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Commission allows internally lit Dunkin' signs with hours restriction
Summary
The Plan and Design Commission approved a sign package amendment and design review for the Dunkin' Donuts at 1992 Second Street, allowing internally illuminated channel‑letter signage normally not permitted in the zoning district, subject to a condition limiting illumination to business hours or at most until 11 p.m.
The Plan and Design Commission voted Sept. 2 to approve a design review and sign package amendment for the Dunkin' Donuts at 1992 Second Street that permits internally illuminated channel‑letter signage and minor increases to certain sign heights, with a condition that the internally illuminated signs be illuminated only while the store is open or until 11 p.m., whichever is later.
Why it matters: The amendment relaxes the current zoning prohibition against internally illuminated wall signs in the B‑4‑4 Commercial Business District for this property. The decision balances the applicant’s corporate signage standard with a condition intended to reduce nighttime light impact on nearby residences.
What staff presented: Zubin Coleman, Senior Planner, said the application replaces “Donuts” with “Dunkin” on three wall signs, converts external gooseneck illumination to internal LED illumination, and slightly raises the height of two wall signs to a uniform elevation. Coleman reported the amendment reduces cumulative wall sign area (from 127 to 64 square feet) even as it converts to internal illumination; he noted internal illumination is not permitted in the B‑4‑4 district by code but that the commission could permit it with a condition limiting illumination hours.
Applicant remarks: Asif Natani, one of the owners of the Dunkin' store, said the proposed signs would match the appearance and brightness of other Dunkin' locations the applicants recently renovated and that the directional signs and menu board are standard corporate fixtures.
Discussion and conditions: Commissioners raised light‑pollution concerns and asked about lumen limits and whether internal illumination would be brighter than the existing gooseneck lights; staff and the director said those are aesthetic and code considerations the city is reviewing separately. After discussion, a motion passed directing staff to draft findings of approval and adopting a condition that internally illuminated signs may be illuminated only while the establishment is open or until 11 p.m. at the latest. The motion passed by roll call with all commissioners voting aye.
Next steps: Staff will prepare formal findings and conditions for the approval; the applicant will submit any required sign permits and comply with the illumination limitation in the approval.
Sources: Presentation and testimony at the Highland Park Plan and Design Commission meeting, Sept. 2, 2025; comments by Zubin Coleman (Senior Planner) and Asif Natani (Dunkin' owner).
