To promote pedestrian safety, we recommend the pedestrian crossings at the
main mall entrances along the mall, on both the north and south sides of the
building, be marked with high visibility white pavement markings.
Twelve -inch white stop lines should be marked at all stop signs located on the
main circulation route around the mall.
Detail 2 -A2.1 for the turn arrow and word message "ONLY" does not conform to
the MUTCD requirements. The word "ONLY" and the symbol arrow should be at
least 2.7 feet in height. The spacing between the word "ONLY" and the symbol
arrow should be more than 10.7 feet and less than 26.7 feet.
If you have any questions, please give me a call at 636 -4600.
Sincerely,
BONESTROO, ROSENE, ANDERLIK ASSOCIATES, INC.
Gary F. Rylander, P.E.
Chief Transportation Engineer