HomeMy WebLinkAboutItem IPLAN COMMISSION STAFF REPORT DECEMBER 4, 2018
ITEM I: SPECIFIC IMPLEMENTATION PLAN AMENDMENT REQUEST FOR VEHICLE
SALES AT 1911 WEST SNELL ROAD
*This item was laid over from November 20, 2018 meeting.
GENERAL INFORMATION
Owner/Petitioner: Lorenz Rangeloff
Action(s) Requested:
The applicant requests approval of a Specific Implementation Plan Amendment for vehicle sales at
1911 W. Snell Road.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject site consists of an approximate 5.83 acre parcel located on the southwest corner of Interstate
41 and W. Snell Road and has a zoning designation of Urban Industrial with a Plan Development
Overlay (UI-PD). The property contains a 13,863 sq. ft. auto service garage (Loren's Truck Plaza) and
associated parking area including a roughly 1,900 sq. ft. canopy.
The surrounding area consists predominately of undeveloped land and commercial uses and a mobile
home park to the north. The 2040 Comprehensive Land Use Plan recommends industrial use for the
subject site.
iubject Site
Existing Land Use Zonin
Commercial UI-PD
Adjacent Land Use and Zoning
Existing
Uses
Zoning
North
Mobile home park
MH-9-PD
South_
...
— _....................._........._....__..__..__._.............__..............._......._.....__.._............................................--
Vacant/undeveloped _ .._...................................
---. ..........
UI-PD
East .......__..._...._Agriculture/undeveloped
........................_....._.............__................................._.............._...
_.......-
...................... __..- ....... _....... .. _...._...... _............. _......... _._... ...... __................ ......
A-1 (County) _...............................................................................
West
Vacant/undeveloped
UI-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Industrial
Item I— SIP Amendt 1911 TV Snell Rd
1
On February 14, 2006, Common Council approved a Conditional Use Permit (CUP) and Planned
Development amendment to expand the existing truck stop operation to include used automobile sales.
The CUP was valid for two (2) years with the following conditions:
1. The conditional use permit be valid for a period of two (2) years from its date of approval by the
Common Council, at which time the site and uses be fully reviewed for compliance.
2. Base code modification is granted for reduction in the transition yard on the west property line
from 17.5 ft. to 10 feet.
3. Site/business is maintained and operated per the submitted site plan. There is no expansion of
the "historic" uses on -site without prior approval.
4. Outside storage of parts, fluids, tires and other automotive service related items shall be
prohibited in all areas other than enclosed storage.
5. A landscape plan be submitted with a planting schedule identifying specie types and quantities
for Department of Community Development review and approval.
6. An example and depiction of the proposed fencing of the tow storage area be submitted to the
Department of Community Development for review and approval.
7. A statement explaining the scope of work to be done on the existing structure be submitted to
the Department of Community Development for review and approval.
8. Towing -related fleet vehicles are limited in parking location to under the existing metal canopy,
between the canopy and the building or in the screened storage areas.
9. Base code modification is granted to allow a metal fence, with fencing to be approved by the
Department of Community Development.
On February 14, 2008, the CUP for automobile sales expired. On March 11, 2008 Common Council
denied a CUP request to renew the expired CUP for automobile sales.
On November 25, 2008, Common Council approved a planned development amendment allowing for
relocation of the existing ground sign and a fence on the property, as well as construction of a new
driveway and an addition to the existing building with the following conditions:
1. Building materials of the proposed building addition meet the Highway 41 Corridor Overlay
Zoning District standards.
2. Landscaping is installed to meet Zoning Ordinance parking lot perimeter standards for
manufacturing areas on the south and east property lines.
3. Approve the proposed relocation of the sign, in compliance with code standards.
4. Approve establishment of a new driveway, in compliance with code standards.
5. Approve fence relocation, in compliance with code standards.
ANALYSIS
In May 2017, Planning Services issued a correction notice to the property owner for storage of
unregistered, unlicensed/inoperable vehicles being stored in the open on the site. The petitioner
subsequently submitted an application for Specific Implementation Plan (SIP) amendment to expand
the existing truck stop use to include automobile sales. The request also includes a 50' X 50' building
addition as well as fencing for additional outdoor storage area.
Item I -SIP Afnndt for 1911 W Snell Rd
Use
The proposed development consists of an existing approximately 13,900 sq. ft. auto / truck repair shop
and towing service. The applicant is proposing to add an additional 50' X 50' building addition. The
applicant is also requesting to add auto / truck sales as a permitted use. The applicant's narrative
requests approval of all permitted uses in the Urban Industrial district. Based on the property owner's
history of zoning violations, staff is recommending a condition be placed restricting the applicant to
only those uses as described within the planned development application and narrative. Those uses as
identified by the applicant are; auto & truck repair, auto service, towing, auto parts sales and auto
sales. Staff has additional concerns with the applicant's stated use of parts sales. Staff is concerned the
applicant intends to operate an auto salvage facility and sell salvaged auto parts. Staff recommends a
condition be placed limiting the length of time a vehicle may be kept in the enclosed outdoor storage
area to 6 months. The applicant is requesting 42 stalls for sales. The applicant is also proposing to
increase the size of its outdoor storage area. The 2008 approved site plan included approximately 1
acre of fenced outdoor storage area. The applicant is proposing to expand that area by approximately
39,000 sq. ft. nearly doubling the existing outdoor storage area. The outdoor storage area would be
fenced with an 8' steel fence that match the existing fence. The applicant was previously granted a Base
Standard Modification (BSM) to use an 8' metal fence to enclose their outdoor storage area. The
applicant is requesting to be allowed to use similar fencing around the proposed outdoor storage
expansion. Staff is not in support of this request. The newly proposed outdoor storage area will have
greater visibility from the surrounding properties and Interstate 41. Staff recommends a condition
requiring the new outdoor storage area fence meets the screening requirements for outdoor storage,
including an 8' solid fence.
The applicant has established a history of being unable or unwilling to follow through with the
conditions placed on his site related to outdoor storage. Due to this fact, staff is recommending the
applicant be required to bring a written narrative and detailed outdoor storage plan back to Plan
Commission for final approval prior to being permitted to increase the size of the existing outdoor
storage. The written narrative and detail plan shall outline types of items to be storage, length of time
the items shall be stored and what types of items will be stored in each storage area. The applicant is
not approved to be operating a junkyard or salvage yard and historically air photos indicate many of
the items being stored have not been moved in several years. If this is the case, the applicant would be
operating a junkyard or salvage yard without the required approvals and not the auto repair business
he has indicated in his Planned Development application. Below is a copy of the approve site plan
from 2008. The approved plan identified a specific area along the west side of the building for outdoor
storage. Following that is an aerial photo from 2015 showing the outdoor storage area.
Item I -SIP Amndt for 1911 W Snell Rd
12- -t- 1.
Move Sign
Now Drive
IL
A . A Y� New Sign'
Location
od
Stor go
A,
fauj angA dition tv
46
P f Ci ED CHANGES TO SITE
REVSED SITE PLAN
'SUBMITTED IA
OCTOBER 16, 2008
Item I -SIP Amndlfor l9ll JVSnell Rd 4
Staff is also recommending the applicant be required to repair the existing metal fence. A portion of
fence is missing along the northwest corner and is no longer shielding the existing outdoor storage area
from view of the adjacent properties or right-of-way. Below is a picture showing the missing fencing.
Item7-SIPAmndtfor1911 WSnellRd
Site Design/Access
The site is accessed from a single driveway on W. Snell Road. No additional access points are included
as part of this request. The applicant failed to construct the existing driveway to city standards when it
was done as part of the prior approval. Therefore, staff is recommending a condition be placed
requiring the existing driveway to be brought up to city standards for hard surfacing. A portion of the
access drive along the western and southern portion of the site is also not hard surfaced per city code
requirements. Staff also recommends that all access drives be brought into conformance with city
standards.
The applicant indicates a total of 68 parking spaces on site. The applicant is proposing to use spaces
labeled 1-8 for customer parking, 9-45 for vehicle sales and 45-68 for shop vehicles, customer parking
and tow trucks. The zoning ordinance requires 1 parking spaces per 300 sq. ft. of building devoted to
vehicle services and repair. It also requires 1 parking space per 300 sq. ft. of office space. Vehicles sales
requires 1 space per 3,000 sq. ft. outdoor display area. According to the applicant, the building consists
of 7,000 sq. ft. of shop space, equaling 23 required parking spaces and 6,000 sq. ft. of office space,
equaling 20 parking spaces. The applicant indicates approximately 12,000 sq. ft. of outdoor vehicle
display area, equaling 4 required parking spaces.
Item I —SIP Anindt for 1911 J V Snell Rd 6
The applicant is proposing to dedicate only 26 of the 68 parking spaces on site for employee, customer
and shop vehicle use. The applicant does not define what constitutes a shop vehicle. Code requires a
total of 47 employee and customer spaces per the uses and size of those uses indicated by the applicant.
If 47 of the 68 spaces on site are required to meet the zoning ordinance for parking, only 21 spaces
remain for vehicles sales. Staff recommends a condition limiting the applicant to only 21 vehicle sales
spaces and the applicant be required to identify those spaces through on site signage. Staff further
recommends a condition be placed limiting parking on the site to only those legally establish and
striped spaces as approved as part of the site plan and no other parking / storage shall be permitted
outside of the approved spaces.
Presently, the parking area is not stripped in accordance with the provided plan. Staff recommends the
applicant be required to fully stripe the parking area in compliance with the approved plan. Further,
the plan as presently proposed does not appear to meet all the dimensional requirements for parking
stalls and access drives and the spaces indicated vary in size. Staff recommends the applicant be
required to provide a fully dimensioned and scaled parking lot layout plan back to plan commission
for final approval.
Storm Water Management/Utilities
No storm water management plans have been submitted at this time. Department of Public Works has
indicated that the proposed 50' X 50' building addition would not require storm water management at
this time. However, once a cumulative 20,000 sq. ft. of disturbed area is reached the site will have to
come into compliance with the City's Stormwater Ordinance (Chapter 14). The additional paving
being required to bring the site into conformance with the ordinances' driveway and access drive
standards will trigger additional stormwater requirements.
Landscaping
The applicant provided a full landscaping plan as part of the 2008 CUP request. That plan included
significant landscaping improvements to the site, including additional trees and shrubs. The majority
of that landscaping was either never installed or has not been maintained. Below are copies of that site
plan and current proposed site plan.
Item I -SIP An:ndt for 1911 JV Snell Rd 7
2008 Site Plan
I
3 '
Item I -SIP Anuidt for 1911 W Snell Rd 8
Item I -SIP Anuidt for 1911 W Snell Rd 8
2018 Proposed Site Plan
The current plan indicates significantly fewer trees and none of the previous shrubs are shown. On the
current plan the applicant also indicates landscaping which is not located on their parcel. No
landscaping is being shown along the western property line at this time. Staff recommends a condition
be placed requiring the applicant to either bring the site into conformance with the 2008 landscaping
plan or meet the current landscaping code requirements for paved area, street frontage and yards.
Current code requirements would be 30 paved area landscaping points per 10,000 sq. ft. of paved area,
Item I -SIP An:ndt for 1911 W Snell Rd 9
30 street frontage landscaping points per 100' of street frontage and 30 yards landscaping points per
1,000 square feet of gross floor area all buildings.
Signage
No additional signage had been indicated on the provided plans. Staff is recommendation a condition
requiring the applicant to remove the existing empty sign structure. Section 30-311 (F) of the zoning
ordinance requires the removal of signs that are not being properly maintained.
Building Facades
The applicant has not provided elevations for the building addition. The applicant states it will be
constructed of the same materials as the existing building. Final building elevations will be reviewed
and approved as part of the Site Plan Review process.
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.
(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.
Item I -SIP Anindtfor 1911 WSne![Rd 10
(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 Specific Implementation Plan amendment with the findings listed
above and the proposed following conditions:
1. Base Standard Modification is granted for reduction in the transition yard on the west property
line from 17.5' to 10' as granted as part of the 2006 approval.
2. Site/Business is maintained and operated per the submitted plan. There shall be no expansion of
or change of uses on -site without further approval through the Planned Development process.
3. Outside storage of parts, fluid, tires, inoperable/unlicensed vehicles and other automotive
service related items shall be prohibited in all areas other than the approved enclosed storage
area. No outdoor storage shall be permitted outside of the approved enclosed storage area.
4. Towing -related fleet vehicles are limited in parking location to under the existing metal canopy,
between the canopy and the building or in the screened storage areas as per the 2006 approval.
5. Driveway, access drives and parking shall be brought up to city standards for hard surfacing
per section 30-175(S), examples are concrete or asphalt.
6. Outdoor storage area shall be fully screened with an 8' solid code compliant fence per section
30-81(B), examples are wood, vinyl or pre -woven galvanized and/or coated chain link that is at
least 90 percent opaque. Final fence elevations to be reviewed and approved by the Plan
Commission.
7. Site is limited to 21 vehicle sales spaces and those spaces shall be identified by on site signage.
8. Applicant shall provide a fully dimensioned and scaled parking lot plan to Plan Commission
for final approval of the parking lot plan.
9. Parking lot shall be striped in accordance with the approved site plan.
10. No parking shall be permitted outside of the legally established and striped spaces as approved
as part of the site plan
11. Applicant shall provide storm water management once 20,000 sq. ft. of total disturbed area is
reached.
12. Site shall either be brought into conformance with the 2008 landscaping plan or meet the
current landscaping code requirements for paved area, street frontage and yards.
Item I -SIP Amndt for 1911 W Snell Rd 11
13. The building addition shall be constructed of the same type and color of materials as the
existing building. Final building addition elevations to be reviewed and approved by the Plan
Commission.
14. Outdoor storage area plan shall be to be reviewed and approved by the Plan Commission.
15. All vehicles in parking spaces shall in be operable condition for safe and legal performance on
public right-of-way.
16. All semi -tractors, semi -trailers and towed vehicles shall be stored within the approved enclosed
storage area.
17. Permitted use shall be limited to; auto & truck repair, auto service, towing, auto parts sales and
auto sales. For purposes of clarification, auto salvage is not a permitted use and vehicles shall
not be dismantled and sold for parts on the property.
18. No vehicle of any type shall be kept in the enclosed outdoor storage area for a period of time
exceeding 6 months. The enclosed outdoor storage area shall not function as a salvage yard and
shall not store vehicles that are being sold for parts or scrap.
Item I —SIP Amndt for 1911 W Snell Rd 12
SUBMIT TO:
-City of Oshkosh Dept. of Community Development
City 215 Church Ave., P.O. Box 1130 Wl0Planned Development Application ashl�osh,vn 54901
Oshkosh PHONE: (920) 236-5059
For General Development Plan or Specific implementation Plan
"PIL'ASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: is ' i 7_ s ► lQ (_�\C�``!1 •`, Date: 6) —
Petitioner's Address: 3'J (�) i l�� _iC�t T1 City: _ it ) � 1 5� State: CIO 1 Zip: r:)L .9 0 3•
Telephone It:_R2D) 3 q- Cam' Fax: (90)) l 2_ ^ 59 8 Other Contact ft or Email:.
Status of Petitioner (Please,Check): downer ❑ Representative 0 Tenant ❑ Prospective Buyer
Petitioner's Signature (required):
OWNER INFORMATION
Owner's):111 F'� Date.
Owner(s) Address:
Telephone It: ( ) Fax: (
City:
State• Zip:
Other Contact It or Email:
Ownership Status (Please Check): ❑ Individual o Trust a Partnership n 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 ostponed-by-ifTe—PTa-nrnng Servlces l fie for incomplete submissions or other
administrative reasons. r
Property Owner's
Date: 6_ 1 1 r 18
TYPE OF REQUEST:
❑ General Development Plan (GDP) 0 General Development Plan (GDP) Amendment
Cl Specific Implementation Plan (SIP) 1ASpecific Implementation Pian (SIP) Amendment
SITE INFORMATION
Address/Locatlon of Proposed Project: yJ II C 1
Proposed Project Type: CLt to l A l "h C t �_- CCi r -._
Current Use of Property: > 4: (-L) (t_? , 3'4-- , tr ,nfng: _
Land Uses Surrounding Your Site: North: i-cil 1'� �` r
South: tY�LG '(in, CVnCC�CI
East: i 1'
`1
West: l
➢ It Is recommended that the oppilcant;meet with.Pianning Services staff prior to submittal to discuss the proposal.
➢ Application fees are due at lime of submittal Make check payable to City, of Oshkosh.
Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
IE',s
tAtC��
For. more information please visit the City's website at www.ci.oshkosli.vii.us/Conimunity—Developimnt/Planriiiig,tiim
Staff s Date Rec'dG P/N
13
The property at 1911 W Snell Road is zoned Urban Industrial. The current usage of the property
and future request uses are all permited uses in the Urban industrial zoning. Do to the rapid
growth of our business, we are going to need more additional shop space. Therefore, we are
requesting an addition of 50x50 on the northwest corner of the rear of the building. Which will
be constructed of the same type of materials the building is already made of.
Do to amount of cars accumulated through towing operations, we are expanding car sales which
is a permitted use under Urban Zoning. Car sales will be conducted in accordance to the State of
Wisconsin Motor Vehicle requirements for display and sale. We are requesting 42 stalls for sale.
And S for customer and/or employee parking.
Landscaping consists of 3 silver maples on the north end and 3 on the south end of the east side
of the property. They are currently 6" in diameter. On the East side we face Highway 41
Southbound, which consists of tall weeds and grass that exceeds 3-4 feet in height. On the
North side is the slope for the overpass which is also all tall grass and weeds. On the south side
is tall grass and berm.
The building consists of 70x100 Shop and 40x150 of Office, Bathrooms and Trees.
14
1-8 Customer parking
9-44 Sales parking
45-68 Shop Vehicles, Customer Parking, tow trucks
Fencing will be 8 feet tall and steel like the rest of the fence that is us. The fenced in area is for
parking tow ins and equipment and vehicles in need of repair and outside storage and supplies.
15
The property at 1911 W Snell Road is zoned M Industrial. The current usage of the property and future
request uses are all permited uses in the M industrial zoning: Do to the rapid growth of our
business, we are going to need more additional shop space. Therefore, we are requesting an addition
of 50x50 on the northwest corner of the rear of the building. Which will be constructed of the same
type of materials the building is-already'made of.
Do to amount of cars accumulated through towing operations, we are requesting car sales which is a
permitted use under M Zoning. Car sales will be conducted in accordance to the State of Wisconsin
Motor Vehicle requirements for display and sale. We are requesting 50 stalls for sale. Arid 8 for
customer and/or employee parking.
16
17
SIP AMENDMENT OMNI GLASS & PAINT INC LOREN'S 41 TRUCK PLAZA LLC
1911 W SNELL RD 3530 OMNI DR 3000 OREGON ST
PC: 11-20-18 OSHKOSH WI 54904 OSHKOSH WI 54902
TOWN OF OSHKOSH - CLERK
ATTN: JEANNETTE MERTEN
1076 COZY LN
OSHKOSH WI 54901
LORENZ RANGELOFF
3020 OREGON ST
OSHKOSH WI 54902
in
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1 in=0.03mi
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Printing Date: 6/14/2018
Prepared by: City of Oshkosh, WI
Commission Site Plan Map TemplatelPlan Commission Site
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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
www.ci.oshkosh.wi.us/GlSdisclaimer
I
in = 0.03 mi
1in=150ft
Printing Date: 6/14/2018
Prepared by: City of Oshkosh, WI
Oshkosh
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