5.1. PCSR 03-13-2007City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Item Number
5.1
Agenda Section Meeting Date Prepared by
Plannin Items March 13, 2007 Sheila Cartne , Sr. Planner
Item Description Reviewed by
Planned Development Amendment to allow a pylon sign for Jeremy Barnhart, Planning
two lots in Mississippi Ride development Case # OA 07-03 Manager
MN Statute 15.99 (60 day rule) 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 fox
Greater MN Credit Union in addition to a freestanding monument sign that meets the design
requirements of the Planned Unit Development (I'UD).
Attachments
Request for Action
Location Map
Action Requested
Staff is recommending the Planning Commission recommend approval of the request with the
conditions as outlined.
Planning Commission Action Morton by second by voce
Follow Up
Case File: OA 07-03
Page 2
GENERAL INFORMATION:
PUD Amendment
Mississippi Ridge LLC
A licant: Steve Rohlf, Mississi i Rid e LLC
Re uested 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 2001.
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 2"d 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.
Analysis
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 fox 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 2"`~ 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 commercial parcels in this PUD.
S:\PLANNING\Case Files\2007\OA\OA 07-03 Mississippi Ridge signage\PC report 3 13 07.doc
Case File: OA 07-03 PUD Amendment
Page 3 Mississippi Ridge LLC
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 restricted 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 uncomfortable 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 fox new or existing advertising signs and electronic 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.
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 recommends
denial of the ordinance change, pending completion of the moratorium study.
Respectfully Submitted
Sheila Cartney
Senior Planner
S:\PLANNING\Case Files\2007\OA\OA 07-03 Mississippi Ridge signage\PC report 3 13 07.doc
- - - - - - i
j
_ ~,
- - - - - - -" F~
- '~~ ~ ~ ' ,~ V _ i ~~
~
I
~
~ I
~
~
I
~ ~
~ ~, I
~
,
~~, ~ i
~i
~~ ~
r
I 1`~~ i t ''- `` ~ ~~~
t
C K~ ~ Ybtr ~': f1Y 3 :Il ;
, 1 ~}!~ii.}'i #. - ~ ~~ ~,; t ~ ~ 1
f
1
., tom
~
'
~ }
~ /\
~
y
.~
'Z F
iTd `L ~.l x`~~ ~~~4 y ~~Yl~F ~yr t'~n ~~~~9 an i\ ti
i Y ~ tV 'Yq ~~ F h S~ at
~
~
i
-
W \
~
Y
,if
: 1
f
,
1 N'~
S
~'f~ ~: ~w t ~ ~ 4 1 F ~
} ~yx F~qg ~~ ~ ~ '9f ~
~~??
~~
? .{ y, ~. rV 7,, 2,.
r ~-".ti, i:F
~J
_
.
1 v K, -~~ F ~' f
!.~ l~
;
K
r
~ ~ ~i ` ~
`f ~
f
~
' {
~ TJ i
~
i L 1
~ E~~
~y ~'
~
r ` 1
rr
~
`'
r _
~ 11 11
~ ~ i `- V ~ I ~V I
/ ~~ J
~
~
1
{•i
~- / ~~I 1
1 ~
1 1
1
1~ 1
II 11
' II 11 I ~ I
i... ' ~.1I ~ ~ ~~ I 1
~~ ' 1'1
-\
1 ~~ ~
1
I I
I
~ ' ~
I
, 1
,..
I
II 1 ~ ~ I I I 1
I
I I I I
~ 1 'il ~'\
I 1 ~
`
"
I
,
I II I I~ III
!
~ ~~
I I Ii
II ~y)
II ~
I
I I
l l
iI ICI ~ 1I
~ -
I
I
~
I
I f
I I I~
I
~
I
I
II
' I~i~
II T
I
I I
-
- ~ I I
I
I I
1 I '~.
. I ~ ~/~ ~_
~ 1/
'
I i I
.
~
i I
I I
'I
. I
III ~
~ I r
I I
I
~ I II
I ~ ~ ~~. II
I I ~ I ~ i
I I / I
~' Location Map
~~tY of N
El --. .-1
"
River " Case Number: OA 07-03, AS 07-02 & EV 07-02 MISSISSIPPI RIDGE
CATER
~ - ~ FI VET
-~ ~
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 1, Mississippi Ridge Third) to also accommodate the needs of Lot 4,
Block 1, 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 1, 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 of the 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 10 in 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 1, 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 1, 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 1,
Mississippi Ridge Second Addition is far more likely to be intrusive of the visual
qualities of the Mississippi.
2
PYLON SIGNAGE ELEVATION
SCALE: 1 /4" =1'
G-~ENER4L NOTES:
O BRICK COLOR ONE
2 ROGKFACE OR BRICK COLOR TWO
WAINSCOT BY ALT.
O STONE OR PRECAST LINTEL/SILL
O ALUCABOND METAL PANELS
O 8" SOLDIER COURSE RECESS
O 3 x 6 ELECTRONIC DISPLAY,
BOTH SIDES
O SIGNAGE, BOTH SIDES
O OPTIONAL BACKLIT SIGN,
BOTH SIDES
03-02-07
DATE RECEIVED
~- ~'G1
GREATER MINNESOTA CREDIT UNION,
HIGHWAY 10, ELK RIVER, MINNESOTA
hagemeister mack
architects
501 st. germain street west, suite 200
st. cloud, minnesota 56301-3605
320 ~ 251- 9155 fax 320 • 251 ~ 4919
e-mail: hmack@hmarch.com
website: www.hmarch.com
5'-l IR" 12'-3 i/2"
_ ~.•
I
,,
~ ~;
~ ~,,
~~
.~
~ -- _.
O
W
{{
FY ~•
V (~
W ,V
a
0
ITEM ~ 7.
C
.ver
MEMORANDUM
TO: Planning Commissioners
FROM: Jeremy Barnhart, Planning Manager
DATE: March 13, 2007
SUBJECT: Gateway Business Park
As part of the ongoing process to develop the Gateway Business Park, to be opened by
Summer, 2008, the City commissioned Maxfield Research, Inc to complete a Market Study
for the city owned land. The preliminary draft of that completed study was received by Staff
on Monday, March 5t''. This market study will aid the city is laying out the plan, specifically,
lot size, etc.
Staff conducted a preliminary review of the first draft, and will be finalizing that review with
the EDA in April. However, the basic tenets of the report appear to be the following 7
findings. With this information, the Planning Commission can begin to develop goals for
the property, to be further discussed in April.
Based on a preliminary review, the main findings appear to be:
1. There is limited market for retail uses; property on the east side lacks visibility but
has better access, property on the west side has increased visibility but poor access.
2. There is limited market for strictly office uses.
3. The industrial development of the entire 60 acre site is more practical, although the
likely uses appear to be focused on the sectors currently serving Elk River:
Construction, Transportation, Warehousing, Manufacturing.
4. This industrial development will likely see an 80/20 split owner occupied/ leased.
The owner occupied spaces would likely include 20-30,000 square foot buildings.
5. The owner occupied sites should be around 5 acres, and the leased space sites about
6.5 acres.
6. The expected annual absorption rate is approximately 12 acres citywide, 25% of
which could be captured by Gateway.
7. There appears to be no benefit to deferring development of the property 5-10 years.
With a consensus of goals and objectives between the EDA and PC, staff will prepare three
development concepts for consideration, to be reviewed in May.
`~ ~ ~ ~ ~ Cn
rx~ cs ~ ~ _
~~i iZ I~ i._L
I~ ~
,~ ~~ T
~ ~ - I -. _~
_~ ! _l.
S -- - '
~d~i~5155tyY
~~-
-- - ~._-
~3~ _--
~~.~-
--_- --
-~
-- _. ---
Y--~ f ..
- -.
_ - --
'~ ~ I ~ I
__ __
--
r-- ---
I t i ~ ~
f
I ~~
~ ST EET N. ~~
~ ~~
_ ._~
I rn o ~
--
_ ' ! -1 i MN 1~ 3~d
_.
1 -.
~_ -~ _~ cn
----
---- v~ ~~` ~3 y is ) ~'d -~
--_ _=~- /i/i ~
~ -~ _- -
~ . - --
(7 i m
x ~ z
~"~ F/ -
,% F--~
f` ~
x
~' ~ x
~.
o ~, \
h~
z ,'
~ ~ ~ __
~I
~-
~ ___
___
----
~ o~sc
n
D
m ~ ~]
z ~/ ~
m x//
~/ ;~ ~_
i0 C
_ --- ~~ ^ L
-~
~~
~~~
GATEWAY BUSS. CNTR. ~%z,izoos ~"~~
DRAWN BY: T O
°` PROPERTY OWNERS cM~ Y
River ~ soo~
Item # 9.
Memo
To: Planning Commissioners, Councilmember Motin
From: Jeremy Barnhart, Planning Manager
CC: Scott Clark, Community Development Director
Date: March 8, 2007
Re: Planning Commission goals
At the January Plaruling Commission meeting, the members of the Commission wanted to outline
various goals or projects for Council consideration and authorization. Some of these objectives have
been authorized by Council and Staff is including for prioritization purposes.
To help facilitate the discussion, Staff has developed a preliminary list. This list should not
be considered complete:
Ordinance/ Project Notes
4:4-0 Ordinance
Tree Preservation Ordinance Authorized by Council
as part of the RFT.F,AF
grant project
Sign Ordinance (Advertising Signs, electronic changeable copy) Authorized by Council
as part of the sign
moratorium 2-20-07
Beaudry R2a zoning ordinance Authorized by Council
to review 2-20-07
Zero Lot Line Development
Cluster Development
Commercial Reserve Authorized by Council
1-16-07
Business Park Ordinance Authorized by Council
1-8-07
1