Variance Request-Hopkins Commerce CenterPlanning Commission Report -
VARIANCE REQUEST - HOPKINS COMMERCE CENTER
PLANNING COMMISSION
REPORT NO: VN87 -7 JUNE 18, 1987
PURPOSE: To review and recommend action on an
application for a variance to allow more signage than
permitted.
BACKGROUND:
Name of Applicant: Hopkins Commerce Center
Address of Property: 1007 -1021 Excelsior
Avenue East
Present Zoning: B -3
Reason for Request: To provide adequate
signage for existing and future tenants.
Nature of Request: A variance for 66 square
feet of sign area..
The applicant is proposing to put new signage on the
existing strip mall at 1007 -1021 Excelsior Avenue East.
A brown mansard canopy will be added and uniform
signage along the canopy. The current occupants of the
buildings are:
Transportation Electronic
At Home Movies
Better Care Medical Inc.
Sunkiss'd Tanning Centers
Kidspace
ANALYSIS: The new signage will consist of 5 - 3'x16'
signs on a new mansard front and two pylon signs with 3
- 6x6 panels. The total requested square footage is
672.
The ordinance allows the applicant 3 square feet per
front foot of lot. Because by ordinance definition the
front yard is along Pierce Avenue the applicant is only
allowed 606 square feet for signs.
No.
VN &7 -7
Page 2
The existing pylon sign which the applicant would like
to expand is a legal non- conforming sign because of the
existing setback. Ordinance 520.03 Subd 9 states:
"Additions: A non - conforming use shall not be
extended but an addition to a permitted use
shall not be deemed the extension of a non-
conforming use, if the addition meets all
other provisions of this code."
Since a sign is a permitted use in this district, this
pylon sign will be able to be extended.
Blake School is setback a substantial distance from
County Road #3 and therefore is not adversely impacted.
Many of the commercial uses to the east and west have
signs which also do not meet setback requirements.
The proposed signage should greatly improve the look of
the Center by providing a more uniform appearance. The
signs are part of an overall upgrading of the Center.
This situation of a corner lot not having enough square
footage should be solved with the proposed ordinance
changes. With the proposed ordinance changes, a corner
lot will have two front yards. In this case the
applicant would be able to use both Pierce and
Excelsior Boulevard for frontage.
Approval would be similar to the Auto Mall approval.
ALTERNATIVES:
1. Approve the variance
2. Deny the variance
3. Continue for further information
RECOMMENDATION: I recommend approval of the variance.
The following are suggested Findings of Fact should the
Commission recommend approval:
�1. That a hardship exists due to the shape of
the property
2. That a hardship exist because of the amount
of frontage the site has.
Respectfully submitted,
•
Re: Question #10
Application for Variance
1007 -1021 Excelsior Avenue East
Hopkins, Minnesota
Our land is located at the intersection of Pierce Street and Excelsior Avenue
East. Under the City Code, where a building is located at the intersection
of two streets, the permitted signage is based on the frontage of the shorter
street - -in this case, Pierce Street which is a rarely used street less than
one block long.
If our signage were based on our Excelsior Avenue frontage of 313', we would
be entitled to 939 s.f. of signage under the Code. Because the Code limits
us to the shorter street (the Pierce Street frontage) which is 202', we are
permitted only 606 s.f. of signage.
We require the following signage to adequately serve our tenants:
New pylon - 108 s.f. (2 sides) 216 s.f.
Old pylon extended - 108 s.f. (2 sides) 216 s.f.
5 signs on the new Mansard front
3' x 16' each 240 s.f.
Total 672 s.f.
Because our requirements are only 72% of what we would be permitted if signage
were based on the Excelsior Avenue frontage, we request permission for a Var-
iance to permit 672 s.f. of signage on our property.
6
7(3)
10
11(5)
12
30
(13) 29
(12) 27
26 -.
(8) 19
19
(33) (32) (31) (30)
(34)
23
/400 /4/0
18 17
(29) (28)
(40) (41)
29 30
30
(24) 2
• 10
11 (29)
28
(37)27
s
J2u_ SS1URNE_..COL. --;
Rou ND'
Lvc.L.
•O
6) 0 "
t 1=2"
F601 IstrS-NOT: ort corasTRVCMr1o14
Focal* JNG. MUST .st. Eh1(rtN 'Ele.b
CCOt oiN+s- TO SOLL. Cost0111
ET 5 Ol
30-0
"ELECTR C`�L,.
11.7TIN
1,0 LA2 HO
V8n> 1' -o ++