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HomeMy WebLinkAboutItem 07a - Midwest ENTCity of Lakeville Community Development Department Memorandum To: Planning Commission Kris Jenson, Planning Manager January 15, 2025 Packet Material for the January 23, 2025 Planning Commission Meeting Midwest ENT Sign Variance Matthew O’Keefe or Synergy Architecture Studio, on behalf of Midwest ENT, has submitted a variance application to exceed one wall sign on a single elevation in the Freeway Corridor District, an overlay district within the sign ordinance. A 14,000 square foot medical office building is under construction at 11020 161st Street and will be occupied by Midwest ENT upon completion. The zoning of the property is C-3, General Commercial District. The following exhibits are attached for your review: A. Location map B. Zoning map C. Applicant narrative D. Building elevations with proposed signs and freestanding sign E. Color rendering of east elevation with proposed signs F. Color rendering of west elevation with proposed sign. G. Site plan Section 11-23-19 of the Zoning Ordinance includes sign standards for those properties within the Freeway Corridor District, which is an overlay district for commercial and industrial properties 2 within close proximity to Interstate 35. The Freeway Corridor District (FCD) language permits larger wall and freestanding signs than would be allowed based on the site’s underlying zoning district, in this case the C-3 District. The difference in sign allowances is shown below: C-3 FCD Wall 1* 1* 100 SF 150 SF Freestanding 100 SF 150 SF 20' 30' *In the case of a corner lot, wall signs may be installed on two elevations. Under the FCD allowances, the Midwest ENT clinic site is permitted a freestanding sign with 150 square feet of face area (a back-to-back two-sided sign would be permitted to have 150 square feet per side) and up to 30 feet in height. By comparison, the commercial properties on the south side of 162nd Street (CSAH 46) and west of Kenyon Avenue – McDonalds, Bowlero, and the Kenyon Crossing office building – are not within the FCD and must comply with the C-3 District sign standards shown above. Midwest ENT is requesting a variance to have more than one wall sign on the east building elevation. The additional signs shown are to be for specialty services that the clinic provides. The City’s review of all sign applications is content neutral, so the text of the sign is not a consideration in any sign permit or variance review. The request is for five wall signs, identified on Exhibit D as the Main Tenant Sign and four other tenant signs. The total area of the five signs is 122.5 square feet, which is less than the 150 square foot maximum for one sign in the FCD. The applicant could try to arrange the requested tenant signs in the area directly to the left of the main tenant sign. If the signs are all on the same portion of the building and the signs are within an area that does not exceed 150 square feet (as measured by a four-sided rectangle around the signs), Community Development staff would consider this to be in compliance with the FCD wall sign standard. Exhibit D includes the freestanding sign, which has a sign area of 10 feet by 14 feet, for a total of 140 square feet, which complies with the FCD standards. The overall height of the sign is approximately 14 feet, well below the 30-foot height allowed for properties within the FCD. Exhibits D and F also show a proposed wall sign on the east elevation of the building. Because the property has frontage on two public streets, the building is entitled to a wall sign on a second elevation. The proposed wall sign on the east elevation is shown as having an area of 114 square feet, which is in compliance with the FCD standards. The applicant has submitted a narrative in support of their request, which is attached as Exhibit C. It should be noted that the narrative states “municipal code requirements around signage have 3 not evolved at the same pace as the business of healthcare, and do not reflect the signage flexibility that would be allowed by retail code requirements.” Sign standards are based on the underlying zoning district, and in the case of this property, it’s location within an overlay district. Medical offices and retail are both permitted uses in the C-3 zoning district and therefore have the same sign standards for this site. The applicant also identifies two vinyl entrance signs, six square feet each, as well as the address number, which is not included in the wall sign calculations. The clinic has the option to place the two entrance signs in the door or the surrounding windows, which would not require a permit. Section 11-6-5 of the Zoning Ordinance states that the board of adjustment (City Council) shall not approve any variance request unless they find failure to grant the variance will result in practical difficulties. “Practical difficulties” means that the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance and that economic considerations alone do not constitute practical difficulties. The following review criteria must also be met: Finding: Not applicable; the comprehensive plan does not address signs. Finding: The applicant is requesting five wall signs for one elevation of a single-tenant building, which is not consistent with the surrounding commercial uses and other single- tenant commercial buildings of a similar size in Lakeville, and therefore is not in harmony with the general purposes and intent of this title. Finding: There are no unique circumstances to this parcel or practical difficulties that would warrant a variance to permit additional signs. D. Finding: Not applicable. Finding: Other commercial uses in the vicinity of this site have the same or smaller sign standards and all have complied with the Zoning Ordinance. 4 F. That the requested variance is the minimum action required to eliminate the practical difficulty. Finding: There is no practical difficulty for signs on this new construction building. While the total area of the proposed signs does not exceed the size allowances of the Freeway Corridor District, the applicant’s proposal for five signs is well beyond the one wall sign permitted in the Freeway Corridor District. Finding: Not applicable; signs are a permitted accessory use in the C-3 district. Community Development Department staff recommends denial of the Midwest ENT sign variance to exceed one wall sign on a single elevation in the Freeway Corridor District, on the basis that the review criteria have not been met. Findings of Fact are attached for consideration. Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Future location of Midwest ENT (under construction) KENYON AVE 162ND ST (CSAH 46) KEN D A L E D R KEN T T R L City of Lakeville Location Map Midwest ENT Sign Variance EXHIBIT A BUCK HILL RD City of Burnsville Future location of Midwest ENT (under construction) KENYON AVE 162ND ST (CSAH 46) KEN D A L E D R KEN T T R L City of Lakeville Zoning Map Midwest ENT Sign Variance City of Burnsville RST-2 M-1 C-3 C-3 C-3 C-3 Freeway Corridor District Boundary & & & & BUCK HILL RD C-3 RS-3 EXHIBIT B 12/20/2024 Dear City Staff and Planning Commission, Thank you for taking the time to further consider our request for a signage variance. This application is the result of the evolving retail nature of medical care, our desire to provide a high-level of patient/consumer experience, and our goal of maintaining branding continuity across our clinic locations. I hope that the following context demonstrates why the current code requirements result in practical difficulties for our business and customers. Over the past 2 decades, ambulatory specialty care in general, and our medical practice specifically, has developed a larger retail presence. While we are still very much a physician owned medical practice, three of our four business divisions are exclusively or significantly healthcare retail, and offer direct-to-consumer products and services that don’t follow traditional medical referral pathways or billing models. Our lease is simplified to reflect a single tenant, but there is an internal cost allocation we perform amongst these various divisions, as they are run as individual business units; each with different branding, customer groups, and, in some cases, even a separate tax ID. Unfortunately, municipal code requirements around signage have not evolved at the same pace as the business of healthcare, and do not reflect the signage flexibility that would be allowed by Retail code requirements. However, we understand that we have applied as a Medical Office Building, and, as such, we are not seeking all the allowances afforded by a Retail designation. What we are proposing instead is a compromise that allows us to advertise each of our service lines and provide directional signage, while staying within the total square footage allowed for Medical Office Building signage, thereby staying consistent with the look and feel of the broader development. This proposal is very consistent with, and more conservative than, what we have been allotted for building signage in other municipalities. This request is equally important for the experience of our patients, and your community members. Broader economic forces within healthcare have required us to expand our services offerings in directions that are not intuitive to consumers when they think of a traditional Ear, Nose, and Throat Physician’s office. Examples include EXHIBIT C Aesthetician services, Facial Plastic and cosmetic surgery, skin care products, Asthma and Allergy care, hearing health electronics, etc. Our primary DBA name, Midwest Ear, Nose, and Throat Specialists, which was established decades ago, does not reflect this comprehensive set of services. Signage on the building has become important to ensure that people understand the services we offer and confirm that they are in the correct location for their appointment. While a monument sign advertises brands and services, it does not adequately direct patients to our building within a commercial development, nor does it help the patients find the correct building entrance. There will be multiple buildings in this development, and we will have multiple entrances and sub-entrances associated with our service lines within our building. We have a great deal of experience with the challenges patients face navigating commercial developments correctly, and without adequate signals people miss appointments and delay care. We believe this proposal reflects the minimum signage necessary to avoid these challenges. In 2016, we began the redevelopment of our clinics to ensure consistency in services and patient experience. We have built new clinics in Eagan, Vadnais Heights, Woodbury, and now Lakeville. We chose to expand into Lakeville for several key reasons, but in part, due to the high number of patients from your community who are already seeking care from our organization. These patients have become accustomed to visually recognizing our clinics by their consistent exterior finishes and signage. Each one of the other municipalities we operate within has recognized the individualized signage needs of our business; we humbly request that you grant this variance and allow the members of your community to have an experience that is consistent with their experiences at our other clinic locations. Thank you for your time and consideration. Respectfully, Anthony Benusa, CEO Midwest Ear, Nose, and Throat Specialists BUILDING SIGN REVIEW ALLOWED AREA SIGNAGE PER TITLE 11, CHAPTER 23 ZONE: C-2 WITHIN FREEWAY CORRIDOR DISTRICT SINGLE TENANT BUILDING SIGNS: (1) WALL, CANOPY, OR MARQUEE ON (1) ELEVATION OR (1) SIGN ON (2) ELEVATIONS IF A CORNER LOT 150 SF MAX SIGN AREA MONUMENT SIGN: (1) MONUMENT SIGN NOT TO EXCEED 30'-0" IN HEIGHT SIGN AREA NOT TO EXCEED 150 SF PER SIDE DIRECTIONAL SIGNS: (2) SIGNS NOT TO EXCEED 6'-0" IN HEIGHT AND 12 SF IN AREA 5'-0" FROM PROPERTY LINE AT EACH SITE ACCESS ROAD WEST: PERMITTED: (1) SIGN 150 SF PROPOSED: (5) SIGNS 137.5 SF MAIN TENANT SIGN 60 SF MIDWEST ENT ADDRESS SIGN 3 SF REQUESTED SIGN VARIANCE TENANT SIGN 18 SF FACE COSMETIC SKINCARE TENANT SIGN 19.5 SF FACIAL PLASTIC SURGERY TENANT SIGN 14.5 SF ALLERGY & ASTHMA TENANT SIGN 10.5 SF HEARING AIDS ENTRANCE SIGN 6 SF MAIN ENTRANCE ENTRANCE SIGN 6 SF SPA ENTRANCE NORTH: NO SIGNS: FACING RESIDENTIAL SITE EAST: PERMITTED: (1) SIGN 150 SF PROPOSED: 100 SF BUILDING TENANT SIGN 114 SF MIDWEST ENT SOUTH: NO SIGNS: (2) ELEVATIONS ONLY MONUMENT: 150 SF PER SIDE MONUMENT SIGN EAST SIDE:140 SF MONUMENT SIGN WEST SIDE:140 SF DIRECTIONAL SIGN: (1) SITE ENTRY - 12 SF SINGLE SIDED TOTAL SIGN AREA: 543.5 SF LEVEL 01 100' - 0" TYP. ROOF J.B.E. 116' - 0" B.O. CANOPY 112' - 0" PARAPET B 118' - 4" PARAPET A 121' - 0" LVL 01 - TYP WDW SILL 103' - 8" LVL 01-TYP WDW HEAD 110' - 8" T.O. ROOF SCREEN 124' - 8" MAIN TENANT SIGN - 60 SF BUILDING ADDRESS - 3 SF 3' - 0"1' - 0 " 2' - 6 " TENANT SIGN - 18 SF 2' - 0 " 8"9' - 0" 6' - 0" 10' - 6" 1' - 0 " 14' - 6" 1' - 0 " TENANT SIGN - 19.5 SF TENANT SIGN - 10.5 SF TENANT SIGN - 14.5 SF 19' - 6" 1' - 0 " 24' - 0" VINYL ENTRANCE SIGN - 6 SF 8' - 0" 8" 8' - 0" 8" VINYL ENTRANCE SIGN - 6 SF LEVEL 01 100' - 0" TYP. ROOF J.B.E. 116' - 0" B.O. CANOPY 112' - 0" PARAPET B 118' - 4" PARAPET A 121' - 0" LVL 01 - TYP WDW SILL 103' - 8" LVL 01-TYP WDW HEAD 110' - 8" T.O. ROOF SCREEN 124' - 8" NORTH ELEVATION - NO SIGNS: FACING RESIDENTIAL SITE LEVEL 01 100' - 0" TYP. ROOF J.B.E. 116' - 0" B.O. CANOPY 112' - 0" PARAPET B 118' - 4" PARAPET A 121' - 0" LVL 01 - TYP WDW SILL 103' - 8" LVL 01-TYP WDW HEAD 110' - 8" T.O. ROOF SCREEN 124' - 8" SOUTH ELEVATION - NO SIGNS: (2) ELEVATIONS ONLY LEVEL 01 100' - 0" TYP. ROOF J.B.E. 116' - 0" B.O. CANOPY 112' - 0" PARAPET B 118' - 4" PARAPET A 121' - 0" LVL 01 - TYP WDW SILL 103' - 8" LVL 01-TYP WDW HEAD 110' - 8" T.O. ROOF SCREEN 124' - 8"TENANT SIGN - 114 SF 31' - 0" 3' - 8 " MONUMENT SIGN - 140 SF (BOTH SIDES) 10 ' - 0 " 14' - 0" Drawn By Checked By Project No ©2 0 1 9 S Y N E R G Y A R C H I T E C T U R E S T U D I O , L L C I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA 33 SOUTH 6TH STREET SUITE 4660 MINNEAPOLIS, MN 55402 612 . 383 . 2701 | SYNERGYARCHSTUDIO.COM 20 2 4 - 1 0 - 1 0 2 : 3 1 : 1 8 P M SIGNS - 1 SIGNAGE EXHIBIT LAKEVILLE HEALTH PHASE 1 PJG MN / EM 21609 04.05.2024 Patrick J Giordana 11020 161ST STREET WEST, LAKEVILLE, MN 1/8" = 1'-0"1 SIGNAGE ELEVATION - WEST 1/8" = 1'-0"2 SIGNAGE ELEVATION - NORTH 1/8" = 1'-0"4 SIGNAGE ELEVATION - SOUTH 1/8" = 1'-0"3 SIGNAGE ELEVATION - EAST 1/8" = 1'-0"5 SIGNAGE ELEVATION - MOUMENT SIGN No. Description Date Δ Δ COUNTY HWY NO. 46 (PUBLIC) (AKA 162ND ST W) BU C K H I L L R D KE N D A L E D R ( P U B L I C ) (P U B L I C ) PHASE 1 MEDICAL BUILDING 13,929 SF FFE = 1008.00 LOT AREA=1.60 ACRES PHASE 2 MEDICAL BUILDING 12,076 SF FFE = 1009.30 LOT AREA=1.40 ACRES PROPOSED PRIVATE DRIVE Δ Δ COUNTY HWY NO. 46 (PUBLIC) (AKA 162ND ST W) BU C K H I L L R D KE N D A L E D R ( P U B L I C ) (P U B L I C ) Community Room 110 Game Room 109 Lobby 100 Office 101 Office 102 Work Room 103 Mech 104 Womens 105 Mens 106 Yoga 108 Fitness 107 Concrete Pool Deck Pool Equip 112 Mech/Storage 111 Pool FD Ma i n t . S t o r a g e M3 Bik e F i x i t M1 Pe t W a s h M2 MAINT.DOG RUN BUILDING 2 12-UNITS BUILDING 12 12-UNITS BUILDING 13 11-UNITS BUILDING 4 12-UNITS BUILDING 6 12-UNITS BUILDING 8 12-UNITS BUILDING 11 12-UNITS BUILDING 9 12-UNITS BUILDING 10 12-UNITS BUILDING 7 16-UNITS STORMWATER POND STORMWATER POND STORMWATER POND BUILDING 3 16-UNITS BUILDING 5 16-UNITS CLUBHOUSE BUILDING 1 12-UNITS OUTLOT A TEMPORARY INFILTRATION BASIN HWL=997.67 BOTTOM=993.00 LOUCKS W: \ 2 0 2 3 \ 2 3 5 2 3 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ P H A S E 1 \ C 2 - 1 S I T E P L A N Pl o t t e d : 07 / 1 2 / 2 0 2 4 8 : 4 1 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION LAKEVILLE HEALTH PHASE 1 Lakeville, Minnesota 33 SOUTH 6TH STREET, SUITE 4650 MINNEAPOLIS, MN 55402 02/26/24 CITY SUBMITTAL 03/14/24 CITY RESUBMITTAL 04/05/24 BID SET 04/15/24 ADDENDUM A 06/05/24 ADDENDUM B 07/10/24 CHANGE DIR. #1 Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PJ Disch - PE 49933 Project Lead Drawn By Checked By Loucks Project No.23523.00 PJD DDL PJD 07/10/24 04/05/24 C1-1 C2-1 C2-2 C3-1 C3-2 C3-3 C4-1 C4-1A C4-2 C4-2A C4-2B C8-1 C8-2 C8-3 L1-1 L1-2 L2-1 L2-2 DEMOLITION PLAN AREA SITE PLAN SITE PLAN GRADING PLAN SWPPP SWPPP NOTES MOB SANITARY SEWER & WATER PLAN PRIVATE DRIVE SANITARY SEWER & WATER PLAN MOB STORM SEWER PLAN PRIVATE DRIVE STORM SEWER PLAN TEMPORARY BASIN STORM SEWER PLAN CITY DETAILS CIVIL DETAILS CIVIL DETAILS LANDSCAPE PLAN LANDSCAPE DETAILS TREE PRESERVATION PLAN TREE PRESERVATION DATA AREA SITE PLAN C2-1 N SCALE IN FEET 0 40 80 TOLL FREE: 1-800-252-1166 TWIN CITY AREA: 651-454-0002 Gopher State One Call CALL BEFORE YOU DIG! WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. FUTURE DEVELOPMENT (BY OTHERS) PROJECT SITE 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA MIDWEST ENT The Lakeville Planning Commission met at its regularly scheduled meeting on January 23, 2025 to consider the application of Matthew O’Keefe of Synergy Architecture Studio, on behalf of Midwest ENT, for a variance to allow more than one wall sign in the Freeway Corridor District. The Planning Commission conducted a public hearing on the application preceded by published and mailed notice. The applicant was present, and the Planning Commission heard testimony from all interested persons wishing to speak. 1. The subject property is guided for Commercial land uses by the 2040 Comprehensive Plan. 2. The subject site is zoned C-3, General Commercial District and falls within the Freeway Corridor District. 3. Section 11-23-19.F.1.b(1) of the Zoning Ordinance states that for single occupancy buildings, not more than one wall, canopy, or marquee sign shall be permitted on one elevation or in the case of a corner lot or through lot where wall signs may be installed on two (2) elevations, except no sign shall be installed on an elevation facing an interior side or rear yard abutting a residential district. The applicant has applied for a variance to allow for more than one wall sign on a single elevation. 4. The legal description of the property is the Lot 1, Block 1, Sundance Lakeville, City of Lakeville, Dakota County Minnesota. 5. Section 11-6-5 of the Zoning Ordinance provides that the board of adjustment shall not approve any variance request unless they find failure to grant the variance will result in practical difficulties and that the following criteria must also be met: A. That the variance would be consistent with the comprehensive plan. Finding: Not applicable; the comprehensive plan does not address signs. B. That the variance would be in harmony with the general purposes and intent of this title. Finding: The applicant is requesting five wall signs for one elevation of a single-tenant building, which is not consistent with the surrounding commercial uses and other single- 2 tenant commercial buildings of a similar size in Lakeville, and therefore is not in harmony with the general purposes and intent of this title. C. That the plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: There are no unique circumstances to this parcel or practical difficulties that would warrant a variance to permit additional signs. D. That the purpose of the variance is not exclusively economic considerations. Finding: Not applicable. E. That the granting of the variance will not alter the essential character of the neighborhood in which the parcel of land is located. Finding: Other commercial uses in the vicinity of this site have the same or smaller sign standards and all have complied with the Zoning Ordinance. F. That the requested variance is the minimum action required to eliminate the practical difficulty. Finding: There is no practical difficulty for signs on this new construction building. While the total area of the proposed signs does not exceed the size allowances of the Freeway Corridor District, the applicant’s proposal for five signs is well beyond the one wall sign permitted in the Freeway Corridor District. G. Variances may not be approved for any use that is not allowed under this title for property in the zone where the affected person’s land is located. Finding: Not applicable; signs are a permitted accessory use in the C-3 district. 6. The report dated January 15, 2025, prepared by Kris Jenson, Planning Manager, is incorporated herein. The Planning Commission recommends that the City Council deny the sign variance based upon the foregoing information, findings, and the considerations and stipulations outlined in the Planning Report dated January 15, 2025, prepared by Kris Jenson, Planning Manager. BY: __________________________ Jenna Majorowicz, Chair