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Home My WebLink AboutITEM III APLAN COMMISSION STAFF REPORT DECEMBER 1, 2020 ITEM III A: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A COMMERCIAL DEVELOPMENT AT 1870 OSHKOSH AVENUE GENERAL INFORMATION Applicant: Gries Architectural Group Inc. Property Owner: Fox Communities Credit Union Action(s) Requested: The petitioner requests approval of a General Development Plan (GDP) and Specific Implementation Plan (SIP) for a commercial development (financial institutions) at 1870 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 site consists of 3 vacant parcels totaling approximately 3 acres with frontage on Oshkosh Avenue, N. Koeller Street and Rath Lane. The applicant intends to combine the 3 parcels. The property is zoned Corporate Business Park with a Planned Development Overlay (CBP-PD) and the surrounding area consists predominately of vacant commercial land as well as Lakeshore Park to the north. The 2040 Comprehensive Plan recommends Interstate Commercial land use for the subject property. Subject Site Existing Land Use Zoning Vacant CBP-PD Adjacent Land Use and Zoning Existing Uses Zoning North Park I ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... South ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Public right-of-way CBP-PD East ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Vacant CBP-PD West 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 4,668 sq. ft. commercial (financial institution) building including a four -lane drive thru on the west side of the building. Site Design/Access The proposed development will have one entrance/exit and one exit only access along Rath Lane. The parking lot will be situated to the north/northeast of the building with the drive-thru lanes on the west side of the building and extending to the south of the building and wrapping around to the west and exiting north to Rath Lane. Plan Commission had voiced support for this site design at a previous workshop. Access control variances will be required for reduced lateral clearance and driveway spacing. This will be addressed as a separate item. Rath Site Plan Re uired Provided Parking Spaces Minimum: 15.5 Maximum: 19.5 28 Impervious Surface Maximum: 70% of lot 32% of lot The applicant is requesting a base standard modification (BSM) as the parking lot provided on the site plan exceeds the parking maximum of 1.25 spaces per 300 square feet of gross floor area for personal or professional service uses. According to the applicant, the additional parking stalls are needed as they anticipate having 12 employees and 14 customers at a given time and need 2 additional spaces for additional staff or outside vendors. ITEM III A GDP/SIP— 1870 Oshkosh Ave 2 Paqe 2 The total impervious surface area for the site is 40,981 sq. ft., which is well under the maximum impervious surface ratio for the Corporate Business Park (CBP) District. The plan includes a dumpster enclosure to the north of the building. A BSM is required for the dumpster enclosure placement as it is located between the building and public right-of-way. Staff is supportive of the proposed location as the lot configuration with 3 frontages does not provide for a feasible dumpster enclosure location outside of the front yard areas. The proposed location is appropriate as it is oriented toward the frontage with lowest traffic counts (Rath Lane). The dumpster enclosure will be constructed of brick to snatch the building, per CBP accessory structure standards. Building/Parking Setbacks Minimum Provided Front Setback (north) 30 ft. 28.66 ft. (parking lot) Front Setback (south) 30 ft. 15 ft. (drive-thru lane) Front Setback (east) 30 ft. 20 ft. (parking lot) Side Setback (west) 10 ft. 185 ft. The proposed building meets all setback requirements for the CBP District, however the parking area extends into both the north (Rath Lane) and east (N. Koeller Street) front setback areas and the drive-thru lane extends into the south (Oshkosh Avenue) front setback area. Staff is supportive of these reduced setbacks as site constraints related to the unique lot configuration result in difficulties meeting setbacks and providing sufficient parking. Storm Water Management[Utilities 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 process. Landscaping N K6ELLER STREET ITEM III A GDP/SIP— 1870 Oshkosh Ave Paqe 3 Landscape plan Points Required Points Provided Building Foundation 124 (62 side of main 104 (39 side of main entrance) entrance) Paved Area 193 (57.9 tall trees, 77.2 189 shrubs) (0 tall trees, 84 shrubs) Street Frontage (Rath Ln.) 211 (105.5 medium trees) 220 (30 medium trees) Street Frontage (Oshkosh Ave.) 209 (104.5 medium trees) 203 (60 medium trees) Street Frontage (N. Koeller St.) 319 (159.5 medium trees) 323 (75 medium trees) Total Yards 94 149 Yards devoted to street 47 Not listed frontage Total 1,150 1,188 Building Foundation The landscape plan shows a combination of shrubs and perennial grasses around the building foundation. The total point requirement of 40 points per 100 linear feet of building foundation is not being met. The applicant will need to add additional shrubs to meet this requirement. This can be addressed during the site plan review process. The landscaping ordinance 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 building. The plan does not meet the main entrance side point requirement for the building as 39 points are being provided where 62 points are required. Staff is supportive of a BSM to allow the main entrance side point requirement to be applied to the street side facades of the building (south and east facades), as the intent of the code is being met with these facades being along the more prominent frontages. Paved Area The landscape plan is slightly short of the paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area. 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. The landscape plan does not show tall trees being attributed to the paved area and 4 parking row ends are missing trees. The landscape plan shows medium trees being attributed to the paved area points and tall trees being attributed to the street frontages. The applicant can reallocate those trees to meet the tall tree requirement. This can be addressed during the site plan review process. ITEM III A GDP/SIP— 1870 Oshkosh Ave Paqe 4 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 is slightly short of the total point requirement for the Oshkosh Avenue frontage and shows tall trees (rather than medium trees) along the frontages being used to meet the 50% point total requirement. As previously noted, the applicant can reallocate medium trees from the parking lot to meet this requirement. The CBP standards also require 50% of yard landscaping points to be located along street frontages, which has not been listed in the landscape schedule. These items will also be addressed during the site plan review process. The landscape plan shows a combination of trees and shrubs between the Oshkosh Avenue right-of-way and the drive-thru lane. Staff is recommending a condition that 200 tall/medium evergreen tree landscaping points be included to provide a year-round visual buffer from the drive-thru lane. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard landscaping points exceeds this requirement and will need to meet the street frontage point requirement as previously noted. Signage Proposed signage for the site includes a 9' 6" tall X 15' wide monument sign along the intersection of Oshkosh Ave. and N. Koeller St. The proposed sign will have a 15' setback from Oshkosh Avenue and 20' setback from N. Koeller Street, where a 30' setback is required from both frontages. Staff is supportive of a BSM to allow reduced setbacks as the proposed sign locations are consistent with reduced setbacks of neighboring monument signs within the Corporate Business Park District to the east. Also, the ground sign front setback will be consistent with setbacks of the proposed parking lot and drive-thru lane. The applicant has provided landscaping around the base of the sign to soften the view from the public right-of- way. Coi %jr0ew • rm'munittes ITEM III A GDP/SIP— 1870 Oshkosh Ave Paqe 5 Wall signage is shown on the building elevations for both buildings. 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 permit. 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 as well as the minimum lighting level of 0.4 fc for all parking/drive areas. The fixtures will be full cut-off fixtures and will not exceed the maximum overall height of 25'. 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 of at least 40% of the ground floor level of the street facing facade. The specific elevations breakdown is as follows: Required Class I Provided Class I North 75% 92% South 75% 92% East 75% 88.8% West 75% 87.7% Street facing 40% door/window ground floor (north 29 2% facade) area Street facing 40% door/window ground floor (south 41.2% facade) area Street facing 40% door/window ground floor (east 41.6% facade) area The building exceeds design standards requirements for Class I building materials on all facades. The minimum door/window area of 40% for street facing ground floor elevations is being met for the north and south facades. The applicant is requesting a BSM to allow for reduced window/door area on the north (Rath Lane) street -facing facade. Staff is supportive of this BSM as the requirement is being met for both of the primary street frontages (Oshkosh Avenue and N. Koeller Street). Also, this facade significantly exceeds the minimum Class I material requirement for an enhanced appearance. ITEM III A GDP/SIP— 1870 Oshkosh Ave Paqe 6 b 17 -,, NOFZYH ELEVAYION 4 q q ' 4" 4 b b g}E,45Y ELEVATON L� I 71 I EL SOUTH ELEVATION ,, WESELEVATION Building elevations 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 buildings 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 building meet these standards as canopies and variation of materials provide distinction to the facades and projections related to the entrance are utilized to emphasize the front facades. Overall Site The applicant is requesting BSMs for decreased setbacks, increased parking, specific landscaping area points, reduced sign setbacks, and reduced street -facing door/window area. To offset these BSMs, the applicant will be exceeding the overall landscaping point requirement for the site and also exceed the minimum Class I material allotment for all building facades. Landscaping has also been added around the monument signs 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 A GDP/SIP— 1870 Oshkosh Ave Paqe 7 (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. (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. Staff recommends approval of the General Development Plan and Specific Implementation Plan and the findings listed above with the proposed following conditions: 1. Access Control Variance required for lateral clearance and driveway spacing. 2. Western driveway access shall be exit only. 3. BSM to allow reduced front yard setback (north) to 28.66' for parking lot/driveway. 4. BSM to allow reduced front yard setback (south) to 15' for parking lot/driveway. 5. BSM to allow reduced front yard setback (east) to 20' for parking lot/driveway. 6. BSM to allow increased parking stalls to 28 stalls, where code allows a maximum of 19.5 stalls. 7. BSM to allow reduced sign setback to 15' (south) and 20' (east). 8. BSM to allow reduced window/door on ground floor of street -facing facade to 29.2% where code requires a minimum of 40% 9. BSM to allow 39 building foundation landscaping points on side of main entrance, where code requires 62 points on side of main entrance. 10. Minimum 200 tall/medium evergreen tree landscaping points shall be provided to screen the south side of the drive-thru lane from the Oshkosh Ave. public right-of-way. 11. Final landscaping plan shall be reviewed and approved by the Department of Community Development. ITEM III A GDP/SIP— 1870 Oshkosh Ave Paqe 8 Dept. Depl. City of Oshkosh offSUBMIT C Community Oevetopment ty 215 Church Ave.. P.O.8ox 1 130 ``°f Planned Development Application Oshkosh.W1 54901 Oshkosh PHONE; 1920j 23bso59 For General Development Plan or Specific Implementation Plan "PLEASE TYPE OR PRINT USING BLACK INK" APPLICANT INF_O__RMATI_QN Petitioner: Gries Architectural Group Inc. Date:10-05-2020 Petitioner's Address: 500 N. Commercial Street Telephone #: ( 920, 722-2445 City: Neenah Email: bgries@gries.design Status of Petitioner (Please Check): Owner xRepresentative Petitioner's Signature (required): OWNER INFORMATION Owner's): Fox Communities Credit Union Owner(s) Address: 3401 E. Calumet Street Telephone #: (920) 993-9000 State: WI Zip:54956 Contact preference: ❑ Phone IN Email Tenant Prospective Buyer Dote:10-05-2020 Date: 10-05-2020 City: Appleton State: WI Zip: 54915 Email: callen@foxcu.orq _ Contact preference: ❑ Phone ® Email Ownership Status (Please Checkl: Ind'vidual Trust Partnership x Corporation Property Owner Consent: (required) By signature hereon, I/We acknow'edge 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. �QaA.-Property Owner's Signature:r! President/CEODate: 10/2/2020 —_ T ® General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment ld Specific Implementation Plan (SIP) O Specifc implementation Plan (SIP) Amendment SITE INFORMATION Address/location of Proposed Project: 1870 Oshkosh Ave. / STH "21" Proposed Project Type: �___—w Branch Credit Union Current Use of Property: vacant _ Zoning: _CBP-PD Land Uses Surrounding Your S'ie: North: Park (Zoning: Institutional South: SW _Bank S/SE - Single Family Residential [Zoning_ MR-20] East: vacant [Zoning: CBP-PD' West: Single Family Residential [Zoning: CBP-PD] 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 submfftal. Make check payable to City of Oshkosh. Y Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please visit the City's website at www.c*.oshkosh.wi.us/Commun'ty_Development/Plonn'.ng.htrn Sign_ Staff Date Rec'd Paqe 9 ❑ 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. o 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. a 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 areo 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. a 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 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. t 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: 10/05/2020 Page 10 w A NIGN0O'51M H50�IH50 N dno�9,�.I.y-v NOW 93iiunwwo,�) xc� Q tl a5. :Z10=1 9Nialina MAN V W $ a NOijLon 11SNOO NOS ION W WOZ-9M 311S M N 4` q1 nmi qwO w-u SSO-S q-i4s0 N3oj 850-BL\ om:z m 80 Ma mzffl II l -59NIMVMIIff53H1 97M7SION Oil -2fffH10 DNffSnJff5NDLL.7n2lJSND3 LU M -H >< LU Eke LL L) mh K N� Pt N- H H 0 Png VO ME N 71NVI HiVd Wk Clvo?l OMAJO REZONE 3710 LISBON LLC ALEE CHASE INVESTMENTS LLC 500 N MAIN ST 530 WINDSTONE DR UNIT 204 515 N MAIN ST #A PC: 12-01-20 HARTLAND WI 53029 OSHKOSH WI 54901 BENT BLOCK OSHKOSH LLC 300 N MAIN ST STE 300 OSHKOSH WI 54901 HMP REAL ESTATE LLC 102 MERRITT AVE OSHKOSH WI 54901 OLH LLC 230 OHIO ST STE 200 OSHKOSH WI 54902 SPARR INVESTMENTS 103 HIGH AVE OSHKOSH WI 54901 WAGNER OPERA HOUSE LLC ATTN: KRIS LARSON 502 N MAIN ST OSHKOSH WI 54901 CITY OF OSHKOSH PO BOX 1130 OSHKOSH WI 54903 JAMES H LANG PROPERTIES INC 615 S MAIN ST OSHKOSH WI 54902 RAULF PLACE REDEVELOPMENT LLC PO BOX 397 OSHKOSH WI 54903 STAPEL PROPERTIES I LLC 427 N MAIN ST OSHKOSH WI 54901 FOX RIVER DEVELOPMENT CO LLC 404 N MAIN ST STE 104 OSHKOSH WI 54901 MARILYN J BACKUS 1529 W 6TH AVE OSHKOSH WI 54902 SARAH A HETTENHAUS 520 JEFFERSON ST OSHKOSH WI 54901 WAGNER OPERA HOUSE LLC 1 CITY CENTER OSHKOSH WI 54901 Paqe 13 inuisrianningvian t ommission bite rian wrap iempiatwazu rian t ommission bite Tian wrap iempiate.mm r agoser.iKageo 0 CBP-PD 2 Com m m � r r m I MR-12 NMU CBP-P_D SR-9 OMRO RD OM D ' SR_5 SR-5 SMU--PD 9N� G I-PD �Z I-PD U MR-20 WN �4 SR-5 SMU-PD SMU , INWAX G� N � c .t '� 1 in=0.09mi 1 in = 500 ft 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 Printing Date: 10/28/2020 information are responsible for verifying accuracy. For full disclaimer please go to (r1C'�j,�(l1Ch www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI Oshkosh �`�II. s J:\GIS\Planning\Plan Commission Site Plan Map Template020 Plan Commission Site Plan Map Template.mxd p a (-T 4ser�k�Neb to OSHKOSH AVE § N � 1 in=0.02mi tin=100ft 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 Printing Date: 10/28/2020 information are responsible for verifying accuracy. For full disclaimer please go to h�[` www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI Oshkosh sh J:\GIS\Planninq\Plan Commission Site Plan Map Template020 Plan Commission Site Plan Map Template.mxd P a (-T4ser�k b