HomeMy WebLinkAbout31. 18-144 MARCH 13, 2018 18-144 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN FOR A HOTEL,
COMMERCIAL AND RETAIL USES; 1700 BLOCK OF OSHKOSH
AVENUE
INITIATED BY: H2 OSHKOSH AVE LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS,the Plan Commission finds that the General Development Plan for the
proposed planned development of a hotel, commercial and retail uses, is consistent with
the criteria established in Section 30-387(6) of the Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that the General Development Plan for the planned development of hotel,
commercial and retail uses in the 1700 Block of Oshkosh Avenue, per the attached, is
hereby approved and the following conditions be addressed in the final planned
development Site Implementation Plan:
1. Approval of a Certified Survey Map (CSM) showing the proposed two lot
configuration.
2. Dedication of right-of-way for the extension of 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.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: March 7, 2018
RE: Approve General Development Plan for a Hotel, Commercial and Retail Uses;
1700 Block of Oshkosh Avenue (Plan Commission Recommends Approval)
BACKGROUND
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. 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.
ANALYSIS
The proposed development consists of two phases. Phase 1 includes a Certified Survey Map
(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 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.
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.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
The conceptual site plan indicates a monument sign located at the northwest corner 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. The hotel 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.
FISCAL IMPACT
Approval of the GDP as proposed will facilitate a multi-million redevelopment of the area that
should significantly create additional assessed value and tax increment for the area.
RECOMMENDATION
The Plan Commission recommended approval of the general development plan with conditions
at its March 6, 2018 meeting.
Respec fully Submitted,
Darryn Burich
Director of Planning Services
Approved:
k FJFc;G
Mark A. Rohloff
City Manager
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: GENERAL DEVELOPMENT PLAN APPROVAL FOR A HOTEL,
COMMERCIAL AND RETAIL USES AT THE 1700 BLOCK OF OSHKOSH
AVENUE
Plan Commission meeting of March 6, 2018.
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 Right-of-Wa.Y.............................................................................
I
South............
.....Sin.gle...Fami1.Y..Residential.................................................................................................................................
SR -5
East .....................
Vacant and ...proposed Right-of-WaY.............................................................................
CBP-PD
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.
ITEM. GDP Oshkosh Avenue
Storm 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 corner 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. GDP Oshkosh Avenue
(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:
Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration.
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.
The Plan Commission approved of the General Development Plan as requested with conditions
noted. The following is the Plan Commission's discussion on this item.
Mr. Lyons presented the item and reviewed the site and surrounding area consisting of single
family residential, recreational uses and vacant commercial properties. 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
ITEM. GDP Oshkosh Avenue
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. Phase 2
consists of several commercial, retail or service oriented buildings. The applicant shows five
buildings and is working with several potential tenants for the area. The lot will include,
landscaping, surface parking and storm water detention area. He discussed access to the site from
N. Westfield St. and N. Koeller St. extensions. He reviewed the general plan concepts for the
storm water management, landscaping, sign and building facades which will need to meet
Corporate Business Park district zoning requirements.
Mr. Lyons stated plans for the site were submitted prior to the completion of the Traffic Impact
Analysis and Council decision on Oshkosh Avenue. Oshkosh Avenue is currently a 66 foot wide
right of way and the proposed right of way would increase to a 90 foot wide right of way. The
City would be looking to acquire 24 feet of right away along Oshkosh Avenue. Preliminary
discussions have taken place about a land swap that would include right of way the City would
need to acquire for Oshkosh Avenue and the extension of N. Westfield Street and the Outlot
created to the north of the proposed development.
Staff recommends approval of General Development Plan with the proposed following
conditions:
Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration.
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.
Ms. Propp inquired why the road was curved at the extension of N. Westfield St.
Mr. Gohde stated Oshkosh Corporation will have a driveway access at the east end of N. Koeller
St. extension. There is a radius on the corner of N. Westfield St. extended and N. Koeller St.
extended, to show a distinction between public road and private entrance.
Ms. Propp questioned about the size of the out lot between N. Koeller St. extension and the
proposed development, and how much right of way is needed along Oshkosh Avenue.
Mr. Gohde stated the out lot is approximately 30,500 square feet and the right -of way needed
along Oshkosh Avenue is approximately 32,000-34,000 square feet beyond what is required to be
dedicated. There may need to be additional land swapped in order to make the development
whole.
Mr. Ford stated the GDP will be modified and questioned if the reason for passing the plan as is
today, is because of time constraints and wanting to start construction.
ITEM. GDP Oshkosh Avenue
Mr. Lyons stated some of the reasoning is the timeline for construction, but the site will go
through several SIPs as buildings are proposed. The GDP lays the ground work to finalize plans.
Steve Hoopman, 5105 I-Ah-Maytah Rd., developer of the proposed site and Ben Ganther,
architect, provided handouts and renderings of the proposed development. Mr. Hoopman stated
the main priority at this time is beginning construction on the hotel. He described the Marriott
Residence Inn, the proposed hotel, and the materials that would be used on the building fagade.
Mr. Kiefer inquired if there would be additional screenings along Oshkosh Avenue.
Mr. Lyons stated there will be significantly more landscaping and plantings as the SIP process
takes place.
Ms. Propp inquired about the two monument signs on the property that would serve the entire
site, including the hotel. She questioned if the hotel would have wall signage.
Mr. Hoopman responded they will meet the standards for the wall signage on the building and
may want some directional signs for the hotel.
Mr. Lyons stated directional signs would be handled separately and is not included in the sign
package.
Motion by Vajgrt to approve the General Development Plan for the 1700 Block of Oshkosh Avenue
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.
Seconded by Kiefer.
Ms. Propp stated she was pleased with the proposed development. She stated her concern with
carving out park land for additional right of way for Oshkosh Avenue.
Mr. Cummings stated the importance of creating a gateway to the City and to be cautious of what
is allowed architecturally.
Motion carried 8-0-1 (abstained: Bowen).
ITEM. GDP Oshkosh Avenue
SUBMIT TO:
City of Oshkosh Dept. of Community Development
' piry. ;
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:- 5105 I-Ah-Maytah Road City: Oshkosh State: 71� I Zip: 5490J
Telephone #: (920 216-1083 Fax: ( J Other Contact # or Email: hoopmans@f irs tweber .
com
Status of Petitioner (Please Check): ®O er ❑ Repre�eO ❑Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s) 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 beppstponed by the Planning Services Division for incomplete submissions or other
administrative reasons. /A
Properly Owner's Signature:
TYPE OF REQUEST:
® General Development Plan (GDP)
❑ Specific Implementation Plan (SIP)
SITE INFORMATION
Address/Location of Proposed Project:
Date:
❑ General Development Plan (GDP) Amendment
❑ Specific Implementation Plan (SIP) Amendment
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
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
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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
1719 OSHKOSH AVE
OSHKOSH OSHKOSH 54902
MARC A/MARLEEN FACUNDO
PO BOX 3842
OSHKOSH OSHKOSH 54903
SEAN W/GRETCHEN S SCHILDER
5441 REIGHMOOR RD
OMRO OMRO 54963
WALLACE/AUDREY R WAGNER
2260 NORTH HAVEN LN
OSHKOSH OSHKOSH 54904
ELIZ B DAVIS CHILDRENS HOME
PO BOX 2448
OSHKOSH OSHKOSH 54903
MARK HOEGH
1750 OSHKOSH AVE
OSHKOSH OSHKOSH 54902
SETH A SZWEDA
1731 OSHKOSH AVE
OSHKOSH OSHKOSH 54902
WILLIAM & MARY LLC
PO BOX 2446
OSHKOSH OSHKOSH 54903
H2OSHKOSH AVE LLC
5105 I AH MAY TAH RD
OSHKOSH OSHKOSH 54901
MUELLER FAMILY AUTO INC
2060 OMRO RD
OSHKOSH OSHKOSH 54904
TIMOTHY/BRIGETTE SMITH
1705 OSHKOSH AVE
OSHKOSH OSHKOSH 54902
AMANDA M GUMM
1743 OSHKOSH AVE
OSHKOSH OSHKOSH 54902
Page 8
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Printing Date: 2/20/2018
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Printing Date: 2/20/2018
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