Planning Report

Date:	May 15, 2001

Case:	SP 01 - 07

Subject:	Special Use Permit for Main Street Village – Sign Plans

Applicant:	Pratt Ordway Properties, LP

Request

To hold a public hearing and consider a Special Use Permit application for building and project site signs for the Main Street Village project, a ten-acre site generally located north of County Road E2 Extension and west of 5th Avenue NW.

The overall development includes a mixture of uses including commercial, office, and residential; subsequently, the applicant wishes to gain approval for a variety of signs to serve the mix of uses. The variety of signs include project or "Village" identification at gateway areas, building identification signs, awnings, and smaller signs for the retail component.

Findings

Section 8-130 Special Use Standards

Section 9-041 Area of Special Control

Past Action

PUD – Phase I approved by City Council May 9, 2000

PUD – Phase II approved by City Council June 27, 2000

Departmental Considerations

Community Development

1. Signable area according to Zones	The definition of a "Signable Area" is as follows: any area of the wall of a building, free of windows or doors upon which wall signs are permitted. Main Street Village is presently zoned B-2, I-1, and I-2. Below is a matrix for sign requirements for the specific zone:

B-2	I-1 & I-2
Ground Sign	36 Square feet

20 feet in height

10 feet setback from a roadway	36 Square feet

20 feet in height

13.5 feet setback from a roadway
Wall Sign	30% of signable area or

200 square feet	30% of signable area or

200 square feet

2. Area of Special Control	The proposed sign plan exceeds the requirements for the zones outlined above. That the site is a redevelopment district, special flexibility is allowed if approved by the City Council through a Special Use Permit process involving review and a public hearing.

3. Renewal Areas	These are areas in New Brighton that are designed for renewal, redevelopment, or as development districts. In renewal areas it is recognized that Zoning Code regulations may have to be varied to creatively and reasonably revitalize the area.

4. Flexibility	Staff feels that special consideration and flexibility should be provided by the Planning Commission and City Council to the applicant. This consideration should take into account a unique them for the site which is modeled after the nearby portion of Old Highway 8 (near City Hall) by providing design and size flexibility.

Sign Hierarcy

1.	Entry and Primary	Primary identity for Main Street Village as a gateway. This "gateway" area is at the corner of County Road E2 and 5th Avenue NW. Smaller project entry signs are proposed for the 5th Avenue NW and 6th Street corner identifying retail on the south side of 6th Street and the future residential phase to the north (former Tom Thumb site).

Primary identity is also proposed for Corporate offices.

1.	Secondary	secondary identities for smaller retail shops and restaurants.

2.	Sign sizes:

Entry Settings

( Gateway area)	mix of bracket signs, flower pots, and wrought iron. Size and data shall be provided by applicant.
Bldg. Identity

& Corporate	22 to 28 Square Feet
Bracket signs	1.25 square feet
Awnings	32 square feet of signable area
Oval Motif Signs	3.25 square feet

The entire re-development area is roughly 10 acres. The applicant has worked with Staff to address open areas to avoid signage that would appear lost and to prevent clutter on walls

Staff Comments

Renewal Areas

In renewal areas it is recognized that Code regulations may have to be varied to creatively and reasonably revitalize the area. A comprehensive sign plan shall be a component of an overall renewal plan and be sensitive to and compatible with the unique physical circumstances that may be created by a renewal project.

The project signs, building signs, and smaller tenant signs in the proposal are designed to promote and follow a pedestrian-scale, Main Street USA type theme. Given the lack of examples in New Brighton, the applicant has provided photos of similar themes in Stillwater, Minnesota. The applicant also superimposed the sign examples upon photos of three of the completed buildings in Main Street Village.

Public Amenities

The City of New Brighton erected six limestone pillars at the southwest corner of County Road E2 and 5th Avenue NW. The applicant desires to incorporate a "gateway" sign complex with wrought iron, plants, and several signs.

There should be some discussion at the Planning Commission regarding the use of public amenities at the entry of the site at both the County Road E2 and 5th Avenue NW intersection and the 6th Street and 5th Avenue NW intersection.

The submitted drawings are well drafted; the design appears to capture and replicate the Olde Towne theme. Staff believes that submitted plans compliment the existing limestone pillars as an integrated whole for improving the gateway to the redevelopment site. However, staff suggests a separate approval process to deal with the issues around private signage within the public right-of-way.

Area of Special Control

It is recognized that regulations provided in the Zoning Code cannot sensitively handle all the sign situations in the City, especially Renewal Areas. Main Street Village is considered a renewal area

that is planned to be a mix of office, retail, and residential uses.

No special permit establishing a sign plan shall be recommended by the Planing Commission unless it shall find:

A. That the sign plan provides sound identification, reduction of clutter, and aesthetic enhancement.

B. That the sign plan is sensitive to and compatible with physical circumstances of the site and buildings.

C. That the sign plan is not detrimental to public safety.

D. That the sign plan will not impede the normal and orderly placement of signs on surrounding properties

City Staff believes that the proposal meets all of the conditions listed above and that the submitted plans will not imped the normal and orderly placement of signs on surrounding properties. Furthermore, staff

believes that submitted designs will help set a standard for future redevelopment.

Special Use Standards

Any sign plans in a renewal area must obtain a special use permit. No special use shall be recommended by the Planning Commission unless it shall find:

(1) That the establishment, maintenance, or operations of the special use will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare.

(2) That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood.

(3) That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.

(4) That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided.

(5) That the special use shall in all other respects conform to the applicable regulations of the district in which it is located.

Staff believes that the sign plans proposed will not be injurious to the use and enjoyment of other property in the area, but will instead compliment existing developments nearby.

Adequate utilities, roads, drainage and other facilities are planned for or have been developed for the Main Street Village site.

Staff believes that the above criteria for a Special Use Permit are met.

Recommendation

Staff Recommendation

Staff believes that the above criteria for a Special Use Permit and Area of Special Control are met and recommends approval of the Special Use Permit.

Motion to waive the reading and adopt the attached resolution recommending approval of SP 01-07, subject to the following conditions:

1. The plan shall constitute the permitted signs for that area. Any future change to the plan shall be submitted under special use permit procedure and when adopted shall become part of that plan.

2. The applicant shall work with City Staff to determine final placement of signs that may interfere with

3. The applicant shall complete a Temporary Sign Permit for any temporary signs until approved plans are manufactured.

4. "Gateway" sign complexes proposed at 5th Avenue NW & County Road E2 and 5th Avenue NW and 6th Street shall have a separate approval process.

Patrick Boylan, Intermediate City Planner