PC Staff Report 10-18-05
PC DATE:
October 18, 2005
2
CC DATE:
November 14, 2005
CITY OF CHANHASSEN
REVIEW DEADLINE:
November 15, 2005
CASE #:
05-33
BY:
JM
STAFF REPORT
PROPOSAL:
Request for a Site Plan Amendment to place an illuminated sign on the second level of
APPLICANT
Market Street Station, outside of the approved first floor sign band on property zoned
Central Business District (CBD).
LOCATION:
600 Market Boulevard, Suite 100
Chanhassen, MN 55317
APPLICANT:
Kraus-Anderson Realty Company Spalon Montage
c/o Michael Korsh 600 Market Boulevard, Suite 200
4210 W. Old Shakopee Road Chanhassen, MN 55317
Bloomington, MN 55437
PRESENT ZONING:
Central Business District (CBD)
2020 LAND USE PLAN:
Commercial
ACREAGE:
N/A
DENSITY:
N/A
SITE DATA
SUMMARY OF REQUEST:
The applicant is proposing to install an illuminated sign on the second
level of Market Street Station, outside of the approved first floor sign band. The placement of the sign will
require a Site Plan Amendment because the site plan approved by City Council did not allow signage to be
placed at the proposed location. Staff is recommending denialof this request.
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 Site Plan Amendment is limited to whether or not
the proposed project meets the standards in the Zoning Ordinance for a Site Plan Amendment. The
City has a relatively high level of discretion with a Site Plan Amendment because the applicant is
seeking a deviation from established standards. This is a quasi-judicial decision.
Planning Case #05-33
Spalon Montage Sign Site Plan Amendment
October 18, 2005
Page 2
SUMMARY OF PROPOSAL
The applicant is requesting a Site Plan Amendment in order to place an illuminated sign on the second
level of Market Street Station, outside of the approved first floor sign band. The purpose of placing the
sign on the second level would be to create visibility to traffic along Market Boulevard.
SIGN BAND AREA
Proposed Wall Sign
Planning Case #05-33
Spalon Montage Sign Site Plan Amendment
October 18, 2005
Page 3
Construction Drawing
APPLICABLE REGUATIONS
ARTICLE XXVI. SIGNS
Sec. 20-1267. Uniformity of construction, design, etc.
All permanent signs shall be designed and constructed in a uniform manner and, to the extent possible,
as an integral part of the building's architecture. Multitenant commercial and industrial buildings shall
When buildings or developments are presented for site plan review,
have uniform signage.
proposed signs for the development should be presented concurrently for staff review. All planned
centers and multitenant buildings shall submit a comprehensive sign plan for approval by the
Planning Commission and City Council.
Sec. 20-1251. Purpose and findings.
(Attached Below).
Sec. 20-1303. Highway, general business districts and central business districts.
(Attached Below).
Planning Case #05-33
Spalon Montage Sign Site Plan Amendment
October 18, 2005
Page 4
BACKGROUND
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The site is located north of Highway 5 and south of West 78 Street along Market Boulevard. Access to the
site is gained via Market Boulevard and/or Market Street. 600 Market Street was created with Site Plan
#2003-09, known as Market Street Station and was approved by the City Council on October 13, 2003.
The subject property, Lot 1, Block 1, Market Street Station, is owned by Kraus-Andersen LLC. Spalon
Montage occupies the second level of the east wing of 600 Market Street Station.
ANALYSIS
Sec. 20-1251. Purpose and findings.
Purpose.
(a) The purpose of this sign ordinance is intended to establish an effective means of
communication in the city, maintain and enhance the aesthetic environment and the city's ability to
attract sources of economic development and growth, to improve pedestrian and traffic safety, to
minimize the possible adverse effect of signs on nearby public and private property, and to enable
the fair and consistent enforcement of these sign regulations. It is the intent of this section, to
promote the health, safety, general welfare, aesthetics, and image of the community by regulating
signs that are intended to communicate to the public, and to use signs which meet the city's goals:
(1) Establish standards which permit businesses a reasonable and equitable opportunity to
advertise their name and service;
(2) Preserve and promote civic beauty, and prohibit signs which detract from this objective
because of size, shape, height, location, condition, cluttering or illumination;
(3) Ensure that signs do not create safety hazards;
(4) Ensure that signs are designed, constructed, installed and maintained in a manner that does
not adversely impact public safety or unduly distract motorists;
(5) Preserve and protect property values;
(6) Ensure signs that are in proportion to the scale of, and are architecturally compatible with,
the principal structures.
Findings.
(b) The city finds it is necessary for the promotion and preservation of the public health,
safety, welfare and aesthetics of the community that the construction, location, size and
maintenance of signs be controlled. Further the city finds:
(1) Permanent and temporary signs have a direct impact on, and a relationship to, the image of
the community;
(2) The manner of installation, location and maintenance of signs affects the public health,
safety, welfare and aesthetics of the community;
Planning Case #05-33
Spalon Montage Sign Site Plan Amendment
October 18, 2005
Page 5
(3) An opportunity for a viable identification of community business and institutions must be
established;
(4) The safety of motorists, cyclists, pedestrians and other users of public streets and property is
affected by the number, size, location and appearance of signs that unduly divert the attention
of drivers;
(5) Installation of signs suspended from, projecting over, or placed on the tops of buildings,
walks or other structures may constitute a hazard during periods of high winds and an
obstacle to effective fire fighting and other emergency service;
(6) Uncontrolled and unlimited signs adversely impact the image and aesthetic attractiveness of
the community and, thereby, undermine economic value and growth
Spalon Montage is proposing the placement of an illuminated sign on the second level of Market Street
Station. The north elevation does not have street frontage. However, there are tenants whose individual
entrances are located at this elevation. Therefore, these future tenants will be permitted wall signage on
the north elevation. The applicant is requesting wall signage on the north elevation where their entrance
is located (Picture A). Site Plan approval for Market Street Station did provide for wall signage to be
placed on the north elevation of the building; however, signage was limited to the first level sign band.
Proposed Second
Picture D
Level Wall Sign
(Picture A)
Spalon
Montage
MARKET
nd
2 Level
BOULEVARD
Picture B
Picture C
MARKET STREET
Market Street Station Site Plan Layout
Planning Case #05-33
Spalon Montage Sign Site Plan Amendment
October 18, 2005
Page 6
ILLUSTRATION OF GABLED MARKET STREET STATION ROOFLINES
(Sign band represented by black line)
Proposed
Spalon Sign
Spalon
Location
Montage
Future Bebi
Wall Sign
Bebi Baby Common Entrance
Store (Spalon Access)
Picture A
(Spalon Montage Entry on Right)
Spalon
Americana
Montage
Gable Sign
Picture B
Spalon
Montage
Picture C Picture D
Planning Case #05-33
Spalon Montage Sign Site Plan Amendment
October 18, 2005
Page 7
Market Street Station has the potential to lease an additional nine individual units to future tenants. It is
assumed that along with these future tenants will be future signage. Four vacant units are available on
the first level; three on the south elevation and one on the east elevation. Five vacant units are available
on the second level; two on the south elevation and three on the north elevation.
Spalon Montage cannot locate their wall sign on the first level sign band directly above the entrance to
access the second level, on which they’re located, because it is a common entrance for multiple tenants.
Chanhassen City Code states:
Sec. 20-1303. Highway, general business districts and central business districts.
(3) Wall business signs. Wall business signs shall be permitted on street frontage for each business
In multitenant buildings where individual entrances do not
occupant within a building only.
front on a public street, a wall sign may shall be permitted on the entrance facade if the
following apply:
a. The entrance is a unit entrance and not a common hallway,
b. The entrance is not an emergency exit or "exit only" for the unit.
Reference Picture A. If Spalon Montage were to locate a wall sign on the first level sign band below
their space they would have to place it on Bebi’s store front. The same is true if Spalon Montage were
to locate wall signage on the east or south elevation sign band; and this will also be the case in the event
that the two second level units on the south elevation request wall signage. The three second level units
on the north elevation could place signage on that elevations first level sign band.
Americana Community Bank has a wall sign in the gable roofline and was permitted signage at that
location through provisions made in the original site plan. This was the only gable allowed to have
signage in such a location. The gables shown in Pictures C & D are not permitted signage by code
because they do not have street frontage and are not main entrances to tenant space. However, staff is
concerned that permitting Spalon signage outside of the approved sign band will set a precedence
opening the door for other tenants to request signage on the gabled rooflines on the south elevation of
Market Street Station (Picture B) which has street frontage. In addition, the proposed sign is not placed
in a location that gives patrons a visual cue to the entrance to access Spalon Montage. While it is on
Spalon Montage’s leased space it is over the entrance of another individual tenant. Kraus-Anderson
stated in their letter that the owner is willing to provide assurance that there will be no additional
requests for second level signage. However, this statement holds no weight in that the City would not be
able to enforce such a restriction.
The City Building Official does not have an issue with the proposed placement of the wall sign. If the
Site Plan Amendment is approved the City will need to review and approve engineered drawings
showing how the sign will be constructed before a sign permit will be issued. Any proposed signage,
regardless of location, must comply with all sign code requirements.
Planning Case #05-33
Spalon Montage Sign Site Plan Amendment
October 18, 2005
Page 8
FINDING
In evaluating a site and building plan, the planning commission and city council shall consider its
compliance with the following:
(5) Creation of a functional and harmonious design for structures and site features, with special
attention to the following;
a. An internal sense of order for the buildings and uses on the site and provision of a desirable
environment for occupants, visitors and general community;
c. Materials, textures, colors and details of construction as an expression of the design concept
and the compatibility of the same with the adjacent and neighboring structures and uses; and
Finding:
The proposed amendment is not consistent with the design requirements for Market Street
Station signage in that the proposed location is outside of the approved sign band. Based
upon the foregoing, staff is recommending denial of the site plan amendment.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
“The Planning Commission recommends City Council deny Site Plan Amendment #05-33 to place an
illuminated sign on the second level of Market Street Station, outside of the approved first floor sign band
based on the findings of fact in the staff report.”
Should the Planning Commission choose to recommend approval of this request staff recommends the
Planning Commission adopt the following motion:
“The Planning Commission recommends City Council approve Site Plan Amendment #05-33 to place an
illuminated sign on the second level of Market Street Station, outside of the approved first floor sign band
based on the findings of fact in the staff report with the following conditions:
1.The applicant must submit engineered drawings showing how the sign will be constructed before
a sign permit will be issued.
2.The applicant must obtain a sign permit prior to erecting the signs on site.
3.All signage must meet ordinance requirements.”
ATTACHMENTS
1.Findings of Fact.
2.Development Review Application.
3.Letter from Michael Korsh of Kraus-Anderson stamped “Received September 16, 2005”.
4.Letter from Cindy McDonald of Kraus-Anderson stamped “Received October 5, 2005”.
5.Proposed wall sign graphic submitted by applicant.
6.Site Plan Elevations of Market Street Station illustrating sign plan.
7.Potential Proliferation of Signage.
8.Public Hearing Notice and Affidavit of Mailing List.
g:\plan\2005 planning cases\05-33 spalon montage site plan amendment\staff report.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND ACTION
IN RE: Application of Spalon Montage/Kraus-Anderson for a Site Plan Amendment to place
an illuminated sign on the second level of Market Street Station, outside of the approved
first floor sign band on property zoned Central Business District (CBD) – Planning
Case No. 05-33.
On October 18, 2005, the Chanhassen Planning Commission met at its regularly
scheduled meeting to consider the Application of Spalon Montage/Kraus-Anderson for a Site
Plan Amendment request to place an illuminated sign on the second level of Market Street
Station, outside of the approved first floor sign band. The Planning Commission conducted a
public hearing on the proposed Site Plan Amendment that 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 Central Business District (CBD).
2. The property is guided by the Land Use Plan for Commercial.
3. The legal description of the property is: Lot 1, Block 1, Market Street Station.
4. Section 20-110:
In evaluating a site and building plan, the planning commission and city council shall
consider its compliance with the following:
(5) Creation of a functional and harmonious design for structures and site features,
with special attention to the following;
a. The proposed amendment does not create an internal sense of order for the
buildings and uses on the site and provision of a desirable environment for
occupants, visitors and general community because the proposed sign is
located outside of the first level sign band.
5. The planning report #05-33 Site Plan Amendment dated October 18, 2005, prepared
by Josh Metzer, et al, is incorporated herein.
ACTION
The Planning Commission recommends that the City Council deny the Site Plan
Amendment.
th
ADOPTED by the Chanhassen Planning Commission on this 18 day of October, 2005.
CHANHASSEN PLANNING COMMISSION
BY: ___________________________________
Uli Sacchet, Its Chairperson
g:\plan\2005 planning cases\05-33 spalon montage site plan amendment\findings of fact.doc
Planning Case No. Os - 3:3
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
DEVELOPMENT REVIEW APPLICATION
PLEASE PRINT
Applicant Name and Address:
"t-{~ ~t...k ({v (\'\Ic:.t\Itt.""L ~"S.t'\
LillO L.J \" ()L.\1) t;K1\'-c>pa:- ~
(?LOOV,,"wVb lb'V t1'IN S-S"4~-'
Contact: y\'\\L~ ~Q.St1.
Phone:<1SZ -~4'6""..~'(z...( Fax: ~S2 JZrOt"it1 &6
Email: mto~c;.t'\.t2 ~ e.&tI-ry. C:O~
Owner Name and Address:
~rn~c:a- SHta-1"'" SM'ho....J ,~
Contact: l"" \I..tV~l!:'L ~~t\
Phone:<t5tA.cl",j\t-1l.\').\ Fax: tfs",- - g'6\- t\l\.J
Email: ~\!\j:;.,c~~l.-j cJ ,,,fA f...[~\:\:\'1 ;C(':dY')
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit
Vacation of Right-of-Way/Easements
Interim Use Permit
fi
i
Variance
Non-conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
itl' Sign Plan Review
Notification Sign** - $75 + $100 Damage Deposit
Escrow for Filing Fees/Attorney Cost***
- $50 CUP/SPRNACNARIWAP/Metes & Bounds
- $450 Minor SUB
TOTAL FEE $rk S-(), O()
x
Site Plan Review*
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.
* Twenty-six (26) full-size folded copies of the plans must be submitted, including an 8W' X 11" reduced copy for each plan sheet
along with a diclital copy in TIFF-Group 4 (*.tif) format.
** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of
completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval.
*** Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME: l1":1#'<eT S'f'tZa:T" SP1--ifo.J
LOCATION: 0.> \,vVt-ll..'<.€:\ S~l
LEGAL DESCRIPTION:
TOTAL ACREAGE:
WETLANDS PRESENT:
YES
NO
PRESENT ZONING:
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST: 11-1e:- OE:VE:Lc:>~~ ~,~.-vo\ Z:,.{JEz...T" Tt(E:'" 2"0 F(OCrI1.. lb \N(..t..V~C
t\tVy ~'" '- ~N"""",,T'5. We I\O.~ VN~LC ~ pPov \ C>C ~'('t"'. ON \1'\E" \~r L~ ~
~t:Nl"c~e t\S nHS ~p~ W\l.t.. 8e: V~~ 8y I~r f{~ ~L \e^""tV~. )"O(hT1otv~C. y r .pVtc.lN6
~(;.tV~~E Foa. It..w; ~~ flo~ \e;^,,~-,\ ON Tl'E: \c,r floo-<L. WOVl.-\l) t!:>e ~k,,>vvv To THf:tL
bUeC;1S . THe- ~t~Ve~T'l::..-.o S\b~ I~ ~'CfT2.e~€"L'( Ci2\'nU\L IV"n\C ~vc..'-€$S of SPI"!;'-c:>^-"
~ "r Tl"\\') ~()<J. Ir\C O'-JNf;:.--A. \s W,L.L\,vc';' U:> PyZov\v)e- A.NY l'\~SV>fU\NL.E"
Ne:'-E'.;s~:i i1'\~\ "'rt\t::'(l.E" WILL.. &- NO ~ \ nClVkl..... ~Q.u€:"'\r~ FC;ia.... '2"'0/) Fcot.XJ.... SIC..vI"tC>E""'.
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.
/llll1IIL-
9-(2.0S-
Date
Signature of Applicant
1If#$~
Cf-f?oS-
Signature of Fee Owner
Date
C:\Documents and Settings\KorshM\Local Settings\Temporary Internet, Files\OLKA3\Development Review Application.DOC
Rev. 4/05
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THESE DRAWINGS AND SPECIFICATIONS
ARE THE PROPERTY OF ATTRACTA SIGN.
To distribute these drawings to anyone for the purpose of receiving bid6. or the
manufacture of a sign similar to the one represented here is expressly forbidden.
BLACK RETURNS
WHITE FACES
BLACK TRIM CAP
WITE LED LIGHTING
RACEWAY MOUNT COLORS TO
MATCH BACKGROUND GRAY ON ROOF
AND WHITE ON BUILDING
WHITE LED
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POTENTIAL PROLIFERATION OF MARKET STREET STATION SIGNAGE
South Elevation
North Elevation
East Elevation
CITY OF CHANHASSEN
CARVER & HENNEPIN COUNTIES
NOTICE OF PUBLIC HEARING
PLANNING CASE NO. 05-33
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, October 18, 2005, at 7:00 p.m. in the Council Chambers in
Chanhassen City Hall, 7700 Market Blvd. The purpose of this hearing is to consider a request for
a Sign Variance for Spalon Montage to place a wall sign outside of the approved sign band area
on property located at 600 Market Street. Applicant: Kraus-Anderson Realty Company.
A plan showing the location of the proposal is available for public review at City Hall
during regular business hours. All interested persons are invited to attend this public hearing and
express their opinions with respect to this proposal.
Josh Metzer, Planner I
Email: imetzer@ci.cnanhassen.mn.us
Phone: 952-227-1132
(publish in the Chanhassen Villager on October 13, 2005)
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
October 6, 2005, 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 the Spalon Montage Site Plan Amendment - Planning Case 05-33 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 ~ day of ex --k.be r ' 2005.
~l~ T~i';IIY'f.<:=
) Notar ic
\ ',.
KIM T. MEUWISSEN I
Notary Public-Minnesota
My Commission Expires Jan 31, 2010
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(3 . .
STATE BANK OF CHANHASSEN
C/O KLEIN FINANCIAL INC
1550 AUDUBON RD
CHASKA , MN 55318 -9508
CHANHASSEN RETAIL LTD PRTSHP
C/O BROOKSTONE INC
810 LILAC DR N
SUITE 212
ROBBINSDALE , MN 55422 -4673
TWO GREEKS AND A GEEK LLC
1318 SIBLEY MEMORIAL HWY
MENDOTA, MN 55150 -1414
NATIONAL LODGING COMPANIES INC
C/O CHANHASSEN COUNTRY SUITES
591 78TH ST W
PO BOX 1010
CHANHASSEN , MN 55317 -1010
BLOOMBERG COMPANIES INC
PO BOX 730
CHANHASSEN , MN 55317 -0730
MARKET SQUARE ASSOC L TO PTRSHP
C/O AMCON CONSTRUCTION CO
1715 YANKEE DOODLE RD #200
EAGAN, MN 55121 -1698
CHANHASSEN SUITES LLC
C/O CHANHASSEN COUNTRY SUITES
591 78TH ST W
PO BOX 1010
CHANHASSEN, MN 55317 -1010
MARKET SQUARE ASSTS II LLC
470 78TH ST W
STE 260
CHANHASSEN, MN 55317 -4547
WENDY'S INTERNATIONAL INC
PO BOX 256
DUBLIN, OH 43017 -0256
CHANHASSEN PROPERTIES LLC
570 MARKET ST
PO BOX514
CHANHASSEN , MN 55317 -0514
MARKET STREET STATION LLC
4210 WOLD SHAKOPEE RD
BLOOMINGTON, MN 55437 -2951
79TH STREET CENTER PARTNERSHIP
684 EXCELSIOR BLVD
EXCELSIOR, MN 55331 -1935
MC CROSSROAD PROPERTIES LLC
40 SUNNYSIDE LN
SUNFISH LAKE, MN 55118 -4718
TOM-DON REAL ESTATE HOLDINGS
C/O DONALD M GUILLETT
13679 DUNBAR WAY
APPLE VALLEY, MN 55124 -5245
NET LEASE DEVELOPMENT LLC
50 SOUTH 6TH ST
#1480
MINNEAPOLIS, MN 55402 -1589
APPLE AMERICAN LP (APPLEBEE'S)
C/O FINANCIAL PACIFIC LEASING
ATTN: GARY BERGSTROM
PO BOX 4568
FEDERAL WAY, WA 98063 -4568
Public Hearing Notification Area (500 feet)
Spalon Montage Sign
Site Plan Amendment
Planning Case No. 05-33
600 Market Street
City of Chanhassen
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