HomeMy WebLinkAboutPlanning Commission Resolution 489-96
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MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 489-96
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION APPROVING A VARIANCE IN THE MOUNDS VIEW SIGN CODE TO
ALLOW TWO MONUMENT SIGNS AS DIRECTIONAL SIGNS FOR THE SATURN
DEALERSHIP, 2375-2395 IDGHWAY 10; PLANNING CASE No. 468-96.
WHEREAS, the Mounds View Planning Commission has reviewed the request from
Saturn Development for the construction of two monument signs at the Saturn Dealership, which
is proposed to expand to include their existing site and the Citgo gasoline station; and,
WHEREAS, the applicant has proposed two monument signs which would be 5 feet high
and 8 feet 6.5 inches wide, or 42.7 sq.ft. and which would be located at the westernmost driveway
on Highway 10 and the easternmost driveway on County Road H2; and,
WHEREAS, the sign on Highway 10 would be at the westernmost driveway shown on the
site plan, and the sign on County Road H2 would at the easternmost driveway shown on the site
plan; and,
WHEREAS, this property is in the B-3 Highway Business District, which allows 100
square feet of signage for each business occupant, and a 340 square foot pylon sign; and,
WHEREAS, the Planning Commission has reviewed the criteria used to evaluate variances
from the Sign Code as stated in Section 1008.11 and does hereby make the following findings:
a. Exceptional or extraordinary circumstances apply to the property which do not apply
generally to other properties in the same zone or vicinity and result from lot size or shape,
topography or other circumstances over which the owners of the property since the effective
date hereof had no control.
c. That the special conditions or circumstances do not result from the actions of the applicant.
The Saturn dealership has 764 feet of frontage along Highway 10 and 580 feet offrontage
along County Road H2, and two driveways on each frontage. This amount of frontage is
longer than most properties along the commercial corridor on Highway 10. The City's
Sign Code limits properties in the B-3 district to two types of signage: one 340 square
foot pylon sign and business occupant signage not to exceed 100 square feet. The Sign
Code does not anticipate the provision of directional signage on properties in the B-3
district. Due to the long frontages and the types of activities on this site, directional
signage is needed to insure customer safety and smooth traffic flow. The applicant's
proposal does not increase the total square footage of signage above the amount allowed
by the Sign Code, but redistributes sign area from what would have been displayed on the
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Planning Commission Resolution No. 489-96
December 4, 1996
Page 2
pylon sign to two monument-style directional signs.
b. The literal interpretation of the provisions of this Title would deprive the applicant of rights
commonly cnjoyed by other properties in the same district under the terms of this Title.
d. That granting the variance requested will not confer on the applicant any special privilege
that is denied by this Title to o\\'ners of other lands, structures or buildings in the same
district.
g. Circumstances under which the literal interpretation of the provisions of this Title create an
undue hardship on the applicant. Economic hardship may be a circumstance for issuance of
a variance.
The amount of signage allowed on this site will not be increased by the granting of this
variance. The total sign area on the site will be 279 square feet, where 440 square feet are
allowed. Redistribution of sign area from what would be allowed for a pylon sign to
monument-style directional signs will reduce the visual impact of signage on the site. The
applicant will be unable to provide adequate directional signage to customers without
approval of this variance. Such signage is needed to improve safety and smooth traffic
flow.
c. That the variance requested is thc minimum variance which would alleviate the hardship.
f. The variance requested would not be materially detrimental to the purpose of this Title or to
other property in the same zone.
The amount of signage requested, when added to the existing signage on the site, is 161
square feet less than the sign area permitted to the site. The size of the directional signs is
modest in comparison to the scale of the site and the length of the frontages. The use of
directional signage, as opposed to a larger pylon sign, will make the signage on the site
more functional.
NOW, THEREFORE, BE IT RESOLVED, that the Mounds View Planning Commission
acting as the Board of Adjustment and Appeals does hereby approve the request from Saturn
Development for a variance to the Mounds View Sign Code to allow two additional monument
signs on the property at 2375-2395 Highway 10, subject to the following conditions:
1.
The monument signs shall not exceed 5 feet high by 8 feet 6.5 inches wide (47.5 square
feet of sign area) and with one sign to be placed at the westernmost driveway on Highway
10 and one sign at the easternmost driveway on County Road H2 in accordance with the
development review approved by the City Council in Resolution No. 5042 and as shown
on the site plan.
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Planning Commission Resolution No. 489-96
December 4, 1996
Page 3
2. Prior to installation of either sign, the applicant shall obtain a building permit from the
Community Development Department and shall pay the appropriate fees, as required by
City regulations.
3. Installation of the sign on property at 2395 Highway 10 shall not occur until the Saturn
dealership obtains ownership of the property. If ownership is not obtained, the allowance
for the monument sign on Highway 10 shall be null and void.
4. The style of the monument signs shall be similar to the "Used Car Sales" sign which is
located at the eastern end of the property.
5. Any illumination of the signs shall be either internal or external, ground-mounted light
fixtures. Any external light fixtures shall be shielded so the light source is not visible from
the abutting streets or any residential properties in the vicinity.
Adopted this 4th day of December, 1996.
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Jerry Pet rso , Chairman
ATTEST:
et1f\~- f..~____
Pamela Sheldon
Community Development Director
(SEAL)
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