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2 Applebee's Sign VarianceCITY OF CHANHASSEN PC DATE: 8/19/03 CC DATE: 9/8/03 REVIEW DEADLINE: 9/16/03 CASE #: 2003-11 BY: KW STAFF REPORT PROPOSAL: Request for a variance to allow wall signage on non-street frontage. Z LOCATION: APPLICANT: 590 West 79th Street, Lot 4, Block 1, Crossroads Plaza 3rd Addition Griffin Sign & Awning Inc. 2151 351st Avenue NW Cambridge, MN 55008 Applebee' s Restaurant 590 West 79th Street Chanhassen, MN 55317 or-., PRESENT ZONING: BH, Highway and Business District 2020 LAND USE PLAN: Commercial ACREAGE: 1.24 SUMMARY OF REQUEST: The applicant is proposing two signs on the north elevation of the building adjacent to the parking lot. The two proposed signs direct customers to the take-out area of the restaurant. Staff recommends approval of the request. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City' s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi judicial decision. Variance 2003-11 August 19, 2003 Page 2 PROPOSAL SUMMARY The applicant is proposing two signs on the north elevation of the Applebee's Restaurant building. Code permits signage on street frontage only. The north elevation faces the parking lot and has no street frontage. Existing signage consists of one wall mounted sign located along the west elevation and one monument sign along West 79th Street. The property in question is located to the north of West 79th Street and east of Market Boulevard. The property has two access points, one from West 79th Street and one cross access from Americana Community Bank. The site has an approximate area of 1.24 acres and is zoned Highway and Business District, BH. ---- I W. 79~ St. Highway 5 ~ There are two proposed signs. They are meant to direct customers to the Carside To Go door, where their take-out orders may be picked up. One sign is a canopy sign, which is proposed to be located above the door that accesses the pick-up area. There is an existing canopy over the door. It would be replaced with a new canopy that has a 4.75 square foot sign that reads, "Carside To Go". The other sign is a neon wall sign, with an area of 6 square feet and also reads "Carside To Go". APPLICABLE REGUATIONS Sec. 20-1303. Highway, general business districts and central business districts. The following signs shall be allowed by permit in any "BH", "BG", or "CBD" District: The following table lists the standards for freestanding and ground low profile signs in the BH, BG, or CBD zone. Variance 2003-11 August 19, 2003 Page 3 Pylon Ground Low Profile Principal Height (feet) Sign Size Height (feet) Sign Size Structure (square feet) (square feet) 50,000 sq. ft. or greater 20 80 10 80 Less than 50,000 sq. ft. 16 64 8 64 1) Pylon business sign. Pylon signs are permitted on parcels that abut State Highway corridors only. One (1) pylon identification sign shall be permitted. This sign may identify the name of the center or the major tenants. The height and square footage of the sign shall be based on the square footage of the principal structure as shown in the table. Such signs shall be located at least ten (10) feet from any property line. (2) Ground low profile business signs. One (1) ground low profile business sign shall be permitted per each outlot or separate building pad that has street frontage. The height and square footage of the sign shall be based on the table above. Such signs shall be located at least three hundred (300) feet from any other pylon or ground sign and at least ten (10) feet from any property line. (3) Wall business signs. Wall business signs shall be permitted on street frontage for each business occupant within a building only. The total of all wall mounted sign display areas for each business shall not exceed the square footage established in the following table: Maximum Percentage Wall Area in Square Feet Maximum Square of Wall Footage of Sign 15% 0--600 90 13% 601-1,200 156 11% 1,201-1,800 198 0% 1,801-2,400 216 7% 2,401-3,200 224 5% 3,201-4,500 230 3°/,, 4,500+ 240 (4) Menu board. One (1) menu board sign per restaurant use is permitted with a drive-through facility. Such sign shall not exceed forty-five (45) square feet in size nor greater than eight (8) feet in height. Such sign is permitted in addition to any other sign permitted in the zoning district. (Ord. No. 314, § 2, 3-26-01) BACKGROUND On February 26, 1996, the Chanhassen City Council approved the site plan for a 5,500 square foot (Applebee's Restaurant) building. A sign variance was applied for at that time. The variance requested two wall signs, on the south and west elevation. The request was denied, as code permits wall signage on street Variance 2003-11 August 19, 2003 Page 4 frontage only. The Council did not feel that there was a hardship. In their decision for approval of the site plan, condition #11 stated that "Signage shall comply with City Code requirements." Currently there is one monument sign on the property that is shared with Tires Plus. There is also a wall sign on the west elevation that reads, "Applebee's Neighborhood Grill & Bar". In addition, there are window signs on the west elevation. On July 18, 2003, an application was submitted for a variance to allow two wall signs to be placed on the north elevation of the building. The north elevation faces the parking lot. The proposed signs advertise Carside To Go, Applebee's new take-out promotion. The proposed signage would direct carryout customers to the proper entrance. On April 14, 2003, in a similar situation, the City Council approved a variance to allow Chipotle and Buffalo Wild Wings to have signage on the north side of the building, which faces the parking lot. Signage on the north side helps customers differentiate which entrance to use for each restaurant. In the case of Applebee's, it will direct customers to the proper entrance. ANALYSIS Wall signage on a non-street frontage is not permitted by code. Staff finds this request reasonable based on the fact that there are two separate operations taking place in the restaurant and the proposed signage would help to differentiate between the access points for the services. The proposed signs would direct customers to the proper entrance. The proposed signs would cover 1% of the north elevation. Both of the proposed signs have the same sign display, shown in attachments #4 and #5. The signs read, "Carside To Go" and have a small apple logo above the wording. Both signs blend well with the building and the existing signage. The signs replicate the colors used in the existing signage and canopies on the building. The wall mounted sign is lit with neon, as are the existing wall signs and monument sign. FINDINGS The city council, upon the recommendation of the planning commission, may grant a variance from the requirements of this article where it is shown that by reason of topography or other conditions, strict compliance with the requirements of this article would cause a hardship; provided that a variance may be granted only if the variance does not adversely affect the spirit or intent of this article. Finding: Enforcing the ordinance creates hardship because Applebee's has two separate aspects to the restaurant business; sit down and take-out. The City required parking to be to the rear of the building, which forces Applebee's to put all signage on an opposite frontage from the cars and limits the ability to direct the customers to separate entrances. The existing signage identifies the restaurant while the Variance 2003-11 August 19, 2003 Page 5 proposed signage would differentiate which door to use depending on the type of service the customer was looking for. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: 'q'he Planning Commission recommends approval of variance #2003-11 to allow a wall sign and a canopy sign be placed on the north elevation of Appleebee's Restaurant, with the following conditions: 1. The signs must be constructed and installed per drawings submitted on 7/18/03. 2. A building permit must be obtained before installing the awning on the building. ATTACHMENTS 1. Application 2. Public hearing notice/label 3. Drawing of proposed canopy sign 4. Drawing of proposed wall sign 5. Drawing of elevations of building 6. Photograph of proposed signage 7. Seating and equipment plan showing main entry and carside to go entry CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPUCATION Comprehensive Plan Amendment Conditional Use Permit Interim Use Permit Non-conforming Use Permit Planned Unit Development* Rezoning Sign Permits Temporary Sales Permit Vacation of ROW/Easements . .l~Variance Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment Sign Plan Review Notification Sign Site Plan Review* X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPR/VAC/VAR/WAP/Metes and Bounds, $400 Minor SUB) . , , Subd'n/ision* TOTAL FEE $ A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Buacring material samples must be submitted with site plan reviews. ~i'wenty-six fUll size folded copies of the plans must be submitted, Including an 81/2" X 11" reduced copy of transparency for each plan sheet. ** Escrow will be required for other applications through the development contract NDTE- When multiple applications are processed, the appropriate fee shall be charged for each application. 08/01/2003 10:15 7G36898448 · . PAGE 02 :~mmmmmmmmmmi~mm~limm~m.mmm~~r~. v~ ,m~mm~m,~ . ,, .~.. .,mmmm~ ............ ..m~mm~mmm, mmlmmm~~ .... , ' ~mm~mmmsmmdm~mmpW,~lemmmmi~ISbmmmmmmmmm, smm :;_-~ ~-__-__-L-_-- . . NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, AUGUST 19, 2003 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. PROPOSAL: Sign Variance APPLICANT: Applebee's International LOCATION: 590 West 79th Street NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Applebee's Intemational, is requesting variances for wall signage located at 590 West 79th Street. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses the project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Kristin at 227-1132 or e-mail kwentzlaff@ci.chanhassen.mn.us. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on August 7, 2003. Smooth Feed SheetsTM Use template for 5160® BLOOMBERG COMPANIES lNG PO BOX 730 CHANHASSEN MN 55317 CHANHASSEN PROPERTIES LLC 570 PAULY DR PO BOX 514 CHANHASSEN MN 55317 CHANHASSEN EDA ATTN: BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 :' i79TH STREET CENTER PARTNERSHIP ',684 EXCELSIOR BLVD ;EXCELSIOR MN 55331 CITY OF CHANHASSEN CIO BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 79TH STREET CENTER PARTNERSHIP 684 EXCELSIOR BLVD EXCELSIOR MN 55331 CITY Of CHANHASSEN CIO BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 :CHANHASSEN MN 55317 CITY OF CHANHASSEN CIO BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 i CHANHASSEN MN 55317 CITY OF CHANHASSEN GlO BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 CHANHASSEN EDA ATTN: BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 INFINITY OF CHANHASSEN LLC 1865 W WAYZATA BLVD LONG LAKE MN 55356 CITY OF CHANHASSEN CIO BRUCE DEJONG ~7700 MARKET BLVD PO BOX 147 : CHANHASSEN MN 55317 BLOOMBERG COMPANIES INC PO BOX 730 CHANHASSEN MN 55317 BLOOMBERG COMPANIES INC PO BOX 73O CHANHASSEN MN 55317 CITY OF CHANHASSEN CIO BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 BLOOMBERG COMPANIES INC PO BOX 730 CHANHASSEN MN 55317 TOM-DON REAL ESTATE HOLDINGS CIO DONALD M GUILLETT 13679 DUNBAR WAY APPLE VALLEY MN 55124 ROBERT DITTRICH 826 BROADWAY N PO BOX 755 NEW ULM MN 56073 MICHAEL E RAMSEY 6362 OXBOW BND CHANHASSEN MN 55317 IAPPLE AMERICAN LP (APPLEBEE'S) CIO AVTAX INC 1025 WEST EVERETT RD LAKE FOREST IL 60045 VILLAGES ON THE PONDS ASSN INC 551 78TH ST W CHANHASSEN MN 55317 WHEATSTONE RESTAURANT GROUP 250 EAST LAKE DR CHANHASSEN MN 55317 NORTHCOTT COMPANY 250 EAST LAKE DR CHANHASSEN MN 55317 BLOOMBERG COMPANIES INC PO BOX 730 CHANHASSEN MN 55317 CITY OF CHANHASSEN CIO BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 CITY OF CHANHASSEN CIO BRUCE DEJONG 7700 MARKET BLVD PO BOX 147 CHANHASSEN MN 55317 'CHANHASSEN INN 531 79TH ST W CHANHASSEN MN 55317 AVERY® Address Labels Laser 5160® 0 ~ ~ m r- ~ N3SSYHNYHO JO ,kilo ~OOZ ~ ! 9fiF d~AI3~J3~I N3$SYHNYH3 JO kZlO DNIN/VW (]NV NOIS NO:IN ,,00 O.L 3C)IS~IVO,, ~IOI~IaZX3 C)QV- qlVO~ O/ION NOIJ~ ~ ::11~ SNOISI/~I C~. 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