HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT JULY 6, 2021
ITEM II: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A PERSONAL STORAGE FACILITY FOR PROPERTY LOCATED
AT 1300 S. KOELLER STREET
***This item was laid over from the June 15, 2021 Plan Commission meeting***
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
Page 1
ITEM II: 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.
Page 2
ITEM II: 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
Page 3
ITEM II: 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.
Page 4
ITEM II: 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.
Revised Plans for 7/6/21 Plan Commission
This item was laid over on June 15, 2021 as Plan Commission requested further information as
follows:
1. Will there be any overhead doors? Are the existing loading doors on the east side of the
building being removed?
The applicant has responded that there will be no overhead doors on the exterior of the
building other than the existing loading area on the south side of the building. That area
will be available for customers to utilize and the existing loading doors will remain, as
shown on the building.
2. How will the two front entrances be used?
Page 5
ITEM II: GDP.SIP 1300 S Koeller St. 6
The applicant has responded that both entrances will be utilized, and neither will allow
vehicular access to the building. Customers will use carts and dollies to load their items
from the parking lot into the building.
3. Can the former garden area be removed and converted to green space?
The applicant has responded that a big chunk is being removed, but due to the loading
area and vehicle circulation in the loading area, some of that area will remain. It will be
given a significant facelift, with removal of the fencing, additional landscaping along the
south façade and some additional screening from the lot.
4. Does the shared parking agreement allow for any removal of existing parking? Will there be
parking along the south lot line?
The applicant has stated that that while they cannot unilaterally remove any of the
parking behind IHOP, they will remove a dozen or so stalls along the south property line
and replace it with significant additional landscaping in an area that is currently fully
paved.
Revised elevations
Page 6
ITEM II: GDP.SIP 1300 S Koeller St. 7
Revised landscaping plan
Staff is supportive of the plan revisions. However, based on discussion during the prior Plan
Commission meeting staff is recommending a condition that the pavement at the southwest
corner of the building previously used as the Shopko garden center be completley removed and
returned to green space.
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.
Page 7
ITEM II: GDP.SIP 1300 S Koeller St. 8
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(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.
10. Pavement at southwest corner of the building previously used as Shopko garden center
shall be completely removed and returned to green space.
Page 8
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 9
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 10
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 11
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 12
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 13
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 14
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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: 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 15
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 16