HomeMy WebLinkAbout04/26/2005
AGENDA
CITY OF MAPLEWOOD
COMMUNITY DESIGN REVIEW BOARD
Tuesday, April 26, 2005
6:00 P.M.
Council Chambers - Maplewood City Hall
1830 County Road BEast
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Approval of Minutes: April 12, 2005 Minutes
5. Unfinished Business: None Scheduled
6. Design Review:
a. 3M Building 278 (Leadership Development Institute/Customer Center) - located
on vacant 3M property south of Minnehaha Avenue, east of Wells Fargo Bank
7. Visitor Presentations:
8. Board Presentations:
a. April 25, 2005, City Council Meeting - Heritage Square Fourth Addition
9. Staff Presentations:
a. Sign Code Revisions
b. CDRB Representation at the May 9, 2005, City Council Meeting - 3M Building
278
10. Adjourn
MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD
1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA
TUESDAY, APRIL 26, 2005
I. CALL TO ORDER
Chairperson Longrie called the meeting to order at 6:00 p.m.
II. ROLL CALL
Board member John Hinzman
Board member Matt Ledvina
Chairperson Diana Longrie
Vice chairperson Linda Olson
Board member Ananth Shankar
Present
Present
Present
Present
Present until 8:33 p.m.
Staff Present:
Shann Finwall, Planner
Lisa Kroll, Recording Secretary
Andrew Gitzlaff, Planning Intern
III. APPROVAL OF AGENDA
Chairperson Longrie moved to approve the agenda.
Board member Shankar seconded.
Ayes - Hinzman, Ledvina, Longrie,
Shankar, Olson
The motion passed.
IV. APPROVAL OF MINUTES
Approval of the CDRB minutes for April 12, 2005.
Board member Shankar moved approval of the minutes of April 12, 2005.
Board member Hinzman seconded.
Ayes ---Hinzman, Longrie, Shankar
Abstentions - Ledvina, Olson
The motion passed.
V. UNFINISHED BUSINESS
None.
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VI. DESIGN REVIEW
a. 3M Building 278 (Leadership Development Institute/Customer Center) located on
vacant 3M property south of Minnehaha Avenue, east of Wells Fargo Bank
(2350 Minnehaha Avenue East)
Ms. Finwall said 3M proposes to construct an 83,000 square foot building to house a new
leadership development institute (LDI) and a customer center. The building will be constructed
on vacant 3M Campus property located south of Minnehaha Avenue, just east of Wells Fargo
Bank.
The leadership development institute will be relocated to the new building from its existing site
at 600 Carlton Street which is south and east of this property. The LDI is a conference center
designed to serve 3M employees and other executives. The conference center will operate
primarily during business hours with an occasional evening program.
The customer center will consist of exhibition space with supporting displays, conference
rooms, and dining facilities to serve as a marketing function for current and future 3M
customers. The customer center will serve a limited population and operate primarily during
business hours and occasional evenings.
Board member Shankar asked when the planning commission recommended the sidewalk or
trail during their meeting, did they specify where they wanted it to begin and end?
Ms. Finwall said the planning commission did not clearly state where they would like the
sidewalk or trail to begin and end. The condition for a sidewalk or trail was added due to the
concerns of the neighbors for pedestrians on Minnehaha Avenue and the additional traffic
anticipated in the area.
Board member Hinzman asked if there was a future plan for a sidewalk along Minnehaha
Avenue with future road construction?
Ms. Finwall said Ramsey County has indicated that Minnehaha Avenue is not on any schedule
for future expansion or road construction at this time.
Board member Hinzman asked about the reduction in parking. It was indicated in the staff
report that there would be a possibility of proof of parking on the site. He asked where the
parking is located that could be accessed in the future?
Ms. Finwall showed Board member Hinzman where the proof of parking was located on the
site plan.
Chairperson Longrie asked what type of additional landscape staff had in mind to be planted
on top of the berm?
Ms. Finwall said staff did not specify what type of landscape to plant on top of the berm,
however, it might be good to recommend evergreen trees so there is year-round coverage
shielding the headlights from the neighbors across the street.
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Board member Olson asked how this property could be zoned M-1 in a shoreland overlay
district?
Ms. Finwall reviewed the zoning map and said the light manufacturing zoning was in place
when the old movie theatre was located on the site. The pond is called 3M pond and is
protected by the city's shore land overlay district and wetland ordinances both of which were
adopted after the zoning of the property to M-1. The wetland ordinance is in place to protect
the wetland. This requires the Ramsey and Washington County Watershed District approval as
well. 3M is proposing to delineate the small wetland which is in the middle of the proposed
parking lot but will not alter the existing 3M pond.
Chairperson Longrie asked the applicant to address the board.
Mr. Dean Hedlund, Project Manager, 3M Company, 900 Bush Avenue, addressed the board.
Mr. Hedlund said they have met with Kimley-Horn Associates, engineering consulting firm that
worked with the City of Maplewood on a traffic study that was already done on Minnehaha
Avenue. Mr. Hedlund sent the data to Kimley-Horn regarding the usage of the existing LDI
building and Kimley-Horn will use that data, along with additional traffic information to create
the traffic study. The existing LDI building is located on Carlton Street. 3M has traffic counts
from 2003 and 2004 regarding the traffic generated from the existing LDI building which will
help with the traffic analysis. 3M is concerned about the location of the sidewalk or trail.
Another concern is whether they have enough property for a sidewalk because of the parking
lot, the berm, the right of way and the sewer easement. 3M has more than the required
number of trees, shrubs and other landscaping on the property and believes city staff could
work with the landscape company to take landscaping from one area and redistribute it along
the berm to help screen headlights from the residential homes. That way additional
landscaping would not have to be incorporated.
Mr. Hedlund said regarding the condition to combine the two lots for tax purposes 3M's Real
Estate office has contacted the Ramsey County Property Tax office and is working through the
requirements to get this condition done. This process could impact the issuance of the building
permit Mr. Hedlund asked if the wording in the condition could be changed stating staff shall
confirm with the Ramsey County Property tax office that 3M has submitted everything that is
necessary to accomplish this and are waiting for the Ramsey County Property Tax office to
complete this process. The condition which requires irrigation of landscaping should be
changed so the native plantings do not require an irrigation system and therefore, 3M does not
want to be required to have an irrigation system. Regarding item 3. on page 6, 3M would
prefer to provide a letter of credit rather than a cash escrow.
Mr. Tom Dornack, Project Manager, BWBR Architects, 380 St. Peter Street, #600, St. Paul,
addressed the board. Regarding the statement in the staff report regarding no more curb cuts
for access off of Minnehaha Avenue, 3M owns the property by Wells Fargo Bank which is
approximately 900 feet to the east. There is a wetland in that area and because there is a
small parcel of land that would require access 3M is concerned about not getting access that
would be needed to develop that parcel in the future.
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Mr. Paul Kangas, Landscape Architect, Loucks Associates, 7200 Hemlock Lane, Suite 300,
Maple Grove, addressed the board. They could work with staff regarding moving some of the
existing landscaping on the site to the berm. The berm between the parking lot and the street
will handle the storm water and protect the residential homes from headlight glare.
Mr. Kangas said they plan on using an irrigation system in the front of the building and on the
south side of the building they will plant native plantings and grasses which require little
maintenance and do not require an irrigation system.
Board member Ledvina said the staff report recommends that no additional curb cuts be
allowed on Minnehaha Avenue. He asked how 3M plans to request additional curb cuts to
access the small parcel of property after the statement made by Ramsey County?
Mr. Hedlund said if 3M decides to build a 20-unit residence facility to house visitors for the LDI
customer center, 3M could access that facility via the two new driveways or the shared
driveway with Wells Fargo Bank. But access to the east side of the LDI building for a future
development could be a problem because of the topography, the size of the wetland and would
require a fairly sizeable land bridge. Mr. Hedlund said 20-units for the residence facility is
larger than he would anticipate. Currently 3M visitors stay at the St. Paul Hotel but 3M would
like their visitors to stay closer to the 3M campus.
Board member Olson said the only reason 3M would come before the city would be to ask for
a curb cut to access the future development to the east?
Mr. Hedlund said correct.
Mr. Dornack said the traffic study will determine whether it's feasible to have a right turn in and
right turn out only off Minnehaha Avenue.
Mr. Craig Peterson, Design Leader, BWBR Architects, 380 St. Peter Street, #600, St. Paul,
addressed the board. Mr. Peterson showed some display boards regarding the exterior
finishes on all of the building elevations. Those exterior finishes include brick, prefinished
metal panels and windows.
Board member Olson asked how many people could be seated in the cafeteria and in the
auditorium areas?
Mr. Hedlund said there are about 150 seats in the dining area. One auditorium area seats 100
people and the other seats 150 people. On very rare occasions 3M could use both
auditoriums at once. The current LDI site has one auditorium area. The parking need is very
low for this facility which is the reason for the reduction in parking spaces.
Board member Shankar asked if the auditorium areas would ever be rented out?
Mr. Hedlund said those areas would not be rented out. 3M's upper management is very strict
regarding the use of those auditoriums even for use by other 3M functions.
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Chairperson Longrie asked what area on the landscaping plan would 3M propose to take
landscaping from to use on the berm and what type of landscaping do they propose to plant on
the berm?
Mr. Kangas said one of the difficult things with the landscape ordinance in Maplewood is it
does not state what type of landscaping or trees the city recommends using. The ordinance
only states the caliper of the trees and how many trees you need to replace. He is not sure
where they would take landscaping from on the plan or what type of landscaping they would
use on the berm but they would use something that would screen the headlights from the
residential area. They have more than the required amount of landscaping on the plan and
could work with city staff on redistributing landscaping to cover the berm area.
Board member Olson asked what type of signage they propose to use.
Mr. Kangas said they plan on using a monument sign at the northwest corner of the site and
the sign would be constructed of similar building products as used on the building.
Mr. Hedlund said this is not a site where visitors would rent a car and drive to this location.
Someone from 3M meets the visitors and drives them to the 3M building. This will be a secure
building and people will have to use a security card to get into the building. A receptionist will
be at a desk at the entrance of the building to greet people.
Chairperson Longrie asked if there was any consideration given to using additional
architectural elements such as an additional brick color to make the building look less sterile?
Mr. Peterson said they want this building to stand alone and not look similar to any of the other
3M buildings so they chose to use a different brick color on this building. They considered
using a lighter brick color such as a buff color brick but 3M thought the darker brick color has
more of a corporate look to it. 3M wants the building to have a look of simple elegance so the
building doesn't stand out which is why they have limited the building products and the scale of
the building exterior.
The followinq residents addressed the board on this proiect:
1. Ms. Peggy Auchter, 2375 Minnehaha Avenue, Maplewood.
What level is the berm measured, street level or below street level?
The landscaping plan shows planting 92 trees but how many trees would be planted on
the berm?
Would the berm be alleviated at the entrance way for driver safety?
There will be 22 light posts in the parking lot, will those lights be on all night long or will
they shut off at night?
Regarding the sidewalk or trail, will there be a pedestrian crossing on Minnehaha
Avenue for those people that will cross the street to use the sidewalk?
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Ms. Auchter said there has been discussion regarding a right turn in and right turn out.
Could there be a no left turn sign so she can get into her driveway? What about all the
traffic coming from Century Avenue onto Minnehaha Avenue?
2. Ms. Flo Clark, 2383 Minnehaha Avenue, Maplewood.
She also asked for clarification regarding where the berm level begins, street level or
below street level and the height of the berm after the trees are planted on top of that
berm?
She also asked about the light posts in the parking lot and if some of the lights could be
shut off so lights wouldn't shine into their homes all night long.
She requested for safety reasons that what ever is planted on the berm by the entrance
to the parking lot not block the view for people trying to exit the property.
3. Mr. Jim Beardsley, 2311 Minnehaha Avenue, Maplewood.
He will be looking at the west side of the property where the loading dock and garbage
is going to be located and he would prefer evergreen trees be planted there for
additional screening to the dock area.
It appears they are using a very limited list of planting materials in the rain gardens.
With this being a wetland they should look at using native plants and materials to go
along with the wetland.
4. Mr. Rick Auchter, 2375 Minnehaha Avenue, Maplewood.
He is concerned about the ten new homes to be built within the new cul-de-sac road
Crestview Court. Those homeowners will be traveling on this road as well and trying to
turn in and out of their street which could be an additional traffic problem. Many people
get frustrated and turn their cars around in his driveway because traffic is so backed up
weekdays between 4:30 and 6:00 p.m.
5. Kathi Baldwin, 765 Meyer Street, Maplewood.
She is also concerned about the traffic and the vehicles that use Meyer Street. Vehicles
drive fast and she worries about the children playing in the area. The speed limit is 40
mph and with the additional homes that are going to be built she wondered if the city
could lower the speed limit to 30 mph for safety.
Chairperson Longrie closed the hearing.
Mr. Kangas said roughly 25% of the trees will be planted along Minnehaha Avenue on the
berm. The height of the berm will extend four feet above the parking lot or the height of
Minnehaha Avenue and then the plantings would be on top of the height of the berm. So there
will be effective screening of headlights from the residential homes. Regarding the loading
dock area the screening wall will be a brick base with metal panels as well as some coniferous
trees planted to screen the area.
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Chairperson Longrie asked what time deliveries would come to the loading dock area.
Mr. Hedlund said the deliveries are not going to be your typical deliveries. There will be a daily
food delivery from a catering company for the warming kitchen to prepare food which would be
about 10:00 a.m. but there would not be typical deliveries to this building like there would be at
the other 3M buildings.
Board member Olson asked if they could make sure that their wild flower seed miX IS a
certified clean mix and that it doesn't have any noxious seed mixtures in the mix. Thistle is
included in some seed mixtures and can be a real problem when it blows into the residential
area.
Mr. Kangas said the specified seed mixture comes straight from the MnDot standards so it is
definitely an improved list but they will take a critical eye to the mixture.
Board member Shankar said with a building that faces south he would assume you would
need to use landscaping to shade the building and keep it cooler?
Mr. Kangas said typically you would have deciduous trees that would bloom in the summer to
keep the building cooler and then allow sun to shine on the building in the winter when the
leaves are gone. However, this building will have a special reflective coating on the glass
making it very energy efficient and will accommodate the heat level. Any trees they would
plant would have to be so close to the building and 3M prefers to leave the view open and
avoid planting trees close to the building.
Mr. Hedlund said regarding the exterior lights in the parking lot, he would say the lights are
probably on all night. 3M has a lighting consultant that has laid out the lighting along with a
computer print out showing the total foot candles that each light post would have. 3M is
concerned about employee safety so they want the parking lot lit and believe the light posts
would shine down into the parking lot and not shine outwards into the residential area.
Chairperson Longrie asked if they had any idea what time the events would begin and end so
she can get an idea of traffic conditions.
Mr. Hedlund said the leadership development classes begin early around 7:00 a.m. and
include long days.
Chairperson Longrie asked if there would be the potential to have one driveway in and another
driveway going out?
Mr. Hedlund said 3M has planned on two driveways both going in and out. The traffic study
will determine if there would be traffic concerns. If it is recommended by the traffic analysis to
have a one way in and one way out they will consider that when the formal study is done.
Chairperson Longrie asked if there was a way to turn every other light off in the parking lot or
the ability to dim the lights so in the middle of the night it is still lit for security reasons but not
be as bright.
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Mr. Hedlund said he didn't know if that was a possibility but would not be opposed to doing
that.
Board member Shankar asked if the mechanical units would be visible on the roof?
Mr. Hedlund said the mechanical units would not be visible; they have gone the extra mile to
screen the units.
Chairperson Longrie said the board needs to discuss whether they think the landscaping
should be distributed from what is already shown on the plans or if they should add additional
landscaping to the site.
Board member Hinzman and Ledvina said they are okay with additional landscaping added to
the berm and whether 3M takes the landscaping from the existing list of landscaping or adds
additional landscaping to the site makes no difference. They have a fairly extensive list of
landscaping materials on the list as it stands.
Chairperson Longrie said she prefers many trees planted in the parking lot islands to provide
as much shade as possible for the vehicles, so she would not want to see these trees
relocated to the berm.
Board member Ledvina is concerned about the statement made in the staff report regarding no
additional curb cuts on Minnehaha Avenue and he is inclined to agree with staff to not allow
any additional cuts, especially because of the high traffic level and people pulling out onto
Minnehaha Avenue. However, iflhere is a traffic study done that says 3M can have additional
curb cuts then he would be okay with that decision.
Board member Olson disagrees with Board member Ledvina in that she believes there could
be a need for an additional curb cut on the east side of the site. She likes the idea of a right-
turn-in and a right-turn-out lane. The need for additional curb cuts for the future 3M housing
complex should be dealt with separately if and when that comes before the city.
Board member Hinzman agrees with Board member Ledvina. He drove the area today and
saw the amount of traffic and congestion that the neighbors mentioned and it is an issue. If
there is a way to get traffic off Minnehaha Avenue by using another access then he would
recommend that.
Chairperson Longrie had comments regarding the limited building materials on the north
elevation. The CDRB has requested additional building materials be added to the large
expanse of a building in the past. On the north elevation there is only one brick color and she
recommended a second brick color be used as a band of color in a different tone to break up
the expanse of the north elevation to improve the look of the building. In her opinion the front
of the building looks like the front of a warehouse building.
Board member Olson disagreed with Chairperson Longrie's comments. The aluminum on the
building will be sculpted so the appearance of the building exterior will change when it is on the
building. The rendering is an unfair representation of what the building materials will look like.
The brick is very subtle but that is the way 3M wants their building to appear, simple and
receded and she is comfortable with the building design.
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Board member Shankar thinks that in relation to the Wells Fargo Bank building next door the
3M building will look nice.
Chairperson Longrie said that's true.
Board member Ledvina said he sees a variation in the height of the brick and in the glass
panels and he thinks that will provide the visual interest to the building.
Board member Olson said she would like to see the sidewalk installed by 3M and she doesn't
have a preference if it is a sidewalk or a bituminous trail. She would like the sidewalk starting
at Wells Fargo Bank and ending at the east side of the site but she doesn't think the city can
require 3M to do that. Therefore she proposes the sidewalk be the full length of the site that is
being developed.
Board member Hinzman said sidewalks are used by pedestrians and trails are used by bikers,
rollerbladers, skateboarders etc. because of the scores in the sidewalk.
Board member Shankar asked if there would still be enough room for the proof of parking if
there is a trail or sidewalk?
Ms. Finwall said this is within the right of way so there is enough space.
Board member Ledvina moved to approve the plans date-stamped March 18, 2005, for the 3M
Leadership Development Institute/Customer Center building located on 3M Campus property
just south of Minnehaha Avenue, east of Wells Fargo Bank at 2350 Minnehaha Avenue East.
Approval is subject to the following conditions: (changes made by the CDRB during their
meeting are underlined and deletions are stricken.)
a. Repeat this review in two years if the city has not issued a building permit for this
project.
b. Prior to issuance of a grading or building permit, the applicant must submit to staff for
approval the following items:
1) Revised engineering and grading plans. These plans shall comply with all
requirements as specified in the city engineering report dated April 12, 2005, which
requires, among other items, a traffic study to analyze trip generation for future and
proposed development and the potential installation of me riqht-turn lanes. The
traffic analvsis shall determine the need for turn lanes and or the need for a one way
in or one way out. In addition, the applicant shall include a 6-foot-wide concrete
sidewalk or 8-foot-wide bituminous trail along Minnehaha Avenue as determined by
the engineering department. The grading plan must reflect measures taken to
ensure the protection of all large trees on the site where possible.
2) Revised site plan. The plan should include a 6-foot-wide concrete sidewalk or 8-
foot-wide bituminous trail along Minnehaha Avenue as determined by the
engineering department.
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3) Revised landscape plan. The plan should include additional plantings (to include
evergreen trees at least 6 feet in height, deciduous trees at least 2% caliper inches
in size, and shrubs) on top of the berm in front of the parking lot to ensure the
parking lot is screened from view of the residential properties across the street. The
plan should also include a row of evergreen trees should be planted along the west
side of the loading dock driveway to ensure the dock is screened from view of the
residential properties across the street. The plan should also specify the wildflower
mix to meet MnDot standards and ensure no thistle within the mix.
c. Obtain a permit from Ramsey County for construction on county right-of-way for the
driveway access, utility work, and sidewalk.
d. Watershed district approval.
e. To ensure the building does not straddle a property line, the applicant must submit J*gef
ef documentation that 3M has initiated the process with the Ramsev County Property
Tax office to combine the two lots are combined for tax and identification purposes, or
replatted as necessary.
f. A cash escrow or an irrevocable letter of credit for all required exterior improvements.
The amount shall be 150 percent of the cost of the work.
g. The applicant shall complete the following before occupying the building:
1) Replace any property irons removed because of this construction.
2) Provide continuous concrete curb and gutter around the parking lot and driveways.
3) Install all required landscaping and an in-ground lawn irrigation system for all
landscaped areas except the rainwater qardens and native plantinq areas.
4) Install all required outdoor lighting.
5) Install the required sidewalk or trail along Minnehaha Avenue.
h. If any required work is not done, the city may allow temporary occupancy if:
1) The city determines that the work is not essential to the public health, safety or
welfare.
2) The above-required letter of credit or cash escrow is held by the City of Maplewood
for all required exterior improvements. The owner or contractor shall complete any
unfinished exterior improvements by June 1 if occupancy of the building is in the fall
or winter or within six weeks of occupancy of the building if occupancy is in the
spring or summer.
i. All work shall follow the approved plans. The director of community development may
approve minor changes.
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j. Review the liqhtinq plan with city staff for the Iiqht standards, heiqht, and luminary
fixtures to ensure the plan meets the city's Iiqhtinq requirements and does not pose a
nuisance to the surroundinq residential properties.
Board member Olson seconded.
Ayes - Hinzman, Ledvina, Longrie,
Olson
Abstention - Shankar
The motion passed.
Board member Olson moved to approve the parking reduction authorization for the proposed
3M Leadership Development Institute/Customer Center building located on 3M Campus
property just south of Minnehaha Avenue, east of Wells Fargo Bank 2350 Minnehaha Avenue.
This reduction will allow the property owner to have 286 parking spaces (147 fewer than the
city code requires) for the following reasons:
a. The parking requirements for office buildings such as this are generally excessive.
b. Fewer parking spaces would preserve green space and lessen storm runoff.
c. The applicant has reserved space to add 147 parking spaces should the need arise.
Board member Ledvina seconded.
Ayes - Hinzman, Ledvina, Longrie,
Olson
Abstention - Shankar
The motion passed.
This item goes to the city council on May 9, 2005.
Board member Shankar abstained from voting because he is an employee of BWBR Architects
the architect for this project.
The recommendation to the city council is based on Section 2-290 of the city code and the
CDRB makes their recommendation based on the findings found on page 9 of the staff report
numbers 1-3 as read aloud by the chairperson.
VII. VISITOR PRESENTATIONS
No visitors present.
The Board took a recess from 8:26 p.m. until 8:33 p.m. to set up a power point presentation on
the siqn code revision.
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VIII. BOARD PRESENTATIONS
Ms. Finwall reported the only CDRB item discussed during the April 25, 2005, city council
meeting was the Heritage Square Fourth Addition, Town & Country Homes, Highway 61 , which
was approved.
IX. STAFF PRESENTATIONS
a. Sign Code Revisions
Andrew Gitzlaff, Planning Intern, said this is a follow up from the CDRB meeting of April
12, 2005. Staff recommended that the CDRB offer comments and guidance on the
suggested revisions to the sign code found in the report.
Mr. Gitzlaff thanked the board members for their comments at the last CDRB meeting.
He then gave a power point presentation on signs in residential districts along with
suggested design standard changes, size changes, sign content changes, temporary
sign changes and permitted sign changes. Then he presented signs in LBC, CO, and
NC commercial districts along with suggested height changes, size changes and
suggested temporary sign changes. Areas of the code discussed include:
Residential
Design standards for freestanding signs
Reducing the height of freestanding signs from 8' to 6'
Restricting the size of opinion signs
Restricting the size of temporary signs to 32 square feet
Allowing neighborhood bulletin board signs
LBC CO & NC Commercial Districts
Reducing the height of freestanding signs from 25' to 6'
Reducing size of freestanding signs from 80 square feet to 64 square feet
Restricting the size of temporary signs to 32 square feet
The board offered comments and questions regarding the sign code reVISions. City
staff took notes on the boards' comments and findings regarding the sign revisions and
will bring revisions back to the board at the next CDRB meeting.
b. CDRB Representation at the May 9, 2005, City Council Meeting -
3M Building 278 (LDI/Customer Center, 2350 Minnehaha Avenue East)
Board member Ledvina will represent the CDRB at the May 9, 2005, city council
meeting.
X. ADJOURNMENT
The meeting was adjourned at 9:33 p.m.