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HomeMy WebLinkAboutItem VPLAN COMMISSION STAFF REPORT MAY 19, 2020 ITEM V: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR PERSONAL STORAGE FACILITY LOCATED AT 0 (1407) BROAD STREET GENERAL INFORMATION Applicant/Owner: Wade R. Wara Actions Requested: The applicant requests approval of a General Development Plan and Specific Implementation Plan for a personal storage facility at the property located at 0 (1407) Broad 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 vacant parcel located on the 1400 block of Broad Street and is approximately 8,580 sq. ft. (.197 acres) in area. The subject property is zoned Urban Industrial with a Planned Development Overlay (UI-PD). The surrounding area consists of various residential (single, two and multi -family) uses and industrial uses. The immediate adjacent properties to the north and south of the subject parcel are industrial properties. The immediate property to the west is a single-family residential property. The Canadian National Railroad runs parallel to Broad Street just east of the subject parcel. The properties to the north, south and railroad to the east are zoned UI-PD. The properties to the west are zoned Urban Mixed Use with a Planned Development Overlay (UMU-PD). Subject Site Existing Land Use Zoning Vacant UI-PD Adjacent Land Use and Zoning Existing Uses Zoning North Industrial - Fox River Landscape Management LLC UI-PD West Single-family Residential UMU-PD South Industrial - Personal storage facility UI-PD East Railroad UI Comprehensive Plan Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Neighborhood Commercial Paqe 1 ANALYSIS Use/Site Design The applicant is requesting General Development Plan (GDP) and Specific Implementation Plan (SIP) approval for a proposed personal storage facility at the subject site. The proposed plans include a 1,800 sq. ft. building with storage bays accessed from the north. An associated paved area for loading and unloading would run immediately adjacent to the storage facility just north of the building. The site's remaining area would consist of green space. The total impervious surface area proposed for the site is 4,636.32 sq. ft., which is 54.04% of the site, well under the 80% maximum for the Urban Industrial (UI) district. The site plan indicates green areas to the south, east and west of the building and to the north of the paved access area. No other structures are proposed for the site. The applicant requests a Base Standards Modification (BSM) to reduce the side setback along the south property line from the code minimum 10 feet to 6 feet. The parcel is 60 feet wide and the applicant is maintaining the required 10 foot setback between the north property line and the pavement edge. In order to accommodate the building width of 20 feet, pavement width of 24 feet is required for 2-way drive access and 10 foot setback from the north property line, the applicant would shift the building 4 feet to the south (to 6 feet away from the south property line). Staff supports the requested BSM with the understanding that the applicant will provide landscaping in excess of the code minimums for a UI-zoned parcel. The applicant stated that an 8 foot chain link fence will surround most of the property. Staff has not seen a proposed location of this fence and will need to verify that the Item V—GDP/SIP 0 (1407) Broad St. Paqe 2 location meets code. Staff is recommending a condition that final placement of the fencing be reviewed and approved by the Department of Community Development. Access/Parking The applicant is proposing a single access to the site from Broad Street. The site plan shows a 24' wide access/drive area running the length of the building east to west across the site. The intent is for this area to allow vehicle access to all of the storage bays. The 24' width is the minimum permitted width for two-way traffic by code. This is the only paved area proposed for the site. Signage The applicant has proposed a small (3' x 3') area towards the upper center of the east (Broad Street) facade for on -building wall signage. The applicant has not submitted plans for freestanding signage as part of this GDP/SIP request. The area of the proposed on -building wall signage complies with the code allowances for wall signage. Any additional on -building or freestanding signage would have to comply with ordinance standards for the Urban Industrial district. The wall sign will need to be addressed under a separate permit, and must be in compliance with sign standards for the UI zoning district. Landscaping 3 Landscaping Plan (above) submitted by the applicant and landscaping schedule (below). Item V—GDP/SIP 0 (1407) Broad St. Paqe 3 M W -_ Q l a j9W/ . . ___-__._- D The applicant has submitted a landscaping plan (previous page) and landscaping schedule (above) with his application. The plan and schedule include building foundation, paved area, street frontage, yard and bufferyard landscaping. The proposal requires landscaping in all of these categories (see table below). Landscaping must meet the standards laid out in the Landscaping Requirements of the zoning ordinance. The applicant's proposed landscaping exceeds the code requirements except for building foundation landscaping. Staff recommends that the applicant exchange the proposed perennial plantings on the east side of the building for Item V—GDP/SIP 0 (1407) Broad St. 4 Paqe 4 three Japanese Yew that would address the current deficiency in building foundation landscaping points. Staff has also asked the applicant to move the Group 2 Weigelia (J on the landscaping schedule) from their locations on the northwest part of the site down to the southeast corner of the proposed building in order to offset the 4 foot setback reduction. A bufferyard is required along the west property line since the subject parcel (zoned UI) is immediately adjacent to a Urban Mixed Use (UMU) zoned parcel. Ordinance requires bufferyard of 0.2 opacity. The applicant is providing a 25 foot setback along the west side of his property and three tall evergreen plantings in excess of the ordinance requirements (see table below). 1407 Broad - Landscaping Points Required Points Provided 31 (exchange 20 per 100 linear feet of building perennials for 3 foundation - 220 LFt = 44 points (front Japanese yew) - Building Foundation side of building) all on front side 8 points (30% of minimum required 56.6 (50 from points to medium/tall trees and 40% to existing tree, 6.6 Paved Areas shrubs) from shrubs) 30 per 100 feet of right-of-way frontage - 52.8(33 60.04 LFt = 18 points (50% of minimum medium tree Street Frontages required points must be medium trees) points) 10 per 1,000 sq. ft. of buildings on lot - Yards 1,800 sq. ft. = 18 points 143.6 Urban Industrial to UMU = .2 opacity Bufferyards required 25' setback = 95 points 132 Total 183 points 416 points Staff recommends that as a condition of approval, the applicant make the requested modifications to the landscaping plan and submit the revised landscaping plan for Department of Community Development review as part of the Site Plan Review process. Item V—GDP/SIP 0 (1407) Broad St. Paqe 5 Site Lighting 5� - a1 17 1 1 1 1 1 _ The applicant submitted a lighting plan that uses wall -pack style fixtures and appears to meet lighting standards with the exception of the lighting levels at the drive entrance along the east property line. The lighting levels at the access entrance are below the code minimum 0.4 footcandles (area enclosed in red). From correspondence between the applicant and staff, the applicant has stated that a street light exists within 50 feet of the access entrance. Staff is supportive of granting a BSM for the reduced light level at the driveway entrance due to the presence of the street light in the area. By code, the proposed lighting fixtures must be full cutoff fixtures. Staff will require that the applicant submit details/specifications for the proposed light fixtures. This can be addressed during the Site Plan Review process. Storm Water Management The applicant's site plan shows water draining away from the building towards the north and east. The Department of Public Works has stated that they will require full engineered plans signed and sealed by a Professional Engineer or Architect licensed in Wisconsin. Drainage must not occur onto neighboring properties. The site will have to conform to the requirements of Chapter 14 of the Oshkosh Municipal Code. Since the site is less than 20,000 sq. ft. in area it will require collecting and conveying the storm water to the right-of-way. Storm water management plans will be reviewed and approved during the Site Plan Review process. Item V—GDP/SIP 0 (1407) Broad St. 6 Paqe 6 Building Elevations L.0 Sr4e EgSj- s;de s' s♦rRr s�d'�g �jr�r aoo� L�0 8954 7"R�de [fe L{e�fp 4�. ASp6a}F QY"aErove aro A Elevations submitted by the applicant (above and below) show a combination of steel siding and nova brick for cladding materials. High+ 60—L SUe wni side It �nri� 5r�C R sp 6a W^ tl6ua Cfei¢ bT r®, Item V—GDP/SIP 0 (1407) Broad St. 7 Paqe 7 ryd'J4 B6eK Bct'k Sage ,, .y N s 4c $�P4� sXdl / 4-�eel tat � q o, NQ,i & Lk The proposed building will be constructed of a combination of nova brick and steel panel siding (see above elevations). The majority of the building exterior will be clad in the steel siding. The building is subject to the Industrial Building Design Standards. The applicant has proposed nova brick for the portions of the fagade facing Broad Street. The brick would cover approximately 16.67% of the facade area and therefore the fagade complies with the 15% Class I requirement that applies to street facing facades. The applicant is proposing non -decorative steel siding for the facades; such siding is a Class IV material by code. However, the applicant does propose nova brick for the ends of all of the facades. Staff is of the opinion that the use of the brick is an enhancement to the elevations. For the three facades that will not have bay access doors the proposed brick will cover at least 15% of each fagade's area. The access doors for each storage unit will be located on the north facade of the building and provide articulation on the north facade. Ordinance permits the use of non -decorative metal panels such as what is proposed for this building if the elevations are enhanced with Class I or II materials or other decorative features. Staff does not have concerns with the proposed elevations and the building will fit with the adjacent industrial uses. Staff recommends a condition requiring that the metal panels used on all facades have a consistent appearance throughout and that any exposed fasteners be the same color as the attached wall. Overall Site The applicant is requesting a BSM to allow a reduced side yard setback from 10 feet to 6 feet along the south property line. He also requests a BSM to allow illumination levels of less than 0.4 footcandles at the access drive entrance along the east property line. To offset the requested BSMs, the applicant is currently proposing approximately 127.6% additional landscaping over the minimum code requirements. Staff is of the opinion 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 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. Item V—GDP/SIP 0 (1407) Broad St. Paqe 8 (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 with the findings listed above and the proposed following conditions: 1) Base Standard Modification to allow a reduction in building setback along the south property line from 10 feet to 6 feet. 2) Final site plan showing proposed fencing shall be submitted to Department of Community Development staff for review prior to fence installation. 3) Final signage plans shall meet signage standards for the Urban Industrial (UI) district and be reviewed by the Department of Community Development. 4) Base Standard Modification to allow on -site lighting levels below 0.4 foot-candles at the drive entrance along the east property line. 5) Metal panels used on all facades to have a consistent appearance throughout and any exposed fasteners shall be the same color as the attached wall. 6) Final landscaping plan shall be revised to meet all code requirements and applicant shall move the Group 2 Weigelia U on the landscaping schedule) from their locations on the northwest part of the site down to the southeast corner of the proposed building. 7) Final landscaping plan shall be approved by the Department of Community Development. Item V—GDP/SIP 0 (1407) Broad St. Paqe 9 SUBMIT TO: CA City of Oshkosh Dept. of Community Development city 215 Church Ave., P.O. Box 1 130 of Planned Development Application Oshkosh, WI 54901 Oshkosh PHONE: (920) 236-5059 For General Development Plan or Specific Implementation Plan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION A pp ,,/ Petitioner: Iji14d e- A r a / p Date: / ^ a a — ka p Petitioner's Address: .2a % -� 1 i al 14 n f �• cQ City: Ds k d .s State: 149 Zip: �, y 9Q Telephone #: fq;o) Q 33 "!•2 G G Email: Contact preference: phone ❑ Email Status of Petitioner (Please Check): Klowner ❑❑ Representative ❑ Tenant ❑ Prospective Buyer Petitioner's Signature (required): 2l44 X_ // Date: a0'? O OWNER INFORMATION'. Owner(s): wQ r4 Date: Owner(s) Address: �� ji 2`h 44 A O'� 0` JQ, City: (0stikas 4 State: " Zip: Telephone #: (gotO) ;23,3-7-26 & Email: Ownership Status (Please Check): CM'Individual Contact preference: Bone ❑ Email ❑ Trust ❑ 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 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: TYPE jlRE EST: General Development Plan (GDP) ❑ Specific Implementation Plan (SIP) SITE INFORMATION eoz xl.L� Date: /— —'— -?ORQ ❑ General Development Plan (GDP) Amendment ❑ Specific Implementation Plan (SIP) Amendment Address/Location of Proposed Project: /yP layf E S S I ABC P IJVp, 0 to 0 0 0 0 Proposed Project Type: S 4 o r g q e- y In 14 S Current Use of Property: V A C A vi t 10 Land Uses Surrounding Your Site: North: CO M lrr ,eref aI 6VS+y) ess ( Stio South: S f o r a y_ Vn 7 S East: r0iI I fORGQ }r4 ��S West: do US' e nmmorcia 1 ➢ 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.hfm Sign Staff Date Rec'd Paqe 10 ❑ 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. 1 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):{ f Date: Paqe 11 GDP/SIP JACQUELYN HARRINGTON BROADPOINT PROPERTIES LLC 0 (1407) BROAD ST 1406 GRAND ST 902 LEEWARD CT PC: 05-19-20 OSHKOSH WI 54901 OSHKOSH WI 54901 CHRIS/WENDY HANSON PO BOX 2941 OSHKOSH WI 54903 FOX VALLEY & WESTERN LTD 17641 S ASHLAND AVE HOMEWOOD IL 60430 JASON R LASKY 3348 FOND DU LAC RD OSHKOSH WI 54902 LYNN N RESOP 1921 BEECH ST OSHKOSH WI 54901 BROAD STREET PROPERTY LLC 3030 SHOREWOOD DR OSHKOSH WI 54901 WADE/DIANE M WARA 2217 INDIAN POINT RD OSHKOSH WI 54901 Paqe 12 320 1 � 330 u 340 O m 300 E ' 309 �9 El 132.0' o M ® � 132.0 142.6 � Q r 132.0' N a ❑ 142.8� a �C7���C777 132.0' Q Q 132.0' u.13' 132.0' N 143.28' a ❑ © r � r 143A3' 132.0' M a � O 14368' �r 120.0' 13B76' El�yI3�I6..��.�I I � � 1200' � x 333 I 120.0' 14, 04 a 04 = 135.0' 0n . $ N M 8 120.0' r 4 131,24' El❑r 120.0' O❑ n M 612936' 8 O t u N N a O 124.4' City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkosh assumes no liability for the accuracy of the information. 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