HomeMy WebLinkAboutwork session Celebration Church varianceCity of Lakeville
Planning Department
M e morandum
To: Planning Commission
From: Monica Waite, Planning & Zoning Specialist
Date: July 2, 2020
Subject: Packet Material for the July 9, 2020 Planning Commission Work Session
Agenda
Item: Celebration Church Sign Variance Discussion
BACKGROUND
Mike Kasbohm, of Think Digital Signs, on behalf of Celebration Church located at 16655 Kenyon
Avenue, has presented a plan to construct an electronic message board sign within their existing
freestanding sign. The property is zoned PUD, Planned Unit Development District with an
underlying zoning of C-3, General Commercial District. The property is also located within the
Freeway Corridor District. Staff suggested that Celebration Church representatives meet
informally with the Planning Commission to discuss their plans and get preliminary input from
the Planning Commission prior to submitting a formal variance application.
This memorandum will present the information submitted by Mr. Kasbohm in addition to some
background information with staff comments regarding the requisite variance criteria to
determine practical difficulties.
EXHIBITS
A. Aerial Photo
B. Elevation Map
C. Applicant Narrative
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PLANNING ANALYSIS
The Celebration Church property consists of a 16.04 acre lot with a 70,749 square foot church
and school building, per Dakota County property records. The existing 30 foot, 150 square foot
freestanding sign meets the current Zoning Ordinance allowances for non-electronic
freestanding signs within the C-3 District and Freeway Corridor District.
Within the C-3 District, one electronic changeable copy or electronic graphic display sign may
be allowed provided that the following criteria are met.
(1) The sign shall be displayed only in a yard abutting an arterial, minor expander,
minor connector or minor reliever street, collector or local commercial street as
defined by the Comprehensive Plan.
(2) The sign shall be set back a minimum of fifty feet (50') from any side or rear lot line
abutting a residential district.
(3) The electronic changeable copy or graphic display shall be incorporated as part of
the freestanding sign.
(4) The sign including the electronic changeable copy or graphic display element
shall be a monument sign constructed as follows:
(A) The electronic changeable copy or graphic display element shall not
exceed forty (40) square feet and shall be integral and contiguous to the
overall sign display.
(B) The sign shall be self-supported vertically by a solid base extending
horizontally for a minimum of the entire width of the sign face.
(C) The height of the electronic changeable copy or graphic display within the
sign structure shall not exceed fifteen feet (15').
(D) The sign base and supporting material constructed of stone, brick, or
decorative masonry shall be equal to at least forty percent (40%) of the
total sign area but shall not be counted toward the sign area and shall not
contain any sign copy.
City staff, the Planning Commission and City Council conducted an extensive study in 2012
prior to adopting the regulations in the Zoning Ordinance. A number of Planning Commission
work sessions and a public hearing was held prior to City Council adoption. The church’s sign
plan proposes a number of inconsistencies with the Zoning Ordinance requirements for
electronic signs for commercial zoned properties.
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Celebration Church proposes to incorporate an electronic sign within their existing
freestanding sign which would not meet the size, height, structural design and base material
requirements of the Zoning Ordinance. The plans propose a 75 square foot electronic sign to
be incorporated into the 150 square foot total sign. This would exceed the allowance of 40
square feet of electronic signage by 35 square feet. The height of the electronic sign would be
25 feet if incorporated into the existing freestanding sign (30 feet in height total), which
exceeds Zoning Ordinance requirements for electronic signs by 10 feet. In addition, the
existing sign is not constructed as a monument type, which would result in noncompliance of
the requirement that electronic signs shall be self-supported vertically by a solid base
extending horizontally for a minimum of the entire width of the sign face and t he sign base
and supporting material shall be constructed of stone, brick, or decorative masonry equal to
at least forty percent (40%) of the total sign area.
The Planning Commission and City Council adopted additional Zoning Ordinance
requirements in 2017 to allow single occupancy buildings with a gross floor area of one
hundred thousand (100,000) square feet or larger within C-2 and C-3 Districts that are also
within the Freeway Corridor District. This amendment allows one electronic changeable copy
or electronic graphic display sign up to 120 square feet in area and that the total height of the
sign structure, including the base, shall not exceed 20 feet. The nearby property of
Schneidermans Furniture utilized this allowance as the building is 107, 430 square feet in
finished floor area. Celebration Church, and other smaller commercial buildings within the
Freeway Corridor District, do not qualify for these allowances. As proposed, the Celebration
Church electronic sign would not even meet the height or the sign base requirements for
electronic signs for buildings greater than 100,000 square feet, resulting in incompatibility
from all previously approved electronic signs, regardless of building size.
Celebration Church also claims that a taller sign is warranted due to the sign not being
adequately visible from both directions of freeway traffic due to the grade level of Interstate
35 in relation to the grade elevation of the sign. The Zoning Ordinance determines maximum
allowed sign height based on the elevation of the centerline of the adjacent street, measured
at the closest distance between the sign location and centerline of the street. Based on
Dakota County GIS topographical data, the base of the sign is located at approximately 1,000
feet in elevation (sea level datum). The approximate elevation of the adjacent street
centerline (Kenyon Ave) is approximately 1,001 feet in elevation. The approximate elevation
of the centerline of I-35 is 1,006 feet in elevation. Based on this finding, an electronic sign
height of 15 feet would be visible from the adjacent centerlines of the streets.
Section 11-6-5 (All Variances)
The Zoning Ordinance requires that the applicant present a response to the following seven
criteria to meet the requirements for approval of a variance:
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A. That the variance would be consistent with the comprehensive plan.
The 2040 comprehensive plan guides the property for commercial development and is
located within District No. 1. The proposed variance is contrary to the goals and objectives
outlined in the 2040 Comprehensive Plan in terms of commercial signage.
B. The variance would be in harmony with the general purposes and intent of the Zoning
Ordinance.
The proposed sign would not meet the general purposes of intent of the Zoning Ordinance
due to the height, size and base requirements for electronic signs. The proposed sign would
not be consistent with electronic signage within the Freeway Corridor District and
throughout other commercial areas of the City.
C. That the plight of the landowner is due to circumstances unique to the property not
created by the applicant.
The Celebration Church property does not face unique circumstances that would require
additional height and size allowances of an electronic sign or the dismissal of base
structural design requirements. Electronic signage has certain criteria in order to protect
the visual, safety and compatibility of properties throughout the City. The Freeway Corridor
District has additional allowances for non-electronic signage that the property could use
within their existing freestanding sign that would not require a variance, and that are less
restrictive than other areas within the C-3 District outside the Freeway Corridor District.
D. That the purpose of the variance is not exclusively economic considerations.
Although the request to use the existing freestanding sign is the church’s most desired
option, the property owner has not requested the variance due exclusively for economic
reasons.
E. That the granting of the variance will not alter the essential character of the
neighborhood in which the parcel of land is located.
The Zoning Ordinance for electronic signage was designed to reduce impacts to adjacent
properties, reduce driver distraction, and protect the character of adjacent residential
neighborhoods. The Zoning Ordinance includes allowances for larger buildings in the
Freeway Corridor District to have greater flexibility in electronic sign height and size, while
remaining in character for the area in which they are displayed. The Planning Commission
and City Council approved the regulations for electronic dynamic signs after lengthy study
and deliberation. The adopted Zoning Ordinance regulations are consistent for all
commercial properties within the Interstate 35 corridor.
F. That the requested variance is the minimum action required to eliminate the practical
difficulty.
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The proposed electronic sign would result in non-conforming conditions due to the height,
size, and base requirements when compared with other commercial properties with
electronic signs. The church currently has a non -electronic changeable copy sign that is a
viable option and a reasonable use of the property. The property is able to meet current
Zoning Ordinance requirements for electronic signage by constructing a new sign or
altering the existing signage to meet Zoning Ordinance requirements.
G. Variances may not be approved for any use that is not allowed by the Zoning
Ordinance for property in the zone where the affected person’s land is located.
The church use of the property is allowed in the C-3 District subject to conditional use
permit approval. Electronic signs are allowed in the C-3 District so long as Zoning
Ordinance requirements are met.
Staff conducted research and comparisons to the city codes of other metro area cities in the
drafting of the current electronic signage requirements, and any deviation from the design
and intent of the current code must be carefully considered in terms of how this request
might affect the entire commercial corridor along Interstate 35.
16655 Kenyon Ave, Celebration Church
Property Information
Ju ly 1 , 2020
0 225 450112.5 ft
0 60 12030 m
1:2,400
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
16655 Kenyon Ave, Celebration Church
Property InformationElevation
Ju ly 1 , 2020
0 110 22055 ft
0 30 6015 m
1:1,200
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
06/29/2020
Planning Commission
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
Re: Sign Permit Variance Application or Conditional Use Permit
District: Freeway Corridor adjacent to I-35
Location: Celebration Church, 16655 Kenyon Ave.
Whether by Variance or Conditional Use Permit, Celebration Church seeks to update its Freestanding Sign by replacing
its Manually Changeable Message Board with an Electronic Message Board of the same size.
Celebration Church understands that the City Council and city staff has dedicated a lot of time and research in the
drafting of current Sign Ordinance for dynamic signs, and with that in mind greatly appreciates this opportunity to
discuss their proposal with the Planning Commission.
BACKGROUND
The iconic Celebration Church Sign, permitted and installed in 1998, sits on a unique property with significant elevation
change.
Celebration Church originally chose the
design with Christian symbolism and the
location to maximize visibility to traffic
passing by on I-35.
To do so they built the sign 30’ high from
grade (the current maximum height) with a
5’ x15’ (75 square feet) Manually Changeable
Message Board being 25’ at its highest point.
The Base is in the form of a Crucifixion Cross.
Installing their Message Board 25’ high is
what enabled them to reach the traffic
traveling in both directions on I-35 delivering
messages and information about the many
events and services they provide the
Lakeville community.
Current Sign Ordinance would allow for a
maximum of 40 square feet of Electronic
Message Board (Dynamic display) at a maximum height of 15’. It would also require construction of a large monument
base constructed of stone, brick, or decorative masonry equal to at least forty percent (40%) of the total sign area.
Celebration Church is seeking a Variance for the size and height of the Dynamic Display as well as the Base.
• Complying to the Base requirement would significantly change the character of the existing sign, part of which
is symbolic of the Christian Crucifixion Cross.
• Lowering the message board area by 10’ would result in practical difficulties as illustrated below.
ELEVATIONS
Starting at 1026’ at the south end of
the lot, the elevation slopes down
to 995’, where the sign resides on
the northern end of the lot,
representing a change of
approximately 31’ in elevation.
Additionally, the sign location is
approximately 7’-8’ lower in elevation than I-
35 when measured perpendicularly to I-35
(according to Dakota County GIS).
However, it is primarily the difference in
grade on I-35 combined with the positioning
of the center barrier that would interfere
with viewing a message from the south if the
Electronic Message Board were to be set at
15’ (illustrated below).
ELEVATIONS AND RELATED SIGN VIEWS
The existing the Manually
Changeable Message
Board is easily seen from
either direction when
traveling on I-35.
However, if they replace
the Manual Message Board
with an Electronic Message
Board at the height limit
for dynamic displays at 15’
(simulated by yellow
rectangle), that would
eliminate virtually all the
safe viewing for
northbound traffic. And
with only 40 square feet
the display be too small to
quickly convey messages.
We believe this could
actually introduce an
unwanted driver
distraction because the
dynamic display would be
seen in the distance
(where those passing by
for 20+ years have been
accustomed to seeing the manual message board) but would not be able to read it because of the smaller size (location
marker 1, left inset).
As the driver heads northbound toward the sign the grade changes, and a 15’ high display would go completely out of
sight for most of what was previously safe viewing time (location marker 2, right inset)
The message area would begin to reappear (at about 600’, and would be in full view as shown at 550’ (location marker
3), but only for a second or two while the driver passes by—possibly enticing drivers to turn their head to try to read the
message at a compromised viewing angle—creating an unsafe condition.
ANALYSIS (by TPC)
We feel it relevant to consider the Analysis provided by The Planning Company in a Memorandum dated 11 July, 2018
on the intent of the standards adopted for dynamic display signs as a part of an amendment.
Excerpt:
“The intent of the location and construction standards adopted within the Zoning Ordinance for
dynamic display signs within the C-2 and C-3 Districts are to place the dynamic display sign
within a freestanding sign close to the street to maximize visibility from passing vehicle traffic,
The inset Pictures were taken at locations 1-3 from the distances noted to show the
existing sign height relative to the center barrier as you travel northbound on I-35.
The yellow rectangles have been superimposed to illustrate what the relative height and
size of what a 4’ x10’ Dynamic Display at 15’ High would look like to drivers.
minimize driver distraction, and avoid compatibility impacts to adjacent properties. The 15
foot height limit for the freestanding sign is integral to this approach.
However, the 15 foot height limit applies to the total height of the freestanding sign structure
including static signs. Within the C-2 and C-3 Districts, freestanding sign structures without a
dynamic display element are allowed to be constructed to a height of 20 feet. And for those
properties within the Freeway Corridor District adjacent to I-35, the total height of the
freestanding sign structure is allowed to be up to 30 feet (with additional flexibility for signs
located on grades below the elevation of I-35)…”
• Celebration Church’s Sign is clearly below the elevation of I-35.
• Moving the message board down 10’ would effectively render it unreadable from the south and potentially
create unsafe conditions.
• If they tore down the existing sign and built a new one on the higher elevation area at the south end of the
property it could impact the adjacent Schneiderman’s property sign directly in line to the south.
Existing Sign with 5’ x 15’ Manual Message Board Updated Face with 5’ x 15’ Electronic Message Board
Coincidentally showing in the background, the Schneiderman’s Sign has
its ~6’ x 17’ Dynamic Display Board set at approximately 19’ High.
A. A Variance for the height and size of the dynamic display would be consistent with the comprehensive plan
B. The Variance would be in harmony with the general purposes and intent of this title
C. The plight of Celebration Church is unique to the property and not created by the Church
D. The purpose of the Variance is not exclusively for economic reasons
E. The granting of the Variance will not alter the essential character of the neighborhood
F. The requested Variance is the minimum action required to eliminate the practical difficulty.
G. The Variance is not for any use that is not allowed under the Zoning Ordinance for this district
OTHER OPTIONS?
Regarding the Maximum Size of the Display
The 2017 the regulations for electronic dynamic signs was amended already in 2018 to allow for up to 120 square feet of
electronic changeable copy based on building size of 100,000 square feet or more.
Given this large jump in allowance--tripling the square foot allowance for dynamic display at 100,000 square feet, it
seems reasonable that there could be some consideration for buildings between 45,000 and 100,000.
Scaling of the allowable dynamic display size relative to the building square footage for other institutions would be a
straight-forward approach.
Using the amendment numbers as a baseline (120/100,000), equates to 1.2 square feet allowable electronic changeable
copy size per 1000 square feet of building.
Celebration Church’s building square footage is approximately 71,000 square feet. Using the above scale would equate
to 85 square feet of electronic changeable copy. Their proposal is for 75 square feet to replace the existing manual
changeable copy area.
OTHER CONSIDERATIONS FOR A CONDITIONAL USE PERMIT
Would it make sense to allow other location owners the opportunity to update their Manual Message Boards with
Dynamic Display with at same height and size as their existing message board?
For a Conditional Use Permit that requires an amendment to the Zoning Ordinance, we have considered and surveyed
the Signs in the District that would be in the same category—the results of which lead us to believe that the effect of
such an amendment on the Freeway Corridor District adjacent to I-35 would be nominal.
In fact, we believe it would present an opportunity for the City of Lakeville to provide additional support to businesses,
organizations, and the community it serves in several ways without adding burden to public services.
• Reducing the hurdles and costs associated with investing in more effective messaging and marketing systems
would be especially helpful for those who have been hit hard by the effects of Covid19
• Improving safety and the overall appearance of some aging signs
• Possibly streamlining the process for handling and permitting similar requests
• It would not add burden to public services, possibly could reduce it
Below are other existing signs with Manually Changeable Message Boards that are in the District:
CONCLUSION
Celebration Church provides many services and support to the community of Lakeville.
The Church relies on its iconic sign and the message board to convey information to the many traveling by about these
services who would otherwise not know about them.
Updating the Manual Message Board technology to a more effective Electronic Message Board that can be easily and
more safely changed throughout the day will greatly improve their ability to reach community members who need and
want their services.
A Variance that would allow them to just upgrade the envelope of old technology to new would be beneficial to the
whole community.
A recent event at Celebration Church with the City of Lakeville to distribute donations to those effected by Covid10
On behalf of Celebration Church, I would like to again thank you for the opportunity to discuss this proposal with the
City of Lakeville Planning Commission.
Mike Kasbohm
Think Digital Signs
Office: 952.456.2575
Cell: 612.719.1990
mikekasbohm@thinkdigitalsigns.com