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HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT JUNE 15, 2021 ITEM IV: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A PERSONAL STORAGE FACILITY FOR PROPERTY LOCATED AT 1300 S. KOELLER STREET GENERAL INFORMATION Applicant: True Storage LLC Property Owner: 1300 Koeller Street LLC c/o Mid-America Real Estate-WI Action(s) Requested: The applicant requests approval of a General Development Plan and Specific Implementation Plan to allow a personal storage facility located at 1300 S. Koeller Street. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject area is currently zoned Suburban Mixed Use with a Planned Development Overlay (SMU-PD) and consists of a 7.98 acre parcel with frontage on S. Koeller Street and Menard Drive. The subject area contains a 105,447 sq. ft. vacant commercial building (former Shopko), and associated surface parking facilities. The site was developed in 1984 according to City Assessor records, and pre-dates the City’s Planned Development Ordinance. The site was previously used as a Shopko retail store. The surrounding area consists of commercial uses as well as residential uses to the east. The 2040 Comprehensive Land Use Plan recommends Interstate Commercial use for the subject area. Subject Site Existing Land Use Zoning Vacant Commercial SMU-PD Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Commercial SMU-PD South Commercial and public easement SMU-PD & I-PD East Multi-family residential MR-12 West Public Right-of-Way/Interstate 41 ITEM IV: GDP.SIP 1300 S Koeller St. 2 Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Interstate Commercial ANALYSIS Use The petitioner is proposing to convert the existing vacant commercial building to a personal storage facility, which is not permitted within the SMU zoning district. The applicant also plans to divide the subject property into two lots to provide a separate lot for future development fronting S. Koeller Street. This will be addressed administratively through a CSM. The proposed plans were brought before Plan Commission at a workshop on April 20, 2021. Plan Commission was open to the concept, with the main concern being the appearance of the storage building on a major commercial corridor. Staff is supportive of the requested base standard modification (BSM) to allow the personal storage facility. Although not permitted within the SMU district, staff feels that the proposed storage use is appropriate given the significant distance of the building from the S. Koeller Street frontage and difficulty finding a new user of the vacant “big box” retail building. Staff is recommending a condition that the newly created commercial lot (Lot 1) is developed within 3 years. A commercial development fronting S. Koeller Street would serve to buffer the storage facility from the (S. Koeller) street frontage and would provide consistency with the 2040 Comprehensive Land Use Recommendation of Interstate Commercial. This would be addressed under a separate SIP request in the future. Site Design/Access The site will continue to utilize access from S. Koeller Street and Menard Drive, with shared access for Lots 1 and 2. A cross-access agreement will be required for the shared access drives. ITEM IV: GDP.SIP 1300 S Koeller St. 3 There are no plans in place for changes to the existing parking lot as the newly created Lot 1 will be left in its current state with changes being made as part of the future commercial development of the lot, to be addressed under a separate future SIP approval. The Lot 2 parking area will also be left in its current state, with 149 stalls, to accommodate employee and customer parking for the storage facility. No changes are being proposed for the existing building other than façade upgrades. Storm Water Management/Utilities Storm water management plans have not been provided. Finalized storm water management plans will need to be submitted and approved as part of the Site Plan Review processes. Landscaping As no building or pavement additions are being proposed, additional landscaping is not required by code. However, the applicant is providing new parking lot and building foundation plantings to meet current landscaping standards, which will serve to offset the BSM to allow the personal storage facility. Points Required Points Provided Building Foundation 520 (260 main entrance side) 544 (544 main entrance side) Paved Area 745 (223.5 tall trees, 298 shrubs) 755 (tall tree/shrubs not calculated) Total 1,265 1,299 ITEM IV: GDP.SIP 1300 S Koeller St. 4 Building Foundation The landscape plan shows new plantings along the west (front) side of the building which meets the building foundation planting requirement of 40 points per 100 linear feet of building foundation. Paved Area The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area is also 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. Based on the provided “Plant Schedule”, the tall tree requirement is being met. Code also requires a tall deciduous/shade tree at the ends of all parking rows and drive entrances. The plan shows new deciduous trees being provided in the existing parking lot islands to meet this requirement. Signage Signage plans were not included with this request. The provided building elevations show wall signage on the western façade, which appears to meet on-building sign area requirements for the SMU district. The applicant is requesting a BSM to allow the existing Shopko pylon sign to remain on the newly created Lot 1, with the sign faces being replaced to identify the personal storage facility. Staff is supportive of this BSM to allow an off-premise sign as Lot 2 does not have frontage along S. Koeller Street to provide a ground sign visible from Interstate 41 and Koeller Street. Staff is also supportive a BSM to allow the sign to remain at its current height of 39.8’, where the maximum height is 35’. Additional signage for the site will be subject to SMU district signage standards and may be addressed under a separate building permit. ITEM IV: GDP.SIP 1300 S Koeller St. 5 Lighting The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot- candle minimum requirement for parking areas, with no more than .5 foot-candles of light trespass at the property lines. The Luminaire Schedule indicates that existing light poles will be utilized along with wall packs and three new 25’ poles on 3’ concrete base. The height of the new light poles will need to be reduced to 20’ (23’ including base), which is the maximum light fixture mounting height in the SMU district. Building Facades The existing building facades will be given façade improvements which include painting existing exterior materials (CMU block, brick walls, columns/canopies) and new metal stud framed exterior entry wall and new white EIFS parapet trim. As the existing building will not be expanded and exterior materials will remain, Section 30-243 Exterior Design Standards would not apply to the project. Staff feels that the proposed façade improvements will enhance the appearance of the building and is compatible with buildings in 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. ITEM IV: GDP.SIP 1300 S Koeller St. 6 (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. (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 with the findings listed above and the proposed following conditions: 1. Base Standard Modification to allow a personal storage facility within the Suburban Mixed Use (SMU) zoning district. 2. A Certified Survey Map (CSM) shall be reviewed and approved by the Department of Community Development. 3. If Lot 1 has not been developed within 3 years, all asphalt shall be removed and the area return to a vegetative state. 4. Cross access agreement for shared driveway shall be filed with the Winnebago County Register of Deeds. 5. Final storm water management plans shall be approved by the Department of Public Works. 6. Base Standard Modification to allow off-premise ground sign on Lot 1. 7. Base Standard Modification to allow existing pylon on Lot 1 at height of 39.8’. 8. All additional signage shall meet the SMU zoning standards. 9. Final lighting and landscaping plans shall be approved by the Department of Community Development. Sign_______ Staff ________ Date Rec’d ________ City of Oshkosh Planned Development Application For General Development Plan or Specific Implementation Plan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: _________________________________________________________________________________ Date: ____________ Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Status of Petitioner (Please Check):  Owner  Representative  Tenant  Prospective Buyer Petitioner’s Signature (required): _______________________________________________________________ Date: ____________ OWNER INFORMATION Owner(s): __________________________________________________________________________________ Date: ____________ Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Ownership Status (Please Check):  Individual  Trust  Partnership  Corporation Property Owner Consent: (required) By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner’s Signature: ___________________________________________________________________ Date: ____________ TYPE OF REQUEST:  General Development Plan (GDP)  General Development Plan (GDP) Amendment  Specific Implementation Plan (SIP)  Specific Implementation Plan (SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: __________________________________________________________________________ Proposed Project Type: ________________________________________________________________________________________ Current Use of Property: ________________________________________________________________Zoning: ________________ Land Uses Surrounding Your Site: North: _________________________________________________________________________ South: _________________________________________________________________________ East: _________________________________________________________________________ West: _________________________________________________________________________  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.htm SUBMIT TO: Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, WI 54901 PHONE: (920) 236-5059 True Storage LLC 670 N. Commercial St Manchester NH 03101 603-622-6223 jsullivan@true-storage.com X 1300 Koeller Street LLC c/o Mid-America Real Estate-WI 5/17/21 5/17/21 600 N. Plankinton Milwaukee WI 53203 414-273-4600 fitzgerald@midamericagrp.com X 1300 S. Koeller Road Indoor storage facility Vacant big box retail- former Shopko SMU-PD Retail Retail Residential/Institutional Interstate HWY (Multifamily and reginal SWM facility) Page 7 2 SUBMITTAL REQUIREMENTS – Must accompany the application to be complete. (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy) The following information must be provided in order for the application to be considered complete and able to be scheduled for Plan Commission Review. Please use the checklist below to determine the required information to be submitted at the time of application. If all information below cannot be provided at the time of application, please request a waiver in writing to the Division’s Director or designee.  A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):  General location map of the subject site depicting:  All lands for which the Planned Development is proposed and other lands within 100 feet of the boundaries of the subject property.  Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that control.  A graphic scale and north arrow.  Generalized site plan showing the pattern or proposed land uses, including:  General size, shape, and arrangement of lots and specific use areas.  Basic street pattern and pattern of internal drives.  General site grading plan showing preliminary road grades.  Basic storm drainage pattern, including proposed on-site stormwater detention.  General location of recreational and open space areas, including designation of any such areas to be classified as common open space.  Statistical data, including:  Minimum lot sizes in the development.  Approximate areas of all lots.  Density/intensity of various parts of the development.  Building coverage.  Landscaping surface area ratio of all land uses.  Expected staging.  Conceptual landscaping plan.  General signage plan.  General outline of property owners association, covenants, easements, and deed restrictions.  A written description of the proposed Planned Development, including:  General project themes and images.  The general mix of dwelling unit types and/or land uses.  Approximate residential densities and nonresidential intensities.  General treatment of natural features.  General relationship to nearby properties and public streets.  General relationship of the project to the Comprehensive Plan or other area plans.  Proposed exceptions from the requirements of the Zoning Ordinance.  Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.  A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items. Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):  An existing conditions map of the subject site depicting the following:  All lands for which the Planned Development is proposed and other lands within 100 feet of the boundaries of the subject site.  Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that maintains that control.  Existing utilities and recorded easements.  All lot dimensions of the subject site.  A graphic scale and a north arrow.  An SIP map of the proposed site showing at least the following:  Lot layout and the arrangements of buildings.  Public and private roads, driveways, walkways, and parking facilities.  Specific treatment and location of recreational and open space areas, including designation of any such areas to be classified as common open space. Page 8 3  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: _____________________ Page 9 Mr. Mark Lyons Planning Director City of Oshkosh 215 Church Avenue Oshkosh, WI 54901 RE: Shopko Redevelopment – Oshkosh, WI Mr. Lyons: Please allow this letter to serve as our narrative relating to a Planned Development Amendment located at 1300 S. Koeller Rd in Oshkosh, parcel # 1308500100. The actions requested and described herein include an SIP amendment for the current Shopko property parcel and approval of a CSM subdividing a portion of the existing parking field for future development. The existing use of this property is a vacant big box retail building, most recently occupied several years ago by Shopko. As part of this overall project, the former retail building will be converted into an indoor storage use operated by Ture Storage LLC, a national operator of such facilities with a large portfolio and growing project base. As part of a future phase of this redevelopment, the portion of the current parking field subject to a related certified survey map will be developed by The Moran Partners, LLC with a single or multiple tenant design. That project will be subject to a future GDP/SIP submittal, expected to follow later this summer of early fall based on preliminary discussions with a number of interested national credit tenants. Necessary base standard modifications required for this plan are, in our understanding, an approval of the conversion from a retail use to a storage use, which will facilitate the orderly redevelopment of the outlot parcel in addition to activating an existing vacant big box property in the City’s main retail corridor. Without this use, the market is unlikely to produce a viable project for the Shopko building for some time, leading to further erosion of valuable tax base and increasing the likelihood of blight. Site improvements, which are largely focused on landscaping upgrades, will be occurring primarily on along the north/south drive aisle, at the foundation area of the Shopko building, and in the southern parking area. As noted on the landscape plan, the northern parking area is not slated for any improvements at the moment, with the understanding that the area will be subject to its own landscaping plan improvements when construction commences. The building itself will be getting upgrades, although as an existing building, those will be limited to largely façade element upgrades, painting, entryway redesign and other aesthetic improvements. True Storage, as an operator, prefers their locations to blend seamlessly into retail corridors and the attached renderings indicate more of a retail focused façade than a traditional “mini-storage” appearance. Page 10 As an indoor storage facility, the amount of increased traffic intensity versus the current vacant building will not represent a significant increase, although steady traffic and the activities of one or two onsite employees will result in the occasional parking use in the lot, which is large enough to handle much more parking demand than will be generated by the storage facility. Per the application form, below is our statement regarding any negative impacts on the following issues:  We do not believe there will be any negative health, safety or general welfare impacts on any of the surrounding land as a result of continued setback compliance and existing buffering elements between commercial and residential uses.  Pedestrian and vehicular circulation and safety will be handled within the previously constructed shared sidewalks and driveways, and will not meaningfully impact the amount of traffic being routed towards the public rights-of-ways in numbers that would create traffic problems.  This project will not create any additional noise, air, water or other pollutions- in fact, it will assist in the redevelopment of a site currently sitting vacant with additional future stormwater improvements  It will not impact the demand for or availability of public services in a negative way, as all necessary public services are in the vicinity and have adequate capacity to serve this project.  There will be no negative impact on the character or future development of the area, as this is a commercial area being developed with commercial uses in keeping with the surrounding areas. Respectfully, Ed Bowen The Morgan Partners, LLC Page 11 SIP 1300 S KOELLER ST PC: 6-15-21 3300 W COLLEGE DEVELOP LLC/33WCARW LLC 691 S GREEN BAY RD #208 NEENAH, WI 54956 SAVINGS SQUARE PARTNERS LTD 15260 VENTURA BLVD STE 1705 SHERMAN OAKS, CA 91403 PH 1280 KOELLER ST LLC 241 N BROADWAY 501 MILWAUKEE, WI 53202 MCDONALDS CORP 1722 CLARENCE CT WEST BEND, WI 53095 PH OSHKOSH LLC 241 N BROADWAY STE 501 MILWAUKEE, WI 53202 IHOP PROPERTY LLC 450 N BRAND BLVD 7TH FLR GLENDALE, CA 91203 MICHAEL J/VICTORIA M COLLARD 1850 WALNUT ST OSHKOSH, WI 54901 VICTORY CAPITAL LLC 218 10TH AVE 100 EAU CLAIRE, WI 54703 BRADY J/ANGELA A ONSAGER 1923 TIMBERLINE DR OSHKOSH, WI 54904 MITCHELL MANAGED PROPERTIES LLC 218 10TH AVE 100 EAU CLAIRE, WI 54703 EAST CAPITOL REALTY LLC 2323 E CAPITOL DR APPLETON, WI 54911 CITY OF OSHKOSH PO BOX 1130 OSHKOSH, WI 54903 TRUE STORAGE LLC 670 N COMMERCIAL ST MANCHESTER, NH 3101 1300 KOELLER STREET LLC 600 N PLANKINTON AVE STE 301 MILWAUKEE, WI 53203 Page 12 S KOELLER STS KOELLER STMENARD DRMENARD DR C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/19/2021 1 in = 120 ft1 in = 0.02 mi¯1300 S KOELLER ST1300 S KOELLER 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 13 I SMU HI SR-5 SMU-PD I SR-5 I SMU MR-12 I-PD DR-6 IMR-12 I-PD SMU-PDSR-5 MR-12 SR-3 NMU MR-12 SMU-PD Westhaven Golf Course!"#$41 !"#$41 SSWWAASSHHBBUURRNNSSTTWW 99 TT HH AAVV SSKKOOEELLLLEERRSSTTOOSSBBOORRNNAAVVREICHOW STREICHOW STARMORY PLARMORY PLMMAARRIICCOOPPAADDRRMORELAND STMORELAND STW 7TH AVW 7TH AV COVINGTON DRCOVINGTON DRS WESTFIELD STS WESTFIELD STWINDSOR STWINDSOR STTHORNTON DRTHORNTON DRCRYSTAL SPRINGS AVCRYSTAL SPRINGS AV DD IICC KKIINNSSOONN AAVV MENARD DRMENARD DRWW 77TTHH AAVV W 7TH AVW 7TH AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/19/2021 1 in = 500 ft1 in = 0.09 mi¯1300 S KOELLER ST1300 S KOELLER 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 14 MENARD DRMENARD DR C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 5/19/2021 1 in = 100 ft1 in = 0.02 mi¯1300 S KOELLER ST1300 S KOELLER 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 15