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HomeMy WebLinkAboutResolution 2016-70 Amended 2016-10-13 Variance Resolution File 16-018City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016-70 Motion By: LaFave Seconded By: Hank October 13, 2016 APPROVAL OF VARIANCES FOR MAPLE HILL ESTATES SIGN AT 7800 MAPLE HILL ROAD (PID 24-119-23-43-0015) (CITY FILE 16-018) WHEREAS, Maple Hill Estates and Mobile Hope are requesting approval of variances for a monument sign on property legally described as follows: Lot 2, Block 1, Maple Hill Estates 2nd Addition, Hennepin County, Minnesota WHEREAS, the Planning Commission has reviewed the sign variance a duly called public meeting and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for sign variances, subject to the following findings and conditions: 1. The Master Sign Plan to allow a monument sign at Maple Hill Estates, in accordance with the narrative and plans dated July 15, 2016 and revised plans received on August 5, 2016, as amended by this resolution. 2. A variance to allow an off-premises sign for the Hope Center is approved, subject to the following findings: a. There are practical difficulties in complying with the Zoning Ordinance, because the Hope community center parcel does not have frontage or access onto a public street. Placing the sign on the community center property would make it visible only to those that have already navigated to the site through the manufactured home park. The off-site sign will ensure that visitors and guests can find the community center. b. The conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. This is a unique situation as there are few parcels without frontage on a public street and no other city-owned parcels (the property is currently owned by the City of Corcoran) without frontage on a public street. The signage will provide needed wayfinding to this public building. c. The granting of the variance will not alter the essential character of the locality. The applicant has worked to provide signage for both the manufactured home park and the community center on a signage that would be allowed for Maple Hill Estates. d. The proposed variance would be in harmony with the general purposes and intent of the Ordinance, which notes that the sign ordinance is intended to a) to encourage the effective use of signs as a means of communication for businesses, organizations and individuals in the City of Corcoran, b) to provide for adequate way-finding in the community, thus reducing traffic congestion, c) to provide adequate means of business identification, advertising and communication and d) To prohibit signs of such excessive size and number that they obscure one another to the detriment of the economic and Page 1 of 4 City of Corcoran October 13, 2016 County of Hennepin State of Minnesota RESOLUTION NO. 2016-70 social well-being of the city. The signage will communicate the location of the community center that can only be accessed through Maple Hills Estates and is not visible from a public street. e. The variance is consistent with the Comprehensive Plan, which encourages the "Creation of opportunities for a thriving downtown area combining a range of retail, public gathering, and residential spaces." The City and Mobile Hope have partnered in the development of the community center as public gathering space and the signage will ensure that residents and visitors can find the center. 3. A variance to allow a sign with dynamic display on residential use property is denied, subject to the following findings: a. There are no practical difficulties in complying with the Zoning Ordinance. The dynamic display would be allowed if it were located on the community center property as that is a non-residential use in a residential district, but is not allowed on the Maple Hill Estates property as that is a residential use in a residential district. b. That the conditions upon which a petition for a variation is based are not unique to the parcel of land for which the variance is sought. 4. A variance to allow shared sign that would be 39.3 sq. ft. where 32 sq. feet is allowed, subject to the following findings: a. There are practical difficulties in complying with the Zoning Ordinance. The applicant is allowed one 32 sq. ft. sign on the Hope Center property and a 32 sq. ft. sign on the Maple Hill Estates property. Unfortunately, the Hope Center property does not have frontage on a public street and can only be accessed through the Maple Hill Estates entrance. The two individual signs allowed by ordinance would not be as effective and would result in more signage than that requested by the applicants. The shared sign is slightly larger than one sign, but less than the total area of the two signs allowed by ordinance. b. The conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. This is a unique situation as there are few parcels without frontage on a public street and no other city-owned parcels (the property is currently owned by the City of Corcoran) without frontage on a public street. The signage will provide needed wayfinding to this public building. The shared sign would result in less total signage than would be allowed with the two allowed signs. c. The variance will not alter the essential character of the locality. The sign would have 39.3 sq. ft. of sign copy. Both Maple Hill Estates and Hope Center would be allowed to have a sign with 32 sq. ft. of sign copy on their respective parcels. The proposed signage combines the two signs into one sign that is less than the sign copy potential of two individual signs. d. The proposed variance would be in harmony with the general purposes and intent of the Ordinance, which notes that the sign ordinance is intended to a) to encourage the Page 2 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016-70 October 13, 2016 effective use of signs as a means of communication for businesses, organizations and individuals in the City of Corcoran, b) to provide for adequate way-finding in the community, thus reducing traffic congestion, c) to provide adequate means of business identification, advertising and communication and d) To prohibit signs of such excessive size and number that they obscure one another to the detriment of the economic and social well-being of the city. e. The variance is consistent with the Comprehensive Plan, which encourages the "Creation of opportunities for a thriving downtown area combining a range of retail, public gathering, and residential spaces." The City and Mobile Hope have partnered in the development of the community center as public gathering space and the signage will ensure that residents and visitors can find the center and results in less total sign area than could be allowed on the two parcels. 5. A variance to allow a 5-foot sign setback where 10 feet is required is approved, subject to the following findings: a. There are practical difficulties in complying with the Zoning Ordinance. The nearest home is 25.5 feet from the property line. This is existing home is a 14-foot wide home, where new homes are 16 feet wide. If the home were replaced with a more typical 16- foot wide home, the planned sign would be 10 feet from the existing home at the 5-foot setback. The ordinance requires a minimum 10 -foot side yard setback for homes in the park and any larger sign setback would encroach on this 10 -foot setback. b. The conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. This is a unique situation as the park is a single parcel with multiple homes close together. The aging homes in the park would likely be replaced by larger homes in the future and reduced sign setback would allow the landowner the flexibility to upgrade the homes without infringing on the 10 foot setback from the sign. c. The variance will not alter the essential character of the locality. The sign would have a greater setback than the previous Maple Hill estate signs and would maintain visibility at the existing street intersection. d. The proposed variance would be in harmony with the general purposes and intent of the Ordinance, which notes that the sign ordinance is intended to a) to encourage the effective use of signs as a means of communication for businesses, organizations and individuals in the City of Corcoran, b) to provide for adequate way-finding in the community, thus reducing traffic congestion, c) to provide adequate means of business identification, advertising and communication and would not infringe upon the side yard of the adjacent home. e. The variance is consistent with the Comprehensive Plan, which encourages the "Creation of opportunities for a thriving downtown area combining a range of retail, public gathering, and residential spaces." 6. No other freestanding signage shall be allowed on the Maple Hill Estates and Hope Center properties. Page 3 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2016 -70 October 13, 2016 7. Prior to installation of the sign, the applicant must submit a permit showing compliance with all other ordinance requirement and with detailed specifications as required by Section 84 of the City Code. 8. Prior to issuance of building permits, the applicant/landowner must: a. Record the approving resolution at Hennepin County and provide proof of recording to the City. 9. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use. VOTING AYE F-1 Guenthner, Ken ® Hank, Pat ® Keefe, Mike ® LaFave, Tonya F-1 Thomas, Ron VOTING NAY ® Guenthner, Ken El Hank, Pat El Keefe, Mike ❑ LaFave, Tonya ® Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this 13th day of October 2016. Kenneth Guenthner -Mayor ATTEST: Vessica Beise —City Clerk/Administrative Services Coordinator Page 4 of 4 City Seal