PC Staff Report 6-5-07
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PC DATE: 6/5/07
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CC DATE: 6/25/07
CITY OF CHANHASSEN
REVIEW DEADLINE: 6/26/07
CASE #: 07-12
BY: AA
STAFF REPORT
PROPOSAL:
Request for an Illuminated Canopy Sign above Gas Pumps
LOCATION:
APPLICANT:
2960 West 82nd Street
Lot 1 and Lot 1, Arboretum Business Park 3rd Addition
(~
Scott Meister
Amtech Lighting
6077 Lake Elmo Ave N
Stillwater, MN 55082
PRESENT ZONING: Planned Unit Development (PUD)
2020 LAND USE PLAN: Office/Industrial
ACREAGE: 1.87 DENSITY: NA
SUMMARY OF REQUEST: The applicant is requesting a variance for one set of illuminated channel
letters for the front elevation of the existing canopy over the gas pumps.
Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or
denying a variance is limited to whether or not the proposed project meets the standards in the Zoning
Ordinance for a variance. The City has a relatively high level of discretion with a variance because the
applicant is seeking a deviation from established standards. This is a quasi judicial decision.
Holiday Stationstore Sign Variance
Planning Case 2007-12
June 5, 2007
Page 2 of4
PROPOSAL SUMMARY
The applicant is proposing signage on the existing canopy above the gas pumps. The property is
zoned Planned Unit Development (PUD). The proposed canopy signage was not permitted in the
Development Design Standards, which were adopted for the entire development. When the site was
approved for development, the staff report specifically stated that signage would not be allowed on
the gas canopy.
The purpose ofthe applicant's request is to accommodate the new hours of operation. The gas
station is now open 24 hours. The applicant argues that without illuminated signage on the canopy,
the site does not appear to be open for business at night.
APPLICABLE REGUATIONS
Arboretum Business Park 3RD Addition Development Contract/PUn Agreement
All freestanding signs be limited to monument signs.
Sec. 20-913. Lighting.
(a) Glare, whether direct or reflected, as differentiated from general illumination shall not be
visible beyond the limits of the site from which it originates.
(d) Wall mounted lighting in commercial, industrial, and institutional districts shall comply with
the following:
(1) All wall mounted light fixtures shall be shielded with a total cutoff angle equal to or less
than 90 degrees.
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Holiday Stationstore Sign Variance
Planning Case 2007-12
June 5, 2007
Page 3 of4
(e) Lighting shall not be directed skyward except for lighting designed for illuminating the
United States of America Flag.
Article XXVI Signs. Division 1 Variances. Sec. 20-1253
Sec. 20-1253. A [ sign] variance may be granted from the requirements of this ordinance where it is
shown that by reason of topography or other conditions, strict compliance with the requirements of
this ordinance would cause a hardship; provided that a variance may be granted only if the variance
does not adversely affect the spirit or intent ofthis ordinance.
BACKGROUND
On February 8, 1999, the City Council approved site plan #99-1 for a 5,737 square-foot Kwik
Trip convenience store and gas station with a drive-through car wash on Lot 1, Block 1,
Arboretum Business Park 3rd Addition. This project was later taken over by Citgo and revised to
a 6,309 square foot building.
In 2007, the project was taken over by Holiday Stationstores. As part of the PUD Development
Contract for Arboretum Business Park 3rd Addition, approved February 8, 1999, all freestanding
signs shall be limited to monument signs and signage is not permitted on the gas canopy.
ANALYSIS
The applicant states that the purpose of the signage is to advertise the fact that the store is now open
24 hours. This is not reflected anywhere in the proposed copy; it only states the name and logo of
the business.
According to City Code section 20-913 (a) Glare, whether direct or reflected, as differentiated from
general illumination shall not be visible beyond the limits ofthe site from which it originates. To
comply with this section, the canopy lights, as per approval of development, were recessed. By
Holiday Stationstore Sign Variance
Planning Case 2007-12
June 5, 2007
Page 4 of 4
allowing the illuminated canopy signage, light will be visible beyond the site from which it
originates and diffused into the sky and have a visual impact on adjacent properties such as the
Minnesota Landscape Arboretum. The purpose of the lighting requirement is to reduce and
eliminate "light pollution" within the city.
The Holiday Station received approval for three new signs in March of2007; two monument signs,
one on West 82nd Street, one on Highway 41; and one wall sign above the entrance to the building.
The monument signs are both illuminated, the sign along West 82nd Street has a changeable copy
portion ofthe sign. Holiday could advertise their new hours on this sign. Additionally, window
signage stating 24-hour operation would be possible. This signage would provide adequate
opportunity to advertise the store's new hours of operation.
FINDINGS
Chanhassen City Code Section 20-1253 Sign Variances states that a variance may be granted where
it is shown that by reason of topography or other conditions, strict compliance with the requirements
of this ordinance would cause a hardship. Based on the adequacy of existing signage, staff
concludes that there is not a hardship regarding signage on this property due to topography or other
conditions. The canopy itself is illuminated and there is an illuminated monument sign at each
street frontage; one of which has changeable copy; which could be used to advertise the new store
hours.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
"The Planning Commission denies Variance #07-12 for canopy signage above the gas pumps based
on the attached findings of fact."
ATTACHMENTS
1. Findings of Fact.
2. Development Review Application.
3. Public Hearing Notice Affidavit of Mailing.
4. Proposed Survey.
g:\plan\2007 planning cases\07-12 holiday stationstore sign variance\holiday sign var report. doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
The application of Holiday Stationstores, 2960 West 82nd Street, Variance No. 07-12
On June 5, 2007, the Chanhassen Planning Commission met at its regularly scheduled meeting to
consider the application of Holiday Stationstores for a canopy sign variance.
The Planning Commission conducted a public hearing on the proposed development which was
preceded by published and mailed notice. The Planning Commission heard testimony from all
interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned PUD, Planned Unit Development
2. The property is guided by the Land Use Plan for Office/Industrial.
3. The legal description of the property is: Lot 1 Block 1, Arboretum Business Park
3rd Addition.
4. The Planning Commission shall not grant a variance unless they find the following
facts:
. The literal enforcement of the ordinance does not create a hardship, since the
Holiday Station has two monument signs, one of which has changeable copy that
could advertise the new store hours. The PUD Development Contract specifically
states that all freestanding signs shall be limited to monument signs. There is no
topographical evidence of hardship on the property with regards to signage.
. Due to the fact that the property is in a Planned Unit Development and signage
was addressed in the Development Contract, permitting a monument sign per
street frontage, a variance is not needed for this particular property.
. The ability to add canopy signage to the gas station will not increase the value of
the property. However, it may increase the potential income to the business
located on the parcel. The applicant's intent is to advertise the new store hours;
however the proposed signage does not reflect the hours of operation.
1
. The hardship is self created as the applicant could advertise the new hours of
operation on the existing monument sign located at W 82nd Street. The current
sign age is in compliance with City Code and with the PUD Development
Contract for Arboretum Business Park 3rd Addition.
. The variance will not be detrimental to the public welfare as the property is
located adjacent to other commercial building. However, by granting the
variance, the city could be setting a precedent to other gas stations in the city to
request canopy sign variances when they are prohibited in the Development
Contract agreed upon by the developer and the city.
. The proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets.
5. The planning report Variance #07-12, dated June, 2007, prepared by Angie Auseth, et aI,
is incorporated herein.
RECOMMENDA TION
The Planning Commission denies a canopy sign variance.
ADOPTED by the Chanhassen Planning Commission this 5th day of June, 2007.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
2
Planning Case No. 61- 1 ~
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEN
RECEIVED
APR 2 7 2007
DEVELOPMENT REVIEW APPLICATION
CHANHASSEN PLANNING DEPT
PLEASE PRINT
Applicant Name and Address:
,AMT'F.r.H T .T~JITTN~
6077 IAKE ELMO AVENUE NORTH
STILLWATER. MN
Contact: scarr MEISTER
Phone:651-439-7440 Fax: 651-439-7521
Email: scott.rneister@al::m.com
Owner Name and Address:
~m TnAV C::'T'A'T'TnNc::m"Rl<'C::
4567 AMERICAN BLVD. WEST
MINNEAPOLIS. MN 55440
Contact: KEITH YOKOM
Phone:952-830-8891 Fax: 952-830-1678
Email: keith.yokom@holidaycompanies.com
NOTE: Consultation with City staff is reauired prior to submittal, including review of development
plans
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit (CUP)
Vacation of Right-of-Way/Easements (VAC)
Interim Use Permit (IUP)
~ Variance (VAR)
Non-conforming Use Permit
Wetland Alteration Permit (WAP)
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
X Sign Permits
Sign Plan Review
Notification Sign - $200
(City to install and remove)
X ~ for Filing Fe~~~_ey Cost**
$50 UP/SPRlVAcrJ:::!!!3JWAP/Metes & Bounds
- Minor SUB
TOTAL FEE $ ~~ t C't...-\l- -3,1 ~
Site Plan Review (SPR)*
Subdivision*
An additional fee of $3.00 per address within the public hearing notification area will be Invoiced to the applicant
prior to the public hearing.
*Sixteen (16) full-size folded copies of the plans must be submitted. including an 8%" X 11"
re1duCfed copy for each plan sheet along with a di~tal COpy in TIFF-Group 4 (*.tif) format.
4 25/07 erna11ed site survey plans to aauseth c1.chanhassen.rnn.us
**Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for
each application.
PROJECT NAME: HOLIDAY STATIONSlORE #390
LOCATION: 2960 82ND STREEt CHANHASSEN,MN
LEGAL DESCRIPTION: TIlE NORTH. LINE OF LOT. 1, BLOCK 1, ARBORETIJM BUSINESS PARK 3RD ADDITION
HAS AN ASSUMED BEARING OF S89degrees 15' s"E. CARVER COUNIY MINNESarA.
TOTAL ACREAGE: 1. 890
WETLANDS PRESENT:
YES
NO
PRESENT ZONING: GENERAL COMMERCIAL .
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST: THIS SITE IS OPEN 24 HOURS, 7 DAYS'A WEEK. WITHOUT ILLUMINATED
SIGNAGE ON THE CANOPY, THIS SITE DOES Nar APPEAR 10 BE OPEN FOR BUSINESS AT NIGHT.
HOLIDAY STATIONSWRES IS REQUESTING A VARIANCE FOR ONLY ONE SET OF ILLUMINATED CHANNEL
LEITERS FOR THE FRONT ELEVATION OF THE CANOPY OVER THE PUMPS. TOTAL SQUARE FOOTAGE
IS 37.87:. 0'
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
42;7-0/
Date
'.. tj'd/- 0'7
Owner Keit Yokom '- Holiday StationstorEBate
G:\pLAN\forms\Development Review Application.DOC
Rev. 12/05
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
May 24, 2007, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota;
that on said date she caused to be mailed a copy of the attached notice of Public Hearing for
Holiday Stationstore Sign Variance - Planning Case 07-12 to the persons named on attached
Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and
depositing the envelopes addressed to all such owners in the United States mail with postage
fully prepaid thereon; that the names and addresses of such owners were those appearing as such
by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate
records.
Subscribed and sworn to before me
this~hctay of mcu....J ,2007.
I
\ )lJl~~ 1'Vl, . ." !1.-I.W.D~.
\ N~
I ?: ':4t~~ KIM T. MEUWISSEN I
'~i.~! Notary PubliC-Minnesota
.,.... My Co '.
mmlsSlon Expires Jan 31, 2010
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Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-11 07.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
Disclaimer
This map is neither a legally recorded map nor a survey and is not intended to be used as one. This
map is a compilation of records, information and data located in various city, county, state and federal
offices and other sources regarding the area shown, and is to be used for reference purposes only.
The City does not warrant that the Geographic Information System (GIS) Data used to prepare this
map are error free, and the City does not represent that the GIS Data can be used for navigational,
tracking or any other purpose requiring exacting measurement of distance or direction or precision in
the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~466.03, Subd. 21 (2000), and
the user of this map aCknowledges that the City shall not be liable for any damages, and expressly
waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
FAE HOLIDAY NORWOOD LLC
4567 AMERICAN BLVD W
MINNEAPOLIS. MN 55437 -1123
JTT PARTNERS LLP
CIO KAY MAASS
201 SUNSET BLVD
WACONIA, MN 55387 -1234
REGENTS OF UNIV OF MINNESOTA
CIO REAL ESTATE OFFICE
319 15TH AVE SE
424 DON HOWE BLDG
MINNEAPOLIS, MN 55455 -0118
CHASKA GATEWAY PARTNERS
3610 CO RD 101
WAYZATA, MN 55391 -3424
TRUSTEE GROUP REALTY PTR VII
CIO STEINER DEVELOPMENT
3610 HWY 101 S
WAYZATA, MN 55391 -3424
WATERTOWER PARTNERS LLC
PO BOX 532
VICTORIA. MN 55386 -0532
COEUR TERRA LLP
CIO SUMMERHILL COMMERCIAL R E
1458 WHITE OAK DR
STE 106
CHASKA, MN 55318 -2525
CHASKA BUSINESS CENTER LP
CIO SENTINEL REAL ESTATE CORP
1251 6TH AVE
35TH FLOOR
NEW YORK, NY 10020 -1180
J & J REAL ESTATE PROPERTIES
CIO A-Z RENTALS
6641 MINNEWASHTA PKY
EXCELSIOR, MN 55331 -9657
ARBORETUM III REALTY PTRS LLP
3610 CO RD 101
WAYZATA. MN 55391 -3424
MICHAEL D & JANE E SCHLANGEN
1941 MELODY HILL CIR
EXCELSIOR. MN 55331 -8805
S&P PROPERTIES LLC
CIO STEVEN D ROBINS
4311 PEAVEY RD
CHASKA. MN 55318 -2351
Public Hearing Notification Area (500 feet)
Holiday Stationstore
2960 West 82nd Street
Planning Case 07 -12
City of Chanhassen
ARBORETUM BLVD
Arboretum Boulevard
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