10-18-1999 Planning Packet - Laserfiche WebLink

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ANALYSIS The approvals granted in 1986 assumed the current location for Highway 12. Highway 12 will be relocated to the south parallel with the railroad tracks reducing existing Highway 12 from a major highway route to a local arterial. There has been some interest in scaling back future development of signage to accommodate a local arterial street rather than a State Highway. The concept of monument style signs can be seen along the highway at Super America and McDonald's in Long Lake. The proposed sign is designed to be 17' in height, in contrast to the 26’ it was approved to be under the previous development plan. The height can be compared to the Super America sign which is 13' 10" in height. It can be argued the previous proposal would allow the existing pylon to the west to remain as well as any building signage as permitted by Resolution No. 2073. The only change to the plan would be the replacement of a sign which does require a variance for location and allowable sign space. The most appropriate way to resolve the issue would be to approve variances for a signage plan to allow the building allotment of signage and the west pylon to remain under the previous resolution, with reduced signage for the Conoco station. Staff Recommendation Staff recommends denial of variances based on the signage proposed would not be allowed under the existing Ordinance and the proposed pylon style sign would be in contrast to the character of the locality. Staff recommends to the property owner to design a sign and base that conforms to a smaller scale arterial street and utilizes materials used for the base of other monument signs in the locality. The use of the property is more in conformance with that listed in the "B-3" Shopping Center District. If the property is zoned B-3 the lot would be allowed 380 s.f. of sign space. A variance could be justified based on the use of the property is similar to that of a property in the B-3 District. The Planning Commission noted in 1986 the applicable B-1 zoning standards are not compatible with existing shopping center use and since 1980 B-3 shopping standards were found more appropriate when considering signage needs of the property. The Conoco station, as well as many other tenants, use an exterior entrance rather than a typical interior entrance associated with other malls. It may be appropriate to approve additional signage based on this need. H2530 IViiiiam Hear 2160 Wayzata Blvd 10/18/99 Page 3