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HomeMy WebLinkAbout22. 20-411 SEPTEMBER 22, 2020 20-411 RESOLUTION (CARRIED 7-0 LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR ADDITIONAL PARKING, SHUNTING AREAS, AND ACCESSORY STRUCTURES AT U-HAUL 900 N. KOELLER STREET INITIATED BY: U-HAUL INTERNATIONAL PLAN COMMISSION RECOMMENDATION: Approved w/ conditions WHEREAS, the applicant would like to amend the previously approved Specific Implementation Plan for additional parking, shunting areas, and accessory structures at 900 N. Koeller Street. WHEREAS, the Plan Commission finds that the planned development amendment for additional parking, shunting areas, and accessory structures to the approved site design at 900 N. Koeller Street is consistent with the criteria established in Section 30-387(C)(6) of the Oshkosh Zoning Ordinance. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that the amendment to the specific implementation plan for additional parking, shunting areas, and accessory structures to the approved site design at 900 N. Koeller Street, per the attached, is hereby approved with the following conditions: 1. BSM to expand the legal nonconforming use (personal storage facility) and allow additional accessory structures (two (2) personal storage buildings, LP filling station and an overhead canopy) in the front yard. 2. Final landscaping plan shall be reviewed and approved by the Department of Community Development and shall substitute out any proposed plants listed on the "Use Sparingly" or "Prohibited" plant lists for code compliant plantings. Final landscaping plan shall also provide the required yard landscaping points based on the area of the storage buildings and LP filling station. 3. Applicant shall plant at least the proposed number of shrub landscaping SEPTEMBER 22, 2020 20-411 RESOLUTION CONT'D points and one medium tree in each proposed landscaping end cap. 4. Applicant shall ensure that the widths of the east -west running landscape islands are at least 10 feet and include at least 50 points of shrub landscaping and three shade trees each along their lengths. 5. LP tank shall be limited to a maximum height of 16'-6" and a maximum width of 4'-0" 6. LP tank shall not have signage/logos/trade dress/etc. installed on or around the tank. LP tank shall have at least 40 landscaping points installed around the tank. 7. No outdoor storage allowed outside of the designated vehicle display and vehicle shunting areas. 8. Applicant shall submit plans for a permanent canopy compatible in appearance to the existing building for Department of Community Development review as part of the Site Plan Review process or the existing canopy shall be removed immediately upon completion of the Site Plan Review Process. 9. Applicant shall submit storm water management plans for Department of Public Works review during the Site Plan Review Process. 10. All conditions of the original SIP approval from 02/13/2018 are still in effect. TO: Honorable Mayor and Members of the Common Council FROM: Mark Lyons Planning Services Manager DATE: September 17, 2020 RE: Approve Specific Implementation Plan Amendment for Additional Parking, Shunting Areas, and Accessory Structures at 900 N. Koeller Street (Plan Commission Recommends Approval) BACKGROUND The subject site consists of a 10,400 square foot parcel located at the southeast corner of N. Koeller Street and Robin Avenue. The subject area contains a commercial building, associated surface parking facilities and site signage. On February 13, 2018, the Common Council approved an amended General Development Plan and Specific Implementation Plan (GDP/SIP) for an indoor storage/outdoor display land use (U-Haul) located on the subject site. The surrounding area consists of multi -family residential and institutional uses to the north, multi -family residential to the east, multi -family residential and commercial to the south and public right-of-way and Interstate 41 to the west. The 2040 Comprehensive Plan recommends Interstate Commercial land use for the subject site. ANALYSIS The petitioner requests an amendment to the Specific Implementation Plan amendment approval to allow for additional parking, shunting areas and accessory structures. The petitioner requests expansions to the parking and vehicle display area facing N. Koeller Street in the front (west edge) of the site. Additional parking/display is proposed in the southwest corner of the site. The petitioner also requests additional vehicle display/shunting areas along the eastern edge of the existing outlot. These areas are designated on the proposed site plan for trailers and towing. An LP fill station with bollards and landscaping are proposed adjacent to the outlot's southeast corner. The petitioners installed a canopy in front of the existing building on -site. This canopy designates the pickup/drop off location in front of the building. In order to accommodate the canopy and 24' required for two-way drive access, the petitioner has removed parking stalls from the front of the building. Two detached storage buildings are proposed for the western portion of the site (behind the westernmost vehicle display areas). Additional planter islands and beds are proposed in a number of locations including the ends of these buildings and at the City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://w .ci.oshkosh.wi.us ends of the western and southwestern vehicle display areas. A Base Standard Modification (BSM) will be required to allow the storage buildings as they constitute both an expansion of a non -conforming use (personal storage facility on a Suburban Mixed Use with a Planned Development Overlay zoned parcel) and construction of accessory structures in the front yard. FISCAL IMPACT Approval of this project may result in a small increase in assessed property value for the site and should require no additional city service provision. The owner is anticipating spending approximately $250,000 on the additional improvements. RECOMMENDATION The Plan Commission recommended approval of the Specific Implementation Plan amendment with findings and conditions at its September 15, 2020 meeting. Please see the attached staff report and meeting minutes for more information. Respectfully Submitted, Mark Lyons - Planning Services Manager Approved: "' - "' Mark A. Rohloff City Manager xcp_�114� City Hall, 215 Church Avenue P.O. Box l l30 Oshkosh, WI 54903-1130 920.236.5000 http://v .cl.oshkosh.wi.us ITEM: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR ADDITIONAL PARKING AND SHUNTING AREAS AND ACCESSORY STRUCTURES IN THE FRONT YARD AT 900 N. KOELLER STREET Plan Commission meeting of September 15, 2020. *This item was laid over from the August 41h and August 181h1 2020 meetings. GENERAL INFORMATION Petitioner: David Bynum Owner: U-Haul International Action(s) Requested: The petitioner requests approval of a Specific Implementation Plan amendment for additional parking and shunting areas and accessory structures in the front yard at 900 N. Koeller Street. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Background Information Property Location and Type: r o The subject area consists of one parcel, approximately 10.75 acres in size, located at the southeast corner of N. Koeller Street and Robin Avenue. The site is owned and operated by U- Haul International as a climate controlled indoor storage facility with associated vehicle shunting and display areas. The subject area contains a commercial building, approximately 104,000 square feet in size, associated surface parking facilities and site signage. Prior land uses on the site included the former K-Mart and Sears Grand retail establishments. The surrounding area consists of multi -family residential and institutional uses to the north, multi -family residential to the east, multi -family residential and commercial to the south and public right-of- way and Interstate 41 to the west. The 2040 Comprehensive Plan recommends Interstate Commercial land use for the subject site. On February 13, 2018, the Common Council approved an amended General Development Plan and Specific Implementation Plan (GDP/SIP) for an indoor storage/outdoor display land use (U- Haul) located on the subject site. The GDP/SIP was approved with multiple conditions including a condition that "No outdoor storage allowed outside of the designated vehicle display and vehicle shunting areas." The intent of the outdoor storage restriction was to prevent cluttering of the highly visible site with vehicles and other items. In 2019, Planning Services staff was informed that the outdoor vehicle display was starting to spill out of the originally designated and approved vehicle shunting/display areas. Staff visited the site, photographed a number of locations where vehicle display was out of compliance with the original SIP approval and sent a correction notice to the property owner on March 251h, 2020. The violation noted in the letter was for the parking of multiple vehicles and trailers outside of the designated shunting and display areas. The letter instructed the owner to remove these vehicles/trailers from non -designated areas by the April 81h compliance date. On April 81h and 161h, planning staff re -inspected the site and found that the violations were not corrected. Staff sent a $100 follow up letter with a compliance date of April 271h. The petitioner contacted planning staff and had multiple conversations with staff regarding the site and potential options to address the violations while meeting the needs of the property owner on the site. Staff explained that an SIP amendment was necessary in order to allow increased vehicle display/shunting areas on -site beyond what was originally approved. The petitioner later expanded the scope of potential site modifications to include an LP tank, overhead canopy and two personal storage buildings in the front yard. He attended a Plan Commission workshop on June 2nd1 2020 with staff and the Plan Commission. He has since filed a formal SIP amendment request to allow additional parking/shunting areas and accessory structures in the front yard. Subject Site Existing Land Use Zoning Commercial — U-Haul SMU-PD ITEM - SIP Amendment — 900 N. Koeller Street Adjacent Land Use and Zoning Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Interstate Commercial ANALYSIS Use The previously approved GDP/SIP (2018) was to allow U-Haul to operate the site as an indoor storage facility with outdoor display/shunting areas. The storage land uses are not permitted under base code on an SMU-PD zoned parcel. The owner has modified the plans and is now proposing additional outdoor display/shunting areas, two personal storage buildings, an LP tank, and a canopy in the front yard. A Base Standard Modification (BSM) is required to allow the expansion of a legal nonconforming use (personal storage facility) and construct the two personal storage buildings on this Suburban Mixed -Use with a Planned Development Overlay (SMU-PD) zoned parcel. Staff is supportive of the Base Stand Modification (BSM) provided the applicant meets several conditions (explained below). The applicant has stated that no additional employees are expected to work on -site. Site Design & Access/Parking The site has two access drives from N. Koeller Street and two access drives from Robin Avenue. A condition of the original SIP approval was that the development be limited to straight truck deliveries only. The petitioner is not proposing any changes to the site's access drives. The petitioner requests expansions to the parking and vehicle display area facing N. Koeller Street in the front (west edge) of the site. Additional parking/display is proposed in the southwest corner of the site. The petitioner also requests additional vehicle display/shunting areas along the eastern edge of the existing outlot. These areas are designated on the proposed site plan for trailers and towing. An LP fill station with bollards and landscaping are proposed adjacent to the outlot's southeast corner. The petitioners installed a canopy in front of the existing building on -site. This canopy designates the pickup/drop off location in front of the building. In order to accommodate the canopy and 24' required for two-way drive access, the petitioner has removed parking stalls from the front of the building. Two detached proposed storage buildings are planned for the western portion of the site (behind the westernmost vehicle display areas). Additional planter islands and beds are proposed in a number of locations including the ends of these buildings and at the ends of the western and southwestern vehicle display areas. The site still remains well over the 70% impervious surface maximum permitted for an SMU- zoned parcel. However, the proposed storage buildings, LP filling station and existing canopy are all proposed or located over existing impervious area. Proposed landscaping islands and ITEM - SIP Amendment — 900 N. Koeller Street end caps would reduce the total impervious surface area of the site. The previously approved plans showed 21 parking spaces on -site. With the installation of the canopy, the applicant would remove 6 parking spaces. The parking count would then be 15 spaces which is the code minimum requirement for the site. Staff wants to remind the Plan Commission and applicant that per the original Planned Development approval, the outlot will need to be converted to grass if it is not developed by February 13ffi, 2021. Customers and the general public access the site from N. Koeller Street or Robin Avenue and can circulate through the site via drive aisles running through the site. Much of the parcel is already covered by building and paved areas. The proposed buildings, LP tank, vehicle parking/shunting and landscaping areas will reduce the amount of open paved area. These site additions will not impact the main circulation paths through the site. They would however increase the amount of structures and vehicles parked/displayed on -site. Lighting The petitioner has not proposed any changes to the on -site lighting. If any changes are proposed the petitioner will have to submit a revised code -compliant photometric plan for staff review. Signage No sign changes are proposed as part of this SIP amendment. Staff recommends that a condition of approval be that no signage be permitted on or around the LP tank. Landscaping 900 N Koeller Landscaping Points Required Points Proposed 108 points per building 550 linear feet of foundation and 40 points for the / 100 = 40 points per 100 propane station - 256 total Building Foundation linear feet - 220 total points points 210 points (not counting species provided but Paved Area 0 points listed as prohibited) Street Frontage (N Koeller Street) 0 points 0 points Street Frontage (Robin Avenue) 0 points 0 points Total Street Frontage 0 points 0 points 5,155.25 sq. ft. of building / Yards 1000 x 20 - 104 points 0 points Bufferyards 0 points 0 points 466 points * Note that the applicants stated they are Total Points 304 points providing 574.5 Points ITEM - SIP Amendment — 900 N. Koeller Street The previously approved SIP amendment included landscaping requirements for the site. In order to offset the increase in vehicle display/shunting areas, two personal storage buildings, LP tank and new canopy, the applicant proposes additional landscaping for the site. The petitioner proposes 40 points of foundation landscaping around the propane station. Landscaping end caps are proposed at the ends of both proposed storage buildings. Additionally, two additional landscape end caps are proposed for the green buffer adjacent to Sawyer Creek and three end caps are proposed at the N. Koeller Street entrances. Building Foundation The proposed landscape plan meets the total point requirement for building foundation landscaping. Based on the proposed linear footage of building foundation (500 linear feet for the 2 storage buildings and 55 linear feet for the LP station) the proposed number of building foundation points meets the total required by code. Of note is that the applicant has proposed Autumn Blaze Maples for the landscaping end caps at the west ends of the two proposed storage buildings. These trees are listed in the "Use Sparingly' list of the Landscaping requirements. The applicant appears to have used several of these trees elsewhere in the development. Therefore, staff recommends that a condition of approval be that the two proposed Autumn Maples not already planted be exchanged for other tall/shade trees that are not in the "Use Sparingly" or Prohibited" plant lists. Staff also recommends a requirement of least 40 points of shrub foundation around the LP station. Paved Area The applicant has proposed additional paved area landscaping in the form of landscaping islands and end caps. Staff has evaluated the additional proposed landscaping. The Spirea Japonica plants the applicant proposed are prohibited under the zoning ordinance so the applicant must substitute them out for an acceptable selection. The addition of the landscaping islands and end caps is an improvement on the site's current condition. The applicant could add even more landscaping points by planting medium trees in the end caps. Staff recommends that as a condition of approval, the applicant must plant at least the number of shrub landscaping points currently proposed and one medium tree in each landscape end cap. For the linear landscape islands proposed adjacent to the storage buildings, staff recommends requiring that these islands are at least 10 feet wide and contain at least 3 tall trees and 50 points of shrub landscaping each. The applicant will have to address any prohibited species by submitting a revised code -compliant landscaping plan as part of the Site Plan Review process. Street Frontage The applicant is not proposing any additional site work along the street frontages so additional street frontage landscaping is not required. The plantings shown on the applicant's landscaping plan appear to be the existing plantings already located on -site. In reviewing the landscaping plan staff did not see street frontage landscaping proposed beyond the current landscaping. Yards Code requires 20 yard landscaping points per 1,000 sq. ft. of gross floor area proposed for the site. The applicant does not appear to provide any additional yard landscaping beyond the current landscaping on -site. The two proposed storage buildings and LP propane station combined add approximately 5,155.25 sq. ft. of accessory structure area to the site. Therefore, ITEM - SIP Amendment — 900 N. Koeller Street 104 points of new yard landscaping are required. The applicant will have to address this issue with a revised landscaping plan submitted as part of the Site Plan Review Process. Bufferyard The applicant is not expanding into the areas immediately adjacent to neighboring parcels so additional bufferyard landscaping is not required. The Plan Commission could at its discretion, however, require more robust landscaping in either of the areas abutting neighboring parcels. The applicant has not proposed additional bufferyard landscaping. Storm Water Management The Department of Public Works has reviewed the proposal and stated that although the site disturbance for the LP tank and proposed buildings appear minimal, storm water requirements from Chapter 14 of the Municipal Code may be triggered. A full site plan review submittal incorporating the new buildings and LP tank into one plan set will be required. Any storm water requirements can be addressed during the Site Plan Review process. Building No changes are proposed to the existing building or its facades. However, the petitioner proposes to add two 2,500 square foot personal storage buildings to the front (western portion) of the site. He would clad the new storage buildings with a combination of brick and steel paneling. Staff recommends as a condition of approval that the petitioner must use Class I materials for the end walls and the first four (4) feet from the ground up of the north and south facades of these buildings. The petitioner will require a BSM to allow these buildings, as they constitute both an expansion of a non -conforming use (personal storage facility on an SMU-PD zoned parcel) and construction of accessory structures in the front yard. ITEM - SIP Amendment — 900 N. Koeller Street The above two images show the proposed storage buildings that would be placed in the front of the site off of North Koeller Street. The LP tank will consist of the approximately 16.5' tall and 4' wide vertically -oriented propane tank and surrounding bollards. This tank would be installed adjacent to the southeast corner of the outlot. It would look very similar to the tank shown in the image below. Staff recommends that a condition of approval be that the tank has maximum dimensions of 16.5' in height by 4' in width and that no signage/trade dress be permitted on or around the LP tank. The LP tank is an accessory structure proposed in the front yard so will require a BSM. Staff is supportive of the BSM provided the required landscaping is installed on -site and 40 points of shrub foundation landscaping are placed around the LP tank. ITEM - SIP Amendment — 900 N. Koeller Street w., finllri{ 11-is ®EST 4 Wis s �1 Ar OIL bplg`ter- ARWA The above image shows an LP filling station very similar to the one proposed as part of this SIP amendment request. The canopy was installed without approvals or permits. The applicant would like to have the canopy approved as part of this SIP amendment. The canopy is an accessory structure in the front yard and requires a BSM. The applicant states in his narrative that the canopy is located at the center of the lot and it was placed there for a number of reasons. The placement of the existing building on the site prevents the canopy from being located to the north, east or south sides of the existing building. According to the applicant, the customers need a visual point to return rental equipment to the store. The canopy is located straight in front of two driveways to maximize visibility. It also shelters customers from the elements while returning vehicles to the store and places the return area near the store entrance. The existing canopy on -site is shown in the image below. Staff can support the idea of a canopy on -site and its placement/dimensions based on the dimensions of the drive aisles around it but the existing canopy appears to be a pop-up type canopy that is often associated with temporary events/occurrences. Staff has concerns with the nature of the existing canopy and would not support a BSM to allow this canopy as installed to remain as -is in the front yard long-term. Staff would recommend that a condition of SIP amendment approval be that the applicant submit plans for a permanent canopy architecturally compatible with the existing building. The canopy could be the same footprint and height as the existing one but would need to be more permanent in nature. Any proposal to add trade dress to a permanent canopy would require staff and Plan Commission review. ITEM - SIP Amendment — 900 N. Koeller Street The existing canopy was not approved or permitted and appears to be a temporary pop-up canopy. 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. public sewer and water and public roads. (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 exceptionsibase standard modifications variation of any standard or regulation of this Chapter. ITEM - SIP Amendment — 900 N. Koeller Street Staff recommends approval of the Specific Implementation Plan amendment as proposed with the findings listed above and the proposed following conditions: 1. BSM to expand the legal nonconforming use (personal storage facility) and allow additional accessory structures (two (2) personal storage buildings, LP filling station and an overhead canopy) in the front yard. 2. Final landscaping plan shall be reviewed and approved by the Department of Community Development and shall substitute out any proposed plants listed on the "Use Sparingly" or "Prohibited" plant lists for code compliant plantings. Final landscaping plan shall also provide the required yard landscaping points based on the area of the storage buildings and LP filling station. 3. Applicant shall plant at least the proposed number of shrub landscaping points and one medium tree in each proposed landscaping end cap. 4. Applicant shall ensure that the widths of the east -west running landscape islands are at least 10 feet and include at least 50 points of shrub landscaping and three shade trees each along their lengths. 5. LP tank shall be limited to a maximum height of 16'-6" and a maximum width of 4'-0" 6. LP tank shall not have signage/logos/trade dress/etc. installed on or around the tank. LP tank shall have at least 40 landscaping points installed around the tank. 7. No outdoor storage allowed outside of the designated vehicle display and vehicle shunting areas. Applicant shall submit plans for a permanent canopy compatible in appearance to the existing building for Department of Community Development review as part of the Site Plan Review process or the existing canopy shall be removed immediately upon completion of the Site Plan Review Process. Applicant shall submit storm water management plans for Department of Public Works review during the Site Plan Review Process. 10. All conditions of the original SIP approval from 02/13/2018 are still in effect. The Plan Commission approved of the Specific Implementation Plan amendment as requested with findings and conditions noted. The following is the Plan Commission's discussion on the item. 08-04-2020 Minutes Mr. Lyons explained since the initial filing, staff has been continually working with the applicant on outstanding items. He said in talking with the applicant, staff felt it was best to lay the item over another meetings. He stated the applicant agreed with staff. Motion by Hinz to lay over the Specific Implementation Plan amendment for additional parking and shunting areas and accessory structures in the front yard at 900 N. Koeller Street until the August 18, 2020 Plan Commission meeting. Seconded by Ford. ITEM - SIP Amendment — 900 N. Koeller Street 10 Ms. Propp asked if there was any discussion on the motion. There was no discussion on the motion. Motion carried 8-0. 08-18-2020 Minutes Ms. Propp stated the applicant is requesting this item to be laid over until the September 15, 2020 Plan Commission meeting. Motion by Hinz to lay over the Specific Implementation Plan amendment for additional parking and shunting areas and accessory structures in the front yard at 900 N. Koeller Street until the September 15, 2020 Plan Commission meeting. Seconded by Ford. Ms. Propp asked if there was any discussion on the motion. There was no discussion on the motion. Motion carried 8-0. 09-15-2020 Minutes Site Inspections Report: Mr. Hinz and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant requests approval of a Specific Implementation Plan amendment to allow for additional parking, shunting areas, and accessory structures at 900 N. Koeller Street. Mr. Wiley presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The petitioner requests expansions to the parking and vehicle display area facing N. Koeller Street in the front of the site. Additional parking/display is proposed in the southwest corner of the site. The petitioner also requests additional vehicle display/shunting areas along the eastern edge of the existing outlot. These areas are designated on the proposed site plan for trailers and towing. An LP fill station with bollards and landscaping are proposed adjacent to the outlot's southeast corner. The petitioners installed a canopy in front of the existing building on -site. This canopy designates the pickup/drop off location in front of the building. In order to accommodate the canopy and 24' required for two- way drive access, the petitioner has removed parking stalls from the front of the building. Two detached storage buildings are proposed for the western portion of the site. Additional planter islands and beds are proposed in a number of locations including the ends of these buildings and at the ends of the western and southwestern vehicle display areas. He said staff ITEM - SIP Amendment — 900 N. Koeller Street 11 recommends approval of the Specific Implementation Plan amendment as proposed with the findings and conditions listed in the staff report. Ms. Propp opened technical questions to staff. Mr. Perry asked if the additional outside storage has to adhere to Class I materials and if it has to be real brick opposed to plastic or spray paint -colored brick. Mr. Lyons replied that it will have to be brick or brick veneer. Mr. Hinz asked if the propane tank as shown in the report is okay given that staff does not want the propane tank to have any signage. Mr. Lyons replied that it was not okay. Mr. Hinz asked if they could put propane signage on it. Mr. Lyons replied that they can put propane signage on it, but not any additional signage for U- Haul. He said that during the original approvals, they received approval for signage in excess of what would typically have been allowed. Staff is of the opinion that they were granted a Base Standard Modification for larger signage on the building and they do not need to go further with additional signage. Mr. Hinz asked if they could have the green propane signage, but not the signage that is above it. Mr. Lyons replied that staff is suggesting that they cannot have the U-Haul signage on it. Ms. Propp asked if what they proposed for the frontage road building material is adequate. Mr. Lyons replied that staff feels comfortable with what the petitioner is proposing with the brick or brick veneer plus the knee wall with landscaping in front of it. He said that staff are also requiring that one medium tree be added to the landscaping island, which will further break up the plane. He said that in terms of the world of storage units, what the petitioner has proposed is pretty good with the landscaping and exterior building materials that are being added. Mr. Wiley added that it is a significant improvement on what was originally submitted, which were more modular units that looked like they were just put in place on the site. Ms. Propp asked to see where they are illegally parking now and where they will be allowed to park. Mr. Lyons pointed out the parking areas on the site map including the approved customer parking areas. He stated that with the original approval, the only places they were supposed to be parking were the shunting area and the display areas. The petitioner is requesting essentially ITEM - SIP Amendment — 900 N. Koeller Street 12 trailer parking along the side of the north property and that is the only additional new area that they are requesting for parking. Ms. Propp asked for confirmation that there was no parking or structure on the Sawyer Creek side. Mr. Lyons replied affirmatively, stating the only new additions to the south property line are the two landscaping islands. Mr. Kiefer joined the meeting at 4:20 pm. Mr. Mitchell asked if there was any particular reason the landscaping on the southern border goes halfway as opposed to continuing along the southern border. Mr. Lyons replied that when it was originally approved by Plan Commission the concern was the view of the shunting area from traffic headed in a northern direction on Koeller. The landscape island was extended to soften the viewpoint looking at the shunting areas as you travel north. Mr. Mitchell stated that he noticed a lot of the images have vehicles parked along the area where they don't have a curb. He asked if that would no longer be permissible. Mr. Lyons stated that it was not permissible under the original approval either, which is why some of the violation letters were sent. He stated that no vehicle parking is permitted in that area. Mr. Mitchell asked if the petitioner had been asked to consider continuing the landscaping the entire way or if they were told they only had to do half. Mr. Lyons replied that the concern at that time was what it looked like and that's why it ended where it did. Mr. Hinz stated that he thought there was a discussion about clearance on the side of the building. Mr. Lyons replied that there are some overhead entrance doors on the south side of the building. He said that he does not recall specifically if there was enough clearance room for getting in. Ms. Propp asked if there were any public comments and asked if the applicant wanted to make any statements. David Bynum and Theresa Smith (applicants), 11700 W. Capitol Drive of Wauwatosa, stated that they felt their points were well covered. Mr. Bynum said that after reviewing the documentation, he is going to lean toward whatever Plan Commission's recommendations are. ITEM - SIP Amendment — 900 N. Koeller Street 13 Ms. Propp asked if Mr. Bynum agreed with the staff conditions. Mr. Bynum replied that he agreed and they could make it happen. Mr. Hinz asked if he had been correct about the clearance on the south side of the building. Mr. Bynum replied that Mr. Hinz is correct. Mr. Mitchell stated that the clearance may become an issue when you get close to the very eastern edge. Mr. Lyons noted that Plan Commission did not want storage in that area during the original approval, which is why the approved site plan does not contain any storage. He said that one of the concerns that came up was limiting those storage areas. Ms. Propp thanked Mr. Bynum and Ms. Smith for their statement. There were no public comments on this item. Ms. Propp closed public comments and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant. Motion by Hinz to adopt the findings and recommendation as stated in the staff report. Conditions: 1. BSM to expand the legal nonconforming use (personal storage facility) and allow additional accessory structures (two (2) personal storage buildings, LP filling station and an overhead canopy) in the front yard. 2. Final landscaping plan shall be reviewed and approved by the Department of Community Development and shall substitute out any proposed plants listed on the "Use Sparingly" or "Prohibited" plant lists for code compliant plantings. Final landscaping plan shall also provide the required yard landscaping points based on the area of the storage buildings and LP filling station. 3. Applicant shall plant at least the proposed number of shrub landscaping points and one medium tree in each proposed landscaping end cap. 4. Applicant shall ensure that the widths of the east -west running landscape islands are at least 10 feet and include at least 50 points of shrub landscaping and three shade trees each along their lengths. 5. LP tank shall be limited to a maximum height of 16'-6" and a maximum width of 4'-0" 6. LP tank shall not have signage/logos/trade dress/etc. installed on or around the tank. LP tank shall have at least 40 landscaping points installed around the tank. 7. No outdoor storage allowed outside of the designated vehicle display and vehicle shunting areas. ITEM - SIP Amendment — 900 N. Koeller Street 14 8. Applicant shall submit plans for a permanent canopy compatible in appearance to the existing building for Department of Community Development review as part of the Site Plan Review process or the existing canopy shall be removed immediately upon completion of the Site Plan Review Process. 9. Applicant shall submit storm water management plans for Department of Public Works review during the Site Plan Review Process. 10. All conditions of the original SIP approval from 0211312018 are still in effect. Seconded by Ford. Ms. Propp asked if there was any discussion on the motion. Ms. Davey stated that Plan Commission had discussed putting a botanical barrier all the way along the creek and looking at the picture now, it looks like they have several parking spaces along the southern edge of the building which are also going to be contributing things that we do not want going into Sawyer Creek. She is wondering if it would be prudent to suggest that at least the botanical buffer go down that far for the protection of Sawyer Creek. Mr. Ford asked staff if there is an expressed environmental concern regarding Sawyer Creek and this property. Mr. Lyons replied that staff did not have a specific issue or concern with that area. He said that when the original approval went forward, they were looking at the overall reduction in hard surface and the overall impact on the drainage of the site. He said that working through the process initially, it was felt that it was a general overall improvement with the amount of hard surface that would be removed for the site. He said there was expressed concern related to snow storage and making sure that area was not used for snow storage. He said that Public Works brought up that concern and Planning staff agreed that they did not want salt from the parking lot running off into the creek. Mr. Mitchell stated that the comprehensive plan cites that protection of water quality is critical for Oshkosh's health, business, and recreational opportunities. The plan cites this area, although not specifically this property, as an environmentally sensitive area given that the property is in close proximity to a flood area. The number one goal in that section of the comprehensive plan is to protect and preserve wetlands, shorelines, and environmentally sensitive areas. He said that anywhere you have a large number of vehicles, you have drip oil and gasoline and miscellaneous pollutants, which pose a risk especially if the surface flows directly into a creek. The American Planning Association cites the impervious surface of the surrounding earth and areas as a serious threat to water quality. He said this is certainly something that should be looked at as a serious thing and that the photograph makes it look like any pollutants in that area would flow into the creek in the event of heavy rain. He thinks that the presentations provided by staff should address what the comprehensive plan says about the environmentally sensitive elements of the proposal. It would be great to see the City have tools to support the improvements that should be put in place because there really should be a buffer as far along as is feasible to not enable continued pollution of our already heavily polluted waterways. He said ITEM - SIP Amendment — 900 N. Koeller Street 15 that it is reasonable for Plan Commission to request that this project include a buffer and that the City supports that in some fashion. Ms. Propp asked about the drainage of the site and if Public Works will require an additional drainage plan. Mr. Gierach replied that without having the full detailed site plan, he is not sure exactly how the site is draining. There is some internal storm sewer on the site, but he is not sure if it drains directly south to the creek or north to one of the right-of-ways. Ms. Propp asked if an additional drainage plan is needed. Mr. Gierach replied that there is no need for a storm water management plan based on the work they're showing here. Ms. Propp asked if that was because it was grandfathered in. Mr. Gierach replied that impervious disturbances does not trigger the code requirements for storm water management plan because the amount of work they're doing. Mr. Hinz asked for confirmation that Plan Commission worked with them on a storm water management plan when this was originally approved. Mr. Lyons replied affirmatively. Mr. Hinz asked for confirmation that City ordinances are in place for setbacks alongside the waterways so they are not right on top of the water. Mr. Lyons replied affirmatively. Ms. Propp asked for any additional comments. Ms. Propp stated that she liked the idea of asking them to extend the green space along the waterway to the extent that it works with the turning radius coming into their driveway. Mr. Lyons stated that there is nothing in the code that specifically would require them to do that. Mr. Perry stated that he does not see how it can be completely extended with the parking spaces as they're designated currently. He said that he sees this as an impediment to the business which is concerning because there really isn't much else that would fit there other than this type of business. Ms. Propp said that she was not talking about extending it all of the way to the back of the building. ITEM - SIP Amendment — 900 N. Koeller Street 16 Mr. Hinz asked staff what the long buildings are where the greenery stops to the south of Sawyer Creek. Mr. Lyons replied that the buildings are apartments. Mr. Hinz stated that it is all blocked off with trees already so it's not adding more buffer visually. Mr. Lyons stated that there are options like curbing and adding green space for the commission to consider. He said that if the concern is specific to water run-off, then more curbing could be added. He said that it is one of the things that the current code requires, but when this site was approved it was not required. Ms. Davey asked if curbing would offer the same protection to the waterway that green space would. Mr. Lyons replied that it would not be as effective, but it would be better than doing nothing. He said that the green space would need to be curbed as well. Motion by Davey to amend the conditions to include green space to the end of the parking and include curbing along the southern lot line. Seconded by Mitchell. Mr. Gierach stated that he does not know the specific areas in question as far as square footage of disturbance. He said that if the commission decides to add the green space to buffer along the entire parking lot, code has a 20,000 square foot impervious disturbance limit and once you hit that threshold the storm water requirements come into play. He said that adding all of this may have greater implications down the line for any development or uses in the future. Mr. Lyons added that the cost of the project could increase significantly. Mr. Gierach stated that with what's proposed right now, code requires treatment of the water on driving aisles and parking areas. He said that even if it surpasses 20,000 square feet right now going from a parking aisle to a green space, treatment would not be required. He said that what it could do is kick them into requirements sooner depending on what they do in the future. Mr. Mitchell stated that the storm water provisions are designed and intended to improve water quality. He suspects there is a way this could be done so that it's not used as a tool to oppose efforts that are being considered to improve water quality. He said that they're saying not to do these because then the provisions to improve water quality will kick in, but that's what they're there for. Mr. Lyons replied that they are not saying not to do it, but they are trying to make sure Plan Commission understands the full implications of doing it. ITEM - SIP Amendment — 900 N. Koeller Street 17 Ms. Davey asked Mr. Gierach if not doing the curb to the end of the lot line and just doing the green space would make a significant difference as far as their cost and not disturbing as much. Mr. Gierach replied that he would need to know the dimensions. He said that what the commission decides today may have implications down the road. Motion withdrawn by Davey. Seconded by Mitchell. Motion by Davey to amend the conditions to include green space to the end of the parking. Seconded by Mitchell. Mr. Hinz stated that he is not against keeping the waterway clean, but he thinks that the commission is moving the goalposts after the game has begun. He said that he will not be supporting the amendment. Mr. Ford stated that he agreed with Mr. Hinz. He said he was satisfied with the project being consistent with the comprehensive plan including the environmental aspects that Mr. Mitchell had mentioned. He said that they have come back with a plan that has less impervious space, so it's actually an improvement on what they had approved in 2018. He said that because they have the ability to trigger these new things and go above and beyond what they required before, he does not think it is a smart precedent for the commission to set. He said that he will not be supporting it. Mr. Perry stated that he agreed. He said he was concerned about the precedent as well as parking with the green space, so he will not be supporting the amendment. Motion to amend conditions failed 3-6 (Ayes: Davey, Mitchell and Propp. Nays: Coulibaly, Hinz, Ford, Kiefer, Perry and Stengel.) Motion passed 8-1 (Nay: Mitchell). ITEM - SIP Amendment — 900 N. Koeller Street 18 SUBMIT TO: City Of Oshkosh Dept. of Community Development 215 Church Ave., P.O. Box 1 130 c`tof Planned Development Application °HONE: ( Oshkosh 920)236-5059 For General Development Plan or Specific Implementation Plan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: David Bynum Petitioner's Address: 11700 W Capitol Dr City: Wauwatosa Date: State: V\A Zip: 53222 Telephone #: (414 ) 916-3292 Email: david_bynum@uhaul.com Contact preference: ❑ Phone ® Email Status of Petitioner (Please Check): I I Owner [xRepresentative I_i Tenant Prospective Buyer ` Petitioner's Signature (required): --1 Date: �/ I �f 11'0 OWNER INFORMATION Owner(s ) U-Haul International Owner(s) Address: 2727 N Central Avenue Telephone #: (602 ) 263-6555 City: Phoenix Date: State: AZ Zip: 85004 Email: david bynum(c)-uhaul.com Contact preference: ❑ Phone ® Email Ownership Status (Please Check): 1 Individual ;1 Trust I i Partnership X 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 ndminktrntivP rPnsons_ _ Property Owner's Signature: TYPE OF REQUEST: ❑ General Development Plan (GDP) ® Specific Implementation Plan (SIP) SITE INFORMATION Date: 6/V Y go ❑ General Development Plan (GDP) Amendment A Specific Implementation Plan (SIP) Amendment Address/Location of Proposed Project: 900 N Koeller St, OSHKOSH Wisconsin 54902 Proposed Project Type: Additional parking/shunting areas and LP tank installation Current Use of Property: Indoor Storage Facility and Outdoor Display Zoning: Land Uses Surrounding Your Site: North: Multi -family Residential & Institutional - MR-20 and I-PD South: Commercial and Multi -family Residential - MR-20 East: Multi -family Residential - MR-20 West: Public Right-of-Way/Interstate 41-SMU ➢ 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 k Staff Date Rec'd Cll�AV ZO ❑ 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:' `% M N I. MIA�SiyT� 07ZW� R11 � li"ZI Tom. r. r� SIP AMENDMT 900 N KOELLER ST PC: 09-15-20 HILL PROPERTIES LLC 40 N HOLLY AVE FOX LAKE IL 60020 U-HAUL INTERNATIONAL 2727 N CENTRAL AVE PHOENIX AZ 85004 CI IARLES ANIARILYN I PERRY LIVING TRUST 1360 GREENWAY TER ELM GROVE WI 53122 VICTOR/ELIZABETH CORTEZ 350 N COUNTRY LN FOND DU LAC WI 54935 FATHER CARR'S PLACE 2 B LTD 1062 N KOELLER ST OSHKOSH WI 54902 DAVID BRYNUM 11700 W CAPITOL DR WAUWATOSA WI 53222 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. Those using the information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclai mer N 1 in=0.03mi 1in=150ft Printing Date: 7/2/2020 Prepared by: City of Oshkosh, WI Oshkosh JJJ d jKJr—1 rr •�- 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. Those using the information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclai mer N 1 in=0.09mi 1 in=500ft Printing Date: 7/6/2020 Prepared by: City of Oshkosh, WI I n-I ,or Oshkosh » 0 � 11s E! E f, r 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. Those using the information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclaimer N 1 in=0.02mi 1in=120ft Printing Date: 7/6/2020 Prepared by: City of Oshkosh, WI Oshkosh