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HomeMy WebLinkAboutItem IIPLAN COMMISSION STAFF REPORT SEPTEMBER 21, 2021 ITEM II: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR A PERSONAL STORAGE FACILITY AT 1222 W SOUTH PARK AVENUE GENERAL INFORMATION Applicant: Robert E Lee & Associates, Inc. – Brandon Robaidek Owner: OPT Properties, LLC Action(s) Requested: The applicant is requesting a Conditional Use Permit for a personal storage facility at 1222 W South Park Avenue. Applicable Ordinance Provisions: Personal storage facility land uses are permitted only through a Conditional Use Permit (CUP) in the Heavy Industrial District (HI) as regulated in Section 30-62(C) of the Zoning Ordinance. Criteria used for Conditional Use Permits are located in Section 30-382 of the Zoning Ordinance. Property Location and Background Information: The subject site consists of a 4.6 acre parcel primarily used for industrial purposes, located on the north side of W South Park Avenue. The property has a Heavy Industrial (HI) zoning designation and currently has existing industrial buildings on the site as well as a commercial building and associated gravel parking areas. The 2040 Comprehensive Land Use Plan recommends Mixed Use for the site. The South Park Corridor Land Use Plan recommends higher density residential, low intensity commercial, professional offices and medical facilities, and public uses for the subject area. Subject Site: Existing Land Use Zoning Commercial & Industrial HI Recognized Neighborhood Organizations None Adjacent Land Use and Zoning: Existing Uses Zoning North Quarry HI South Residential MR-12 West Quarry & Residential HI & SR-5 East Vacant & Residential SR-5 Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Plan Recommendation Mixed Use Page 1 Item II – CUP/Personal storage facility – 1222 W South Park Ave. 2 ANALYSIS Use The applicant is proposing to construct three personal storage facility buildings totaling 33,990 sq. ft. of building area for 110 storage units. Personal storage facility land uses require a conditional use permit in the HI district. The proposed plans were discussed at Plan Commission workshops on June 1, 2021 and July 20, 2021. Plan Commission was not supportive of the original plans at the 6/1/21 meeting as the plan included storage buildings fronting W South Park Avenue. Plan Commission voiced support for the revised plans discussed at the 7/20/21 meeting as the revised plans included a future commercial development fronting W South Park Ave. with the storage facility located toward the rear of the site. Staff is supportive of the proposed personal storage facility, provided the lot area fronting W South Park Ave. is reserved for future commercial development to provide for consistency with the South Park Corridor Land Use Plan. Site Design Site Plan The site will have a single 30’ wide driveway access from W South Park Avenue. The plans include paving existing gravel parking/drive areas and providing paved access to the three proposed personal storage buildings, which will be located toward the rear of the lot. Page 2 Item II – CUP/Personal storage facility – 1222 W South Park Ave. 3 Required Provided Front Setback (south) 30 ft. min. 30 ft. Side Setback (east) 20 ft. min. 20 ft. Side Setback (west) 20 ft. min. 20 ft. Rear Setback (north) 25 ft. min. 25 ft. Impervious Surface 70% max. 66% The proposed parking lot will meet setback requirements for the HI district. The total proposed impervious surface area for the site is under the maximum. The plan shows sufficient area maintained for a future commercial development along W South Park Avenue. The future commercial development may not result in the site exceeding 70% impervious surface area. Signage The applicant’s submittal does not include signage. Lighting A lighting plan has been included with this request. The submitted plan meets the minimum lighting level of 0.4 fc for all vehicle parking and circulation areas. It appears that lighting levels are under the maximum lighting level of 0.5 fc along the north, east, and west, property lines, but may be exceeding the maximum along the public right-of-way. This can be addressed during the Site Plan Review process. Light fixtures will be full-cutoff wall packs and fixtures mounted at 23’ which is under the maximum mounting height for the HI district. Storm Water Management The applicant has been in contact with the Department of Public Works regarding storm water management for the site. Plans will be required and reviewed during the Site Plan Review process. Landscaping Building foundation, street frontage, paved area, yard, and bufferyard landscaping points are required for the proposed parking lot and personal storage facility. Page 3 Item II – CUP/Personal storage facility – 1222 W South Park Ave. 4 Landscape Plan Points Required Points Provided Building Foundations 410 410 Street Frontage 72 (36 medium trees) 90 (90 medium trees) Paved Areas 220 (66 tall trees, 88 shrubs) 221 (110 tall trees, 111 shrubs) Yards 340 381 Bufferyard 1,285 1,452 Total 2,327 2,554 Building Foundations The provided landscaping plan meets the code requirement of 20 building foundation landscaping points per 100 linear feet of building foundation. Street Frontage The provided landscaping plan meets the code requirement of 30 street frontage landscaping points per 100 linear feet of street frontage. The plan is also meeting the requirement that 50% of the points shall be devoted to medium trees. Paved Areas The provided landscaping plan meets the code requirement of 30 paved area landscaping points per 10,000 sq. ft. of paved area. Code further specifies that 30% of the points shall be devoted to tall trees and 40% devoted to shrubs. The plan is meeting both of these requirements. Page 4 Item II – CUP/Personal storage facility – 1222 W South Park Ave. 5 Bufferyard A 0.6 opacity bufferyard is required along the east property line as the site is abutting an SR-5 zoning district. The applicant is providing sufficient evergreen tree landscaping along with a 6’ solid fence and a 10’ setback to meet this requirement. The applicant is also providing at least 50% of the required points on the exterior side of the fencing per bufferyard requirements. The plan shows 6’ solid fencing extending into the front setback area. This fencing will need to be reduced to 4’ high and 50% opacity to meet front yard fencing requirements. This can be addressed during Site Plan Review. Building Facades Section 30-244 of the zoning ordinance requires industrial buildings to be clad in Class I, II or III materials. The ordinance also states that non-decorative metal panels may be used if enhanced on all elevations with Class I or II materials in combination with other architectural features. In such cases, Class I or II materials shall amount to more than 15% of each façade. The petitioner has provided conceptual building elevations for the storage buildings, which will be constructed of non-decorative metal panels, along with at least 15% EIFS (class II) on all facades. Final building elevations will be reviewed for compliance with industrial design standards as part of the Site Plan Review process. Page 5 Item II – CUP/Personal storage facility – 1222 W South Park Ave. 6 RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Conditional Use Permit, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-382 (F)(3): (1) Is in harmony with the Comprehensive Plan. (2) Would not result in a substantial or undue adverse impact on nearby property, the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare. (3) Maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. (4) The conditional use is located in an area that will be adequately served by, and will not impose an undue burden on, any of the improvements, facilities, utilities or services provided by public or private agencies serving the subject property. (5) The potential public benefits outweigh any potential adverse impacts of the proposed conditional use, after taking into consideration the applicant’s proposal and any requirements recommended by the applicant to ameliorate such impacts. Staff recommends approval of the proposed Conditional Use Permit for a personal storage facility at 1222 W. South Park Avenue as proposed with the findings listed above and the following conditions: 1. Sufficient lot area shall be maintained along W. South Park Avenue to meet lot dimension and setback requirements for a future commercial use. 2. Future commercial development of the site may not result in the site exceeding the maximum impervious surface ratio of 70%. 3. Final building elevations shall be reviewed and approved by the Department of Community Development. Page 6 Page 7 Future plans for the development are to move the existing plating business off the parcel once the storage facility can support the property. An area at the front of the parcel is also being left undeveloped and vegetated at this time, but may become a commercial business area if the opportunity presents itself. Page 8 1 OPT Properties, LLC. Conditional Use Permit Narrative OPT properties realizes that having an industrial plating company next to residential buildings is not an ideal setup. They want to change the use of the property to a storage facility that will better serve the residential properties. This first phase of construction is to establish a storage business facility that will eventually support the property liabilities. Once the property is supported through the storage revenue the Plating company will move into a new industrial site that is properly zoned and will accommodate future expansion. After the relocation of the business the remaining back side of the site will be converted to self-storage with all the proper storm water facilities meeting the City and WDNR ordinances. A proposed area at the front of the parcel will remain undeveloped and vegetated at this time to screen the proposed storage facility from the street view as much as possible. This area is planned for a future commercial building that is undecided at this time and will come back to plan commission once a proposed development of that area is decided. Currently, the project area contains 2 existing businesses, several outbuildings, an associated gravel parking lot, as well as a large grassy area. The proposed development includes 3 new storage unit buildings and the paving of a parking area to bring the existing site into code compliance for existing tenants. The projected number of daily customers added with the construction of the proposed storage units is approximately 4-5 storage unit tenants per day. The proposed number of storage units is 110 units equaling a total building area of 33,99 square feet (0.78 acres). Landscaping will be provided per City Ordinance to maintain vegetation and screening within a manner that promotes the natural resource protection, aesthetic, and public health goals of the City. All proposed lighting will be directed to prevent light from leaving the site. Adjoining properties will have minimal impacts due to the low traffic generation of the proposed storage facility. The storage facility will be accessible 24 hours a day for tenants with most tenants accessing their units between 8 am and 6 pm. The proposed use will be compatible with adjacent properties by providing additional storage options to the surrounding neighborhood. Page 9 03/2021 2450028D 2450028 BLT ---- ---- 2SITE PLAN PROPOSED DEVELOPMENT FOR OPT PROPERTIES, LLC. CITY OF OSHKOSH WINNEBAGO COUNTY, WISCONSIN N O R T H SCALE IN FEET 0'30'60' W SOUTH PARK AVE. CONCRETE PAVEMENT ASPHALT PAVEMENT (LIGHT) (32,421 S.F.) ASPHALT PAVEMENT (HEAVY) (34,345 S.F.) LANDSCAPE AREA GREEN SPACE PROPOSED 18" STANDARD CURB AND GUTTER PROPOSED 18" STANDARD SHEDDING CURB AND GUTTER TRAFFIC FLOW ARROW HANDICAPPED PARKING INDICATES NUMBER OF PARKING STALLS 1 PROPOSED SITE DATA TOTAL PARKING STALLS PROVIDED = 26 HANDICAP ACCESSIBLE PARKING STALLS = 2 TOTAL PARKING STALLS REQUIRED = 26 ZONING LEGEND TOTAL AREA = 4.67 ACRES, 203,610 S.F. BUILDING AREA = 1.40 ACRES, 60,886 S.F. (29.9%) SIDEWALK/PARKING LOT AREA = 1.69 ACRES, 73,441 S.F. (36.1%) GREEN SPACE = 1.59 ACRES, 69,283 S.F. (34.0%) TOTAL IMPERVIOUS AREA = 3.09 ACRES, 134,327 S.F. (66.0%) PARKING DATA HEAVY INDUSTRIAL - HI NOTE ALL DISTURBED AREAS SHALL BE TOPSOILED TO A DEPTH OF 6 INCHES, SEEDED AND MULCHED. AREA TO BE RAKED FREE OF STONES AND CLUMPS. 91307260400 PARCEL NO. 12 *NOTE: ALL DIMENSIONS ARE TO THE FACE OF CURB, UNLESS NOTED OTHERWISE RESERVEDPARKING 2 RESERVEDPARKING VANACCESSIBLE PR. BUILDING 1 20,790 S.F. 3 8 15 EXISTING SITE DATA TOTAL AREA = 4.67 ACRES, 203,610 S.F. BUILDING AREA = 0.64 ACRES, 27,561 S.F. (13.7%) SIDEWALK/PARKING LOT AREA = 1.14 ACRES, 50,208 S.F. (24.4%) GREEN SPACE = 2.89 ACRES, 125,841 S.F. (61.9%) TOTAL IMPERVIOUS AREA = 1.78 ACRES, 77,769 S.F. (38.1%) CONTRACTOR TO PROVIDE CURB CUT TO NEAREST JOINT, AND INSTALL DRIVEWAY PER CITY OF OSHKOSH STANDARDS. CLOSE EXISTING GRAVEL DRIVEWAY PER CITY OF OSHKOSH STANDARDS. CONTRACTOR TO CLOSE EXISTING DRIVEWAY PER CITY OF OSHKOSH STANDARDS AND REPLACE SIDEWALK. PR. WET DETENTION POND 2 18" SHEDDING CURB AND GUTTER 18" STANDARD CURB AND GUTTER 3' CURB TAPER (TYP.) 6' HIGH SOLID WOOD FENCE PR. BUILDING 2 7,600 S.F. PR. BUILDING 3 5,600 S.F. FUTURE COMMERCIAL BUILDING25.0'25.0'87 . 3 ' 52 . 5 ' 45 . 0 ' 20.0'40.0'40.0'40.0'30.0'40.0'57.6'30.0'20.0'5.0' (TYP.) 575.0' 190.0' 140.0' 221.0'30.0'9.0' (TYP.)18.0'28.4' 40.0' 30.0'Page 10 CUP 1228 W SOUTH PARK AVE PC: 9-21-2021 MAHMOUD NOUROLLAH/FARIDEH JAFARBEGLOO 1152 W SOUTH PARK AVE OSHKOSH, WI 54902 KEITH R SCHANI 1206 W SOUTH PARK AVE OSHKOSH, WI 54902 SUSAN JUNG ETAL 1165 W SOUTH PARK AVE OSHKOSH, WI 54902 ROBERT T/KIMBERLEY A BEST 1217 W SOUTH PARK AVE OSHKOSH, WI 54902 TRAVIS DRAEGER 1215 W SOUTH PARK AVE OSHKOSH, WI 54902 BENJAMIN J JAEGER 1209 W SOUTH PARK AVE OSHKOSH, WI 54902 RAYMOND L KLAPA 1211 W SOUTH PARK AVE OSHKOSH, WI 54902 JOSHUA E NELSON 1207 W SOUTH PARK AVE OSHKOSH, WI 54902 BT MOKLER PROPERTIES LLC 1117 W NEW YORK AVE OSHKOSH, WI 54901 T B NEUBAUER PROPERTIES LLC 2810 MONTCLAIR PL OSHKOSH, WI 54904 PAUL A/PAMELA K DELAP 685 CLAIRVILLE RD OSHKOSH, WI 54904 MICHAEL A/COURTNEY GAWEL 1240 W SOUTH PARK AVE OSHKOSH, WI 54902 JOHN R RABE ETAL 1264 W SOUTH PARK AVE OSHKOSH, WI 54902 PAUL A WOLF 1244 W SOUTH PARK AVE OSHKOSH, WI 54902 P&Q NORTH KOSH LLC PO BOX 128 BROWNSVILLE, WI 53006 ROBERT E LEE & ASSOCIATES INC 1250 CENTENNIAL CENTRE BLVD HOBART, WI 54155 OPT PROPERTIES LLC 1228 W SOUTH PARK AVE OSHKOSH, WI 54902 Page 11 W SOUTH PARK AVW SOUTH PARK AVC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 8/27/2021 1 in = 120 ft1 in = 0.02 mi¯1228 W SOUTH PARK1228 W SOUTH PARK 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 HI I I I SR-5 MR-12 SMU MH-9 SR-5 SR-3 SR-5 SR-9 SR-9 MR-12 NMU SMU NMU SMU-PD SR-5 MR-12-PD MR-20 NMU-PD MR-12 SMU-PD NMU Quarry ParkKNAPP STKNAPP STWWSSOOUUTTHHPPAARRKKAAVVOOSSBBOORRNNAAVVWW 1188TTHH AAVV W 19TH AVW 19TH AV FABRY STFABRY STLAAGER LALAAGER LAMMAASSOONNSSTTW 12TH AVW 12TH AV OORRCCHHAARRDDCCTTORCHARD LAORCHARD LAARMORY PLARMORY PLWW 1177TTHH AAVV WW 1122TTHH AAVV IINNDDIIGGOO DDRR MM AA GG NN OOLL II AA AAVVC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 8/27/2021 1 in = 500 ft1 in = 0.09 mi¯1228 W SOUTH PARK1228 W SOUTH PARK 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: 8/27/2021 1 in = 100 ft1 in = 0.02 mi¯1228 W SOUTH PARK1228 W SOUTH PARK 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