HomeMy WebLinkAboutItem III
PLAN COMMISSION STAFF REPORT DECEMBER 3, 2024
ITEM III: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR PYLON SIGN AT
1290 SOUTH KOELLER STREET
GENERAL INFORMATION
Applicant: Site Enhancement Services
Owner: GST Exempt Trust FBO
Action(s) Requested:
The petitioner requests approval of a Specific Implementation Plan (SIP) Amendment for a
pylon sign.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
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.
Subject Site
Existing Land Use Zoning
Restaurant SMU-PD
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU-PD
South Commercial SMU-PD
East Commercial SMU-PD
West Public Right-of-Way/Interstate 41 SMU-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Page 1
ITEM III - SIP Amendment – 1290 S. Koeller St.
ANALYSIS
Use
No changes are being proposed to the existing use of the site.
Site Design
No changes are being proposed to the existing site design.
Lighting
A photometric lighting plan has not been submitted with this request.
Signage
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’ from the
setback in order to meet code.
Submitted site plan
Page 2
ITEM III - SIP Amendment – 1290 S. Koeller St.
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.
Sign plan
Landscaping
A landscaping plan has not been provided, but the applicant has noted that they are willing to
provide additional landscaping to offset the BSM request for reduced sign setback. If approved,
staff is recommending that an additional 25 shrub landscaping points be provided around the
base of the sign to offset the BSM request.
Design Standards
No changes are being proposed to the existing building.
Page 3
ITEM III - SIP Amendment – 1290 S. Koeller St.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings
based on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project would set precedent for allowing
reduced front yard setbacks of full-size pylon signs.
(b) The proposed Planned Development project is not compatible with adjacent/nearby
development as neighboring properties in the surrounding area were prohibited from
installing such signs within the front yard setback.
(c) The proposed Planned Development project will not positively contribute to and may
detract from the physical appearance and functional arrangement of development in the
area. A full-size pylon sign is not compatible with neighboring signage approved under
the current zoning ordinance.
Staff recommends denial of the Specific Implementation Plan Amendment as proposed with the
findings listed above.
If Plan Commission would like to recommend approval of the Specific Implementation Plan
Amendment, staff recommends the following conditions are included in the motion to approve:
1. A minimum of 25 shrub landscaping points shall be provided around the base of the
sign.
2. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
3. Except as specifically modified by this Specific Implementation Plan Amendment, the
terms and conditions of the original Specific Implementation Plan dated February 22,
2022 (Resolution 22-70) remain in full force and effect.
Page 4
Page 5
Page 6
Page 7
Justifications
Chili’s Grill & Bar is respectfully requesting a 35’ tall pylon sign at 99.04ft2 with a reduced setback of
approximately 15’-3” as opposed to the code allowed front yard setback requirement of 25’. Chili’s Grill
& Bar is respectfully requesting freestanding signage that fits into the community without being on the
same plane as other signage which reduces the amount of time any sign might be blocked by the
proposed Chili’s Bar & Grill pylon sign. The strict enforcement of the code only allows for the pylon sign
to be placed in areas that are well beyond the 25’ (35’-40’ approx.).
Based on the request, Chili’s Bar & Grill is willing to update the landscaping plan to improve the site with
a landscaping bed at the base of the sign. Chili’s is also open to any opinions/recommendations from the
City on the height and radius of the landscaping bed at the base of the sign or any other improvements
that are deemed necessary to improve the site and/or approve this request.
Page 8
Page 9
Page 10
SIP AMENDMENT
1290 S KOELLER ST
PC: 12-3-2024
AGREE CENTRAL LLC
32301 WOODWARD AVE
ROYAL OAK MI 48073-0946
SAVINGS SQUARE PARTNERS
10960 WILSHIRE BLVD FL 7
LOS ANGELES CA 90024-3710
PH 1280 KOELLER ST LLC
ATTN: PAUL REYSEN CPA
6737 W WASHINGTON ST STE 3440
MILWAUKEE WI 53214-5648
GST EXEMPT TRUST
1570 THE ALAMEDA STE 315
SAN JOSE CA 95126-2305
KOELLER PROPERTIES LLC ETAL
670 N COMMERCIAL ST STE 303
MANCHESTER NH 3101-1149
IHOP PROPERTY LLC
10 W WALNUT ST 5TH FLR
PASADENA CA 91103-3633
Page 11
DICKINSONAV
MENARD DR
S
KOELLER
ST
S
W
A
S
HB
U
R
N
ST
!"#$41 !"#$41
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 11/4/2024
1 in = 150 ft1 in = 0.03 mi¯BASE MAP1290 S KOELLER ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 12
DICKINSON AV
ARMORY PL
W 7TH AV
W 6TH AV
REICHOW ST
CRYSTAL SPRINGS AV
S WESTFIELD ST
W 7TH AVW7THAV
GRACELAN
D
DR
MENARD DR
THORNTON
D R
WINDSOR ST
REICHOW ST
O SB O R N A V
CUMBERLAND TR
MARICOPA DR
MARICOPA DR
MORELAND ST
S WESTFIELD ST
VILLAPARK
DR
COVINGTON DR
LILAC ST
W 9TH AVW9THAV
S
WASHBURN
ST
S
W
A
S
HBURN
ST
S
WASHBURN ST
W 9TH A V
S
K
O
E
L
L
E
R
ST
SK O E L L E R ST
W 9T H AV
S KOELLER ST
!"#$41
!"#$41
DR-6
HI
I
I
I
I
I-PD
I-PD
MR-12
MR-12
MR-12MR-12
MULTIPLE
NMU
SMU
SMU
SMU
SMU-PD
SMU-PD
SMU-PD
SMU-PD
SR-5
SR-5
SR-5
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 11/4/2024
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP1290 S KOELLER ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 13
MENARD DR
S KOELLER ST
!"#$41!"#$41
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 11/4/2024
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP1290 S KOELLER ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 14