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5.2 BASR 04-28-2015z rt> of Elk River Request for Action To Item Number Board of Adjustments 5.2 Agenda Section Meeting Date Prepared by Board of Adjustments Items Aril 28, 2015 Zack Carlton, Planner I Item Description Reviewed by Request by GATR Truck Center for a 20 ft sign height variance to allow a 50 -ft. tall pylon sign, Public Hearing, Case No. V 15 -06 Chris Leeseberg, Park Planner- Planner Reviewed by Action Requested By motion, approve, approve with conditions, or deny the variance request by GATR Truck Center to allow a 50 foot tall freestanding sign. If the Board approves the request, staff recommends the following condition. 1. Variance approval is contingent upon approval of the related Zone Change and Conditional Use Permit requests made by GATR. If the Board of Adjustments finds that the request does not meet any of the criteria for a variance, specific reason(s) shall be stated for each of the criteria. If one or more of the criteria are denied by motion, the request must be denied. If the Board of Adjustments denies the request, or an appeal is made by any interested party by May 8, 2015, the application will automatically be forwarded to the City Council for consideration. That meeting will be held on Monday, May 18, 2015, at 6:00 p.m. Background /Discussion GATR Truck Center is proposing to construct a 42,000 square foot truck dealership in the Natures Edge Business Center subdivision. GATR will offer new and used tracks for sale and lease, and provide vehicle repair and servicing. They anticipate 100 to 150 trucks will be displayed along with the temporary storage of customer trailers on site. The variance application is part of a larger land use application package that includes a Zone Change, Conditional Use Permit, and an Easement Vacation. The subject property is zoned C -3 (Highway Commercial) and limits sign height to 30 feet. Multiple freestanding signs are permitted subject to additional requirements outlined in the ordinance. Proposed signage includes one freestanding sign, at 50 feet tall (166% of what is allowed by code), on the southwest corner of the property, one freestanding sign (6' tall) near the entrance, and two near the building entrance. The applicant is seeking a 20 foot sign height variance to construct the 50 foot tall freestanding sign. Pu8NE8E8 8C Template Updated 4/14 F The applicant states the additional height is needed to "allow outstanding view lines from Highway 10 for customers and their vehicles traveling both north and south on Highway 10." The applicant notes the site is approximately 1,100 — 1,200 feet from the vehicle drive lanes on Highway 10, and that truck traffic and easy location of the dealership is a high priority for drivers /customers and access to the dealership. The sign is located at the entrance to what will become the primary north -south alternative to Highway 10, and is approximately 50' from Twin Lakes Road. Applicable Regulation City ordinance outlines the criteria for the granting of a variance. In order for a variance to receive approval, the request must satisfy all five of the following requirements. The applicant did not provide any language establishing why a variance should be granted. Variances may be granted when the petitioner establishes that the variance: 1. Is in harmony with the general purpose and intent of the ordinance, and The city's sign ordinance includes height and size requirements for freestanding signs in all zoning districts. Size requirements are based on evaluation of the potential impacts (safety, aesthetics, visibility, etc.) as they relate to each zoning district. Additionally, the sign ordinance is based on the following findings: (1) Exterior signs have a substantial impact on the character and quality of the environment. (2) Signs provide an important medium that may convey a variety of messages. (3) Signs can create traffic hazards and aesthetic concerns, thereby threatening the public health, safety and welfare. (4) The city's zoning regulations include the regulation of signs in an effort to provide adequate means of expression and to promote the economic viability of the business community, while protecting the city and its citizens from a proliferation of signs of a type, size, location, number and character that would adversely impact upon the aesthetics of the community and threaten the health, safety and welfare of the community. The regulation of the physical characteristics of signs within the city has a positive impact on traffic safety and the appearance of the community. 2. Is consistent with the City of Elk River comprehensive plan. The comprehensive plan guides the property for destination retail and office /corporate campuses. The plan also discusses community image and notes that sign ordinances should seek a balance between private and public objectives, and, at a minimum, the size, quality, and appearance of signs should not detract from a positive community image. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties mean that: 3. The petitioner proposes to use the property in a reasonable manner not permitted by the ,omng ordinance; The petitioner proposes to construct a sign 20 feet taller than what the ordinance permits. NA Departments\Community Development \Planning \Case Files \V \\' 15 -06 GA1R \V 15 -06 sr GA1R Sign.docx 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction; and The petitioner selected the property for their business and was aware of the location and proximity to the highway at the time of purchase. 5. The variance, ifgranted, will not alter the essential character of the locality. The area is currently undeveloped but guided for destination retail, office, and residential and, being one of the first businesses located in the area, will establish the character of the locality. Mn Statute 15.99 deadline The City must take action by May 22, 2015. Financial Impact None Attachments • Location Map • Applicants Narrative • Site Plan and Sign Details dated March 31, 2015 N: \Departments \Community Development \Planning \Case Files- \\'\\7 15 -06 GA'I'R \V 15 -06 sr GAT$ Sign.docx GATR Truck Center Case No: ZC 15 -03 V 15-06, CU 15 -09, El Truck Sales and Services EV 15 -05 River Project Narrative — Sign Variance - GATR Truck Center Company Background GATR Truck Center is a full service heavy and medium truck dealership which began in 1962. Purchased in 2000 by owner Bob Neitzke, GATR currently has three locations: Sauk Rapids, MN, Cedar Rapids, IA and Des Moines, IA, which employs approximately 200 people, with wages ranging from $12 to $100 an hour. GATR Truck Center sells and leases trucks throughout the United States and offers competitive financing packages for consumers. GATR offers an extensive parts department, exceeding $1 million in inventory and offering parts for cars, up to Class 8 trucks. All three locations offer well- trained, technicians, backed by their extensive parts departments, body shops and full service detailing facility. Roughly 30% of their business is through the sale of new trucks (fleets), and 70% is the sale of new trucks to individual owners. Highway visibility is crucial to the success of GATR's operations. Having served the trucking industry for over 50 years, GATR Truck Center was named Volvo Dealer of the Year in 2004, 2011 and 2012, and Volvo Parts Dealer of the Year in 2013. GATR prides themselves in their service; company culture is second to none and GATR attributes their success to the people they employ. They differentiate themselves from their competitors through the exceptional service they provide to their customers. Proposed Project With their rapid growth, GATR Truck Center is looking to open a location in the City of Elk River_ GATR Truck Center is proposing to build an approximately 42,000 square foot facility in the 2nd phase of Nature's Edge Business Center. This location would offer new and used truck sales, rental, leasing, parts and service. GATR anticipates having 100 -150 trucks in inventory, with periodical customer and service trailers stored on the lot. The plan also depicts room for an approximately 7,500 sq. ft. area to the east of the proposed project, to be used for additional service area. GATR anticipates building this expansion within the next 5 -10 years. Proposed Building Materials The building is proposed to be a combination of architectural glass, metal accent siding, EPS- Energy Lok Insulated Wall Panel System, will comply with all city ordinances and complement surrounding buildings in the area. Signage — Variance Request — 50' Height Pylon Sign The project will have one freestanding 50' High pylon sign on the southwest corner of the property. Section 30 -871, C -3 Highway Commercial District allows one freestanding sign of 30' in height. The signage fits well into the industrial /commercial district that surrounds the site and does not require a message board because of the extended height and sleek design. Our request is to increase that sign and it's height to 50' to allow outstanding view lines from Highway 10 for customer's and their vehicles traveling both north and south of Highway 10. This site is approximately 1100'— 1200' away from vehicle lanes along Highway 10. Truck traffic and easy location of the dealership is a high priority for drivers /customers and their access to the dealership. Five conditions must be met. 1. The variance is in harmony with the general purpose and intent of the ordinance. 2. The variance is consistent with the City of Elk River's comprehensive plan. 3. The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction 5. The variance, if granted, will not alter the essential character of the locality. I MUCK CENITE�R gat— � n l�J STORE SIGN (2 T—) Ka- " L Q), SM46S_CREEN Wr VOLVO SIGN :PARTS SALES SERMCE CMU ��M —L SIGN a ji VIEW z 0 F- Q Z 0 0 cc C) LL Z — 7 A1.0 -W a. a.