HomeMy WebLinkAboutItem V
PLAN COMMISSION STAFF REPORT JULY 19, 2022
ITEM V: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR STORAGE
BUILDINGS LOCATED AT 2625 S WASHBURN STREET
GENERAL INFORMATION
Owner/Applicant: Aquire Properties LLC – Jeff Edmunds
Action(s) Requested:
The petitioner requests an amendment to the Specific Implementation Plan approval for an
addition of three storage buildings at 2625 S Washburn 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 area consists of one parcel, approximately 4.17 acres in size, located on the west side
of S. Washburn Street, south of State Highway 44. The property is used as the contractor site for
Aquire Restoration. The surrounding area consists predominantly of commercial uses. The 2040
Comprehensive Land Use Plan recommends Interstate Commercial use for the subject area.
In April 2019, the Common Council approved a rezone of the site to add a Planned Development
Overlay. A General Development Plan and Specific Implementation Plan were also approved for
converting the previous car dealership site to a headquarters for a full-service remediation
contractor (Aquire Restoration).
Subject Site
Existing Land Use Zoning
Commercial SMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU
South Commercial SMU-PD
East Right-of-Way SMU
West Vacant SMU
Recognized Neighborhood Organizations
None
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
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ITEM V - SIP Amendment – 2625 S Washburn St.. 2
ANALYSIS
Use
The applicant is proposing to construct three storage buildings to the rear of the existing building
and parking lot. According to the applicant, a portion of the units will be utilized for general
storage by the applicant (Aquire Restoration) and the remainder of the units will be leased out for
personal storage use by the general public.
A base standard modification (BSM) is required for the site expansion as personal storage facility
is not a permitted use in the Suburban Mixed Use District (SMU). The proposal was discussed at
a Plan Commission workshop on February 1, 2022, with Plan Commission voicing support for the
proposal and recommending the storage buildings match the main building in appearance and
landscaping be planted in front of the buildings.
Staff is supportive of a BSM to allow the storage buildings as they will be located to the rear of the
site, with little visibility from the public right-of-way. Also, the storage buildings should not
negatively affect neighboring properties as the area is adjacent to existing storage areas on the
properties to the north and the rear undeveloped area of the Outlet Mall site to the south.
Site Design
Site Plan
No changes are proposed for the existing accesses to the site from S. Washburn Street. The plans
include new pavement to the rear of the existing pavement for access to the three storage
buildings. The applicant is requesting a BSM to allow the new pavement to be installed without
curbing. The applicant states that they are proposing asphalt without curbing to be consistent
with the existing parking lot, which is not curbed.
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ITEM V - SIP Amendment – 2625 S Washburn St.. 3
In this particular case, staff is supportive of a BSM to allow the pavement without curbing as the
new pavement will only be utilized for accessing the storage buildings and will not contain
parking stalls or landscape islands that would typically be included with a parking lot. It will
also provide for a more seamless connection with the existing un-curbed parking lot.
Required Provided
Front Setback (west) 25 ft. min. 400 ft. +/-
Side Setback (north) 10 ft. min. 10 ft.
Side Setback (south) 10 ft. min. 10 ft.
Rear Setback (west) 25 ft. min. 25 ft.
Impervious Surface 70% max. 54.3%
The proposed parking lot will meet setback requirements for the SMU district. The total
proposed impervious surface area for the site is under the maximum.
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. The lighting levels are under
the maximum of 0.5 fc along the property lines, with the exception of the shared driveway area
along the south property line. Staff is supportive of a BSM to allow the slight increase to 0.6 fc at
this location as it will be lighting a shared access drive and is only slightly over the maximum.
Light fixtures will be full-cutoff wall packs and fixtures mounted at 10.5’ – 12.5’ high, which is
under the maximum mounting height for the SMU district.
Storm Water Management
The site plan includes a storm water detention area at the northwest corner of the property, which
extends over the property line of the vacant property to the west. 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, paved area, and yard landscaping points are required for the proposed
parking lot and storage buildings.
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ITEM V - SIP Amendment – 2625 S Washburn St.. 4
Landscape Plan
Points Required Points Provided
Building Foundations 559 541.2
Paved Areas 174 (52.2 tall trees, 69.6 shrubs) 180 (150 tall trees, 0 shrubs)
Yards 475 600
Total 1,208 1,321.2
Building Foundations
The provided landscaping plan is slightly under the code requirement of 40 building foundation
landscaping points per 100 linear feet of building foundation. The applicant could exchange 3
potential for another arborvitae to meet the point requirement. Staff will verify that this
requirement is being met during Site Plan Review.
Paved Areas
The provided landscaping plan meets the code requirement of 50 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 the requirement for tall trees, but does
not provide shrub landscaping points. Staff is supportive of a BSM to allow the paved area
requirement to be met without including shrub points as the location of the new paved area is at
the rear of the site and trees will be more suitable to provide enhance visual appearance of the site
from the public right-of-way.
Yards
The landscape plan is exceeding the yard requirement of 20 points per 1,000 sq. ft. of building
area for the new storage buildings. The applicant has noted they were able to maintain an
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ITEM V - SIP Amendment – 2625 S Washburn St.. 5
existing mature oak tree, which will provide double the landscape value. The additional yard
landscaping points will serve to offset requested BSMs.
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.
Building A
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ITEM V - SIP Amendment – 2625 S Washburn St.. 6
Building B
Building C
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ITEM V - SIP Amendment – 2625 S Washburn St.. 7
The petitioner has provided building elevations for the storage buildings, which will be clad in
non-decorative metal panels on all facades, with the front (east-facing) elevations including
approximately 23% stone wainscot veneer. A BSM is required to allow the front and side facades
to be clad entirely in non-decorative metal panels.
According to the applicant, decorative finishes were not included on the sides of the buildings as
these facades will be overhead doors with their jambs/cladding materials between the doors.
Decorative finishes will not be included on the rear facades as they will not be visible from
adjacent properties.
Due to the minimal visibility from neighboring properties and the public right-of-way, staff is
supportive of a BSM to allow the sides and rear of the storage buildings to be clad entirely in non-
decorative metal. The applicant has exceeded the 15% Class I material requirement on the east
elevations, which will provide an enhanced appearance of the buildings from the public right-of-
way. The elevations also note that the metal wall panels will be medium grey in color to match
the existing building, per recommendation from Plan Commission at the workshop.
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
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ITEM V - SIP Amendment – 2625 S Washburn St.. 8
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
Staff recommends approval of the Specific Implementation Plan Amendment with the findings
listed above with the proposed following conditions:
1. Base Standard Modification to allow personal storage facility in SMU district.
2. Base Standard Modification to allow new pavement area without 6” high curbing
installed.
3. Base Standard Modification to allow paved area landscaping with 0 points devoted to
shrubs, where code requires 69.6 paved areas points devoted to shrubs.
4. Base Standard Modification for increased lighting along the south property line to 0.6 fc,
where code allows a maximum of 0.5 fc lighting level at the property line.
5. Base Standard Modification to allow industrial buildings clad in non-decorative metal
panels, without Class I or II materials on the side and rear facades.
6. Final landscaping plan shall be reviewed and approved by the Department of Community
Development.
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REZONE/SIP AMENDMENT
2625 S WASHBURN ST
PC: 7-19-2022
JPMBB 2015 C28 IN WA WI
PROPERTIES LLC
1601 WASHINGTON AVE STE 700
MIAMI, FL 33139
KALHAGEN PROPERTIES LLC
4349 ACKER RD
MADISON, WI 53704
QUENTIN/MARY GERLACH
2167 STATE ROAD 44
OSHKOSH, WI 54904
AQUIRE PROPERTIES LLC
2625 S WASHBURN ST
OSHKOSH, WI 54904
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