HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT NOVEMBER 5,2019
ITEM II: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A NEW
BUILDING FOR AN EXPRESS LUBE FACILITY AT 355 N.WASHBURN
STREET
GENERAL INFORMATION
Petitioner: Gries Architectural Group, Inc.
Owner: Bergstrom Automotive
Action(s) Requested:
The petitioner requests approval of a Specific Implementation Plan amendment for a new
building for an express lube facility at 355 N. Washburn Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
On July 12,2005,the Common Council approved a Conditional Use Permit/Planned
Development (CUP/PD) for the parcel at 355 N.Washburn Street for an auto sales and service
dealership. The original CUP/PD addressed fencing, landscaping, landscaping maintenance,
lighting and detention areas.
The approximate 8.56 acre (372,975 sq. ft.) site includes a 34,340 sq. ft. automotive dealership with
an associated service space and vehicle display areas built in 2005, according to City Assessor
information. The parcel also contains parking areas for customers,employees, serviced vehicles
and the display of new and used vehicles. The subject parcel is zoned Suburban Mixed Use with
a Planned Development Overlay (SMU-PD). The subject parcel is bounded by N. Washburn
Street and Interstate 41 on the east and commercial uses to the north and south. A number of
single and two family residential properties are located adjacent to the subject property on its'
western edge.
Subject Site
Existing Land Use Zonin
Commercial—Bergstrom Chevrolet Cadillac SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial—Shoreland Development Corp. SMU-PD
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Commercial—Revs Bowl Bar and Grill SMU
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................
East N. Washburn Street and Interstate 41 N/A
...................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Single and Two Family Residential DR-6
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Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
The petitioners spoke with Planning Services staff regarding their proposal to construct an
express lube facility of approximately 2,286 sq. ft. on the rear of the site behind the main building.
The express lube facility would serve the existing dealership. Staff informed the petitioners that
they would have to file for a Specific Implementation Plan (SIP) amendment due to the additional
building and site changes.
ANALYSIS
Use
The previously approved CUP/PD (2005) of the site was for the construction of an auto dealership
including a showroom, associated service area, outdoor vehicle display areas and surface
parking. The applicant proposes to expand the use to include the express lube facility at the rear
of the main building. This additional facility would serve customers of the dealership. The site's
commercial use is consistent with the 2040 Comprehensive Plan's Interstate Commercial land use.
Site Design&Access/Parking
The petitioner is not proposing any changes to the site's access drives. No changes are proposed
to the parking and vehicle display areas facing N. Washburn Street in the front of the site.
Customer traffic/circulation patterns will not change. The new building will be located within
an area currently occupied by service and employee parking spaces. The 19 customer parking
spaces (located in the front of the building) will remain the same. The primary impact the new
building will have is the reduction of service parking from 116 spaces to 102 spaces (all in the rear
of the building).
REQUIRED PARKING PARKING COUNTS
1 SPACE PER 300 Sq. ft. of gross floor area+ 1 CATEGORY CURRENT PROPOSED
space for every 3,000 Sq. ft. of outdoor display SERVICE 116 102
GROSS FLOOR AREA CUSTOMER 19 19
EXISTING FACILITY 32,840 sq. ft. EMPLOYEE 50 51
EXPRESS LUBE (PROPOSED) 2,286 sq. ft. NEW CAR
TOTAL 35,126 sq. ft. INVENTORY 453 439
35,126 sq. ft. /300 sq. ft. = 118 required parking USED CAR
spaces INVENTORY 60 60
34,903 sq. ft. outdoor display/3,000 sq. ft. = 12 ITOTAL 698 671 SPACES
Required Parking Stalls
130 PARKING STALLS REQUIRED
Customers and the general public access the site from N. Washburn Street and their vehicular
circulation is restricted to the eastern portion of the site. The rear of the site where the new
building would be located is gated off from the front of the site. The proposed building's impact
ITEM It-SIP Amendment—355 N. Washburn St. 2
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on circulation would be restricted to impacts on the internal circulation for employees and service
operations. The on-site parking significantly exceeds the base standards for the site and will
continue to do so (see tables above).
Lighting
The original 2005 CUP/PD approval addressed lighting by requiring that parking lot lighting use
full cutoff light fixtures. No other lighting conditions or Base Standard Modifications (BSMs)
were placed on the property at the time. As part of the current proposal, the petitioner plans to
remove one existing light pole just south of the proposed building's location. When the
construction of the new building occurs, the petitioner would install five new full cutoff wall
packs on the new building. Each facade would have at least one wall pack. Other than the
removal of one pole mentioned previously,no other on-site lighting would change from the
existing fixtures and levels. Due to the proposed building's location behind the main building
away from customer circulation areas, staff is less concerned with meeting the code minimum for
all parking areas and access drives. Staff's main concern is the level of light trespass on the south
property line from the proposed wall pack on the southern edge of the new building. The
lighting ordinance restricts illumination levels at the property line to 0.5 footcandles. The
photometric plan submitted was lacking information on the illumination levels at the south
property line. The plan showed illumination levels of 1.6 and 1.7 footcandles just south of the
proposed building, and levels of 0.1 and 0.2 footcandles just south of the south property line.
Staff will require an updated photometric plan with information that verifies code compliance
with the 0.5 footcandle limit at the south property line as part of the Site Plan Review process.
Signage
The original 2005 CUP/PD did not address signage. All on-site signage will remain the same. No
sign changes are proposed as part of this SIP amendment.
Landscaping
The original 2005 CUP/PD addressed landscaping and the applicant is not proposing any changes
to the landscaping on-site. Staff was of the opinion that requiring foundation landscaping around
the new building would not significantly benefit the site due to the building's location at the rear
of the site away from street frontages, customer parking and circulation areas. No new
landscaping is proposed as part of this request.
Storm Water Management
The Department of Public Works will review the proposed site plans. Any storm water
requirements can be addressed during the Site Plan Review process.
Building
No changes are being proposed to the existing building facades. The petitioner proposes to clad
the new express lube building in split-face Concrete Masonry Units (CMUs) to match the existing
dealership building. The Exterior Building Design Standards classify split-face CMU a Class II
material. Staff discussed the proposed exterior elevations and cladding materials for the new
building and are supportive of the applicant's intent to match the materials of the main building.
Staff considered the materials of the existing building and proposed location of the new building,
ITEM It-SIP Amendment—355 N. Washburn St. 3
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away from street frontages and customer parking/circulation areas,when discussing the
proposed materials and elevations. Staff determined that requiring a certain percentage of Class I
materials for the new building was not necessary.
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 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.
(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 Specific Implementation Plan amendment as proposed with
the findings listed above and the proposed following condition:
1. Petitioner shall submit an updated photometric plan with information verifying code
compliance for illumination levels at the south property line as part of the Site Plan
Review process.
ITEM It-SIP Amendment—355 N. Washburn St. 4
Paqe 4
SUBMIT TO:
01% City of Oshkosh Dept.of Community Development
city sChurch Ave..P.O..O.Box I130f Planned Development Application Ohkosh.w l 54901
Oshkosh
PHONE:(920)234-5059
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: Gries Architectural Group, Inc. Steve Borsecnik Date: 09-30-2019
Petitioner's Address: 500 N. Commercial Street city. Neenah State: WI Zip: 54956
Telephone #: (920) 722-2445 Email:sborsecnikfgries.design Contact preference: 0 Phone IQ Email
Status of Petitioner (Please Check): wner XRepr sentative T nant Prospective Buyer
Petitioner's Signature (required): Date: 09-30-2019
OWNER INFORMATION
owner's): Bergstrom Automotive John Hogerty Date: 09-30-2019
Owner(s) Address: Oner Neenah Center _city: Neenah state: WI rip: 54956
ihogerty@bergstromauto.com
Telephone #: (920) 725-4444 Email: _ Contact preference: ❑ Phone 1Q Email
Ownership Status (Please Check): Individual Trust Partnership XCorporation
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 information necessary to process this application. I also understand that all
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons. � �,,
Property owner's Signature: {' i t _ Date.09-30-2019
TYPE OF_REQUEST:
13 General Development Plan (GDP) 0 General Development Plan (GDP) Amendment
❑Specific Implementation Plan (SIP) A Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 355 N. Washburn Street
Proposed Project Type:_ Automotive Service
Current Use of Property: Automotive Facility zoning: SMU-PD
Land Uses Surrounding Your Site: North: SMU-PD
South: SMU
East: SMU
West: DR-6
➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
➢ Application fees are due at time of submittal.Make check payable to City of Oshkosh.
➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's webs+te at www.ci.oshkosh.wi.us/Community-Devebpment/Planning.htm
Sign Staff Date Rec'01 aqP 5
SUBMITTAL REQUIREMENTS—Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. if all information below cannot be provided at the time of application,
please request a waiver in writing to the Division's Director or designee.
❑ A General Development Plan(GDP)submittal, per Section 30-387(C)(4), shall Include the following items
(Submit only digital flies.Please note at the discretion of Community Development staff may request a hard copy):
❑ General location map of the subject site depicting:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
• Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
• A graphic scale and north arrow.
❑ Generalized site plan showing the pattern or proposed land uses, including:
• General size, shape, and arrangement of lots and specific use areas.
• Basic street pattern and pattern of internal drives.
• General site grading plan showing preliminary road grades.
• Basic storm drainage pattern,including proposed on-site stormwater detention.
• General location of recreational and open space areas, including designation of any such areas to
be classified as common open space.
❑ Statistical data, including:
• Minimum lot sizes in the development.
• Approximate areas of all lots.
• Density/intensity of various parts of the development.
• Building coverage.
• Landscaping surface area ratio of all land uses.
• Expected staging.
o Conceptual landscaping plan.
a General signage plan.
a General outline of property owners association, covenants, easements, and deed restrictions.
❑ A written description of the proposed Planned Development, including:
• General project themes and images.
• The general mix of dwelling unit types and/or land uses.
• Approximate residential densities and nonresidential intensities.
• General treatment of natural features.
• General relationship to nearby properties and public streets.
• General relationship of the project to the Comprehensive Plan or other area plans.
• Proposed exceptions from the requirements of the Zoning Ordinance.
❑ Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
A Specific Implementation Plan(SIP)submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area Included In an SIP may be only a portion of the area included in a previously approved GDP
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
o An existing conditions map of the subject site depicting the following:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
• Current zoning of the subject property and all abutting properties, and the jurisdictions) that
maintains that control.
• Existing utilities and recorded easements.
• All lot dimensions of the subject site.
• A graphic scale and a north arrow.
❑ An SIP map of the proposed site showing at least the following:
• Lot layout and the arrangements of buildings.
• Public and private roads, driveways,walkways, and parking facilities.
• Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
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❑ Proposed grading plan.
❑ Specific landscaping plan for the subject site, specifying the location,species,and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
❑ Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
❑ Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
❑ Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
❑ Specific written description of the proposed SIP including:
• Specific project themes and images.
• Specific mix of dwelling unit types and/or land uses.
• Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
• Specific treatment of natural features, including parkland.
• Specific relationship to nearby properties and public streets.
• Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
A statement of rationale as to why PD zoning is proposed.This statement shall list the standard
zoning requirements that, in the applicant's opinion,would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
• A complete list of zoning standards that would not be met by the proposed SIP and the locations)
in which such exceptions/base standard modifications would occur.
• Phasing schedule, if more than one development phase is intended.
❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
❑ A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result to denial or
delay of the application request.
Applicant's Signature (required): Date: 09-30-2019
Paqe I
Grier
Architectural Group Inc.
September 30, 2019
PROJECT NARRATIVE
Bergstrom Automotive Express Lube Center
(Bergstrom Cadillac Chevrolet)
1. Proposed use of property: New building for an express lube facility.
2. Existing use of property: The existing area for construction of the new
building is paved and currently used for vehicle inventory parking.
3. Identification of new structure:
a. Express Lube Center.
4. Compatibility of adjacent properties: New construction will occur in a
developed area where properties are zoned SMU-PD or SMU and
property to the west is zoned RD-6.
5. Traffic generation. Will remain the same and traffic patterns into the
property will not change.
6. Hours of Operation: lam—9pm Monday— Saturday.
7. Proposed site construction overview:
a. Construction of a new Express Lube building.
b. Site lighting and landscaping to remain the same with the
exception of one light pole to be removed and addition of wall
pack lighting on each side of the new building.
"*Please refer to site plan submittal and Applications for additional
information.
500 Nod Commercial Street
1�cenah,Wi5cmin 54956
Phone:920-722.2445
Fax:920-722.6605
Paqe 8
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information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 101312019 Oshkosh
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