5.3. SR 03-19-2007
City of
Ell( -
River
City of Elk River Item Number
REQUEST FOR COUNCIL ACTION 5.3
Agenda Section Meeting Date Prepared by
Communi Develo ment March 13, 2007 Sheila Cartne ,Sr. Planner
Item Description Reviewed by
Request by Mississippi Ridge, LLC to Amend PUD for Jeremy Barnhart, Planning
Mississi i Rid e Si s - Case # OA 07-03 Mana r
MN Statute 15.99 (60 day role) status: The application has been deemed complete as of
January 26,2007. The City must approve, approve with conditions, or deny the project by
March 27, 2007.
Introduction
The Mississippi Ridge development standards limit freestanding signage to one monument sign per
building. The applicant is requesting to amend this requirement to allow a taller monument sign for
Greater MN Credit Union in addition to a freestanding monument sign that meets the design
requirements of the Planned Unit Development (PUD).
Affachments
. Request for Action
. Location Map
Action Reauested
Staff is recommending denial of the sign based on the moratorium currendy in place.
Council Action
Motion by_
Second by _
Vote
Follow Up
Ca~e File: OA 07-03 PUn Amendment
Page 2 Mi~~issippi Ridge 1,LC
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GENERAL INFORMATION:
Applicant: Steve Rohlf, Mississippi Ridge LLC
Requested Action Ordinance Amendment
Location and Size: Approximately 3 acres on Yale Ct.
Location Existing Land Use Land Use Plan Designation Current
Zoning
Property in Vacant, approved Greater Highway Business PUD
Question MN credit union bank
North Vacant, approved Super Highway Business PUD
America
South Daycare Highway Business C-3
East Highway 10 Highway 10 Highway 10
West Vacant lot, Mississippi Highway Business C-3
River
Overview
The Mississippi Ridge Development is governed by a PUD Agreement and Development Standards
which were approved by the City Council in 200l.
The applicant is requesting to amend the sign standards in the PUD for Lot 2, Block 1, Mississippi
Ridge 3'd Addition (Bank site) and Lot 4, Block 1, Mississippi Ridge 2nd Addition, which permits a
single monument sign max height 10' for each freestanding building. The applicant's proposal
includes an additional monument sign that exceeds the height allowed by the PUD standards and
would include off premise signage for Lot 4.
Analvsis
The applicant propose a language amendment that would allow a second monument 24 feet in
height and 56 square feet in area, a deviation from the PUD agreement which allows one monument
sign 10 feet in height and 100 square feet in area. The proposed sign would have a sign panel for the
bank, time and temperature display and a panel for Lot 4. The proposed sign will be located between
the bank building and Highway 10 limiting visibility to the residents and the river, the building is 24
feet in height. Lot 4, Block 1, Mississippi Ridge 2nd does not have frontage along Highway 10 and
visibility may be impaired with the placement of the bank; therefore, the applicant is proposing a
shared sign. When Mississippi Ridge was originally platted it was two lots both having frontage on
Highway 10.
According to the applicant the sign limitation in the agreement was a visual protection for the
residences in this mixed use PUD and that the two parcels in question are not directly adjacent to
residences like other comtnercial parcels in this PUD.
S:\PLANNING\Case Files\OA\OA 07-03 Mississippi Ridge signage\PC report 313 07.doc
Case File: OA 07-03
Page 3
PUD Amendment
Mississippi Ridge ILC
As previously mentioned the commercial lots within the Mississippi Ridge PUD are allowed one
monument style sign, 10 feet in height, 100 square feet in area. If this development were zoned C-3
these parcels would be allowed one 150 square foot sign 35 feet in height. If the property has more
than 300 feet of frontage (as this property does) then two of these signs are permitted.
It appears the PUD agreement was established to enhance this development, beyond the established
area requirements. Building materials, signage, lighting are more restticted than other, generally
zoned areas of the City. The addition of a second sign, while taken at face value is not terribly
egregious, it is inconsistent with the original PUD agreement. There has been some concern on the
Planning Commission and City Council level regarding the reduction of standards with PUD
agreements, most notably the recent Elk Ridge Center development.
Staff's alternative to the proposal - The applicant is requesting a deviation from the PUD agreement that
is consistent with the sign ordinance, but not consistent with the PUD agreement. As an alternative
to this second sign, the Ordinance does permit a development identification sign that would
accomplish the same goals as the proposed sign. The development sign could include sign panels
for the bank, Super America and Lot 4, or other lots within the development, provided signage is
limited to 16 square feet, but can be 24 feet in height. If a development sign is provided then it
would seem appropriate to allow each lot to have a monument sign that meets the design guidelines.
Similar commercial developments in the city have a development sign and a monument sign.
However, although staff views this alternative as the better solution to the signage goals in
Mississippi Ridge, staff is uncomfottable recommending approval at this time due to the sign
moratorium that the City Council currently has in place. The moratorium prohibits the issuance of
building permits for new or existing advertising signs and electtonic changeable copy, as defined by
the Elk River Code of Ordinances. The proposed sign is considered an advertising sign by
definition (off premise sign for Lot 4) and has time and temperature proposed.
Planninl!: Commission
The Planning Commission held a public hearing on this item at the regular March 13,2007 meeting.
The applicant and nearby residents spoke at the hearing, the residents are in favor of the sign as
proposed. Some members of the Planning Commission did not have any issues with the sign itself,
rather the moratorium that has been placed on signs. A couple members recalled recent discussions
on PUD's and that keeping within the POD standards are necessary.
Recommendation
It is inappropriate to recommend approval for this sign until the Planning Commission and City
Council have completed their work relative to the sign moratorium. Therefore, Staff and the
Planning Commission recommend denial of the ordinance change, pending completion of the
moratorium study.
Respe~l Submitted. i
----; 1lM1ev CVlll/l1D1 M
Sheila Cartney I' ""'" r
Senior Planner
S:\PLANNING\Case Files\OA\OA 07-03 Mississippi Ridge signage\pC report 313 07.doc
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Location Map 1r
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Case Number: OA 07-03, AS 07-02 & EV 07-02 MISSISSIPPI RIDGE
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MEMORANDUM
To:
City of Elk River
From:
Stephen Rohlf, Mississippi Ridge, LLC
Date:
February 28, 2007
Subject: Signage Request for Lot 2, Block 1, Mississippi Ridge Third
Addition & Lot 4, Block 1, Mississippi Ridge Second Addition
*******************************************************
Mississippi Ridge, LLC in cooperation with Greater Minnesota Credit Union is
requesting an Ordinance Amendment to the Mississippi Ridge PUD Agreement to
allow a freestanding sign a maximum of 24 feet in height and a maximum of 56
square feet in size located on Lot 2, Block 1 Mississippi Ridge Third Addition to
accommodate that lot and Lot 4, Block 1, Mississippi Ridge Second Addition.
Greater Minnesota Credit Union is' willing to allow space on a freestanding sign on their
lot (Lot 2, Block I, Mississippi Ridge Third) to also accommodate the needs of Lot 4,
Block I, Mississippi Ridge Second for highway visibility. Of course this is contingent on
the city allowing a freestanding sign and the business built on Lot 4, Block I, Mississippi
Ridge Second being compatible with the Credit Union. The proposed freestanding sign is
in addition to Minnesota Credit Union's already allowed monument sign, which will be
located adjacent to the cul-de-sac on Yale Court to identify their entrance. Attached are a
schematic that shows the proposed location of the freestanding sign and a drawing of the
sIgn.
We offer the following discussion as rationale for why this request is in keeping with the
spirit of the Mississippi Ridge PUD Agreement, the Elk River City Code of Ordinances
and the Wild and Scenic River Act:
Mississippi Ridge PUD Agreement
Apparently, the Mississippi Ridge PUD Agreement prohibits freestanding sign on the
commercial lots in this development to visually protect the residences in this mixed-PUD.
Unlike the other commercial lots in this PUD, Minnesota Credit Union's lot isn't adjacent
to any of the residences. Further, the proposed location of the freestanding sign is as far
away from these residences as possible. Also, the Credit Union's building is in line with
the residences and the proposed sign, which further blocks its view. Lastly, the credit
Union's building is 24 feet in height and the maximum proposed height of the sign in
question is 24 feet to ensure it will not be seen above their building. We have discussed
this issue with the residents in Mississippi Ridge and they seem satisfied with the height
and location of the proposed freestanding sign.
This freestanding sign is design using materials that are compatible with both the
Mississippi Ridge PUD Agreement and the exterior ofthe Credit Union's building.
Elk River City Code of Ordinance
If the Credit Union's lot was in a straight C-3 Highway Commercial District, it would be
allowed 2 freestanding signs, since it contains over of 300 feet of highway frontage. The
speed limit of Highway lOin this location is over 55 miles per hour, therefore, the two
freestanding signs would be allowed to be a maximum of 35 feet in height and 150 square
feet in size (170 square feet if Lot 4, Block I, Mississippi Ridge Second were considered
an additional tenant).
The Credit Union's monument sign meets both the Mississippi Ridge PUD Agreement
and the city's sign ordinance for C-3 zoned property. The size and height of the proposed
freestanding sign is also consistent with city code at 24 feet in height and 56 square feet
in size.
The Credit Union's proposed building will block whatever business is built on Lot 4,
Block 1, Mississippi Ridge Second from being viewed from Highway 10. Unless a
destination type business is built on this lot, this is a critical issue. Normally, advertising
a business, which is not on same premise, isn't allowed by city code. However, through
the PUD Agreement, the city has the flexibility to allow the Credit Union's sign to
advertise a business on Lot 4, Block I, Mississippi Ridge Second.
Wild and Scenic River Ordinance
When the city convinced the DNR that the Wild & Scenic River District's boundary
should follow the natural terrain (in this area the bluff line) instead of arbitrary section
lines, it came with the condition that the city's review of development proposals be
sensitive to the view from the Mississippi River. The proposed freestanding sign on Lot
2, Block 1, Mississippi Ridge Third will not be visible from the River at the height
proposed. A business trying to gain Highway 10 visibility from Lot 4, Block I,
Mississippi Ridge Second Addition is far more likely to be intrusive ofthe visual
qualities of the Mississippi.
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PYLON SIGNAGE ELEVATION
SCALE; 114"="
03-02-07
G:ENERAL NOTE5:
(0 BRICK COLOR ONE
r2' ~OCKFACE OR BRICK COLOR Hue:.>
'0 UJAINi3COT 6T ALT.
o STONE OR FRECAST LINTEL/SILL
o ALUCABOND METAL PANELS
o 8" SOLDIER COURSE RECESS
Q :; '" f> ELECTRONIC DISPLAY,
~ eaT" SIDES
CD SI6NA6E. eon.l SIPES
Q OPTIONAL BACKLIT SIGN.
\::'.) BOTf.! SIDES
DATE RECEIVED
-:;- ;J---Dl
GREATER MINNESOTA CREDIT UNION,
HIGHWAY 10, ELK RIVER, MINNESOTA
~
hagemeister mack
architects
501 st. germain street west, suite 200
sl.doud, minnesota 56301-3605
320-251'9155 fa1l32Q .251.4919
e-mail: hmack@hmarch.com
webslte: www.hmarch.com
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