2014-10-14 PC PacketN I TIrIWEST ASS ;IATE�D C01ISIISUILTANTS, 1NC.,
48,00 0�s �n Memoriall Highway, Sufte 202', Golden V IlIey, M NI 55422'
Telephone- 6 3 . 2 31. 2, 5 5 5 F i s i i ii I: 763.231.25611 p 11 i ni ni , rs @ni i� I i ni n ii ni ., o� i
To: Adam Nafstad
FROM: Alan Brixius
DATE: October 8, 2014
RE : Albertville — Nelson Billboard Permit Appeal
FILE No: 163.06— 14.05
BACKGROUND
In June 2014, City staff met with Sheila Devine of Warnert Commercial Real Estate LLC
to discuss options for the construction of a billboard on Block 1, Lot 1, Field Plaza 2nd
Addition (the lot west of Space Aliens). In that meeting, we discussed whether this site
qualified as a billboard site underAlbertville's Sign ordinance. The discussion resulted
in a follow up email dated June 23, 2014 (Exhibit C) that outlines staff findings that the
site does not meet City Code standards.
On July 21, 2014, the City received a permanent sign permit application to construct a
dynamic billboard on Block 1, Lot 1, Field Plaza 2nd Addition. After a phone discussion
with the applicant, City staff issued an August 7, 2014 letter denying the sign permit
finding that the site is not eligible for a billboard (Exhibit D).
On August 22, 2014, the City received a request for Council appeal of the sign permit
denial (Exhibit E). The City Council, upon hearing of the appeal on September 16,
2014, directed City staff to re-examine the Albertville Sign Code pertaining to billboards
and effectuate an ordinance change to accommodate this billboard request. In
encouraging the ordinance change, the Council noted the following findings:
The City's Comprehensive Plan promotes the improvements to CSAH 19 and
Interstate 94 to provide for a full interchange. The City has secured right-of-way
to facilitate these improvements. The subject site will qualify as a billboard site
when these improvements are in place.
2. Through the Sign Code performance standards, the City may only have three
eligible billboard sites remaining in the City.
5
3. The construction of dynamic billboards will provide opportunities to promote
community businesses and community events.
Attached for reference:
Exhibit A: Billboard Analysis Map
Exhibit B: Site Location Map
Exhibit C: Email Correspondence from Sheila DeVine
Exhibit D: Denial Letter, August 7, 2014
Exhibit E: Appeal Letter, August 22, 2014
Exhibit F: Draft ordinance, October 8, 2014
Exhibit G: Applicant Letter, September 18, 2014
ISSUES AND ANALYSIS
Section 10-7-6 of the Albertville Sign Ordinance governs advertising devices
(billboards). Provision 10-7-6.A.1 states:
`Advertising devices shall only be allowed within one hundred feet (100)
("adjacent area" as defined in section 1 0-7-2 of this chapter) on either side of
Interstate highway 94, according to the provisions of this subsection. "
Section 10-7-2, Definitions defines adjacent area as follows:
'ADJACENT AREA. A strip of land one hundred feet (100) in width immediately
adjacent to and along and parallel to the right of way, except for off ramps,
takeoff ditches or similar areas where the area shall be measured from the
prolongation of the normal right of way."
As stated in the City's letter of denial, City staff made the following findings for denial:
The site in question is not immediately adjacent to the Interstate right-of-way.
The site is separated from the Interstate by property owned by the City of
Albertville. Without this adjacency, the site will not be eligible for a billboard.
2. A second issue exists relating to setbacks. Section 1 0-7-6 requires advertising
devices to meet the minimum setback of the base zoning district. The site is
zoned B-3 which requires a 20 foot rear yard setback. The City -owned property
to the north has a depth of 88 feet. Even if the property were considered
immediately adjacent to the Interstate right-of-way, the 88 foot depth of the City
property and the 20 foot setback required on the property places the proposed
sign more than 100 feet from the Interstate right-of-way outside of the defined
adjacent area.
101
The applicant's appeal suggests that approval of the sign should be granted on the
following grounds:
The ordinance does not make reference to the adjacency requirement and the
adjacent areas by definition may include multiple tiers of lots provided they are
within 100 feet of the Interstate right-of-way.
2. The City -owned right-of-way that lies between the applicant's lot and the
Interstate 94 right-of-way is intended to be used as Interstate right-of-way with
the development of Phase 2 of the Interchange improvements and should be
considered part of the Interstate 94 right-of-way.
The applicant cites Section 100.3 of the Zoning Code relating to the Comprehensive
Plan as the basis for requiring the City to approve the appeal and issue the sign permit
as below:
"100.3. RELATION To COMPREHENSIVE MUNICIPAL PLAN.
It is the policy of the city that the enforcement, amendment, and administration of
this ordinance be accomplished with due consideration of the recommendations
contained in the city comprehensive plan as developed and amended from time
to time by the planning commission and city council of the city. The council
recognizes the city comprehensive plan as the policy to regulate land use and
development in accordance with the policies and purpose herein set forth. (Ord.
19 88-12, 12-19-19 88) "
NEW ORDINANCE LANGUAGE
Exhibit F is the proposed draft ordinance for Planning Commission and City Council
consideration. The proposed changes affect Section 10-7-2, Definitions and Section
10-7-6, Advertising Devices.
Section 1 o-7-2, Definitions. In revising the definition of adjacent area, staff is working
to achieve the following objectives:
The new definition includes the site subject to the appeal within the adjacent area
definition. This site is currently separated from the existing freeway right-of-way
by City -owned right-of-way. While the City -owned right-of-way is intended to
facilitate future improvements to the CSAH 1 9ll me rstate 94 access, it currently
has the existing site lying outside of the adjacent area and not eligible for a
billboard until the Interstate 94 improvements are completed.
2. The definition clearly eliminates properties that do not physically abut the
Interstate or City -owned rights -of -way for Interstate access improvements from
the adjacent area. These properties are not eligible for billboards.
rA
3. The definition also requires the entire billboard to be located within 400 feet of
the midpoint of the center median of the two opposing traffic lanes. This
measuring point, as illustrated below, provides a constant point of measurement.
The 400 foot width is inclusive of all the existing billboard signs.
.....................
I�NT T 4
N.
s. POINT Of CENTER MEDIAN
EDGE E ADJACENT ARE,
The changes to the definition of adjacent area is intended to add clarity for the
application of the billboard regulations. The impact of the changes include the subject
site as an eligible billboard site. Based on this ordinance change and current sign
standards, the City may have three eligible sites available in the City (see Exhibit A).
Section 1 o-7-6, Advertising Devices. The changes to the advertising devices section
of the Albertville Sign Code include:
Repeal of the previous 100 foot adjacent area width reference in favor of the new
adjacent area definition.
2. Acknowledgement and waiver of damages resulting from future improvements to
the CSAH 1 9ll nterstate 94 bridge, ramps and traffic lanes. The City has
approved conceptual plans for the CSAH 19/1 nterstate 94 ramps and C-D Road,
however, final construction plans are not complete. In allowing the construction
of a sign at this site, the applicant risks some obstruction sight lines to a billboard
from future improvements to CSAH 1 9llnterstate 94. In allowing the billboard to
be installed prior to Interstate improvements, the City will require the waiver of
potential damages.
3. The City, in accommodating billboards, wishes to enhance their overall
appearance. In this regard, the final amendment requires an enhanced
architectural treatment of the billboard supports.
E:3
CONCLUSION AND RECOMMENDATION
The attached Albertville Sign Code amendment provides a clear definition of adjacent
area and establishes performance standards to improve billboard appearance. Based
on these factors, staff is recommending approval of the Sign Code amendment.
With this approval of the Sign Code amendment, Mr. Nelson may proceed with the
billboard permit for the property at Block 1 , Lot 1 , Field Plaza 2nd Addition with the
submission of plans that demonstrate:
Location of the billboard entirely within the defined adjacent area and meets the
zoning district setbacks.
2. The support structure meets the established architectural standards.
3. The applicant provide the written acknowledgement and waiver of damages from
future CSAH 1 9llnterstate 94 access improvements.
The applicant has also offered free community advertising on the new sign (see Exhibit
G). The applicant's attorney will present a user agreement to the City Council.
c: Kim Olson
Sue Schwalbe
Paul Heins
Mike Couri
Stephen Nelson
Patrick Cole, Larkin Hoffman
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Date Created: 9/9/2014
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Last Data Upload: 9/9/2014 7.-4 .-38 AM
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From: Sheila Devine [mailto:sdevine@warnert.com]
Sent: Thursday, July 03, 2014 10: 23 AM
To: Alan B rixi us
Subject: RE: Space Aliens Second lot - Billboard
Good morning Al,
Can you tell me when you think the right of way might finally be developed?
f course, the owners are asking me as well as the other prospect I have. If they put their business on
this site... when will the road come through... as they will want to take it into consideration for their
building and what it will do to their business once it is constructed and in use.
Crystal ball question, I know. Just looking for your personal opinion...
WARNERT COMMERCIAL T T, LLC
320.492.3230 Cell
www .w a rn e rtco m me rd a L co m
PEOPLE DOING BUSINESS WITH PEOPLE
From: Alan Brixius [mailto:_briiu_nl_n_n_inq.cor]
Sent: Monday, June 23, 2014 11:39 AM
To: sdevine@warnert.cor
Cc: anafsta l ertville.mn.us; mike2courirup e.cor ; sschwal eertville.mn.us; kolsonC ci.al
ertville.rn.us
Subject: Space Aliens Second lot - Billboard
Sheila: I tried to phone you last week regarding this matter but was unsuccessful. A few weeks ago we
met and discussed the possibility of locating a billboard on the second Space Alien Lot, in researching
this location we find that it meets the 1000 foot setback between the billboards on the south side of the
interstate. However, the site fails to meet the Adjacent Area definition of the Albertville Sign ordinance,
that requires any billboard to fall in a strip of land 100 feet in width immediately adjacent to and along
and parallel to the Interstate right of way. Currently there is city street right of way that separates the
Space Alien lot from the interstate. while this right of way will eventually be dedicated as Interstate
Right of way when the County Road 19 ramp is installed, until this happens the site in question is not
eligible for a billboard.
City Staff asked the council if they would grant any exception for the Space Alien site or if the City would
allow the bill board on the City owned right of way. The council was not receptive to either of these
options due to the following concerns.
1. The Council is not inclined to place the billboard on City right of way and take away this
future opportunity from the private property owner.
2. The Council is not willing to waive the Adjacent Area provision, not knowing what the
future plans for the County 19 ramp may be with regard to ramp location or bridge height. we
are concerned that the future ramp design / bridge design may interfere with the billboard
location, sight lines or other operation features that may result in conflicts between the city and
12 EXHIBIT C
the sign owner. We do not want to deal with claims of damages or takings when the ramp is
constructed.
Sheila, in summary, this site may be eligible for billboard in the future once the right of way is dedicated
and the ramp is constructed. However, it does not meet code requirements now. Please call me if you
have any further question on this matter.
Alan Brixius, AICP
Northwest Associated Consultants, Inc.
4800 Olson Memorial Hwy, Suite 202
Golden Valley, MN 55422
Phone: 763-231-2555
Fax: 763-231-2561
abr x us nac lane n ecoM
13 EXHIBIT C