HomeMy WebLinkAboutItem V.A
PLAN COMMISSION STAFF REPORT MAY 4, 2021
ITEM V A: PUBLIC HEARING: ZONE CHANGE FROM URBAN MIXED USE DISTRICT
(UMU) TO URBAN MIXED USE DISTRICT WITH A PLANNED
DEVELOPMENT OVERLAY (UMU-PD) AND APPROVAL OF A GENERAL
DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR
PROPERTY LOCATED AT 630-640 N MAIN STREET
GENERAL INFORMATION
Applicant: Travis Zimmerman: Alliance Construction
Property Owner: Resham Singh: RK Five, LLC
Action(s) Requested:
The applicant requests a zone change from the existing Urban Mixed Use District (UMU) to
Urban Mixed Use District with a Planned Development Overlay (UMU-PD). The applicant also
requests approval of General Development Plan and Specific Implementation Plan to allow for a
gas station/convenience store and laundromat.
Applicable Ordinance Provisions:
The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning
from one classification to another but relies on the Comprehensive Plan and good planning
principles. Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area consists of two parcels, totaling approximately 0.5 acres in size, located on the
east side of N. Main Street, north of E Parkway Avenue. The site was previously used as an auto
service facility and associated vehicle parking/storage area. The surrounding area consists
primarily of commercial uses as well as residential uses to the east. The 2040 Comprehensive
Land Use Plans recommends Center City use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant auto service facility UMU
Recognized Neighborhood Organizations
N/A
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 2
Adjacent Land Use and Zoning
Existing Uses Zoning
North Vacant UMU
South Commercial UMU
East Residential TR-10 PD
West Commercial UMU
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Center City
ANALYSIS
Zone Change
The applicant is requesting a zone change to add a Planned Development Overlay for the subject
parcels. This request is intended to provide some flexibility to the zoning ordinance to as site
constraints result in difficulties meeting zoning requirements. Staff is supportive of the proposed
rezone as it will help to accommodate redevelopment of the site and allow for further review of
proposed development as it relates to the neighboring residential uses and center city area.
Use
The applicant plans to renovate the existing 6,931 sq. ft. building for a convenience
store/laundromat as well as a new fuel station/canopy with 6 pumps and associated parking area,
which is permitted within the UMU district. A CSM will need to be approved to combine the two
subject parcels. Plans for the proposed use were reviewed at a Plan Commission workshop on
January 19, 2021 with revised plans brought back for a workshop on March 2, 2021, where Plan
Commission voiced support for the revised plans.
Site Design/Access
The proposed development will have 2 one-way driveway accesses from N. Main Street. Access
control variances are required for the development.
1. Reduced lateral clearance from N. Main St. to 6’ where code requires a minimum of 75
feet.
2. Reduced driveway spacing to 77’ 2” (on-site driveways) and 10’ (neighboring driveway to
the south), where code requires a minimum driveway spacing of 105’.
3. Increased number of driveways to two, where code allows a maximum of one.
Staff is in support of the Access Control Variances (ACV) and additional information related to
them can be found in the related staff report. Staff recommends a condition requiring approval of
the ACV.
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 3
Required Provided
Parking Spaces
N/A (parking exemption
overlay)
12 (plus 6 gas pump
stations)
Impervious Surface Maximum: 85% of lot 85% of lot
There is not a minimum parking requirement for the site as it is located within the Parking
Requirement Exemption Overlay District. The applicant has provided 12 stalls along with 6 gas
pump stations, for a total of 18 parking spots, which is under the recommended number of
parking spaces for the UMU district. Staff feels that the proposed number of parking stalls is
sufficient based on the proposed use of the site.
The total impervious surface area for the site is 19,633 sq. ft., which is at the maximum
impervious surface ratio for the Urban Mixed Use (UMU) district. The plan includes a dumpster
enclosure at the southeast corner of the parking lot. The proposed 6’ tall dumpster enclosure
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 4
meets code requirements with CMU exterior to match materials of the principal building. The
site plan also shows three future electronic charging stations.
Minimum Provided
Front Setback 0 ft. 6 ft. (pavement)
Side Setback (north) 0 ft. 0 ft. (existing building)
Side Setback (south) 0 ft. 10.5 ft. (pavement)
Rear Setback 5 ft. (10’ bufferyard) 5 ft. (pavement)
The applicant is meeting all applicable setbacks for the UMU district, but is not meeting the east
bufferyard requirement which is addressed under the landscaping ordinance. The proposed fuel
pump canopy is meeting the required 20’ separation from residential property lines and will be
limited to the maximum 25’ roof height.
Storm Water Management/Utilities
Storm water management plans have been provided and are being reviewed by the Department
of Public Works, who have noted that since this site has greater than 20,000 sq. ft. of disturbance
in pavement, parking lots, driveways, and buildings, the site will be subject to water quality
along with any other chapter 14 requirements. This site would fall under the redevelopment
category. Finalized storm water management plans will need to be submitted and approved as
part of the Site Plan Review processes.
Landscaping
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 5
Points Required Points Provided
Building Foundation Not required - no new building area 0
Paved Area 72 (21.6 tall trees, 28.8 shrubs) 101.4 (50 tall trees, 51.4 shrubs)
Street Frontage 115.2 (57.6 medium trees) 87.9 (45 medium trees)
Yards 69.3 475.7
Bufferyard 357.5 120
Total 614 785
Building Foundation
As the existing building foundation will not be changed, there is no requirement for building
foundation landscaping. The provided landscaping schedule shows 190.7 points devoted to
building foundation landscaping. These plantings mostly appear to be more than 10’ from the
building foundation and have been applied to the “yard” landscaping point total.
Paved Area
The paved area requirement of 40 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The code further specifies 30% of all points will be devoted to medium
or tall trees and 40% will be devoted to shrubs, which is also being met. The provide landscaping
plan is also providing a deciduous/shade tree at the ends of all parking rows as required by code.
Street Frontage
Code requires 60 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 applicant is requesting a
BSM for reduced street frontage landscaping to 87.9 points with 45 medium tree points, where
code requires 115.2 points including 57.6 medium tree points.
Staff is supportive of the requested BSM as limited area exists for street frontage landscaping and
the applicant has provided landscaping within that area to the greatest extent possible. Provided
yard landscaping points significantly exceeds the code requirement to offset this BSM.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan,
yard landscaping points exceed the total point requirement.
Bufferyards
A 0.6 opacity bufferyard is required along the east property line as the subject site includes a fuel
station and is bordering a Two Family Residential -10 (TR-10) zoning district to the east. The 0.6
opacity bufferyard requirement may be met with a minimum 10’ bufferyard width along with 6’
solid fencing and 250 landscaping points per 100’ linear feet.
A 5’ wide bufferyard with a combination of 6’ tall solid CMU fencing and 12 Moon Glow Juniper
trees are shown on the landscaping plan along the east property line. A BSM is required for the
reduced bufferyard width to 5’, where code requires 10’. Staff is supportive of requested BSM as
the reduced width is needed to provide sufficient space for the drive aisles and gas pump canopy.
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 6
The fencing/landscaping proposed is short of the point requirement for the 0.6 opacity
bufferyard. Staff is recommending that the applicant exchange the proposed Moon Glow Juniper
with a tall/medium evergreen tree, such as arborvitae, to meet the bufferyard point requirement.
The landscaping ordinance specifies that 50% of the required landscaping points must be located
on the exterior side of the fencing. The landscaping plan shows all bufferyard landscaping on the
inside of the 6’ solid fencing. Staff is supportive of a BSM to allow all bufferyard landscaping
points to be placed on the inside of the fencing due to the reduced bufferyard width. In this case,
providing the solid fencing along the property provides better functionality for the site.
Signage
Proposed signage for the site includes a 15’ tall monument sign including an electronic message
center along the southern frontage of the property. The sign appears to be in compliance with
maximum ground sign area for the UMU district of 1 sq. ft. of sign area per linear of street
frontage, as well as the maximum EMC sign area of 100 sq. ft. for the site. A BSM is required for
the sign placement as the sign will be located approximately 94’ from the residential properties to
the east, where EMCs are not permitted within 100’ of a residentially zoned parcel. Staff is
supportive the reduced separation as the proposed fencing/landscaping will shield the sign from
the residential properties and the applicant must maintain the provided 10’ front setback to
remain clear of the driveway vision clearance triangle.
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 7
On-building and canopy signage are also shown in the sign plans, which appear to be within the
maximum of 1 sq ft. per linear foot of building frontage for the UMU district. This can be
addressed under a separate building permit.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan meets the maximum
0.5 foot candle lighting level allowed at the property lines, with the exception of both driveway
entrances which shows a lighting level of 0.7 – 0.9 footcandles. Staff is supportive of a BSM to
allow the increased lighting level as it is only slightly over the maximum and within the public
right-of-way. The minimum lighting level of 0.4 foot candle is being met for the parking area.
Proposed light fixture heights do not exceed the maximum height of 20’.
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 8
Building Facades
Building Materials
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials. The petitioner has provided elevations for the building as well as a material list and
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 9
material breakdown for the building for each building facade. The specific elevations breakdown
is as follows:
North: Class I – 100%
South: Class I – 85% Class II – 15%
East: Class I – 97% Class II – 3%
West (front): Class I – 86% Class II – 14%
The proposed building elevations exceeds the 50% Class I requirement for all facades. The plans
also include soldier courses on all facades to provide articulation. Staff feels that the proposed
elevations are a significant improvement from the existing building and serves to offset requested
BSMs.
Overall Site
The applicant is requesting BSMs related to the bufferyard and street frontage landscaping
requirements as well as placement of the EMC and lighting level at the property line. To offset
these requested code exceptions, the applicant has exceeded overall yard landscaping for the site
as well as provide enhanced building façade materials. 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.
(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.
(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.
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ITEM V A: Rezone, GDP & SIP 630-640 N Main St. 10
(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 rezone, General Development Plan and Specific
Implementation Plan and the findings listed above with the proposed following conditions:
1. Approval of Access Control Variances for reduced lateral clearance, reduced driveway
spacing, and increased number of driveways.
2. A Certified Survey Map (CSM) shall be reviewed and approved by the Department of
Community Development.
3. BSM to allow reduced street frontage landscaping to 87.9 points including 45 medium tree
points, where code requires 115.2 points including 57.6 medium tree points.
4. BSM to allow reduced 0.6 opacity bufferyard width to 5 ft. where code requires a
minimum 10 ft. width.
5. BSM to allow all bufferyard landscaping to be placed on the inside of the 6’ solid fencing.
6. Tall/medium evergreen trees shall be provided to meet bufferyard landscaping point
requirement.
7. BSM to allow Electronic Message Board sign to be placed 94 ft. from residentially-zoned
parcel, where code requires a 100 ft. separation from residentially-zoned parcels.
8. Final landscaping plan shall be reviewed and approved by the Department of Community
Development.
9. BSM to allow 0.7 fc lighting level (north driveway entrance) and 0.9 fc lighting level (south
driveway entrance) at front property line, where code allows a maximum 0.5 fc at the
property line.
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EXPLANATION OF ZONE CHANGE
The owner would like to apply for a Planned Development Overlay to revitalize
this site. The existing building as it now stands is an eyesore. With the improved
renovations the building will add beauty to the Main Street of Oshkosh.
The existing building will be resurfaced with brick to add to the aesthetics of the
surrounding area.
Here is a list of the requirements we now meet.
-10’ x 10’ driveway vision triangle obstruction is provided in site plan
-85% impervious surface
-Require 17 parking stalls. 18 will be provided
-Dumpster with fence is included in site plan
-Landscaping is provided at the south end of site.
Also refer to “Description of Proposed SIP” for a detailed list of code exceptions
and how the owner is improving on site hardships.
In addition, owner has provided the following items.
-Mailed check for $675
-Landscape Plans
-Traffic Impact Analysis
-Dumpster details – Sheet A102
-Sign Details
-Photometric Lighting Plan
-Preliminary Plans
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0' - 8 1/16"N. MAIN ST.6' CMU WALL@ EAST PROPERTY LINERHYME BUSINESSJ & R AUTO SERVICEBURGER KINGJEFFERSON ST.7' - 0"18' - 0"30' - 0"25' - 0"30' - 0"18' - 0"192' - 0"6' - 0"9' - 0" 26' - 2" 24' - 0" 24' - 0" 25' - 10" 5' - 0"68' - 0"12,000 GAL UST 24' - 0"356 S.F. 1409 S.F. 466 S.F. 210 S.F. 920 S.F. 9' - 0"5' - 0"9' - 0"120' - 0"14' - 8"18' - 0"9' - 0"DUMPSTERRED AREA INDICATES PATH OF TRUCKLANDSCAPING STONE(3) FUTUREELECTRIC CARCHARGING UNITSLANDSCAPING STONELANDSCAPING STONELANDSCAPING STONEGRASS5' - 0"SIDE SETBACKREAR SETBACK10' - 6"10' - 0"VERIFY 26' - 7"VERIFY24' - 0"52' - 1 3/4"EXISTING DRIVEWAYEXISTING DRIVEWAY77' - 2 21/32"33' - 0"23' - 7"10' - 0" 24' - 0" 24' - 0" 10' - 0"EXISTINGSIGN POLEWITH NEW SIGN2A201A1021ONE WAYONE WAY
ONE WAY
ONE WAYTOTAL S.F. OF BUILDINGLOWER LEVEL = 195 S.F.MAIN LEVEL = 5192 S.F.2ND LEVEL = 1544 S.F.TOTAL = 6931 S.F. % OF IMPERVIOUS SURFACESITE TOTAL = 23,040 S.F.IMPERVIOUS = 19,679 S.F.PERVIOUS = 3,361 S.F.IMPERVIOUS PERCENTAGE = 85%PARKING SPOTS NEEDED(1/300 SF OF GROSS FLOOR AREA)MAIN LEVEL = 5192 S.F. -STALLS NEEDED = 17PROVIDING 12 PARKING STALLS, PLUS 6 GAS PUMP STOPS = 18 TOTAL PARKING SPOTSPRELIMINARY PLANNOT FOR CONSTRUCTIONDRAWN BY:SCALE:ARCHITECT OF RECORD:PROJECT INFO:1REVISIONS2346789105--/--/-- -----/--/-- ---SHEET NAME:--/--/-- -----/--/-- -----/--/-- -----/--/-- ---CURRENTAS OF:PLAN START DATE:11--/--/-- ---12--/--/-- ---LLOYD CARPENTER ARCHITECT, LLC--/--/-- -----/--/-- -----/--/-- -----/--/-- ---APPROVED FOR BIDAPPROVED FOR REVIEWAPPROVED FOR CONSTRUCTION--/--/-- -----/--/-- -----/--/-- ---As indicated3/17/2021 10:07:33 AMP:\21-013 Del Singh Convenience Store\Revit\21-013 - Del Singh Convenience Store.rvtA101Author21-013SITE PLAN640 N MAIN STREETOSHKOSH, WIPRELIMINARY DESIGNGAS STATION/C-STORE12/15/201" = 20'-0"1SITE PLANTRUEPage 17
Rezone/GDP/SIP
630-640 N MAIN ST
PC: 05-04-2021
ALLAN W/PATTI A KING
N8076 LIBERTY DR
MALONE, WI 53049
DORSEY RENTS LLC
204 E SCOTT ST
OMRO, WI 54963
GLENN R/CAROL A RAND
2905 PRAIRIE WOOD DR
OSHKOSH, WI 54904
HOOPMAN & CO DOWNTOWN LLC
PO BOX 1099
OSHKOSH, WI 54903
P & E PROPERTIES LLC
4073 SAND PIT RD
OSHKOSH, WI 54904
RAMSEY/BARBARA A KAGAK
637 JEFFERSON ST
OSHKOSH, WI 54901
STANNARD REAL ESTATE LLC
653 N MAIN ST
OSHKOSH, WI 54901
TIGER 10 OSHKOSH BK LLC
8040 EXCELSIOR DR STE 400
MADISON, WI 53717
WATER CITY PROPERTIES LLC
5377 INLET CT
OMRO, WI 54963
TRAVIS ZIMMERMAN
1050 BROADWAY ST
WRIGHTSTOWN, WI 54180
RK FIVE LLC
3166 QUAIL RUN DR
OSHKOSH, WI 54904
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N MAIN STN MAIN STDIVISION STDIVISION STJEFFERSON STJEFFERSON STE PARKWAY AVE PARKWAY AVW PARKWAY AVW PARKWAY AV
IDA AVIDA AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/16/2021
1 in = 100 ft1 in = 0.02 mi¯630-640 N MAIN ST630-640 N MAIN ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/16/2021
1 in = 500 ft1 in = 0.09 mi¯630-640 N MAIN ST630-640 N MAIN ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 20
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/16/2021
1 in = 120 ft1 in = 0.02 mi¯630-640 N MAIN ST630-640 N MAIN ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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