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May 5 1994 Staff ReportMEMORANDUM CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 TO: Planning Commission FROM: Sharmin Al-Jaff, Planner II DATE: May 5, 1994 SUBJ: Sign Plan Review for Abra and Goodyear, Dolphin Development BACKGROUND: On February 8, 1993, the City Council approved: 1) Site Plan Review for Goodyear, 5,397 square foot building; 2) Preliminary Plat to Subdivide 3.1634 Acres into 3 lots with an area of 0.939 Acres, 0.778 Acres, and 1.445 Acres; 3) Conditional Use Permit to Allow an Auto Service Facility in the BH District. On March 22, 1993, the City Council approved: 1) Site Plan Review for Abra Auto Service Center, 6,494 Square Feet; 2) Conditional Use Permit to Allow an Auto Service Facility in the BH District. Both applications were approved with the following conditions relating to signage: 1. A 4 foot variance to achieve a 12 foot high monument sign. This sign which will face Highway 5 shall contain only the names of the occupants of Lots 1, 2 and 3. The applicant must obtain a sign permit prior to erecting any signage on site. Provide a detailed sign plan for staff review prior to the City Council meeting. The monument sign may not exceed 12 feet in height. Sign covenants are to be submitted outlining the use and limit of one common sign and allowances for its use by the remaining undeveloped lot. Planning Commission May 5, 1994 Page 2 2. No signage will be allowed until sign plan approval is obtained from the Planning Commission and City Council. The applicant has submitted a sign plan for review and approval. ANALYSIS: The zoning ordinance allows one ground low profile business sign per street frontage, with a maximum of two such signs per lot. The area of the sign may not exceed 80 square feet in display area nor be greater than 8 feet in height. The sign must be located 10 feet from any property line. The ordinance also permits one pylon business sign, not to exceed 64 square feet in display area. Such sign shall be located at least 10 feet from any property line, and shall not exceed 20 feet in height. When the applicant submitted the original application, one monument identification sign was proposed at the north edge of the site facing Highway 5). Staff proposed that if the Goodyear and the Abra signs were combined into one free standing sign, the third parcel located to the south would also be permitted to have signage facing Highway 5. This third sign would be part of the Abra and Goodyear free standing sign. The applicant started working on a design for the free standing sign; however, we believed additional refinement was required. The applicant has submitted more detailed plans. The area of the sign is proposed to be 60 square feet. The ordinance allows 64 square feet in area and a maximum height of 8 feet for monument signs. The sign is designed as a monument and not a pylon due to the height of the sign board above the ground. The applicant requested a height of 12 feet. Considering the fact that the applicant could place a pylon sign with an area of 80 square feet and a height of 20 feet, staff was in favor of granting a 4 foot variance for the height of the monument sign. It is a clear benefit to have one coordinated sign instead of two individual pylon signs. The Planning Commission and City Council concurred with staff and granted the applicant a height variance to allow a 12 foot high sign. The sign ordinance also allows one wall business sign per street frontage for each business occupant within a building. The total of all wall mounted sign display area shall not exceed 15% of the total area of the building wall upon which the signs are mounted. No individual business sign shall exceed eighty square feet in sign display area. A wall business sign may be mounted upon any wall of a principal building. Both buildings have two wall mounted illuminated signs along the north and west for Goodyear and north and south for Abra. Staff recommends that all signage facing south be non -illuminated to protect the residential neighborhood located south of Lake Drive East. Goodyear's sign contains approximately 50 square feet of signage. Abra has not identified the square footage of their wall mounted sign, however, the sign description submitted by the applicant (Attachment #1) states that the sign area shall not exceed 80 square feet. Planning Commission May 5, 1994 Page 3 On -premises directional signs are also permitted if they are not larger than 4 square feet. The maximum height of the sign shall not exceed five feet from the ground. The placement of directional signs on the property shall be so located such that the sign does not adversely affect adjacent properties or the general appearance of the site from public rights-of-way. The number of signs shall not exceed four unless approved by the city council. Both Abra and Goodyear will utilize directional signs. Goodyear is proposing two directional signs for customers reflecting "Goodyear Entrance" and "Goodyear Office." The sign description reflects an area of 6 square feet per sign. The area must be reduced to 4 square feet to meet the maximum 4 square feet permitted by ordinance. The height of the signs are 4 feet which is in compliance with the ordinance requirements. The Abra directional signs reflecting "ABRA" and ABRA Drive -In Estimates" has an area of 5 square feet, according to the narrative submitted by the applicant, however, the plans reflect a 4 square foot sign. The area must be reduced to meet the maximum 4 square feet permitted by ordinance. The height of the signs are proposed at 4 feet which is in compliance with the sign ordinance requirements. The following shall serve as a guideline for the sign covenants: 1. The monument sign which will face Highway 5 shall be 12 feet high and contain only the names of the occupants of Lots 1, 2 and 3. The material and color of brick used shall be consistent with brick and colors used on the Abra and Goodyear buildings. 2. All businesses built on Lots 1, 2, and 3 shall share one monument sign. 3. Wall signs are permitted on no more that 2 street frontages. The total of all wall mounted sign display areas shall not exceed (80 square feet). 4. All signs require a separate permit. 5. Consistency in signage shall relate to color, size, materials, and heights. 6. No illuminated signs facing south may be viewed from the residential section located south of Lake Drive East. 7. Only back -lit individual letter signs are permitted. 8. The area of all directional signs shall not exceed 4 square feet and the height shall not exceed 5 feet. Brick shall be used to cover the metal poles. The material and color of brick used shall be consistent with brick used on the Abra and Goodyear buildings." Planning Commission May 5, 1994 Page 4 COMPLIANCE TABLE * The Planning Commission and City Council granted a 4 foot variance to allow the height of the sign to be increased to 12 feet. ** The area of the directional signs shall be reduced to meet the 4 square feet required by ordinance. Staff Recommendation: Staff recommends the Planning Commission Adopt the following motion: " The Planning Commission recommends approval of the sign plans for Abra and Goodyear as shown in the attached plans dated April 18, 1994, with the following conditions: 1. The monument sign which will face Highway 5 shall be 12 feet high and contain only the names of the occupants of Lots 1, 2 and 3. The material and color of brick used shall be consistent with brick and colors used on the Abra and Goodyear buildings. The sign shall be located 10 feet from the north property line as shown on the attached landscaping plan dated April 18, 1994. 2. All businesses built on lots 1, 2, and 3 shall share one monument sign 3. Wall signs are permitted on no more that 2 street frontages. The total of all wall mounted sign display areas shall not exceed (80 square feet). 4. All signs require a separate permit. 5. Consistency in signage shall relate to color, size, materials, and heights. Ordinance Abra Goodyear Monument sign Height 8' 12'* 12'* Monument sign Area 80 s.f. 16 s.f. 16 s.f. Monument sign setback 10' 10' 10' Directional sign Height 5' 4' 4' Directional sign Area 4 s.f. 6 s.f.** 5 s,f.** * The Planning Commission and City Council granted a 4 foot variance to allow the height of the sign to be increased to 12 feet. ** The area of the directional signs shall be reduced to meet the 4 square feet required by ordinance. Staff Recommendation: Staff recommends the Planning Commission Adopt the following motion: " The Planning Commission recommends approval of the sign plans for Abra and Goodyear as shown in the attached plans dated April 18, 1994, with the following conditions: 1. The monument sign which will face Highway 5 shall be 12 feet high and contain only the names of the occupants of Lots 1, 2 and 3. The material and color of brick used shall be consistent with brick and colors used on the Abra and Goodyear buildings. The sign shall be located 10 feet from the north property line as shown on the attached landscaping plan dated April 18, 1994. 2. All businesses built on lots 1, 2, and 3 shall share one monument sign 3. Wall signs are permitted on no more that 2 street frontages. The total of all wall mounted sign display areas shall not exceed (80 square feet). 4. All signs require a separate permit. 5. Consistency in signage shall relate to color, size, materials, and heights. Planning Commission May 5, 1994 Page 5 6. No illuminated signs facing south may be viewed from the residential section located south of Lake Drive East. 7. Only back -lit individual letter signs are permitted. 8. The area of all directional signs shall not exceed 4 square feet and the height shall not exceed 5 feet. Brick shall be used to cover the metal poles. The material and color of brick used shall be consistent with brick used on the Abra and Goodyear buildings." Attachments: 1. Narrative and sign plans dated April 18, 1994. 2. Landscaping plan showing location of signs dated April 18, 1994.