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Planning Commission Regular
Meeting Date: 05/17/2018  
Subject:    PC 18-8 Amend Village 10 Final PUD, 2022-2170 Northdale Boulevard, Wilkus Architects
From: Scott Harlicker, Planner

The applicant is requesting an amendment to the Village 10 Planned Unit Development to add an additional ground sign, increase the height of an existing ground sign, add an outdoor seating patio and modify the exterior of an existing building.
Conduct a public hearing
Make recommendation to City Council
Final decision by City Council on June 5
The applicant submitted this application on:  April 19

To comply with the requirements of Minnesota Statute §15.99, the City must approve or deny the application by: June 18
The property is located at 2033 - 2170 Norhdale Boulevard
  Existing Use Comprehensive Plan Zoning
Shopping Center Community Commercial Community Commercial/PUD
North Church/Mixed commercial Community Commercial/Institutional Community Commercial
South Single family homes/Offices Office/ Low Density Residential Office/ Low Density Residential 2
East Gas station/Convenience store Community Commercial Community Commercial
West Apartments High Density Residential High Density Residential

Chipotle restaurant is proposing to move into the east end space of Building B, previously occupied by AAA. AAA is moving to the other end of the same building. Chipotle is asking for the following four modifications to the existing PUD:
  • Add a second monument sign along Northdale Boulevard
  • Add a panel to the existing sign at Hanson Boulevard and 115th Avenue
  • Add an outdoor seating patio in front of the restaurant
  • Modify the exterior building elevation
The current configuration of the PUD was approved in 2002 to construct the Cub grocery store. The permitted and conditional uses allowed in the PUD are those that are allowed in Community Commercial District.

Proposed Changes

Add a Second Monument Sign on Northdale Boulevard

The applicant is proposing to add a second monument sign along Northdale Boulevard. There is an existing ground sign at the signalized entrance to the center on Northdale Boulevard. It is setback 19 feet from Northdale Boulevard, there is 40 square feet of signage and it is 16 feet high. The center has more than 1100 feet of frontage along Northdale Boulevard. The new sign will be about 250 feet east of the existing sign. The proposed sign is also setback 19 feet from Northdale Boulevard. It will be 12 feet high and 10 feet wide. It will consist of two sign panels, 42" x 102" each. The sign will be constructed of similar material as the existing sign. The 200 square feet around the base of the sign should be landscaped with shrubs and/or perennials. The new sign will require a separate sign permit.

Signage for a PUD is approved specific to that PUD. However, for comparison, a shopping center 15 acres or larger can have two ground signs per arterial street; each sign could be up to 300 square feet in size. What is being proposed is well within regular Community Commercial standards.

The applicant is requesting the new sign so that customers can recognize that Chipotle is located within the shopping center before they reach the main entrance. It will allow them time to change to the appropriate lane in order to make the left turn into the center.

Add Sign Panel to Existing Monument Sign

The applicant is proposing to add a sign panel to the existing sign located at Hanson Boulevard and 115th Avenue. The sign currently has two panels. It is 11'9" high and 8 feet wide. They are proposing to add a 96" x 31" panel. The additional panel will increase the sign's height to 14'6". As with the second proposed ground sign on Northdale Boulevard, the additional panel, and corresponding increase in size and height, is well within the regular Community Commercial standards. Adding the panel to the existing sign will require a separate sign permit.

Outside Patio Seating 

The applicant is proposing an outdoor seating patio consisting of 16 seats. The patio will include converting an existing concrete peninsula and one parking space. There is sufficient parking in this area of the center to accommodate the parking requirements of the tenants in this building. The current mix of tenants requires 81 spaces; there are 177 spaces in the surrounding parking field. Chipotle will install a decorative fence around the seating area.

Modifications to the Exterior Elevations

The applicant is proposing to update two exterior elevations, the front elevation and the east elevation facing Northdale Boulevard. The applicant is proposing replacing the existing EIFS, painting the canopy over the entrance and a new aluminum storefront. The storefront will be charcoal with a matching canopy. The store front will extend across the front of the space and wrap around the corner and extend about halfway along the east elevation. There will be dark gray EIFS around the storefront with a white EIFS band around the top. That part of the east elevation not storefront will be white EIFS with an indented rectangle area to provide relief.
In Planning Case 18-8, the Planning Commission move to recommend approval of the proposed modifications to the Village 10 PUD with the following conditions:
  1. The 200 square feet around the base of the sign must be landscaped with shrubs and/or perennials.

Location Map
Development Plans
Applicant's Narrative

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