HomeMy WebLinkAboutItem V
PLAN COMMISSION STAFF REPORT OCTOBER 15, 2024
ITEM V: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR AN
INDUSTRIAL/STORAGE USE AT 1911 WEST SNELL ROAD
GENERAL INFORMATION
Applicant: Beson and Houle, LLC
Owner: Maverick Family Enterprises, LLC
Action(s) Requested:
The applicant requests approval of a Specific Implementation Plan Amendment for an
industrial/storage use.
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 an approximate 5.84 acre parcel located at the southwest corner of
Interstate 41 and West Snell Road with a zoning designation of Urban Industrial with a Plan
Development Overlay (UI-PD). The property contains a 13,863 sq. ft. auto service garage
(formerly Loren’s Truck Plaza) and associated parking area including a roughly 1,900 sq. ft.
canopy.
On May 18, 2019, Common Council approved a Planned Development for vehicle sales
submitted by the previous owner. However, the approved use was never established. The
applicant has submitted a request for General Development Plan Amendment, which was
addressed under the subsequent item.
Subject Site
Existing Land Use Zoning
Vacant Commercial UI-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Mobile home park MH-9-PD
South Vacant/undeveloped UI-PD
East Agriculture/undeveloped A-1 (County)
West Vacant/undeveloped UI-PD
Comprehensive Plan Land Use Recommendation Land Use
10 Year & 20 Year Land Use Recommendations Industrial
Page 1
ITEM V: SIP Amendment 1911 W. Snell Rd.
ANALYSIS
Use
The applicant is proposing to use the site for a steel construction company facility (Beson &
Houle, LLC). According to the applicant, the site will be used as office space for their staff, shop
storage of tools and equipment, and outdoor storage yard for small trucks and trailers. The
applicant anticipates 10 employees at the site. The applicant notes that part of the existing
building may also be rented out to other businesses in the future and the site plan includes 7
future “product stall” spaces for potential future tenant use. The proposed industrial and
indoor storage uses are permitted in the UI district and the outdoor storage and outdoor display
uses are conditional uses.
Site Design/Access
The proposed site will utilize existing access off of West Snell Road. As part of this Specific
Implementation Plan (SIP), the applicant plans to add an 8’ solid wood fence on the west side of
the existing building, which will connect to existing 8‘ metal panel fencing to fully enclose a
46,560 sq. ft. graveled storage yard. The applicant plans to stripe 30 parking stalls and 7
“product stall” spaces to be used by future tenants for display of items for sale.
Page 2
ITEM V: SIP Amendment 1911 W. Snell Rd.
Required Provided
Parking Spaces 21 30
Impervious Surface Maximum: 80% of lot 85.32% of lot
Minimum Provided
Front Setback (North) 10 ft. 0 ft.
Side Setback (east) 25 ft. 0 ft.
Side Setback (west) 10 ft. 5 ft.
Rear Setback (south) 25 ft. 25 ft.
As noted in the GDP staff report, the applicant plans to retain the existing footprints of the
building and paved areas. BSMs were requested for existing surfacing, increased impervious
surface ratio, and reduced setbacks as part of the GDP request. The proposed 8’ solid wood
fencing in addition to the existing 8’ solid metal fencing meets the code requirement for
screening of outdoor storage areas. A Base Standard Modification (BSM) is needed to allow the
existing 8’ solid metal panel fencing in its current location as the zoning ordinance limits
fencing in front yard areas to 4’ tall and 50% opaque. Staff is supportive of this BSM as the
existing fence will serve to sufficiently screen the storage area for the site.
The proposed 30 parking stalls meet the parking requirement for storage/industrial uses of one
space for per 2,000 sq. ft. of gross floor area and one space for every 10,000 sq. ft. of gross
outdoor storage area, plus one space per employee on the largest work shift.
Signage
No signage plans were submitted. All signage for the site will be subject to UI district signage
standards and will be addressed under a separate building permit.
Landscaping
Page 3
ITEM V: SIP Amendment 1911 W. Snell Rd.
Building Foundation
No building foundation landscaping is required as no new buildings are being proposed.
Paved Area
Code requires 30 paved area landscaping points per 10 parking stalls or 10,000 sq. ft. of paved
area. The landscape plan does not include paved area landscaping. Staff recommended waiving
the paved area landscaping requirement as part of the GDP request.
Street Frontage
Code requires 30 landscaping points per 100 feet of right-of-way. Code further specifies that
50% of the required points shall be devoted to medium trees. New and existing street frontage
landscaping is shown along Interstate-41. As part of the GDP, staff recommended a BSM to
allow 0 street frontage landscaping points along West Snell Road and 0 medium tree points
along Interstate-41.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. Based on the overall
proposed development of the site addressed in the GDP, 1,052 yard landscaping points are
required. Based on the existing building area and proposed outdoor storage area utilized in this
phase, 600 yard landscaping points are required. The applicant is proposing 1,518 yard
landscaping points. The proposed yard landscaping exceeds the point requirement for this
phase as well as future phases. This serves to offset the requested BSMs.
Storm Water Management/Utilities
The Department of Public Works has reviewed the submittal and noted that plans will need to
be updated and submitted for a formal site plan review of all anticipated hard surface parking
lot improvements and future buildings.
Site Lighting
The applicant submitted a photometric plan for the site. New lighting is being proposed for the
parking area to the east and south of the existing building. Code requires a minimum lighting
level of 0.4 fc for all parking and drive areas. Proposed lighting levels meet the 0.4 fc minimum
requirement for the parking area, but does not meet the requirement for the driveway access to
the site and access to the parking area. Staff is supportive of a BSM to allow the unlit access to
the site as it had previously functioned without entrance/driveway lighting and only relatively
minimal use of the access is anticipated due to the use of the site (approximately 10 employees).
Code allows a maximum lighting level of 0.5 fc at internal property lines and 1.0 fc at the public
right-of-way. The applicant is requesting a BSM to allow a slight increase to 1.7 fc at the right-
of-way line along Interstate-41. Staff is supportive of this BSM request as it will allow for the
parking lot lighting needs to be met and the slight increase in lighting will not have a negative
impact on the surrounding area.
The proposed 20’ light poles are under the maximum light fixture mounting height of 25’ for the
UI district and will have full cut-off fixtures per lighting code requirements.
Page 4
ITEM V: SIP Amendment 1911 W. Snell Rd.
Building Facades
No new buildings or exterior changes to the existing building are being proposed with this
request.
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 consider 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.
(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 Specific Implementation Plan Amendment with the findings
listed above and the proposed following conditions:
1. Base Standard Modification (BSM) to allow 8 ft. tall solid fencing in a front yard.
2. BSM to allow increased lighting level at the right-of-way line to 1.7 fc.
3. BSM to allow decreased lighting level for entrance/drive lane to 0.0 fc.
4. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
Page 5
$275,000
Page 6
2
SUBMITTAL REQUIREMENTS –Must accompany the application to be complete.
(Submit only digital files. If file size exceeds 10 mb, please send through a file transfer. Please note at the discretion
of Community Development staff may request a hard copy)
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
please request a waiver in writing to the Division’s Director or designee.
A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
General location map of the subject site depicting:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
A graphic scale and north arrow.
Generalized site plan showing the pattern or proposed land uses, including:
General size, shape, and arrangement of lots and specific use areas.
Basic street pattern and pattern of internal drives.
General site grading plan showing preliminary road grades.
Basic storm drainage pattern, including proposed on-site stormwater detention.
General location of recreational and open space areas, including designation of any such areas to
be classified as common open space.
Statistical data, including:
Minimum lot sizes in the development.
Approximate areas of all lots.
Density/intensity of various parts of the development.
Building coverage.
Landscaping surface area ratio of all land uses.
Expected staging.
Conceptual landscaping plan.
General signage plan.
General outline of property owners association, covenants, easements, and deed restrictions.
A written description of the proposed Planned Development, including:
General project themes and images.
The general mix of dwelling unit types and/or land uses.
Approximate residential densities and nonresidential intensities.
General treatment of natural features.
General relationship to nearby properties and public streets.
General relationship of the project to the Comprehensive Plan or other area plans.
Proposed exceptions from the requirements of the Zoning Ordinance and enhancements that will
be provided to compensate for them.
Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
An existing conditions map of the subject site depicting the following:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that
maintains that control.
Existing utilities and recorded easements.
All lot dimensions of the subject site.
A graphic scale and a north arrow.
An SIP map of the proposed site showing at least the following:
All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled
All required and proposed building setback and offset lines
Impervious surface ratio (percentage)
Page 7
Page 8
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 28, 2024
SIP Project Narrative
Re: Maverick Family Enterprises, LLC
1911 W Snell Road
Maverick Family Enterprises, LLC is requesting a General Implementation Plan (GDP) and
Specific Implementation Plan (SIP) approval for the existing building and improvements located
at 1911 W. Snell Road. The subject site consists of an approximate 5.84 acre parcel located on the
southwest corner of Interstate 41 and W. Snell Road and has a zoning designation of Urban
Industrial with a Planned Development Overlay (UI- PD).
Maverick Family Enterprises (MFE) has recently acquired the property described below and
formally known as the Lorens 41 Truck Plaza. The former usage has been cleaned and cleared
and the current Ownership is looking forward to implementation of the proposed plans and final
usage as a home for Beson & Houle, LLC (B&H), a steel construction company. B&H currently
has a small staff of office personnel, shop storage of tools and equipment and yard usage that will
include storage of small trucks and trailers.(No consistent semi traffic-only deliveries). The
existing site will serve well for the future home of B&H as well as options for future tenants that
will utilize visual frontage along I-41 ensuring a clean, manicured sight.
The existing building is 13,471 square feet including a canopy of 1,900 square feet located in the
northeast corner of the parcel with an existing asphalt access along the west side of the parcel via
Snell Road. A solid metal fence extends along Snell Road from the north side of the building to
the entrance and extending to the south along the existing entrance approximately 200 feet south
of the Snell Road right-of-way. The remainder of the parcel consists of degraded asphalt/gravel.
The surrounding area consists predominately of undeveloped land and commercial uses and a
mobile home park to the north. The 2040 Comprehensive Land Use Plan recommends industrial
use for the subject site.
The GDP consists of future contractor storage and future storage/business rental building located
along the south portion of the parcel within the existing asphalt/gravel area.
The SIP consists of adding a solid wood fence from the south side of the existing building
extending to the west and connecting to the existing solid metal fence. The first 200’ of the
existing asphalt driveway will be paved with a 1.5” overlay. Proposed parking stalls are shown
on the site plan to accommodate the number of employees on the largest shift. Landscaping and
Lighting Plans are included to meet the City of Oshkosh requirements.
Stormwater management is not required since there is no land disturbance and the existing site is
currently paved/graveled. Pictures of the site are included in the GDP/SIP submittal.
SIP Narrative Requirements:
• Specific project themes and images
Page 9
o The existing building is 13,471 square feet. There are no improvements or
changes to the exterior of the building. The existing solid metal fence will be
painted to complement the existing building color. The proposed solid wood
fence will be painted the same color as the existing solid metal fence.
• Specific mix of land uses
o The proposed building use will include office, indoor storage, and indoor
maintenance which are permitted uses in the Urban Industrial zoning district.
There is also outdoor storage which will be within the fenced area.
• Specific nonresidential densities.
o The existing building is 13,471 square feet. The outdoor storage within the
fenced area is 46,560 square feet. The proposed site will include 85%
impervious surface and 15% open space.
• Specific treatment of natural features
o The parcel is located just north of the Highway 41 and Highway 45 split. The
site will be cleaned and junk removed. Landscaping is proposed along the
Highway corridor to meet the City Landscape requirements.
• Specific relationship to nearby properties and public streets
o The parcel is located just north of the Highway 41 and Highway 45 split which is
mostly zoned Urban Industrial - PD. There is a Mobile Home – PD zoning
district located north of Snell Road. The proposed use is compatible with the
adjacent zoning districts. The existing solid metal fence will block the view of
the outdoor storage area from the mobile home district.
• 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 parcel size is 5.84 acres. The proposed site will contain an existing building
footprint of 13,471 s.f. (0.31 acres) and 203,529 s.f. (4.67 acres) of existing
asphalt/gravel impervious surfaces, and 37,348 s.f. (0.86 acres) of open space.
The proposed site is comprised of 85.32% impervious surfaces and 14.68% open
space.
• 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 Urban Industrial – PD. The surrounding area
consists predominately of undeveloped land and commercial uses and a mobile
home park to the north. The 2040 Comprehensive Land Use Plan recommends
industrial use for the subject site.
• 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 side (west) setback reduction to 5’, code requires
10’ setback.
Page 10
▪ Thirty (30) Techny Arborvitae trees, 4' minimum height at time of
planting, will be installed on the west property line and shall be evenly
spaced 10' on center. There will be a Base Standard Modification
reduction in the required side yard on the west property line from 10 feet
as previously approved in 2006 to 5 feet.
o Base standard modification required for hard surfacing per Section 30-175 (S).
▪ The existing asphalt/gravel will remain as is with pot holes and uneven
areas being repaired in kind. The first 200’ of the entrance will be paved
with a 1.5” asphalt overlay.
• Phasing Schedule
o The proposed site improvements will be completed following City approval. The
GDP Concept Plan is a future proposal and will be submitted for an SIP approval
when feasible.
• 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 All open spaces will remain. Additional landscaping and berms will be installed
to enhance the current open spaces.
• How is SIP consistent with the approved GDP?
o The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans.
o 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.
o The proposed Planned Development project will incorporate appropriate and
adequate buffers and transitions between areas of different land uses and
development densities/ intensities.
o The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
o The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development
in the area.
o 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.
Page 11
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Page 13
GDP AMENDMENT/SIP
1911 W SNELL RD
PC: 10.15.2024
3530 OMNI DRIVE LLC
3530 OMNI DR
OSHKOSH WI 54904-8512
WISCONSIN DOT
PO BOX 28080
GREEN BAY WI 54304-0080
MAVERICK FAMILY
ENTERPRISES LLC
W10716 KONOW RD
ROSENDALE WI 54974-9711
TOWN OF OSHKOSH
1076 COZY LN
OSHKOSH WI 54901-1404
Page 14
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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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Printing Date: 9/6/2024
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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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