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HomeMy WebLinkAboutPlanning Commission Resolution 484-96 . . . MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 484-96 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING A VARIANCE IN THE MOUNDS VIEW SIGN CODE TO ALLOW THREE MONUMENT SIGNS AT THE MOUNDS VIEW SQUARE SHOPPING CENTER, 2535-2585 HIGHWAY 10; PLANNING CASE NO. 462-96. WHEREAS, the Mounds View Planning Commission has reviewed the request from Mounds View Assoc. LLP for the construction of four monument signs at the Mounds View Square Shopping Center, with two of these signs to be placed at the driveway entrances from Highway 10, one at the intersection of Long Lake Road and Highway 10, and one at the intersection of County Road I and Highway 10; and, WHEREAS, the applicant has proposed these monument signs to each be 12 feet in height and 18 feet in width, for an area of 216 square feet; and, WHEREAS, this property is in the B-4 zoning district, which allows 100 square feet of signage for each tenant, and a 340 square foot pylon sign; and, WHEREAS, the City of Mounds View is proposing to construct a pedestrian bridge across Highway 10 just west of Long Lake Road; and, WHEREAS, the position of the bridge will block the view ofa portion of the shopping center's face and its center identification sign from view by motorists traveling on Highway 10, from east to west; and WHEREAS, the heaviest traffic in the east to west direction is evening, homebound commute traffic, when motorists are more likely to stop to shop than motorists traveling to work; and, WHEREAS, the Planning Commission has reviewed the criteria used to evaluate variances from the Sign Code as stated in Section 1008.11 and does hereby make the following findings: a. Exccptional or extraordinary circumstances apply to the propcrty which do not apply generally to othcr properties in the same zonc or vicinity and result from lot size or shape, topography or other circumstances over which thc owncrs or the property since the effective datc hcreofhad no control. c. That the special conditions or circumstances do not result from tlIe actions of the applicant. The property is developed with a retail building that is L-shaped and set back from Highway 10. The City is proposing to construct a pedestrian bridge across Highway 10 at . . . Planning Commission Resolution No. 484-96 November 20, 1996 Page 2 Long Lake Road which will block the view ofa portion of the front face of the shopping center and its center identification sign until motorists travel under the bridge. The monument signs proposed at the two driveway entrances will alert motorists to where to turn in the most efficient way possible, since they will be at the roadway edge and more at eye level. They will compensate for the lack of visibility of the center. At present it is very difficult to find the driveway entrances into Mounds View Square at night. The monument sign at the intersection of Long Lake Road and Highway 10 will provide signage in advance of the bridge structure for motorists traveling west, which is needed since the bridge will block the view of the center identification sign. b. Thc litcral interprctation of the provisions of this Titlc would dcprivc thc applicant of rights commonly enjoycd by other propcrtics in the same district under the tcrms of this Title. d. That granting the variance requestcd will not confer on thc applicant any special privilege that is denied by this Title to O\\TIcrs of other lands, structures or buildings in the same district. g. Circumstances under which the literal interpretation of the provisions of this Title create an undue hardship on the applicant. Economic hardship may be a circumstance for issuance of a vanance. The Sign Code allows for tenant identification signs and one pylon sign to identify the overall shopping center. The construction of a pedestrian bridge will block the visibility of both the tenant signage and the pylon sign for Mounds View Square until motorists have traveled under the bridge. The visibility of other shopping centers in Mounds View will not be impacted by the bridge construction. All other properties which abut Highway 10 have clear visibility from the highway and are not obscured by overhead structures. The impact on Mounds View Square will be the most significant due to the angle of the highway, the layout of the shopping center and the position of the bridge. e. That the variance requested is the minimum variance which would alleviate the hardship. f. The variance requested would not bc materially detrimental to thc purpose of this Title or to othcr property in the same zone. The applicant has requested four monument signs, measuring 12 feet tall and 18 feet wide. One is proposed to be located at the intersection of Long Lake Road and Highway] 0, in advance of the bridge structure to alert motorists to the upcoming shopping center, two at the driveway entrances from Highway 10, and one at the intersection of County Road I and Highway 10. The first three signs are needed because the center identification sign will be blocked by the bridge from motorists' view when they travel from east to west on Highway 10. The size of the signs is approximately half the height of monument style . Planning Commission Resolution No. 484-96 November 20, 1996 Page 3 signs along Highway 10 and elsewhere used as the sole identification for shopping centers. The signs at the driveway entrances are needed to provide a unmistakable visual signal at the roadside, close to eye level, of the presence of the shopping center since motorists will have less reaction time than if they had an unimpeded view of the center identification sign traveling toward Mounds View Square on Highway 10. With the design requirements in the conditions attached to this variance, the signs will be tied into the landscape and be less intrusive. (This variance does not grant approval for the monument sign at County Road I and Highway 10.) NOW, THEREFORE, BE IT RESOLVED, that the Mounds View Planning Commission acting as the Board of Adjustment and Appeals does hereby approve a modification of the variance request of Mounds View Assoc. LLP allowing for three monument signs, with one sign to be placed at each of the two driveway entrances from Highway 10, and one sign to be placed at the intersection of Long Lake Road and Highway 10, subject to the following conditions: 1. This variance is being granted in recognition of the anticipated construction of a pedestrian bridge using a spiral ramp design at the intersection of Long Lake Road and Highway 10. The signs permitted by this variance shall only be constructed after commencement of construction of the pedestrian bridge, and only if the bridge uses the spiral ramp design. The applicant is responsible for obtaining sign permits from the City prior to construction of the signs. . 2. The two signs at the driveway entrances shall consist of a monument style sign or "sign wall" constructed of brick, stone or break-off decorative block and measuring at a maximum 10 feet in height and 15 feet in width. This "sign wall" shall have an added wall extension on either side approximately four feet in height and 8 feet in length, finished with a capstone as is shown for the sign. The sign wall and wall extensions shall be curved, to reduce the appearance of its mass and to approximate the curvature of the driveways. Earth shall be bermed against the backside of the sign wall and the wall extensions. Landscaping shall be planted behind the sign to include at least three trees in a cluster, which shall be of a species which will grow at maturity to approximately the same height as the sign. Landscaping may be designed to remain low in front of that portion sign having wording. The final design of the sign wall and sign extensions, and the landscaping plan shall be subject to approval by the Director of Community Development prior sign permits being issued and landscaping being installed. The color of the masonry shall be compatible with the existing brick used in the shopping center, subject to approval by the Director of Community Development prior to issuance of sign permits. . 3. The sign at each driveway entrance shall be located on the northwest side of the driveway as shown in the diagram submitted with this application. . . .. Planning Commission Resolution No. 484-96 November 20, 1996 Page 4 4. For the signs at the driveway entrances, no more than 3/4 of the sign wall may be used for wording (i.e. that portion of the wall face which is 10 feet x 15 feet) as measured using rectangles around each business's name and the shopping center's name. Letters shall not exceed 1 foot 6 inches in height. No wording may appear on the wall extensions. All lettering for tenants names shall be uniform color except that a corporate color scheme integral to the identity of the company may be used. The lettering for the name of the shopping center may be the same color or a contrasting color. Lettering may be internally illuminated or the sign may have indirect illumination from ground lighting. Any ground lighting shall be shielded so light rays are directed to the sign, but the light source is not visible to the street or parking area. 5. Signage shall be limited to the name of individual businesses and the name of the shopping center. A portion of the sign face shall be used for the shopping center name. 6. The design of the sign to be installed at the intersection of Long Lake Road and Highway 10 shall be coordinated with the design of the bridge and be located outside the required sight lines for the Highway 10/Long Lake Road intersection. This variance allows for 145 square feet of sign area to be used for wording, not to exceed 10 feet high, of which a portion shall be used for the name of the shopping center. The City shall determine the height and length of the wall and its placement, in consultation with the applicant, as long as the sign area allowed by this variance is accommodated. If the applicant desires to display sign age on the wall, the applicant shall be responsible for the cost of constructing up to 280 square feet of wall at this location, unless an alternative funding arrangement with the City is approved by the City Council. Adopted this 20th day of November, 1996. ATTEST: ~V>~ Jerry P . ers , Chairman Jt.JM.-vl~ JAu-tMr,,--. Pamela Sheldon Community Development Director (SEAL) c:\wpdocs\devcases\462-96pc.re2