HomeMy WebLinkAbout#28 CC Report - 4201 Manning Ave Sign VarianceMAYOR AND COUNCIL COMMUNICATION
DATE: 11/15/2016
REGULAR
ITEM #: 28
AGENDA ITEM: Sign Variance for 4201 Manning Avenue North
SUBMITTED BY: Emily Becker, City Planner
THROUGH: Kristina Handt, City Administrator
REVIEWED BY: Stephen Wensman, Planning Director
BACKGROUND:
River Country Cooperative has requested a variance from the maximum surface area requirements of
wall and canopy signs. The Manning Avenue corridor project will relocate the corridor from the west
side of the subject property to the east side. The realignment project’s purpose is to improve
operations and safety along the corridor to accommodate current and future traffic levels. The
building currently faces the corner of Manning Avenue and Stillwater Boulevard (Highway 5), and
the aforementioned project will change the configuration of the streets so that traffic will now travel
behind the building. Reorientation of the building is obviously unfeasible, and so the applicant is
requesting a variance that will increase visibility of the business.
The property was granted a variance in 1999 that allowed the pylon and monument signs that are
currently on the property. The locations of these signs will be moved. Additionally, the applicant
would like to erect signs that display the name of the gas station, ‘Holiday,’ on the “short” ends of
the canopy, as most of the “long” ends of the canopy no longer face traffic. Sign Regulations of the
Zoning Code, however, only allow 15% sign coverage of the façade of a canopy and reduce the
allotted amount of wall sign coverage of the building by 50%. Due to aforesaid circumstances, the
applicant is a requesting a variance from these restrictions.
ISSUE BEFORE COUNCIL:
The Council is respectfully requested to consider the request for a variance for the subject property
from the maximum surface area requirements of wall and canopy signs
PROPOSAL DETAILS/ANALYSIS:
Applicable Zoning Regulations. 154.212 Sign Regulations of the Zoning Code, Subdivision H.:
Regulations Pertaining to Specific Sign Type
1.Wall Signs
a. Number. No building occupant shall display more than one wall sign per street
frontage except as provided below:
ii. Up to three ancillary wall signs may be displayed on buildings measuring at
least 100 feet in length along the front lot line. Any ancillary sign displayed under
City Council Meeting 11/1/2016 Regular Agenda Item #28
2
this paragraph shall not exceed 50% of the net area or 50% of the height of the
largest permitted wall sign displayed on that façade, nor shall the aggregate area
of the ancillary signs exceed 50% of the net area of such wall sign.
b. Surface Area. The total permitted sign surface area of all wall signs on a façade shall
not exceed one (1) square foot of signage for each lineal foot of building frontage that is
coterminous with the occupancy to which the sign refers, unless a different amount
allocated to the building occupant is identified in an approved Comprehensive Sign Plan
pursuant to §154.212.I. In addition, no individual wall sign shall exceed one hundred
(100) square feet in area.
5.Canopy and Awning Signs. The use of canopy and awning signs reduces the maximum area of
any allowed wall sign by half. Canopy and awning signs are subject to the following provisions:
a. Surface Area. The sign surface area of a canopy or awning sign shall not exceed fifteen
(15) percent of the area of the vertical section of the canopies and awnings. The area of
the vertical section of the canopies and awnings is calculated as the difference between
the highest and lowest point on the canopy or awning multiplied by the length of the
canopy or awning measured parallel to the façade upon which it is attached.
7.Sign Illumination.
e.Brightness Limitation. Cannot exceed 3 foot candles on the front lot line and one foot
candle at all other lot lines, measured three feet above the surface of the ground or fifty
foot candles measured perpendicular to the face of the sign from a distance equal to the
narrowest dimension of the sign.
f.Glare. All artificial illumination shall be so designed, located, shielded and directed so
as to prevent the casting of glare or direct light up adjacent public right-of-way or
surrounding property.
Existing Signs (permitted in 2011)
•46 square-foot signs on one long side of both canopies
•10 square-foot signs on both short sides of both canopies
•96 square-foot pylon sign 19 feet in height (allowed by variance granted in 1999)
•55 square-foot (of sign area) monument sign nine feet in height and 11 feet wide (allowed by
variance granted in 1999)
•Carwash exit and entrance signs on building
Proposed Signs
Canopy #1 (see Section 154.212 Subd. (H) (5) above for regulations)
Side Area (sq.
ft.)
15% Max.
Allowed (sq. ft.)
Requested
Area (sq. ft.)
Variance
Amount (sq. ft.)
North 280 42 47.51 5.51
West 91 13.65 47.51 33.86
South 280 42 0 None
East 91 13.65 47.51 33.86
Canopy #2 (see Section 154.212 Subd. (H) (5) above for regulations)
City Council Meeting 11/1/2016 Regular Agenda Item #28
3
Side Area (sq.
ft.)
15% Max.
Allowed (sq. ft.)
Requested
Area (sq. ft.)
Variance
Amount (sq. ft.)
North 280 42 0 None
West 91 13.65 47.51 33.86
South 280 42 0 None
East 91 13.65 47.51 33.86
Building (see Section 154.212 Subd. (H) (1) & (H) (5) above for regulations)
Building Side Length (ft.) Allowed (reduced by
½ due to canopy signs)
(sq. ft.)
Requested
Area (sq.
ft.)
Variance
Amount (sq.
ft.)
North 86.66 43.33 80.13 36.8
South 86.66 43.33 80.13 36.78
Pylon & Monument Signs (see Section 154.212 Subd. (H) (7) above for regulations)
Adding internal lighting and changing location. The applicant will need to have the City approve the
new locations of the pylon and monument signs. The applicant has provided a photometric plan of
the proposed illumination of the signs, and it adheres to City Code.
Required Findings:
•The attached Resolution details recommended findings.
Conditions:
•The attached Resolution details recommended conditions.
FISCAL IMPACT:
Staff foresees no fiscal impact to the City by granting or denying this variance. The applicant believes that
the variance is needed in order for the business to remain viable after the realignment project.
PLANNING COMMISSION/PUBLIC HEARING:
A public hearing was held on the proposed variance at the October 24, 2016 Planning Commission meeting.
The meeting minutes are attached to this report. No one from the public spoke at the meeting, and the
Commission recommended approval of the variance request with an affirmative vote of 7-0.
OPTIONS:
The Council may:
•Approve the variance request.
•Deny the variance request.
RECOMMENDATION:
City Council Meeting 11/1/2016 Regular Agenda Item #28
4
Staff and the Planning Commission recommend approval of the request made by River Country
Cooperative for a variance from the maximum surface area requirements of wall and canopy signs,
subject to outlined conditions of approval with the following motion:
“Move to approve Resolution 2016-100 approving a variance the maximum surface area
requirements of wall and canopy signs for the property located at 4201 Manning Avenue North,
subject to the conditions of approval.”
ATTACHMENTS:
•Resolution 2016-100
•Planning Commission packet 10.24.16
Resolution 2016-100 1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2016-100
A RESOLUTION APPROVING A VARIANCE FROM THE MAXIMUM SURFACE AREA
REQUIREMENTS OF WALL AND CANOPY SIGNS
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, River Country Cooperative, 9072 Cahill Avenue, Inver Grove Height, MN
55076, (the “Applicant”) has submitted an application to the City of Lake Elmo (the “City”) for a
variance from the maximum surface area requirements of wall and canopy signs.; and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on October 24, 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 November 1, 2016;
and
WHEREAS, the City Council considered said matter at its November 1, 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 requirements of said Section 154.109 have been met by the
Applicant.
3) That the proposed variance is from the maximum surface area requirements of wall and
canopy signs.
Resolution 2016-100 2
4) That the Variance will be located on property legally described as follows: PT SE1/4-
SE1/4 COM AT SE COR OF SEC 12 THEN N ALONG E LINE SD SEC 12 FOR 356.5
FT TO ITS INTSEC WITH NLY R/W LINE OF COUNTY HWY 14 SD INTSEC
BEING PT OF BEG THIS DES THEN CONTINUE N ALONG SD E LINE OF SEC 12
FOR 633.5 FT THEN DEFLECTED TO LEFT FOR 26 DEG30' FOR 299.4FT TO ITS
INTSEC WITH SLY R/W LINE OF MINN HWY 212 THEN SWLY ALONG SD SLY
R/W LINE SD HWY 212 FOR 187.8 FT THEN SLY A- LONG SD R/W LINE OF
HWY 212 FOR 165.8 FT TO ITS INTSEC WITH ELY R/W LINE OF COUNTY HWY
14 THEN SELY ALONG SD ELY R/W OF SD COUNTY HWY FOR 680 FT M/L TO
PT OF BEG EXCEPT TO HWY Section 12 Township 029 Range 021. PID #
12.029.21.44.0005.
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 permitted
by an official control.
The Applicant claims that the strict enforcement of the City’s sign regulations as it
pertains to maximum canopy and wall sign surface area would cause practical
difficulties, as Manning Avenue has been reconfigured and will abut the back side of
the building and shorter sides of the canopies. The Applicant would like to retain
visibility with this new configuration. The Applicant is not changing the current use of
the property.
6)That the plight of the landowner is due to circumstances unique to the property not
created by the landowner.
The reconfiguration of Manning Avenue was not created by the landowner.
7)That the proposed variance will not alter the essential character of the locality in which
the property in question is located.
The proposed elements should not diminish or negatively affect the essential character
of the neighborhood. The new or adjusted signage is intended to update and refresh the
facility while solving visibility issues associated with pending road and access changes.
8)That 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.
Exceeding the maximum-allowed sign surface area of the canopy and wall will not
impair an adequate supply of light and air to adjacent properties, increase congestion,
or impair property values but will help the business remain viable.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant’s application for a Variance is granted, subject to the
following conditions:
1) The new locations of the ground sign and pylon sign shall be approved by the City and must
adhere to all setback and other Code requirements.
2) All lighting must adhere to City’s Lighting, Glare Control, and Exterior Lighting Standards.
Resolution 2016-__ 3
3) The erected signs shall not exceed the proposed square footage described in the Council
Memorandum dated November 1, 2016.
Passed and duly adopted this 1st day of November, 2016 by the City Council of the City of Lake
Elmo, Minnesota.
__________________________________
Michael Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk
PUBLIC HEARING ITEM 4A – ACTION ITEM
PLANNING COMMISSION
DATE: 10/24/2016
AGENDA ITEM: 4A – PUBLIC HEARING
CASE # 2016-47
ITEM: Sign Variance for 4201 Manning Avenue North
SUBMITTED BY: Emily Becker, City Planner
REVIEWED BY: Stephen Wensman, Planning Director
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to hold a public hearing and consider a request from River
Country Cooperative for a variance from the maximum surface area requirements of wall and canopy
signs.
GENERAL INFORMATION
Applicant: River Country Cooperative
Property Owners: River Country Cooperative
Location: 4201 Manning Avenue North
Request: Variance from maximum surface area requirements of wall and
canopy signs
Existing Land Use: Gas station and car wash
Surrounding Land Use: Commercial to the West and Southeast, Rural Transitional to the
Northeast, Limited Density Residential – Planned Unit Development
to the North, and Hudson Boulevard and I-94 to the South
Existing Zoning: Convenience Commercial
Comprehensive Plan: Commercial
History: The site plan for a gas station at this property was approved by City
Council in 1999, along with a sign variance that permitted a 19’ tall,
96 square-foot pylon sign and 9’ X 11’monument sign.
Deadline for Action: Application Complete – 9/26/2016
60 Day Deadline – 11/25/2016
Extension Letter Mailed – N/A
120 Day Deadline – N/A
Applicable Regulations: Article III – Administration and Enforcement
Article V – General Regulations
2
PUBLIC HEARING ITEM 4A – ACTION ITEM
REQUEST DETAILS:
The Manning Avenue corridor project will relocate the corridor from the west side of the subject
property to the east side. The realignment project’s purpose is to improve operations and safety along
the corridor to accommodate current and future traffic levels. The building currently faces the corner
of Manning Avenue and Stillwater Boulevard (Highway 5), and the aforementioned project will
change the configuration of the streets so that traffic will now travel behind the building.
Reorientation of the building is obviously unfeasible, and so the applicant is requesting a variance
that will increase visibility of the business.
The property was granted a variance in 1999 that allowed the pylon and monument signs that are
currently on the property. The locations of these signs will be moved. Additionally, the applicant
would like to erect signs that display the name of the gas station, ‘Holiday,’ on the “short” ends of
the canopy, as most of the “long” ends of the canopy no longer face traffic. Sign Regulations of the
Zoning Code, however, only allow 15% sign coverage of the façade of a canopy and reduce the
allotted amount of wall sign coverage of the building by 50%. Due to aforesaid circumstances, the
applicant is a requesting a variance from these restrictions.
PLANNING AND ZONING ISSUES:
Applicable Zoning Regulations. 154.212 Sign Regulations of the Zoning Code, Subdivision H.:
Regulations Pertaining to Specific Sign Type
1.Wall Signs
a. Number. No building occupant shall display more than one wall sign per street
frontage except as provided below:
ii. Up to three ancillary wall signs may be displayed on buildings measuring at
least 100 feet in length along the front lot line. Any ancillary sign displayed under
this paragraph shall not exceed 50% of the net area or 50% of the height of the
largest permitted wall sign displayed on that façade, nor shall the aggregate area
of the ancillary signs exceed 50% of the net area of such wall sign.
b. Surface Area. The total permitted sign surface area of all wall signs on a façade shall
not exceed one (1) square foot of signage for each lineal foot of building frontage that is
coterminous with the occupancy to which the sign refers, unless a different amount
allocated to the building occupant is identified in an approved Comprehensive Sign Plan
pursuant to §154.212.I. In addition, no individual wall sign shall exceed one hundred
(100) square feet in area.
5.Canopy and Awning Signs. The use of canopy and awning signs reduces the maximum area of
any allowed wall sign by half. Canopy and awning signs are subject to the following provisions:
a. Surface Area. The sign surface area of a canopy or awning sign shall not exceed fifteen
(15) percent of the area of the vertical section of the canopies and awnings. The area of
the vertical section of the canopies and awnings is calculated as the difference between
the highest and lowest point on the canopy or awning multiplied by the length of the
canopy or awning measured parallel to the façade upon which it is attached.
3
PUBLIC HEARING ITEM 4A – ACTION ITEM
7.Sign Illumination.
e.Brightness Limitation. Cannot exceed 3 foot candles on the front lot line and one foot
candle at all other lot lines, measured three feet above the surface of the ground or fifty
foot candles measured perpendicular to the face of the sign from a distance equal to the
narrowest dimension of the sign.
f.Glare. All artificial illumination shall be so designed, located, shielded and directed so
as to prevent the casting of glare or direct light up adjacent public right-of-way or
surrounding property.
Existing Signs (permitted in 2011)
46 square-foot signs on one long side of both canopies
10 square-foot signs on both short sides of both canopies
96 square-foot pylon sign 19 feet in height (allowed by variance granted in 1999)
55 square-foot (of sign area) monument sign nine feet in height and 11 feet wide (allowed by
variance granted in 1999)
Carwash exit and entrance signs on building
Proposed Signs
Canopy #1 (see Section 154.212 Subd. (H) (5) above for regulations)
Side Area (sq.
ft.)
15% Max.
Allowed (sq. ft.)
Requested
Area (sq. ft.)
Variance
Amount (sq. ft.)
North 280 42 47.51 5.51
West 91 13.65 47.51 33.86
South 280 42 0 None
East 91 13.65 47.51 33.86
Canopy #2 (see Section 154.212 Subd. (H) (5) above for regulations)
Side Area (sq.
ft.)
15% Max.
Allowed (sq. ft.)
Requested
Area (sq. ft.)
Variance
Amount (sq. ft.)
North 280 42 0 None
West 91 13.65 47.51 33.86
South 280 42 0 None
East 91 13.65 47.51 33.86
Building (see Section 154.212 Subd. (H) (1) & (H) (5) above for regulations)
Building Side Length (ft.) Allowed (reduced by
½ due to canopy signs)
(sq. ft.)
Requested
Area (sq.
ft.)
Variance
Amount (sq.
ft.)
North 86.66 43.33 80.13 36.8
South 86.66 43.33 80.13 36.78
Pylon & Monument Signs (see Section 154.212 Subd. (H) (7) above for regulations)
Adding internal lighting and changing location.
4
PUBLIC HEARING ITEM 4A – ACTION ITEM
Pylon Variance Height (ft.) Square Footage
Allowed by
Variance
19 96
Allowed at time
of Variance
6 30
Allowed Today Pylon Signs Not
allowed
Monument Sign Height (ft.) Square Footage
Allowed by
Variance
9 55
Allowed at time
of Variance
6 30
Allowed Today 10 72
REVIEW AND ANALYSIS/DRAFT FINDINGS
An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake
Elmo City Code Section 154.017 before an exception or modification to city code requirements can
be granted. These criteria are listed below, along with comments from Staff regarding applicability
of these criteria to the applicant’s request.
1) Practical Difficulties. A variance to the provision of this chapter may be granted by the
Board of Adjustment upon the application by the owner of the affected property where the
strict enforcement of this chapter would cause practical difficulties because of circumstances
unique to the individual property under consideration and then only when it is demonstrated
that such actions will be in keeping with the spirit and intent of this chapter. Definition of
practical difficulties - “Practical difficulties” as used in connection with the granting of a
variance, means that the property owner proposes to use the property in a reasonable manner
not permitted by an official control.
FINDINGS: The Applicant claims that the strict enforcement of the City’s sign regulations as it
pertains to maximum canopy and wall sign surface area would cause practical difficulties, as
Manning Avenue has been reconfigured and will abut the back side of the building and shorter sides
of the canopies. The Applicant would like to retain visibility with this new configuration. The
Applicant is not changing the current use of the property.
2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the
property not created by the landowner.
FINDINGS: The Manning Avenue reconfiguration was not created by the landowner.
3) Character of Locality. The proposed variance will not alter the essential character of the
locality in which the property in question is located.
5
PUBLIC HEARING ITEM 4A – ACTION ITEM
FINDINGS: The proposed elements should not diminish or negatively affect the essential character
of the neighborhood. The new or adjusted signage is intended to update and refresh the facility while
solving visibility issues associated with pending road and access changes.
4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate
supply of light and air to properties 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.
FINDINGS. Exceeding the maximum-allowed sign surface area of the canopy and wall will not
impair an adequate supply of light and air to adjacent properties, increase congestion, or impair
property values but will help the business remain viable.
RECOMMENDATION:
Staff recommends that the Planning Commission recommend approval of the request from
River Country Cooperative for a variance from the City’s Sign Regulations pertaining to
maximum canopy and wall sign area for the property located at 4201 Manning Avenue North,
with the following conditions:
Conditions:
1) The new locations of the ground sign and pylon sign shall be approved by the City and must
adhere to all setback and other Code requirements.
2)All lighting must adhere to City’s Lighting, Glare Control, and Exterior Lighting Standards.
3) The erected signs shall not exceed the proposed square footage described herein.
“Move to recommend approval of the request from River Country Cooperative for a variance from
the City’s Sign Regulations pertaining to maximum canopy and wall sign area for the property
located at 4201 Manning Avenue North, subject to outlined conditions.”
ATTACHMENTS:
1)Variance application
2)Sign elevation drawings
3)Manning Avenue Realignment Concept
4)Previously-granted variance, Resolution No. PZ99-48
ORDER OF BUSINESS:
- Introduction ........................................................................................ Planning Staff
- Report by Staff ................................................................................... Planning Staff
- Questions from the Commission ............................ Chair & Commission Members
- Open the Public Hearing .................................................................................. Chair
- Close the Public Hearing .................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
8/17/16 RM
1
1 1
1
2
33
4
5
4
5
1 NEW 27” LOGO & LETTERS
3 NEW 27” LOGO & LETTERS
4 NEW 22” CARWASH LETTERS
5 ENTER/ EXIT SIGNS ON BUILDING
2 EXISTING 27” LOGO & LETTERS
EXISTING MONUMENT BEING
MOVED
TWO POLE
SIGN
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
GRAPHIC DETAIL
SCALE: 3/8” = 1‘-0”
8/17/16 RM
71.1159
5’
-5
”
7’-0”
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
GRAPHIC DETAIL
SCALE: 1/2” = 1‘-0”
8/17/16 RM
41.784
3’
-8
1
/
2
”
5’-5 1/2”
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
GRAPHIC DETAIL
SCALE: 1/2” = 1‘-0”
8/17/16 RM
107.1429
2’
-9
3
/
4”
2’
-3
”
27
"
16’-10 3/4”
3’-5 1/4”
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
GRAPHIC DETAIL
SCALE: 1/2” = 1‘-0”
8/17/16 RM
81.3953
2’
-9
3
/
4”
2’
-3
”
27
"
16’-10 3/4”
3’-5 1/4”
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
GRAPHIC DETAIL
SCALE: 1/2” = 1‘-0”
8/17/16 RM
103.9604 building: 287.7698
2’
-9
3
/
4”
2’
-3
”
27
"
16’-10 3/4”
3’-5 1/4”
1’
-3
”
5’-0 3/8”
1’
-11
1
/
8
”
13’-6 11/16”
22
"
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
8/17/16 RM
103.9604 building: 287.7698
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
8/17/16 RM
176.4706
GRAPHIC DETAIL
SCALE: 1/2” = 1‘-0”
2’
-9
3
/
4”
2’
-3
”
27
"
16’-10 3/4”
3’-5 1/4”
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
8/17/16 RM
126.1261
GRAPHIC DETAIL
SCALE: 1/2” = 1‘-0”
2’
-9
3
/
4”
2’
-3
”
27
"
16’-10 3/4”
3’-5 1/4”
File Name:
Prepared By:Date:
Eng:
Customer:
Location:
HOLIDAY STATION
150162 - LAKE ELMO, MN - SIGN PACKAGE -
Note: Color output may not be exact when viewing or printing this drawing. All colors used are PMS or the closest CMYK
equivalent. If these colors are incorrect, please provide the correct PMS match and a revision to this drawing will be made.700 21st Street Southwest
PO Box 210
Watertown, SD 57201-0210
1 .800.843.9888 • www.personasigns.com
DISTRIBUTED BY SIGN UP COMPANY
LAKE ELMO, MN
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
CUSTOMER APPROVAL Date
APPROVAL BOX - PLEASE INITIAL
EXISTING:PROPOSED
8/17/16 RM
175
GRAPHIC DETAIL
SCALE: 3/8” = 1‘-0”
2’
-9
3
/
4”
2’
-3
”
27
"
16’-10 3/4”
3’-5 1/4”
1’
-3
”
5’-0 3/8”
1’
-11
1
/
8
”
13’-6 11/16”
22
"