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01/12/01 Sorensen to Kukulski/SignsCity pf Kalispell Post Office Box 1997 • Kalispell, Montana 59903-1997 • Telephone (406) 758-7700 • FAX (406) 758-7758 MEMORANDUM TO: CHRIS KUKULSKI, CITY MANAGER FROM: PJ SORENSEN, ZONING ADMINISTRATOR DATE: JANUARY 12, 2001 RE: MOUNTAIN VIEW PLAZA PUD/SIGNS QUESTION PRESENTED How would the sign ordinance apply to Mountain View Plaza if the generally applicable standards for a B-2 (general business zone) were to be used? FACTUAL BACKGROUND The proposed layout for the PUD calls for eight buildings. Three large retailers would locate on the portion of the property furthest from Highway 93, and 5 smaller businesses would locate along the highway. The dimensions of each building are subject to some fluctuation, but the approximate building frontages (that dimension parallel to a single right-of-way which borders the property) are contained in the following table. It is important to note that the dimensions below are for each building as a stand-alone structure and are not the specific dimensions used for calculating the overall sign area for properties with multiple buildings. Phase I: 490 ft (Highway 93); 270 ft (Reserve) Phase V: 120 ft Phase II: 390 ft Phase VI: 90 ft Phase III: 455 Phase VII: 220 ft Phase IV: 220 Phase VIII: 135 ft DISCUSSION 1. The development should be treated as a single property for the purposes of calculating the sign area allowance. The first step in any sign ordinance analysis is the calculation of the overall sign area for the property. There are two basic methods: building frontage and street frontage. The building frontage method uses the dimension of the building parallel to a single right-of-way which borders the property. That dimension is then multiplied by a factor based on whether there is a single business or multiple businesses, as well as whether that dimension is greater than or less than 200 feet. The street frontage method allows one square foot of sign area for each foot of lot frontage along a single public road. At this point, a fundamental issue needs to be addressed: whether the property should be analyzed as one parcel or eight. The Applicants wish to use eight separate lots. In my opinion, the property should be treated as one property. First of all, the project is designed and presented for approval as a whole and not as eight individual projects. A key aspect of the interrelationship within the entire development is a common signage plan with various phases utilizing signs located on multiple other phases. Second, the Applicant wants to avail itself of the benefit of an increased sign face on its freestanding signs by utilizing a common signage plan which effectively treats the property as a whole. Third, the Applicant has chosen to proceed without a subdivision, which would need to be accomplished before there would be any basis under the ordinance to treat the property as eight separate lots. Finally, there are a number of significant problems which would arise if the property would be viewed as eight separate lots which I am certain would be totally unacceptable for the Applicant. Among other things, Phase I would have to use the narrow dimension of the building facing Reserve; they would lose the flexibility to float sign area around the property (sign area generated by the large retailers, for example, could not be used to support a freestanding sign not located on that phase); and they would lose the ability to increase the size of the freestanding signs based on a shopping center designation. 2. The building_ frontage method of calculatingthe he sign area allowance should be used rather than the street frontage method, and approximately 2597.5 square feet would be allowed when the entire project is completed. Both the building frontage and street frontage methods are available for calculation. The ordinance allows either alternative, and we allow an applicant to select whichever generates more sign area. Under the street frontage method, a one to one ratio is used. In this instance, the lineal feet along a single public street would be used. Along Highway 93, there is about 1650 feet of frontage. Therefore, 1650 square feet would be allowed under that method. Under the building frontage method, shopping centers/multiple businesses are allowed 3.5 square feet of sign area for the first 200 feet of building frontage and 1.5 square feet per foot thereafter. When multiple buildings are located on one property, we have consistently calculated building frontage by looking at a drawing of the elevations of the buildings as viewed from a single right-of-way and measuring the total building frontage from that point of view. Using this method, approximately 2597.5 square feet would be allowed once the entire project is completed (the total building frontage would be 1465 feet; 3.5 x 200 = 700; 1.5 x 1265 = 1897.5; 1897.5 + 700 = 2597.5). 3. The property would be allowed a total of two freestanding signs on each frontage, with each sign subject to size and height restrictions based on the distance from the right-of-way. As one property with frontage on two public roads each exceeding 500 feet, the Applicant would be allowed two freestanding signs on each frontage. This limit would include not only the large pylon signs, but also the monument signs contemplated for the smaller businesses. The size of each sign face (both sides of a double-faced sign) count towards the total sign area. Each sign, in addition to generally applicable rules for clear vision triangles and other standards, would need to comply with the following dimensions based on the distance from the right-of-way: Distance From Right-Of-WaX 0-10 ft 11-20 ft 21-30 ft 31-40 ft 41-50 ft 51 or more ft Maximum Height 15ft 20 ft 22 ft 24 ft 26 ft 28 ft Maximum Size Per Face 60 sq ft 80 sq ft 90 sq ft 120 sq ft 150sgft 200 sq ft If a common signage plan is submitted which coordinates number, mode of display, location, size, height, colors, finish materials, and illumination with other signs and the building architecture, the size per face may be increased by 25%. 4. If signs are not addressed in the PUD, the default is not to general B-2 standards, but is instead a much more restrictive category. For purposes of setting forth a clear understanding of the baseline to be used in discussions regarding signs for this property, the "default" provisions for a PUD treat signs in a manner similar to neighborhood buffer zones. Under that provision, one freestanding or wall sign would be allowed per use with a limit of 24 square feet per sign and a maximum height limit of six feet. In my opinion, it is appropriate to consider the PUD as a general commercial area and work within those standards. It should be recognized, however, that moving the discussion to general commercial standards is a concession, albeit a reasonable one, on our part.