6.10 Item# 6.10.
ty ofMEMORANDUM
lkRiverTO: Planning Commission
FROM: Stephen Wensman, Planner ,/G(/
DATE: May 25, 1999
SUBJECT: Request by Elk River Chrysler For A
Third Advertising Sign, Public
Hearing Case No. GP 99-5
Request
Please consider a request by the applicant to alter a non-conforming sign.
Location
17219 Highway 10, (Highway 10 and 171st 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 sign at the
dealership. The Elk River Sign Ordinance allows a maximum of only two
freestanding signs per business. At present, Elk River Ford Chrysler has
three freestanding business signs (pylon style) on the premises, one being
legal non-conforming. 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 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.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612) 441-7425
When studying the situation, staff found that the city ordinance provides
conflicting information in regards to nonconforming signs and leaves room for
interpretation.
Elk River City 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 Nonconforming Use Signs. A legal
nonconforming sign is subject to all requirements of this Section
regarding safety, maintenance, and repair.
D. Relocation or Alteration of Nonconforming 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:
• Advertising signs -- three (3) years from the date the
• nonconformity began.
Memo to Planning Commission/GP 99-5
May 25, 1999
Page 3
III • 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.
Recommendation
• Staff recommends that the Planning Commission recommend denial of the
request to alter a non-conforming sign.
•
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