PUBLIC HEARING: Adopt Resolution #20-069 Approving a Conditional Use Permit for an Oversized Ground Sign and Wall Signage at 7800 Sunwood Drive NW (Project No. 20-102); Case of New Horizon Academy

On January 17, 2020, New Horizon Real Estate Development 6, LLP (DBA New Horizon Academy) purchased 7800 Sunwood Drive (the "Subject Property"), former site of Stone Brook Academy. Subsequently, Spectrum Sign Systems, Inc. (the "Applicant"), on behalf of New Horizon Academy (the "Property Owner"), submitted an application on February 6, 2020 for a Conditional Use Permit to install an oversized ground sign and wall signage on the Subject Property.

The Public Hearing was originally scheduled for March 24, 2020, but due to Emergency Declarations related to COVID-19, that Public Hearing was postponed.

The City sent 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 a public hearing. The Public Hearing is being conducted by the City Council, rather than Planning Commission, because there was an error in getting the official notification to the Anoka Union Herald in time for the March Planning Commission meeting.

The Subject Property is about 0.84 acres in size and is located in the COR-2 sub-district, slightly east of Northstar Marketplace (Coborn's anchored retail area). All of the surrounding properties are also in the COR-2 sub-district, with the railroad tracks and Highway 10 south of the Subject Property.

Per the COR Design Framework, the COR-2 sub-district is where more conventional suburban development is expected, rather than the neo-traditional development planned for the other sub-districts. Most of the sign regulations for the COR-2 sub-district mirror that of the more standard B-1 and B-2 Business Districts, with only a couple exceptions. Ground signs may be up to 100 square feet in area but they are restricted to a height of six (6) feet (note that this would mean a ground that is five feet tall and twenty feet long would be permissible). Similarly, wall signage is based on fifteen percent (15%) of the front facade of a building (just like in the Business Districts), but at least fifty percent (50%) of the signage must be placed on the measured wall. Finally, under project signs in the Design Framework, it is noted that a project sign (as written, this would include ground signs) shall not be in addition to wall signage.

If the COR-2 sub-district is indeed where the more conventional suburban development is expected, the differences in the aforementioned sign standards seem somewhat contradictory. Having a ground sign, as well as wall signage, is very typical for suburban commercial developments. Similarly, a twenty-five (25) foot tall ground sign (which would meet the standards of the Business Districts), near the southern boundary of the Subject Property and presumably visible from Highway 10, also seems very typical for conventional suburban development.

The request for a Conditional Use Permit appears to be reasonable and the proposed signage would be similar in nature to other sites within The COR (e.g. Casey's and Coborns).

The Planning Commission reviewed the request at their March 5, 2020 meeting and there were no written or verbal comments received about the request. There was some discussion by the Planning Commission about considering a monument style sign rather than the proposed pylon sign. However, the Applicant noted that the additional height of the pylon sign was desired for some visibility from Highway 10.

Alternatives

Alternative 1: Approve the Conditional Use Permit to address the deviations from the sign standards.  The ground sign, which also includes a decorative base to blend with the building, is within the allowable square footage.  It would seem more desirable to have the ground sign as proposed, rather than a design of five (5) feet in height and twenty (20) feet in length, which would actually comply with the Design Framework.  Furthermore, having a ground sign and wall signage in the COR-2 sub-district is not out of the ordinary by any means.  Staff supports this alternative.

Alternative 2: Deny  the Conditional Use Permit.  As previously noted, the COR-2 sub-district is intended for more conventional suburban development.  The proposed signage appears to be pretty consistent with conventional suburban commercial development.

The Applicant is responsible for all costs associated with processing the Application. 

The Planning Commission recommends approving the Conditional Use Permit for the requested deviations from sign standards.

Side note - Staff has received a few concerns about a portion of the design of the building from an aesthetic perspective. On the south wall that extends above the roof next to the sign, there is a 'gap' in this wall to allow for mechanical access. Staff would like to encourage a removable screen to blend with the overall design. This is not currently in the draft resolution, but could be added. The Owner is generally supportive of this improvement. 

Motion to adopt Resolution #20-069 approving a Conditional Use Permit to allow a twenty-five (25) foot tall ground sign, as well as wall signage at 7800 Sunwood Drive NW.