HomeMy WebLinkAbout02-05-27 RESOLUTION NO. 02-05-27
OF THE
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY APPLEBEE'S RESTAURANT FOR A
SITE PLAN REVIEW FOR AN ENTRANCE VESTIBULE AND
A SIGN VARIANCE FOR PROPERTY AT 13625 60 STREET NORTH
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from
Applebee's Restaurant for a site plan review for an entrance vestibule and a sign variance to
allow wall mounted signs on three different facades of the building located at 13625 60 Street
North; and after having conducted a public hearing relative thereto, the Planning Commission of
Oak Park Heights recommended that the application be approved with conditions. The City
Council of the City of Oak Park Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
• follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The subject property is zoned CBD, Central Business District in which
restaurants are a listed permitted use; and
4. A sign variance is required to allow a wall mounted sign on a third facade
of the building and overall wall signage that exceeds 100 square feet of sign area; and
5. The proposed 50 square foot vestibule requires site plan and building
review under the Central Business District Design Guidelines; and
6. The City staff prepared a memorandum dated April 25, 2002 reviewing
the request; and
7. The memorandum dated April 25, 2002 recommended the request be
approved with conditions; and
8. The Planning Commission held a public hearing at their May 9, 2002
meeting, took comments from the applicants and public, closed the public hearing, and
recommended that the application be approved subject to conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL RECOMMENDS
THE FOLLOWING:
A. The application submitted by Applebee's Restaurant for a site plan review for an entrance
vestibule and a sign variance to allow wall mounted signs on three different facades and
overall wall signage that exceeds 100 square feet of sign area on a building located at
13625 60'' Street North; and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights for
approval subject to the following conditions:
1. One additional wall mounted sign not to exceed 10 square feet and to be allowed on the
east elevation of Applebee's Restaurant.
2. The sign shall be illuminated during regular business hours and must be turned off after
1:00 AM.
3. The neon sign shall not flash or rotate in any manner.
4. The two "to go" parking spaces will be permitted.
5. Landscaping and screening shall be subject to the review and approval of the City
Arborist.
Approved by the City Council of the City of Oak Park Heights this 14th day of May
2002.
ABeaudet, e ayor
ATTEST:
r
Kimberly KAper, Acting City Administrator
2
Attachment B
Applebee's Site Plan Review and Variance
Application Form
Fees
Plan Sets
Written and Graphic Materials Explaining Proposal
Mailing list from Washington County
Proof of Ownership /Authorization to Proceed
Property Tax Statement
Site Plan
Planting Plan
Architectural Plans and Elevations
Signage Plans
Lighting Plans
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY APPLEBEE'S RESTAURANT FOR A
SITE PLAN REVIEW FOR AN ENTRANCE VESTIBULE AND
A SIGN VARIANCE FOR PROPERTY AT 13625 60 STREET NORTH
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from
Applebee's Restaurant for a site plan review for an entrance vestibule and a sign variance to
allow wall mounted signs on three different facades of the building located at 13625 60' Street
North; and after having conducted a public hearing relative thereto, the Planning Commission of
Oak Park Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The subject property is zoned CBD, Central Business District in which
restaurants are a listed permitted use; and
4. A sign variance is required to allow a wall mounted sign on a third facade
of the building and overall wall signage that exceeds 100 square feet of sign area; and
5. The proposed 50 square foot vestibule requires site plan and building
review under the Central Business District Design Guidelines; and
6. The City staff prepared a memorandum dated April 25, 2002 reviewing
the request; and
7. The memorandum dated April 25, 2002 recommended the request be
approved with conditions; and
8. The Planning Commission held a public hearing at their May 9, 2002
meeting, took comments from the applicants and public, closed the public hearing, and made the
following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Applebee's Restaurant for a site plan review for an entrance
vestibule and a sign variance to allow wall mounted signs on three different facades and
overall wall signage that exceeds 100 square feet of sign area on a building located at
13625 60` Street North; and affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval subject to the following conditions:
1. One additional wall mounted sign not to exceed 10 square feet and to be allowed on the
east elevation of Applebee's Restaurant.
2. The sign shall be illuminated during regular business hours and must be turned off after
1:00 AM.
3. The neon sign shall not flash or rotate in any manner.
4. The two "to go" parking spaces will be permitted.
5. Landscaping and screening shall be subject to the review and approval of the City
Arborist.
Recommended by the Planning Commission of the City of Oak Park Heights this 9"' day
of May 2002.
George Vogt Chair
ATTEST:
Kimberly Kamper, Acting City Administrator
2
Attachment B
Applebee's Site Plan Review and Variance
Application Form
Fees
Plan Sets
Written and Graphic Materials Explaining Proposal
Mailing list from Washington County
Proof of Ownership /Authorization to Proceed
Property Tax Statement
Site Plan
Planting Plan
Architectural Plans and Elevations
Signage Plans
Lighting Plans
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952. 595.9837 planners @nacplanning.com
ENCLOSURE Z
PLANNING REPORT
TO: Kimberly Kamper
FROM: Mike Darrow /Scott Richards
DATE: April 25, 2002
RE: Oak Park Heights — Applebee's: Sign Variance/Vestibule Site Plan Review.
BACKGROUND
Applebee's Restaurant has made an application for a site plan review of a glass
vestibule and sign variance for a neon sign located at 13625 60 Street North. A
variance is needed in order to allow wall mounted signs on three different facades of the
building. The property is located within the City's Central Business District. The
proposed sign and vestibule will be placed on the east elevation of the building. The
vestibule will be a total of 50 square feet. The proposed neon sign will be 9.8 square
feet.
Attached for reference:
Exhibit 1— Site Plan of Vestibule and Sign
Exhibit 2— Existing Sign Inventory
Exhibit 3— Proposed Sign
Exhibit 4— Memo from City Arborist
ISSUES ANALYSIS SIGN PERMIT
Existing Site Signage. The existing sign locations are shown on the site plan,
attached as Exhibit 2. The size and height of each of these signs are as follows:
Square Feet ' Height Type
Sign 1 22 Wall Mounted
Sign 2 122 I Wall Mounted
I Sign 3 47 I I Wall Mounted
I Sign 4 84 total 130 I Freestanding
•
Signs 1,2,3 are wall mounted signs on the north and west sides of the building. Sign 4
is freestanding sign. The CBD sign requirements do not allow freestanding pole signs,
only monument signs less than 10 feet in height. According to the City Zoning
Ordinance, on a corner lot each facade facing a public right -of -way may have one wall
sign. Both the front and side facade may be counted when determining the sign area.
Total area of both signs shall not exceed 100 square feet.
Proposed Signage. The proposed sign will be a 9.8 square feet and mounted on the
east elevation. The sign will be neon and illuminated during normal business hours.
The restaurant hours are 11:00 A.M. to 1:00 A.M. The sign will run on the same
electrical circuitry as the existing signs and will be turned off during non - business hours.
Central Business District Design Guidelines. Signs should be compatible with the
style, composition, materials, colors, and details of the buildings. Signs should also be
an integral part of the building and site design. If illuminated signs are permitted, only
the text and the logo portion of the message may be illuminated.
The location of signs should not obstruct or obscure architectural features. Wall signs
should be generally placed immediately above the storefront. Sign materials should be
consistent or compatible with the building materials onto which these signs are to be
displaced. Wood, metals, and other natural materials are more appropriate than plastic
though City staff could review sign materials on case by case basis. Neon signs are not
specifically discussed in the Design Guidelines.
Variance Criteria. Section 401.15 G.11 of the Zoning Ordinance specifies criteria for
the granting of sign variances. The criteria and analysis for the Applebee's request is
as follows:
1. That particular physical surroundings, 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.
2
Staff finds that the request for this type of sign is justifiable. At this time, the ad -hoc sign
committee has discussed creating more flexibility in numbers of wall signs under
maximum square feet of sign area including those on a corner lot. The issue of neon
signs isn't addressed in the present City Ordinance, however, illuminated signs were
discussed in an ad -hoc sign committee meeting. A recommendation has made during
the committee meeting to read, "all artificial illumination of signs shall be turned off at
the close of business or at 1:00 A.M., whichever occurs later." The proposed sign will
not flash or rotate in any manner.
An ad -hoc committee summary reports that the committee favors limiting neon window
signs to 25 percent of the total area of the window in which they are displayed, which is
consistent with the current limit on all permanent window signage. The committee also
suggested that if neon exterior signs are prohibited, the prohibition should not include
back -lit channel letters that have neon bulbs.
SITE PLAN REVIEW: PROPOSED VESTIBULE
Central Business District Standards
According to the Comprehensive Plan for the City, this area is to continue to develop as
a Central Business District. The 2000 Central Business District Design Guidelines call
for this area be achieved with building scale and height, building materials and colors,
horizontal lines, and architectural styles and details. Buildings should form gateways
and pillars to the other precincts from Highway 36.
• The proposed vestibule will be 50 square feet. Currently the total square footage of the
restaurant is 6,594 square feet. The vestibule will be glass and attached to the existing
building.
Lot Performance Standards
District Lot Area Lot Width Building Height
CBD no minimum no minimum 35 feet
Building Performance Standards
District Front Yard Side Yard Rear Yard
CBD no minimum no minimum no minimum
Parking standards for a CBD are at least 1 space for each 40 square feet of gross floor
area of dining and bar area and 1 space for each 80 square feet of kitchen area. The
current restaurant has the following gross floor area:
•
1 3
Dining area: 3,170 square feet * 10% Space Allowance /40 =72
Kitchen Area: 3,328 square feet * 10% Space Allowance /80 =38.
Total required stalls: 110 Stalls
Total stalls at Applebee's 110 Stalls
The addition of the vestibule will not require additional parking stalls.
Applebee's is proposing to reserve two existing parking spaces next to the vestibule for
"to -go" parking. This type of parking would be allowed for customers who are picking up
food from the restaurant. Parking on these two spaces wouldn't be strictly enforced and
would be considered convenience parking for the "to -go" area.
RECOMMENDATION AND CONCLUSIONS
Based on the parking requirements, landscaping, design guidelines, and lot coverage,
the proposed vestibule meets with the general performance standards for the City. As
part of the approval of the site plan, two trees should be replaced as proposed by the
City Arborist. Additional landscaping and screening are subject to review by the City
Arborist in her memo dated April 26, 2002.
City staff recommends that a variance be granted to allow for an additional wall sign not
to exceed 100 square feet in total size to be installed on the east facade of the
• Applebee's Restaurant located at 13625 60 Street North.
Approval of the request is conditioned on the following:
1. One additional wall mounted sign not to exceed 10 square feet and to be allowed
on the east elevation of Applebee's Restaurant.
2. The sign shall be illuminated during regular business hours and must be turned
off after 1:00 A.M.
3. The neon sign shall not flash or rotate in any manner.
4. The two "to -go" parking spaces will be permitted.
5. Landscaping and screening shall be subject to the review and approval of the
City Arborist.
6. Any other conditions of the Planning Commission, City Council, and City staff.
pc: Kris Danielson
I 4
I
!
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EXHIBIT 2
27 I - ...... __
J JAN, 9, 1995
WIDTH nF r 1-'z "LAu riHITE Co
I B.1 C D HEIGHT BORDER BORDER SIZE QU S OVERALL # TRANS SIZE AMPS APPENDAGE SIG
WIDTH WIDTH PEEWEE'S) QUARE HEIGHT (D /F) TRANS (D /F) � W HEN READ MAU IS NOT USED)
n T -S' i 2• -s' I 4'd v4' 1 1'-8 1/2' 1 2 -1 v4' 1 2 -s v 4' I A 1 �' T E FOOTAGE POLE SIGN APPENDAGE APPENDAGE COPY
8' -10' 1 2-10 112'1 4' -10 v2', v2' I 2' -6' i 2' -u, I 1 3/4' I T /8'' 1 1' -2 1/4' 1 10 3/4•
11' -0' CSTD, BUILDING SIGN) WIDTH I HEIGHT I SIZE
1 2' 1' I ' -4 3/4 2
• I �- 1 1.92 15' -0' I
3' -T 1 6' -1' 12' -6 1 1. 1/2'13' -1 1/2'1 3' -7 L2' I 30 1 6' -11• 10 1/2'
1'=0 3/4• 8 14 I I 1 4 1/2' - 3`
r -" "" 2 1/2 I 1 1/4' 1 1' -9' I 20' -0' 1 10 I (v 1 17 I
16'-0. CSTD P - I , ....� s _ 47.34 1 22'-0' I , 9' -2. ' - -
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: A 20' SIGN S97.63 HOULD HAVE CHANNEL AROUND PERIMETER '• I .' - ` 1 35' -0' 1 18 ' - -1�
NEON 4'
N OF SIGN AND APPLE ) 1 I I T �I "' „ "" '�_ ,� r 30 1 150• I , 1' -10 1/2' 1 9 3/4' - 6 3/4'
(SOME CITIES WILL ALLOVT +• r
SQUARE OFF OF SIGN
SEE SHEET 4 FOR NEON DETAILS AND COLORS APPLE L ADD SUM) i LINE OF APPLE AT NEAR SIDE "
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LINE OF APPLE BEYOND
D ALUMINUM ANGLE FRAME
TOP OF STEM PMS 348 NEON GRIDWORK AS ,
70P OF LEAF PMS 360 REQUIRED FOR EVEN , AUM BEHIND APPLE P.M,S, 11's , DUPONT 1 GRIP -FLEX
OUTLINE OF APPLE ON OPPOSITE FACE LIGHT DISTRIBUTION f REQUIRED ON 16' L 20; MATHEWS
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4. 1 !It' TUBE SUPPORT
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7 • GTO WIRE TYPICAI
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NAC
om: "K.D. Widin" <kwidin @mmmpcc.org>
<srichards @nacplanning.com>
ent: Friday, April 26, 2002 9:49 AM
Subject: Applebee's Landscaping
Scott -
As requested, I have inspected the current
landscaping at the Applebee's Restaurant in regards to their recent
application for a vestibule addition. The landscaping looks fine
except for the following:
1. a mugho pine (evergreen shrub) at the northwest corner of the
parking lot is dead - this plant should be replaced.
2. a spruce (evergreen tree) on the south side of the parking lot is
dead - this plant should be replaced.
The taller shrubs in front of the building could use some
proper pruning, but this is a minor issue.
MM athy Widin
unicipal Arborist
City of Oak Park Heights
cc: Kris Danielson
EXHIBIT 4
4/26/2002