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Home My WebLink AboutItem IV PLAN COMMISSION STAFF REPORT MARCH 6,2018 ITEM IV: GENERAL DEVELOPMENT PLAN APPROVAL FOR A HOTEL, COMMERCIAL AND RETAIL USES AT THE 1700 BLOCK OF OSHKOSH AVENUE GENERAL INFORMATION Applicant: H2 Oshkosh Ave LLC/Lakeshore Development of Oshkosh LLC Property Owner: H2 Oshkosh Ave LLC Action(s) Requested: The petitioner requests approval of a General Development Plan to allow for redevelopment at the 1700 Block of Oshkosh Avenue for a hotel, commercial and retail uses. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Type: The subject area consists of seven parcels, totaling approximately 6.40 acres in size, located on the north side of Oshkosh Avenue between the former Robbins restaurant parcel and the proposed Westfield Street extended. The subject area currently contains a vacant commercial building and 6 previously used residential lots.Prior land uses on the subject site included the former Robbins restaurant and single family residential. The surrounding area consists of single family residential south across Oshkosh Avenue,recreational uses to the north,vacant commercial to the west and vacant commercial properties controlled by the applicant to the east. The 10 and 20 Year Comprehensive Land Use Plans both recommend commercial uses for the subject area. Subject Site Existing Land Use Zoning Vacant Commercial CBP-PD Adjacent Land Use and Zoning Existing Uses Zoning North Vacant and...proposed Rig��w I .............---......................... .......................................................... ......proposed-.......................... ............ ............................................................................................................................................................................ ................................................................ South §�p&F��.Residential SR-5 .............................. ....... .....11.........................................................................................................................................................................................................-..................................................................................................................................................... East V.a.c.a.-n-t a.P.d...p oposed Right ht-of-Way CBP-PD -................ ............................................. .. ......................................I................................... .............�y ................... ............... ............ ........................ ..................-.................................................... West Vacant CBP-PD Comprehensive Plan Land Use Recommendation Land Use 10 Year &20 Year Land Use Recommendation Commercial ANALYSIS Use The proposed development consists of two phases. Phase 1 includes a CSM creating two lots and development of an approximately 112 room extended stay hotel and associated parking. The hotel is proposed to be a Marriott Residence Inn with construction planned for this spring. The development will require cross-access, storm water, signage and parking easements between parcels. The second phase created consists of several commercial, retail or service oriented buildings. Tentatively,the applicant shows 5 buildings totaling approximately 38,000 sq. ft. The applicant is working with several potential tenants for the area. This lot will also include,landscaping, surface parking and a storm water detention area. Site Design/Access The proposed Development Plan indicates three access points;two off of a future N.Westfield Street extension and one off of a recently dedicated N. Koeller Street extension. The access point to N. Koeller St.is shown as going through city owned property. Access through the adjacent parcel will need to be worked out with the City. Staff is recommending dedication of right-of- way be for the future N.Westfield Street which is consistent with the recent official mapping. Additional right-of-way will need to be dedicated along Oshkosh Avenue pending the Traffic Impact Analysis. Based on the conceptual site plan, access control variances may be required. The southern drive entrance on N.Westfield Street does not appear to meet the required intersection clearance distances from Oshkosh Avenue. Final drive entrance locations and possible variances will need to be addressed as part of the Specific Implementation Plan. The conceptual site plan indicates 142 parking spaces will be provided. Final parking calculations will be required as each phase of the development moves forward. Staff is recommending cross access and parking agreements be provided between the lots. The site plan establishes the desire to function as a single development even though multiple parcels will exist within the development. Staff suggests a condition be placed on the development requiring the completion of a CSM to create the proposed lot configuration. The proposed lot configuration will also require Base Standard Modifications for setbacks. The conceptual site plan indicates 0' pavement setbacks between the lots. The hotel lot will require Base Standard Modifications for the south and west property lines to allow for pavement within the required setbacks. It will also need a Base Standard Modification to allow parking within the required front yard along the proposed N. Westfield Street. The retail lot will require setback Base Standard Modifications along its north property line and along the interior side yards. Staff recommends the final setbacks and possible Base Standard Modifications be addressed as part of the Specific Implementation Plan. ITEMIV.- GDP Oshkosh Avenue 2 St® Water Management/Utilities Storm water management plans have not been provided at this time. The site plan does show a conceptual detention area. The applicant has been in discussion with the Department of Public Works regarding storm water management for the area. Storm water management plans will be required as part of the Specific Implementation Plan and Site Plan Review processes. Landscaping The provided conceptual site plan indicates minimal landscaping. The petitioners have been made aware of the more intensive Corporate Business Park landscaping requirements. Revised landscaping plans will be required as part of the Specific Implementation Plan. Signage The conceptual site plan indicates a monument sign located at the northwest comer of Oshkosh Avenue and N.Westfield Street. As this is the only sign shown, it is the staff's understanding that both parcels within the development will be sharing free standing signage along Oshkosh Avenue. Staff recommends a sign easement be placed on the required CSM to allow for joint signage. Staff also recommends a Base Standard Modification be granted to allow for hotel lot signage to be located on the proposed retail lot and that hotel lot not be allowed an independent free standing identification sign as a condition. Site Lighting A photometric plan has not been provided by the applicant. A code compliant lighting plan will be required during the Specific Implementation Plan and Site Plan Review processes. Building Facades Finally, the petitioner has provided conceptual building elevations for the hotel. The conceptual design appears to meet the intent of the Corporate Business Park(CBP) district,but final elevations will need to be reviewed as part of the Specific Implementation Plan. The applicant has also provided examples of the types of retail/commercial buildings they envision for the remainder of the development. It is the staff's opinion the reference images meet the intent of the CBP district but each building will need to be reviewed and approved separately during the Specific Implementation Plan to insure they meet the specific design standards for the CBP district. 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. ITEM IV.• GDP Oshkosh Avenue 3 (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. (f) The proposed Planned Development project design does not detract from areas of natural beauty surrounding the,site. (g) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (h)The proposed Planned Development project will positively contribute to and not detract from the physical appearance and functional arrangement of development in the area. (i) The proposed Planned Development project will produce significant benefits in terms of environmental design and significant alternative approaches to addressing development performance that relate to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. (j) For Planned Development projects that are proposed to be developed in phases, the applicant can provide a timeline for development and can demonstrate that the project would be successful even if all phases were not or could not be completed. Staff recommends approval of the General Development Plan with the findings listed above and the proposed following conditions: 1. Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration. 2. Dedication of right-of-way for the extension N.Westfield Street per Department of Public Works requirements. 3. Cross access,parking, signage and storm water easements provided between lots. 4. Base standard modification to allow joint free standing signage along Oshkosh Avenue. 5. The hotel lot shall not have an independent free standing identification sign. ITEM N.• GDP Oshkosh Avenue 4 SUBMIT TO: City of Oshkosh Dept.of Community Development ' ery. Application 215 Church Ave.,P.O.Box 1 130 of (, E0ct' Oshkosh,W1 54901 Oshk®SII PHONE:(920)236-5059 For General Development Plan or Specific Implementation Plan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: H2 Oshkosh Ave LLC / LakeShore Development of Date: 2-1-18 Oshkosh LLC Petitioner's Address:-105 I-Ah-Maytah Road City: Oshkosh State:W I Zip: 5490J Telephone #: ( 920 216-1083 Fax: ( J Other Contact# or Email: hoopmans@firstweber . com Status of Petitioner(Please Check): ®O er ❑Repre�eO ❑ Prospective Buyer Petitioner's Signature (required): Date: OWNER INFORMATION Owner(s): H2 Oshkosh AveL Steve Hoopman Date: 2-1-18 Owners) Address: 5105 I-Ah-Maytah Road City: Oshkosh State:WI Zip: 54901 Telephone #: (920) 216-1083 Fax: ( J Other Contact# or Email: hoopmans(f irs tweber.. com Ownership Status (Please Check): ❑Individual ❑Trust ❑Partnership ❑Corporation Property Owner Consent: (required) By signature hereon, I/We acknowledge 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 tentative and may be_epstponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: Date: TYPE OF REQUEST: ® General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment ❑Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: Proposed Project Type: Hotel , Commercial , Retail Current Use of Property: Residential Zoning: Land Uses Surrounding Your Site: North: Golf Course South: Residential East: Mixed Residential and Park West: Commercial ➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. ➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh. ➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm Page 5 Staff Date Rec'd `� �� Oshkosh Ave Development plan February 2018 Developers: H2 shkosh Ave LLC & Lake Shore Development of Oshkosh LLC The submitted development plan covers the area of land from west of the proposed extended Westfield Street through the property where the former Robbins restaurant building resides. This site is proposed to be converted into a combination of mixed retail stores, restaurant's, potential fast food businesses, Health Care Clinic, as well as a 112-bed key Extended-Stay Hotel. The hotel development is the first phase of the project. The hotel brand is a Marriott Residence Inn that is scheduled for construction this spring. It is currently in the design phase. The Marriott Residence Inn will offer spacious suites that are designed for longer stays with separate living, working, and sleeping areas so you can work and relax. From fully equipped kitchens and grocery delivery to complimentary hot breakfast and free Wi-Fi, guests will have everything they need to thrive while on the road. The second or third phase of the development is currently in progress. We are currently looking for and working with several potential tenants to occupy the proposed spaces. There will be a total of two separate lots on this site. It is anticipated that a cross access and parking agreement will be developed between the properties. In addition, the storm water quality treatment will be a shared system. Page 6 7 r r h s r 1 m � 77 o f 1 o rD i� ' I j Ci I o1 I Z N. Westfield St. O 1 I L I p r� m v m r D Z MAT i age 7 GDP CITY OF OSHKOSH DAVID S TOMAN 1634-1810 OSHKOSH AVE PO BOX 1130 1480 NORMAN CT PC: 03-06-18 OSHKOSH OSHKOSH 54903 OSHKOSH OSHKOSH 54904 DENIS B KAUFMANN ELIZ B DAVIS CHILDRENS HOME H2OSHKOSH AVE LLC 1719 OSHKOSH AVE PO BOX 2448 5105 I AH MAY TAH RD OSHKOSH OSHKOSH 54902 OSHKOSH OSHKOSH 54903 OSHKOSH OSHKOSH 54901 MARC A/MARLEEN FACUNDO MARK HOEGH MUELLER FAMILY AUTO INC PO BOX 3842 1750 OSHKOSH AVE 2060 OMRO RD OSHKOSH OSHKOSH 54903 OSHKOSH OSHKOSH 54902 OSHKOSH OSHKOSH 54904 SEAN W/GRETCHEN S SCHILDER SETH A SZWEDA TIMOTHY/BRIGETTE SMITH 5441 REIGHMOOR RD 1731 OSHKOSH AVE 1705 OSHKOSH AVE OMRO OMRO 54963 OSHKOSH OSHKOSH 54902 OSHKOSH OSHKOSH 54902 WALLACE/AUDREY R WAGNER WILLIAM&MARY LLC AMANDA M GUMM 2260 NORTH HAVEN LN PO BOX 2446 1743 OSHKOSH AVE OSHKOSH OSHKOSH 54904 OSHKOSH OSHKOSH 54903 OSHKOSH OSHKOSH 54902 Page 8 ;Y S; ti `fit 737 t� i33 1. ;S; 1 0 ...... o p a� > ll �Jr l �— : r ♦.96 iQ � Q ;� 1 _ o o .� `� - I U �f s � a — i0 l ada EE 5H � LIP , N 1 in=0.06 mi A III 1 in=300 ft City of Oshkosh maps and data are intended to be used for general identification purposes only,and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date:2/20/2018 information are responsible for verifying accuracy. For full disclaimer please go to }5�ICS www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh,WI Oshkosh t JAGISTIanningRan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd Page 9 User:katieb 1 Q t B � i� CBP-PD t— 4 i MR-12 All ? I SRLL UMU :I .-SR 1 I + NMU CBP-PD I �.... 7-7 : ; I 4 v_ otA ---------------- , ,., II ......... ........ u.............. SMU SR-5 SR-5 SMU-PD ". ....... ....... l -PD ...... 2 -PD I . ................ MR-20 ...._. .........._ yN NAV I SMU-PD ` SMU— SR-5 i N ^� � 1 in=0.09 mi 1 in=500 ft GNP City of Oshkosh maps and data are intended to be used for general identification purposes only,and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the _•.` Printing Date:2/20/2018 information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:1GISRanning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Tempi ate.mxd Page 10 User:katieb ym v C 1. 5" t�31R + ------------------ LAI f L"€I r-4 1 in=0.04 mi 1 in=200ft City of Oshkosh maps and data are intended to be used for general identification purposes only,and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date:2/2012018 ` information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Prepared by:City of Oshkosh,WI Oshkosh J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User:katieb Page 11