HomeMy WebLinkAbout26. 15-117
MARCH 10, 2015 15-117 RESOLUTION
(CARRIED__7-0_____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE PLANNED DEVELOPMENT TO CONSTRUCT A NEW
BUILDING EAST OF 1075 NORTH WASHBURN STREET
INITIATED BY: SHORELAND DEVELOPMENT CORP.
PLAN COMMISSION RECOMMENDATION: Approved with conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned
development for construction of a new building east of 1075 North Washburn Street, per
the attached, is hereby approved with the following conditions:
1. Lot 1 is acquired and combined with Lot 2 or a cross access agreement is
instituted between both property owners for installation and use of the proposed
southern Washburn Street access drive.
2. Base standard modification for the north side yard setback, as proposed.
3. Base standard modification for the reduction in the south side yard setback from
19’ 2” to 12.5 feet - 15 feet.
4. Base standard modification to allow two street access drives to the site, as
proposed.
5. Base standard modification for the reduction in separation between the
southernmost drive and the driveway on the neighboring property to the south
from 125 foot to 90 feet.
6. Base standard modification for the elimination of the landscape island along the
westernmost row of parking adjacent to the west property line to allow for a
pedestrian sidewalk connection to the building entrance walks.
7. Installation of landscaping buffer and/or other screening along the south lot line
to be approved by the Department of Community Development.
8. Western most entrance to the parking lot be shifted east to line up with the next
parking stall drive aisle.
9. Extend the pedestrian walkways from the north building facades to connect with
the public sidewalk on Washburn Street and connect with the internal campus
drive four-way intersection to the west.
10. The building design is enhanced on the east and south facades with elements
that provide articulation and/or breaks in the wall plane, per approval by the
Department of Community Development.
11. Increase vertical landscaping or addition of vertical architectural features on the
east façade per approval by the Department of Community Development.
O
O1HKOlH
on n�e war�
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: March 5, 2015
RE: Approve Planned Development to Construct a New Building East of 1075 North
Washburn Street (Plan Commission Recommends Approval)
BACKGROUND
The subject development area consist of two lots with Lot 1 being 4.53 acres in size located
directly east of 1075 North Washburn Street and Lot 2 being 0.53 acres in size, a remnant
parcel owned by the State of Wisconsin Department of Transportation and is located at the
southeast corner of the proposed development area. The petitioner indicated they are
currently working with the DOT to acquire Lot 2 and combine the two parcels. Both parcels
are currently vacant with the exception of a two lane access drive and multiple tenant pylon
sign along the northern property line that was constructed in conjunction with the Planned
Development for Lowe's. The property is zoned C-2 PD: General Commercial with Planned
Development Overlay and is within the Highway 41 Overlay. The site is bounded by vacant
property on the north, North Washburn Street on the east, a town parcel with residential use
on the south and Lowe's on the west. The land use pattern in the area is characterized by
retail and service uses.
ANALYSIS
The petitioner is proposing to develop a 47,000 square foot two-tenant retail building
consisting of Dick's Sporting Goods and PetSmart retail businesses, which is consistent with
the recommended land use in the City's Comprehensive Plan. The tenant spaces will have
ten to twenty employees at any given shift and businesses will be open during normal hours
of operation. Other improvements include a service/loading/refuse enclosure area, parking
lot, and two access drives to North Washburn Street. The building is proposed to be located
on the southern portion of the site with parking areas on the north and west sides of the
building and base standard modifications are required along the north and south lot lines for
side yard setbacks. Vehicular access to the development is provided by two access drives
running to North Washburn Street with the northern existing drive serving as the primary
customer entrance and the new southern driveway serving as a service and delivery access.
Two base standard modifications to the access control ordinance are required in relation to
this development's access. Number of proposed parking spaces falls within the range of
code requirements and internal circulation for vehicles is well defined including landscape
islands at entrances and parking row ends however staff is recommending inclusion of formal
pedestrian access through the development to the public sidewalk. Formal signage and
lighting plans have not yet been submitted but will be required to meet Zoning Code
requirements. A conceptual landscaping plan was provided and staff is recommending
additional landscaping along the southern portion of the east property line and along the
entire south property line to buffer and screen the service/loading/refuse area from North
Washburn Street and the properties to the south. Staff is also recommending adjustments to
the landscape islands in regard to the size and content and final landscape plans will require
review and approval during the site plan review process. Storm water management is
anticipated to be addressed by the preexisting detention basin on the Lowe's site but formal
plans will require review and approval by the Department of Public Works during the site plan
review process. The building facades primarily consist of concrete masonry with a flat roof
and parapet wall extensions on both store fronts. Staff is recommending additional
architectural treatment be added to the east and south facades to break up the larger areas
of blank walls as they front and will be visible from North Washburn Street. The petitioner
submitted revised site plans and building elevations after staff reports were prepared which
address a number of the conditions recommended for this request. The development meets
the Planned Development standards, is architecturally compatible with adjacent structures,
and will have a positive impact on surrounding lands.
FISCAL IMPACT
None anticipated. However, estimates on improvement values for these types of commercial
developments can range from $2.5 — 3.5 million.
RECOMMENDATION
The Plan Commission approved of the request with conditions at its March 3, 2015 meeting.
Approved,
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City anager
ITEM: PLANNED DEVELOPMENT REVIEW TO ALLOW DEVELOPMENT OF
A TWO TENANT RETAIL BUILDING LOCATED EAST OF 1075 NORTH
WASHBURN STREET
Plan Commission meeting of March 3, 2015
GENERAL INFORMATION
Applicant: Oshkosh Capital, LLC
Owner: Shoreland Development Corp.
Actions Requested:
The petitioner requests development plan approval for establishment of a two tenant retail building
and accessory parking lot located east of 1075 North Washburn Street.
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for establishment and/or amendment of
development in the Planned Development Overlay District in Section 30-33 (A)(1).
Property Location and Background Information:
The subject development areas consist of two lots. Lot 1 is approximately 4.53 acres (197,327
square feet) in size and located directly east of 1075 North Washburn Street. Lot 2 is
approximately 0.53 acres (23,366 square feet) in size and is located at the southeast corner of the
proposed development area and is a remnant parcel owned by the State of Wisconsin Department
of Transportation(DOT). The petitioner has indicated that they are currently working with the
DOT to acquire Lot 2, which would be combined with Lot 1. Staff recommends that as a
condition of approval, both lots shall be combined or a cross access agreement be ins�ituted
between both property owners far installation and use of the proposed southern Washburn Street
access drive. Both parcels are currently vacant with the exception of a two lane access drive
located along the northern property line, which was constructed in conjunction with the planned
development for Lowe's (directly west of the subject site)that was approved in 2007 (Resolution
07-89). The property has a C-2 PD: General Commercial with Planned Development zoning
designation and is also located within the Highway 41 Overlay.
The site is bounded by vacant property on the north,North Washburn Street on the east, a town
parcel containing a residential use on the south and a"big box"retail establishment (Lowe's) on
the west. The land use pattern in the area is characterized by established retail and service uses
such as Lowe's, Kwik Trip, Cellcom Wireless and the recently approved Panera Bread
development.
Sub'ect Site
Existin 'Land Use Zonin
Undeveloped C-2 PD & HWY 41
1
Ad'ace.nt Land Use and Zonin
Fzistin Uses Zonin
North Undeveloped Commercial C-2 PD & HWY 41
West Retail (Lowe's) C-2 PD & HWY 41
South Residential (Town Parcel) C-2 ETZ
East Right-of-Way/North Washburn and HWY 41 G2 PD & HWY 41
Com rehensive Plan
Com rehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Commercial
20 Year Land Use Recommendation Commercial
ANALYSIS
Use
The petitioner is proposing to develop a two tenant retail establishment located on the subject site;
more specifically, the petitioner has stated they have obtained lease commitments from Dick's
Sporting Goods and PetSmart. The proposed retail use is consistent with the recommended land
use in the City's Comprehensive Plan as the area is identified as appropriate for commercial use
due to its location and the commercial nature of the general vicinity. Retail uses are permitted in
the underlying G2 General Commercial Zoning District and Highway 41 Corridor Overlay
District. Additionally, approval of the proposed development plan will meet the requirements of
the Planned Development Overlay District. The proposed tenant spaces will have approximately
ten to twenty employees working at any given shift. The businesses will be open during normal
business hours of operation typically between 6 a.m. and 10 p.m., with specific hours determined
by the tenants.
Site Desi�n
The proposed site development plan includes construction of a two tenant retail building including
a 35,000 square foot retail sporting goods store and a 12,150 square foot retail pet store totaling
47,150 square feet of building. Other improvements include a service/loading/refuse enclosure
area, parking lot, and two access drives to North Washburn Street. The building is proposed to be
located on the southern portion of the development site so that the main entrance areas face north
towards the internal commercial campus and North Washburn Street. Parking areas are proposed
to be located on the north and west side of the building abutting the internal shared roadway and a
portion of the neighboring Lowe's development parking lot. The building's footprints will occupy
approximately 21% of the site,parking and other impervious surface will occupy 54% and the
remaining 25% will be open space and landscape areas.
Proposed placement of improvements will require two dimensional base standard modifications.
The first modification is for a 0 foot side yard setback along the north lot line whereas 15 feet is
required. This base standard modification is justified in that the site is being developed as part of a
larger commercial campus and a shared access drive and roadway is currently developed and
centered on the north lot line thereby necessitating the 0 foot setback. This access drive/internal
roadway was approved as part of the Lowe's Planned Development and connects North Washburn
Street to the Lowe's Development to the west, future developable parcel to the north, and is
proposed to access the subject development parking lot at two points. The second base standard
modification is to the south lot line side yard setback as 5 feet is provided and a 19 foot 2 inch
transitional yard setback is required because the property adjacent to the south is developed with a
residential use. Staff does not support such a large base standard modification and feels that a
Ite�-E of 1075 N Washburn St PD 2
screen/buffer setback is necessary given that the south side of the building is the service, loading
and dumpster area and could potentially have a negative impact on the neighboring use as well as
being highly visible from them and North Washburn Street. Staff could support a reduction in the
setback to the 15 feet that is required in the Highway 41 Corridor if there is installation of
landscaping and/or other screening designed to shield the functions of that area along the south lot
line, however, no vegetation or screening mechanisms are identified in the submitted plans.
Analysis of the site plan provided an option to achieve a larger south lot line setback by removing
one set of stalls in the northern parking lot and reducing the oversized drive aisles, thereby proving
area necessary to shift the entire development north and pick up additional setback. This solution
would result in the loss of approximately 13 stalls; however, the development will still meet code
required minimum stall numbers.
The placement of all other site improvements conforms to the dimensional regulations of the C-2
zoning designation as well as the Highway 41 Corridor Overlay.
Parkin�, Access and Circulation
Vehicular access to the development site is proposed to be provided by two access drives running
to North Washburn Street. The first is an existing drive and internal roadway that straddles the
north property line and connects North Washburn Street to the internal campus four-way
intersection. This is a drive/roadway that is partially on the subject property and will be the
primary customer entrance with two connections leading to the subject development's parking lot.
The second drive is a new driveway access located on the southern portion of the North Washburn
Street frontage approximately 5 feet from the southern property line. As proposed, it is primarily a
service and delivery driveway leading to loading and refuse areas but will also connect to on-site
and off-site parking lots to the west. All accesses and drives within the subject development and
the commercial campus have existing cross access easements.
Two base standard modifications to the access control ordinance are required in relation to this
development's access. The first is to allow two street accesses to the site as the access control
ordinance limits properties with less than 600 feet of frontage to one and this property's frontage is
approximately 450 feet (including the secondary lot currently owned by the DOT). A second base
standard modification to the access control ordinance is the separation distance between the
southernmost drive and the driveway on the neighbaring property to the south. The access control
ordinance requires a 125 foot separation between driveways and as proposed, the southern drive
will be approximately 80 feet from a residential driveway to the south. Staff supports the base
standard modifications as the northern access is a pre-existing shared drive that serves the entire
commercial campus, which has approximately 1,800 feet of frontage and will ultimately be served
by a total of three access points to North Washburn Street. The southernmost access is
predominately for service/delivery vehicles and is anticipated to have a low volume of movements
and the property to the south is low density residential that is also low volume. These factors
decrease the potential conflicts that make the 125 foot separation important. Additionally,the
recommended increase in south lot line setback will increase the driveway separation an additional
10 feet bringing it to approximately 90 feet.
Internal circulation for vehicles is well defined with inclusion of landscape islands at entrances and
parking row ends. Staff is concerned with the proximity of the westernmost entrance to the
parking lot as it is close to the internal roadway four-way intersection and may create conflicts
with left hand turning movements, especially when the property to the north is developed and
additional entrances to the shared drive are established. To help alleviate any potential issues, staff
is recommending that this entrance be shifted east to line up with the next parking stall drive aisle.
Item—E of 7075 N Wash6urn St PD 3
With the exception of a wide pedestrian walk directly in front of the building's entrances and a
smaller 5 foot wide walk running along the edge of the west parking lot, the submitted plans do not
provide any pedestrian connections to either the public sidewalk on North Washburn Street or the
walk at the internal roadway four-way intersection. Staff recommends a condition of approval that
formal pedestrian access separate and distinct from the vehicle drive lanes be provided connecting
the pedestrian crossings at the internal roadway intersection through the subject development to
the public sidewalk on North Washburn Street.
The proposed 221 parking spaces (181 to the north and 40 to the west of the building), fall within
the range of the code required minimum 157 stalls and maximum 235 stalls, even with the
potential adjustment that may take place in association with the increase to the south side yard
setback, as discussed in the site design section above.
Signage and Li hting
The submittal does not include a lighting/photometric plan but all lighting on the site will be
required to meet Zoning Code requirements and will be analyzed during the site plan review
process.
Signage for the site is proposed to consist of wall mounted and ground signage; however, a formal
submittal has not been included with this request. The petitioner is proposing to utilize an existing
60 foot multi-tenant pylon sign located in the northeast corner of the subject site. The sign type
and location was approved as part of the Lowe's planned development in 2007 (Resolution 07-89)
and staff supports this request but recommends that final wall and ground signage plans be
submitted and approved by the Department of Community Development prior to construction.
Landscaping
A conceptual landscaping plan for the site has been provided with the application and includes a
variety of shrubs and trees. The proposed landscaping is disbursed along the north, east and west
of the proposed development. In reviewing the landscape plan, it was determined that additional
landscaping should be provided along the southern portion of the east property line and along the
entire south property line to screen the service/loading/refuse area mitigating potentially negative
impacts on the neighboring residential use and screening the area from North Washburn Street.
Staff is recommending that the petitioner install a solid landscaping andlor other screening
designed to shield the functions of that area along the south lot line. Additional landscaping
should also be included along the southern portion of the east property line fronting North
Washburn Street to limit visibility of the service/loading/refuse areas.
The internal landscaped parking lot islands contain significant amounts of trees and other
vegetation that will act to break up the mass of hard surface associated with the parking lot. In
reviewing the landscaping plan, staff identified that the internal landscaped parking lot islands are
proposed to be five feet wide; however, code requires that the landscape islands be seven feet
wide. Staff recommends that that petitioner adjust the width of the parking lot landscape islands to
meet code to ensure that future landscaping can be supported. In addition, code requires that all
landscape islands include two deciduous shade trees. Staff recommends that the petitioner relocate
or add additional trees to all internal landscape islands shown on the landscape plan. Lastly, as
proposed the westernmost row of parking adjacent to the west property line is lacking an internal
landscape island, which is required when stall row lengths exceed 180 feet. Staff is in support of a
base standard modification for the elimination of this landscape island only if it is to be used for a
pedestrian sidewalk connection to the building. The final landscaping plan including quantities
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and locations of plant materials will need to meet Zoning Code requirements and will be analyzed
during site plan review.
Stormwater Mana eg ment
Stormwater management plans have not been included with the application request. The petitioner
has indicated in their narrative that stormwater from the site will be directed to the stormwater
detention basin on the neighboring Lowe's site, which was sized to take in the additional volumes
for the entire developable area. Final stormwater management plans will need to be reviewed and
approved by the Department of Public Works as part of the site plan review process prior to
obtaining building permits.
Buildin� Desi�n
The structure is designed as a two unit tenant space with somewhat individual architectural
character for each unit, although the general material and color scheme is cohesive.
The eastern two thirds of the building will house Dick's Sporting Goods store. It is a flat roof
building with a predominant height of approximately 28.5 feet but also includes a large parapet
wall extension on the north fa�ade rising to a height of 43.3 feet. The exterior building materials
consist of predominately smooth and split faced concrete masonry but the front/north fa�ade also
include columns of brick veneer spaced approximately 25 feet apart along with painted horizontal
bands of block. The main entrance area and parapet wall are bordered with taller brick veneer
columns and differentiated from the rest of the fa�ade through color change and the inclusion of
aluminum storefront curtain wall system and a five foot canopy extension. The painted bands are
the only element to be carried over to the west side fa�ade. The south/rear fa�ade includes loading
and service areas and is free of any architectural ornamentation.
The western third of the building will be PetSmart pet store. It is also a flat roof building but
somewhat shorter with a predominant height of approximately 20.7 feet with parapet wall
extension on the front/north fa�ade rising to a height of 25.5 feet. As with the eastern portion of
the building front fa�ade, the exterior building materials consist of smooth faced concrete masonry
with the front facade including a five foot"knee wall" of single scare concrete masonry. The main
entrance area and parapet wall are constructed of EIFS and include an aluminum storefront curtain
wall system. The east side of this building, which will face North Washburn Street, is smooth
faced concrete masonry and includes a centralized"bump out" feature bordered by EIFS column
elements with the five foot"knee wall" of single score concrete masonry that is also found on the
front fa�ade. Similar to the eastern portion of the south/rear fa�ade, the western portion of the
south/rear fa�ade includes loading and service areas and is free of any architectural ornamentation.
In reviewing the building elevations, staff is of the opinion that, with the exception of the material
variation, the east/Washburn Street fa�ade and south fa�ade lack sufficient architectural definition
resulting in the appearance of relatively blank walls with little articulation. Staff recommends the
petitioner utilize some of the north fa�ade elements to break up the larger areas of blank masonry
walls on the east/Washburn Street fa�ade. In addition, the south fa�ade should include additional
articulation or architectural treatment as it is relatively unadorned and will be visible from
northbound traffic on Washburn Street. Staff understands that this is the service/loading/refuse
area of the development but recommends additional elements similar to the horizontal color
changes of the CMU bands that are on the west fa�ade and/or the vertical column like elements
from the north fa�ade be added to the south fa�ade due to its visibility along a heavily traveled
corridor, with final building elevations to be approved by the Department of Community
Development prior to obtaining building permits.
Item—E of 1075 N Washburn St PD 5
RECOMMENDATION/CONDITIONS
Staff believes that the development meets the standards set forth in Section 30-33: Planned
Developments and will have a positive impact on surrounding lands, will be harmonious with the
intended character of the general vicinity, and will not be detrimental to neighboring properties or
the community as a whole. Staff also feels that the proposal reflects the city's development and
planning policies, enhances the appearance of the area and is architecturally compatible with
nearby and adjacent structures lending a positive contribution to the physical appearance of land
uses and buildings in the community.
Staff recommends approval of the development plan with the following conditions:
1) Lot 1 is acquired and combined with Lot 2 or a cross access agreement is instituted
between both property owners for installation and use of the proposed southern Washburn
Street access drive.
2) Base standard modification for the north side yard setback, as proposed.
3) Base standard modification for the reduction in the south side yard setback from 19' 2"to
15 feet.
4) Base standard modification to allow two street access drives to the site, as proposed.
5) Base standard modification for the reduction in separation between the southernmost drive
and the driveway on the neighboring property to the south from 125 foot to 90 feet.
6) Base standard modification for the elimination of the landscape island along the
westernmost row of parking adjacent to the west property line to allow for a pedestrian
sidewalk connection to the building entrance walks.
7) Installation of landscaping buffer and/or other screening along the south lot line to be
approved by the Department of Community Development.
8) Westernmost entrance to the parking lot be shifted east to line up with the next parking stall
drive aisle.
9) Extend the pedestrian walkways from the north building facades to connect with the public
sidewalk on Washburn Street and connect with the internal campus drive four-way
intersection to the west.
10)The building design is enhanced on the east and south facades with elements that provide
articulation and/or breaks in the wall plane, per approval by the Department of Community
Development.
The Plan Commission approved of the planned development as requested with conditions noted.
The following is the Plan Commission's discussion on this item.
Mr. Buck presented the item and reviewed the site and surrounding area as well as the land use and
zoning classifications in this area. He reviewed the site plan which he noted was updated after the
staff reports and Commission packets had been prepared to address many of the conditions
recommended for this request. He reviewed the original and revised site plans and reviewed the
changes made to address staff's concerns regarding the setbacks, pedestrian walkways, building
elevations, and other features covered in the conditions recommended. He discussed in further
detail the base standard modifications for the reduced setbacks on the north and south side which
the petitioner had increased the south side yard setback to 12.5 - 15 feet with some adjustments to
the site plan layout. He also discussed staff recommendation for additional landscaping to be
installed for screening purposes and the access drives which will require base standard
modifications for two accesses and far the distance between the driveways. He reviewed the
internal circulation on the site and discussed the relocation of the entrances to the site from the
Ite�E of I075 N Washburn St PD 6
northern drive access off of N. Washburn Street to improve safety. He also discussed the
pedestrian access to the site which had been addressed with the addition of pedestrian walkways in
the internal parking lot area. He discussed the number of parking stalls proposed which meet code
requirements and the lighting and signage for the development which had not been submitted but
will have to meet code requirements at the site plan review. He reviewed the landscape plan which
is detailed but conceptual only and discussed the increase in landscaping being recommended
along the southern lot line and on the east side of the development on N. Washburn Street. Storm
water management plans have not yet been submitted but plans would utilize the detention basin
on the Lowe's site and would require review and approval by the Department of Public Works. He
also reviewed the building elevations which the petitioner had enhanced with additional
architectural features on the west and south facades and stated that these enhancements to the large
expanse of wall areas addressed staff's concerns regarding the lack of architectural articulation.
He also reviewed the conditions recommended for this request and noted that condition#3 should
be adjusted and conditions#6, 8, 9, and 10 had been met with the submittal of the revised site plan
however the conditions should remain as recommendations for this request.
Mr. Borsuk voiced his concern with three items that he felt required further review. He stated he
would like to further review the east elevation as he did not feel that there were enough
architectural enhancements on the east and south side of the structure. He felt that the landscaping
on the south side of the property should be intensive and act as a buffer as it is adjacent to a
residential use. He also had concerns with the south access drive being utilized by customers and
felt that it should be closed off from access to the parking lot on the west side of the building.
Mr. Buck indicated that the Fire Department would have issues with closing off this access drive
as it is needed for appropriate circulation around the building.
Mr. Gray questioned if the item was to be voted on with the original conditions remaining.
Mr. Buck responded affirmatively and stated that although most of the conditions had been
addressed with the revised site plan, the conditions should remain as the original submittal is still
standing with the application.
Mr. Thoms commented that condition#3 will have to be adjusted to 12.5 - 15 feet.
Mr. Buck confirmed this adjustment.
Grant Schwab, 601 Oregon Street, stated he was the developer and present to answer any
questions.
Ms. Propp stated that she had concerns with the lack of architectural features on the east and south
facades and felt that something mare than the proposed banding needed to be added to enhance its
appearance.
Mr. Schwab suggested that they could add more landscaping to these areas.
Ms. Propp indicated that she was suggesting features be added to the building itself as she did not
feel that it meets the City's standards for a new development within the highly visible and
important commercial corridor.
Ite�E af 1075 N Washburn St PD 7
Mr. Schwab responded that he would have to receive approval from the tenants of the retail
structure as they have standard corporate designs for their structures.
Mr. Buck added that staff felt that the additional banding and knee wall as well as the differing
fa�ade articulation on these walls addressed the issue appropriately as they will break up the
fa�ade with shadow lines.
Mr. Thoms questioned if the addition of speed bumps on the service and delivery drive on the
south side of the development would inhibit truck traffic.
Mr. Schwab responded that it could and that they did not want this traffic to circulate back through
the parking lot and the Fire Department would have issues with closing off this drive on the west
side of the development.
Mr. Buck added that the addition of speed bumps would not prevent use of this drive by trucks but
would discourage customer car traffic from utilizing this drive access.
Mr. Cummings discussed the east side of the building elevation as he also felt it could be enhanced
better due to its important and highly visible location.
Mr. Borsuk discussed the history of development of this area and stated that the tenants may have
corporate designs for their structures but they can be altered to suit the community's requirements.
He further stated that Highway 41 traffic would make the east fa�ade very visible and there were a
multitude of architectural features available to further enhance this side of the development.
Mr. Schwab responded that this was not a blank wall and the architectural features had been
enhanced and he felt it represents the building well and the Commission would need to be more
specific as to want they want to see.
Mr. Borsuk questioned how intensive the landscaping would be on the east side of the
development.
Mr. Schwab replied that they are maintaining a larger buffer area on the N. Washburn Street side
of the development for the purpose of landscaping features and that they are not taking advantage
of utilizing all the area for the development itself for that reason.
Mr. Fojtik commented that it was a difficult site to work with from a development standpoint.
Ms. Propp inquired if there would be trees or shrubs on the east side as large trees would address
the issue.
Mr. Schwab stated that they would work with City staff on this issue to ensure that the landscaping
used would be appropriate.
Mr. Borsuk questioned what the condition relating to the landscaping addressed.
Mr. Buck responded that condition#7 addressed landscaping as a screen and buffer but it related
to the south lot line of the development but that the east side was not included in the conditions.
Ite�E oj1075 N Washburn St PD 8
Mr. Borsuk stated that more landscaping was required on the east side or more vertical
architectural features added to the building farade and he was willing to leave that up to staff to
determine how it would best be addressed. He felt that condition#10 addressing the enhancement
of the east and south facades should be altered to include either more architectural features or
additional landscaping.
Motion by Gray to approve the planned development of a two tenant retail building located
east of 1075 North Washburn Street with the following conditions which include altering
condition #3 from 1 S feet to 12.5 - 1 S feet and the addition of condition #11 to increase
vertical landscaping and/or vertical architectural features on the east facade:
1) Lot 1 is acquired and combined with Lot 2 or a cross access agreement is instituted
between both property owners for installation and use of the proposed southern Washburn
Street access drive.
2) Base standard modification for the north side yard setback, as proposed.
3) Base standard modification for the reduction in the south side yard setback from 19'2" to
12.S feet- I S feet.
4) Base standard modification to allow two street access drives to the site, as proposed.
S) Base standard modification for the reduction in separation between the southernmost drive
and the driveway on the neighboring property to the south from 125 foot to 90 feet.
6) Base standard modification for the elimination of the landscape island along the
westernmost row of parking adjacent to the west property line to allow for a pedestrian
sidewalk connection to the building entrance walks.
7) Installation of landscaping buffer and/or other screening along the south lot line to be
approved by the Department of Community Development.
8) Westernmost entrance to the parking lot be shifted east to line up with the next parking
stall drive aisle.
9) Extend the pedestrian walkways from the north building facades to connect with the public
sidewalk on Washburn Street and connect with the internal campus drive four-way
intersection to the west.
10) The building design is enhanced on the east and south facades with elements that provide
articulation and/or breaks in the wall plane,per approval by the Department of
Community Development.
11)Increase vertical landscaping or addition of vertical architectural features on the east
fa�ade per approval by the Department of Community Development.
Seconded by Thoms.
Mr. Cummings commented that he felt the east fa�ade required more than just landscape buffering
such as something with architectural integrity that would be aesthetically pleasing and compatible
with the structure as it was a highly visible side of the development.
Mr. Fojtik stated that he felt staff understands what the Commission desires to see and the
additional condition addresses it adequately.
Motion carried 7-0.
Item-E of 1075 N Washburn St PD 9
� Ci of Oshkosh A lication suB�r To:
� pp Dept of Community Development
� � Planned Development Review 215 Church Ave.,P.O.Box 1130
Oshkosh,Wisconsin 54903-1130
❑ Conditional Use Permit Review PHONE:(920)236-5059
ON THE WATER
**PLEASE TYPE OR PRINT USING BLACK INKx*
APPLICANT INFORMATION
Petitioner: -- fl s t�I�0 Sl� C1F}P 17'�''t�- l,��, � Date: � 2� ��
Petitioner's Address: �o( Dk�G or , � s't City: OS''��0 S� State: w 1 Zip: ���1�Z
Telephone#:( �28} �Z�3-)7��' Fax:( ) Other Contact#or Email::���'`��'� ��RS�°:�'"'"
Status of Petitioner(Please Check): �l�Owfi Representative ❑Ten Prospective Buyer
Peritioner's Signature(require : Date: 1 Zg
OWNER INFORMATION
Owner(s): Si�d(�rLt4�lU �GVGWPw1Ga1� �.,� Date: � �f
Owner(s)Address: �� 1 N. h�$�}�v� ST City: QS�1N�{ State: �( Zip:s� °�
Telephone#:(�1a) g`'I� '�Z� Q' Fax:( ) L`-- Other Contact#or Email: �
�Qy�2g�.��gc�
Ownership S ease eck): ❑Individual ❑Trust '�Parinership �Corporation
Property Owner Consent:(reqnire�
By signature hereon,I/We aclmowledge that City officials and/or employees may,in the performance of their functions,enter upon the
property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentarive
and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons.
Property Owner's Signature: �„JUh��� �/�r,�, - S' Date( t tJ
STTE INFORMATION
Address/Location of Proposed Project: �i�jl��t� S�[ Parcel No. �� t7�d�
Proposed Project Type: �GTi�FlL �l��t..o?yVlF�JT
Current Use of Properiy: v��T l.l¢1J� Zoning: C - 2�
Land Uses Surrounding Site: North: �hl1 K '['R1���, �IAi�E� ��Ei4'D
so,�n: '��s�o�cEl��4c�E��E S�pP
E�: �uwr �rt
west: LO W ES
**Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
➢ Application fees are dne at time of snbmittal. Make check payable to City of Oshkosh. �
➢ Please refer to the fee schednle for appropriate fee. FEE IS NON-REFUNDABLE ',
For more information please the City's website at www.ci.oshkosh.wi.us/Community Development/Planning.hhn �i
Staff Date Rec'd f+`�((5 I
� , i
f�
1�
Briefly eaplain how the proposed conditional nse/development plan will not have a negative effect on the issues below.
1. Health,safety,and general welfare of occupants of surrounding lands.
�10 1lMP�tT— Cq,,�t N�/(yD '�EJEI.oP►^a ENT D� ���t� C��T 6!L
2. Pedestrian and vehiculaz circulation and safety.
,Q'!.t, {�u4r►S� JsE �c�s T��J� U'2'w'SrD�vE'^��rYS a-h1�u. PQo��Dt V4-�D�� ���K iN�
i-G�2cv��l-r� o�J
3. Noise,air,water,or other forms of environmental�ollution.
r b r►nP�cr
4. The demand for and availability of public services and facilities.
NV �Mr��l ^ 5�a.��ccr �1CG��i�SL) �x �� �1 LoT' �. ��r✓
5. Character and future development of the area.
CAJT�(Jt��oN �F FjX �f TING -pt�E�aPV►�cN?' 1�t�TrGQ�
SUBMI'TTAI.REOiTIREMENTS—Must accompany the application to be complete.
➢ A NARRATIVE of the proposed conditional use/Development Plan including:
❑ Existing and proposed use of the property
❑ Identification of all s�uctures(including paving,signage,etc.)on the property and discussion of their relation to the project
❑ Projected number of residents,employees,and/or daily customers
❑ Proposed amount of dwelling units,floor azea,landscape azea,and parking area expressed in square feet and acreage to the
nearest one-hundredth of an acre
❑ Effects on adjoining properties to include:noise,hours of operation,glaze,odor,fumes,vibration,etc.
❑ Compatibility of the proposed use with adjacent and other properties in the area.
❑ Traffic generation(anticipated number of customers,deliveries,employee shift changes,etc.)
❑ Any other pertinent information to properly understand the intended use/plan and its relarion to nearby properties and the
community as a whole
➢ A complete SITE PLANand BUILDING ELEVATIONS must include:
❑ Two(2)full size(m;n;m�24"x 36")scaled and dimensioned prints of site plan and building elevations
o Two(2)8%"x 11(min;mum)to 11"x 17"(maximum)reduction of the site plan and building elevations
❑ One compact disc or diskette with digital plans and drawings of the groject in AutoCAD 2000 format with fonts and plot style
table file(if plans have been prepazed digitally)
❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's
engineers/surveyors/architects,or other design professionals used in the prepararion of the plans
❑ The date of the original plan and revision dates,if applicable
❑ A north arrow and graphic scale.
❑ All property lines and existing and proposed right-of-way lines with dimensions clearly labeled
❑ All required setback and offset lines
❑ All existing and proposed buildings,sh-uctures,and paved areas,including building entrances,walks,drives,signs,decks,patios,
fences,walls,etc.
❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening '
❑ Locafion and dimension of all on-site parking(and off-site parking provisions if they aze to be employed),including a summary ',
of the number of parldng stalls provided per the requirements of Secrion 30-36 City of Oshkosh Zoning Ordinance I
❑ Location and dimension of all loading and service areas '
❑ Location,height,design,illumination power and orientation of all exterior lighting on the property including a photometrics plan
❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable(i.e.
visible from a public street or residential use or district). Mechanical equipment includes,but is not limited to;HVAC
equipment,elech-ical tra.nsformers and boxes,exhaust flues,plumbing vents,gas regulators,generators,etc.
2
� 1
PROJECT NARRATIVE - WASHBURN STREET RETAIL DEVELOPMENT
Date: 2/2/2015
To: Mr. David Duck, Dept. of Community Development
From: Grant Schwab, Oshkosh Capital LLC
Re: Project Narrative—Washburn Street Retail Development
Mr. Buck-
Per the requirements of the City of Oshkosh Planned Development review process, please allow
this letter to serve as our project narrative for an approximately 47,000 sf, 2 tenant retail
development located adjacent to Lowe's on Washburn Street. The development will occur on
parcel #1621690000, and while this parcel is also part of the previously approved Planned
Development for the overall area,this submittal only deals with parcel #16216900, and we will
re-submit for the parcel to the north when necessary.
As noted,this is an update of the previously approved PD, which was completed on a
speculative basis prior to the development of the Lowe's store at 1075 N. Washburn. This plan
provides additional detail, as well as expands the scope of that previous plan. We have secured
lease commitments from Dick's Sporting Goods and Petsmart, who will require that we
construct their prototype store designs. As you'll note on the site plan, Dick's Sporting Good's is
a 35,000 sf building,while Petsmart represents approximately 12,150 sf. Each building will be
constructed using high quality finishes such as brick, decorative split faced block, and EIFS as
shown on the included renderings.
Because this project is a continuation of an existing development, plan, most facilities serving
the development are existing, including driveways to Washburn, pylon signage, utilities and
stormwater management features. All of the aforementioned facilities were constructed with
the maximum buildout of these parcels in mind, so our use will not exceed the services already
available. A cross-access agreement is already in place between this parcel and the Lowe's
development, ensuring seamless access for vehicular, delivery and pedestrian traffic. You will
also note that this plan meets and exceeds the required number of parking stalls.
The operation of the facility will not materially impact the overall area, as it is a predominantly
commercial area with existing commercial uses, including retail stores, bar/restaurants,
convenience stores, and light industrial uses as well. The hours of operation will be typical retail
hours, most likely 9:00 AM-9:00 PM, but specific hours will be determined by the tenants
themselves. All codes and ordinances regarding glare, noise, etc that could impact any adjacent
12
properties will be complied with at all times during construction and operation. Our engineers
have estimated a daily trip count for both driveways of approximately 300 trips, in addition to
arrival and departure of approximately 10-20 employees (out of the roughly 30-40 total
employees likely to be added by the tenants) which will be adequately parked and serviced by
the existing driveway and parking lots.
We believe this project represents the next step for the buildout of this area, and when coupled
with the eventual development of the outlots for this project, will serve to enhance this
important gateway into Oshkosh with high quality users occupying high quality space. We thank
planning staff for their assistance in the preparation of this submittal and look forward to
moving forward with our reviews.
Respectfully submitted,
Grant Schwab, member
13
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OSHKOSH WI 54902-5825 OSHKOSH WI 54904-7812 MOORESVILZE NC 28117-8520
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approximate rela6ve location of property, boundaries and other feature from a variety of sources. Frinting Date:212712015 O.lHKO.�H
These map(s)/datasets are provided for informa6on purposes only and may not be sufficient or
appropriate for Iegal, engineering, or suNeying purposes. They are provided "AS-IS" without or,rHe wAr�
warranties of any kind and the City of Oshkosh assumes no liability for use or misuse.
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