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HomeMy WebLinkAbout200510-06 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS., INC. 4800 Olson Memorial Highwa Suite 202, Golden Valle MN 55422 Telephone, 763.231 .2555 Facsimillet 7a3.231.2561 planners@nacplannin ENCLOSURE PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 6, 2005 RE: Oak Park Hei — Oak Park Ponds and Kowalski's Market — Si Variance FILE NO: 798-02 — 05.11 BACKGROUND Beth Holm representin United Properties and the propert owner Prudential Life Insurance of America, has made application for si variances to allow an increase in overall si area for the shoppin center's p si and to allow Kowalski's Market to exceed the allowable si area on the p si The current p si for the development is 200 s feet in size. In Januar of 2002, the Cit Council approved a variance to allow the si of the p to increase to 310 s feet. That approval has since expired in that the applicants did not improve the si as planned. The current re is for the same si area variance. Kowalski's Market is re an additional allowance of si from the allowable 500 s feet in the Zonin Ordinance. The variance will allow for the preferred amount of si on the proposed p si Attached for reference: Exhibit A: Oak Park Ponds Site Plan Exhibit B: Proposed P Si Exhibit C: Proposed Monument Si Exhibit D: Existin Kowalski's Signage ISSUES ANALYSIS Existing Slgnage, Exhibit D indicates the existing Kowalski's signage that has been constructed to date. The signage totals 407 square feet and 500 square feet are allowable for this business. Eq Life received a variance at the August 23, 2005 city Council meeting to allow five wall signs over the allowable three. The Zoning ordinance permits additional signage on the pylon or monument sign as long as the total square footage does not exceed 500 square feet. The total Eq Life wall signage proposed at this time totals 152 square feet. The existing oak Park Ponds pylon sign is 135 square feet and 30 feet in height. Proposed Slgnage. Monument Signage. Kowalski's proposes adding 27 square feet of additional signage to one monument sign on Neal Avenue. Eq Life proposes to add signage to two monument signs on Neal Avenue and 58 Street. Both signs would be 27 square feet. The proposed monument signage is within the limits allowed for each business. Pylon Signac�e. The existing basic sign structure will remain but the proposed sign is 34 feet in height and a total of 310 square feet, thus requiring a variance. This is a similar request to what was approved by the City council in 2002. The Zoning Ordinance allows an area identification sign in the Destination Retail Highway Sign District of 200 square feet and 40 feet in height. The sign is already developed with a planter box at the base of the sign in accordance with sign requirements. Kowalski's is requesting 79 square feet of signage on the pylon sign. With the existing signage and proposed monument and pylon signage, the total area of Kowalski's signage is 513 square feet. A variance would be required to exceed the allowable signage of 500 square feet. Section 401.04.A.5 of the Zoning ordinance states that a variance from the terms of this ordinance shall not be granted unless it is demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. b. Literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures or buildings in the same district under the same conditions. e. The request is not a result of non - conforming lands, structures or buildings in the same district. 0a f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Staff recommends allowing the pylon sign to be increased to a total of 310 square feet and to allow 520 square feet of total signage for Kowalski's. The City has, in the past, granted variances to Rainbow, Kowalski's, and Eq Life to allow additional size and number of signs to address the lack of visibility of the shopping center. The overpass of Highways 36 and 5 provides a significant visible barrier for businesses in this shopping center, thus justifying the increase in sign area. CONCLUSION/RECOMMENDATION Based upon the preceding review, city staff recommends the variance request be approved for the Oak Park Ponds shopping Center and Kowalski's Market based upon the finding that the shopping center visibility is compromised by the overpass of Highways 35 and 5, with the following conditions: The area identification pylon sign shall be allowed to be increased in size to a maximum of 310 square feet and contain individual tenant identification. 2. The pylon sign shall not exceed a total height of 35 feet. 3. Kowalski's Market shall be permitted to have up to a total of 520 square feet of wall and freestanding signage. 4. 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