HomeMy WebLinkAboutItem V PLAN COMMISSION STAFF REPORT OCTOBER 1,2019
ITEM V: GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC
IMPLEMENTATION PLAN APPROVAL FOR PROPERTY LOCATED
ADJACENT TO 1033 N. WASHBURN STREET
GENERAL INFORMATION
Applicant/Owner: OC Development 2, LLC
Actions Requested:
The applicant requests approval of a General Development Plan amendment and Specific
Implementation Plan for a restaurant at the property located adjacent to 1033 N. Washburn Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject property is a commercial parcel located at 1000 block of N. Washburn Street and is
approximately 3.17 acres in area. A General Development Plan (GDP) was approved in June 2017
for a multi-tenant retail/office use with a Specific Implementation Plan (SIP) subsequently
approved in August 2017. The surrounding area consists predominately of commercial uses. The
subject property as well as the surrounding area are zoned Suburban Mixed Use with a Planned
Development Overlay (SMU-PD).
Subject Site
Existing Land Use Zoning
Currently under development as Commercial SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Public Right-of-Way(N.Washburn St.) SMU-PD
West Retail (Lowe's) SMU-PD
South Retail (Dick's Sporting Goods/Pet Smart) SMU-PD
East Public Right-of-Way(N.Washburn St.) SMU-PD
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate Commercial
Page 1
ANALYSIS
Use/Site Design
The applicant is proposing to amend the existing General Development Plan (GDP) for the site to
include a restaurant with drive-thru. They are also requesting Specific Implementation Plan (SIP)
approval for the third and final phase of the development which will be a single tenant building
occupied by Chick-Fil-A. The proposed building will be 5,019 sq. ft. in area, slightly smaller than
the building shown on the existing GDP for the site and oriented toward the existing shared
parking lot on the site.
The proposed plans include a double-lane drive-thru wrapping around the north side of the
building into the front yard area(along N. Washburn St.). A Base Standard Modification (BSM) is
required for location of the drive-thru within the front yard. Staff is supportive of the BSM as the
site is designed to have the shared parking area on the interior portion of the site, leaving the N.
Washburn Street(front yard) side of the building as the only feasible location for the drive-thru.
Along with this, the subject site has a unique lot configuration resulting in limited available areas
outside of the front yard. Also,the drive-thru will meet the 25' front yard setback requirement
for the Suburban Mixed Use (SMU) district and required street frontage landscaping will "break
up" the view of the drive-thru from N. Washburn Street.
A Base Standard Modification will also be required for the dumpster enclosure as it will be
located closer to the street (N. Washburn St.) than the principal building. Staff is supportive of
the BSM as the new refuse enclosure will be situated next to the existing dumpster enclosure, for
the retail building to the south, and utilize the same access. Landscaping is also being proposed
on the street side of the enclosure to screen it. The plan set did not include elevations for the
dumpster enclosure,which must be 6' tall and constructed of wood or one or more materials used
on the exterior of the main building. This can be addressed during the Site Plan Review process.
Access/Parking
The new restaurant will utilize existing shared parking and drive aisles on the site as well as 10
new stalls in front of the building. The site exceeds maximum parking allowances,which was
approved per the existing GDP for the site.
Signage
Proposed signage for the restaurant includes a tenant panel on a multi-tenant monument sign to
the east of the building, fronting N. Washburn Street as well as a wall sign on each facade of the
building. The sign plans also include a drive-thru sign for both of the drive-thru lanes as well as
on-site warning signs ("Stop", "Do not enter") for the parking/drive area. All proposed signage
appears to meet sign ordinance requirements with the exception of the "Stop" and "Do not enter"
signs that will need to be reduced from 8' to 6' overall height.
Landscaping
A landscaping plan has been submitted with the application and includes a variety of proposed
shrubs and trees for building foundation, paved area and yard landscaping. The landscaping
plan shows a total of 140 building foundation landscaping points, meeting the minimum
Item V—GDP AMDISIP Adj 1033 N. Washburn St. 2
Page 2
requirement of 121 points. However,none of the points are on the side of the main entrance,
where code requires a minimum of 50% of the required building foundation landscaping points.
A minimum of 60.5 landscaping points will need to be moved to the main entrance side of the
building to meet this requirement.
The plan also meets point requirements for paved areas with 291.5 points where 68 points are
required, while also meeting the minimum percentages for tall trees and shrubs. However, two
of the tall/deciduous trees will need to be moved to the parking row ends for the new stalls in
front of the building. The landscape plan shows 6 existing trees along the N. Washburn St.
frontage. Staff is recommending a condition that 320 street frontage landscaping points
(minimum 50% devoted to medium trees)be provided along the N. Washburn St. frontage to
meet street frontage landscaping point requirements. This will also serve to "break up" the front
yard drive-thru.
Site Lighting
The applicant submitted a photometric plan that appears to meet lighting standards. The
proposed lighting meets the .4 foot-candle minimum requirement for parking areas and has no
more than .5 foot-candles of light trespass at the property line. The proposed 20 ft.height of the
light poles/fixtures complies with the 20 foot maximum height for the SMU zoning district.
Storm Water Management
Drainage plans have been submitted and are being reviewed by the Department of Public Works.
Finalized storm water management plans will need to be submitted and approved as part of the
Site Plan Review process.
Building Elevations
The proposed building will be constructed of a combination of multiple types of brick veneer and
storefront glass. Staff does not have concerns with the proposed building elevations as they are
constructed almost entirely of Class I material and meet facade articulation requirements.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends that Plan Commission make the following findings
based on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
Item V—GDP AMDISIP Adj I033 N. Washburn St. 3
Page 3
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(f) The proposed Planned Development project design does not detract from areas of
natural beauty surrounding the site.
(g) The proposed architecture and character of the proposed Planned Development project
is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
(j) For Planned Development projects that are proposed to be developed in phases, the
applicant can provide a timeline for development and can demonstrate that the project
would be successful even if all phases were not or could not be completed.
Staff recommends approval of the General Development Plan amendment and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1) Base Standard Modification to allow a drive-thru in the front yard.
2) Base Standard Modification to allow a dumpster enclosure between the building and
public street.
3) Minimum 320 street frontage landscaping points be provided along the N.Washburn St.
frontage.
Item V—GDP AMDISIP Adj 1033 N. Washburn St. 4
Page 4
SUBMIT TO:
City Of Oshkosh Dept.of Community Development
City 215 Oshkosh, h Ave.,
P.O.Box 1130
ofofWOshkosh Planned Development Application PHONE:
,WI 236-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: 0C- -V CV t L0'�P►+1t-)1_ 2 LL L Date: 0 r Z g I I
Petitioner's Address: (01 Ot1F60d (T STE D City: OWOS4 State: �^)j Zip: 0 I
Telephone #: (fzbi ) 2-67 -7S Email: e1 NJVOfW eh 41K-Contact preference: Ik Phone ❑ Email
(ow�
Status of Petitioner(Please Check): KOw r 6sen)ative Tena t Prospective Buyer •�Q q
Petitioner's Signature (required): Date: �lJ
OWNER INFORMATION
Owner(s): S 14 VA C Date:
Owner(s) Address: City: State: Zip:
Telephone #: ( ) Email: Contact preference: ❑ Phone ❑ Email
Ownership Status (Please Check): : Individual Trust I- Partnership Corporation
Property Owner Consent:(required)
By signature hereon, I/We acknowledge that City officials and/or employees may,in the performance of their functions, enter
upon the property to inspect or gather other informati necessary to p cess this application. I also understand that all
meeting dates are tentative and may be postp by he Planning rvices Division for incomplete submissions or other
administrative reasons. y
Property Owner's Signature: Date:
TYPE OF REQUEST:
❑ General Development Plan (GDP) Z?General Development Plan (GDP) Amendment
®.Specific Implementation Plan (SIP) ❑Specific, Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: A�b5. -10 1073 N . to S�!a JR►� ST-
Proposed Project Type: 't1 -41)240 T IleI< 5 ILL 1 e-E�
Current Use of Property:. y AC,gNT LA t-- �ETdI�L a SC��LE `�� Zoning: 5 0't%)
Land Uses Surrounding Your Site: North: {i ' �l Q'Ei4� -POT 0,J
South: 71 C►C S 5S?01_t I rJ b 0.)W �e-rS,,,Uq(Lr
East: STr1IPi4%4F'EL—S +DTI - `4
West: yE(L-4E LD%-'EIS
y It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
r Application fees are due at time of submittal.Make check payable to City of Oshkosh.
r Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at www.ci.osl)kosh.wi.us/Community_Devetopment/Planning,htm
Sign Staff Date Rec'd
Page 5
■ THE 1"4 ORGAN EAR-; � ' r ° ¢I�
1'rofegyiai+tal �t k11 8 -;t,; ,��rvic+re
Mr. Mark Lyons
Planning Director
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54901
RE: Restaurant Development—Oshkosh,WI
Mr. Lyons:
Please allow this letter to serve as our narrative relating to a Planned Development located in front of
Dick's Sporting Goods and Petsmart on Washburn Avenue, Parcel ID# 1621750000. Per our previously
approved General Development Plan, we would like to amend the Planned Development GDP and
submit for review of our SIP concurrently.
The existing use of this portion of the property is undeveloped vacant land, which has been subject to a
PD since this area was originally planned in 2005. We acquired this property in 2015 as part of the
development of Dick's Sporting Goods and Petsmart, which was completed in 2016 on the adjacent
parcel. We have completed 2 of 3 phases of our outlot development, including the multitenant building
currently leased to Steinhafel's Mattresses and AT! Physical Therapy, as we!! as a free-standing building
occupied by Verve, a credit union. We are limited by the reciprocal easements placed on this property
by Lowe's during the initial development, with the placement of these three buildings dictated by that
document as well as our previously approved GDP.The third phase of this development will be a single
tenant building occupied by Chick-Fil-A, served by the existing shared parking and drive aisles, as well as
a small number of new stalls, a double drive-thru lane and a second dumpster enclosure.The proposed
building is smaller than both the building permitted by our easement agreements and the building
shown on our previously approved GDP.
Necessary base standard modifications required for this plan are, in our review, limited to the
construction of certain improvements (existing dumpster enclosure expansion, drive-through) in the
front yard adjacent to the Washburn Avenue right-of way. Because of the configuration of our site
(almost 700 feet of frontage curving along Washburn St from the south to the northwest), we have a
significant amount of front yard area not found in most other parcels in the City of Oshkosh. Per our
easement agreement with Lowe's as well as the previously approved GDP,we have pushed all buildings
to the street frontage side of the parcel to keep the parking field from becoming the focal point of our
development. As a result, certain facilities that might otherwise be in a rear yard area are forced into the
front yard. We are proposing the construction of a double drive through, as well as an expansion of the
previously approved dumpster enclosure area located to the north of Steinhafel's Mattresses.These
Page 6
items will be compliant with setbacks and will be screened adequately to ensure their presence does not
distract from the overall aesthetic quality of the site.
To that end, please note that the proposed Chick Fil-A building will be constructed from a combination
of multiple types of brick veneer and storefront glass.These materials, which constitute almost 100%of
each facade of the building (excepting small area of metal flashings along rooflines), are all Class 1
materials per the City of Oshkosh's design standards,well in excess of what is required. We believe this
building will be a higher quality of construction than many buildings currently found along Washburn St
as a result. In addition, building signage currently bring proposed by Chick-Fil-A is well below what is
currently permitted in this district, with no additional monument or pylon signage being requested
outside of the existing signs.
As a quick service restaurant, there will be no residents on this site, and anywhere from 15-25 daily
employees on an approximate basis.The existing parking field will be expanded by an additional 10
stalls, which is in keeping with our anticipated need for shared parking to serve all occupants of all
buildings without drastically exceeding the previously approved GDP. All stormwater is managed in an
offsite retention pond north of Lowe's,, which has capacity to accept all runoff from this site. Any onsite
treatment of stormwater that may be required prior to draining into this pond will be handled via any
existing or,additional biofiltration basins, bioswales or other methods to be approved by the
Department of Public Works. We do not anticipate any negative impacts on any of the adjoining
properties from this development, as they are all currently either retail, restaurant or office uses and we
believe our project will be very compatible within this area. Traffic generated from this development will
be in keeping with the traffic currently generated by neighbors such as Verve, ATI Physical Therapy,
Lowe's, Kwik Trip, Panera Bread, Dick's Sporting Goods and Petsmart.
Per the application form, below is our statement regarding any negative impacts on the following issues:
• We do not believe there will be any negative health, safety or general welfare impacts on any of
the surrounding land as a result of this identical usage pattern.
• Pedestrian and vehicular circulation and safety will be handled within the previously constructed
shared sidewalks and driveways, and will not impact the amount of traffic .heron rnu'tl�d t^�"JaMe r.,, .. h. b ."
the public rights-of-ways in numbers that would create traffic problems.
• This project will not create any additional noise, air, water or other pollutions- in fact, it will
assist in finalizing the redevelopment of a former site of landfilling activities, thereby having a
positive environmental impact.
• It will not impact the demand for or availability of public services in a negative way, as all
necessary public services are in the vicinity and have adequate capacity to serve this project.
• There will be no negative impact on the character or future development of the area, as this is a
commercial area being developed with commercial uses in keeping with the surrounding areas.
Respectfully,
Grant Sch ab
The Morgan Partners, LLC
Page 7
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GDP AMENDMT/SIP LOWES HOME CENTERS LLC MENARD INC
ADJ TO 1033 N WASHBURN ST 1000 LOWES BLVD 3630 S GEYER RD STE 100
PC: 10-01-19 MOORESVILLE NC 28117 SAINT LOUIS MO 63127
VEREIT MT OSHKOSH WI LLC TOWN OF ALGOMA OC DEVELOPMENT 2 LLC
PO BOX 460369 DEPT 250 TOWN CLERK 601 OREGON ST B
HOUSTON TX 77056 15 N OAKWOOD RD OSHKOSH WI 54902
OSHKOSH WI 54904
Page 12
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