11-10-2016 Planning Commission Packet

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NORTHWEST ASSOCIATED CONSULTANTS, INC. __________________________________________________________________ 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: November 4, 2016 RE: Little Canada – Taco Johns – Multi Tenant Comprehensive Sign Plan FILE NO: 758.09 – 16.20 Background and Analysis Hearth Development coordinated a redevelopment of the Taco John’s restaurant as a part of its development of the Senior Housing project along Rice Street and Country Drive. As a part of the project, the previous Taco John’s building was removed, and has been replaced now by a new building which will be occupied by Taco John’s and a second retail/restaurant tenant in a multi-tenant building. At the time that the replacement building’s site plan was approved, the sign plan was not yet determined, and as such, the applicants are now applying for the Comprehensive Sign Plan for the building. The proposal incorporates a monument sign at the southwest corner of the site along Rice Street, near the entrance to the project, as well as two business identification wall signs facing Rice Street (one for each tenant), and an additional wall sign identifying Taco John’s on the north facing wall, adjacent to Country Drive. The application identifies the building wall façade area as being 2,210 square feet, counting both faces fronting Rice Street and Country Drive. This allowance is consistent with the requirements of the sign code. From than façade area, the property is permitted to display a maximum of 15% as sign area, divided among the various proposed signs. The applicable percentage results in a maximum allowable sign area of 331.5 square feet, which the code rounds down to 331 square feet.