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TO: Honorable Mayor and Members of the Common Council FROM: Kelly Nieforth, Director of Community Development DATE: December 10, 2024 SUBJECT: Res 24-677 Approve Specific Implementation Plan Amendment for Pylon Sign at 1290 South Koeller Street (Plan Commission Recommends Denial)

BACKGROUND

The subject site is a 2.16-acre lot with frontage along South Koeller Street, which includes a recently built Chili’s Grill and Bar. The property is zoned SMU-PD and the surrounding area consists of commercial uses. The 2040 Comprehensive Land Use Plan recommends Interstate Commercial use for the subject area. On February 22, 2022, Common Council approved a General Development Plan and Specific Implementation Plan for a restaurant (Chili’s) at the subject site.

ANALYSIS

The approved GDP/SIP for the site included a 10’ tall, 99 sq. ft. monument sign along South Koeller Street. A Base Standard Modification (BSM) was approved at that time to allow a 7.6’ front yard setback, where code requires a 25’ front yard setback. Staff recommended approval of the reduced front yard setback due to the monuments sign’s substantial height reduction to 10’, where code allows a maximum sign height of 35’. The applicant is proposing to remove the existing monument sign for placement of a 35’ tall pylon sign, which would utilize the existing 99 sq. ft. sign cabinet. The applicant is requesting a new BSM to allow the proposed pylon sign to be placed with a 15.25’ front yard setback, where code requires a 25’ setback. According to the applicant, meeting the 25’ front setback would result in the pylon sign being on the same vision plane as neighboring pylon signage, which would result in the Chili’s sign being blocked from visibility and also blocking neighboring signs from visibility. The applicant also stated that the proposed pylon sign cannot be constructed at the 25’ setback due to the existing site layout which does not have a viable location for sign placement at 25’. The pylon sign would have to be placed 35’-40’ beyond the setback in order to meet code. Staff analyzed existing pylon signage on other parcels along North Koeller Street and noted that there are several neighboring legal nonconforming pylon signs within the 25’ front yard setback. However, all pylon signs that have been installed since the adoption of the current zoning ordinance in 2017 have been held to the 25’ setback requirement (Chipotle/Old National Bank, Panda Express, UHAUL). Staff is of the opinion that all new pylon signage should meet current setback requirements when sufficient space exists to meet the requirements. Staff is not aware of any hardships unique to the site that necessitate reduced front yard setbacks for a pylon sign, and therefore is recommending denial of the proposed setback reduction for a 35’ tall pylon sign.

FISCAL IMPACT

Approval of this may result in an increase in the assessed property value for the site. The applicant is anticipating spending approximately $26,390 on the proposed project.

RECOMMENDATION

The Plan Commission recommended denial of the requested Specific Implementation Plan Amendment with the findings on December 10, 2024. Please see the attached staff report and meeting minutes for more information.

Attachments RES 24-677 SIP Amendment - 1290 S Koeller St

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