PC Staff Report Youngstedts 17-02
CITY OF CHANHASSEN
PC DATE: January 3, 2017
CC DATE: January 23, 2017
REVIEW DEADLINE: December 21, 2016
CASE #: 2017-02
BY: MacKenzie Walters
SUMMARY OF REQUEST: The property owner is requesting a variance to allow them to
consolidate 30, 40, and 50 Lake Drive E’s detached signage into a single 12-foot high ground
low profile sign with 80 square feet of sign of display area, 32 square feet of which will be an
Electronic Message Center (EMC), facing Highway 5. The city’s sign code would allow for 40
and 50 Lake Drive E to each have either a 16-foot high pylon sign with 64 square feet of sign
display area, 28.8 square feet of which could be an EMC, or an 8-foot high ground low profile
sign with 64 square feet of sign display area, 28.8 square feet of which could be an EMC. The
sign code would allow 30 Lake Drive E an 8-foot high ground low profile sign with 64 square
feet of sign display area, 28.8 square feet of which could be an EMC. The parcels have an
existing variance allowing for a consolidated 12-foot high ground low profile sign.
LOCATION: 30, 40, and 50 Lake Drive E
APPLICANT: Matthew Duffy
7700 France Ave S
Suite 1100
Edina, MN 55435
OWNER: Steve Youngstedt
4711 Shady Oak Rd
Hopkins, MN 55343
PRESENT ZONING: BH
2030 LAND USE PLAN: Commercial
ACREAGE: 3.45 acres DENSITY: NA
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
PROPOSED MOTION:
“The Chanhassen Planning Commission recommends approval of the variance request to allow a
12-foot-high ground low profile sign with 80 square feet of display area, subject to the conditions of
approval and adopts the attached Findings of Fact and Decision.”
(Note: a motion for denial and appropriate findings of fact are also included at the end of the
report.)
Planning Commission
Youngstedt’s Variance - Planning Case 2017-02
January 3, 2017
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level of discretion with a variance because the applicant is seeking a deviation from established
standards. This is a quasi judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
PROPOSAL/SUMMARY
The property owner is requesting a variance to allow them to consolidate 30, 40, and 50 Lake
Drive E’s detached signage into a single 12-foot high ground low profile sign with 80 square feet
of sign of display area, 32 square feet of which will be an Electronic Message Center (EMC).
The proposed sign would be located on 50 Lake Drive E facing Highway 5. The City Code
permits a ground low profile sign located on 50 Lake Drive E to be a maximum of 8-feet high
with 64 square feet of sign display area, 28.8 square feet of which could be an EMC.
The property owner believes that the parcels’ distance from Highway 5 makes it difficult for
motorists to easily see and read the existing 12-foot high ground low profile sign which has 60
square feet of display area. Due to the buildings’ setback from Highway 5 and relatively narrow
profiles they are very reliant on this sign to inform and attract customers. The applicant believes
that the proposed signage would improve the visibility and legibility of their detached sign.
The proposed sign would have a panel identifying the Younstedts brand, spaces identifying each of
the three business, and an EMC capable of displaying messages promoting the three businesses. As
a condition for being granted a height and display area variance they would consolidate all three
businesses’ detached signage into a single ground low profile sign facing Highway 5. The proposed
new sign would be designed and constructed in compliance with the City Code’s current design
standards.
Existing Sign Proposed Sign
Planning Commission
Youngstedt’s Variance - Planning Case 2017-02
January 3, 2017
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APPLICABLE REGULATIONS
Chapter 1, General Provisions
Section 1-2, Rules of Construction and Definitions
Chapter 20, Article XXVI, Division 1, Generally
Section 20-1253, Variances
Chapter 20, Article XXVI, Division 1, Generally
Section 20-1265, General Location Restrictions
Chapter 20, Article XXVI, Division 1, Generally
Section 20-1267, Uniformity of Construction, design, etc.
Chapter 20, Article XXVI, Division 1, Generally
Section 20-1276, Electronic Message Center Signs
Chapter 20, Article XXVI, Division 2, Signs Allowed in Specific Districts by Permit
Section 20-1303, Highway, General Business Districts and Central Business Districts
BACKGROUND
On November 18, 1992 the Planning Commission was first provided a proposed sign plan for 40
and 50 Lake Drive E as part of Planning Case 92-03. This sign plan included a proposed variance
for a consolidated 12-foot high ground low profile sign with 60 square feet of display area.
On June 13, 1994 the City Council approved the sign plans for 40 and 50 Lake Drive E. This
sign plan incorporated a variance which allowed for a 12-foot high ground low profile sign
containing the names of the occupants of 30, 40, and 50 Lake Drive E. A condition of the
variance was that the three parcels would share a single detached sign.
On July 18, 1994 a permit for the existing ground low profile sign with panels for 40 and 50
Lake Drive E was issued.
On November 23, 1996 a permit was issued to add a panel for 30 Lake Drive E to the sign.
On January 25, 2000 a permit was issued replace the panel for 50 Lake Drive E.
SITE CONDITIONS
30 Lake Drive E is zoned Highway and Business Services District (BH). The parcel has an area
of approximately 1.76 acres with frontage along Lake Drive E. The principal structure is 11,113
square feet.
40 Lake Drive E is zoned Highway and Business Services District (BH). The parcel has an area
of approximately .77 acres with frontage along Highway 5. The principal structure is 6,510
square feet.
Planning Commission
Youngstedt’s Variance - Planning Case 2017-02
January 3, 2017
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50 Lake Drive E is zoned Highway and Business Services District (BH). The parcel has an area
of approximately .92 acres with frontage along Lake Drive E. The principal structure is 5,200
square feet. There is a 12-foot high ground low profile sign with 60 square feet of display area
located 10-feet south of the north lot line. This sign contains three separate sign panels, one for
each of the businesses located on 30, 40, and 50 Lake Drive E.
The above parcels are subject to a variance which allows them to have a 12-foot high ground low
profile sign facing Highway 5 in exchange for consolidating their detached signage into a single
ground low profile sign.
NEIGHBORHOOD
Surrounding Land Use:
To the north of 30, 40, and 50 Lake Drive E is Highway 5. Across Highway 5 are commercial
properties zoned Highway and Business Services District (BH). To the east is the dellFIVE
Business Park, zone Industrial Office Park District (IOP). To the South is Lake Drive E. Across
Lake Drive E is the Chanhassen Estates Subdivision, zoned Residential Single Family District
(RSF). To the west are commercial properties zoned Highway and Business Services District
(BH).
Detached Signage within 500 feet
Highway 5
McDonald’s: Pylon Sign: Height- 20’1”, Display- 50 sq. ft.
ABRA/Victory Auto: Pylon Sign: Height- 16’, Display- 53 sq. ft.
Lake Drive East
ABRA/Victory Auto: Ground Low Profile Sign: Height- 8’; Display- 38 sq. ft.
dellFIVE Business Park: Two Ground Low Profile Signs: Height- 7’4” (2x), Display- 42 sq.
ft.(2x)
W 78th Street
Haskell’s: Ground Low Profile Sign with EMC: Height- 6’, Display 60.5 sq. ft., ECM- 24 sq. ft.
The Garden by the Woods: Ground Low Profile Sign: Height- 8.5 sq. ft., Display- 48 sq. ft.
Planning Commission
Youngstedt’s Variance - Planning Case 2017-02
January 3, 2017
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Variances within 500 feet:
30, 40, and 50 Lake Drive E have a 4-foot sign height variance which was granted with the
condition that they consolidate their signage into a single ground low profile sign.
SIGN CODE
Highway and Business Services District Detached Signage
Pylon Ground Low Profile
Principal Structure size
Height
(feet)
Display Area
(square feet)
Height
(feet)
Display Area
(square feet)
50,000 square feet or greater 20 80 10 80
Less than 50,000 square feet 16 64 8 64
Sign, freestanding/pole/pylon means any nonmovable sign not affixed to a building but erected
upon a pole, post or other similar support so that the bottom edge of the sign display area is
eight feet or more above the ground elevation. (20)
Sign, ground low profile business means a business sign affixed directly to the ground, which
directs attention to a business, commodity, service or product offered on the premises. (20)
Potential Signage for 30, 40, and 50 Lake Drive E
Address Type*
Height
(feet)
Display Area
(square feet)
Maximum EMC
(square feet) Facing
30 Lake Drive E Ground low profile 8 64 28.8 Lake Drive E
40 Lake Drive E Ground low profile 8 64 28.8 Hwy 5
Pylon 16 64 28.8 Hwy 5
50 Lake Drive E Ground low profile 8 64 28.8 Hwy 5
Pylon 16 64 28.8 Hwy 5
Existing** Ground low profile 12 60 - Hwy 5
Proposed** Ground low profile 12 80 32 Hwy 5
*Each parcel with Highway 5 frontage may have either a ground low profile or a pylon sign.
** All three sites consolidate their signage into one detached sign.
Electronic Message Centers Size Restrictions*:
Sign Display Area (square feet) EMC Display
0-24 50%
25-64 45%
65-80 40%
*Electronic Message Centers are allowed in Highway and Business Services Districts.
Planning Commission
Youngstedt’s Variance - Planning Case 2017-02
January 3, 2017
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ANALYSIS
The staff report for the property’s original sign plan review dated May 5, 1994 outlines the Planning
Commission and City Council’s rational for approving the existing ground low profile sign’s 4-foot
height variance. The report indicates that staff proposed the applicant consolidate the three parcel’s
signage in exchange for allowing 30 Lake Drive E to have signage facing Highway 5. Staff and the
applicant settled on the current 12-foot high sign with 60 square feet of display area.
The staff report justified the 4-foot variance by noting that the existing sign code would have
permitted both 40 Lake Drive E and 50 Lake drive E to have 20-foot high pylons signs with 80
square feet of display area. The Planning Commission and City Council agreed with staff’s
assessment that a single coordinated sign was preferable and granted the variance.
On January 9, 1995 Ordinance 231 amended the City Code to limit 20-foot high pylon signs and 10-
foot high ground low profile signs with 80 square feet of display to parcels with principal structures
in excess of 50,000 square feet. The rational was that buildings of this size would have sufficient
frontage to adequately space out these signs along the corridor, mitigating the visual impact, and
that the potential for a larger number of tenants justified a larger maximum display area.
All three of the principal structures located on 30, 40, and 50 Lake Drive E are under the 50,000
square feet required by the existing ordinance for the larger signs, and their combined square
footage of approximately 22,823 square feet also falls well short of the stipulated threshold. While
the buildings would no longer be allowed 20-foot high signs with 80 square feet of display area, the
zoning code does allow for signs of that scale within the Highway and Business Services District.
The proposed sign would equal the district’s maximum permitted display area and would exceed the
maximum permitted height for a ground low profile sign by 2 feet, but would be 8 feet under the
maximum permitted height for pylon signs.
The City Code would allow for both 40 and 50 Lake Drive E to construct their own 16-foot high
pylon signs with 64 square feet of display area along Highway 5. While 30 Lake Drive E would not
be able to construct a sign facing Highway 5, it would be able to erect an 8-foot high ground low
profile sign with 64 square feet of display area facing Lake Drive E. Staff believes that one
consolidated sign is preferable to multiple signs in close proximity to one another along the
Highway 5 corridor.
The proposed sign’s height and placement is the same as the existing sign. To date the existing
sign’s height and placement have not generated any safety concerns or complaints.
The increase from 60 to 80 square feet of display area will be the result of filling in the space
between the three existing cabinets. Filling in these gaps will increase the sign’s apparent mass;
however, the proposed sign will not exceed the boundaries created by the existing pillars.
The proposed EMC will be subject to the sign code’s general provisions regulating brightness,
motion, and scale. These provisions are designed to ensure that the EMCs do not create safety risks
Planning Commission
Youngstedt’s Variance - Planning Case 2017-02
January 3, 2017
Page 7 of 8
by distracting drivers. The proposed EMC would have a display area of 32 square feet, the largest
the code allows in this district. While this is a large EMC, its visual impact would be less than that
of two distinct 28 square foot EMCS which the Sign Code would otherwise allow these properties.
SUMMARY
The proposed sign would require a 4-foot height variance and a 16 square foot display area
variance. While the proposed sign is larger than what the ordinance allows for these properties, it
does not exceed the dimensions allowed for the Highway and Business Services District. Staff
believes that it is preferable to have a single consolidated sign with 80 square feet of display area
facing Highway 5 rather than potentially having two signs with a combined display area of 128
square feet of display area along the same frontage.
Staff does not believe that the placement of the sign, the sign’s height, the size of the sign’s display
area, or the sign’s proposed EMC would negatively impact public safety by distracting motorists
traveling along Highway 5.
RECOMMENDATION
Staff recommends that the Planning Commission recommends approval of the variance request
for a 12-foot-high monument sign with 80 square feet of sign display area, and adopt the
attached Finding of Fact and Decision. The approved sign variance is subject to the following
conditions:”
1. The applicant must apply for and receive a sign permit from the city.
2. The existing landscaping around the sign must be either maintained or replaced in
kind.
3. The Electronic Message Center must comply with the city’s Electronic Message
Center Standards.
4. The ground low profile sign must meet the city’s design standards.
5. The ground low profile sign shall be located in the same position as the existing
monument sign or at least 10 feet south of lots 1 and 2’s common north property line.
6. The materials and color of the brick used in the supports shall be consistent with the
brick and colors used on the buildings on lots 1 and 2.
7. All businesses built on lots 1, 2, and 3 shall share the monument sign facing Highway
5 and may not construct separate detached business signage.
8. Directional signage must comply with Sec. 20-1265.-General location restrictions,
and Sec. 20-1255(2). -Directional signs.
Should the Planning Commission recommend denial of the variance request for a 12-foot-high-
monument sign with 80 square feet of sign display area, it is recommended that the planning
Commission adopt the following motion and attached Finding of Fact and Decision:
Planning Commission
Youngstedt’s Variance - Planning Case 2017-02
January 3, 2017
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“The Chanhassen Planning Commission recommends denial variance request to allow a 12-foot-
high monument sign with 80 square feet of sign display area, and adopts the attached Finding of
Fact and Decision.”
ATTACHMENTS
1. Finding of Fact and Decision Approval
2. Finding of Fact and Decision Denial
3. Development Review Application
4. Affidavit of Mailing of Public Hearing Notice
5. May 5, 1994 Staff Report
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