Planning Report
Date:
Case: SP
03-02
Subject: Special
Use Permit for
Applicant:
Request
To hold a public hearing and consider a Special Use
Permit application for building and project site signs for the
The Applicant received a Special Use Permit approval
Pratt Ordway Properties wishes to alter the approved Sign
Plan for the Main Street Village Project and therefore a Public Hearing is
required.
Findings
C Section 8-130 Special Use
Standards
C Section 9-041 Area of Special
Control
Past Action
C SP01-07, Approved
Site Background
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.
Sign Plan Approved May, 2001
The pages following reflect the applicant’s desired
changes to the approved Sign Plan. The
applicant has submitted changes using the word processing feature of tracking
changes by the use of underlined text.
The changes are located in Section C, Major Tenant
Panel. The applicant believes that
window signs were approved by the City Council, but not recorded in the
original Sign Plan. Therefore, Section
F, Window Signs is a completely new section for review.
Following the Draft Sign Plan, two sections of
analysis are included:
C
Staff analysis to the proposed Plan changes; and,
C
A Staff Notes
section.
Staff Analysis to Proposed Plan Changes
The changes proposed are
within Section C and a new Section F only.
Section
C
The Applicant proposes that:
C
the City allows one sign above each public entrance
and on any façade without a public entrance.
C
Each Tennant have a maximum of one sign on each
building facade
Staff believes that this is
reasonable, but is concerned about the appearance of sign clutter with the
possibility of each tenant placing one sign on each façade. If the City decides that the changes in
Section C are acceptable, the Council may wish to reduce the 28 square feet
size allowance to reduce the potential of clutter. The applicant should submit
scaled drawings illustrating and clarifying this point.
The Applicant proposes that
all signs are to be approved by the property manager and/or a City of
Section
F
Window signs are utilized in
places like
Staff believes that the
changes proposed are acceptable, but believes that if a window sign should count
toward the maximum number of signs per façade (1) and that no further signs be
allowed.
The applicant should define
what “window lites of each Tenant Space” means in a spatial manner through a
drawing illustrating and clarifying this point.
Staff Comments
Area
of Special Control & Renewal Areas
It is recognized that regulations provided in the
Zoning Code cannot sensitively handle all the sign situations in the City,
especially Renewal Areas.
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 Planning 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 impede 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
Special flexibility is allowed if approved by the City
Council through a Special Use Permit process involving review and a public
hearing. The site is an area in
As specified in Section 8-130 of the New
Brighton Zoning Ordinance, no special use shall be recommended by the Planning
Commission unless such shall find:
a. That
the establishment, maintenance, or operations of the special use will not be
detrimental to or endanger the public health, safety, morals, comfort of the
general public.
b. 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.
c. 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.
d. That
adequate utilities, access roads, drainage and/or necessary facilities have
been or are being provided.
e. That
the special use shall, in all other respects, conform to the applicable
regulations of the district in which it 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.
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 SP03-002,
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 submit scaled elevation drawings
illustrating proposed changes for Tenant Panels to be approved by City Staff.
3. “Gateway”
sign complexes proposed at
|
|
|
|