3.4. BASR 09-29-1998 Item# 3
,ity of MEMORANDUM
Elk Ri•
ver TO: Board of Adjustments
FROM: Scott Harlicker, Planning Assistan Aljsok
DATE: September 29, 1998
SUBJECT: Request by Applebee's for Variance
to the Sign Ordinance, Public
Hearing Case No. V 98-9
Request
Consider a request by Applebee's for a variance to the sign ordinance to allow
a fourth wall sign.
Location
• 18891 Freeport St., Lot 3, Block 1, Heying Addition
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Location map
• Building elevations
• Letter from applicant
Overview
Applebee's is requesting a variance to the sign ordinance to allow 4 wall
signs; the ordinance allows 3 wall signs. The proposed 4th sign would be
located on the rear of the building facing Highway 169. It would consist of the
Applebee's name and logo. If it is the same size as similar signs on the
building, it will be approximately 66 square feet.
The applicant currently has a freestanding sign on Freeport St., two wall
S signs on the front of the building facing Freeport and a wall sign on the south
side of the building.
13065 Orono Parkway • P.O.Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Board of Adjustments/V 98-9
September 29, 1998
Page 2
• Variance
Staff refers the Board to Section 900.40 of the City of Elk River Code of
Ordinances for the five standards to consider when reviewing a variance. A
variance may be granted only if it meets the following five conditions:
1. Literal enforcement of the ordinance will cause undue hardship.
2. The hardship is caused by special conditions and circumstances which
are peculiar to the property and the structure involved and which are
not characteristic of, or applicable to, other lands or structure in the
same area.
3. The literal application of the provisions of this ordinance would
deprive the petitioner of rights enjoyed by other properties in the same
district under the terms of this ordinance.
4. The special conditions and circumstances are not a consequence of the
petitioner's own action or inaction.
• 5. The variance will not be injurious to or adversely affect the health, safety
or welfare of the residents of the City or the neighborhood where the
property is located and will in keeping with spirit and intent of the
ordinance.
The applicant claims the hardship is lack of visibility from Highway 169.
However, the existing sign on the south side of the building is visible from
Highway 169 when traveling north. No signage is visible from Highway 169
when traveling south. Since the freestanding sign can be seen from the
intersection of School St. and Freeport, one option would be to move the
existing sign on the south side of the building to the side facing Highway 169.
The applicant indicates the embankment on Highway 169 and the retail
center block visibility from Highway 169. Staff feels that the current signage
can be seen from Highway 169 when traveling north. However, in order for a
sign to be seen by someone traveling south it would have to be placed on the
back of the building.
The applicant states that all other properties along Highway 169 have visible
signage. That may be true; however, the other businesses made a marketing
decision to place one of their allowed signs so that it would be visible from
• Highway 169.
\\elkriver\sys\shrdoc\planning\scott\v98-9.doc
Memo to Board of Adjustments/V 98-9
September 29, 1998
Page 3
• The applicant states they were unaware the retail center would block
signage. The fact that the applicant did not foresee the impact the retail
center would have on the visibility of their signage is a result of the
applicant's inaction. However, this could be addressed by relocating one of
the existing signs.
Staff agrees with the applicant in that the granting of this variance would
not affect the health, safety or welfare of the residents of Elk River.
Recommendation
It is recommended the Board of Adjustment deny this variance request for a
4th wall sign based on the following findings:
1. Literal enforcement of the ordinance will not cause undue hardship. The
applicant could move one of the other signs to a location that is more
visible from Highway 169.
2. The literal application of the provisions of this ordinance would not
deprive the petitioner of rights enjoyed by other properties in the same
district under the terms of this ordinance. Other businesses along
• Highway 169 made a marketing decision to place one of their allowed
signs so that it would be visible from Highway 169.
3. The special conditions and circumstances are a consequence of the
petitioner's own action or inaction. The fact that the applicant did not
foresee the impact the retail center would have on the visibility of their
signage is a result of the applicant's inaction. However, this could be
addressed by relocating one of the existing signs.
•
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ELK RIVER APPLEBEE'S
VARIANCE APPLICATION
NEW SIGN
1. We request the variance due to the decline in business. Construction of the strip mall
has blocked all original signage to highway 169.
2. High embankment and recent construction has blocked all signage visible to highway
169.
3. All other properties along highway 169 have visible signage. New construction has
blocked all four original signage.
4. Petitioner was not aware that construction of the strip mall would block original
signage.
5. Adding signage to the back of the building would in no way affect the health, safety,
or welfare of the residents and neighbors of Elk River.
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