HomeMy WebLinkAboutResolution 2016-05 Approving a Variance for Sign 8650 Hudson BlvdResolution No. 2016-05 1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION NO 2016-05
A RESOLUTION APPROVING A 5 FOOT HEIGHT AND 4 FOOT WIDTH VARIANCE TO
ALLOW FOR THE CONSTRUCTION OF A 35-FOOT TALL 16-FOOT WIDE PYLON SIGN AT
8650 HUDSON BLVD.
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, IRET Properties, on behalf of High Pointe Health Campus has submitted
an application to the City of Lake Elmo (the "City") for a 5 foot height and 4 foot width variance
to allow for a permanent 35 foot high, 16 foot wide pylon sign at the High Pointe Health
Campus, 8650 Hudson Boulevard,
WHEREAS, notice has been published , mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.109; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on January 11, 2016; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report and
recommendation to the City Council as part of a Staff Memorandum dated January 19, 2016; and
WHEREAS, the City Council considered said matter at its January 19, 2016 meeting.
NOW, THEREFORE, based on the testimony elicited and information received, the
City Council makes the following:
FINDINGS
1)That the procedures for obtaining said Variance are found in the Lake Elmo
Zoning Ordinance, Section 154.109.
2)That all the submission requirement s of said Section 154.109 have been met by
the Applicant.
3)That the proposed variance includes the following components:
a)A 5 foot height and 4 foot width variance to allow for a permanent 35 foot high,
16 foot wide pylon sign at the High Pointe Health Campus, 8650 Hudson
Boulevard.
4)That the Variance will be located on property at 8650 Hudson Boulevard, WashingtonCounty, Minnesota with the following PID: 33.029.21.44.0007.
5)That the strict enforcement of Zoning Ordinance would cause practical difficulties and
that the property owner proposes to use the property in a reasonable manner not
Resolution No. 2016-__ 2
permitted. Specific Findings: Increasing the allowed height from 30-foot to 35-foot and
the width from 12-foot to 16-foot for a pylon sign represents a reasonable use of the
property. The property is zoned Business Park and is surrounded by other commercial
uses. A larger nonconforming pylon sign exists adjacent to the site. Visibility to the site is
difficult and identification of the multiple tenants is also reasonable. The variance is in
keeping with the intent of the City’s sign ordinance: to foster high quality commercial
and industrial development and to enhance economic development of existing businesses
and industries by promoting reasonable, orderly, attractive and effective signs that meet
the need for business identification, advertising and communication. Staff determines
that this criterion is met.
6)The plight of the landowner is due to circumstances unique to the property not created by the
landowner. Specific Findings: The site, lot layout, and the poor visibility from Hudson
Boulevard and Interstate 94 are unique and not circumstances created by the landowner.
The Crossroads Collision and Park Dental buildings sit in front of the High Point Health
facility limiting visibility. The facility sits to the rear of the site, the flat buildable area,
leaving little physical presence on the Hudson Boulevard frontage. The restrictive sign
design guidelines were created by the developer and approved by the City of Lake Elmo,
not the current land owner/applicant. Staff determines that this criterion is met.
7)The proposed variance will not alter the essential character of the locality in which the
property in question is located. Specific Findings: The location of the property and
surrounding properties are within the Business Park, or are Commercial zoning. There
exists one other pylon sign within the locality, and others beyond that are larger and are
noncompliant with the City’s sign ordinance. The Eagle Point Business Park Agreement
does allow a pylon sign. Staff determines that this criterion is met.
8)The proposed variance will not impair an adequate supply of light and air to property
adjacent to the property in question or substantially increase the congestion of the public
streets or substantially diminish or impair property values within the neighborhood. Specific
Findings: The proposed variance will not impair an adequate supply of light and air to any
properties adjacent to the proposed pylon sign site. The proposed pylon sign is located on
an undeveloped portion of the applicant’s lot. The presence of the sign will not present
additional congestion on public streets, or substantially diminish or impair property values
within the neighborhood. Staff determines that this criterion is met.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant's application for a Variance is granted.
Passed and duly adopted this 19th day of January, 2016 by the City Council of the City of Lake
Elmo, Minnesota.
________________________________
Mayor Mike Pearson
Resolution No. 2016-05 3
ATTEST:
________________________________
Julie JohnsonCity Clerk