HomeMy WebLinkAbout2015-02-03 Planning Report TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 783.427.0520
TPCQPIan ni ngCo.com ENCLOSURE 3
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: February 3, 2015
RE: Oak Park Heights— Stillwater Motors - Variances for
Signage — 5900 Stillwater Blvd North
FILE NO: 236.02 — 14.05
BACKGROUND
The City Council, at their January 13, 2015 meeting approved the sign variances for
Stillwater Motors that had been recommended by the Planning Commission at their
December 11, 2014 meeting. The variances approved were to allow an additional pylon
changeable copy sign (four total freestanding signs), to allow for a 40 foot sign where a
30 foot sign is allowed, to increase the allowable sign square footage, and to allow for a
changeable copy sign (Option 4) that will not meet the allowable requirements.
Following the Planning Commission meeting, Daniel, DJ Raduenz of Raduenz
Dealership Properties LLC, requested consideration of an additional changeable copy
sign on Highway 36. The City Council approved the sign variances as recommended
by the Planning Commission and referred to issue of an additional changeable copy
sign to the Planning Commission.
The property is zoned B-3, Highway Business and Warehouse District in which
automotive sales and service is a Conditional Use.
Attached for reference:
Exhibit 1: Project Narrative —January 30, 2015
Exhibit 2: Site Plan — Existing and Proposed Sign locations.
Exhibit 3: Proposed Sign Location (1)
Exhibit 4: Proposed Sign Location (2)
Exhibit 5: Sign Faces Diagram (3)
Exhibit 6: Proposed Sign, View from Highway 36 (4)
Exhibit 7: Proposed Sign, View from Highway 36 (5)
Exhibit 8: Proposed Sign Picture (6)
Exhibit 9: Proposed Sign Plan (7)
Exhibit 10: Buick/Chevrolet Signs to be Removed (Exhibit 1)
Exhibit 11: Letter from Daktronics, Inc. January 29, 2015.
Exhibit 12: Site Line Study(Two Pages)
ISSUES ANALYSIS
Project Narrative. Mr. Raduenz has provided the following narrative that is also found
within Exhibit 1 of this report:
Stillwater Motors is requesting a variance for an Electronic Message (EMC) to be
installed in the northwest corner of the property.
We are requesting the additional sign (EMC) along Highway 36 for additional visibility.
The request for the pylon signage and the 50 foot in height is in regards to safety and
visibility. By doing different height tests we have determined to have site lines above
trees, which will grow higher and wider, including other obstructions we need to have
the sign at a minimum of 50 feet. This height will allow drivers the ability to see the sign
easily and make proper lane changes and signals for safety while traveling Highway 36.
EMC sign would allow Stillwater Motors to stay abreast of modern technology in the
automotive industry and allow us to promote our business and products. By allowing
the EMC sign, it would also minimize the need for temporary signs and banners.
We would remove the Chevrolet and Buick signs on the north side of the building which
are 184.68 square feet(see Exhibit 1).
That would leave us with no signs on the north side of the building, so we would ask to
have the proposed sign variance to allow us to install up to a 184 square foot sign, with
a maximum of 50 foot height.
Comprehensive Plan. The Comprehensive Plan designates this area as Commercial
on the Proposed Land Use Map. The use of the property for automotive sales and
service is consistent with this land use designation.
Zoning Ordinance. The property is zoned B-3, Highway Business and Warehouse
District in which automotive sales and service is a Conditional Use. The Applicant has
applied for signage variances to allow an additional changeable copy pylon sign greater
than 150 square feet, to allow for a 50 foot sign where a 30 foot sign is allowed, and to
allow for a changeable copy sign that will not meet the requirements. He initially
requested an increase in the overall square footage of signage on site, but the request
now will comply with the maximum of 760 square feet established by the variance
granted by the City Council on January 13, 2015. Review of the criteria for variances is
found later in this report.
2
Signage. The property is within the Destination Retail Highway Sign District which
would allow one freestanding sign of 150 square feet and a maximum height of 30 feet.
The 2005 variance allowed a total of 10 wall signs for the site. The overall allowable
sign area for the site would be 500 square feet.
On January 13, 2015 the City Council approved variances for the following:
• One additional pylon sign that will allow changeable copy. Option 4 was
approved that is 15 feet in height and 50 square feet in size. The sign was
permitted that is 100 percent dynamic. The Ordinance allows a changeable
copy sign to be no more than 35 percent dynamic. The sign would be placed
along Stillwater Blvd on the south end of the site.
• The existing Chevrolet/Buick sign on the northeast corner of the site was
permitted to be increased from 31 feet to 40 feet in height, with the same sign
faces.
• An increase in allowable sign area to 760 square feet, but referred the
request to increase that number back to the Planning Commission.
The additional request and what has been referred back to the Planning Commission:
Proposed Changeable Sign. The Applicant has proposed another new changeable
copy sign along Highway 36. The sign is proposed at 50 feet in height (30 feet allowed)
and would be 184 square feet in size. The regulations for electronic signs indicate that
the changeable copy portion of the sign shall not occupy more than 35 percent of the
actual copy and graphic area of a freestanding sign. The sign is proposed to be 100
percent changeable copy. This sign would require a variance from the provisions for
height, to allow an additional freestanding sign (one allowed on site, this would put the
total at five), to allow for a sign greater than 150 square feet and allow for 100 percent
changeable copy. The Planning Commission should consider this request and
determine if a variance is warranted.
Allowable Sign Area.
Within the Zoning Ordinance provisions, the total allowable sign area on site, with the
wall and freestanding signs, would be 500 square feet. Currently there are 10 wall
signs with a total of 426 square feet. The proposed, approved and existing freestanding
signs will total 518 square feet for a site.
The Applicant has proposed removing the Buick and Chevrolet wall signs on the north
side of the building which total 184 square feet. The resulting total signage on the site
will be 756 square feet. This is consistent with the variance approved by the City
Council on January 13, 2015.
3
Pylon Signaqe. The existing and proposed total of freestanding signage is as follows:
Sign Square Feet
Sign Message Height
Existing North Collision Center 25 80
Pylon
Existing Northeast Chevrolet/Buick 40 127
Pylon (Approved)
Existing East Pylon Chevrolet Truck 28 77
Approved Changeable Copy 15 50
Changeable Copy
Sign — Stillwater
Blvd.
Proposed Changeable Copy 50 184
Changeable Copy
Sign —Highway 36
Total 518
Wall Signaqe.
Total No. Square Feet
Sign Message of Signs
West Elevation Service 2 21.3
Body Shop 31.3
South Elevation Delivery 2 25
Stillwater Motors 58.11
North Elevation Buick 2 -184
Chevrolet (To be
Removed)
East Elevation Certified Service 2 33.8
Buick Emblem 20.53
Southeast Bowtie 2 13.37
Elevation Chevrolet 35.37
Signature
Total 10 238.78
4
Sign Illumination. The proposed sign will be required to comply with the Zoning
Ordinance lighting requirements. Staff will approve the lighting specifications for the
signs at the time of permitting.
Sign Variance. Variance criteria are provided in Section 401.04 of the Oak Park
Heights Zoning Ordinance. The Planning Commission and the City Council should
review the following criteria and conditions to determine if the sign variances are
justified.
Review Criteria. The Planning Commission and City Council should make a finding of fact that the
proposed action will not:
a. Impair an adequate supply of light and air to adjacent property.
b. Unreasonably increase the congestion in the public street.
c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood
protection than the flood protection elevation for the particular area or permit standards which are
lower than those required by State law.
d. Increase the danger of fire or endanger the public safety.
e. Unreasonably diminish or impair established property values within the neighborhood, or in any
way be contrary to the intent of this Ordinance.
f. Violate the intent and purpose of the Comprehensive Plan.
g. Violate any of the terms or conditions of Item 5, below.
h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless
it can be demonstrated that:
a. Undue hardship will result if the variance is denied due to the existence of special conditions and
circumstances 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.
1) Special cases may include exceptional topographic or water conditions or, in the case of an
existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the
property.
2) Undue hardship caused by the special conditions and circumstances may not be solely
economic in nature, if a reasonable use of the property exists under the terms of this Title.
3) Special conditions and circumstances causing undue hardship shall not be a result of lot size
or building location when the lot qualifies as a buildable parcel.
b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights
commonly enjoyed by other properties in the same district under the terms of this ordinance or
deny the applicant the ability to put the property in question to a reasonable use.
c. The special conditions and circumstances causing the undue hardship do not result from the
actions of the applicant.
d. Granting the variance requested will not confer on the applicant any special privilege that is
denied by this Ordinance to other lands, structure or buildings n the same district under the same
conditions.
e. The request is not a result of non-conforming lands, structures or buildings in the same district.
f. The request is not a use variance.
g. The variance requested is the minimum variance necessary to accomplish the intended purpose
of the applicant.
h. The request does not create an inconvenience to neighboring properties and uses.
Due to the location of this business in that the building will have limited visibility from
Highway 36, the applicants have indicated that allowing only a 30 foot freestanding
would cause an undue hardship for their business and the ability of customers to locate
the building. A number of other businesses in the Highway 36 corridor have asked for
and received variances for signage height. This is the first time that the City has
considered a variance for a 50 foot freestanding sign. The site lines from Highway 36,
5
when traveling east do not justify the need for the sign height. It is doubtful that the 50
foot sign would be visible on the west bound lanes of Highway 36 and a much taller sign
would likely be required.
City Staff is concerned with the precedence of allowing a sign of this height. We do not
believe it is justified or necessary at this location. A 40 foot sign would be adequate,
similar to the request for the pylon sign that has already been approved.
City Staff does not have an issue with allowing the additional sign with a size of 184
square feet as long as the two wall signs are removed. Additionally, Staff does not have
an issue with the 100 percent dynamic sign face.
CONCLUSION AND RECOMMENDATION
If the Planning Commission agrees to recommend the requests for the variances, they
should consider the conditions that follow:
• Variances - To allow an additional changeable copy pylon sign greater than 150
square feet, to allow for a 50 foot sign where a 30 foot sign is allowed, and to
allow for a changeable copy sign that will be 100 percent dynamic.
1. All conditions of the Conditional Use Permit and Variance for Raduenz
Dealership Properties LLC approved July 26, 2005 and January 13, 2015 shall
remain in effect.
2. The proposed changeable copy sign shall not exceed 40 feet in height and 184
square feet in sign face size.
3. The Applicant shall remove the Chevrolet and Buick wall signs on the north side
of the building prior to installing the proposed changeable copy sign.
4. The sign specifications and methods of illumination shall be subject to review and
approval of the City Planner at the time of permitting.
5. A landscape plan for the area around the new sign shall be provided to the City
and shall be subject to review and approval of the City Arborist.
pc: Julie Hultman
6
S •
EXHIBIT 1
MOTORS.com
CHEVROLET BUICK CI
•FAMILY OWNED SINCE 1922 •
5900 Stillwater Boulevard North•P.O.Box 337
Stillwater,Minnesota 55082
January 30th 2015
City of Oak Park Heights,
Stillwater Motors is requesting a variance for an Electronic Message(EMC)to be installed in the northwest
corner of the property.
We are requesting the additional sign (EMC)along Highway 36 for additional visibility. The request for the
pylon signage and the 50 foot in height is in regards to safety and visibility. By doing different height tests we
have determined to have sight lines above the trees,which will grow higher and wider, including other
obstructions we need to have the sign at a minimum of 50 feet. This height will allow drivers the ability to
see the sign easily and make proper lane changes and signals for safety while traveling Highway 36.
EMC sign would allow Stillwater Motors to stay abreast of Modern Technology in the Automotive
Industry and allowing us to promote our business and products. By allowing the EMC sign it would also
minimize the need for temporary signs and banners.
We would remove the Chevrolet and Buick on the North Side of the Building which is 184.68 square feet(see
Exhibit 1).
That would leave us with no signs on the north side,on the building,so we would ask to have the proposed
sign variance allow us to install up to a 184 square foot sign,with a maximum of a 50 foot height.
Thank you,
Daniel (DJ)Raduenz, Presi ent S#Ilwater Motors
2-- /17‘`"-( '
SERVICE& PARTS OPEN 6 DAYS A WEEK
COLLISION REPAIR CENTER
EXHIBIT 2
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DAKTRONICS, INC.
201 DAKTRONICS DR BROOKI NGS SD 57006
1/29/2015
Bak r)rL: Irlc.
01 C)akton cs w k E o7A.ngs SGT . ,it46
Rick Chase
Stillwater Motors
Y 4
To whom it may concern:
4
We are requesting the additional sign along Highway 36 for additional visibility. The request for the
pylon signage and the 50 foot in height is in regards to safety and visibility. By doing different
height tests we have determined to have sight lines above the trees and other obstructions we
need to have the sign at a minimum of 50 feet. This height will allow drivers the ability to see the
sign easily and make proper lane changes and signals for safety while traveling Highway 36.
With our current signage you have to be at the exit to see our business signage. This can make for
last minute improper lane changes and possible safety concerns.
We appreciate your consideration in this manner.
James Roehrl
Daktronics Field Representative
Daktronics, Inc.
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