HomeMy WebLinkAboutItem VII
PLAN COMMISSION STAFF REPORT SEPTEMBER 19, 2023
ITEM VII: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN REVIEW FOR AN INDUSTRIAL DEVELOPMENT AT 3463 COMPASS
WAY
GENERAL INFORMATION
Owner/Applicant: Lycon, Inc.
Action(s) Requested:
The petitioner requests General Development and Specific Implementation Plan approval for an
industrial development at 3463 Compass Way.
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 involving this request consists of a 31.63-acre vacant parcel located along
Compass Way/Transit Drive, east of Clairville Road. The subject site as well as the surrounding
area is located in the Southwest Industrial Park and consists of vacant land and industrial uses to
the south. The 2040 Comprehensive Plan recommends industrial land use for the subject
properties as well as the adjoining parcels.
Subject Site
Existing Land Use Zoning
Industrial HI-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Vacant HI-PD
South Vacant & Industrial HI-PD
East Vacant HI-PD
West Vacant HI-PD
Recognized Neighborhood Organizations
N/A
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Industrial
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ITEM VII – GDP SIP – 3463 Compass Way
ANALYSIS
Use
The applicant is proposing to develop the subject property for manufacturing of concrete and
associated activities. This will include railroad access and car storage along with trans-load
facilities for the receiving, storage, and shipping of various sands and aggregates. Outdoor
storage piles will also be located on the site. The site will also include a recycling facility for the
separation and recapture of sands and gravels from wet concrete not used at jobsites. The
applicant anticipates that the site will initially have up to 5 employees and up to 30 employees
when fully developed.
The proposed industrial use is permitted in the HI district and the outdoor storage use is a
conditional use.
Site Design
The proposed site will have two driveway accesses from Compass Way/Transit Drive. The plan
includes four buildings centrally located on the site. The proposed buildings are a railroad car
off-load facility, aggregate storage facility, Red-mix plant, and Re-claim plant. The site also
includes an approximately 185,000 sq. ft. outdoor storage area at the southwest portion of the site.
Code requires outdoor storage areas to be screened from non-industrialized areas by any
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ITEM VII – GDP SIP – 3463 Compass Way
permitted combination of buildings, structures, walls, and solid fencing. Such walls and fencing
shall be a minimum of 8 feet in height and shall be designed to completely screen all stored
materials from view from non-industrialized areas. As neighboring properties are industrial-
zoned, screening will only need to be provided for the public right-of-way.
The applicant has provided several evergreen trees and deciduous on the street sides of the
outdoor storage area. Staff is recommending that the landscaping between the storage area and
street be increased to form a solid row of evergreen trees to fully screen the view of the storage
area or provide 8’ tall solid fencing to meet the screening requirement.
Required Provided
Front Setback
(north/east) 30 ft. min. 60.28 ft.
Side Setback
(south) 20 ft. min. 20 ft.
Side Setback
(west) 20 ft. min. 23.42 ft.
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ITEM VII – GDP SIP – 3463 Compass Way
Parking (site as
a whole) 30 spaces 19 spaces
Impervious
Surface 70% max. 32% +/-
Building Height 60 ft. max. 88 ft.
The submitted plan is meeting all applicable setback and impervious surface requirements. The
plan shows 19 striped parking stalls, where code requires 1 parking stall per employee at the
largest work shift. As the applicant has stated that there will be up to 30 employees, an additional
11 parking stalls will need to be striped to meet the parking requirement. The plan shows
sufficient paved area to provide these stalls which can be addressed during Site Plan Review.
The plan for the Redi-mix Plant building shows an overall height of 88’, where the maximum
building height in the HI district is 60’. According to the applicant, the increased height is needed
to enclose tall cement silos that would otherwise be exposed. The applicant has noted that they
will provide additional stone veneer on the building and increased building foundation plantings
to offset the requested Base Standard Modification (BSM) for increased height.
Staff is supportive of the request BSM as the increased height for the tower is needed to
accommodate the proposed land use. The site is located within an Airport Height Zoning
District, limiting building heights to a maximum elevation of 925’. The applicant has stated that
Winnebago County has verified that the building is below the maximum elevation. Written
verification of this will be required to be submitted as part of the Site Plan Review approval. To
offset the requested BSM, Staff is recommending a condition that a minimum of 20% of the Redi-
mix Plant building facades be devoted to Class I materials.
Signage
The applicant’s submittal does not include signage. Any new signage shall meet base code
standards allowed in the HI Zone District.
Lighting
The provided lighting plan is deficient of the code requirement for lighting levels for drive aisles
and parking areas of 0.4 fc lighting illumination. The plan shows 28’ tall light poles being
utilized, which exceeds the maximum light fixture height of 25’ for the HI district. These items
may be addressed during Site Plan Review.
Storm Water Management
Storm water management plans have been submitted and are under review by the Department of
Public Works. Final storm water management plans will be reviewed during the Site Plan
Review process.
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ITEM VII – GDP SIP – 3463 Compass Way
Landscaping
Paved Area, Street Frontage, Foundation and Yard landscaping points are required for the
proposed site.
Landscape Plan
Points Required Points Provided
Paved Areas 509 (152.7 tall trees, 203.6 shrubs) 45 (0 tall trees, 15 shrubs)
Street Frontage 795 (397.5 medium trees) 2726 (1,276 medium trees)
Foundation 246 495
Yard 2,011 323
Total 3,561 3,589
Building Foundation
The proposed building foundation landscaping exceeds the point requirement of 20 points per
100 linear feet of building foundation.
Paved Area
The proposed landscaping plan does not meet the point requirement of 30 landscaping points
10,000 sq. ft. of paved area. The code further specifies 30% of all points will be devoted to tall
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ITEM VII – GDP SIP – 3463 Compass Way
trees and 40% will be devoted to shrubs and a tall deciduous/shade tree is required at the ends of
all parking rows. These requirements are also not being met. Trees and shrubs will need to be
added or reallocated from other areas of the site to meet all of these requirements, and can be
addressed during Site Plan Review.
Street Frontage
Code requires 30 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 plan significantly exceeds
these point requirements. The applicant may reallocate some of these trees to meet paved area,
yard, and screening requirements.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points do not meet the code requirement. However, the applicant may reallocate
excess Street Frontage landscaping points to meet this requirement.
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 for all facades facing a public street shall be composed of
at least 15% Class I materials, but may be reduced to 10% of the façade provided that other
elements are incorporated into the building and site design such as façade articulation or
increased landscaping. Concrete panels (tilt-up/precast) may be used if they are part of a palette
of permitted materials or if they incorporate horizontal and vertical articulation including, but not
limited to, changes in color or texture. Non-decorative metal panels may be used if enhanced on
all elevations with Class I or II materials amounting to more than 15 percent of each façade.
The applicant has provided elevations for the buildings, which will be clad in a combination of
faux stone veneer, metal panels, and concrete panels. The provided elevations meet the Class I
material requirement for facades facing a public street, with the exception of the north elevation
of the Re-claim Plant which shows 0% Class I materials. Staff recommends that Class I materials
be added to the exterior of this façade to meet the code requirement.
Concrete panels are used on all building elevations. Horizontal and vertical articulation will need
to be provided on these façade areas to meet industrial building design standards. Non-
decorative metal panels are utilized on the Redi-mix Plant and Aggregate Storage Facility
buildings. Class I materials have been provided on each of these facades to meet design
standards.
Building North Elevation South Elevation East Elevation West Elevation
Aggregate
Storage Facility
28% Class I* 18% Class I 18% Class I 18% Class I
Redi-mix Plant 12% Class I* 16% Class I 15% Class I 18% Class I
Re-claim Plant 0% Class I* 0% Class I 21% Class I* 0% Class I
*Street facing
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ITEM VII – GDP SIP – 3463 Compass Way
Aggregate Storage Facility elevations
Redi-mix Plant elevations
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ITEM VII – GDP SIP – 3463 Compass Way
Re-claim Plant elevations
Railroad Car Off-load Facility elevations
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.
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ITEM VII – GDP SIP – 3463 Compass Way
(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 with the proposed following conditions:
1. The outdoor storage area shall be screened from the public right-of-way by solid row of
evergreen trees or 8’ tall solid fencing.
2. A minimum of 1 parking space shall be provided per employee at the largest work shift.
3. Base Standard Modification to allow increased building height for Redi-mix Plant to 88’,
where code allows a maximum building height of 60’.
4. A minimum of 20% of the Redi-mix Plant building facades shall be devoted to Class I
materials.
5. Final landscaping plan, lighting plan, and building elevations shall be reviewed and
approved by the Department of Community Development.
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