HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT AUGUST 21,2018
ITEM IV: APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC
IMPLEMENTATION PLAN FOR DEVELOPMENT OF A WAREHOUSE &
DISTRIBUTION FACILITY LOCATED AT 3970 POBEREZNY ROAD
GENERAL INFORMATION
Applicant: George Kittle,O'Harrow Construction Co.
Owner: Alro Steel Corp.
Actions Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan for development of a warehouse/steel distribution facility located at 3970 Poberezny Road.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject development located at the southeast comer of Poberezny Road and W. Ripple
Avenue consists of an 18.38 acre parcel. The subject site is currently undeveloped and being used
agriculturally.
The property has.an Urban Industrial District zoning designation with a Planned Development
Overlay (UI-PD). The 10 and 20 year Comprehensive Land Use Plans recommends industrial
development suitable for this site. The development is bounded by vacant EAA-owned land and
aviation-related storage facility (in the Town of Nekimi) to the north,vacant/agricultural lands to
the south and east, and Interstate 41 to the west.
Subject Site
Existing Land Use Zoning
Agricultural UI-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North EAA/Aviation-related&Agricultural A-2(County)
West Interstate 41 UI-PD
South Agricultural UI-PD
East Agricultural UI-PD
Comprehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Industrial
20 Year Land Use Recommendation Industrial
ANALYSIS
Use
The applicant is proposing construction of a 194,700 square foot, 44-foot tall single-story facility
with associated office space, driveway/parking areas,landscaping and on-site storm water
management features. The proposed primary use of the site is steel product warehousing and
distribution, which is permitted by-right in the Urban Industrial district.
The proposed facility will be open to the public Monday thru Friday from 8:00 a.m. until 5:00 p.m.
The site will be staffed 24 hours per day with 401St shift employees and 20 2nd&3rd shift
employees. Per the applicant's narrative, there is anticipated growth requiring 20 to 30 additional
employees.
Site Design
The subject property is an 18.38 acre site located at the southeast corner of Poberezny Road and
W.Ripple Avenue. The site is vacant and has historically been used for agricultural purposes.
The proposed development includes construction of a 194,700 square foot building centrally
located on the property. The building is surrounded by driveway and parking facilities,
providing customer and employee parking on the west(front), and semi-truck parking on the
north, south and east sides of the buildings. The structures meet minimum setbacks required in
the Urban Industrial District. Overall, the site will have 421,504 square feet(52.6%) of impervious
coverage, including the 194,700 square foot building (24.3%) and 217,877 square feet(27.2%) of
driveway/parking areas leaving 379,129 square feet(47.4%)undeveloped or greenspace.
Storm water detention facilities are located at the southeast corner of the property. A forebay is
located along the southern boundary, flowing into the main pond along the eastern property line
in the rear of the property.
Plan notes indicate the trash enclosure area is to be located near the southeast corner of the paved
parking area. The plan provides little detail on the exact location and design of the structure.
More detailed plans will be required and will be reviewed during Site Plan Review process. Staff
recommends that the materials for the enclosure be complimentary to the principal structure as
well as meet code for general design.
Plan notes indicate a proposed 25-foot by 278.7-foot, 6,968 square foot lean-to exterior storage
area along the east(rear) side of the building. Code requires exterior storage areas be screened
with an 8-foot solid fence,which is not shown on the Site Plan Review process. Appropriate
screening shall be provided and reviewed during the Site Plan Review process.
Portions of the property are indicated to be wetland with 41,644 square feet impacted by the
proposed development. A wetland delineation prior to development was placed as a condition
on the Certified Survey Map creating this parcel,however, staff is unaware if a delineation has
been conducted. If not, one still needs to be conducted and the city will need a copy of the
Item IV—GDP,SIP,PD-3970 Poberezny Road—Alro Steel 2
Department ofNatural Resources concurrence for the delineation and approval ofany proposed
wetland disturbance.
Bicycle parking is not indicated on the submitted site plan. The Zoning Ordinance requires mne
bicycle parking space for every 2O vehicle parking stalls. The long-term parking plan totals 103
parking stalls equating tosix required bicycle spaces.
Access and Circulation
Access tothe site ioproposed astwo driveway openings along I`obezeznYAvenue. Both
driveways are shown us30feet wide; the northernmost driveway shows un8O2-footcurb
opening while the southernmost shows u7O.O-6norcurb opening, which iathe maximum allowed.
Also, the openings are shown as 35-foot radii where the Access Control Ordinance requires ]5-
footOaces. These items will need to be corrected and will be verified during the Site Plan Review
1compliance.
�zo�csa or
Code requires pedeobdaouccesshodhepubUcriebLo[-vvay, vvbicbieabsenttrozothep|an.
Although there isno public sidewalk on Poberezny Road or W. Ripple Avenue, final plans
should have the pedestrian access identified on the plan if and when public sidewalk becomes
available. At that time the owner of the property shall be required to constr-uct the facility.
Parking
Parking is shown as typical 9' z18', 90' stalls located along the west(fr/nt) side of the building.
Plan notes indicate 75 stalls are to be provided, including five handicap-accessible stalls, however
only 74could becounted byaiafl. Code permits aminimum o/6Oand 75maximum stalls based
onthe number ofemployees oouse's maximum shift, sothe proposed parking does meet code
zrqobemeoba. With the anticipation ofemployment growth, the plan shows aoarea toexpand
parking byunadditional 28stalls. This expansion area has been included with impervious
surface for storm water ozmza t calculations.
�eozen oa ons.
In addition to the employee and customer parking, the plan shows 28 semi-trailer stalls, six along
the north and south sides nfthe building and l6east o/the building. Staff generally does not
have aconcern with the stalls east nfthe building. However, the stalls along tbcnortband south
sides are highly visible, especially along YV. Ripple Avenue. Nolandscaping iobeing proposed in
this area so at a minimum, staff is recommending that screening should be added in the form of
tall heavy landscaping (evergreen/arborvitae) to shield the semi-trucks from the street and south
ofthe property.
Signage and Lighibg
sign package has not been submitted for review. The only signage indicated ie "AJroSteel"
channel letters and corporate logo along the west/6mnt\ faqode. The channel letter signage is
shown toba68.5feet wide byfive feet tall, 342.5square feet ioarea while the circular l3-font
diameter corporate logo is 132.7 square feet in area for a total of 475.2 square feet is wall sign area.
This meets the code maximum of I square foot per linear foot of building frontage or 478 square
Item IV-GDP,SIP,ro'3vrv/overuznyRoad-Alto Steel 3
feet for this fagade. Additional signage is shown on the site plan in the form of direction signage.
However, details have not been provided. Any additional signage proposed shall meet base code
standards and will be reviewed during the Site Plan Review process.
The submittal included a lighting/photometric plan and appears to meet light fixture
requirements, maximum light levels allowed and pole heights. This will be reanalyzed during
the Site Plan Review process.
Landscaping
A landscaping plan has been submitted with the application and includes a variety of shrubs and
trees along the west foundation, parking lot islands and the front yard along Poberezny Road.
Per the submitted plan, landscaping is omitted from the rest of the property. Staff appreciates the
focus of the landscaping along the primary frontage and office area but feels the other yards
should not be neglected. Staff recommends additional"yard" landscaping be provided focusing
on the north, south and east sides of the property.
The following table lists the point requirements per code and proposed point totals provided:
Building Paved Street
UI Zoning Foundation Area Frontage Yards Bufferyards Totals
Points 372 654 478 1,947 NA 3,451
Required
Points 460 740 500 1,326 NA 3,026
Provided
+/- +88 +86 +22 -621 0 -425
Overall the landscaping requirements show a 425-point deficit.
Building Design
Building elevations have been provided and depict mostly precast concrete panels along
Poberezny Road and W. Ripple Avenue. Exterior building design standards require a minimum
of 15% Class I materials for facades facing a public street. The front (west) elevation facing
Poberezny Road and Interstate 41 is proposing 5.5%of Class I materials through a combination of
stone veneer and glass curtain/windows.The front(north)facing fagade is proposing 3.4% Class I
materials with exclusive use of windows. Staff has concerns with the design as the site is in a
highly visible gateway into the city being adjacent to Interstate 41. Therefore, staff recommends
the applicant, at a minimum, add additional stone veneer along the entire perimeter of the west
and north facades and incorporate additional Class I design elements to achieve the minimum
15% requirement.
Additionally, code recommends that buildings should avoid flat,unadorned walls;the west
fagade has almost no articulation with exception of the office area,while the entire 399-foot north
fagade has zero articulation. Staff recommends that the petitioner use some methods of
Item IV—GDP,SIP,PD-3970 Poberezny Road—Alro Steel 4
articulation identified in the ordinance to break up the long,blank expanses as approved by the
Department of Community Development.
The west facade has three large overhead doors, one located near the south corner and two near
the north corner. The applicant indicates that these doors will be used for vehicle access into the
building where all loading and unloading activities will take place.
The south and east facades are shown to be corrugated metal siding with colors matching the
concrete panels along the other elevations.
Storm water Management
A storm water management plan has been submitted and reviewed by the Department of Public
Works. At this time the Department of Public Works has conditionally approved the provided
plan and minor revisions are required. The final storm water management plan will need to be
approved by the Department of Public Works during the Site Plan Review process.
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.
(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.
Item IV—GDP,SIP,PD-3970 Poberezny Road—Alro Steel 5
Staff recommends approval of the General Development Plan and Specific Implementation Plan with
the findings listed above and the proposed following conditions:
1. Include details for the location of the proposed trash enclosure on final site plan and
details of the design of the structure. Materials shall be complimentary to the principal
structure.
2. Provide code-compliant screening in the form of an 8-foot tall solid fencing (or similar
screen) for the outdoor storage area on the east side of the building as approved by the
Department of Community Development.
3. Provide to the Department of Community Development documentation verifying
Wisconsin Department of Natural Resources concurrence for existing wetlands on the site
and approval/permit(s) for any wetland disturbance.
4. Provide a minimum of six (6)bicycle spaces on the final site plan.
5. Reduce the northern Poberezny Road driveway width to 70 feet and convert the 35-foot
radii to 15-foot flares for both Poberezny Road Driveways.
6. Provide a minimum 5-foot wide pedestrian access from the main entrance of the building
to Poberezny Road.
® Said access shall avoid driveways and drive aisles where practical.
® Said access need not be constructed until such time public sidewalk is available on
Poberezny Road.
7. Provide a tall,vegetative barrier to screen the semi-truck parking stalls along the north
and south sides of the property as approved by the Department of Community
Development.
S. Additional signage not depicted on submitted plans shall meet standards of the Urban
Industrial District.
9. Additional "Yard" landscaping shall be provided and shall focus on the north, south and
east sides of the development, as approved by the Department of Community
Development.
10. Increase the amount of Class I exterior building materials to 15% of the wall area along the
west and north building elevations.
11. Add architectural articulation features along the west and north faces to break up the
long,blank expanses.
Item IV—GDP,SIP,PD-3970 Poberezny Road—Alro Steel 6
SUBA,117 TO•
CA City of Oshkosh Dept.of Community Dev�-Jopmeot
'r
cItYA: 21,5 ChurCh Ave,,P.O.Box I Q30
Obf Planned Development Application Oshfosh,V41 54901
shkosh PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
—PLEASE TYPE OR PRINT USING BLACK INK—
APPLICANT INFORMATION
Petitioner-, O'Ifarrow construction Co. 7/5/18
1...... ......-................ ............ ------ Date:
Petitioner's Address: 4575 Am Arbor Rd. City: Jackson MI 49202
State: Zip:
Telephone 4.( 517) 764-4770-- Fox: ( 5171-764-$�564 Other Contact # or Email:I george@obarrow-net
Status of Petitioner (Please Check): Owner XRepresenfafive Tenant Prospective Buyer
17
Petitioner's Signature (required):,� ,at
OWNER INFORMATION
Owner(s):_ Alro Steel Corporation 7/5/18
Dcite�
Owner(s) Address: 3100 East High Street Jackson MI 49203
.......................... .................... City: State:--z'
.......................... 1p:
Telephone #:[ 517i 787-5500 Fax-
Other Contact rt or E n il: rglick@alro.ccrn
Ownership Status (Please Check): Individual Trust Partnership XCorporotion
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 Jk
meeting dates are tentative ond��ay be :)ostponed by the Planning Services Division for incomplete submissions of other
administrative reasons.
Property Owner's Signature: Date: "i -4
TYPE OF REQUEST:
N Genera[Development Plan (GOP) 0 General Development Plan (GDP) Amendment
0 Specific implementation Plan (SIP) 0 Specific Implementation Plan (SIP)Amendment
SITE INFORMIAR
Address/Locaflort of Proposed Project: Corner of Ripplq_Avenue & Prolmrenzy Rd.
ProposedProject Type:
Current Use of Property: Farming zoning: UI PTS
tr,ia
Land Uses Surrounding Your Site. North: ......................Cam...... (UtI.Is 1-
....................
--P-lann,ed,-Developn-ent)
South: Farminct
East: Farminct
.........................................................
West, Campgrounds (Osh Vegas Resort)
........................ .............
It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
Application fees are due of 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 websif e at www.ci.oshkosh.wi.us/Communify_oevelopment/Planning-hfm
Staff-Date Rec'd
——--------
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
* Proposed grading plan.
* Specific landscaping plan for the subject site,specifying the location,species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
* Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots,in sufficient defail to indicate the floor
area, bulk, and visual character of such buildings.
* Engineering plans for all water and sewer systems, sformwater systems,roads, parking areas, and
walkways.
* Signage plan for the project, including all project identificaf ion signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards of common
practices, See Elevations&C2.0 for proposed signage details
* Specific written description of the proposed 51F including:
• Specific project themes and images.
• Specific mix of dwelling unit types and/or land uses.
• Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
• Specific treatment of natural features, including parkland.
• Specific relationship to nearby properties and public streets.
• Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads;density/intensify of various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
• A statement of rationale as to why PD zoning is proposed.This statement shall list the standard
zoning requirements that,in the applicant's opinion,would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
• A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
• Phasing schedule, if more than one development phase is intended.
* Agreements, bylaws,covenants,and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
* A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
N/A,GDP and SIP submitted as one application.
I hereby certify that to the best of my knowledge 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 of the application request.
Applicant's Signature (required): ZZ Oate:
3
Page 8
MqMM
ENGINEERSWOLVERINE
' , s
312: N'oimi STREET - NWON,1"AICHIGAN 48854 - PHONE 517.676.9200 -F Ax517.676'9396
ALRO Steel Oshkosh Facility
W. Ripple Avenue and Poberezny Road, City of Oshkosh
Winnebago County
July 16, 2018
ALRO Steel is proposing the construction of a new,194,700 square foot facility on a currently vacant 18.74-
acre parcel of land located at the southeast corner of W. Ripple Avenue and Poberenzy Road in the City
of Oshkosh.
The facility is a single-story warehouse and office space with a maximum building height of 44 feet. The
exterior building finishes will consist of precast concrete and painted steel panels. Access to the site will
be via two (2)commercial drives (each drive will be two-way)onto Poberenzy Road.
On-site parking will be provided for employees. This facility provides no retail or counter services for the
public. The parking spaces are limited to a minimum of 60 and a maximum of 75; however, due to
anticipated future expansion ALRO anticipates the need for an additional 28 parking spaces which are
accounted for in the proposed site design.
The proposed site design is situated within the required front, side and rear yard setbacks. The building
height and other physical features do not require exceptions from the requirements of the Zoning
Ordinance.
This proposed development is similar in nature to the existing surrounding land uses, Urban Industrial,
Commercial and Planned Development. No negative impacts to the surrounding land uses would be
anticipated for this proposed development.
It has been previously determined that a Traffic Impact Analysis (TIA) is not required for the proposed
development.
The proposed use for the site is as office (in a supporting role) and warehousing of steel. The proposed
Floor Area to Net Lot Area coverage is approximately 24%. There are wetlands features that have been
identified on the property. To the greatest extent possible the impact to those features have been
minimized. In addition, the on-site storm water is being collected and directed to on-site storm water
detention areas. These areas will ultimately recharge the wetlands areas within the site.
Page 9
In summary, it is our opinion the ALRO Steel Office/Warehouse development proposed for the
intersection of W. Ripple and Poberenzy Road should be approved by the Plan Commission for the
following reasons:
(a) It is consistent with the overall intent and purpose of the City of Oshkosh Zoning Ordinance.
(b) The proposed Planned Development project is consistent with the City's Comprehensive Plan.
(c) The proposed Planned Development maintains the desired land uses, land 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 use being proposed
forthe Planned Development project,including but not limited to public sewer and water and
public roads.
(e) The proposed Planned Development incorporates the appropriate and adequate buffers and
transitions between areas of different land uses and development densities/intensities.
(f) The Planned Development does not detract from areas surrounding the site.
(g) The proposed architecture and character of the proposed Planned Development is
compatible with adjacent/nearby development.
(h) The proposed Planned Development will positively contribute to and not detract from the
physical appearance and functional arrangement of development in the area.
(i) The Planned Development will produce significant benefits in terms of environmental design
and significant alternative approaches to addressing development performance that relate to
and compensate for requested exceptions/base standard modification variations of any
standard or regulation of the Zoning Ordinance.
(j) The Planned Development is proposed to be constructed in a single phase.
WOLVERINE ENGINEERS &SURVEYORS, INC.
Page 10
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GDP.SIP ALRO STEEL CORP THOMAS RUSCH/RICHARD GABERT
CORNER OF RIPPLE &PROBERENZY PO BOX 927 PO BOX 3808
08-21-18 JACKSON MI 49204 OSHKOSH WI 54903
EXPER AIRCRAFT ASSOC INC O'HARROW CONSTRUCTION CO 'THOMAS RUSCH/BLUE MOON
PO BOX 3086 4575 ANN ARBOR RD HOLDINGS LLC
OSHKOSH WI 54903 JACKSON MI 49202 PO BOX 3808
OSHKOSH WI 54903
TOWN OF NEKIMI
3790 PICKETT RD
OSHKOSH WI 54904
Page 14
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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
information are responsible for verifying accuracy. For full disclaimer please go to Printing Date:8/7/2018
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,Wl
J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template:imxd User:katieb
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1 in=0.23 mi
1 in= 1,200 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:8/7/2018
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 16
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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:8/7/2018
information are responsible for verifying accuracy. For full disclaimer please go to ``"""`JS �� kC
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh,WI JS
J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User:katieb
Page 17