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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT NOVEMBER 21, 2023 ITEM III: PUBLIC HEARING: ZONE CHANGE FROM URBAN MIXED USE DISTRICT WITH A RIVERFRONT OVERLAY (UMU-RFO) TO URBAN MIXED USE DISTRICT WITH RIVERFRONT AND PLANNED DEVELOPMENT OVERLAYS (UMU-RFO-PD) AND APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A PERSONAL STORAGE FACILITY USE AT 627 BAY SHORE DRIVE GENERAL INFORMATION Applicant: Designhaus Architecture Owner: 627 Bay Shore Drive, LLC Action(s) Requested: The applicant requests a zone change from the existing Urban Mixed Use District with a Riverfront Overlay (UMU-RFO) to Urban Mixed Use District with Riverfront and Planned Development Overlays (UMU-RFO-PD). The applicant also requests approval of a General Development Plan and Specific Implementation Plan to allow a personal storage facility use at 627 Bay Shore Drive. Applicable Ordinance Provisions: Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance. Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject site is a 1.64-acre property located at the southwest corner of Bay Shore Drive and Mill Street. The site has a two-story building on the north side of the site that is currently used as multi-tenant office space as well as a recording studio. The site also includes a second, smaller, office building on the south side of the site. The surrounding area consists primarily of commercial/storage uses to the west, residential uses to the north, and senior living facility and residential uses to the east, and the Fox River to the south. The proposal was brought to a Plan Commission workshop on October 3, 2023. Plan Commission was generally supportive of the proposal; however, they did question the long-term viability of industrial in the area. They also raised concern related to aesthetics of the existing site and would need to see building façade and landscaping improvements as part of the planned development request. The 2040 Comprehensive Land Use Plan recommends Center City use for the subject site. Subject Site Existing Land Use Zoning Commercial UMU-RFO Page 1 ITEM III: Zone change & GDP/SIP 627 Bayshore Dr. Recognized Neighborhood Organizations River East Adjacent Land Use and Zoning Existing Uses Zoning North Residential TR-10 South Fox River East Commercial/storage MR-36 West Senior living facility UMU-RFO Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS Zone Change The applicant is requesting a zone change from the existing Urban Mixed Use District with a Riverfront Overlay (UMU-RFO) designation to Urban Mixed Use District with Riverfront and Planned Development Overlays (UMU-RFO-PD) for the subject property. The requested Planned Development Overlay designation is intended to allow for flexibility in the zoning ordinance to accommodate a new use on the property. The applicant has submitted plans for conversion of part of the existing multi-tenant building on the north portion of the site to climate controlled self- storage, which will be addressed as a General Development Plan (GDP) and Specific Implementation Plan (SIP) review to follow. Staff is supportive of the proposed rezone as it will provide opportunity for an additional use on an under-utilized property. It may also serve to accommodate future improvements to the site and help to address site design difficulties due to having two street frontages and a water front. Rezone to UMU-PD-RFO Page 2 ITEM III: Zone change & GDP/SIP 627 Bayshore Dr. Use The applicant is proposing to convert 30,913 sq. ft. of the north building to climate controlled personal storage, with 10,672 sq. ft. of the building to remain office space. The applicant is requesting a base standard modification (BSM) to allow the storage use, as personal storage facility uses are not permitted in the UMU district. The proposed use and site conversion were discussed at a Plan Commission workshop on October 3, 2023. Overall, Plan Commission would prefer to see redevelopment for commercial, residential, or mixed use on the site. However, they are supportive of the indoor storage due to the marketability of the property as it currently exists. They also noted that they would like to see site improvements to compensate for the non-permitted use. A neighborhood meeting was held on September 27, 2023, with no neighbors in attendance. Staff is supportive of the use and is in agreement with Plan Commission that the best long-term use of the site is for commercial, residential, or mixed-use. However, due to the current site conditions and marketability of the site, personal storage facility is an appropriate use for the existing building. Staff also feels that it will allow for opportunity to enhance the appearance of the site. Page 3 ITEM III: Zone change & GDP/SIP 627 Bayshore Dr. Site Design No changes are being proposed to the site layout, with the exception of a new refuse enclosure being proposed to the west of the building on the existing parking lot. The refuse enclosure will have a 5’ setback from the west property line and will be constructed of masonry exterior. The storage facility will have 3 employees, requiring 3 parking spaces. The remaining 10,762 sq. ft. of office space and approximately 3,000 sq. ft. south building requires 46 parking spaces (1 space per 300 sq. ft. of gross floor area). With a reduction of 4 parking stalls for the refuse enclosure, the site will have a total of 76 parking spaces which meets parking needs for the site. There is no change to the existing impervious surface ratio for the site which will remain at 70%, under the maximum of 85%. Signage This request does not include any additional signage. The applicant has noted that an existing sign will be resurfaced with a new business logo. This will be addressed under a separate sign permit. Site Lighting No additional lighting is being proposed for the site. However, the applicant has noted that they will be replacing the existing wall mounted lighting with more modern light fixtures, which will be shielded and directed downward to prevent off-site glare. A photometric plan for the updated fixtures will need to be provided and reviewed during Site Plan Review. Landscaping Landscaping has been shown on the site plan and includes a combination of perennial plantings and medium trees along Bay Shore Drive. The applicant has noted that the existing overgrown invasive growth along Bayshore Drive will be removed and replaced with the new landscaping. The proposed landscaping results in a total of 108 landscaping points. The proposed landscaping appears to be in the Bay Shore Drive public right-of-way (terrace). Staff is recommending conditions that a minimum of 100 landscaping points be provided and any landscaping placed in the public right-of-way shall be approved by the City Forester and Department of Public Works. Page 4 ITEM III: Zone change & GDP/SIP 627 Bayshore Dr. Storm Water Management/Utilities The Department of Public Works has noted that final plans shall comply with Chapter 14 Storm water Management requirements and will be reviewed as part of the Site Plan Review process. Building Facades Access to the building for customers will be through existing loading doors, with a new canopy being proposed over the existing overhead door on the east façade (along Mill Street). The applicant states that the building will be given a fresh coat of paint and any needed masonry repairs will be made. A new row of cultured stone will be added to the base of the building along Bayshore Drive and failed or damaged windows will be replaced. New architectural metal panels will be added to the east, south, and west elevations. The applicant has noted that this will give the exterior an updated modern look that will better withstand exterior environmental elements. Page 5 ITEM III: Zone change & GDP/SIP 627 Bayshore Dr. Page 6 ITEM III: Zone change & GDP/SIP 627 Bayshore Dr. Staff feels that the replacement of the existing stone with new stone on the front of the building along with new architectural metal panels will enhance the appearance of the building and the new materials will serve to offset the requested BSM for the personal storage facility land use. Overall Site The applicant is requesting a BSM to allow an existing building to be converted to a personal storage facility. To offset this request, the applicant has provided new landscaping and updated building materials. Staff is comfortable that these site enhancements sufficiently offset the requested BSM and the overall site is being improved and will be compatible with the surrounding area. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Zoning Map amendment, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-381 (D)(2): (a) Advances the purposes of this Chapter as outlined in Section 30-03 and the applicable rules of Wisconsin Department of Administration and the Federal Emergency Management Agency. (b) Is in harmony with the Comprehensive Plan. (c) Maintains the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts. (d) Addresses any of the following factors that are not properly addressed on the current Official Zoning Map: Page 7 ITEM III: Zone change & GDP/SIP 627 Bayshore Dr. (ii) Factors have changed (such as new data, infrastructure, market conditions, development, annexation, or other zoning changes), making the subject property more appropriate for a different zoning district. 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. (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 zone change, General Development Plan, and Specific Implementation Plan with the findings listed above and the following conditions: 1. BSM to allow a personal storage facility use in an Urban Mixed Use district (UMU). 2. A minimum of 100 landscaping points shall be provided. 3. Any landscaping planted within the public right-of-way shall be approved by the City Forester and Department of Public Works. 4. Final landscaping plan shall be reviewed and approved by the Department of Community Development. Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 Page 1 DESIGNHAUS ARCHITECTURE | 3300 AUBURN RD, SUITE 300, AUBURN HILLS, MI 48326 | 248.601.4422 | DESIGNHAUS.COM October 26, 2023 Project Narrative Re: 627 Bayshore Dr. change of use / self-storage conversion. To Whom it May Concern As Architects representing the owners of 627 Bayshore Drive Development, LLC we have been assigned the task of seeking PD development / Re-zoning and site plan review for a proposed change of use. Located at the SW corner of Bayshore Dr. and Mill St., it is the owner’s intent to convert a portion of the exiting building to interior climate-controlled self-storage. A use that is currently not permitted in the UMU - RFO zoning district. A portion currently occupied as office will remain as its current use. We are proposing a change of use with significant exterior site and building modifications which will require rezoning with a self-storage overlay. No additional increase in building area or change in exterior grades proposed. The existing 2-story masonry building has been home to several commercial businesses. Upon a recent vacancy, it was determined that there is an immediate demand for interior climate controlled self- storage in the area. With this current need, the front portion along Bayshore will be converted to such within the interior, while the one-story southern portion would remain as occupied office. A small office for the storage customers would be provided adjacent to the existing parking area. Other uses, and an existing building on site will also remain. Access for customers will be through existing loading doors and a small canopy is proposed for convenience. The building will be given a fresh coat of paint and any needed masonry repairs will be made. For an updated look, a new row of cultured stone will be added to the base of the building along Bayshore. Failed or damaged windows will be replaced, and new architectural metal panels will give the exterior an updated modern look that will better withstand exterior environmental elements. Existing landscaping has been evaluated and mature trees and shrubs at the office entrance will be pruned up and rejuvenated. The existing overgrown invasive growth along Bayshore will be removed and replaced with new flowering ornamental trees and shrubs along with decorative grasses and perennials. Lawn areas will also be restored with irrigation repaired or replaced. No existing trees will be removed on site. Renderings have been provided demonstrating such improvements. Parking has also been accounted for each existing use to remain and it has been determined that there will be adequate available. With that, in order to remove the existing unenclosed and unsecured trash cans and dumpsters off Mill St, a new enclosure for (4) dumpster-size refuse containers is proposed within the parking area. Now no open containers will be visible for the street. Exterior lighting has also been evaluated and has been determined to be adequate. However, building mounted lights will be updated with new energy efficient LED light fixtures. These will replace outdated and inefficient wall mounted lights and will have a more modern look. They will also be shielded and down directed to prevent off-site glare. Page 14 Page 2 DESIGNHAUS ARCHITECTURE | 3300 AUBURN RD, SUITE 300, AUBURN HILLS, MI 48326 | 248.601.4422 | DESIGNHAUS.COM Regarding operations, the facility will be open during normal business hours weekdays and weekends with limited access afterhours via secured keypad entry. No units will be accessible from the exterior, and access would be through the existing loading doors. A new overhead canopy on the east side will give visual interest and provide convenience for customers. With this new use, the demand is extremely low as compared to previous or other permitted commercial uses. Once up and running it can be anticipated to have 7-15 customer trips per day with little or low demand for public services. No increase in the demand for public utilities is anticipated. Because of this, the demand for parking is also extremely low. Only 3 spaces are required for new customer use. Existing customers would typically proceed to the designated temporary loading areas. No increase in exterior noise or other objectionable concerns are also not anticipated, keeping disturbances to the adjacent neighbors on the north side to a minimum. The building will be improved with a fresh exterior look and extensive landscape improvements will be made. An existing compliant sign will be resurfaced with the new business logo. We feel this will be an asset to the community as many may have the need for local off-site storage. Please let us know of any questions as we prepare for the next available meeting to discuss the project further. Regards, Peter Stuhlreyer Designhaus Architecture Page 15 October 17, 2023 3300 Auburn Rd. Ste. 300 | Auburn Hills, MI | 48326 | p 248 601 4422 | www.designhaus.comOshkosh, WI Storage. Page 16 Page 17 ZONE CHANGE - GDP-SIP 627 BAY SHORE DR PC: 11-21-2023 SWEETWATER LLC 6279 WOODENSHOE RD NEENAH WI 54956 627 BAY SHORE DRIVE LLC PO BOX 1186 OSHKOSH WI 54903 DANIEL H KRIZ 612 BAY SHORE DR OSHKOSH WI 54901 MCCLONE PROPERTIES LLC 152 SCHRAMM RD NEENAH WI 54956 DAVID L REINKE 624 BAY SHORE DR OSHKOSH WI 54901 MARKETTA JENSEN 628 BAY SHORE DR OSHKOSH WI 54901 JAN LEE 1406 WALNUT ST OSHKOSH WI 54901 JERMAINE EDMONDS 638 BAY SHORE DR OSHKOSH WI 54901 JOEL/ROSETTE HUEBNER 539 W 6TH AVE OSHKOSH WI 54902 SCOTT A/LISA M LAABS 25 MILL ST OSHKOSH WI 54901 LAKESHORE OSH SENIOR REALT 8170 MCCORMICK BLVD STE 112 SKOKIE IL 60076 704 BAY SHORE DRIVE LLC C/O ERIC HOOPMAN PO BOX 1099 OSHKOSH WI 54903 RIVER EAST NBHD ASSOC C/O KATHY WEBB 543 OTTER AVE OSHKOSH WI 54901 RIVER EAST NBHD ASSOC C/O TAMMY HACKETT 349 BOWEN ST OSHKOSH WI 54901 RIVER EAST NBHD ASSOC C/O CARMEN SCOTT 521 OTTER AVE OSHKOSH WI 54901 Page 18 BAY SHORE DR BAY ST POPLAR AV MILL ST CEAPE AV BOWEN ST Oshkosh City LimitOshkosh City Limit Mill Street Boat Launch J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 10/27/2023 1 in = 120 ft1 in = 0.02 mi¯627 BAY SHORE DR City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 19 WAUGOO AV BROAD ST ROSALIAST WAUGOO AV OTTER AV OTTER AV BAY ST BAY SHORE DR COURT ST FLUOR CT BAY ST BROAD ST CANNIFF CT FRANKFORT ST MILL ST CARR PL BAY SHORE DR BOYD ST MONROE ST BROAD STB R O AD ST EVELINEST SHAWANO AV E10THAV POPLAR AV SCHOOL AV HARNEY AV WINNEBAGO AV SCHOOL AV PIONEER DR BROAD ST MILL ST BROADST CEAPE AV WASHINGTON AV HAZEL ST BOWEN ST Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit CMU CMU CMU CMU-RFO HI I I II II I I-PD I-PD I-PD I-PD I-PD-RFO MR-12PDLRO MR-20 MR-36 RMU-PDRMU-PD RMU-PD-RFO RMU-PD-RFO SR-3-LRO SR-5-LRO SR-5PD-LRO SR-9 TR-10 UMU UMU UMU UMU UMU UMU UMU-PD UMU-RFO J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 10/27/2023 1 in = 500 ft1 in = 0.09 mi¯627 BAY SHORE DR City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 20 POPLAR AV MILL ST BAY ST BAY SHORE DR CEAPE AV J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 10/27/2023 1 in = 100 ft1 in = 0.02 mi¯627 BAY SHORE DR City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 21