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Mounds View Planning Commission June 21, 2006 Regular Meeting Page 13 ________________________________________________________________________ There are two issues before the Commission, the Interim Use Permit and the Variance Application for the billboard. There are no resolutions attached to the staff report, as this is a discussion item. Staff is seeking guidance and direction from the Planning Commission so they can come back with something that they Commission is comfortable with at the July 5th meeting. There are requirements for an IUP that need to be reviewed similar to conditional use permits and the rezoning process. The adverse effects, geographical area involved, depreciation, character of the surrounding area and a demonstrated need for such use. The Comprehensive Plan does not address or contemplate the issue of billboards. The Mermaid property is located at the intersection of County Road 10 and County Road H. County Road 10 is considered the City’s primary commercial corridor and in this general area, commercial and office land uses dominate the landscape. The closest residential property is located more than 1,000 feet north of County Road 10 and the billboard would not be readily visible from any residential property. The billboard would be located in the north corner of the nine-acre Mermaid property with the nearest affected property being the Abbey Carpet building. It is not believed that the placement and installation of the billboard on the Mermaid property would have a negative or depreciatory effect upon the subject property or adjoining properties. It can be argued however, that in a more comprehensive sense, the placement of the billboard on County Road 10 would depreciate the ongoing efforts of the City to improve the appearance and aesthetics of the corridor and would be contrary to the goals of the County Road 10 Corridor Improvement Program. Residents do not see it as depreciation. Depending on the height of the sign, there could be some adverse effects in terms of construction, visibility to the Mermaid sign and the Abbey Carpet sign. Based on the new ordinance adopted by the City, all code requirements are satisfied with the exception of the height. The area south of Woodale Drive and north of County Road H is strictly developed as commercial or office type usage. The Abbey Carpet building is newer than other buildings in this location; however the area as a whole is well maintained. Clear Channel has clearly not caused the situation that necessitates the additional ten feet. They were asked to vacate their prime locations at the former golf course to make way for a new development and were provided limited opportunities within the City in which to relocate. The Planning Commission must determine if a hardship exists. In this case the variance is based strictly on height and visibility. Anyone in advertising will tell you the lack of visibility is in fact a hardship. The additional ten feet would satisfy the hardship requirement. Three residents have called in an opposition of the variance request. The residents were from Eastwood Road, one from Sherwood and a resident from Sunnyside, who expressed his opposition in writing. The owner of Pettibone on County Road H contacted Director Ericson and indicated they have no concern with the placement of the billboard.