HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT SEPTEMBER 17, 2024
ITEM II: SPECIFIC IMPLEMENTATION PLAN FOR PHASE II OF A COMMERCIAL
DEVELOPMENT WEST OF AND ADJACENT TO 1710 OSHKOSH AVENUE
GENERAL INFORMATION
Owner/Applicant: Lake Shore Development of Oshkosh, LLC
Action(s) Requested:
The petitioner requests approval of a Specific Implementation Plan (SIP) for Phase II of a
commercial development at the northwest corner of Oshkosh Avenue and North Westfield
Street.
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 1.33-acre vacant parcel at the northwest corner of Oshkosh Avenue
and North Westfield Street. 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 and west, hotel to the north, and residential uses to the south.
Conceptual plans for the site were discussed at a Plan Commission workshop on March 21,
2023, with Plan Commission voicing support of the proposal. A General Development Plan
(GDP) was approved in March, 2018 for hotel, commercial and retail uses on the 1700 Block of
Oshkosh Avenue, including a 5,190 sq. ft. restaurant in the general area of the subject site. The
General Development Plan was amended in August, 2018 with a 14,190 sq. ft. future
commercial building shown on the subject site. A second GDP amendment and Specific
Implementation Plan for Phase I was approved on May 23, 2023.
The 2040 Comprehensive Plan recommends Interstate Commercial land use for the subject
property.
Subject Site
Existing Land Use Zoning
Vacant
Corporate Business Park with Planned
Development Overlay (CBP-PD)
Adjacent Land Use and Zoning
Existing Uses Zoning
North Hotel
Corporate Business Park with Planned
Development Overlay (CBP-PD)
Page 1
ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
South Residential Single Family Residential-5 (SR-5)
East Commercial
Corporate Business Park with Planned
Development Overlay (CBP-PD)
West Commercial
Corporate Business Park with Planned
Development Overlay (CBP-PD)
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The applicant is proposing the second of a two-phase development on the subject site. Phase 1
was the now completed 4,176 sq. ft. single-story restaurant/sports bar (Mr. Brews Taphouse)
with a 1,000 sq. ft. covered patio. Phase 2 is proposed to be a 4,479 sq. ft. commercial building
addition (Golden Nest Pancakes & Café) with 308 sq. ft. outdoor patio.
The proposed restaurant use (Phase 2) is a conditional use in the CBP District and the Specific
Implementation Plan (SIP) will be addressed within this report.
Site Design/Access
Site Plan
Page 2
ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
The proposed development will have a single access from the existing shared access drive from
North Westfield Street, to the north of the site. A cross-access agreement has been recorded with
the Winnebago Count Register of Deeds as part of Phase 1 of this development.
Required Provided
Total parking spaces
Minimum: 34
Maximum: 42 71
Total Impervious Surface Maximum: 70% of lot 68.79% of lot
The applicant is requesting a BSM to allow 71 parking spaces for both phases, where a
maximum of 42 spaces are allowed. According to the applicant, the increased parking is needed
as the maximum capacity of the sports bar will be 150 people. The applicant would prefer to
provide 71 stalls which is closer to one space per two people at maximum capacity as originally
requested with the Phase 1 approval.
Staff is supportive of the requested BSM for increased parking as dine-in restaurants may need
more parking than code currently allows. Recent dine-in restaurant approvals have also
included BSM’s for increased parking (Chili’s, Mineshaft). Planning staff intends to analyze the
current parking requirements for indoor entertainment uses and it may be appropriate to
increase parking allowances for dine-in restaurant uses. Staff also feels that allowing more
parking is appropriate in this case as off-street parking is not available in the surrounding area
to provide additional parking. To offset this BSM request, the applicant is proposing additional
landscaping in excess of code requirements.
A dumpster enclosure was constructed as part of Phase 1 at the northwest corner of the parking
lot which is constructed of brick veneer and is consistent with the exterior of the principal
buildings. It is sized appropriately to accommodate both restaurants.
Building/Parking Setbacks
Minimum Provided
Front Setback (south) 30 ft. 30.5 ft. (building)
Street Side Setback (east) 30 ft. 30 ft. (patio)
Side Setback (west) 10 ft. 11 ft. (pavement)
Rear Setback (north) 25 ft. 5 ft. (pavement/refuse enclosure)
The proposed building and new parking area meet all setback requirements for the CBP
District. A BSM was approved with the Phase 1 SIP for a reduced rear yard setback to 5’ from
the code requirement of 25’.
Storm Water Management/Utilities
Storm water management facilities were constructed with the Phase 1 development. The
facilities were designed and constructed to accommodate both Phases 1 and 2. The Department
of Public works has reviewed the Phase 2 development and reported that no changes should be
needed. This will be confirmed during Site Plan Review.
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ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
Landscaping
Landscape plan
Page 4
ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
Building Foundation
The landscape plan shows a combination of shrubs only along the building’s south foundation
east of the patio with no plantings along the west (main entrance) and north elevations. The
applicant is deficient with the total point requirement of 40 points per 100 linear feet of building
foundation (180.4 points required, 172.6 points provided). With the substantial foundation
plantings provided for the Mr. Brew’s building, staff is not supportive of a BSM to omit
plantings along these two facades.
The landscaping ordinance specifies that 50% of the required points must be located along the
main entrance side of the building and 25% of the required points must be located on the side of
the building facing a public street. The plan is not meeting these requirements and will be
addressed at site plan review.
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. As proposed, 470.5 points are being provided
where 355 points are required. 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 these requirements.
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ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
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 with 592 points supplied with 555 points
required.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. 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 with 198.7 points proposed and 166 points required.
Signage
The applicant has not submitted sign plans, however, the elevation plans show proposed wall
signage in the form of channel letters illuminated by gooseneck lamps on the south (Oshkosh
Avenue-facing) and west elevation. The signs are proposed to be 18 square feet each and are
within the maximum area of 1 sq. ft. per linear foot of building frontage and 15% of the wall
area per building façade.
Phase 1 of this development included a 9’ 8” tall monument sign with three 20 sq. ft. sign panels
along the corner of Oshkosh Avenue and North Westfield Street, which is within the maximum
height of 10’ and maximum area of 1 sq. ft. per linear foot of street frontage allowed for signage
in the CBP district. The sign has a brick veneer exterior to match the building. The proposed
sign will include signage for neighboring sites that have shared access from North Westfield
Street. A BSM to allow a free-standing sign with off-premise advertising was approved as part
of the GDP (2018). Final signage for the site will be addressed under a separate building permit.
Site Lighting
A photometric plan has been provided by the applicant. The provided plant meets the
minimum lighting level of 0.4 fc for all parking/drive areas. Lighting levels do not exceed the
maximum of 0.5 fc at the east, south and west property lines, however, the lighting along the
north property line has values going up to 0.67 fc. Staff is recommending a BSM for the light
level to exceed the maximum allowed as the increased lighting is adjacent the shared driveway
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ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
and will not negatively impact the commercial property to the north. The plan also complies
with the 1.0 fc maximum allowed at the right-of-way line. The fixtures will be full cut-off
fixtures and will not exceed the maximum overall height of 25’.
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 area shall comprise of at least 40% of the ground
floor level of the street facing facade. The specific elevations greatly exceed these requirements
with the breakdown shown below:
Required Class I Provided Class I
North 75% 95.5%
South 75% 95.4%
East 75% N/A
West 75% 95.6%
Street facing
ground floor (south
facade)
40% door/window
area 40.4%
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ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
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 canopies and variation of
materials/colors and varying roof heights provide distinction to the facades and projections
related to the entrances and patio area are utilized to emphasize the front façade.
Overall Site
The applicant is requesting BSMs to increase parking, and excessive lighting along the north
property line. To offset these BSMs, the applicant will be exceeding the overall landscaping
point requirement for the site and is proposing Class I materials greatly exceeding the 75%
minimum on all facades. Staff is comfortable that the applicant has adequately offset the
requested BSMs and the overall site is complimentary to the surrounding area.
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.)
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ITEM II – SIP for Phase II – 1700 Block Oshkosh Ave
(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.
(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 for Phase II with the findings
listed above and the proposed following conditions:
1. BSM to allow increased parking to 71 spaces, where code allows a maximum of 42
parking spaces.
2. BSM to allow lighting levels up to 0.67 foot-candles along the north property line where
code allows a maximum of 0.50 foot-candles.
3. Final landscaping plan shall include foundation plantings along the north and west
elevations and be reviewed and approved by the Department of Community
Development.
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pse
P A R I S H S U R V E Y & E N G I N E E R I N G
122 Wisconsin St ♦ West Bend, Wisconsin 53095 ♦ www.parishse.com
Phone (262) 346-7800 ♦ E-mail kparish@parishse.com
August 5, 2024
SIP Project Narrative
Re: Lakeshore Development – Phase 2
1700 Oshkosh Avenue
Lakeshore Development of Oshkosh, LL is requesting Specific Implementation Plan (SIP)
approval for a proposed restaurant addition to the existing tavern, located in the 1700 block of
Oshkosh Ave. The site is zoned CBP-PD (Corporate Business Park-Planned Development). The
parcel is part of the approved GDP, Resolution 18-144. The project will be developed on Lot 1 of
CSM No. 7793.
The Sport’s Bar portion of this development has been constructed on Lot 1, which includes the
single-story building, the outdoor covered patio, utilities, and associated parking lot and
sidewalks. The building addition for the Golden Nest restaurant is proposed for Phase 2 of this
development. This building addition will be 4,479 square feet with a 308 square foot outdoor
patio. The final proposed parking lot will have a total of 71 parking stalls and is located north
and west of the existing and proposed building with access from the private driveway for the
development. A trash enclosure constructed with Phase 1 is provided at the northwest corner of
the property.
Stormwater will continue to be routed to the existing biofilter and Up-Flo filter via onsite storm
sewer that was designed and constructed as a part of the original development. This biofilter and
Up-Flo filter were sized to accommodate the full development of the Westfield Development.
SIP Narrative Requirements:
• Specific project themes and images
o The proposed building addition is a 4,479 sf single story restaurant that has an
additional 308 sf outdoor patio. Proposed building materials are concrete utility
brick in two (2) different colors, with a combination of storefront and curtainwall
windows in percentages to meet city zoning code. Windows and openings are
present on the north, west, and south facades. The east portion of the building is
the shared wall of the building addition.
• Specific mix of land uses
o The proposed use will include a restaurant where the food and drink is primarily
prepared, served and consumed within the principal building which requires a
Conditional Use in the CBP-PD district. This restaurant would be covered under
the previously approved Conditional Use permit for the existing tavern.
• Specific nonresidential densities.
o The proposed building will consist of a 4,479 square foot proposed building with
308 square feet of outdoor patio. Including the work completed with Phase 1 of
this development, the site will include 68.79% impervious surface and 31.21%
open space.
Page 13
• Specific treatment of natural features
o The major natural features near this property are Lake Butte des Morts and
Lakeshore Park. These natural features are north of but not immediately adjacent
to this development site. The proposed project will not negatively impact those
natural features.
• Specific relationship to nearby properties and public streets
o The proposed site is located on Oshkosh Ave and will be compatible with the
surrounding CBP-PD zoning. The site is part of the corporate business park
development, which includes mixed retail uses and two hotels. The outdoor patio
will face Oshkosh Avenue and have building access on the west, south and north
sides of the building.
• Statistical data on minimum lot sizes in the development, the precise areas of all
development lots and pads; density/intensity of various parts of the development;
building coverage, and landscaping surface area ratio of all land uses; proposed
staging.
o The lot size is 1.33 acres. The proposed site contains an existing building and
patio footprint of 5,176 s.f. (0.12 acres), a proposed building and patio footprint
of 4,787 s.f. (0.11 acres), 29,888 s.f. (0.69 ac) of proposed and future impervious
surfaces, and 18,084 s.f. (0.41 ac) of open space. The proposed site is comprised
of 68.79% impervious surfaces and 31.21% open space. The restaurant/tavern
was completed in Phase 1 and the proposed building addition will be completed
in Phase 2.
• A statement of rationale as to why PD zoning is proposed. This statement shall list
the standard zoning requirements that, in the applicant’s opinion, would inhibit the
development project and the opportunities for community betterment that are
available through the proposed PD project.
o The site is part of an existing approved GPD and the SIP is a requirement for this
parcel.
• A complete list of zoning standards that would not be met by the proposed SIP and
the location(s) in which such exceptions/base standard modifications would occur.
o Base standard modification for rear (north) setback reduction to 5’, code requires
25’ setback.
▪ Additional landscaping will not fit in the rear setback due to the
proximity of parking to the private access road. The development does
include additional landscaping for the overall and paved area landscaping
requirements to provide compensation for this BSM.
o Base standard modification required for increased parking. Code allows a
maximum of 39 stalls and 71 are provided.
▪ The restaurant has indoor and outdoor dining and bar space for 150
guests. Request to increase the amount of parking stalls to provide
sufficient parking if restaurant/bar is at capacity. The development does
include additional landscaping for the overall and paved area landscaping
requirements to provide compensation for this BSM.
• Phasing Schedule
o The Mr. Brews tavern was constructed in Phase 1 and this proposed building
addition for the Golden Nest restaurant will be Phase 2.
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• Agreements, bylaws, covenants, and other documents relative to the operational
regulations of the development and particularly providing for permanent
preservation and maintenance of common open space areas and amenities.
o Access, storm sewer and stormwater maintenance agreements are in place from
the original development.
• How is SIP consistent with the approved GDP?
o The project will utilize shared ground signage at the North Westfield and
Oshkosh Avenue intersection.
o The project will utilize shared access, cross access, and stormwater easements
that were completed under the original development.
o The project will include enhanced landscaping and building design standards
compatible with the adjacent development located within the planned
development.
o The project will positively contribute to the physical appearance and functional
arrangement of development in the area.
o Public infrastructure is adjacent to the development and will be utilized to serve
the proposed development.
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SIP AMENDMENT
1710 OSHKOSH AVENUE
PC: 9.17.2024
N KOELLER ST HOTEL ASSOC
801 E 2ND AVE STE 200
CORALVILLE IA 52241-2250
LAKE SHORE DEV OF OSH
230 OHIO ST 200
OSHKOSH WI 54902-5825
TRUE NORTH ENERGY LLC
10346 BRECKSVILLE RD
BRECKSVILLE OH 44141-3338
BLACK DOG VENTURES LLC
PO BOX 6482
MONONA WI 53716-0482
ELIZ B DAVIS CHILDRENS H
C/O US BANK TRUST DEPT
PO BOX 2448
OSHKOSH WI 54903-2448
PEGGY J SCHELL
TONY L BORCHERT
1512 N EAGLE ST
OSHKOSH WI 54902-2611
MATTHEW W WELLS
ALIZABETH A FLASCH
1725 OSHKOSH AVE
OSHKOSH WI 54902-2639
OSHKOSH POP RE LLC
1826 CLOVER DR
INVERNESS IL 60067-4640
ROWLOCK LLC
3220 SHOREWOOD DR
OSHKOSH WI 54901-1643
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Prepared by: City of Oshkosh, WI
Printing Date: 8/26/2024
1 in = 120 ft1 in = 0.02 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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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: 8/26/2024
1 in = 500 ft1 in = 0.09 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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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: 8/26/2024
1 in = 100 ft1 in = 0.02 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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