Variance-Exceed Allowable Signagea,
September 19, 1984
•
Case No: 84 -29
Applicant: James Justus
Location: 330 - 11th Avenue South
Request: Variance to exceed allowable signage
STAFF FINDINGS AND COMMENTS: Anderson
1. Applicant is requesting a variance to. exceed the allowable square footage for
signage and also to exceed the maximum area for a single sign.
2. The subject site is zoned I -1 and is located at 330 - 11th Avenue South, the
present site of Justus Lumber.
3. Ordinance 427.42(17) allows four square feet per front foot of lot plus one
square foot per side yard abutting a public right -of -way width of 50 feet or
more. The total area of all signs allowed is 2195 square feet. However,
Amoco and Country Kitchen are allowed Al square feet allowing Justus Lumber
1234 square feet available for use.
4. The signs presently in use total 1186 square feet.
is 5. Four proposed signs exceed the maximum area for a single sign. The four signs
square footage are: 280, 305, 338, 424 square feet. Ordinance 427.42(17) allows
a maximum area for a single sign in an I -1 District to 250 square feet.
6. The proposed signs will be painted on the building with the possible exception
of the front sign which will be lighted.
7. The applicant has stated that the ordinance dictates he use 11th Avenue South
as the front of his lot. He feels that County Road 3 is really the front,
which would increase the allowable square footage of signs.
8. Ordinance 427.23 states that variances shall be approved only by circumstances
unique to the property under consideration would cause undue hardship to owner.
Applicant has stated that enforcement of the Zoning Ordinance would not allow
him to be as well identified and recognized and not allow him to take full
advantage of the new Do -It- Center marketing program as he is partially hidden
by Amoco and Country Kitchen.
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A SQUARE DEAL
UST US LUMBERCO. Telephone: 938 -2741
330 ELEVENTH AVENUE SOUTH • HOPKINS, MINNESOTA 55343
September 14, 1984
City of Hopkins
Subject: Sign variance request
Dear Sir:
Justus Lumber Company is in the process of planning to remodel its
store and office, both inside and out. These improvements have
been designed by Don Watt and Associated, Toronto, and Hardware
Wholesalers, Inc. (HWI), Ft. Wayne, who are working with over
80 other independent lumber dealers and hardware stores around the
country, with the same successful marketing concept.
This new concept we're adopting is called the "Do -It Center ®, a design
• for the retail portion of our business to better serve our customers.
Along with the change, we are remodeling our contractor service area,
in response to the growth in business to this type of customer.
The whole program dictates some changes in the promotion of our com-
pany. It was time to up -date and create a little different look,
in response to a changing market place. Our new look will no longer
have the big J with the clock on top. Instead, it will be replaced
with a new style of lettering. The signs "Justus Lumber" and
"Do -It Center" will both be prominently displayed in front of the
store. The name "Justus Lumber" has a strong identity which we
definitely want to preserve and display on the north and south sides
of our warehouse, as well as keeping the existing neon sign on the
east end of the building.
We also want to add "The Friendly Ones ", a slogan of HWI, our
• hardware supplier, and "Lumber- Hardware" to the sides of our store
facade to further tell customers who we are and what we sell.
"THE COMPLETE BUILDING CENTER"
BUILDING MATERIALS • HARDWARE • ROOFING • MILLWORK • TOOLS • INSULATION • PAINT
Page 2
September 14, 1984
In addition, we also want to up -date the pylon sign along County Rd 3
. to coincide with our new changes.
At present, the total identification on the exterior of our build-
ing and the County Rd 3 pylon sign is approximately 1180 Sq. Ft.
The ordinance as it now reads, taking into consideration the signs
used by Amoco and Country Kitchen, will allow us a net of 1234 Sq. Ft.
of sign. Our proposed plans call for 2367 Sq. Ft. of signs, which
means we are asking for a variance of 1133 Sq. Ft. allowance.
Why do we feel the need of the variance?
First we need prominent recognition as a quality, full- service lumber
and building center in a very competitive market place today. The
signs give us a new, positive look.
Second with increased advertising in Hopkins and surrounding communi-
ties, we are bringing new customers to our store, and we want to be
well noticed as they approach us from all directions.
. Third a majority of our business faces County Road 3, which should
be used as the frontage boundary, rather than 11th Avenue South. This
would increase the allowable sign footage to 1838 Sq. Ft.
Fourth being located to the rear of Country Kitchen and Amoco, we
need to have our name and what we are more prominently displayed, as
we compete with their large signs.
We are definitely excited about our new remodeling and think it is an
improvement to the Hopkins community in our effort to better serve
contractors, businesses and homeowners to whom we have been selling
since 1893.
I ask that you grant our sign variance request.
Sincerely,
JUSTUS L NY
e s
James A. 7us
Vice President
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JUSTUS LUMBER /DO -IT CENTER
1. Signs presently in use
2. Ordinance:
399' 11th Ave. S. x 4 Sq'
600 Cty Rd 3 x 1 Sq'
Less Amoco /Country Kitchen
3. Proposal
FRONT
Justus Lumber 6`6 "x43'
Do -It Center 6'6 "x32'
STORE SIDES
The Friendly Ones 6'6 "x47'
Lumber Hardware 6'6 "x52'
WAREHOUSE
Justus Lumber(No) 8'x53'
Justus Lumber(So) 5'x41'
NEON EAST (Existing)
Justus Lumber Co.
PYLON SIGN -Cty Rd #3 (2 Sides)
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280
208
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= 305
338
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• FOR VARIANCE APPLICATION ONLY
NOTE: The purpose of a variance is to provide relief to a property owner when
the strict enforecment of the Zoning Ordinance would cause an undue hard
ship to the property owner or deny reasonable use of the property.
Ha rdship to the applicant is the crucial test. Variances will be granted
only in unusual situations which were not foreseen when the Zoning Ordin-
ance was adopted. Economic situations are seldom unique and are rarely
considered a valid hardship.
Hardship A.
Explain why strict enforcement of the Zoning Ordinance would cause undue
hardship:
Not allow us to be as well identified and recognized.
Not allow us to take full advantage of the new
Do -It Center marketing program being partially hidden by
Amoco and Country Kitchen.
• Conditions B.
What are the special conditions (shape of lot, exceptional topographic
conditions, etc.) of this request that are unique to this property and
do not apply generally to other properties in the district?
The ordinance dictates we use 11th Ave. S. as frontage.
We feel tha C ty Rd 3 i s r eally the front which would incr
the al lowable Sq. Foot of signs. There are two.entrances
along Cty Rd 3.
List of Homeowners
Contacted by Applicant C.
Submit a list of names and addresses of neightobrs contacted.
•
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