HomeMy WebLinkAboutItem VI `
PLAN COMMISSION STAFF REPORT AUGUST 21, 2018
ITEM VI: GENERAL DEVELOPMENT PLAN AMENDMENT FOR A HOTEL,
COMMERCIAL AND RETAIL USES AT 1634-1810 OSHKOSH AVENUE
GENERAL INFORMATION
Applicant: H2 Oshkosh Ave LLC/Lakeshore Development ofOshkosh LLC
Property Owner: H2Oshkosh Ave LLC
Autioo(e) Biequeated:
The petitioner requests approval of a General Development Plan Amendment to allow for
redevelopment at 1634-1810 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 o[four parcels, totaling approxitelv6.4O acres size, located on
north side of Oshkosh Avenue between the former Robbins restaurant parcel and the recently
dedicated N.Westfield Iheen�iectarwaoozenHvconLeb�savaceu(coznuzczciaJbuUdin
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and previously used residential lots.Prior land uses on the subject site included the former
Robbins restaurant and single family residential. The surrounding area consists o[single family
residential to the south across Oshkosh Avenue, recreational uses to the north,vacant commercial
tothe west and commercial properties controlled bythe applicant hothe east. The 1Oand 2UYear
Comprehensive Land Use I`|uos both recommend commercial uses for the subject area.
Subject
ANALYSIS
Use
The applicant was approved for the existing General Development Plan (GDP) in March of 2018.
Since that time the developments plans have undergone several changes and the applicant is
seeking to amend the previous approved GDP to reflect some of those changes.
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 TownePlace Suite with construction planned for
late this year or early next year. 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 3 buildings totaling approximately 46,500 sq.ft. The applicant is
working with several potential tenants for the area. This lot will also include,landscaping and
surface parking.
Site Design/Access
The proposed Development Plan indicates three access points; one off of N.Westfield Street
extension, one off of a recently dedicated N.Koeller Street extension and one off of the Rath Lane
Cul-de-Sac. The access point to N. Koeller Street is shown as going through city owned property
that was previously discussed for potential land disposition. The N. Westfield Street access point
is proposed to line up with the new created access drive for the Casey's General Store
development on the east side of N.Westfield Street. Staff is recommending the elimination of the
Rath Lane access point. It is the City's intent to vacate the current Rath Lane to allow for
additional development opportunities once the new N. Koeller Street has been constructed.
The conceptual site plan indicates 24 parking spaces will be provided for the hotel with
approximately 179 spaces shown for the remaining commercial area. 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. A draft of the CSM has been submitted.
The proposed lot configuration will also require Base Standard Modifications (BSM)for setbacks.
The conceptual site plan indicates 0' pavement setbacks between the lots. The hotel lot will
require BSM for the south and west property lines to allow for pavement within the required
setbacks. It will also need a BSM to allow parking within the required front yard along the
proposed N. Westfield Street. The retail lot will require setback BSM along its north property line
and along the interior side yards. Staff recommends the final setbacks and possible BSM be
addressed as part of the Specific Implementation Plan.
ITEM VL• GDP Amendment Oshkosh Avenue 2
Storm Water Management[Utilities
Storm water management plans have not been provided at this time. 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 a variety of shrubs and trees 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 signs located at the northwest comer of Oshkosh
Avenue and N.Westfield Street and a second sign at the southwest comer of the property. As
this is the only signage 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
BSM 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. As shown, three
the elevations meet or exceed the required 75% class I material. The west building elevations
indicates 74%Class I materials. Stuff is in support of a Base Standard Modification for the 1%
reduction and the building meets the intent of the Class I materials requirement. The applicant
previously provided examples of the types of retail/con-unercial buildings they envision for the
remainder of the development. It is the staff's opinion the reference images met 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):
ITEMV1.• GDP Amendment Oshkosh Avenue 3
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d)Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(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. Elimination of the Rath Lane access point.
3. Cross access, parking, signage and storm water easements provided between lots.
4. BSM to reduce the west building elevation to 74%class I materials.
5. BSM to allow joint free standing signage along Oshkosh Avenue.
6. The hotel lot shall not have an independent free standing identification sign.
ITEM VI: GDP Amendment Oshkosh Avenue 4
SUBMIT TO:
City Of {�����5� o*p/,�Comm""woe. ow*»"/
215cxvich^,e'ro.oc, /m
�u/PUanned Development Application am�m,pso��
�pOrh�rzFp� vE(vu�
For General Development Plan or Specific Implementation Plan
°paxoEnTeonPRINT USING BLACK Uvx°
APPLICANT INFORMATION
peUhon*x: H2 {)ohkoshAve LLC Attn: Steve Hoo Dale: 07/13/18
Petitioner's Address: 5105 | Ah Ma tah Rd Cih� Oshkosh VN Zip: 54901
Telephone ft: (920) �ox� ( ) D�ho/Con1oc� # or �mui|�h r.00m
Status o(Petitioner (Please Cheok) X
X petitioner's Signob/va (mquied): Date: —J
�___/ � / u
OWNER INFORMATION
Owner(s): H2Oshkosh Ave, LLC ' 8have Hoop[n8n Date: 07/13/18
5105 | Ah K4e teh RU
Owner(s) Address: 5105 Oshkosh State:_W1_Zip:_{49{ 1.
Telephone #: (S2O) 210'1083 Fox: ( ) Other Contact # orEmail: hoopmaiis@fii-stweber.com
ownership Status (Please Check): - |ndividuo| Trud Partnership Cmrl--)onzhoo LLC
Property Owner Consent:(requkod)
Bydqnotuxyhereon, |/YYeacknowledge that City officials and/or employees may, in the performance of their functions, enter
upon the property |oinspect orgather ofharinformation necessary toprocess this application. |also understand |hotall
meeting dates are |enhzhveand moybe postponedbythaP|onnin03ewioesDivisionfnrincomp|e|esubmioionso,ofher
odminis fnzfive reasons.
XProperty Owner's Signul'ona: ~~ `� *�`--° ' Dofe:
TYPE OF REQUEST:
INGeneral Development p|on (GDP) OGeneral Development Plan (GDP) Amendment
OSpecific Implementation Plan (5|P) OSpecific Implementation Plan (S|P) Am*ndmnn|
SITE INFORMATION
Address/Location ofProposed Project: Current Address: 1714thru1810Oshkosh
Ave
Proposed PnojectType:
Current Use nfProperty: oning:
Land Uses Surrounding Your Site: North: |-Institutional
SoLIth: GR'5Single Family
East: CBP-PO Connmeroo| Business Park-Planned Deve|opcneni
Wosfl CBP-PDCommercial Business Park'P|mnnod Davo|upnleni
� Uisrecommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
�
Application fees are clue ot time ofsubmittal.Make check payable toCity ofOshkosh.
_
Please refer huthe fee schedule for appropriate fee, FEE|8NON-REFUNDABLE
For more information please visit the City's website at �w��cio�hkcuk°ov�/Cnmmvnhy_De,c|opmanVP|onniu8b1m
Staff Date Keu'd______
Page 5
Specific treatment and location of recreational and open space areas, includ;ng designal'i of
any such areas to be classified as common open space,
Proposed grading plan,
* ecific landscaping plan for the subject site, specifying the location, species, and insfalla " n size of
pla ings. The landscaping plans shall include a table summarizing all proposed specie .
* Archit fural plans for any nonresidential buildings, multi-family structures, or buildin -usiers, other fhan
convenli at single-family or two-family homes on individual lots, in sufficient deta o indicate the floor
area, bulk, a visual character of Such buildings.
,i Engineering pla for all water and sewer systems, storr-riwafer systems, road arking areas, and
i Signage plan for the p Ject, including all project identification signs, c cepts for public fixtures and signs,
and group development i nage themes that may or may not va om City standards or common
u Specific written description of t proposed SIP including:
Specific project themes an
Specific mix of dwelling unit fy s and/or land us
Specific residential densities and nresidenti intensities as described by dwelling units per acre,
and landscaping surface area ratio /0 ther appropriate measures of density and intensity.
Specific treatment of natural features, i uding parkland.
Specific relationship to nearby prope ' s a public streets.
Statistical data on minimum lot siz in the dev opment, the precise areas of all development lots
and pods; density/intensity of v ious parts of the velopment; building coverage, and
landscaping surface area ra ' of all land uses; prop ed staging; and any other plans required by
Plan Commission.
A statement of rati 0 nail as to why PD zoning is proposed. is statement shall list the standard
zoning requirementent, in the applicant's opinion, would in ' it the development project and the
opportunities r Jun ity betterment that are available throu the proposed PD project.
A complete Ii Xsf zoning standards that would not be r-net by the r osed SIP and the location(s�
in w ic su exceptions/base standard modifications would occur,
Phasing edule, if more than one development phase is intended.
u Agreements, laws, covenants, and other documents relative to the operational re lations of the
clevelopm t and particularly providing for the permanent preservation and maintencin of common
0 D as and amenities.
pen a
U A wrill n description that demonstrates how the SIP is consistent with the approved GDP and a and all
di rences between the requirements of the approved GDP and the proposed SIP.
| hereby certify that tothe best cfrnyknowledge all required application materials are included with this
application, I am aware that failure to submit the required completed application materials may result in denial or
delay ofthe application request,
�
App|iconysSignolure (/equinad):.."" /u Oo|o:
Page 6
E
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July 16, 2018
Project Narrative
Project: H2 Oshkosh Ave., LLC
Current Address: 1714 thru 1810 Oshkosh Ave.
Oshkosh, WI
H2 Oshkosh Ave., LLC is requesting General Development Plan (GDP) approval for a
112 room, 4-story, extended stay hotel. The property is currently zoned CBP-PD. The
proposed development will be the first extended stay hotel in the City and the first new
hotel to the City within a decade.
The hotel will serve a growing demand and corporate needs for the City. The
redeveloped property will fit with the character of the existing neighborhood and there
will be no negative impact on neighbors as the area has already been rezoned to
Commercial Business Park Planned Development. A Traffic Impact Analysis was
already completed for this planned development in early Spring by the City.
Surrounding land uses include: Industrial to the North (Former Lake Shore Municipal
Golf Course), Single Family Residential to the South and CBP-PD use to the east and
west. The area was recently rezoned to CBP-PD and the proposed project will be
compatible with the surrounding zoning. The property currently consists of vacant and
residential homes. The residential homes will be razed and the properties will be
combined via CSM.
The exterior will be brick and cement board/EIFS, type to be determined.
The hours of operation for the hotel will be 24 hours/day, 7 days/week and the projected
number of employees is 20.
GDP Narrative Requirements:
• General project themes and images
o As stated above, the proposed development will be a 112 room, 4-story,
extended stay hotel. The hotel design is modern in appearance and
based on the proposed hotel brand prototype. Class 1 material(brick) has
been incorporated into the elevations, creating a balanced design that will
blend in with the redeveloping area.
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• General mix of dwelling unit types and/or land uses
o The proposed hotel will be a 4 story, 112 key extended stay facility. It will
include studio and 1-bedroom suites with kitchenettes. The hotel will
include laundry facilities, an indoor swimming pool and offer continental
breakfast.
• Approximate residential densities and nonresidential intensities
o The proposed 4-story, 16,740sf extended stay hotel includes 112 rooms.
There is a common area which includes an indoor pool, fitness area,
meeting room, laundry, breakfast and gathering areas. The building is
planned to have a height of 50' which is below the maximum allowable of
65'. The proposed site will include 32.8% open space and 67.2%
impervious surface. The exterior lighting on the site will meet the code
requirements and provide an inviting atmosphere for the public.
• General treatment of natural features
o Project is part of the overall recently rezoned Planned Development and
will be compatible with overall planned uses for the new development.
The site will use the existing ponds to the north to treat the site for
stormwater management. Stormwater quality structure will be installed on
the site to treat the development prior to discharge to the north.
• General relationship to nearby properties and public streets
o Project will be redeveloping the parcels along the City's newly constructed
N.Westfield Street/ N. Koeller Street public roads. Connection to this new
road will be made from the development. The property is located on
Oshkosh Ave with nearby access to Hwy 41. Walking trails and
recreational area is also located nearby and can be utilized by extended
stay guests. The proposed use is consistent with nearby planned
development and will work to serve the needs of this surrounding
community.
• General relationship of the project to the Comprehensive Plan or other area
plans
o The area was recently rezoned to CBP-PD and the proposed project will
be compatible with the surrounding zoning.
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GDP AMENDMENT MARC A/MARLEEN FACUNDO AMANDA M GUMM
1634-1810 OSHKOSH AVENUE PO BOX 3842 1743 OSHKOSH AVE
PC: 08-21-18 OSHKOSH WI 54903 OSHKOSH WI 54902
WILLIAM&MARY LLC SETH A SZWEDA SEAN W/GRETCHEN S SCHILDER
PO BOX 2446 1731 OSHKOSH AVE 5441 REIGHMOOR RD
OSHKOSH WI 54903 OSHKOSH WI 54902 OMRO WI 54963
DENIS B KAUFMANN TIMOTHY/BRIGETTE SMITH MUELLER FAMILY AUTO INC
1719 OSHKOSH AVE 1705 OSHKOSH AVE 1345 EGG HARBOR LN
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54904
LAKE SHORE DEVELOPMENT OF MARK HOEGH CITY OF OSHKOSH
OSHKOSH LLC 272 WYLDEWOOD DR PO BOX 1130
230 OHIO ST
OSHKOSH WI OSHKOSH WI 54904 OSHKOSH WI 5'4903
OS54902 5
DAVID S TOMAN H2 OSHKOSH AVE LLC
1480 NORMAN CT 5105 I AH MATAH RD
OSHKOSH WI 54904 OSHKOSH WI 54901
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