HomeMy WebLinkAboutItem III
PLAN COMMISSION STAFF REPORT FEBRUARY 15, 2022
ITEM III: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A COMMERCIAL DEVELOPMENT AT PROPERTY LOCATED
ADJACENT TO 1300 S. KOELLER STREET
GENERAL INFORMATION
Applicant: Ernesto Campos: Brinker International
Property Owner: MP Development 10, LLC
Action(s) Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan to allow a restaurant development located at the outlot adjacent to 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 site is a 2.16 acre lot with frontage along S. Koeller St. which had previously been
used as parking for the former Shopko site immediately to the east. The property is zoned SMU-
PD and the surrounding area consists of commercial uses. The 2040 Comprehensive Land Use
Plan recommends Interstate Commercial use for the subject area.
On July 13, 2021 Common Council approved GDP/SIP for conversion of the former Shopko
building to a personal storage facility. The approval included a condition that the subject outlot
be developed within 3 years or else the asphalt must be removed and returned to a vegetative
state.
Subject Site
Existing Land Use Zoning
Vacant/parking lot 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 Public Right-of-Way/Interstate 41 SMU-PD
Page 1
ITEM III: GDP.SIP Adj. 1300 S Koeller St. 2
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The applicant is proposing development of a 4,707 sq. ft. dine-in restaurant (Chili’s) with 103
parking spaces. Restaurants are a permitted use in the SMU district.
A Plan Commission workshop was held on October 5, 2021 to discuss the proposed use and site
design. Plan Commission voiced support for the use and site design that included additional
landscape area and a total of 100 – 106 parking spaces.
Site Design/Access
The site will utilize an existing shared access from S. Koeller St and will include internal driveway
connections with the adjacent 1300 S. Koeller St. property. A cross access agreement will be
required for use of the shared driveway accesses.
Required Provided
Parking Spaces Minimum: 16
Maximum: 25 109
Page 2
ITEM III: GDP.SIP Adj. 1300 S Koeller St. 3
Impervious Surface Maximum: 70% of lot 69.9% of lot
The proposed 103 parking stalls for the site will greatly exceed the code maximum of 25 spaces.
The applicant’s narrative notes that the additional spaces are needed to accommodate 170 seats
and approximately 20 employees. The applicant also notes that the additional stalls will also
serve as parking for the adjacent indoor storage facility.
Staff is supportive of the increased number of stalls as it will allow for sufficient parking at peak
times and additional parking for the adjacent storage facility. The overall parking for the site is
being reduced by 39% from the existing 170 parking stalls and a large greenspace/bio-retention
area has been added to the rear (east) side of the site to reduce impervious surface and improve
drainage for the site.
Minimum Provided
Front Setback (Koeller St.) 25 ft.
5.8 ft. (pavement)
14.9 ft. (building)
Side Setback (north) 10 ft. 10 ft. (pavement)
Side Setback (south) 10 ft. Shared driveway
Rear Setback (east) 25 ft. 20 ft. (pavement)
The applicant is requesting BSMs for reduced front yard setback to 5.8’ for the parking lot and
14.9’ for the building. The reduced setback is intended to match the setback of the neighboring
US Cellular building to the north and IHOP parking lot to the south. Staff is supportive of the
reduced setback as it will be consistent with front setbacks of neighboring properties along S.
Koeller St. and will allow for sufficient visibility of the site.
Reduced rear yard setback from 25’ to 20’ is also being requested to allow for the eastern-most
parking stalls. The applicant notes that the reduced pavement setback is needed to allow for the
additional 7 stalls which are to be shared with the neighboring personal storage use. Staff does
not have concerns with the reduced setback as only a few parking stalls extend into this area,
with the remaining setback area being greenspace.
Storm Water Management/Utilities
The Department of Public Works has reviewed the submittal and noted that finalized storm water
management plans will need to be submitted and approved as part of the Site Plan Review
process. They also noted that the sanitary drain in the dumpster area will need to be protected
from any surface water runoff.
Landscaping
The applicant has provided a landscape plan with landscaping points applied to building
foundation, paved area, street frontage, and yards.
Page 3
ITEM III: GDP.SIP Adj. 1300 S Koeller St. 4
Points Required Points Provided
Building Foundation
123 (30.75 street side, 61.5 main
entrance side)
138.4 (30.9 street side, 72.1 main
entrance side)
Paved Area 515 (155 tall trees, 206 shrubs) 591.5 (363 tall trees, 188.5 shrubs)
Street Frontage 224 (112 medium trees) 125.6 (10 medium trees)
Yards 120 242.5
Total 982 1,098
Building Foundation
The plan meets the minimum point requirement of 40 points per 100 linear feet of building
foundation. The plan also meets the requirement that 25% of the points shall be on the side facing
the public street and 50% on the side of main entrance.
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. This is being met for tall trees, but is slightly
deficient for shrub points. The applicant will need to provide an additional 17.5 shrub points to
meet this requirement. The landscape ordinance requires a deciduous tree at all parking row ends
and intermediate landscape islands. The applicant is missing deciduous trees at 4 parking row
ends. These will need to be provided and can be addressed during Site Plan Review.
Page 4
ITEM III: GDP.SIP Adj. 1300 S Koeller St. 5
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 applicant is requesting a
BSM for reduced street frontage landscaping to 125.6 points with 10 medium tree points, where
code requires 224 points including 112 medium tree points. The applicant is proposing to
provide 7 medium trees in the greenspace on the east end of the site rather than the street
frontage to remain clear of the overhead powerlines along the front property line and increase
visibility of the building from the street.
Staff is supportive of the proposed BSM as the provided yard landscaping points significantly
exceeds the code requirement to offset this BSM.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The plan more than
doubles this requirement.
Signage
Signage plans have been included with this request. The provided building elevations show wall
signage on all facades, which appear to meet on-building sign area requirements for the SMU
district. Sign plans also include an approximate 99 sq. ft., 10’ tall monument sign along S. Koeller
St.
The proposed monument sign will have a 7.6’ front setback, where a 25’ front setback is required.
Staff is supportive of the BSM to allow the setback reduction as it will be consistent with the
setback of the parking lot, to provide visibility from S. Koeller St. Also, the relatively small size of
the sign serves to offset the setback reduction as code would allow a much larger and taller sign
(up to 224 sq. ft. and 35 ft. tall).
Page 5
ITEM III: GDP.SIP Adj. 1300 S Koeller St. 6
Lighting
The applicant submitted a photometric plan for the site. The lighting level does not exceed the
maximum 0.5 foot-candles of light trespass at the property lines, with the exception of an area
along the north property line at 0.7 fc. The plan meets the 0.4 fc minimum lighting level for all
parking and drive areas with the exception of a few parking stalls at the southwest corner of the
parking lot. The light poles are shown at 25’, which exceeds the maximum light fixture mounting
height in the SMU district of 23’ (including base). These items can be addressed during the Site
Plan Review process.
Building Facades
Building Materials
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials. 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: Class I – 13.1% Class II & III – 86.9%
South (main entrance): Class I – 66% Class II & III – 34%
East: Class I – 65% Class II & III – 35%
West (front): Class I – 56.5% Class II & III – 43.5%
Page 6
ITEM III: GDP.SIP Adj. 1300 S Koeller St. 7
The proposed building elevations exceed the 50% Class I requirement for the south, east, and
west facades. Rear building elevations not facing a public street or public parking lot are exempt
from this requirement. The applicant is requesting a BSM to allow the north (side) façade to be
exempt from the 50% class I material requirement. The applicant notes that the north façade
functions as the rear of the building, and there therefore should be exempt from the requirement.
Staff is supportive of the BSM to allow the north façade class I material requirement reduction to
the proposed 13.1% as it is the least visible side of the building and will be partially shielded from
view by the existing commercial building to the north. To offset the reduction of class I materials
on the north façade, the applicant has provided increased class I materials on the south, east, and
west facades, resulting in 50% class I materials for the 4 elevations combined.
Overall Site
The applicant is requesting BSMs related to front and rear setbacks, increased parking, a specific
landscaping requirement, and exterior building materials. To offset these requested code
exceptions, the applicant has exceeded overall landscaping requirements, reduced allowable
ground signage, and provided enhanced building materials on three facades. 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.
(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.
Staff recommends approval of the General Development Plan and Specific Implementation Plan
with the findings listed above and the proposed following conditions:
Page 7
ITEM III: GDP.SIP Adj. 1300 S Koeller St. 8
1. Cross access agreement for shared driveway shall be filed with the Winnebago County
Register of Deeds.
2. BSM to allow increased parking to 103 spaces, where code allows a maximum of 25
spaces.
3. BSM to allow reduced front yard setback to 5.8 ft., where code requires a minimum 25’
front yard setback.
4. BSM to allow rear setback of 20 ft., where code requires a minimum 25’ rear yard setback.
5. BSM to allow reduced street frontage landscaping points to 125.6 points with 10 points
devoted to medium trees, where code requires 224 points with 112 points devoted to
medium trees.
6. BSM to allow reduced sign front setback to 7.6’, where code requires a minimum 25’ front
setback.
7. BSM to allow reduced class I materials on the north façade to 13.1%, where code requires
50% class I materials.
8. Final landscaping plans shall be approved by the Department of Community
Development.
Page 8
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Page 9
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Page 11
FREELAND and KAUFFMAN, INC.
ENGINEERS & LANDSCAPE ARCHITECTS
209 West Stone Avenue ~ Greenville, South Carolina 29609 ~ Telephone 864-233-5497
January 17, 2022
City of Oshkosh
Planning Services
215 Church Avenue
Oshkosh, WI 54903
Phone: (920) 236-5000
Subject: Chili’s Restaurant #1658
1300 South Koeller Street
Oshkosh, WI 54902
Attn: Brian Slusarek
The following is a description of the proposed Chili’s development and a statement of its
adherence to the existing Planned Development at this address. With reference to the
City of Oshkosh approved documents following this sheet, the proposed Chili’s development
is to be located on Lot 1, the lot that fronts South Koeller Street. This proposed
development will meet all requirements in place per the City, State, and approved Planned
Development.
The subject area is currently zoned Suburban Mixed Use with a Planned Development
Overlay (SMU-PD) and consists of an approximately 8-acre parcel with frontage on S.
Koeller Street and Menard Drive. The subject area contains a 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.
Per the accompanying General Development Plan and Specific Implementation Plan, Staff
recommended 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
Page 12
FREELAND and KAUFFMAN, INC.
ENGINEERS & LANDSCAPE ARCHITECTS
209 West Stone Avenue ~ Greenville, South Carolina 29609 ~ Telephone 864-233-5497
development would need to be addressed under a separate SIP request. This Chili’s
Development is to be the development located on the created commercial lot, Lot 1, and
will pursue the required SIP request and amendment.
This development proposes an approximately 4,700 sf Chili’s Bar & Grill Restaurant,
associated underground utilities (i.e. water, sewer, electric, gas, telephone/cable, etc.),
and modifications to the existing parking lot area denoted as “Lot 1” in the aforementioned
SIP Request. The upgrades to this “parking lot area” include an approximately 0.33 acre
(14,300 sf) added green space. This green space is to act a natural drainage area where
much of the existing’s parking lot will drain. The green space shall reduce the runoff of
stormwater from this lot, and act a naturally occurring filtration area for said stormwater
runoff. The majority of the existing site’s stormwater infrastructure is to remain and be
utilized for the Chili’s development (with the exception of two storm structures that are
to be removed). The concrete curb islands located at the east and west of the parking lot
are to be removed, and the long curb islands on the north and south of the lot are to be
updated to include cuts that will allow for drive aisles in and out of the proposed Chili’s
parking spaces. The updated Chili’s parking lot will have additional curb islands within this
parking lot as shown on the Site Plan prepared by Freeland and Kauffman, Inc.
A Base Standard Modification (BSM) to the existing Planned Development will be required
for the Chili’s development. A BSM will be required for the4 reduced front yard setback.
The proposed Chili’s will pursue this variance so that the location of their proposed
building would match the location of the neighboring US Cellular store to the north and
the neighboring IHOP to the South. Having the Chili’s building located as shown in the Site
Plan prepared by Freeland and Kauffman, Inc. will match the previously mentioned
buildings’ locations and provide a more uniform frontage of buildings along Koeller Street.
This will also ensure that the Chili’s building is more visible from the South Koeller Street
right-of-way. The setback requirement modification will be offset by a large increase in
landscaping and green space (ie. the 0.33-acre green space discussed above).
The Chili’s Site Plan that was previously submitted to the Planning Commission showed a
reduced parking spot count (100 spaces) than that of this Site Plan submitted for the PD
Amendment (109 spaces). Although this number of spots is larger than what was originally
proposed to the Planning Commission, this is still a reduction of 61 parking spaces when
compared to the existing parking lot of 170 spaces (approximately 36% reduction in
parking spaces). This overall reduction is a result of the added green space on the east of
Page 13
FREELAND and KAUFFMAN, INC.
ENGINEERS & LANDSCAPE ARCHITECTS
209 West Stone Avenue ~ Greenville, South Carolina 29609 ~ Telephone 864-233-5497
the site. Although the 109 spaces shown per this plan is more than the originally proposed
100 spaces, the large reduction in parking spaces and in impervious area resulting from the
proposed Chili’s development should be considered.
As requested by City of Oshkosh Planner Brian Slusarek, below is a breakdown of materials
percentages for each of the proposed building facades:
MAIN ENTRY (South Face) OSHKOSH -1,274 sf
Stone=117+77+43+28+7=272/1274=21.3%
Brick= 31+31+36+36+12=146/1274=11.4%
Glass=144+95+186=425/1274=33.3%
Metal=64+90++81+37= 272/1274=21.6%
EIFS/Stucco=69+90=159/1274=12.4%
18.2 Regular To-go (East Face) OSHKOSH - 1319 sf
Stone= 171+32+32+104+5+2= 346sf /1319sf= 26.2%
Brick= 25+15+1 +105 +21+46+56= 269sf /1319sf = 20.3%
Glass= 50+63+74+58=245/1319 = 18.5%
Metal= 1+4+73+4+4+2+5+81sf= 174sf/1319 = 8.3%
EIFS/Stucco= 320+33=353sf/1319sf = 26.7%
18.2 Regular Side (West Face) OSHKOSH – 1363 sf
Stone= 152+333=485/1363 = 35.5%
Brick= 37+43+36+12= 128/1363 = 9.3%
Glass=50+110=160/1363 = 11.7%
Metal=13+2+1+5+3+3+9+65 = 101/1363 = 7.2%
CMU = 21+5= 26sf / 1363sf = 1.9%
EIFS/Stucco=56+413 = 469/1363 = 34.4%
18.2 Rear (North Face) OSHKOSH – 1383sf
Stone=12+27= 39/ 1383sf = 2.8%
Brick= 12+59+44+27 = 142sf/1383sf = 10.3%
Glass=0
Metal=15+3+1+15+27= 61/1383 = 4.4%
CMU= 524sf / 1383sf = 37.9%
EIFS/Stucco= 617sf / 1383sf = 44.6%
Page 14
EXISTING POWER
POLE (TYP.)
EXISTING
MONUMENT
SIGN
HEIGHT=±39.8
END LOCATION
UNKNOWN
30' WATER MAIN EASEMENT
SEE SCHEDULE B11, ITEM #15
MICHIGAN WISCONSIN PIPE
LINE EASEMENT
SEE SCHEDULE B11, ITEM #11
S88°48'09"E
179.73'
VEHICULAR ACCESS
POINTS WITH DIRECTION
APPROX.
PAVEMENT WIDTH
PROPOSED LOT 1
SEPARATE CSM
93,883 SQ.FT.
2.155 ACRES
EXISTING
BUILDING
EXISTING
LANDSCAPING
(TYP.)
EXISTING
COLUMN
(TYP.)
EXISTING
GROUND
LIGHT (TYP.)
EXISTING
RETAINING
WALL (TYP.)
UNIT 2
SECOND AMENDMENT TO 1200 SOUTH
KOELLER CONDOMINIUM
OWNED BY PH 1280 KOELLER STREET LLC.
S01°11'35"W
3.00'
(N01°12'58"E)
(3.00')N88°48'25"W
35.00'N01°11'35"W
N88°48'25"W
44.02'
(S88°47'02"E)
(44.28')
N88°48'25"W
96.97'
(S88°47'02"E)
(96.97')
BENCHMARK #2
TOP NUT ON HYDRANT
ELEV.=780.72
N01°57'08"E
265.96'
(S01°43'30"W)
(265.96')
S88°39'38"E
350.73'
(N88°51'16"E)
(350.73')
BENCHMARK #1
TOP NUT ON
HYDRANT
ELEV.=779.93
N00°52'37"E
265.06'
FFE=778.24TOGOTOGOTOGOTOGOTOGOTOGOSOUTH KOELLER STREETRIGHT-OF-WAY WIDTH VARIES "PUBLIC"Page 15
GDP/SIP
1290 S KOELLER ST
PC: 02/15/2022
3300 W COLLEGE DEVELOP
LLC/REALCO LTD PT
616 VIA DEL MONTE
PALOS VERDES ESTATES, CA 90274
SAVINGS SQUARE PARTNERS LTD
10960 WILSHIRE BLVD FL 7
LOS ANGELES, CA 90024
PH 1280 KOELLER ST LLC
241 N BROADWAY 501
MILWAUKEE, WI 53202
MP DEVELOPMENT 10 LLC
511 N BROADWAY STE 1100
MILWAUKEE, WI 53202
KOELLER PROPERTIES LLC ETAL
670 N COMMERCIAL ST STE 303
MANCHESTER, NH 3101
IHOP PROPERTY LLC
450 N BRAND BLVD 7TH FLR
GLENDALE, CA 91203
ERNESTO CAMPOS
3000 OLYMPUS BLVD
DALLAS, TX 75019
MP DEVELOPMENT 10 LLC
601 OREGON ST SUITE B
OSHKOSH, WI 54902
Page 16
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Prepared by: City of Oshkosh, WI
Printing Date: 1/27/2022
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Page 17
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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: 1/27/2022
1 in = 500 ft1 in = 0.09 mi¯1290 S KOELLER ST1290 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
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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: 1/27/2022
1 in = 100 ft1 in = 0.02 mi¯1290 S KOELLER ST1290 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
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From: Josh Sullivan <jsullivan@truestorage.com>
Sent: Wednesday, February 9, 2022 10:49 AM
To: Lyons, Mark
Subject: Letter of Support for the Chili's Development 1300 S Koeller St
EXTERNAL SENDER. Only open links and attachments from known senders. DO NOT provide
your username or password to anyone.
Mark,
As a representative of the development group who owns the former Shopko space at 1300 S Koeller St, which
is currently under construction, I would like to offer a letter of support for the Chili’s outlot proposed
development at 1290/1300 S Koeller.
As a national self-storage developer, we have worked with a number of retail users in adjacent parcels and
always experienced a symbiotic relationship between the businesses and community. Traditional brick and
mortar retail along with storage serve as a catalyst for local economic stimulation while simultaneously
raising commercial property values. The proposed rendering shows a class-A restaurant that will raise the bar
for architectural aesthetics in one of the major retail corridors of Oshkosh. True Storage is pleased with the
proposed development and is excited to have a neighboring development of such high construction quality.
Please feel free to use this email as a testimonial of support for the upcoming planning commission meeting
on February 15, 2022.
Best,
Josh Sullivan
Acquisitions & Due Diligence
True Storage
670 N. Commercial Street
Manchester, NH. 03101
Office: 603-622-6223
Mobile: 603-391-2536
www.truestorage.com
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