HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT DECEMBER 17,2019
ITEM II: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A REDUCED
FRONT YARD SETBACK FOR PROPERTY LOCATED AT 1995 S.KOELLER
STREET
GENERAL INFORMATION
Petitioner/Owner: Tom Howald, ALDI Inc.
Action(s) Requested:
The petitioner requests approval of a Specific Implementation Plan (SIP) amendment for a
reduced front yard setback for property located at 1995 S. Koeller Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
On October 11, 1994,the Common Council approved a Conditional Use Permit/Planned
Development (CUP/PD) for the subject parcel at 1995 S. Koeller Street and the immediately
adjacent parcel to the west at 1935 S. Koeller Street. This CUP/PD was for a lot division and
commercial mall development. The original CUP/PD addressed the lot division of the previous
parcel into the two current parcels, the building/architectural considerations, parking, signage,
and landscaping. The Plan Commission recommended approval at the September 6, 1994 Plan
Commission meeting.
The approximate 1.63 acre (70,890 sq. ft.) site includes a 15,300 sq. ft. grocery store with associated
parking areas built in 1995, according to City Assessor information. The subject parcel is zoned
Suburban Mixed Use with a Planned Development Overlay (SMU-PD). The subject parcel is
bounded by S. Koeller Street on the east and 20t"Avenue on the south. The rest of the adjacent
strip mall and its commercial uses are located immediately to the west and commercial uses are
located on the parcels to the north and east of the subject property. The parcel across 20t"Avenue
to the south is currently vacant.
Subject Site
Existing Land Use Zoning
Commercial—Aldi Grocery Store SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial—Payless ShoeSource SMU-PD
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................
South W. 20e,Ave ROW/Vacant Site SMU-PD
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................
East S. Koeller Street/Target SMU-PD
...................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Commercial Uses—Retail—Planet Fitness, etc. SMU-PD
Paqe 1
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
The petitioners spoke with Planning Services staff and attended a workshop with the Plan
Commission on November 51",2019. They informed the Plan Commission of their desire to
construct an addition on the east side of the current Aldi grocery store. They stated in their
narrative that Aldi would like to remodel and enhance their customer experience by providing
more food options.
The petitioners stated that the site's confined nature, existing building footprint, access drives,
and parking restricted any additional building footprint to the eastern portion of the site. The
property line and remainder of the mall development limit expansion on the west edge of the site.
The truck loading dock prevents expansion on the south and the access drive prevents an
expansion to the north. In order to construct a new building addition and accommodate truck
turning radii east of the existing building, the owner will have to shift the existing parking further
to the east. The shifting of parking will result in a reduction of the front yard setback from 25 feet
to 5 feet along S. Koeller Street,necessitating a Base Standard Modification(BSM) and Specific
Implementation Plan(SIP) amendment.
ITEM It-SIP Amendment—1995 S.Koeller St 2
Paqe 2
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ANALYSIS
Use
The previously approved CUP/PD (1994) of the site was for a lot division and construction of a
retail strip mall for the subject parcel and parcel immediately to the west. The original CUP/PD
addressed the building, associated parking areas, signage and landscaping. The applicant would
now like to expand the Aldi store and construct a 3,189 sq. ft. addition on the east edge of the
existing Aldi building. 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 area on the northern portion of the site. Customer traffic/circulation patterns will
not change. The only change to the parking will occur on the eastern side of the site (east of the
Aldi building). The petitioner would eliminate four parking stalls on the eastern edge of the
existing building (to be occupied by the footprint of the new addition). The petitioner would then
shift the 16 remaining stalls approximately 20 feet to the east (necessitating the reduction in the
ITEM It-SIP Amendment—1995 S.Koeller St 3
Paqe 3
front yard setback from 25 feet to 5 feet) along S. Koeller Street. The new building addition will
be located within an area currently occupied by pavement. The new addition will require the
reduction of total parking from 64 spaces to 60 spaces and the reduction of 20 feet of front yard
setback/green space along S. Koeller Street.
REQUIRED PARKING PARKING COUNTS
1 SPACE PER 300 Sq. ft. of gross floor area CURRENT PROPOSED
GROSS FLOOR AREA 64 spaces 60 spaces
EXISTING FACILITY 16,007 sq.ft.
FACILITY WITH ADDITION 19,196 sq.ft.
16,007 sq. ft. /300 sq. ft. =54 required spaces
19,196 sq. ft. /300 sq. ft. = 64 required spaces
60 parking stalls proposed- deficiency of 4 stalls
Customers and the general public access the site with the access drive from S. Koeller Street on
the east or from the north through the parking lot shared with the remainder of the strip mall and
parcel immediately to the west. As part of the original CUP/PD, a cross access agreement was
required. Staff has verified that the cross access agreement exists for the shared parking lot. The
reduction of four spaces will render the site non-compliant with the base zoning standards so a
BSM is required to allow the parking reduction. Staff is supportive of the BSM due to the fact that
significant shared parking exists between Aldi and the adjacent retail uses. The existing truck
loading bay will remain in its current location.
Lighting
The original 1994 CUP/PD approval did not address lighting. No lighting conditions or BSMs
were placed on the property at the time. As part of the current proposal, the petitioner plans to
update the existing lighting on the site. The existing pole location in the parking lot to the north
of the building will remain,but new quad head and tenon fixtures are proposed for this pole.
Three new single head and tenon fixtures will be mounted along the eastern edge of the parking
lot. The inclusion of these new light fixtures will ensure that the light levels for all parking and
drive areas meet the code minimum of 0.4 footcandles of illumination. Staff will have to verify
the fixture mounting heights for these poles. The petitioner plans to add on-building lighting
with the new addition. This will consist of a mixture of wall luminaires, down lights and sconces.
Staff will require that the applicant provide information on the mounting heights of the site's free-
standing light fixtures for the Site Plan Review process.
Between the on-building and pole lighting, the applicant has stated that the average on-site
lighting is below the code maximum average of 3.0 footcandles for this property. However, the
pole lighting south of the access drive along the east property line will shift eastward with the
parking. This will cause the light trespass at the east property line to exceed the code maximum
allowance of 0.5 footcandles in several places. A BSM is required to allow this increase in light
trespass at the east property line. Staff has discussed this situation and the required BSM and is
supportive of the BSM. The east side of the Aldi property is located along major corridors (W 2011,
Avenue and S. Koeller Street) rather than abutting other properties. The closest commercial
ITEM 77-SIP Amendment—1995 S.Koeller St 4
Paqe 4
building facing this property is approximately 360 feet away. Therefore, the heightened
illumination levels will not have the same detrimental impacts that they would if this area
immediately abutted properties or faced residential properties (see below).
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Signage
The original 1994 CUP/PD addressed signage. There are currently two ground signs on the site:
pylon signs that face Interstate 41 and S. Koeller Street. Staff has not received any proposal for
modifications to the pylon signs. The petitioner has submitted building elevations that show
updated wall signs as part of the new addition. The signs are compliant with the base zoning and
staff does not have concerns with the signage as proposed. If the petitioner wishes to modify any
freestanding signage on the site, staff will require additional signage information for Department
of Community Development review.
Landscaping
The original 1994 CUP/PD addressed landscaping. The landscaping ordinance applies to new
buildings and paved areas as well as expansions to existing buildings and paved areas exceeding
50% of the existing footprints of the building or paved area. In this case street frontage
landscaping is the only required landscaping (see below tables).
ITEM It-SIP Amendment-1995 S.Koeller St 5
Paqe 5
Street Frontage Landscaping
Applicability
SMU Zoning Required Points Provided Points
100 per 100 feet
of street right-of-
Area south of S. Koeller way frontage- 192 landscaping
Access Drive 181 points points provided
357 landscaping
Area north of S. Koeller points provided
Access Drive None (241 points added)
120 landscaping
W 20th Avenue None points provided
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The applicant is proposing significant increases in the amount of street frontage landscaping on
the east edge of the site to offset the decrease of the front yard setback from 25 feet to 5 feet (see
above). All of the proposed landscape changes are on the east and south property lines (north is
to the right in the drawing above). The shifting of parking into the front yard setback will
necessitate the elimination of existing trees and shrubs currently located along S. Koeller Street
where the relocated parking will lie. In exchange, the petitioner will add landscaping to the south
of the S. Koeller access drive and to the north of the access drive. The landscape strip to the south
of the access drive will be 5 feet wide and the petitioner proposes 192 landscape points along the
approximately 181 linear feet south of the access drive. The existing landscaped area to the north
of the S. Koeller Street access drive will maintain the same footprint,but the petitioner will add a
significant amount of landscaping(241 points) to this area. Staff would note also that the
petitioner is not required to add street frontage landscaping along the W. 2011,Avenue frontage
(south property line)but has elected to add 120 landscaping points along the W. 20t1'Avenue
frontage. The petitioner is proposing landscaping significantly exceeding the amounts required,
and staff is of the opinion that this additional landscaping successfully offsets the reduction of the
ITEM It-SIP Amendment—1995 S.Koeller St 6
Paqe 6
front yard setback along S. Koeller Street. Though the area for landscaping south of the access
drive is limited, the petitioner exceeds the required points there and adds points where none are
required by code along W. 20t1'Avenue and in the landscaped area to the north of the access
drive.
Storm Water Management
The Department of Public Works has reviewed the plans submitted to date and has stated that
they will require full site plan review and additional information. Storm water requirements will
be addressed during the Site Plan Review process. Staff will require any information the
Department of Public Works deems necessary for Site Plan Review.
Building
The petitioner has submitted elevations showing the proposed addition. The addition is an
increase of approximately 20%in the gross floor area,which is well under the 50% threshold of
the current floor area required for compliance with the Commercial Design Standards. Therefore,
the current Commercial Design Standards do not apply. The Exterior Building Design Standards
stipulate in cases such as this one that "All additions shall match or be substantially similar to the
design and materials of the existing building' (Section 30-240(B)(2)(a)). Staff has reviewed the
proposed elevations and is of the opinion that the proposed addition will enhance the appearance
of the building. Staff does not see issues with the facade changes as proposed. One point to note
is that the new addition will raise the highest point of the building from 16'-0" to 24'-8".
Conclusion
The petitioners are requesting an SIP amendment to allow a front yard setback reduction from
approximately 25 feet to 5 feet to accommodate a new building addition and relocated parking
and truck turning radii on the eastern edge of a confined site. In order to offset the impact caused
by the 20 foot setback reduction, the applicant proposes adding street frontage landscaping well
exceeding the code requirements along S. Koeller Street and W. 20th Avenue. The applicant will
also update the lighting and the addition will enhance the east and north building facades of the
Aldi grocery store. Staff supports the changes proposed by the applicant and has no concerns as
long as the applicant provides the materials required for the Site Plan Review process.
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.
ITEM It-SIP Amendment—1995 S.Koeller St
Paqe 7
(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 conditions:
1. Base Standard Modification to allow a reduction of the front yard setback along S. Koeller
Street(south of the Koeller access drive) from 25 feet to 5 feet.
2. Final landscaping plan shall be submitted and approved by the Department of
Community Development.
3. Base Standard Modification to allow light trespass at the east property line to exceed the
code maximum of 0.5 footcandles of illumination.
4. Petitioner shall submit additional information on the mounting heights of the pole-
mounted light fixtures proposed as part of this SIP amendment.
5. Base Standard Modification to allow a decrease in parking from the code-required 64
spaces to 60 spaces.
ITEM It-SIP Amendment—1995 S.Koeller St 8
Paqe 8
SUBMIT TO:
City of Oshkosh Dept.of Community Development
215 Church Ave.,P.O.Box 1 130
��r0� Planned Development Application POh,WI 236-1
Oshkosh HONE
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Tom Howald, ALDI Inc. Date: 11/15/19
Petitioner's Address: 9342 South 13th Street city: Oak Creek State: WI zip:53154
Telephone #: (414) 570-1860 — Ernail.tom.howald@aldi.us Contact preference: ❑ Phone IN Email
Status of Petitioner (Please Check): x Owner a Representative a Tenant a Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): Tom Howald, ALDI Inc. Date:11/15/19
Owner(s) Address: 9342 South 13th Street city:Oak Creek State:WI zip:53154
Telephone #: (414) 570-1860 Email:tom.howald@aldi.us Contact preference: ❑ Phone ® Email
Ownership Status (Please Check): Ixlndividual Trust I I Partnership I I 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 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: Date: 11/15/2019
TYPE OF REQUEST:
❑ General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment
❑ Specific Implementation Plan (SIP) 19 Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 1995 S. KOeller Street
Proposed Project Type: Building Expansion
Current Use of Property: ALDI Grocery Store Zoning:SMU-PD
Land Uses Surrounding Your Site: North: Payless Shoe Source
South: W 20th Ave ROW/Vacant Site
East: S. Koeller St. ROW/ Fox Valley Savings Bank
West: Planet Fitness
➢ 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 website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Sign Staff Date Re"ge
❑ 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 location(s)
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 in denial or
delay of the application request.
Applicant's Signature (required): Date: 11/15/2019
Paqe 103
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1)
OAK CREEK DIVISION
To: City of Oshkosh Administration/Boards cc:
From: Tom Howald,Aldi Director of Real Estate
Subject: Proposed Aldi Expansion
Date: December V1,2019
ALDI is proposing a building expansion for the store located at 1995 S. Koeller Street within the City of
Oshkosh. The store is located on the east end of the overall "Oshkosh Center", which includes a single
building with multiple tenants. ALDI is currently in the process of expanding and remodeling their existing
stores to enhance the customer experience by providing more food choices, as well as additional fresh
offerings. The proposed expansion is to be located along the east side of the ALDI store and will be
approximately 3,189 SF in size. This will bring the total building area to approximately 19,196 SF.
The proposed expansion must occur on the east side of the building. ALDI cannot expand west as the
store is attached to an operational fitness center. The south side of the building is also not feasible for an
addition as it would encroach upon the existing delivery truck access route, as well as require existing
sanitary and water service laterals for the Oshkosh Center to be relocated. Finally, an expansion out the
north end of the store is not viable as it would encroach upon the existing fire access lane, as well as
disrupt the current traffic circulation and parking for the Oshkosh Center.
Given that the east side of the store is the only practicable location for a building expansion to occur, a
Specific Implementation Plan Amendment is necessary for a reduction in the required parking setback
along S. Koeller St. ALDI is seeking a parking setback of 5' from the western S. Koeller St. ROW line.
The reasoning for this request is mainly due to the ALDI delivery truck turning movement to access the
loading dock at the southeast corner of the store. Included in the application submittal package are two
truck turning exhibits which show that the parking lot must be pushed to 5' away from the S. Koeller St.
ROW line. A small chamfer at the southeast corner of the proposed building expansion is also already
proposed to assist with the necessary truck movements to and from the dock.
The ALDI team also recently attended a Plan Commission Workshop Meeting on 1115f19 to receive some
initial feedback on the project. As a result of the discussion that occurred during this meeting, ALDI has
agreed to provide additional landscape enhancements along the entire S. Koeller St. frontage for the site.
Landscape plans have since been developed and provided for City Staff and for the Plan Commission's
review.
The ALDI team certainly appreciates the feedback and consideration from the City for this proposed
project. Please let us know if you have any additional questions.
Sincerely,
ZZM
Tom Howald
Paqe 11
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1995 S KOELLER ST 691 S GREEN BAY RD 208 PO BOX 460049 DEPT 501
PC: 12-17-19 NEENAH WI 54956 HOUSTON TX 77056
DAYTON HUDSON CORP SIX RIVERS DEVELOPMENT LLC ALDI INC
PO BOX 9456 601 OREGON ST B ATTN:TOM HOWALD
MINNEAPOLIS MN 55440 OSHKOSH WI 54902 9342 S 13TH ST
OAK CREEK WI 53154
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www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI
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