6.8. SR 06-21-1999
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Item # 6.8.
MEMORANDUM
River TO:
FROM:
The Mayor and City Council
Stephen Wensman, Planner 'f'J
DATE:
June 21, 1999
SUBJECT: Request by Elk River Chrysler For A
Third Advertising Sign, Public
Hearing Case No. GP 99-5
Reauest
Please consider a request by the applicant to alter a non-conforming sign.
Location
17219 Highway 10, (Highway 10 and 171 st Street), Section 11, Township 32,
Range 26 (Parcels B, C and D; PID#s 75-011-2200,75-011-2215,75-011-2105)
. Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
- Location map
- Elevation of old sign
- Elevation of new sign
- Site survey/sign locations
Overview
Elk River Chrysler is requesting a permit to update their Chrysler signs at
the dealership and to include "Jeep" on one of the signs. The Elk River Sign
Ordinance allows a maximum of only two freestanding signs per business. If
there are multiple tenants, the size allowance for signs increases. At present,
Elk River Ford Chrysler has three freestanding business signs (pylon style)
on the premises, one then is a legal non-conforming sign. The existing signs
were constructed prior to the present Sign Ordinance. The non-conforming
sign has a sign area of 200 SF. Chrysler would like to remove the existing
.
13065 Orono Parkway - P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
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Memo to the City CouncillGP 99-5
June 21, 1999
Page 2
sign from the pole and add a new sign that would have 50 SF less sign area
with roughly 150 SF of total sign area.
When studying the situation, staff found that the city ordinance provides
conflicting information regarding nonconforming signs and that an
interpretation of the ordinance is needed.
Elk River Citv Ordinance
The Sign Ordinance, section 900.22, 5, states that:
A. Legal Nonconforming Use - Existing signs which do not conform
to the specific provisions of this Section may be eligible for
the designation "legal nonconforming" provided that:
i. The Building and Zoning Administrator determines that
such signs are properly maintained and do not in any way
endanger the public.
ii. The sign was authorized by a valid permit or variance or
complied with all applicable laws prior to June 18, 1990, the
date of adoption of this Section.
B. Loss of Legal Nonconforming Use Status - A legal nonconforming
sign may lose this designation if the sign is relocated,
replaced, altered, or damaged by more than fifty percent (50%),
other than for change of copy of normal maintenance
C. Maintenance and Repair of Nonconforminq Use Signs. A legal
nonconforming sign is subject to all requirements of this Section
regarding safety, maintenance, and repair.
D. Relocation or Alteration of Nonconforminq Signs. The City
Council may, upon application of a property owner, permit the
alteration or relocation of a legal nonconforming sign if, after
a public hearing by the Planning Commission and City Council, the
Council determines that total compliance with the current sign
regulations is not reasonable but the alteration or relocation of
the nonconforming signs is in greater conformity with the
existing sign regulations and is in the best interest of the
community.
Elsewhere in section 900.34, Nonconforming Uses, of the Elk River City
Ordinance states:
Nonconforming Signs.
A. Signs which are nonconforming uses shall be discontinued
following a reasonable period for amortization of the sign. The
period of amortization for signs shall be not more than:
f:\shrdoc\planning\stevewen\ccmmo\gp99-5.doc
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Memo to the City CouncillGP 99.5
June 21, 1999
Page 3
· Advertising signs three (3) years from the date the
nonconformity began.
· Business signs -- three (3) years from the date the
nonconformity began.
B. Business signs on the premises of a nonconforming building
or use may be continued, but such signs shall not be increased in
number, area, height or illumination. New signs not to exceed
thirty-five (35) square feet in aggregate sign area may be
erected only upon the complete removal of all other signs
existing at the time of the adoption of this ordinance. Such
signs may be illuminated, but no flashing, rotating or moving
signs shall be permitted.
c. No sign erected before the passage of this Ordinance shall
be rebuilt, altered or removed to a new location without being
brought into compliance with the requirements of this Ordinance.
Staff contends that the intent of the ordinance stated above is that as
nonconforming structures (signs) require maintenance or continue beyond
their usefulness, they will be replaced with conforming structures or be
removed to conform with the city ordinance. Furthermore, removal of the
sign will also eliminate "visual clutter" of many signs clustered together and
allow travelers on Highway 10 greater ease in reading the remaining signs.
Planning Commission
At the May 25, 1999, Public Hearing, no one from the public spoke for or
against this issue. The Planning Commission determined that the request
was reasonable although not entirely conforming to the sign ordinance. The
City Attorney stated that section 900.22, 5D, provides the Commission and
Council room for interpretation and the ability to approve this request. The
Planning Commission recommended that the Council approve the request.
Recommendation
Staff recommends that the City Council deny the request to alter a non-
conforming sign.
The Planning Commission recommended that the City Council approve the
request to alter a non-conforming sign.
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WILCOX
Dr.wn by:
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CHRYSLER CORPOR410N
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(FACING SIGN)
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GREY, METAL FACE COpy PANEL WITH ILLUMINATED WHITE COPY.
COpy ROUTED OUT & BACKED WITH WHITE PLASTIC.
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