7.2. SR 05-18-2015 �j
Elk = - Request for Action
River
To Item Number
Mayor and City Council 7.2
Agenda Section Meeting Date Prepared by
Public Hearings May 18, 2015 Zack Carlton,Planner I
Item Description Reviewed by
Variance: GATR Truck Center for 20-foot Sign Chris Leeseberg, Park Planner-Planner
Height Variance Reviewed by
Cal Portner, City Administrator
Action Requested
Approve,with conditions, or deny each of the five criteria, by motion, for the proposed 20-foot sign
height variance. If the City Council 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. (Case numbers ZC 15-03 and CU 15-09)
If the City Council finds the request does not meet a criterion for a variance, specific reason(s) shall be
stated for each of the criteria that do not meet the requirements.
If one or more of the criteria are denied by motion, the request needs to be denied.
Background/Discussion
Case No V 15-06
The applicant is seeking a 20-foot sign height variance that will allow the construction of a 50-foot tall
sign in a C-3 (Highway Commercial) zoning district.
In 2013, the City Council approved a comprehensive amendment to the sign ordinance. Many areas,
including the C-3 District,were reviewed by the business community and the City Council incorporated a
number of the comments into current ordinance. The ordinance is in place to provide continuity within
zoning districts and to maintain the vision of the City Council.
Planning Commission
Public Hearing
The applicant spoke to expanded on their need and the business precedence for the request, noting that
their other locations have signs up to 100-feet tall. No other comments for or against the variance have
been received.
Board of Adjustments
The Board reviewed each of the five criteria and made motions on each. During their discussion, the
Board noted approving the variance may establish a precedent that the city does not want. They also
noted the sign height does not affect the Volvo brand and the sign height should remain consistent
within the zoning districts. Increased sign height does not make a sign more legible.
P0WIeEa 0
Template Updated 4/14 INAWREJ
They unanimously denied the variance as requested, and found that:
• Criteria #1 was not met 5-0
• Criteria #2 was not met 5-0
• Criteria #3 was not met 5-0
• Criteria #4 was not met 5-0
• Criteria #5 was not met 5-0
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 didn't provide any evidence establishing why a variance should be granted. Variances may
be granted when the petitioner establishes that the variance:
9. 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 to provide adequate
means of expression and to promote the economic viability of the business
community,while protecting the city and its residents 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. Thepetitionerproposes to use theproperty in a reasonable manner notpermitted by the Zoning ordinance;
The petitioner proposes to construct a sign 20-feet taller than what the ordinance permits.
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
N:APublic Bodies\Agenda Packets\05-18-2015\Final\x7.2 sr GATR Sign Variance.docx
The petitioner selected the property for their business and was aware of the location and
proximity to the highway at the time of purchase.
S. The variance, iifgranted, will not alter the essential character of the locality.
The area is currently undeveloped but guided for destination retail, office, and residential
and, as one of the first businesses in the area, it 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
■ Board of Adjustments Packet dated April 28, 2015
N:APublic Bodies\Agenda Packets\05-18-2015\Final\x7.2 sr GATR Sign Variance.docx
Elk
Fiver
Request for Action
To
Item Number
Board of Adjustments
-5.2
Agenda Section
Meeting Date
Prepared by
Board of Adjusti -rents Items
jApril28,2015
Zack Carlton, Planner I
Item Description
Reviewed by
Request by GATR Truck Center for a 20 ft sign
height covariance 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 Ma), 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.
B ackgro u n dl Di scu ssi o n
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 L'se 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 (0' 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.
P 0 1 E R E 0 8 1
J'cmplate Updated 4/14 INATUR
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 ham Tony mill) thegeneral ttuapose and inlent a '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 iinpact on traffic safety and the appearance of the
communin-.
2. Is consisleaal wllh the Ci y oj{ Elk. Rh er compThensity 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 inay be granted when the petitioner establishes that there are practical difficulties in complying
with the zoning ordinance. Practical difficulties paean that:
3. The pelitionei-pivposes to arse tlaepvra/ietfy in a i easonable rmaanei• itol pea7nilted Gj, the tioniatg ordinance,,
The petitioner proposes to construct a sign 20 feet taller than what the ordinance permits.
N: \Dcrietmc- nts \Corrmnunih' Do- clopmcnt\Planiung \Ca,r f ils 11' 1' I5 -06 C + :1'IR\S' 15-06 sr ;:i'I'li tilt .docx
4. The plight of the petitioner is due to cxremistances unique to the properly not a consequence q the petition's
awn 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, ilgranted, will riot alter the essential Character of the localaty.
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
Nonc
Attachments
Location Map
Applicants Narrative
Site Plan and Sign Details dated March 31, 2015
N:\I)cpartmcnt,,\(:(>rnmunity i)cvclopmcnt\131anning\( arc Viler NAV 15 -06 (iATR\\ 15 -116.r GATR Sigm.cioca
GATR Truck Center Case No: ZC 15 -03
V 15 -06, CU 15 -09, B1
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 1952. Purchased
in 2000 by owner Bob Neitxke, 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 2 "d 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
S. The variance, if granted, will not alter the essential character of the locality.
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WIN May 15, 2015
BUILDING CORP.
Handout items 7.2 & 7.313
Mr. Zach Carlton
P 5-18-2015
Planner I
CITY OF ELK RIVER
13065 Orono Parkway
Elk River, Minnesota 53330
Re: Response Letter
GATR Truck Site Plan Review/CUP Comments
Mr. Carlton:
General
1. Photometrics at permit submittal will show compliant light levels to property lines.
2. See attached details of trash enclosure.
3. Rooftop units will be approximately 4-5' above the parapets. These parapets are 28'
high currently. All of the larger Make Up Air Units will located in the middle of the
building approximately 60' back from the building perimeter. The roof itself is 33'
above the corner of Twin Lakes Road and 168th. We propose to paint these units as
allowed in the ordinance to match the Polar White wall panels of the building. They
will hardly be visible as the road elevations(888 +/-) are lower than most of the site.
Site Plan See Revised Submittal Sheets
4. Added two(2) oversized evergreen trees to north.
5. Signage will be setback 10' minimum per ordinance.
6. Parking lot islands will not be added at entrances and this does meet ordinance.
Tractor/Trailer movements and parking will not be enhanced by these. The site is
organized in a manner to allow the west entrance for drivers to park and enter the
building and leave their trucks in front. We want drivers to exit the site using the
east exit. Truck display will create "assumed" islands and will delineate a clear visual
along with the trees on where entrance/exits are located.
7. This business type with large equipment(70' tractor/trailers) requires 50' entrances.
We met with Staff before the submittal and worked with them to move the main
west entrance farther east to accommodate the turn lane along 168'h. The turning
radius and sheer nature of the large vehicles necessitates the larger curb cuts.
Engineering(See Revised Submittal Sheets
8. Anticipated total disturbed area will be around 102 acres (this will be
added/notated on Sheet C4).
9. These ordinances will be reviewed, and applicable items will be added to the civil
plans, if not already on the plans.
10. This will be revised on Sheet C4.
11. This will be provided to the City with the revised drawings.
12. Contractor's responsibility.
13. Contractor's responsibility. Contractor shall fill in blank spaces on Sheet C4.
14. A 1.1" infiltration volume will be calculated. The proposed infiltration pond sizing will
be adjusted as necessary.
15. A MIDS report will be generated and submitted with the revised drawings.
-. 16. Storm water calculations using Atlas 14 rainfall events were submitted to the City
on 04/15/15.
34o Hwy to South St.Cloud,MN 56304 Office:320.253,2411 Fav 320.253.2324
E-mail:infoCwinkbudd.com Web Site:www.winkbuild.com
WINK AN
Response Letter
BUILDING CORP. GATR Truck Center
Flk River, MN M
May 15, 2015
Page Two
17. This will be provided to the City with the revised drawings (see comment #11),
18. Inlet grate capacities and expected flows will be calculated. Proposed structures
will be modified as necessary.
19. CB5 will be revised to include a sump.
20. This will be revised on the plans.
21. This will be added to the plans.
22. This will be verified with Contractor and/or Architect.
Other Discussion Items noted in Request for Action Reports by Zach Carlton(Sign/Zone
Change/CUP) -- Items 24 thru 27 are recommendations by Staff:
23. 50' Tall Freestanding Sign(Variance Request) - "Why a Variance Should Be Granted"
Is in harmony with the general ordinance
. Sign is located in an industrial/commercial area, in perfect harmony with
other existing signs for dealerships
• While allowed two freestanding signs, we are only proposing one
freestanding sign on 15 acres, measuring 150 sq. feet which fits in the
ordinance
• We are foregoing our option for two freestanding signs
• Sign will convey widely recognized Volvo brand, crucial for business success
and sustainability
Is consistent with the comp. plan
• Supports the comp. plan through attracting employment opportunities and
expanding tax base, also addressed in economic development strategic plan
Supports FAST plan through creation of jobs (employment focus),
supporting Elk River's desire to be a regional hub for small to medium size
firms in the NW Metro
Promotes and encourages business and employment opportunity growth. This
project will:
Create 22 indirect and induced jobs throughout the local economy,
which will pay $32,636 in average annual salary, or $15.69 per hour
• Increase consumer expenditures by $1,559,808 annually
• Bring a total of 82 direct and indirect jobs into the area
• Bring 43 residents to Elk River
• Bring 110 residents to Sherburne County
The petitioner prqposes to use the prgperty in a reasonable manner
• Proposing one freestanding sign for a 15 acre commercial site with no HWY
frontage is reasonable
Site is 1,100-1,200 feet from HWY 10 -visibility is crucial to the business
I♦.
34o Hwy io South St.Cloud,MN 56304 Office:320.253.246 Fax:320.253.2324
F-mail:info bwiukbuild.com Web Site:www.winkbuild.com
IIKIIIIIIMIN WIN
Response Letter
BUTLDING CORP., GATR Truck Center
E=lk River, MN M
May 15, 2015
Page Three
• The city has approved to sell a commercial lot with NO HWY frontage;
reasonably assuming the city wants to see us succeed as well; the sign is
crucial to our success
The plight of the petitioner&due to circumstances unique to the property, not a
consequence of the petitions own action/inaction
• This was not our first choice for a site; we had to work with the city for
nearly four months to amend the C-3 ordinance to conditionally allow truck
sales
• We are compromising by not building two freestanding signs
The variance if granted will not alter the essential character of the localit
The sign will be tastefully done, and will not alter the character of the
locality; site is in the middle of a major industrial/trucking/commercial area
• We have spoken with Morrell Trucking, Elk River Ford, Elk River KIA,
Sportech and Preferred Powder Coating; all supportive of our need for the
sign,and agreeing it would not alter the character of the area
24. WBC will apply for all necessary building and City permits before construction
begins.
25. Outdoor storage will be revised to include tractor/trailer parking, etc in this area.
26. We do not want to pave this area as Class II is all GATR needs for parking
tractor/trailers in this area to the east. A curb has been provided around this area
as requested by staff. We are not in agreement of adding a ribbon curb but could
thicken the bituminous edge along that transition point. The grading plan will reflect
this area.
27. Comments were addressed above as requested by Staff.
Respectfully submitted,
WINKELMAN BUILDING CORPORATION
k
Thomas M. Bruce, AIA
Vice President, Design/Build Services
Enclosures - Revised Submittal Sheets
CC; GATR/Decklon Group
34o Hwy io South St.Cloud,MN 56304 Office:320.253.24'1 Fax:320.2,53.2324
E-mail:info Ca' Web Site:www•.winkbuild.com