7.2 SR 07-15-2024The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
City Council
Item Number
7.2
Meeting Date
July 15, 2024
Prepared By
Chris Leeseberg, Senior Planner
Item Description
Conditional Use Permit: Changeable Copy (Digital)
Sign, 18823 Freeport St. NW - Holiday Gas Station
Reviewed by
Zack Carlton
Cal Portner
Tina Allard
Action Requested
Approve, by motion, the Conditional Use Permit with the following conditions:
1. The changeable copy sign shall not exceed 132 square feet.
2. The applicant must apply for and receive approval for all required permits before any construction
may begin.
3. The signs shall be compliant with the standards set forth in Sec. 30-864 (e) or any variances related to
signage on this property.
Background/Discussion
The property is zoned Highway Commercial (C3) where changeable copy signs larger than 30 square feet
require a Conditional Use Permit (CUP). The applicant is seeking a CUP to install a 132-square-foot
changeable copy signage (gas pricing). The site is located along Highway 169 and is immediately northwest of
the new interchange with School Street. The previous sign was removed during construction and the applicant
is looking to construct a new sign to continue advertising their business. The proposed changeable copy sign
will advertise gas prices to passing motorists.
Planning Commission
During the public hearing, no one spoke for or against the request and staff have not received any comments
since the commission meeting.
The Planning Commission had no questions or concerns about the request and unanimously recommended
approval.
Financial Impact
None
Mission/Policy/Goal
Support the growth and development of the community.
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Attachments
1. Planning Commission Memo dated June 25, 2024
2. CUP Document
3. Presentation
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The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
4.1
Meeting Date
June 25, 2024
Prepared By
Chris Leeseberg, Senior Planner
Item Description
Conditional Use Permit: Changeable Copy (Digital)
Sign, 18823 Freeport St. NW - Holiday Gas Station
Reviewed by
Zack Carlton
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with the following conditions:
1. The changeable copy sign shall not exceed 132 square feet.
2. The applicant must apply for and receive approval for all required permits before any construction
may begin.
3. The signs shall be compliant with the standards set forth in Sec. 30-864 (e) or any variances related to
signage on this property.
Background/Discussion
The property is zoned Highway Commercial (C3) where changeable copy signs larger than 30 square feet
require a Conditional Use Permit (CUP). The applicant is seeking a CUP to install a 132 square foot
changeable copy signage (gas pricing). The site is located along Highway 169 and is immediately northwest of
the new interchange with School Street. The previous sign was removed during construction and the applicant
is looking to construct a new sign to continue advertising their business. The proposed changeable copy sign
will advertise gas prices to passing motorists.
Applicable Regulations
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or
the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
With the standards set forth in Sec. 30-864 (e), the use will not endanger, injure or detrimentally affect the
use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort,
convenience or general welfare of the neighborhood or the city.
Staff do not see a need to impose specific conditions to satisfy this standard.
2. Will be consistent with the comprehensive plan.
The property is guided as Highway Business where commercial businesses with signage are expected. The
proposal is consistent with the comprehensive plan.
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Staff do not see a need to impose specific conditions to satisfy this standard.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
As there is no surrounding vacant property, the use will not impede the normal and orderly development and
improvement of surrounding vacant property.
Staff do not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and will not adversely affect essential public facilities and services, including streets,
police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The use will be served adequately by and will not adversely affect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and
schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and
neighboring public thoroughfares.
Staff do not see a need to impose specific conditions to satisfy this standard.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will bedetrimental
to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
The use will not involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust
or vibrations.
Staff do not see a need to impose specific conditions to satisfy this standard.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
Staff do not see a need to impose specific conditions to satisfy this standard.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and Standards for
the issuance of a license or permit to establish and operate the proposed use in the city.
The use shall fully comply with all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license or permit to establish and operate the proposed use in the city.
Staff recommends the sign shall be compliant with the standards set forth in Sec. 30-864 (e).
If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or
a report stating how the proposed use does not comply with the standards set forth in Section 30-654.
In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these
standards.
Financial Impact
None
Mission/Policy/Goal
Support the growth and development of the community.
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Attachments
1. Narrative
2. Location Map
3. Sign Plans
Page 323 of 389
CU 24-09 Narrative
We would like to install a 143 square foot changeable copy sign for the fuel pricing.
Following the removal of Holiday’s former monument sign and the construction of the School St NW bridge
over HWY 169, the southbound off ramp is encroaching onto Holiday’s property The only place left to
install a new sign on Holiday’s property with visibility from HWY 169 is at the southwest corner of their
property. The combined height of the finished bridge including its railing is 24’-5” above the grade of HWY
169. Per sign code allowances, the top side of the sign cabinet can only be 5’-7” higher than the bridge and
the offramp railing. The sign must be taller to make sure both the Holiday sign cabinet and their price signs
are visible to both southbound and northbound commuters, prior to reaching their respective off ramps for
School St NW.
The proposed high-rise sign includes 48”(H) price sign digits. This is the smallest standard sized price sign
digit that will be visible to the average commuter, prior to them driving past their respective offramp medians.
For this reason and branding standards, we are still proposing the high-rise sign with (2) cabinets with a
combined sign area of 431 square feet.
Please review the attached case study. We executed a flag test on the morning of 5/20/24. The flag test
included (3) different sign heights using full sized banners matching the proposed the size of sign faces.
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Page 325 of 389
CUSTOMER
HOLIDAY STORES
LOCATION
ELK RIVER, MN
SITE NUMBER
0313
ACCOUNT REP
BEN DEHAYES
DRAWN BY
MH
REVISION
04
DATE
05/28/24
SCALE
NTS
HOLIDAY STORES | 0313 | ELK RIVER, MN | NORTHERN TIER | EXTERIOR SIGN PACKAGE | SITE PLAN PG 1 / 3
CUSTOMER ACCEPTANCE
SIGNATURE ___________________________________________________________________DATE ___________________
THIS DRAWING IS THE PROPERTY OF CORPORATE IDENTIFICATION SOLUTIONS, INC., CHICAGO, IL, AND CONTAINS PROPRIETARY AND CONFIDENTIAL
INFORMATION. THIS DRAWING IS TRANSFERRED TO THE CUSTOMERS AND SUPPLIERS OF CORPORATE IDENTIFICATION SOLUTIONS, INC BY WAY OF
LOAN. THIS DRAWING MAY NOT BE COPIED OR REPRODUCED, IN WHOLE OR IN PART, NOR MAY IT OR THE INFORMATION IT CONTAINS BE DISCLOSED
OR TRANSFERRED TO ANY OTHER PARTY OR PERSONS WITHOUT THE PRIOR WRITTEN CONSENT OF CORPORATE IDENTIFICATION SOLUTIONS, INC.
CORPORATE ID SOLUTIONS
5563 N ELSTON AVE.
CHICAGO, IL 60630
P: 773-763-9600 | F: 773-763-9606
CORPORATEIDSOLUTIONS.COM
Existing Monument
(Removed)
High Rise Sign
21'-8"
48'-0"
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CUSTOMER
HOLIDAY STORES
LOCATION
ELK RIVER, MN
SITE NUMBER
0313
ACCOUNT REP
BEN DEHAYES
DRAWN BY
MH
REVISION
04
DATE
05/28/24
SCALE
NTS
HOLIDAY STORES | 0313 | ELK RIVER, MN | NORTHERN TIER | EXTERIOR SIGN PACKAGE | MID SIGN PG 2 / 3
CUSTOMER ACCEPTANCE
SIGNATURE ___________________________________________________________________DATE ___________________
THIS DRAWING IS THE PROPERTY OF CORPORATE IDENTIFICATION SOLUTIONS, INC., CHICAGO, IL, AND CONTAINS PROPRIETARY AND CONFIDENTIAL
INFORMATION. THIS DRAWING IS TRANSFERRED TO THE CUSTOMERS AND SUPPLIERS OF CORPORATE IDENTIFICATION SOLUTIONS, INC BY WAY OF
LOAN. THIS DRAWING MAY NOT BE COPIED OR REPRODUCED, IN WHOLE OR IN PART, NOR MAY IT OR THE INFORMATION IT CONTAINS BE DISCLOSED
OR TRANSFERRED TO ANY OTHER PARTY OR PERSONS WITHOUT THE PRIOR WRITTEN CONSENT OF CORPORATE IDENTIFICATION SOLUTIONS, INC.
CORPORATE ID SOLUTIONS
5563 N ELSTON AVE.
CHICAGO, IL 60630
P: 773-763-9600 | F: 773-763-9606
CORPORATEIDSOLUTIONS.COM
DIESEL PRICER ALWAYS
TOWARDS ROAD
4" SHROUD ABOVE CABINET
TO HOLD BLUE RODS
QTY 1 ROW OF ILLUMINATED BLUE RODS
AROUND PERIMETER OF CABINETS
143.0 SF
DieselUnleaded
144.0 SF
12'-0"
48" LEDS 43.4 SF EACH
6" TOGGLES 2.8 SF
6'-6"22'-0"
2'-0"12'-0"PROPOSED HIGH RISE
287.0 SF
DieselUnleaded
(Grade of HWY 169)
0'-0" (Grade)
11'-0" (Bridge Wall)
14'-5" (Top of Railing)31'-6"17'-1"10'-0"52'-0" Grade to top of Sign62'-0" Grade of HWY169 to top of signPage 327 of 389
CUSTOMER
HOLIDAY STORES
LOCATION
ELK RIVER, MN
SITE NUMBER
0313
ACCOUNT REP
BEN DEHAYES
DRAWN BY
MH
REVISION
APPROXIMATE CONCEPTUAL RENDERING
DATE
05/28/24
SCALE
NTS
HOLIDAY STORES | 0313 | ELK RIVER, MN | NORTHERN TIER | EXTERIOR SIGN PACKAGE | MID SIGN PG 3 / 3
CUSTOMER ACCEPTANCE
SIGNATURE ___________________________________________________________________DATE ___________________
THIS DRAWING IS THE PROPERTY OF CORPORATE IDENTIFICATION SOLUTIONS, INC., CHICAGO, IL, AND CONTAINS PROPRIETARY AND CONFIDENTIAL
INFORMATION. THIS DRAWING IS TRANSFERRED TO THE CUSTOMERS AND SUPPLIERS OF CORPORATE IDENTIFICATION SOLUTIONS, INC BY WAY OF
LOAN. THIS DRAWING MAY NOT BE COPIED OR REPRODUCED, IN WHOLE OR IN PART, NOR MAY IT OR THE INFORMATION IT CONTAINS BE DISCLOSED
OR TRANSFERRED TO ANY OTHER PARTY OR PERSONS WITHOUT THE PRIOR WRITTEN CONSENT OF CORPORATE IDENTIFICATION SOLUTIONS, INC.
CORPORATE ID SOLUTIONS
5563 N ELSTON AVE.
CHICAGO, IL 60630
P: 773-763-9600 | F: 773-763-9606
CORPORATEIDSOLUTIONS.COM
Existing Monument
(Removed)
High Rise Sign
21'-8"
48'-0"
APPROXIMATE CONCEPTUAL RENDERING
NOT TO SCALE
Page 328 of 389
CITY OF ELK RIVER
SHERBURNE COUNTY
CONDITIONAL USE PERMIT
Case No. CU 24-09
Permit. Subject to the terms and conditions set forth herein, the City of Elk River hereby grants a
Conditional Use Permit (“Permit”) requested by Karen Dodge of Municipal Resolutions on behalf of Holiday
Station Store for the following use:
Conditional Use Permit for a Changeable Copy Sign larger than 30 square feet, at 18823 Freeport
Street NW
Property. The Permit is for the following described property (“Subject Property”) in the City of Elk River,
Sherburne County, Minnesota:
Lot 1, Block 1, Heying Addition, Sherburne County, Minnesota
Owner. Owner of the Subject Property at time of the approval of the Permit:
Holiday Station Store, Inc., owner
Conditions. The Permit is issued subject to the following conditions:
1. The changeable copy sign shall not exceed 132 square feet.
2. The applicant must apply for and receive approval for all required permits before any
construction may begin.
3. The signs shall be compliant with the standards set forth in Sec. 30-864 (e) or any variances
related to signage on this property.
Termination of Permit. The Permit shall remain in effect only for so long as the conditions set for the
herein are complied with. The City may revoke the Permit following a public hearing for violation of the
terms and/or conditions set forth in the Permit.
Lapse. If within two (2) years of the issuance of the Permit the proposed work described in a conditional
use permit has not been substantially completed, the permit shall expire and become void, except that the
council may, following recommendation of the planning commission, extend the permit for an additional
period determined by the council on the receipt of a request for a permit extension prior to its expiration. A
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conditional use permit authorizes only the use specified in the permit and shall expire if, for any reason, the
authorized use ceases for more than six (6) months.
Criminal Penalty. Both the owner and any occupant of the Subject Property are responsible for compliance
with the permit. Violation of the terms of the Permit is a criminal misdemeanor.
Recording. The Permit shall be recorded against the title to Subject Property.
Dated: July 15, 2024
CITY OF ELK RIVER
By: ___________________________________
Mayor John J. Dietz
By: ___________________________________
City Clerk Tina Allard
STATE OF MINNESOTA )
) ss.
COUNTY OF SHERBURNE )
The foregoing instrument was acknowledged before me this ___ day of _________,
2024, by John J. Dietz and Tina Allard, respectively, the Mayor and City Clerk of the City of Elk River, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by the
City Council.
____________________________________
Notary Public
DRAFTED BY:
City of Elk River
13065 Orono Parkway NW
Elk River, MN 55330
Phone: 763-635-1032
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Holiday StationChangeable Copy CUP
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Background
§Zoned Highway Commercial (C-3)
§Changeable copy (digital) sign of up to 132 sq.ft.
§CUP if larger than 30 sq.ft.
§Digital sign concerns
§Moving or changing graphics
§Bright LED displays
§Possible distraction to motorists
§Proposed gas price display will not have the same
concerns
§Ordinance and MnDOT include standards for digital
signs
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Planning Commission
§During the PH, no one spoke for or against the request
§Staff have not received any comments since the
meeting
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Planning Commission
§PC’s analysis of the application shows compliance with
all seven (7) of the standards required for approval of
the CUP
§The PC had no questions or concerns about the
request and unanimously recommended approval
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Action Requested
§Approve, by motion, the CUP with the three (3)
conditions outlined in the memo.
Page 337 of 389
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