PUBLIC HEARING: Consider Request for Conditional Use Permit for Oversized Ground Sign at 14590 Armstrong Blvd NW (Project No. 20-101); Case of RGH Ramsey LLC

The City has received an application from RGH Ramsey LLC (the "Applicant") for a Conditional Use Permit to construct and maintain an oversized ground sign on the property located at 14590 Armstrong Blvd NW (the "Subject Property").  The request is for a sixty foot (60') tall ground sign with 999 square feet of sign area.  The Subject Property is owned by the City. The Applicant has a purchase agreement for three (3) properties northeast of the Subject Property across Armstrong Boulevard.

Staff acknowledges that there are a number of specific details to flush out with this request. However, if nothing else, Staff needs broad policy direction on whether this request is even in the realm of possibility to ensure we are using our resources effectively. The Applicant desires at least some feedback from the Planning Commission and City Council if not a formal approval at this time. 

The City has two relevant tools to assist review of this proposal:

1. Unified Development Signs (allow off-premise signs if within same development)
2. Conditional Use Permit (allow larger signs)

The City attempted to send a mailing via Standard US Mail to property owners within 350 feet of the Subject Property, as noted in the Anoka County Property Records, notifying them of the public hearing.

The Applicant has an active Purchase Agreement with the City for three parcels located at the southeast corner of Sunwood Drive and Armstrong Blvd.  The proposed location of the oversized ground sign (the "Sign") would be on the opposite side of Armstrong Blvd, southwest of the parcels covered by the Purchase Agreement.  The intention of the oversized ground sign (the "Sign") is to provide highway visibility for prospective tenants of the parcels under contract.  While the City has approved two (2) Community Signs along Highway 10, the current request is different as it would be a privately owned sign on a City-owned parcel.  If approved, an agreement would need to be drafted for consideration by City Council addressing access for construction and long-term maintenance.

The Sign is proposed to be sixty (60) feet in height and 999 square feet in area.  The Sign posts would consist of steel with aluminum cladding with a decorative base of faux (fake) stone up to ten (10) feet in height.  Portions of the signboard would consist of internally illuminated aluminum cabinets with routed graphics, while the tenant panels would consist of flexible faces with a translucent film overlay. This is very similar to the tenant panels on City's Community Sign at Ramsey Boulevard and Highway 10 on a much larger scale.  The Sign would also include an electronic message center.

The Subject Property is located within The COR zoning district (COR-2).  Sign regulations are outlined in the COR Design Framework and generally allow a ground sign of up to 100 square feet and up to six (6) feet in height on the same parcel as the business itself, with the ability to increase size and height through a CUP.  Additionally, there are provisions for off-site signs within the Design Framework, if they are part of a unified development. While not proposed to be on the exact site location, the sign is proposed to be erected in the same development/business district. 

The City has created a general sign plan for The COR that is geared towards construction of City-Owned Signs to guide attention to the development and provide wayfinding options on a broader scale. Although this particular request is a private sign, it is similar to a Community Sign as outlined in the Sign Plan. The sign identifies the City of Ramsey as well as tenant panels similar to the sign at Ramsey Boulevard and Highway 10. As it relates to private signs, Staff can approve a Retail Gateway Sign up to 150 square feet and twelve (12) feet in height, with the ability of the City Council to approve larger signs.

The request for a larger and taller sign is not unique and the City has shown great flexibility.  Below is a summary of area approvals granted.
 

Project	Square Footage	Height
Northstar Marketplace (Coborn's)	334 Square Feet	75 Feet
Ramsey Commons (former US Bank)	225 Square Feet	75 Feet
West Armstrong Retail/PSD (future)	320 Square Feet	75 Feet
Total	879 Square Feet

The combined square footage of the 3 signs indicated above is less than this proposed single sign. While not yet constructed, the West Armstrong sign was approved for construction in the southeast corner of the property, which is directly north of the Subject Property and there could be concern with obstructing visibility of that sign. The City has received letters of opposition from both abutting property owners. 

The Subject Property was acquired by the City as part of the Armstrong Boulevard overpass project and may be a potential future site for a storm water pond.  The City has ordered title work and surveys to determine any potential conflicts. This case is drafted to consider approval in a general location on the parcel, with specific location to be approved administratively to ensure no conflicts with existing or proposed infrastructure.

Based on the Planning Commission 'annual retreat' at the end of 2019, an item about broader sign regulations is included in a draft Planning Commission Work Plan to be forwarded at a future Planning Commission Meeting. In the interim, the Applicant has applied using current tools available to the City. 

Relevant sections of City Code include Division 8: Signs in Chapter 117 (Zoning Code) and the COR Design Framework (attached). 

Alternatives

1. Motion to recommend City Council approve a Conditional Use Permit for the Sign as proposed 
2. Motion to recommend City Council approve a Modified Conditional Use Permit for the Sign
   1. Reduced Size
   2. Change location/move to actual project site
3. Motion to table request and identify any specific, additional information that needed to formulate recommendation
4. Motion to recommend City Council deny the request for a Conditional Use Permit

The Applicant is responsible for all costs associated with this application.     

While a request for an oversized ground size is not necessarily unusual, the square footage proposed with this request is larger than contemplated in previous discussions.  As a result, Staff is in need of some policy direction from the Planning Direction before any specific recommendation can be provided. While Staff understands the Planning Commission desires to broaden the scope of administrative approvals for signs, this size is larger than what had been discussed in the past, and larger than Staff is comfortable with approving administratively at this time. Staff is understanding of the desire for visibility from Highway 10 for businesses and does believe that signage could help attract businesses to the area.

Motion to recommend that the City Council approve/modify/deny the request for a Conditional Use Permit for a larger sign.

-OR-

Motion to postpone action on this case to obtain additional information and/or alternatives.