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Variance-SignagePLANNING COMMISSION REPORT NO: VN87 -4 Planning Commission Report VARIANCE REQUEST - SIGNAGE Midwest Auto Malls No. MAY 14, 1987 PURPOSE: To review and recommend action on a variance request to exceed the square footage allowed and maximum sign area. BACKGROUND: Name of Applicant: Midwest Auto Malls Address of Property: Northeast corner County Road #3 & 11th Avenue South. Present Zoning: B -3 Nature of Request: Ordinance allows 470.79 square feet for signage, applicant is requesting 1504 sq. ft. and to have all signs exceed the maximum square footage of 80 square feet. Reason for Request: Site has two blocks of frontage on County Road 3, but signage allowance is being based on 1/2 block of 11th Avenue. The applicant is requesting variances to exceed the maximum square foot allowed and to exceed the maximum size allowed The total square footage of the eleven building sign fascias is 1144 square feet. The fascia signs range from 84 to 164 square feet. The two pylon signs proposed will have 90 square feet per side for a total of 360 square feet. The ordinance allows 3 square feet per front foot of lot and a maximum area of 80 square feet. The subject property has a front lot line on 11th Avenue which allows the site 600 square feet for signage. VN87 -4 Page 2 The pylon signs meet the required setbacks. They will be located on the southwest and southeast corner of the site. The Director of Engineering has reviewed the pylon signs for visability and found them acceptable.. The subject site has a total of seven separate auto related businesses on the site. The plan as proposed shows each business with one sign and four businesses having two signs on the fascia. The businesses with two fascia signs have visability from two directions. The maximum height of the letters on the fascia will be three feet. The tenant will have a choice of 2 or 3 foot letters. All letter faces will be flat acrylic. The color choices are determined by the tenant and approved by the landlord. All of the fascia signs will be made out of the same material. The tenant will have the choice of having illuminated or non - illuminated letters. The two pylon signs will have brick columns on the side for support. The height of the pylon signs will be 25 feet. The tenant will be allowed a maximum letter height of 10" and a maximum line length of 6'8 ". The pylons will be backlite. Each tenant will also be identified on the pylon signs. The site is surrounded by the fire station to the north, an industrial district to the east, the R.L.Johnson property to the south and an apartment building to the west. One pylon sign and one fascia sign will be visable to the residential district. This site is unique because of the great amount of frontage it has. If County Road 3 were the sites front yard, the development would have sufficient square footage to allow for all the signs the applicant is requesting. Because of the seven different businesses located on the site, the need for more signage exists than if there existed a single business. The signage as proposed is proportional to the size of the buildings and site. The building is oriented towards County Road 3, away from the residential district. Most of the signage will be facing County Road 3, which is where the applicant will be drawing most of the VN87 -4 Page 3 customers from. The applicants varaince to exceed the maximum square footage is the amount that would allow all the fascia signs to have 3 foot letters. If only 2 foot letters were allowed, the variance would be reduced while still providing adequate signage for the development. - ALTERNATIVES: 1. Approve the variances for square footage and size. 2. Deny the variances for square footage and size. 3. Approve the variance for square footage, but deny the variance for size. 4. Approve the variance for size, but deny the variance for square footage. 5. Continue for further information. 6. Approve both variances, but allow only 2 foot letters for the fascia signs. RECOMMENDATION: I recommend Alternative #6. The following are suggested Findings of Fact and Conditions should the Commission recommend approval: 1. That a hardship exists due to the shape of the property. 2. That a hardship exists because of the amount of frontage the site has. Conditions: ,.'" 1 . That no temporary signs are used . )f\ ClUd �1�1C1 _C QwprC& PCUA 2. That the businesses will have unifo m signage. 3. That 3X foot letters be used for the fascia signs. Respectfully submitted, 11.111. LK NA Nancy . Anderson Community Development Analyst •000 ) ('- • DO" to R.LS. NO. 1316' — ;ol; (�l 0. 25 T. 117, R.22 ACREAGE w 1/1 3E 1/♦ NW 1 3 1 NE 1 3E 1 NW 1 sw F NF 1 SF �� i .11114,1115111111110 .6,, CIE111:1PM SRI VEZTJ X1 4 -stir OPS411411IIIII Mit MI Ma _fain IMAM Lt's (fit ZIEll MI ENE ;MI ill MINI 3211,12\ Ma . 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Suite 204, MPLS., MN 55421, 788-9145 MIDWEST AUTO MALL EXTERIOR SIGN CRITERIA Introduction 1 -2 Locations Hopkins 007,008 General Specifications 3 Construction Details Wall Signage 4,030,03 I ,032 Pylon Signage 5,033 Auxiliary Signage 3 Prohibited Signage 6 Signage Approval Process 7 INTRODUCTION This Criteria establishes the exterior sign program for the Midwest Auto Malls in the various cities listed in the index of this document. Described within is the individual variation allowed in Tenant signage which will preserve the crucial uniformity of the sign system. As a planned commercial development these various projects have been coordinated with the appropriate city officials so that the Developer, Midwest Management, may regulate the development's signage needs. Quality development of a project of this scale, under single ownership or control, requires this design flexibility. With this flexibility comes the responsibility of the Developer to demonstrate regulations and provisions that will effectively organize and utilize resources to assure the highest quality development. Signage which effectively identifies and directs is essential to the successful utilization of substantial investments in architecture, construction and landscaping. For this reason signage guidelines are appropriately included among commercial standards. In addition, this Criteria has been developed to insure the mutual benefits to Tenant and Landlord which result from documenting signage detail and from articulating the responsibilities of each with regard to a project's sign program - -a sign program which is designed to meet both economic and esthetic needs. SIR On the one hand, economics require that signage be functional and cost effective. Unnecessary costs to the Tenant should be avoided by guidelines which prevent the cost of removal of inappropriate signs and the duplicated cost of sign replacement. This Sign Criteria for Midwest Auto Malls presents a set of signage standards and their locations. These standards create signage which complements and reinforces the design objectives of the project as a high quality and environmentally sensitive working community. GENERAL SPECIFICATIONS I. Tenants are allowed one (1) wall sign and one (1) area on the pylon sign to identify their leased area (Refer to No. 2 for exceptions). These shall consist of tenant identification only. Copy shall be restricted to the Tenant's proper name and major product or service offered. Corporate emblems, shields and similar identifying devices shall not be permitted. 2. Tenants in specific developments are allowed multiple wall signs when a major thoroughfare fronts two separate building elevations. Please refer to the building elevation plans for each project to determine if your leased space is affected. 3. Signs shall be located in the designated signage areas found on the elevation drawings attached. 4. Secondary signs, for purposes of directing or instructing a customer, shall be allowed with prior approval by Landlord. No such sign shall be installed without this approval. Maximum letter height to be 9 ", located on secondary band. Refer to detail 030. 5. All signage costs incurred are the responsibility of the Tenant. 3 CONSTRUCTION DETAILS to identify their space with individual illuminated or WALL SIGNAGE s only. 2. All letters will sit on an invisible letter plane that exists 9" from the bottom 4. All letters must be of the sign fascia. efer to detail 030 for drawings on letter placement within designated Is. t is 2' -0" for upper case letters. Lower case letters may descend below the letter plane not more than 6" and above the 2' -0" height 6" so that a letter on a Tried height logo can be 3' -0" maximum. constructed of aluminum backs and sides. Individual color 5. All letter faces must variations will be allowed. These must be approved by landlord. I. Tenants are allowed be flat acrylic. Individual color variations of acrylic will be allowed within the following color choices: ROHM & HAAS Red 2283, Blue approved by landlord. the fascia wall in the 2050, Green 2108, ange 21 19, Yellow 2465, White 7328. These must be 6. All electrical ions must be housed within the letter interior or behind Maximum letter tenant's space. Tenants are responsible for primary wiring to this location. - 4 - PYLON SIGNAGE All tenants will be allocated a space on both sides of the pylon sign. A tenants specific space shall be determined by the landlord. 2. The sign shall have two (2) painted aluminum panels already in place. It will be the tenant's responsibility to route their copy from this panel and supply the acrylic panel to back it. Construction is detailed on 033 of this document. 3. Tenant's panel is 13" x 7' -I ". A maximum letter height on these panels is 10 "; maximum line length is 6' -8 ". 4. No logos or emblems are allowed on pylon. 5. Copy will be routed out of the existing aluminum sign face. Plexiglas backers must match the colors listed on page 4 of this document. 6. All fasteners must be concealed and non - corrosive. -5 Any type of signage other than those specified in this document shall be prohibited. These shall include: PROHIBITED SIGNS I. Any individually mounted letters other than those specified within this document. 2. Any type of signs composed of components which flash, revolve, rotate or make noise. 3. Any type of individual cabinet signage. 4. Any type of plaque sign. 5. Signs employing molded or formed letters, or letters with no returns or exposed fastenings. 6. Cloth, wood, paper or cardboard signs, stickers, decals or signs, letters, symbols or identification painted directly on the surface of the premises. Auxiliary signage, such as that used for grand openings and sales, may be subject to approval by the Landlord. 7. Sign manufacturers' stickers that are larger than 2" x 4 ". (No sticker shall appear on the face of a sign nor shall they appear on each individual letter cabinet when sign consists of individual letters).. 8. Any vinyl letters on glass other than store hours which shall be limited to I" maximum height. SIGN APPROVALS 1. Tenant shall submit three (3) sets of drawings for all its proposed sign work to Midwest Management or their Authorized Representative. The drawing shall clearly show location of sign on the elevation and graphics layout. 2. The Landlord's Representative shall return one (1) set of sign drawings within five (5) days to the Tenant. Drawings will either be marked "Approved," "Approved Based on Landlord's Modifications," or "Disapproved ". Sign drawings that have been "Approved Based on Landlord's Modifications" are to be returned to the Landlord's Representative bearing Tenant's approval, or are to be redesigned and resubmitted for Landlord's approval, within seven (7) days of receipt by Tenant. Sign drawings that have been disapproved are to be redesigned and resubmitted to the Landlord's Representative for approval also within seven (7) days of receipt by Tenant. idwest Auto Mall Hopkins,MN. April 9, 1987 L. \ EXISTING BUILDING #L1147I ,SITE . PLAN SCALE: r FIRESTONE HENNEPIN CO. HWY. NO. 3 EXCELSIOR BLVD. #L1147 -007 3 AUTO MAX NORTH AUTO MODINE ENJ ANCEMENT -- . 4. 5- ABRA 6 JIFFY LUBE 7 SIGN CONSULTANTS, INC: 4111 Central Avenue N.E. Suite 204, MPLS., MN 55421, (612) 788 -9145 35' 25' 1:5' 20' 20' 25' 7 6 5 'NORTH E LE�/ATIO p08 / SCALE: 1' = 30' -0' idwest Auto Mall Hopkins, MN March 30, ` 1987 S TH ELEVATION SCALE: 1" = 30' -0" WEST ELEVATION SCALE: 1' = 30' -0" TOTAL SQUARE FOOTAGE IS 1144 FOR INDIVIDUAL LETTERS ON BUILDING FASCIAS #L1147 -008 15' 20' OIG\ CO\OULTANTe, I\C. 4111 Central Avenue N.E., Suite 204, MPLS., MN 55421, (612) 788 -9145 Midwest October ( SIGN POSITIONING DETAIL 03 SCALE: 1/8" =1'.-- Auto Mali _.SECONDARY SIGNAGE AREA -_ 9 ", MAXIMUM, REFER ._TQ;_GENERAL SPECIFICATI.ONS:NQ.' I • All letters must sit. on a plane 9' above bottom of sign band • If using all CAPITALS: maximum height is 2' -0" • If using UPPER & LOWER CASE LETTERS :maximum height is 3' -0" (6" above & 6" below 2' letter area) 1986 #L11477:030 • F I R E STC zi° Display SIGN CONSULTANTS, INC 4111 Central Avenue N.E., Suite 204, MPLS, MN 55421, (612) 788 -9145 Midwest Auto Mali .090 ALUMINUM COLOR :=TENANT PREFERENCE 1" EDGETRIM RETURN COLOR: TENANT PREFERENCE 3/16" OR: TENANT COLOR: PREFERENCE 6500 WHITE NEON TUBING PK HOUSING WITH ALUMINUM S.EEVE GLASS TUBE SUPPORTS - t WHITE LETTER INTERIOR - 1 R31 Scale: 1 1/2" = 1' -0" October 1986 #L1147 -031 \I 1 WALL SECTION (STUCCO ON FACE) ILLUMINATED LETTER DETAIL 120 VOLT LEAD -- 22 GA METAL ENCLOSURE W/ ACCESS PANEL & VENTS 60 MA TRANSFORMER CO \eULTANTe, I \C. 4111 Central Avenue N.E., Suite 204, MPLS., MN 55421, (612) 788 -9145 • I Midwest Auto Mali 1 1/4" EDGEBRITE TRIM 3/16" ACRYLIC FACE - COLOR TENANT PREFERENCE ALUMINUM CLIP.MOUNT ALL F- ASTENERS TO BE CONCEALED AND -NON - CORROSIVE SCALE: 3" = 1' -0" NON- ILLUMINATED EDGEBRITE LETTER SECTION DETAIL SCALE: 1" = f-0" GIGN CONeULTA\TS, l October 1986 #L1147- 032 I \C 4111 Central Avenue N.E, Suite 204, MPLS, MN 55421, (612) 788 -9145. ■ MAXIMUM LETTER LENGTH - 6' 8" MAXIMUM LETTER HEIGHT - 10' Midwest Auto Mall Ion ecftiica August 1981 L1147 -033 TENANT SPACE - DOUBLE SIDED 7' -1" X 13" CONSTRUCTION BEIGE ALUMINUM PANELS - EXISTING' TENANT COST TO ROUTE COPY OUT OF PANELS AND BACK - -WITH PLEXIGLAS COLORS OF PAGE 5 GIGI\ CO \OULTA \T5 I\C. 4111 Central Avenue N.E., Suite 204, MPLS., MN 55421, (612) 788 -9145