HomeMy WebLinkAboutItem IV.
PLAN COMMISSION STAFF REPORT JANUARY 16, 2024
ITEM IV: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A COMMERCIAL DEVELOPMENT AT 0 OSHKOSH AVENUE
(PARCEL 1610870801)
GENERAL INFORMATION
Applicant: Mister Car Wash – Christopher Campbell
Owner: Fox Communities Credit Union
Action(s) Requested:
The petitioner requests approval of a General Development Plan (GDP) and Specific
Implementation Plan (SIP) for a commercial development at 0 Oshkosh Avenue (Parcel
1610870801).
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject site consists of a 1.32-acre vacant parcel at the end of the Rath Lane cul-de-sac, with
frontage along Oshkosh Avenue. The property is zoned Corporate Business Park with a
Planned Development Overlay (CBP-PD) and the surrounding area consists of commercial uses
to the east, west, and south and City parkland to the north. The 2040 Comprehensive Plan
recommends Interstate Commercial land use for the subject property.
Subject Site
Existing Land Use Zoning
Vacant CBP-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Park I
South Commercial SMU-PD
East Commercial CBP-PD
West Vacant CBP-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Page 1
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
ANALYSIS
Use
The applicant is proposing a 5,434 sq. ft., 130-foot tunnel-type car wash building with 20
exterior vacuum stations. The Corporate Business Park District (CBP) specifically prohibits car
washes. A base standard modification (BSM) is needed to allow the proposed car wash use.
The proposed plans were discussed at a Plan Commission workshop on July 18, 2023. Plan
Commission was generally supportive of the proposed car wash use as the “tucked away” site
location at the end of a cul-de-sac, and unique lot configuration, limits the marketability of the
lot for other uses.
Noise
The applicant has stated in their narrative that a noise study is currently being conducted to
determine if a noise variance is needed and any noise mitigation measures are necessary.
Temporary variances from the noise ordinance (Municipal Code Section 17-42) may be granted
by Common Council, and are not reviewed by Plan Commission. Section 17-42(8) is specific to
temporary noise variance and is not established to allow permanent variances from the noise
requirements.
Site Design/Access
The proposed development will have two curb cuts on Rath Lane. The eastern curb cut will be
a two-way entrance/exit and the western curb cut will be a one-way entrance to the site.
Page 2
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
Site Plan
Building/Parking Setbacks
Minimum Provided
Front Setback (Rath Ln.) 30 ft. 11.36 ft. (building/pavement)
Front Setback (Oshkosh Ave.) 30 ft. 30.02 ft. (pavement)
Side Setback (east) 10 ft. 10 ft. (pavement)
Side Setback (west) 10 ft. 39.16 ft. (pavement)
The proposed building and parking areas meet all setback requirements for the CBP District,
with the exception of the front (north) setback along Rath Lane. The applicant is requesting a
BSM for reduced front yard setback for the building and drive lane to 11.36’, from the code
requirement of 30’. According to the applicant, this BSM is needed due to the double-fronted
site configuration along with the limitations resulting from the cul-de-sac frontage. They also
note that it is necessary to provide adequate stacking and site circulation.
Page 3
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
Required Provided
Parking Spaces
Minimum: 18
Maximum: 25 24
Total Impervious Surface Maximum: 70% of lot 57.8% of lot
The applicant is meeting parking requirements and is under the maximum impervious surface
ratio for the SMU district and is also meeting minimum stacking length requirements for car
washes. The plan includes the vacuum system enclosure and refuse enclosure to the
north/northwest of the building, located between the street (Rath Lane) and principal structure.
The plan also shows placement of the customer attendant hut to the south of the principal
building, located between Oshkosh Avenue and the principal building. Base standard
modifications are needed to allow these accessory structures in front yard areas.
The applicant states that due to the double-fronted lot layout and operational layout
requirements (attendant at wash entrance, vacuum system piping, garbage truck access),
enclosures cannot be placed in code-compliant areas of the site. To compensate for the
requested BSMs, the applicant has provided increased yard landscaping.
Storm Water Management/Utilities
The applicant has been in discussion with the Department of Public Works regarding storm
water management for the area. Finalized storm water management plans will need to be
submitted and approved as part of the Site Plan Review process.
Landscaping
Page 4
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
Landscape plan
Page 5
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
Building Foundation
The landscape plan shows a combination of shrubs around the building foundation. The
applicant is exceeding the total point requirement of 40 points per 100 linear feet of building
foundation.
Paved Area
The landscape plan is meeting the paved area requirement of 50 landscaping points per 10
parking stalls or 10,000 sq. ft. of paved area. The code further specifies 30% of all points will be
devoted to tall trees and 40% will be devoted to shrubs. A tall deciduous/shade tree is required
at the ends of all parking rows. The plan is meeting this requirement.
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 landscape plan
is exceeding this requirement along both frontages.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area of the building and
exterior vacuum stations. The CBP standards also require 50% of yard landscaping points to be
located along street frontages. The landscape plan is exceeding both of these requirements.
Signage
The applicant has not submitted finalized signage plans. The proposed site plan includes a
maximum 10’ tall monument sign along Oshkosh Avenue and the provided building elevations
show wall signage on the north, east, and south facades. The monument sign meets the 30’
front setback requirement, but is within the 10’ side yard setback. The site plan will need to be
revised with the monument sign meeting the side yard setback. The wall signage will need to
be within the maximum sign area of 1 sq. ft. per linear foot of building frontage. Final signage
plans will need to meet CBP district signage standards and will be reviewed under a separate
permit for signage.
Site Lighting
A photometric plan has been provided by the applicant. The light fixtures will be full cut-off
fixtures and will not exceed the maximum overall height of 25’. The provided plan meets the
minimum lighting level of 0.4 fc for all parking/drive areas. The plan shows lighting levels up
to 2.3 fc along the east property line, exceeding the maximum of 0.5 fc at the property line. The
applicant is requesting a BSM to allow the increased lighting to accommodate vacuum stalls.
The applicant has provided written support from the neighboring property owner to the east
(Fox Communities Credit Union) for the increased lighting.
Page 6
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
Building Facades
Building Materials
The Corporate Business Park standards require buildings to be clad on all sides with at least
75% Class I materials. Also, window and door openings shall comprise of at least 40% of the
ground floor level of the street facing facade. The specific elevation breakdown is shown below.
The applicant is requesting a BSM to allow reduced door/window area on the street-facing
facades to 15% (Rath Lane) and 20% (Oshkosh Avenue).
According to the applicant, the building’s architectural features including a barrel roof and a
tower on both the north and south elevations raising the overall height of the building to 35’.
This additional height increases the overall square footage of the single-story elevation, which
makes it difficult to attain forty percent (40%) door/window openings. The applicant has
provided increased Class I materials on all facades to compensate for the door/window area
reduction.
Required Class I Provided Class I
North 75% 79.69%
South 75% 83%
East 75% 84.09%
West 75% 82.27%
Street facing
ground floor (north
facade)
40% door/window
area 15%
Street facing
ground floor (south
facade)
40% door/window
area 20%
Page 7
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
Building elevations
Building Composition
Corporate Business Park standards require buildings to be designed with four-sided detail and
a distinct base, middle and top. The base of the building shall be articulated with a horizontal
expression line creating a distinct ground level zone. The mid-section shall be articulated to
form an expression line which sets up the buildings top, while the top portion of the building
shall include architectural features that provide distinction and clearly show a division of roof
and walls. The front façade shall include architectural features which emphasize it as the front
façade.
The proposed elevations for the building meet these standards as variation of materials/colors
and varying roof heights and trim provide distinction to the facades and projections and
variations of room form are utilized to emphasize the front façade. The proposed refuse
Page 8
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
enclosure, entrance canopy, and refuse enclosure materials are consistent with the principal
building, per CBP standards.
Canopy
Attendant shelter
Page 9
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
Dumpster & vacuum enclosure
Overall Site
The applicant is requesting BSMs to allow a prohibited land use, reduced principal and
accessory structure front setbacks, increased lighting, and decreased door/window area on
street facing elevations. To offset these BSMs, the applicant is providing more than double the
overall landscaping point requirement for the site and increasing Class I materials on all
facades.
Staff understand that hardships related to the site location and lot configuration limit the
developability of the lot. However, staff has concerns with allowing a prohibited land use in
combination with multiple base standard modifications. The combination of BSM’s bring into
question the appropriateness of the use and its compatibility with the proposed site. With the
proposed use being prohibited in this zoning district, staff recommends Plan Commission
determine if the proposed development is appropriate for the site.
FINDINGS
Plan Commission will need to determine findings during their deliberation. Section 30-
387(C)(6) of the zoning ordinance establishes criteria for Planned Developments. The criteria
are listed below.
(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.
Page 10
ITEM IV: GDP/SIP – Oshkosh Ave. & Rath Ln.
(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 difference land uses and
development densities/intensities.
(f) The proposed Planned Development project design does not detract from areas of
natural beauty surrounding the site.
(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.
(j) For Planned Development projects that are proposed to be developed in phases, the
applicant can provide a timeline for development and can demonstrate that the project
would be successful even if all phases were not or could not be completed.
CONDITIONS
If Plan Commission recommends approval of the proposed Specific Implementation Plan, staff
recommends the following conditions be included:
1. Base Standard Modification to allow car wash use in Corporate Business Park District
(CBP).
2. Base Standard Modification to allow accessory building (attendant building) closer to
the street than the principal structure.
3. Base Standard Modification to allow dumpster/vacuum enclosure closer to the street
than the principal structure.
4. Base Standard Modification for reduced front setback (Rath Lane) to 11.36 ft.
5. Base Standard Modification to allow increased lighting along east property line to 2.3 fc.
6. Base Stand Modification to allow reduced ground floor door/window area on street-
facing facades to 15% (north) and 20% (south).
7. Final landscaping and signage plans shall be reviewed and approved by the Department
of Community Development.
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GDP/SIP
0 OSHKOSH AVE,
PARCEL 1610870801
PC: 1-16-2024
FOX COMM CREDIT UNION
3401 E CALUMET ST
APPLETON WI 54915
1424 RATH LANE LLC
2025 CREST CT
OSHKOSH WI 54904
1930 OMRO RD LLC
1930 RATH LN
OSHKOSH WI 54902
SHWE LA MIN OSHKOSH LLC
1225 HILLMAN ST
TULARE CA 93274
BANK FIRST NATIONAL
402 8TH ST B
MANITOWOC WI 54220
TOWN OF ALGOMA
15 N OAKWOOD RD
OSHKOSH WI 54904
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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: 12/13/2023
1 in = 120 ft1 in = 0.02 mi¯0 OSHKOSH AVE,Parcel 1610870801
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 23
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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: 12/13/2023
1 in = 500 ft1 in = 0.09 mi¯0 OSHKOSH AVE,Parcel 1610870801
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 24
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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: 12/13/2023
1 in = 100 ft1 in = 0.02 mi¯0 OSHKOSH AVE,Parcel 1610870801
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
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