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Home My WebLink AboutItem V PLAN COMMISSION STAFF REPORT APRIL 15, 2025 ITEM V: GENERAL DEVELOPMENT PLAN FOR A DRIVE-THROUGH CAR WASH AT 1700 SOUTH KOELLER STREET GENERAL INFORMATION Applicant: Peter J Schwabe Property Owner: MP Development 18, LLC Action(s) Requested: The applicant requests approval of a General Development Plan (GDP) for a drive-through car wash development. 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 a 1.65-acre vacant lot at the southeast corner of South Koeller Street and Osborn Avenue, and contains a former restaurant building (Applebee’s) and associated parking area. The site is zoned Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The surrounding area consists primarily of commercial uses. Subject Site Existing Land Use Zoning Vacant Commercial SMU-PD Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning Existing Uses Zoning North Commercial SMU-PD South Commercial SMU-PD East Commercial SMU-PD West HWY-41 SMU Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Interstate Commercial Page 1 ITEM V: GDP 1700 S. Koeller St. ANALYSIS Use The applicant is proposing an approximately 5,270 sq. ft. drive-through car wash, which will also include 20 vacuum stations within the parking lot. The proposed use is considered drive- through and in-vehicle sales or service under the zoning ordinance, which is permitted in the SMU District. The owner intends to eventually utilize the eastern area of the site for a small commercial business. Site Design/Access The proposed site will utilize two existing driveway accesses on Osborn Avenue. The applicant intends to remove the existing driveway access on South Koeller Street. The plan includes 20 vacuum stations to the east of the building as well as 28 parking spaces, for a total of 48 parking spaces where code allows a maximum of 25 parking spaces. The applicant intends to leave the existing eastern-most parking row in its current footprint. Staff does not have concerns with allowing the excess parking to remain as it is abutting a commercial property and will likely be redeveloped for a commercial use in the future. A Base Standard Modification (BSM) will be needed to allow the increased parking, which may be addressed as part of the Specific Implementation Plan (SIP) review. The proposed plan meets all setback requirements. Site Plan Page 2 ITEM V: GDP 1700 S. Koeller St. Required Provided Parking Spaces Minimum: 18 Maximum: 25 48 (including 20 vacuum stations) Impervious Surface Maximum: 70% of lot 71% of lot Minimum Provided Front Setback (north) 25 ft. 25 ft. Street Side Setback (west) 25 ft. 25 ft. Side Setback (east) 25 ft. building 5 ft. pavement 150 ft. +/- building 6 ft. +/- pavement Rear Setback (south) 25 ft. building 5 ft. pavement 53.9 ft. building 8 ft. +/- pavement The proposed plan slightly exceeds (1% over) the maximum impervious surface ratio of 70% of the lot, for the SMU district. The applicant will need to minimally reduce the impervious surface area on the site or apply for a BSM to allow increased impervious surface ratio. This will be addressed during the SIP review. The plan includes a refuse enclosure within the eastern parking area. Final refuse enclosure plans will also be addressed as part of the SIP. Signage The applicant has provided a standard sign package for Tommy’s Express Car Wash sites, which include wall signage and ground signage. Standard Sign plans. Page 3 ITEM V: GDP 1700 S. Koeller St. Wall signage is limited to 1 sq. ft. of signage per linear foot of building frontage in the SMU district, or 50 sq. ft., whichever is greater. Ground signage is limited to one (1) sign per street frontage, with a maximum area of 1 sq. ft. per linear foot of street frontage and maximum height of 35’ for pylon signs and 15’ for monument signs. Electronic message boards are limited to one per lot, with a maximum area of 100 sq. ft. Final signage plans will be reviewed as part of the SIP request. Landscaping Code requires building foundation, paved area, street frontage, and yard landscaping requirements to be met for the proposed site. The applicant has provided a conceptual landscaping plan. The applicant has not provided the point calculations for the required landscaping categories. This will be reviewed as part of the SIP request. Landscape Plan Page 4 ITEM V: GDP 1700 S. Koeller St. Building Foundation A minimum of 40 landscaping points per 100 linear feet of building foundation is required for the car wash building. The conceptual landscape plan shows building foundation plantings on the north, south, and west sides of the building. Paved Area A minimum of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area is required. The code further specifies 30% of all points will be devoted to tall trees and 40% will be devoted to shrubs. The conceptual landscaping plan shows a combination of trees and shrubs around the parking lot. Street Frontage Code requires 100 landscaping points per 100 feet of right-of-way. Code further specifies that 50% of the required points shall be devoted to medium trees. The conceptual landscaping plan shows existing trees along the street frontages with some of the trees being proposed to be removed and replaced with new plantings. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The conceptual landscaping plan shows a combination of new and existing plantings, which may be located anywhere on the site. Storm Water Management/Utilities The Department of Public Works has reviewed the plans and noted that final submitted plans are required to be in full compliance with the requirements of the City of Oshkosh Municipal Code Chapter 14 for storm water management. Public Works has also noted that the final landscape plan will need to show all active underground utilities and no trees may be planted within the City’s utility easement. This will be addressed during the SIP and Site Plan Review processes. Site Lighting The applicant has not submitted a photometric plan for the site. This will be submitted and reviewed during the SIP phase. Building Facades The applicant has provided standard building elevations for Tommy’s Car Wash sites. The standard elevations include a combination of prefinished metal panels, fiber cement panels, split-face Concrete Masonry Unit (CMU) block, and storefront glazing. Final building elevations will need to be submitted as part of the SIP phase and shall be complaint with the City’s residential design standards, unless Base Standard Modifications are granted for the exterior design. Page 5 ITEM V: GDP 1700 S. Koeller St. Standard Exterior Elevations FINDINGS/RECOMMENDATION/CONDITIONS (a) The proposed Planned Development project is consistent with the overall purpose and intent of the Zoning Ordinance as the proposed drive-through car wash use of the site will not have a negative impact on the public because it is a permitted use in the SMU District and is compatible with neighboring commercial uses. (b) The proposed Planned Development project is consistent with the City’s Comprehensive Plan as the proposed drive-through car wash is consistent with the 2040 Comprehensive Land Use Plan recommendation of Interstate Commercial. (c) The proposed Planned Development project would maintain the desired relationships between land uses, land use densities and intensities, and land use impacts because the commercial use of the property is consistent with neighboring commercial uses. Staff recommends approval of the General Development Plan with the findings listed above and the proposed following condition: 1. All requested Base Standard Modifications will be addressed as part of the Specific Implementation Plan application. Page 6 Page 7 Page 8 Page 9 Tommy’s Express Car Wash 1700 Koeller St Oshkosh, WI BUILDING DESCRIPTION The proposed car wash building will include a 130-foot-long tunnel design, with a building footprint square footage of approximately 5,270 square feet. Site access to the property will be from Osborn Ave. A Tunnel entry at the North end of the property and tunnel exit at the South end of the property. The car wash building will house standard wash bay and drying areas, mechanical support spaces, storage areas, employee, customer service, and support areas including restroom facilities and employee-only work areas. Exterior materials of the car wash will consist of many prefinished metal materials including metal panels of Tommy Car Wash's signature Cardinal Red color on featured tower elements that flank the North and South ends of the building, prefinished aluminum composite panels in a complementing Red color over the tunnel entry and exit with Ebony panels at the bases, and prefinished aluminum Metallic Silver parapet fascia and cornice features. Additional complimentary exterior materials to contrast the prefinished metals include fiber cement textured panels in Gray color at offsetting facade locations opposite corners of the metal panel tower features and split face CMU wainscot around the base of the building in Ash color. Lastly, the tunnel design is highlighted with a high percentage of storefront glazing, as well as an arching glass roof design, to provide the signature appearance of the car wash structure skinned over a structural steel frame. Note that the owner’s intension is to eventually utilize the adjoining area to the east of the car wash for a small commercial business that would be in keeping with land use and zoning requirements. It is understood such would require additional approvals and a CSM. Note also that the owner is presently working on removing the “vision easement” shown on the survey. Page 10 Page 11 GDP 1700 S KOELLER ST PC: 4-15-2025 BROADSTONE APLB WI LLC C/O WI APPLE LLC 104 N AIRLINE HWY #355 GONZALES LA 70737-3023 1682 KOELLER LLC 895 LOMBARDI AVE GREEN BAY WI 54304-3732 HABITAT FOR HUMANITY INC 2559 BADGER AVE OSHKOSH WI 54904-8973 KE PROPERTIES MGMT LLC TMH LLC 6679 LEMON LEAF DR CARLSBAD CA 92011-3432 BEEZ PROPERTIES LLC C/O GARY BIESINGER PO BOX 2332 OSHKOSH WI 54903-2332 Page 12 OSBORN AV S K O ELLER ST !"#$41 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: 3/13/2025 1 in = 120 ft1 in = 0.02 mi¯1700 S KOELLER STBASE 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 Page 13 VENTU RE DR D I C K INSON AV MORELAN D ST ALLERT O N D R CAPITALDR MENARD DR COVINGTON DR O SB O R N A V MARICOPADR MARICOPA DR VILLAPARK DR THORNTON DR W SOUTH PARK AVW 20TH AV S WASHBURN ST S KOELLER ST !"#$41 !"#$41 DR-6 HI HI I I I I I-PD MR-12 MR-12 SMU SMU SMU SMU-PD SMU-PD SMU-PDSR-5 SR-5SR-5 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: 3/13/2025 1 in = 500 ft1 in = 0.09 mi¯1700 S KOELLER STZONING 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 Page 14 OSBORN AV S K O E L L E R S T !"#$41 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: 3/13/2025 1 in = 100 ft1 in = 0.02 mi¯1700 S KOELLER STAERIAL 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 Page 15