HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT JANUARY 21,2020
ITEM III: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR OFFICE AND RETAIL DEVELOPMENT AT 1650-1660 OSHKOSH
AVENUE
GENERAL INFORMATION
Applicant: Steve Hoopman
Property Owner: Lake Shore Development of Oshkosh LLC
Action(s) Requested:
The petitioner requests approval of a General Development Plan(GDP) and Specific
Implementation Plan(SIP) for an office and retail development at 1650-1660 Oshkosh Avenue.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject area included in the request consists of a 112,884 square foot(2.59 acre) L-shaped
vacant parcel. The property is currently split-zoned Corporate Business Park with a Planned
Development Overlay (CBP-PD) and Single Family Residential 2 (SR-2). A rezone request is
currently pending and is slated for 2n"reading by Common Council on January 28, 2020 which
would result in the entire parcel being zoned CBP-PD.
The surrounding area consists predominately of commercial uses as well as Mary Jewell Park to
the east and Lakeshore Park and Oshkosh Corporation Global Headquarters to the north. The
2040 Comprehensive Plan recommends Interstate Commercial land use for the subject property
and Interstate Commercial to the west, Neighborhood Commercial to the south and Park to the
east.
Subject Site
Existing Land Use Zoning
Vacant SR-2 &CBP-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Park I
......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Commercial NMU
......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Park I
......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Commercial/vacant CBP-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Paqe 1
ANALYSIS
Use
The proposed development consists of a two story 22,432 sq. ft. (11,216 sq. ft. per floor) office
building, 6,043 sq. ft. three-tenant retail building including a drive-thru, and associated parking
lot. The proposed office building will be located on the northeast portion of the site with the
retail building located on the southern portion of the site along Oshkosh Avenue. According to
the applicant, the eastern unit of the retail building will be occupied by a national coffee
company with the remaining tenants not yet identified. The proposed office use is permitted in
the Corporate Business Park(CBP) District and the indoor sales/drive-thru use is a conditional
use.
Site Design/Access
The proposed development will have an access from Oshkosh Avenue as well as an access from
N. Westfield Street. The proposed Oshkosh Ave. driveway will be right-in, right-out only
access from Oshkosh Ave.,while the N. Westfield St. driveway will be shared with the existing
Casey's General Store site. A cross-access agreement has already been executed for this shared
driveway. The applicant is proposing to divide the lot to separate the retail and office uses,
however the parking will be shared and require a cross-access agreement.
Required Provided
Parking Spaces Minimum: 99 106
Impervious Surface Maximum: 70% of lot 69.1% of lot
The parking lot provided on the site plan meets the minimum parking requirement of 1 space
per 300 square feet of gross floor area for indoor sales and office uses. The total impervious
surface area for the site is 112,884 sq. ft.,which is under the maximum impervious surface ratio
for the CBP District. The plan includes a dumpster enclosure for each building, located to the
east of the parking lot. The proposed dumpster enclosures include materials and colors that are
consistent with the principal building and appear to be consistent with CBP accessory structure
standards.
Office Building
Minimum Provided
Front Setback 30 ft. 30 ft. (N.Westfield St.)
Side Setback (north) 10 ft. 10 ft.
Side Setback (south) 10 ft. 0 ft. (shared parking)
Rear Setback 25 ft. 25 ft.
Retail Building
Minimum Provided
Front Setback 30 ft. 30 ft. (Oshkosh Ave.)
Side Setback (east) 10 ft. 13 ft.
Side Setback (west) 10 ft. 10 ft.
Rear Setback 25 ft. 0 ft. (shared parking)
ITEM III GDP/SIP-1650-1660 Oshkosh Ave.—Retail and Office 2
Paqe 2
The proposed site plan meets setback requirements for the CBP District,with the exception of
the shared parking area. The proposed drive-through located to the east of the retail building
meets setback requirements as well as stacking length requirements for establishments selling
food and drink.
Storm Water Management/Utilities
Storm water management plans have been provided and are being reviewed by the Department
of Public Works. The applicant has been in discussion with the Department of Public Works
regarding storm water management for the area. Finalized storm water management plans will
need to be submitted and approved as part of the Site Plan Review processes.
Landscaping
Points Required Points Provided
Building Foundation 166 (26.9 on side of main
136 (68 on side of main entrance)
(Retail) entrance)
Building Foundation 349 (116 on side of main
182 (91 on side of main entrance)
(Office) entrance)
Paved Area 530 (159 tall trees, 212 shrubs) 1,668 (1432 tall trees,236.8
shrubs)
Street Frontage
(Oshkosh Ave.) 217(108.5 medium trees) 255 (0 medium trees)
Street Frontage
129.6 (64.8 medium trees) 225 (0 medium trees)
(N. Westfield St.)
Total Street Frontage
(including 50%yard point 631.35 480
requirement)
Yards 569.5 1,390
Bufferyards 196 (east) 750 (east)
237 (north) 439 (north)
Total 2,197 5,242
Building Foundation
The landscape plan meets the total point requirement for building foundations for both the
office and retail buildings. The landscaping ordinance also specifies that 50% of the required
points must be located along the main entrance side of the building, or in this case the north
fagade of the retail building and south facade of the office building. The plan does not meet the
main entrance side point requirement for the retail building. However,with 73 points shown
along the south facade of the building (fronting Oshkosh Ave.), the point requirement is being
met for that fagade. Staff is supportive of a Base Standard Modification (BSM) to allow the main
entrance side point requirement to be applied to the south fagade as the intent of the code is
being met as the south facade is most visible from the public right-of-way. The point
requirement is being met for the office building.
ITEM III GDP/SIP-1650-1660 Oshkosh Ave.—Retail and Office 3
Paqe 3
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The code further specifies 30% of all points will be devoted to tall trees
and 40%will be devoted to shrubs. A tall deciduous/shade tree is required at the ends of all
parking rows. These requirements are also being met.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also
specifies that 50% of the required points must be devoted to medium trees. The landscape plan
does not show medium trees along these frontages. Medium trees will need to be reallocated
along these frontages to meet the requirement. The CBP standards also requires 50% of yard
landscaping points to be located along street frontages. Reallocating medium trees to the street
frontages will also serve to meet this additional point requirement.
Staff is recommending a condition that the drive-thru lane be screened with evergreen trees
from the Oshkosh Ave. public right-of-way to mitigate concerns related to vehicles in the drive-
thru stacking lane. These trees can be relocated from other locations on the site as the landscape
plan exceeds minimum point requirements.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points vastly exceeds this requirement.
Buff eryards
A 0.4 opacity bufferyard is required along the east and north property lines as the subject site is
bordering an Institutional (1) zoning district to the east and north. With the proposed 10'
bufferyard width, a combination of 6' tall solid fencing and 53 landscaping points per 100 linear
feet are required to meet 0.4 opacity screening. The applicant is requesting a BSM for the 0.4
opacity bufferyard without a 6' tall solid fence. Staff is supportive of the BSM as the bufferyard
landscaping exceeds the landscaping point requirement of trees appropriate for screening by
174%. As the neighboring property to the north/east is park land, staff does not have concerns
with eliminating fencing for the bufferyard.
Signage
Proposed signage for the site includes a 15' wide monument sign along Oshkosh Avenue and
an 8' wide monument along N. Westfield Street. The proposed sign along the Oshkosh Ave.
frontage will have a 13' front yard setback where a 30' setback is required. The applicant is
requesting a BSM for the setback reduction as the building and drive-thru are proposed to be
constructed up to the 30' setback,leaving little visible area for a monument sign that meets the
front setback requirement. Staff is supportive of the BSM as the proposed sign location is
consistent with the setback of the neighboring monument sign to the east(Casey's General
Store). The monument sign along the N. Westfield St. entrance meets the 30' front yard setback
requirement. The maximum height for the monument signs is 10' per CBP signage standards.
Wall signage is shown on the building elevations for the both the retail and office building.
Wall signage will be limited to 1 sq. ft. per linear foot of building frontage with a maximum of
15% of the wall area per building facade. This can be addressed under a separate building
ITEM III GDP/SIP-1650-1660 Oshkosh Ave.—Retail and Office 4
Paqe 4
permit. A BSM is also being requested for off-premise signage as the proposed monument
signs will include signage for both uses, though they are on separate lots. Staff does not have
concerns with this as the lots function as one development and the intent of the sign ordinance
is still being met.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan appears to meet the
maximum 0.5 foot candle lighting level allowed at the property lines,however 0.7 fc is shown
near the north property line. A revised photometric plan will be required as part of the site plan
review process to verify that the lighting level does not exceed 0.5 fc at the north property line.
The minimum lighting level of 0.4 foot candle is being met for the parking area.
Building Facades
Building Materials
The Corporate Business Park standards require buildings to be clad on all sides with at least
75% Class I materials. Also, window and door area shall comprise at least 40% of the ground
floor level of the street facing facade. The specific elevations breakdown is as follows:
Office Building
Required Class I Provided Class I
North 75% 78%
South 75% 81%
East 75% 69%
West 75% 69%
Street facing ground
floor (south facade) 40% door/window area 23% glass
Retail Building
Required Class I Provided Class I
North 75% 100%
South 75% 100%
East 75% 100%
West 75% 100%
Street facing ground
floor (south facade) 40% door/window area 41% glass
The retail building elevations meet design standards requirements for building materials. The
applicant is requesting a BSM for reduced Class I materials on the east and west elevations of
the office building. The applicant is proposing to exceed the minimum of 75% Class I on both
the north and south elevations. Staff does not have concerns with the proposed reductions as
the overall building will still include 75% Class I materials,with the most prominent facades
exceeding the minimum requirement.
ITEM III GDP/SIP-1650-1660 Oshkosh Ave.—Retail and Office 5
Paqe 5
The applicant is also requesting a BSM for reduction of first floor door/window area on the
street facing fagade of the office building. As the intent of this code requirement is to establish a
ground floor presence from the public street, Staff does not have concerns with the reduction of
first floor door/window area due to the large setback of the office building. Also,based on the
location of the building, a significant amount of landscaping will be planted between the street
and building which will result in low visibility of the ground floor facade from the public right-
of-way.
Building Composition
Corporate Business Park standards require buildings to be designed with four-sided detail and
a distinct base, middle and top. The base of the building shall be articulated with a horizontal
expression line creating a distinct ground level zone. The mid-section shall be articulated to
form an expression line which sets up the building's top,while the top portion of the building
shall include architectural features that provide distinction and clearly shows a division of roof
and walls. The front fagade shall include architectural features which emphasize it as the front
fagade.
The proposed elevations for the retail building meet these standards as banding and variation
of roof line height provide distinction to the facades and projections related to the entrance are
utilized to emphasize the front(south) fagade.
The office building elevations also meet building composition standards as a soldier course
along the first floor fagade as well as an entrance canopy define the ground floor of the
building. Staff is recommending that the applicant consider an alternative color for the brick
along the base of the building to further distinguish the ground floor. The windows shown on
the elevation provide distinction of floor levels and the horizontal band of brick at the top of the
building shows a division of roof and walls. The pillars and canopy projecting from the front
(south) fagade serve to emphasize the front fagade.
Overall Site
The applicant is requesting BSMs related to landscaping for specific locations and reduced sign
setback. To offset the landscaping code deficiencies and reduced monument sign setback, the
applicant has more than doubled the overall landscaping point requirement for the site.
Landscaping has also been added around the monument sign to soften its appearance from the
public right-of-way. Staff is comfortable that the applicant has adequately offset the requested
BSMs and the overall site is complimentary to the surrounding area.
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.
ITEM III GDP/SIP-1650-1660 Oshkosh Ave.—Retail and Office 6
Paqe 6
(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 General Development Plan and Specific Implementation Plan
and the findings listed above with the proposed following conditions:
1. Cross access agreement for shared parking lot shall be filed with the Winnebago County
Register of Deeds.
2. BSM to allow reduced main entrance side building foundation landscaping points to
26.9 points for the retail building (as shown on plan),where 68 points are required.
Minimum 68 landscaping points must be installed along the south building foundation
of the retail building.
3. BSM to allow 10 foot width for 0.4 opacity bufferyard without 6' solid fencing.
4. BSM to allow reduced front yard setback (south) for monument sign to 13'.
5. BSM to allow reduced class I building materials on east and west facades of office
building from 75%to 69%.
6. BSM to allow reduced window/door area on ground floor of street facing fagade from
40%to 23%.
7. Minimum 200 tall/medium evergreen tree landscaping points shall be provided to
screen south side of drive-through lane from Oshkosh Ave. public right-of-way.
ITEM III GDP/SIP-1650-1660 Oshkosh Ave.—Retail and Office 7
Paqe 7
8. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
9. BSM to allow off-premise signage for shared office/retail monument signs.
10. Oshkosh Avenue access drive shall be limited to a right in/right out only.
11. Alternative brick color shall be used along the bottom of the office building to
distinguish the first floor.
ITEM III GDP/SIP-1650-1660 Oshkosh Ave.—Retail and Office 8
Paqe 8
QUAM ENGINEERING, LLC
Residential and Commercial Site Dcai r Consultants
(a�oml IIIIIIIIIIIIIIIIIII� eEMEEMMMME
PROJECT NARRATIVE
Re: Lake Shore Development of Oshkosh,LLC
North Westfield Street/Oshkosh Avenue
Lot 1 of CSM No. 7473
The following application is being made on behalf of Lake Shore Development of Oshkosh LLC
to request General Development Plan and Specific Implementation Plan approval for the
development of a two-story office complex and one-story retail building. The two-story office
complex footprint is 11,216 sf for each floor or 22,432 sf of total floor area. The retail building
has a total floor area of 6,043 sf.
This area is being re-developed in conjunction with the redevelopment of the entire area along
Oshkosh Avenue into a Commercial Business Park Planned Development. Currently the existing
zoning consists of Commercial Business Park Planned Development(CBP-PD) and Single
Family Residential. As a part of this submittal this property will need to be rezoned to CBP-PD.
The surrounding land uses include Industrial to the north and east,Neighborhood Mixed Use to
the south and Commercial Business Park Planned Development to the west. The proposed
rezoning will be compatible with the surrounding zoning adjacent to the property.
The proposed project fits into the comprehensive plan that has been adopted for this area in
conjunction with the development of the Oshkosh Corporation global headquarters. It is the
intention of this area to be part of the new gateway into the community and provide for some
potential additional services to the surrounding area. There is no residential plan as a part of this
development.
The plan for construction is early spring of 2020 and completion by late fall 2020. All parking,
landscape and development standards for this proposed development are being completed in
conjunction with the newly developed standards.
GDP/SIP requirements:
• General/Specific project themes and images
The development will consist of a two-story office complex and one-story retail building.
The building designs consist of glass, architectural metal panel and brick which provide a
modern balanced appearance that will blend in with the surrounding area.
• General/Specific mix of dwelling unit types and/or land uses
The two-story office will consist of 22,432 sf of total floor area with 19,888 sf of rentable
area. The one-story retail building will consist of multiple tenant spaces. A national
coffee company will be occupying the space on the east side of the building,which will
have a drive thru and patio facing Oshkosh Avenue.
• Specific non-residential intensities
The total floor area for both buildings consists of 28,475 square feet. The building height
of the two-story office is 30' and the one-story retail is 20',which is less than the
maximum allowable of 65'. The proposed site will include 30.9% open space and 69.1%
impervious area. The total parking required is 99 stalls and 106 parking stalls are
provided. A drive thru will be provided on the east side of the one-story retail building to
serve the national coffee company. A loading zone is included for both buildings.
Paqe 9
• General/Specific treatment of natural features
The project is part of the overall Commercial Business Park Planned Development
redevelopment and will be compatible with those standards. The development will drain
to the regional detention ponds which provide peak runoff rate control. Stormwater
quality will be provided on-site with a combination of bio-retention and Up-Flo filters
prior to discharging to the City storm sewer system as shown on the civil plans included.
• General/Specific relationship to nearby properties and public streets
The project will be redeveloping the property adjacent to North Westfield Street and
Oshkosh Avenue. There will be two connections, one at the current access to Casey's
General Store and the other a proposed entrance onto Oshkosh Avenue(STH 21)with
nearby access to Highway 41. Walking trails and recreational areas are located nearby
that can be utilized by the customers and employees of the proposed uses. The proposed
uses are consistent with the nearby planned development and will work to serve the needs
of the surrounding community.
• General relationship of the project to the Comprehensive Plan
The area surrounding this development was recently rezoned to CBP-PD which would
match the rezoning requested for this property.
• Statistical data on minimum lot sizes in the development
The property consists of one lot which is Lot 1 of CSM No. 7473 consisting of 2.591
acres. The total floor area for both buildings consists of 28,475 square feet. The
building height of the two-story office is 30' and the one-story retail is 20',which is less
than the maximum allowable of 65'. The proposed site will include 30.9% open space
and 69.1%impervious area. The total parking required is 99 stalls and 106 parking stalls
are provided.
• A statement to the rationale as to why the PD zoning is proposed.
The area surrounding this development was recently rezoned to CBP-PD which would
match the rezoning requested for this property.
• A complete list of zoning standards that would not be met by the proposed SIP
1) A base standard modification is requested to permit the monument sign on Oshkosh
Avenue to be located in the front setback.This request is due to locating the
building as close to the front setback line as possible to create the building defined
street edge that the city is seeking in this zoning district. Creating this "street wall"
presence requires the site monument sign to be located within the setback, which is
similar to the adjacent property.
2) A base standard modification is requested to allow the street facing side of the two-
story office building to have less than 40%first floor glass and doors. As the building
face is located approximately 280' from the street edge, beyond the parking lot and
landscaping, we believe that adding the additional glass would have minimal impact
on the street view and would compromise the horizontal aesthetic of the current
design.
3) A base standard modification is being requested to permit the east and west sides
of the two-story office building to have less than 75%class 1 materials.As the north
and south sides of the building exceed 75%of Class 1 materials, the building as a
whole meets 75%Class 1 materials. In addition,the retail building located directly
on the Oshkosh Avenue Street Edge has 100%Class 1 materials.
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4) A base standard modification is being requested for bufferyard requirements along
the north and east property lines adjacent to the park.The required bufferyard
would require a solid fence as a screen to meet the zoning standard.This would
compromise the desired openness of the site and the park. In lieu of the fence, 250
points, including evergreens, have been added to the buffer yard to screen, while at
the same time not closing off the site from the park.
Phasing schedule.
The project will be constructed in one phase.
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1650-1660 OSHKOSH AVE 1 SE CONVENIENCE BLVD PO BOX 1130
PC:01-21-20 ANKENY IA 50021 OSHKOSH WI 54903
ELIZ B DAVIS CHILDRENS HOME HIGHWAY 21 HOSPITALITY GROUP LLC OSHKOSH CORPORATION
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OSHKOSH WI 54903 OSHKOSH WI 54901 OSHKOSH WI 54903
LAKE SHORE DEVELOPMENT OF STEVE HOOPMAN
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