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HomeMy WebLinkAbout3 - Report PC -Sign Variance To: Planning Commission From: Justin Fortney, City Planner Date: Tuesday - November 12, 2019 Item: Sign Variance #2019-26 – Dakota County Public Service Center – 1590 Hwy 55 PLANNING COMMISSION ACTION REQUESTED: Review the sign variance request of Visual Communications, agent for Dakota County and make a recommendation to the City Council. BACKGROUND Existing Condition This unique Dakota County Public Service Center campus is nearly 50 acres in size, contains several county functions, multiple large buildings, numerous building entrances, and has nearly ten different driveway entrances. In order to get visitors to their intended location, there are many wayfinding signs around the campus. They were likely installed prior to our current sign code which was adopted just over 15-years ago. They are fading and also need to be updated. Proposed Condition Many of the signs are proposed for replacement with new units that will contain larger type and will better inform visitors. The new signs will be about one to three feet taller with a larger sign face. The reason for the size increase is due to additional information being applied to the signs. Comprehensive Plan Classification The site is designated as “Institutional” in the 2030 Hastings Comprehensive Plan. Site use is consistent with the Plan. Zoning Classification The site is zoned PI, Public Institutional, which allows for the current use. Planning Commission Memorandum VARIANCE REVIEW The zoning code allows directional signs to be 4-feet tall with up to two square feet of signage. The main purpose for including directional signs in the code was for entrance and exit signs at driveways. Campus wayfinding signage was likely not contimplated in the sign code. In 2013, the Regina Hospital and Alina Specalty Clinic campus were granted a similar varaince request for campus wayfinding signage due to their unique situation. The applicant has submitted a narrative explaining their proposal for signage along with what they believe is appropriate criteria for approval. Variance review: Below is a list of variance statute requirements that must be satisfied prior to approval of a variance with findings summarized below each item: • Evidence that practical difficulties in complying with the regulations exist o The allowable sign size and height does not allow for the required text in the necessary font size. o The previous signs, which were also larger than present code allows, have not been functioning adequately. o The signs must have a clearance to accommodate for snow banks without blocking the sign. The necessary information in the appropriate font size cannot be included on signs of a shorter height and still maintain this minimum clearance. • Circumstances relating to these difficulties may not have been created by the landowner. o The circumstances related to the need for large wayfinding signage is related to the nature of a large complex campus and the high amount of visitors that are not familiar with the site. • The variance may not alter the essential character of the locality o The new signage will not alter the essential character of the locality. The signs are within the campus and similar in appearance to the existing signs. Although the existing code would be adequate for some public institutions (Zoned PI) such as libraries, and city offices, it is inadequate for a large complex campuses. City staff recommends approval of the request based on the above findings. Furthermore, staff believes this to be a unique situation because it is a large campus. The following are recommended conditions of approval: 1) Conformance with the Planning Commission staff report and plans dated November 12, 2019. 2) Approval of required sign permits. 3) Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. ATTACHMENTS • Attachment to Variance Application • Aerial Photograph • Sign Location Map • Elevation drawings • Photographs Application for Zoning Variance City of Hastings ATTACHMENT to VARIANCE APPLICATION RE: Dakota County Public Service Facility SIGNAGE WAYFINDING CAMPUS MASTER PLAN Reason for Variance Application Statement of Unique Circumstances The existing wayfinding and identity signage for the Dakota County Service Center has been inadequately functioning for several years. There is wayfinding confusion based on the need for specific building directions and functions within the campus. Signs that do not provide proper information, with copy that is unreadable from a moving vehicle, cause hurrying at the vehicular entrances and within the parking facilities (for jury duty, court appointments, and so forth) as users must first locate the appropriate building, then the correct door. In hopes of alleviating this confusion the facility has added building names to specific freestanding directional signage, and added building names to facias to assist visitors. The facility is the is the Dakota County seat, therefore, users from the entire county visit this multi-building campus and require clear, readable, and concise signage to direct vehicular traffic to the proper building and parking areas. Diverse users include all ages – from young to senior residents (8 to 80), including non - English speaking, and residents with English as a Second Language. The existing sign code sign size and height limitations do not address the required sign sizes and readability required for safely communicating directions to each area within the campus. Our goal is to create a harmonious wayfinding system and alleviate stress related to directional signage confusion. Therefore, existing site signage will be removed and replaced with new directional signage to provide safety and meet the needs of the diverse group of users. The new signage system will provide proper direction, readability, and foster appropriate traffic flow. Special sign sizes heights have been designed to adequately accommodate verbiage and letter size requirements for readability and functionality. Two key signs are requested at main entrances from General Sieben Drive, signs 5 and 6. Sign sizes are 4’x 8’ or 32 square feet. The copy height for these signs is 3 3/8” tall, which is readable for drivers in a moving vehicle from approximately 80 to 100 feet. The height requested for signs is 84” (typical for all signtypes within the master plan) which allows for readability during winter months, and clear vision throughout the year. Signs have been placed to not obscure surrounding pedestrian or vehicular traffic. Within the campus there are seven (7) primary directional signs that are requested at 84” height for primary use (these replace existing signs of varying heights from 72” to 84”, and are located at primary decision areas with multiple messages; and three (3) secondary directional signs at the 84”" height, which also have secondary messages. The sign size is based on readability of letters requirements and adequate clearance for snow in the winter. A 4’-0” (48”) overall high directional sign would be inadequate for readability. With several pieces of important information, it would be too low to the ground and would be hard to read - creating a practical difficulty for directing on campus. Application for Zoning Variance City of Hastings ATTACHMENT to VARIANCE APPLICATION Dakota County Public Service Facility SIGNAGE WAYFINDING CAMPUS MASTER PLAN The general purpose of the new signage is to provide better wayfinding on the campus as well refreshing deteriorating signage. There is a need for additional height on the signage to facilitate readable messages. This will provide better visibility in a stress filled environment. The campus layout (with multiple buildings that are not visible from all viewpoints within the parking lot) is very difficult to maneuver, therefore the larger letters and height is necessary to convey pertinent direction. The new signage will enhance, and not alter, the essential character of the locality. Although the existing code would be adequate for some smaller public institutions (Zoned PI) such as banks, libraries, and city offices, it is inadequate for a large county seat campus like the Dakota County Public Service Center where individuals, families and visitors need succinct, direct guidance to multiple locations. These unique circumstances are not created by the landowner, but by the need of the public to find the appropriate building and entrance whether having a court appointment, jury duty, juvenile services, or applying for gun permits and other county licensing services. (1) Because of the particular physical surroundings, shape or topographic conditions of the land involved, etc a practical difficulty to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out When entering the property from Hwy 55 and General Sieben Drive, users need to understand key destinations within the multi – faceted campus. The campus includes five (5) key buildings; Administration Center, Judicial Center, Juvenile Service Center, and the Law Enforcement Center. Each center provides multiple services. It is essential that first time users are able to understand that the building or services needed are within the campus, and the signage assures proper entry and circulation in a safe manner without hesitation or unnecessary stress. (2) The conditions upon which the petition for a variance is based are unique to the tract of land for which the variance is sought and one note applicable, generally, to other property with the same zoning classification The Dakota County Service Center is a unique as the tract of land has multiple entrances and the multiple public buildings and services. The land occupies 48.38 Acres and over 444,100 square feet of public service space including Administration Center, Judicial Center, Juvenile Center, Law Enforcement Center, and offices there of. (3) The purpose of the variance is not based exclusively upon a desire to increase the value or income potential of the parcel of land This variance request does not increase the value or income of the property. The sole purpose is to increase the safety and circulation throughout this public facility. (4) The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the vicinity in which the tract of land is located Application for Zoning Variance City of Hastings ATTACHMENT to VARIANCE APPLICATION Dakota County Public Service Facility SIGNAGE WAYFINDING CAMPUS MASTER PLAN (5) The proposed variance will not impair an adequate supply of light and air to property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety or substantially diminish or impair property values within the vicinity The signage master plan design will not impair an adequate supply of light and air to property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety or substantially diminish or impair property values within the vicinity. The signage will promote safety for the facility. (6) The variance is in harmony with the purposes and intent of ordinance The variance is in harmony with the intent of the ordinance as this public campus is a unique facility and as such, requires customized design and signage considerations. (7) The variance is consistent with the comprehensive plan The variance request is consistent with the comprehensive plan as defined in §155.36 PI (8) The proposal puts the property to use in a reasonable manner The proposed signage variance provides safe circulation and directional information for the intended public use. The same signage master plan will be implemented at two other Dakota County Public Service Facilities in the cities of Mendota Heights and Apple Valley. (9) There are practical difficulties in complying with the official control. “Practical difficulties,” as used in connection with the granting of a variance means that; (a) The property owner proposes to use the property in a reasonable manner not permitted by an official control; Yes (b) The practical difficulty is caused by the provisions of this chapter and has not been created by any persons presently or formerly having an interest in the parcel of land; 1. A practical difficulty is not present if the proposal could be reasonably accomplished under the current Ordinance requirements, (c) The variance, if granted, will not alter the essential character of the locality. (d) Economic considerations alone do not constitute practical difficulties. (e) Practical difficulties include inadequate access to direct sunlight for solarenergy systems. Yes Aerial Photograph SIGN LOCATION MAP A1 A3 A4 A5 All 84” tall Existing signs