HomeMy WebLinkAboutItem V.BPLAN COMMISSION STAFF REPORT JULY 16, 2024
ITEM V B: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A PERSONAL STORAGE FACILITY AT 400 CITY CENTER
GENERAL INFORMATION
Owner/Applicant: City Center Associates LLC
Action(s) Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan for a personal storage facility.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of the City Center shopping center building, located at the southeast
corner of Jackson Street and Division Street. The City Center building is enveloped by a 16.5-acre
condo parcel. The surrounding parent parcel has four street frontages as well as frontage on the
Riverwalk. The site was constructed in 1970 and has several commercial and institutional users
and the surrounding area consists primarily of commercial uses. The 2040 Comprehensive Land
Use Plan recommends Center City use for the subject site.
Subject Site
Existing Land Use Zoning
Commercial Pending CMU-RFO-PD
Recognized Neighborhood Organizations
Downtown Oshkosh Neighborhood Association
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial CMU/UMU/I
South Riverwalk I-PD
East Commercial CMU
West Mixed Commercial/Residential RMU-PD-RFO
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation City Center
Page 1
ITEM V B – GDP/SIP – 400 City Center
ANALYSIS
Use
The applicant is proposing to remodel the northern portion of the City Center building for a
personal storage facility use (Extra Space Storage). The applicant is requesting a base standard
modification (BSM) to allow the personal storage facility use as it is not permitted in the CMU
District.
According to the applicant, the site will have four overhead doors for customer vehicle access and
approximately 35 customer cars per day anticipated. The applicant notes that insufficient parking
has been a problem when the site is fully utilized. The storage use will result in a reduction of
parking demand for the site as it will only need 4 parking spaces as compared to commercial uses
which have a higher parking demand. The applicant feels that this will help with future needs
for the site. The applicant states that the property has been on the market for 2 years and has
received no interest as the market for large office space has dramatically changed over the last 5
years. They also feel that the proposed use will provide needed storage space for nearby
apartments.
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ITEM V B – GDP/SIP – 400 City Center
A Plan Commission workshop was held on May 21, 2024 to discuss the proposed plans. Plan
Commission was generally supportive of the plans, but voiced concerns with storage along a
major thoroughfare (Jackson Street). Plan Commission also felt that the proposed building
updates could be an improvement to the appearance of the building and it may be an opportunity
to add greenspace.
Staff has concerns with allowing a storage use within the Central Mixed Use District as the zoning
ordinance only allows this use within industrial zoning districts and may not fit the character of a
downtown area. There are existing personal storage facilities within the City in mixed use zoning
districts, such as U-Haul sites on Ohio Street and North Koeller Street and CubeSmart on South
Koeller Street. However, the U-Haul on Ohio Street is zoned Urban Mixed Use (UMU) and was
established prior to the current zoning ordinance, making it a legal nonconforming use. The U-
Haul and CubeSmart sites along Koeller Street are zoned Suburban Mixed Use (SMU) and were
approved with the intent of including commercial out lots along the street frontage to buffer the
storage facility from public view.
The 2040 Comprehensive Land Use Plan recommends Center City use for the subject area. This
land use designation is intended to allow for high intensity office, retail, housing, hospitality,
conference, and public land uses. The site is located within the Downtown Outer Core subarea of
the Imagine Oshkosh Plan. This subarea lists restaurants, retail/service businesses, multi-family
residential, entertainment, hotels and hospitality, professional offices, medical practices, and
public and institutional buildings as desired land uses. Staff has concerns with setting a
precedent of allowing a prohibited use that is inconsistent with the Comprehensive Land Use
Plan and Imagine Oshkosh Plan for the Center City area.
Staff understands the applicant’s difficulties filling the vacant building space based on current
market conditions. However, recommending approval of the proposed personal storage use
would not be consistent with established planning/zoning principles. With the proposed use
being prohibited in this zoning district, staff recommends Plan Commission determine if granting
a Base Standard Modification (BSM) for the proposed use is appropriate for the site.
Site Design
No changes are being proposed to the existing site layout.
Signage
The provided elevations include wall signage which appear to be compliant with the maximum
wall sign area of 1 sq. ft. per linear foot of building frontage. Final signage plans are addressed
under a separate building permit and must comply with CMU District signage standards.
Site Lighting
No additional lighting is being proposed for the site.
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ITEM V B – GDP/SIP – 400 City Center
Landscaping
No additional landscaping is required as no additional building or parking areas are being added
to the site. The applicant has submitted plans to remove existing building foundation
landscaping for installation of new landscaping. The new landscaping will result in 136% of the
existing landscaping points in these areas. If a BSM is granted for the proposed storage use, the
new landscaping will serve to offset the BSM request.
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ITEM V B – GDP/SIP – 400 City Center
Storm Water Management/Utilities
The Department of Public Works has noted that there is a water main easement on the south end
of the building where landscaping will not be allowed. Any site work will require site plan
approval.
Building Facades
Special area design review is required for exterior building modifications within the Riverfront
Overlay District (RFO), which may be addressed through the Planned Development. The
applicant has submitted plans for exterior modifications for the proposed personal storage
facility. The proposed changes are detailed below, as noted by the applicant.
North Elevation East End
This is currently an open loading dock and visible standby generator. The applicant proposes
closing it in with two overhead doors. The windows which flank the existing doors will be
covered with a film similar to the window cladding on the rest of the property. This is intended
to prevent the interior storage operation from being visible to the street. The masonry panels will
be painted to match the Extra Space Storage color palette.
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ITEM V B – GDP/SIP – 400 City Center
North Elevation West End
This area will consist of two overhead doors and the main entrance to their space. The far right
area will consist of metal cladding to match the color scheme of the building. The other areas will
be painted to match.
West Elevation of Building
This area will be painted to match the remainder of the building using existing contour of the
concrete panels.
Page 6
ITEM V B – GDP/SIP – 400 City Center
The applicant feels that the building will be enhanced by closing the loading dock and providing
glass overhead doors as well as painting the concrete panels and using recyclable metal cladding.
Staff is supportive of the proposed exterior modifications as all existing window openings will be
maintained and the proposed metal cladding features (33% west wall, 32% north wall) are of a
comparable material class to the existing concrete panels. The applicant also proposes using
spandrel glass in window openings to shield the view of the storage operations within the
building. This serves to limit the industrial appearance of the site. Staff is recommending a
condition that all existing window openings be maintained to preserve the commercial
appearance of the building.
Overall Site
The applicant is requesting a BSM to allow a prohibited land use and is also requesting approval
of façade renovations. To offset the requested BSM, the applicant is proposing to replace
landscaping at 136% of the existing landscape point total. Staff has concerns with allowing a
prohibited storage use which conflicts with the recommendations of the Comprehensive Plan and
Imagine Oshkosh Plan for the Center City. Therefore, it is appropriate for Plan Commission to
determine if and how the industrial use meets the criteria for a Planned Development and
required findings. Should Plan Commission recommend approval, staff is supportive of the
proposed landscaping and building exterior modifications.
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.
(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.
Page 7
ITEM V B – GDP/SIP – 400 City Center
(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 General Development Plan and
Specific Implementation Plan, staff recommends the following conditions be included:
1. Base Standard Modification to allow personal storage facility use in Central Mixed Use
District (CMU).
2. All existing window openings shall be maintained and not closed or filled.
3. Final landscaping and signage plans shall be reviewed and approved by the Department
of Community Development.
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NOT FOR CONSTRUCTION
SHEET CONTENTS:
PROJECT #:
DRAWN BY:
SALESMAN:
ISSUE RECORD:
COPYRIGHT NOTICE:
This drawing, design, and detail was made exclusively for the party named in the title block. It is the copyrighted property of FOX STRUCTURES INC. No part hereof shall be reproduced, disclosed, or made available to anyone, by any method without the expressed written consent of FOX STRUCTURES INC.
P#=PRELIMINARY PLANIFS=ISSUED FOR STATE REVIEWIFC=ISSUED FOR CONSTRUCTION
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M. KLARNER
CITY OF OSHKOSH
WINNEBAGO COUNTY
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Page 15
ZONE CHANGE, GDP & SIP
PC: 7.16.2024
Z&V INVESTMENTS LLC
223 N MAIN ST
OSHKOSH WI 54901-4814
CLOVER INVESTMENTS WI LLC
PO BOX 275
PENNINGTON NJ 08534-0275
ROWLOCK QOZB LLC
3220 SHOREWOOD DR
OSHKOSH WI 54901-1643
1 N MAIN LLC
5 REVERE DR STE 200
NORTHBROOK IL 60062-8000
CITY CENTER ASSOC LLC
C/O JEFF PAULY
334 CITY CTR
OSHKOSH WI 54901-4826
BAYSHORE DEVELOPMENT II LL
PO BOX 3435
OSHKOSH WI 54903-3435
IAN JUNGBACKER ETAL
222 PEARL AVE
OSHKOSH WI 54901-4834
BL BRANCH GROUP II LLC
120 E WASHINGTON ST STE 201
SYRACUSE NY 13202-4008
OSHKOSH LUXURY LOFTS LLC
2270 NORTH HAVEN LN
OSHKOSH WI 54904-9337
WILKINS 145 LLC
2340 GENEVA ST
OSHKOSH WI 54901-1804
WR RIDGE HOLDINGS LLC
PO BOX 346
WRIGHTSTOWN WI 54180-0346
GILLENS LLC
C/O PAUL T WINTER
5042 WASHINGTON ST
BUTTE DES MORTS WI 54927-9326
OSH COMM CREDIT UNION
250 PEARL AVE
OSHKOSH WI 54901-4834
OMPARAVATI LLC
215 DIVISION ST
OSHKOSH WI 54901-4729
303 PEARL ST OFFICE LLC
C/O MIDWEST MANAGE II LLC
13435 S MCCALL RD. UNIT 16
PORT CHARLOTTE FL 33981-6421
OSH CHAMBER OF COMMERCE
120 JACKSON ST
OSHKOSH WI 54901-4714
PABST LLC
1660 OSHKOSH AVE STE 100
OSHKOSH WI 54902-2613
101 HIGH AVE LLC
101 HIGH AVE
OSHKOSH WI 54901-4808
BROWN BELL PROPERTIES LLC
103 HIGH AVE
OSHKOSH WI 54901-4808
DOWNTOWN NBHD ASSOC
C/O JESSIE MEIDL
903 W 7TH AVE
OSHKOSH WI 54902-5854
MIDDLE VILLAGE NBHD ASSOC
C/O KATIE LOFTON
1216 MERRITT AVE
OSHKOSH WI 54901-5382
MIDDLE VILLAGE NBHD ASSOC
C/O DAVID STUBBE
659 CENTRAL ST
OSHKOSH WI 54901-4454
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WAUGOOAV
OTTERAV
PEARLAV
CITYCENTER
CEAPE AV
DIVISION ST
MARION RD
BROWN ST
MARKETST
COMMERCE
S
T
N MAIN ST
ALGOMA BLVD
JACKSON ST
N MAIN ST
BRIDGEOREGON ST
HIGHAV
Operahouse
Square
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: 6/24/2024
1 in = 220 ft1 in = 0.04 mi¯BASE MAP
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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MERRITT AV
BROAD ST
WAUGOO AV
OTTER AV
E PARKWAY AV
COMMERCE
ST
NEBRASKAST
W PARKWAY AV
DIVISION ST
NORTHWESTERN AV
GRAND ST
MT VERNON ST
HUDSON AV
PEARL AV
COURT ST
CITY CENTER
CAMPUS PL
CHURCHAV
PEARLAV
DAWES ST
W 5TH AV
E 7TH AVIOWA ST
MINNESOTA ST
BROAD ST
IDA AV
CHURCH AV
NEBRASKA ST
RIVERWAY DR
MINNESOTA ST
IOWA ST
W 6TH AV
W 10TH AV
W 8TH AV
W 5TH AV
W 7TH AV
JEFFERSON ST
UNION AV
W 7TH AV
W 6TH AV
W 8TH AV
W 10TH AV
E 9TH AV
E 8TH AV
PLEASANT ST
MADISON ST
OXFORD AV
E 10TH AV
DIVISION ST
FRANKLIN ST
MARION RD
BROADST
STATE ST
BROADST
BROAD ST
BRO
A
D
ST
PIONEER DR
N MAIN ST
WASHINGTON AV
CEAPE AV
WISCONSINST
JACKSON ST
ALGOMA BLVD
OREGON ST
HIGH AV
W 9TH AV
S MAIN ST
Oshkosh
Oshkosh
CityCity
Limit
LimitCMU
CMU
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RMU
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RMU-PD
RMU-PD
RMU-PD-RFO
RMU-PD-RFO
RMU-PD-RFO
RMU-RFO
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UMU-PD-UTO
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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: 6/24/2024
1 in = 600 ft1 in = 0.11 mi¯ZONING MAP
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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PEARL AV
DIVISION ST
CITYCENTER
CEAPE AV
MARION RD
BROWN ST
MARKETST
C
O
MMERCE
ST
ALGOMA BLVD
JACKSON ST
N MAIN ST
BRIDGEOREGON ST
HIGH AV
N MAIN ST
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: 6/24/2024
1 in = 200 ft1 in = 0.04 mi¯AERIAL MAP
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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