Discussion:
SITE INFORMATION
Applicant: Zach Chappell on behalf of Kimley-Horn
Property Owner: Dayton Hudson Corporation
Location: 1685 17th Ave E
Current Zoning: Highway Business (B1)
Adjacent Zoning: North:HWY 169
South: Highway Business (B1)
East: Multiple Family (R3)
West: Highway Business (B1)
Comp. Plan: Commercial
Lot Size: 7.59 Acres
Zach Chappell, representing Kimley Horn and Target Corporation has submitted a minor PUD amendment request to adjust the permitted wall signage for the southern elevation of the Target within the Shakopee Valley Marketplace PUD site. The site is located off of 17th Avenue E and Marschall Road. To the east of the subject property is a residential development, to the north is Highway 169, to the south and east is the retail uses. The minor PUD amendment will allow for Target to deviate from new signage standards to be enacted after final approval of the sign ordinance update by the City Council.
The applicant is proposing an enlargement of the total signage for the front (south elevation) of the Target building. The current language in the approved Planned Unit Development indicates that all wall signage in the development shall adhere to existing signage standards for commercial properties within the Highway Business (B-1) Zone. Target will be performing a total remodel of their store in spring of 2019 and with this remodel exterior signage will be completely updated to new modern standards for Target. The proposed signage can be seen attached. Under the previous zoning code, the signage would be permitted, but with the update of the code, tentatively scheduled to be heard and decided upon by the City Council at their November 20th meeting, the proposed signage for the front of the building (south elevation) would exceed the new permitted standards for wall signage and since the property is within a PUD, staff recommended to the applicant to apply for a minor PUD amendment rather than a Variance.
The proposed signage on the south elevation will amount to approximately 200 square feet for the total of the 3 signs. Under the new sign regulations, the applicant will be limited to 120 square feet. The applicant is requesting the PUD be amended to allow up to 250 square feet of signage to permit all proposed signage and leave some extra room in case plans deviate slightly before the remodel which again is expected to happen in spring of 2019. It should be noted that under the previous sign regulations, the applicant would have been permitted up to 1,260 square feet of signage, so this request is considerably less than what was previously permitted, but more than what the updated sign ordinance will allow.
The proposed minor amendment will also affect the Kohls property, but as with Target, the previous allowed wall signage for the property was well above 250 square feet. This amendment will be limited to the south elevation of structures and will not apply to multi-tenant buildings within the planned unit development.
Criteria for Approval:
Section 11.50, Subd. 6 of the City Code outlines the criteria for granting a Planned Unit Development. The following is a listing of the criteria and draft findings for this application.
Criteria No. 1: Whether the proposed development is consistent in all respect with the comprehensive plan and with this section.
Finding No. 1: The comprehensive plan guides this area for highway commercial development, the allowance of additional wall signage size does not conflict with the comprehensive plan.
Criteria No. 2: Whether the proposed development, including deviations from design standards of the underlying zones, is compatible with surrounding land uses.
Finding No. 2: Target's south elevation faces its parking lot and internal circulation roads and signage here will not impact any surrounding users in any negative way. In addition, under the previous sign ordinance, the proposed signage would be permitted. It is only on account of the updated ordinance that this Amendment is required.
Criteria No. 3: Whether the proposed development, including deviations from development standards of the underlying zone, provides adequate open space, circulation, parking, recreation, screening, and landscaping.
Finding No. 3: No changes are proposed in regard to landscaping, open space, or circulation.
Criteria No. 4: Whether the primary function of the PUD is to encourage development which will preserve and enhance the worthwhile, natural terrain characteristics and not force intense development to utilize all portions of a given site in order to arrive at the maximum density allowed. In evaluating each individual proposal, the recognition of this
objective will be a basic consideration in granting approval or denial.
Finding No. 4: This proposal does not affect the overall density of the development of the site.
Criteria No. 5: Whether there exists an overall compatibility of land uses and overall appearance and compatibility of individual buildings to other site elements or to surrounding development. However, the architectural style of buildings shall not solely be a basis for denial or approval of a plan.
Finding No. 5: The ultimate development of the PUD will provide for overall compatibility of land uses, buildings, and other site elements to the surrounding development.
Criteria No. 6: Whether the proposed PUD plan would afford a greater general public benefit than would be realized under the underlying zoning district and/or general zoning provisions.
Finding No. 6: The increased signage is in line with the need for better visibility for a large commercial development and the updated signage in conjunction with the overall remodel for the Target store will update the store to better benefit the general public.