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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT SEPTEMBER 7, 2021 ITEM III: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR DRIVE THRU LANE ADDITION AT 1580 S KOELLER STREET GENERAL INFORMATION Owner: S&L Properties Oshkosh LLC Petitioner: McCON Building Corporation Action(s) Requested: The petitioner requests an amendment to the Specific Implementation Plan approval for a drive thru lane addition at 1580 S Koeller Street. 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 is zoned Suburban Mixed Use District with a Planned Development Overlay (SMU-PD) and consists of a 0.84 acre parcel, located on the east side of Koeller St. The subject site is used as a restaurant with drive thru (Culver’s) and the surrounding area consists of commercial uses. On August 23, 1994, the Common Council approved a Conditional Use Permit (CUP) & Planned Development (PD) for creation of 3 new lots, which includes the existing Culver’s restaurant site. Subject Site Existing Land Use Zoning Commercial SMU-PD Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Commercial SMU-PD South Commercial SMU-PD East Commercial SMU-PD West Interstate-41 SMU-PD Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Interstate Commercial Page 1 ITEM III- SIP Amendment – 1580 S Koeller St. 2 ANALYSIS Use The site is currently a restaurant with a drive thru (Culver’s), which is a permitted use in the SMU district. No changes are being proposed to the approved use of the site. Site Design & Access/Parking The only proposed change to the site is the addition of a second drive thru lane on the rear (east) side of the building. The new drive thru lane will be adjacent to the existing drive thru lane and allow for stacking of six additional vehicles. The drive thru lane addition will result in the loss of the 11 parking stalls along the rear (east) property line. Staff does not have concerns with the loss of parking stalls as the remaining parking stalls still exceed the minimum parking requirement. Sufficient space will remain for one-way traffic around the building and drive thru lanes for access to the north side of the parking lot and exit. Proposed site plan. Lighting No changes to the existing lighting plan are being proposed. As there are no additional paved areas, a lighting plan is not required. Any changes to the existing lighting for the site will require site plan review approval. Page 2 ITEM III- SIP Amendment – 1580 S Koeller St. 3 Signage A signage plan has been submitted with this request for an additional menu board for the new drive thru lane. The proposed sign will be approximately 46.29 sq. ft. and 6’ 3” tall. A base standard modification (BSM) is needed for a second drive thru sign as code allows for one daily notice sign per business. Staff is supportive of a BSM to allow the second drive thru sign as it is necessary to provide service to the new drive thru lane. Also, the sign will be minimally visible from the public right-of-way as the sign will be located to the rear of the building. Staff is recommending a condition that a minimum of 20 landscaping points be provided around the new drive thru sign. The applicant is also requesting a BSM for increased drive thru sign area as the new 46.29 sq. ft. sign will exceed the maximum drive thru sign area of 24 sq. ft. According to the applicant, the proposed sign is the standard size for all Culver’s menu boards, nation-wide, and is needed to provide complete product identification and maintain efficiency for the drive thru. Staff is supportive of the increased drive thru sign area as it is needed to accommodate the full menu and support efficient use of the drive thru. Also, the location of the menu board behind the building will not result in additional sign clutter along S. Koeller St. Landscaping A landscaping plan has not been submitted as part of the request. No additional landscaping is required as no additional building or paved areas are being provided. However, as previously Page 3 ITEM III- SIP Amendment – 1580 S Koeller St. 4 noted staff is recommending a condition that 20 landscaping points be provided within the drive thru island around the menu board. Storm Water Management Storm water management plans have not been submitted with this request. The Department of Public Works has noted that full site plan review will be required for the drive thru addition and final plans must be compliant with all requirements of Chapter 14 of the City of Oshkosh Municipal Code for Storm Water Management. Building Facades No changes to building facades are included with this request. 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. (c) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (d) 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 Specific Implementation Plan amendment as proposed with the findings listed above and following conditions: 1. BSM to allow a second drive thru sign, where code allows a maximum of one daily notice sign. 2. BSM to allow a 46.29 sq. ft. drive thru sign were code allows a maximum area of 24 sq. ft. for drive thru signs. 3. A minimum of 20 landscaping points shall be provided around the new drive thru sign. Page 4 8/3/2021 Page 5 Page 6 Page 7 August 30, 2021 City of Oshkosh, WI 215 Church Ave. 2nd Floor, Room 204 Oshkosh, WI 54902 Subject Line: Culver’s of Oshkosh 1580 S Koeller St. Dear Brian Slusarek, Springfield Sign and McCon Building Corporation would like to request a permit to make minor lot alterations as a means to add an additional drive-thru ordering station at the Culver’s of Oshkosh located at 1580 S Koeller St. With the request to make minor lot alterations we are also in need of additional square footage allowance for the drive through menu boards to accommodate the double drive through lane. Per code we are allowed a maximum sign area of 24 sq. ft. Our menu boards are 46.29 sq. ft. per sign. Culver’s Franchising Systems (CFS) provides a brand standard menu board to all its locations nationwide. The need for the 46.29 sq. ft. menu boards per drive through lane provides customers with the entirety of Culver’s extensive menu. Providing incomplete product identification affects the efficient operation of the drive through lane which will cause delays in the operation of the drive through lane, potential traffic congestion, due to more time spent per order due to questions, lack of clarity, etc. Our request should be found to be reasonable and customary creating a more efficient and thereby safer traffic flow. The request will accommodate the increased traffic due to COVID-19 and the need for social distancing. By adding this additional drive through lane and the 46.29 sq. ft. menu boards per lane the restaurant will be able to keep drive through flowing, shorten wait times, avoid potential backed up traffic, improve consumer product education, while Page 8 enhancing movement in an efficient drive through lane, which then provides an overall better customer experience. There will be no changes to the landscaping or lighting on this site. Thank you for your time and consideration, Lora Martinson Springfield Sign 4825 E Kearney St. Springfield, MO 65803 417.862.2454 loram@springfieldsign.com Page 9 SITE DIMENSIONAL PLAN1"=20'C2011SCALE:DATE:JOB NUMBER:DESIGNED BY:DRAWN BY:REV.DESCRIPTION BY DATE The concepts, designs, plans, details and other information as shown on this document are the sole property of JPR and were created, developed, and presented for use on this specific project.  None of the concepts, designs, plans, details or other information hereon shall be used or disseminated without the expressed written permission of JPR. © 2021 JPR - All Rights Reserved. South Bend, IN p: 574.232.4388 Elkhart, IN p: 574.293.7762 Fort Wayne, IN p: 260.422.2522PRELIMINARYFOR REVIEWPURPOSESONLYCULVER'S OF OSHKOSH DDT McCON BUILDING CORPORATION HIGHLAND, WI 535431059 CIRCLE DRIVE P.O. BOX 247JUNE 20212021-0234--------J O N E S P E T R I E R A F I N S K I OSHKOSH, WISCONSIN 549021580 SOUTH KOELLER STREET Page 10 GDP/SIP 1580 S KOELLER ST PC: 9-07-2021 OSHKOSH REALTY HOLDINGS LLC 484 SUNNYBROOK DR OSHKOSH, WI 54904 BROADSTONE WGR WISCONSIN LLC 800 CLINTON SQ ROCHESTER, NY 14604 PATRICK INVESTMENTS LLC 3378 NELSON RD OSHKOSH, WI 54904 EAST CAPITOL REALTY LLC 2323 E CAPITOL DR APPLETON, WI 54911 MCCON BUILDING CORPORATION 1059 CIRCLE DR HIGHLAND, WI 53543 S&L PROPERTIES OSHKOSH LLC 2651 KIRKING CT PORTAGE, WI 53901 Page 11 !"#$41 !"#$41 S KOELLER STS KOELLER STS WASHBURN STS WASHBURN STC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 8/6/2021 1 in = 120 ft1 in = 0.02 mi¯1580 S KOELLER ST1580 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 12 I HI SR-5 SMU SMU-PD SMU I I I SR-5 SMU-PD MR-12 I-PD DR-6 SMU I-PD MR-12 SMU-PD Westhaven Golf Course!"#$41 !"#$41 SS KK OO EE LL LL EE RRSSTTSSWWAASSHHBBUURRNNSSTTOOSSBBOORRNNAAVVALLERTON DRALLERTON DRMM AA RRIICCOOPPAADDRRVVIILLLLAAPPAARRKKDDRRCOVINGTON DRCOVINGTON DRTTHHOORRNNTTOONNDDRRMORELAND STMORELAND STCCUUMMBBEERRLLAANNDDTTRRWINDSOR STWINDSOR STREICHOW STREICHOW STDD IICC KKIINNSSOONN AAVV S WESTFIELD STS WESTFIELD 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: 8/6/2021 1 in = 500 ft1 in = 0.09 mi¯1580 S KOELLER ST1580 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 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 8/6/2021 1 in = 100 ft1 in = 0.02 mi¯1580 S KOELLER ST1580 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