HomeMy WebLinkAboutItem I
PLAN COMMISSION STAFF REPORT AUGUST 2, 2022
ITEM I: SPECIFIC IMPLEMENTATION PLAN FOR A COMMERCIAL
DEVELOPMENT AT 580 S KOELLER STREET
GENERAL INFORMATION
Applicant: Henry C. Klover
Property Owner: GC Oshkosh Holdings, LLC
Action(s) Requested:
The applicant requests approval of a Specific Implementation Plan for a commercial use at 580
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 area consists of a commercial lot located on the east side of S. Koeller St., which
includes a former restaurant (Golden Coral). The site is zoned Suburban Mixed Use District
(SMU). The surrounding area consists of commercial uses to the north and south, residential
and institutional uses to the east, and Interstate 41 to the west. The 2040 Comprehensive Land
Use Plans recommends Interstate Commercial use for the subject area.
On January 25, 2022, Common Council approved a zone change of the subject property to
Suburban Mixed Use with Planned Development Overlay (SMU-PD). A General Development
Plan was also approved for two drive-thru restaurants at the subject site.
Subject Site
Existing Land Use Zoning
Commercial SMU
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU
South Commercial SMU
East Residential & Institutional MR-12
West Interstate-41 SMU
Page 1
ITEM I: SIP 580 S Koeller St. 2
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The applicant has submitted plans for development of a drive-thru restaurant (Panda Express)
on the northern half of the subject site, which will serve as Phase 1 of the development. Phase 2
will be for a second drive-thru restaurant to the south of Panda Express, which will be
addressed under a future SIP request. The proposed development is a permitted use in the SMU
district and is consistent with the approved GDP for a drive-thru commercial use on the subject
site.
Site Design/Access
The proposed site will utilize an existing shared access from S. Koeller Street. A cross access
agreement for the shared driveway will need to be filed for the shared access, as noted in the
approved GDP.
Required Provided
Parking Spaces Maximum: 25 40
Impervious Surface Maximum: 70% of lot 65.8% of lot
Page 2
ITEM I: SIP 580 S Koeller St. 3
Minimum Provided
Front Setback (S. Koeller St.) 25 ft. 27.67 ft. (parking lot)
Side Setback (north) 10 ft. 6.37 ft. (drive-thru lane)
Side Setback (south) 10 ft. 122 ft. +/- (parking lot)
Rear Setback (east) 25 ft. 30.21 ft. (drive-thru lane)
The total impervious surface ratio for the site is under the maximum of 70% for the SMU
district. The drive-thru lane is meeting the minimum stacking length for drive-thru restaurants.
The applicant is requesting a BSM for reduced rear yard (north) setback to 6.37’, where code
requires a 10’ side setback. Staff does not have concerns with the reduced setback as it is along
a shared driveway only.
The applicant is requesting a base standard modification (BSM) to allow 40 parking stalls,
where code allows a maximum of 25 stalls. The General Development Plan included 50 parking
stalls for the Panda Express site, with staff recommending that the final parking number be
reduced. A Plan Commission workshop was held on February 1, 2022, with Plan Commission
supporting the reduction from the originally proposed 50 parking stalls to 40 stalls. Staff
recommends approval of the BSM to allow 40 parking stalls as it will accommodate customer
parking, while not excessively exceeding the maximum of 25 stalls.
Signage
The applicant is proposing to modify the existing pylon sign on the site to include a shared sign
cabinet with the future drive-thru restaurant site to the south. The proposed sign is at the
maximum height for pylon signage of 35’ for the SMU district lots within 300’ of HWY 41, and
is meeting the front and side setback requirements. The total sign area is within the maximum
area of 1 sq. ft. per linear foot of public right-of-way frontage for the SMU district.
Page 3
ITEM I: SIP 580 S Koeller St. 4
West Elevation
South Elevation
North Elevation
Page 4
ITEM I: SIP 580 S Koeller St. 5
Wall sign plans have also been included for the proposed building elevations, which include
signage on the front (west) and side (north and south) elevations. The proposed signs are under
the maximum area of 1 sq. ft. per linear foot of building frontage for the SMU district.
A BSM is being requested to allow two drive-through signs for the double drive-through lane.
Staff does not have concerns with this as it is needed to allow efficient use of the double drive-
through lane. Although code currently allows a maximum of one drive-through sign per site, a
code revision is currently pending to allow a second drive-through sign by right.
Landscaping
Points Required Points Provided
Building Foundation 80 (40 main entrance, 20
street side)
141 (56 main entrance, 85
street side)
Paved Areas
200 (60 tall trees, 80
shrubs)
712
(330 tall trees, 382 shrubs)
Street Frontage 250 (125 medium trees) 285 (135 medium trees)
Yards 50 528
TOTAL 580 1,666
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for the proposed building. The plan is meeting the
requirement that 50% of the required points be on the main entrance side of the building and is
also providing the required 25% of the points on the street-facing side of the building.
Required
landscape islands
Page 5
ITEM I: SIP 580 S Koeller St. 6
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 tall trees
and 40% will be devoted to shrubs. Both of these requirements are being met.
The plan will is missing curbed landscaping islands at the ends of the internal parking lot row
to the west of the building (circled in red). These islands will need to include a shade tree. This
can be addressed during the Site Plan Review process.
The applicant is requesting a BSM to allow the parking row end at the southeast corner of the
building to not include the required deciduous tree. Staff is supportive of this BSM as minimal
space will be available between the refuse enclosure and building to support tree growth. The
applicant has significantly exceeded the paved area point requirement to offset this.
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 landscaping
plan is meeting these requirements.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement. This serves to offset the requested BSM for
increased parking and reduced side setback.
Bufferyard
A 0.3 opacity bufferyard is required along the east property line as the site is abutting an MR-12
zoning district. The plan shows 6’ tall solid wood fencing along this property line to meet the
bufferyard requirement.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final submitted plans
are required to be in full compliance with the requirements of the City of Oshkosh Municipal
Code Chapter 14 for storm water management.
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking areas, but exceed the maximum of .5 foot-candles of
light trespass at the north property line. Staff is supportive the BSM to allow the increased
lighting along the north property line to 1.9 fc as lighting will only exceed the maximum at the
shared driveway.
Page 6
ITEM I: SIP 580 S Koeller St. 7
The proposed 22’ light poles are under the maximum light fixture mounting height of 23’
(including 3’ base) for the SMU district and will have full cut-off fixtures per lighting code
requirements.
Building Facades
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials, with the rear façade being exempt from this requirement. The petitioner has
provided elevations for the building as well as a material list and material breakdown for each
facade. The specific elevations breakdown is as follows:
West (front): Class I – 45% Class II & III – 55%
South (side): Class I – 54.26% Class II & III – 45.74%
North (side): Class I – 65.56% Class II & III – 41.44%
East (rear): Class I – 34.44% Class II & III – 65.56%
West elevation
Page 7
ITEM I: SIP 580 S Koeller St. 8
South elevation
North elevation
East elevation
Exterior materials consist of glazing, masonry, EIFS, composite wood, and decorative metal.
The north and south side facades are meeting the 50% Class I requirement. The applicant is
requesting a BSM to allow reduced Class I materials on the front (west) facade to 45%.
Page 8
ITEM I: SIP 580 S Koeller St. 9
According to the applicant, increasing Class I materials (brick) on the front elevation would
require changing the EIFS in the tower element to brick or raising the 10’ canopy band, with
either option requiring changes to other elevations. The applicant feels that both of these
options would negatively impact the design of the building.
Staff is supportive of the BSM for reduced Class I material on the west façade as the both the
north and south facades exceed the 50% Class I requirement. The total class I material allotment
of the front and side facades is about 55%, which serves to offset the slight reduction of Class I
materials on the front façade.
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 consider 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 Specific Implementation Plan with the findings listed above
with the proposed following conditions:
1. Base Standard Modification for increased parking to 40 spaces, where code allows a
maximum of 25 spaces.
Page 9
ITEM I: SIP 580 S Koeller St. 10
2. Base Standard Modification for reduced side yard (north) setback to 6.37’, where code
requires a 10’ setback.
3. Base Standard Modification to allow a second drive-through sign.
4. Base Standard Modification to allow a parking row end without deciduous tree.
5. Base Standard Modification for increased lighting along the north property line to 1.9 fc,
where code allows a maximum of 0.5 fc lighting level at the property line.
6. Base Standard Modification to allow front (west) façade with 45% Class I materials,
where code requires a minimum of 50% Class I materials.
7. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
Page 10
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Page 16
SIP
580 S KOELLER ST
8/02/2022
SARA REIMER
1773 W 5TH AVE
OSHKOSH, WI 54902
NOREEN KIRCHHOFF
1775 W 5TH AVE
OSHKOSH, WI 54902
SUSAN M DENNING
1777 W 5TH AVE
OSHKOSH, WI 54902
JOHANN KOPEINIG
1779 W 5TH AVE
OSHKOSH, WI 54902
CFT NV DEVELOPMENTS LLC
1120 N TOWN CENTER DR STE 150
LAS VEGAS, NV 89144
600 S KOELLER STREET LLC
PO BOX 52427
ATLANTA, GA 30355
PETER M FREDERIKSEN ETAL
691 S GREEN BAY RD #208
NEENAH, WI 54956
HENRY C KLOVER
8813 PENROSE LANE SUITE 400
LENEXA, KS 66219
CHRISTIAN COMMUNITY CHILD
CENTER INC
3870 JACKSON ST
OSHKOSH, WI 54901
GC OSHKOSH HOLDINGS LLC
1621 CONGRESS AVE
OSHKOSH, WI 54901
Page 17
!"#$41!"#$41
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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: 7/8/2022
1 in = 120 ft1 in = 0.02 mi¯580 S KOELLER ST580 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 18
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CRYSTAL SPRINGS AVCRYSTAL SPRINGS AV
BISMARCK AVBISMARCK AV
S WESTFIELD ST
S WESTFIELD ST
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/8/2022
1 in = 500 ft1 in = 0.09 mi¯580 S KOELLER ST580 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 19
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/8/2022
1 in = 100 ft1 in = 0.02 mi¯580 S KOELLER ST580 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 20