HomeMy WebLinkAbout#3- Variance McDonald's
Memo
To: Planning Commissioners
From: Kari Barker, Associate Planner
Date: November 23, 2009
Subject:Variance-
Apparently Graphic, Ltd. – McDonald’s - #2009-33 – Variance to
exceed 5% limit on wall signage
REQUEST
Geoff Michael, on behalf of Apparently Graphic, Ltd., is seeking a variance to the 5% limit of wall
area in signage regulation for the newly rebuilt McDonald’s store at 1340 South Frontage Road.
The request states, “Add a sign, “McDonald’s”, to the front (south) elevation. The front
elevation is 788 square feet. The already-approved arch is 14 square feet. The sign that
McDonald’s would like to have approved is 27” X 216” which is 40.5 square feet. The total of
both signs would be 54.5 square feet.”
BACKGROUND INFORMATION
Zoning Classification
The subject property is zoned C-4, Community Regional commerce, which allows for restaurants.
Comprehensive Plan Classification
The 2020 Comprehensive Plan designates the property as C, Commercial. The proposed use is
consistent with the plan.
Adjacent Zoning and Land Use
The property is surrounded by commercial zoning (C-4) and commercial uses.
Existing Condition
The following signs have been approved for McDonald’s:
Total permitted Total Allowed
North Elevation
14 square feet 40 square feet
East Elevation
30 square feet 113.15 square
feet
South Elevation
14 square feet 40 square feet
West Elevation 54.5 square feet 113.15 square
feet
FreestandingAllowed to Allowed to reface
reface existing existing
Sign Allowances
The following wall signage would be allowed under 155.08 Signs, D (1) e:
Zoning Districts
C-3C-4
SingleMultipleSingle - Single - over Multiple
OccpantOccupantsunder100,000Occupant
100,000square feetBuilding
square feet
Monument Maximum 6 feet 10 feet 6 feet 15 feet 20 feet
Height
Sign Face 50 square 100 square 50 square 75 square 100 square
Sizefeetfeetfeetfeetfeet
Cap Height 8 inches 12 inches 8 inches 18 inches 24 inches
(max.)
Wall Maximum Greater of 40 square feet or 5% of wall area
Size
Projecting Clearance 8 feet 8 feet 8 feet 8 feet 8 feet
Maximum 4 feet 4 feet 4 feet 4 feet 4 feet
Distance
from
Building
Review Criteria
The following criteria have been used as findings of fact in granting variances to zoning provisions:
A. That special conditions and circumstances exist which are peculiar to the land, structure,
or building involved and which are not applicable to other lands, structures, or buildings
in the same district.
B.The literal interpretation of the City Code would deprive the applicants of rights commonly
enjoyed by other properties in the same district under the terms of Chapter 10.
C. That the special conditions and circumstances do not result from actions of the applicant.
D.That granting the variance requested will not confer on the applicant any special privilege
that is denied by Chapter 10 to other lands, structures, or buildings in the same district. No
non-conforming use of neighboring lands, structures, or buildings in the same district, and no
permitted or nonconforming use of lands, or buildings in other districts shall be considered
grounds for the issuance of a variance.
HISTORY
In October 2002, Cub Foods requested a variance to exceed the 5% limit on wall signage. Cub
agreed to not add signage to the south side of the building if permission was granted to increase the
signage on the north side. The variance request was denied.
RECOMMENDATION
Staff is recommending denial of the variance as there has not been a hardship displayed by the
applicant to necessitate the variance. Further, the applicant has an option to decrease the size of the
sign to 26 square feet to meet the 40 square foot requirement or place a monument sign that would
face South Frontage Road. The monument sign could be six feet high and fifty square feet in size.
In addition, granting a variance would set a precedent to allow increased signage for commercial
buildings throughout Hastings.
ATTACHMENTS
Application
Proposed sign illustration
Site Location Map
Aerial View