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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT FEBRUARY 15, 2022 ITEM II: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A COMMERCIAL DEVELOPMENT AT THE 200 BLOCK OF OHIO STREET GENERAL INFORMATION Applicant: Forward Real Estate Services: Mark Johnson Property Owner: Excel Properties LLC: Randy Schmiedel Action(s) Requested: The applicant requests approval of a General Development Plan and Specific Implementation Plan to allow a drive-thru coffee shop development at the 200 block Ohio Street. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject site is an irregularly shaped 0.85 acre vacant lot, with frontage on Ohio St., east of the Witzel Ave. intersection. The property is zoned Riverfront Mixed Use District with a Planned Development Overlay (RMU-PD). The surrounding area consists primarily of commercial uses and the Fox River to the north. The 2040 Comprehensive Land Use Plan recommends Center City use for the subject area. Subject Site Existing Land Use Zoning Vacant Commercial RMU-PD Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Commercial RMU-PD-RFO South Commercial RMU-PD East Commercial RMU-PD West Public Right-of-Way/Commercial I Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Center City Page 1 ITEM II: GDP.SIP 200 Block Ohio St. 2 ANALYSIS Use The applicant is proposing development of a 605 sq. ft. drive-thru coffee shop with 10-stall parking lot. The site will also include a patio and walk-up service window. Drive-thru & in-vehicle sales or service is a conditional use in the RMU district. Staff is supportive of the proposed use as it is compatible surrounding commercial land uses as consistent with the 2040 Comprehensive Land Use recommendation of Center City for area. A Plan Commission workshop was held on December 7, 2021. Plan Commission voiced support for the proposed use, but had concerns of the drive-thru lane along Ohio St. and circulation of the drive-thru lane and parking lot. The applicant has revised their plans to address these concerns. Site Design/Access The site will utilize an existing shared access from Ohio Street. A cross access agreement will be required for use of the shared driveway. Required Provided Parking Spaces Minimum: 3 Maximum: 25 10 Impervious Surface Maximum: 80% of lot 28.91% of lot Page 2 ITEM II: GDP.SIP 200 Block Ohio St. 3 Proposed parking and impervious surface for the site are compliant with standards for the RMU District and drive-thru/in-vehicle sales uses. Minimum Provided Front Setback (Ohio St.) 10 ft. 7.9 ft. (pavement) Side Setback (north) 10 ft. 57 ft.+/- (pavement) Side Setback (south) 10 ft. 10.6 ft. (pavement) Rear Setback (east) 25 ft. 39 ft.+/- (pavement) The applicant is requesting a BSM to allow reduced front yard setback to 7.9 ft., where code requires a 10 ft. setback. Staff is supportive of the requested BSM as a water easement runs through the property, restricting the ability to move the drive-thru further east. To buffer the view of the drive-thru lane along the street, the applicant has provided a combination of evergreen shrubs and medium deciduous trees between the right-of-way and drive-thru lane. The applicant is also requesting a BSM to reduce the stacking length of the drive-thru lane from 100 ft. in front of the order station to 80 feet. The applicant states that stacking of 8 total vehicles in the drive-thru, with 4 in front of the pick-up window, provides the proper onsite vehicle stacking with the typical two and a half minute wait time. Staff is also supportive of this BSM due to the site constraints related to the water main easement. Staff received concerns from a tenant of the neighboring office park regarding safety of the shared access to the site. Specifically, they noted that the existing shared driveway to access to the office park currently has difficulties meeting the level of traffic entering from Ohio Street in the morning and are concerned that a coffee shop with peak morning hours utilizing the same driveway may result in further traffic/safety problems. Planning staff has forwarded these concerns to Transportation Director, Jim Collins and Engineering Division Manager, Justin Gierach, and are awaiting comment at the time of this report. A copy of the correspondence is included in the staff report packet. Storm Water Management/Utilities The Department of Public Works has reviewed the plans and noted that finalized storm water management plans will need to be submitted and approved as part of the Site Plan Review processes. Landscaping The applicant has provided a landscaping plan including points for building foundation, paved areas, street frontage, and yards. Page 3 ITEM II: GDP.SIP 200 Block Ohio St. 4 Points Required Points Provided Building Foundation 86.4 (21.6 street side, 43.2 main entrance side) 87.7 (0 street side, 58 main entrance side) Paved Area 50 (15 tall trees, 20 shrubs) 53.5 (33 tall trees, 20.5 shrubs) Street Frontage 287 (143.5 medium trees) 400 (150 medium trees) Yards 12.1 16.5 Total 435.5 498.7 Building Foundation The plan meets the total point requirement of 80 points per 100 linear feet of building foundation. The plan also meets the requirement that 50% of the required points shall be placed on the side of the main entrance. The applicant is requesting a BSM to allow 0 points on the street facing side, where code requires 25% of the points (21.6 points). Staff is supportive the requested BSM as the patio area and on the front side of the building restricts usable area and visibility of landscaping along the front building foundation. The applicant has significantly exceeded street frontage landscaping and is also exceeding the Page 4 ITEM II: GDP.SIP 200 Block Ohio St. 5 landscaping point requirement for the main entrance side to compensate for the lack of building foundation plantings on the front side of the building. Paved Area The paved area requirement of 50 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. Street Frontage Code requires 100 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 proposed landscaping significantly exceeds this requirement, providing 139% of the required point total, which will serve to offset the BSM for reduced drive-thru setback. The plan also meets the medium tree requirement. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The plan exceeds this requirement. Signage Signage plans have been included with this request. The plan includes wall signage on the front and rear facades and roof-mounted signage and wall logo on the side facades. There is an existing shared ground sign on the site, which will continue to be utilized by several businesses within the “Bridgeview Centre” office park and will include a tenant panel for the applicant. Page 5 ITEM II: GDP.SIP 200 Block Ohio St. 6 A BSM is required for the proposed roof signage on the side (north and south) building elevations as roof signs are prohibited under the Signage ordinance. The applicant states that the proposed roof signage is needed as the small building footprint limits available area for wall signage. Although the building is relatively small in size, limiting available wall signage area, staff feels that the applicant could further utilize the wall area (where the logo is shown) to identify the business. Code allows a maximim of 1 sq. ft. of signage per linear foot of building frontage for on-building signs. The proposed signage on the front and rear (north and south) facades exceed the maximim area with 20.8 sq. ft. of wall signage area on a 16.5 linear foot facade. The applicant is requesting a BSM to allow the additional signage on both of these facades. The applicant notes that this increase is necessary to increase visibility of the signage. Staff is supportive of the slight increase in wall signage area on these facades due to the minimal linear footage. Also, the building exceeds setback requirements, resulting in the building being further from the street and wall signage being less visible. The applicant is also requesting a BSM to allow a pre-menu board sign in addition to the menu board, as code allows a maximum of one daily notice sign per business. According to the applicant, the pre-menu board is a 11.5 sq. ft., 7.3’ tall, freestanding menu sign that is intended to display seasonal or special menu options for the customer before they reach the full menu to place their order. The proposed primary menu board sign will exceed be 32 sq. ft. in area, exceeding the maximum size of 24 sq. ft. According to the applicant, this BSM for additional drive-thru sign area is needed to effectively display Caribou’s products. Staff is supportive of the second drive-thru sign (pre-menu board) as it is needed to accommodate the full menu and support efficient use of the drive thru. Staff is also supportive of the increased drive-thru sign area as both the menu board and pre-menu board will be facing east, away from the public right-of-way, and will also have shrubs around them to further break up the view from Ohio St. Lighting Page 6 ITEM II: GDP.SIP 200 Block Ohio St. 7 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, with the exception of along the right-of-way line. Staff is supportive a BSM as the increased lighting level (0.8 fc) will only slightly exceed the maximum and only at one relatively small area along the public sidewalk. The proposed light fixtures will be full cut-offs and the light poles will be 23’ tall, which is the maximum light fixture mounting height (including base) in the RMU district. Building Facades Building Materials Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I materials, with the exception of rear facades not facing a public street. The petitioner has provided elevations for the building as well as a material list and material breakdown for the building for each building facade. The specific elevations breakdown is as follows: North (side): Class I – 50.3% Class III – 49.7% South (side): Class I – 50.3% Class III – 49.7% East (rear): Class I – 14.3% Class III – 85.7% Page 7 ITEM II: GDP.SIP 200 Block Ohio St. 8 West (front): Class I – 51% Class III – 49% The proposed building elevations meet the 50% Class I requirement for the front and side facades, meeting design standard requirements for commercial buildings. Overall Site The applicant is requesting BSMs related to front setback, drive-thru stacking, a specific landscaping requirement, signage, and lighting. To offset these requested code exceptions, the applicant has exceeded street frontage landscaping, overall landscaping, and increased the side (north) and rear (east) setbacks. Staff is comfortable that the applicant has adequately offset the requested BSMs and the overall site is compatible with 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. (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: Page 8 ITEM II: GDP.SIP 200 Block Ohio St. 9 1. Cross access agreement for shared driveway shall be filed with the Winnebago County Register of Deeds. 2. BSM to allow reduced front yard setback 7.9 ft., where code requires a minimum 10’ front yard setback. 3. BSM to allow decreased drive-thru length in front of order station to 80 ft., where code requires a minimum of 100 ft. 4. BSM to allow reduced street facing building foundation landscaping to 0 points, where code requires 21.6 points 5. BSM to allow increased wall signage area on the north and south facades to 20.8 sq. ft., where code allows a maximum of 16.5 sq. ft. 6. BSM to allow a second drive thru sign, where code allows a maximum of one daily notice sign. 7. BSM to allow increased drive-thru sign area to 32 sq. ft., where code allows a maximum area of 24 sq. ft. 8. BSM to allow increased lighting level at west property line to 0.8 fc, where code allows a maximum of 0.5 fc. 9. Final landscaping plans shall be approved by the Department of Community Development. Page 9 Page 10 PN 6958 DAVEL ENGINEERING & ENVIRONMENTAL, INC. PAGE 1 OF 1 Project Narrative: Caribou Coffee – Witzel Avenue & Ohio Street City of Oshkosh Winnebago County, Wisconsin Lot 2 of certified survey map number 7423, being part of the Government Lot 3, Section 23, Township 18 North, Range 16 East, 6th Ward, City of Oshkosh, Winnebago County, Wisconsin is along Ohio Street (East side), near the intersection with Witzel Avenue. The property is a redevelopment site with onsite pavements removed in 2013. The development is Caribou Coffee with drive-thru or walk-up service. The site will access the private drive serving the adjacent office park properties. Parking includes a 10-stall lot including a single handicap parking space. The business can have up to 5 employees. The existing office park sign shall remain with the additional of Caribou per signage plan. The drive-thru distance from entrance to order station is 80-feet with base standard modification request for less than code minimum of 100-feet. Additionally, site constraints have reduced the Ohio Street pavement setback to a little more than 7-feet in lieu of the code minimum of 10-feet. There are no known environmental hazards (spills, contaminants, etc) or environmental sensitive areas (wetlands, stream, etc) located onsite. Easements and underground utilities are present onsite for existing sanitary sewer, watermain, and storm sewers. Landscape Requirements (A) Building Foundations: A code exception is required for the placement of plant required along building foundation fronting the Public Street Due to the proposed Patio. The required plants have been located on west side of drive-thru lane. Landscape Requirements (C) Street Frontage: Additional evergreen shrubs have been added between the drive-thru lane and Ohio Street right of way. Page 11 290 292 212 222 226 230228230 OHIO STUNIT 100 292 OHIO ST290 OHIO ST 226 OHIO ST 222 OHIO ST 212 OHIO ST 296 OHIO STOHIO STL:\GIS_Production\Engineering\Addresses_EngProd.mxd User: jeffn Prepared by: City of Oshkosh, WI Printing Date: 1/17/2022 1 in = 50 ft1 in = 0.01 mi¯C a r i b o u Co ff e eCaribou C o f f ee228 O h i o St re e t228 O h i o S t r e et The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show theapproximate relative location of property, boundaries and other feature from a variety of sources.These map(s)/datasets are provided for information purposes only and may not be sufficient orappropriate for legal, engineering, or surveying purposes. They are provided “AS-IS” withoutwarranties of any kind and the City of Oshkosh assumes no liability for use or misuse. Page 12 GDP/SIP 228 OHIO ST PC: 2-15-2022 IAM PROPERTIES LLC 212 OHIO ST OSHKOSH, WI 54902 MLJ HANSEN LLC 5285 CHESAPEAKE CT OSHKOSH, WI 54901 DAVID R HARRY 226 OHIO ST OSHKOSH, WI 54902 ROWLOCK LLC 3220 SHOREWOOD DR OSHKOSH, WI 54901 CITY OF OSHKOSH PO BOX 1130 OSHKOSH, WI 54903 AREC 24 LLC PO BOX 29046 PHOENIX, AZ 85038 FORWARD REAL ESTATE SERVICE C/O MARK JOHNSON 150 SECRET CANYON ROAD A-25 SEDONA, AZ 86336 EXCEL PROPERTIES LLC 230 OHIO ST STE 200 OSHKOSH, WI 54902 Page 13 FVTC Athletic Field William A. Steiger Park OOHHIIOOSSTTWWIITTZZEELLAAVV W 3RD AVW 3RD AV SS CC AA MM PP BB EE LL LL RR DD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/25/2022 1 in = 120 ft1 in = 0.02 mi¯228 OHIO ST228 OHIO 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 I SR-9 I-PD TR-10 UMU UMU-PD I RMU-PD-RFO RMU UI UI UMU MR-36-UTO RMU-PD UI-RFO I-PD UMU-PD-UTO I-PDRMU I UMU I-PD-UTO NMU RMU-PD RMU-PD-RFO MR-12 I-PD-RFO UMU NMU SR-5 I-UTO NMU RMU I-PD-RFO UMU UMU-UTO I-PD MR-36 RMU-PD MR-20 FVTC Athletic Field OOHHIIOOSSTTWWIITTZZEELL AAVV WISCONSIN STWISCONSIN STW 8TH AVW 8TH AV W 6TH AVW 6TH AV W 5TH AVW 5TH AVIDAHO STIDAHO STW 7TH AVW 7TH AV PPEEAARRLLAAVV W 4TH AVW 4TH AV W 3RD AVW 3RD AV MICHIGAN STMICHIGAN STIOWA STIOWA STNN CC AA MM PP BB EE LL LL RR DD MMAARRIIOONNRRDD D E M P S E Y TR D E M P S E Y TR OSCEOLA STOSCEOLA STDDAAKKOOTTAASSTTBISMARCK AVBISMARCK AV SS CCAA MM PP BB EELLLL RR DD W 4TH AVW 4TH AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/25/2022 1 in = 500 ft1 in = 0.09 mi¯228 OHIO ST228 OHIO 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 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/25/2022 1 in = 100 ft1 in = 0.02 mi¯228 OHIO ST228 OHIO 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 1 Schueler, Hannah From:jacqueline belter <jbelterdds@yahoo.com> Sent:Tuesday, February 8, 2022 9:00 AM To:Schueler, Hannah Subject:Caribou Coffee plan EXTERNAL SENDER. Only open links and attachments from known senders. DO NOT provide your username or password to anyone. Hello Planning Commission! I will not be available for the Tuesday 4:00pm meeting regarding this plan so I would like to offer my 2 cents in this email. I support the sale of this land and a successful business such as Caribou Coffee ( I have many relatives in Minnesota). My concern however involves the traffic on Ohio street and the inadequate entrance. Cars from the north turning left from Ohio street into the parking lot line up already in the morning and cars entering from the south turning right into the parking lot have only 1 lane to enter. The parking lot for Health Waves and Midwest Dental are separated by a curb but there have been accidents and near misses there as patrons often fail to recognize that the entrance there has incoming traffic. There is only ONE entrance (and exit) from Ohio street into/out of the north side of this large professional park. The left hand turning lane on Ohio street can hold an absolute maximum of 3 cars. How many cars can wait in the left lane before blocking the busy intersection of Ohio and Witzel? As I’m sure you know between 7:30am and 8:00am the traffic there is busiest, which unfortunately will also be a peak time for Caribou Coffee customers. The foot traffic and bicycle traffic also is heavy on the sidewalk all summer long and that intersection has already been questionably safe. I strongly recommend the City look at the safety of that entrance and it’s capacity to safely navigate the increase of traffic Caribou Coffee will bring. Jacqueline G. Belter DDS Bridgeview Dental, S.C. 212 Ohio Street Oshkosh, WI 54902 (920) 235-6040 Sent from Mail for Windows Page 17