HomeMy WebLinkAbout37. 19-67 JANUARY 22, 2019 19-67 ORDINANCE
FIRST READING
(CARRIED LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE ZONE CHANGE FROM SUBURBAN MIXED USE
DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH A
PLANNED DEVELOPMENT OVERLAY (SMU-PD) AT 2020
SOUTH KOELLER STREET
INITIATED BY: MP DEVELOPMENT 6 LLC
PLAN COMMISSION RECOMMENDATION: Approved
A GENERAL ORDINANCE OF THE CITY OF OSHKOSH AMENDING SECTION 30-32
OF THE OSHKOSH MUNICIPAL CODE PERTAINING TO ZONING DISTRICTS.
The Common Council of the City of Oshkosh do ordain as follows:
SECTION 1. That Section 30-32 of the Oshkosh Municipal Code pertaining to
Zoning Districts and the map therein described is hereby amended by changing the
district character of the described property at 2020 South Koeller Street from Suburban
Mixed Use District (SMU) to Suburban Mixed Use District with a Planned Development
Overlay (SMU-PD).
LOT 2 OF CERTIFIED SURVEY MAP 2147 DOCUMENT #738835 RECORDED IN THE
REGISTER OF DEEDS OFFICE PLUS PUBLIC RIGHT OF WAY ADJACENT TO SAID
LOT EXTENDING TO THE CENTERLINE OF SOUTH KOELLER STREET and WEST
20TH AVENUE ALL IN THE 13TH WARD, CITY OF OSHKOSH, WINNEBAGO
COUNTY, WISCONSIN.
SECTION 2. This Ordinance shall be in full force and effect from and after its
passage and publication.
JANUARY 22, 2019 19-67 ORDINANCE
FIRST READING CONT'D
SECTION 3. Publication Notice. Please take notice that the City of Oshkosh
enacted Ordinance #19-xxx APPROVE ZONE CHANGE FROM SUBURBAN MIXED
USE DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH A PLANNED
DEVELOPMENT OVERLAY (SMU-PD) AT 2020 SOUTH KOELLER STREET on
February 12, 2019. This ordinance changes the zoning at 2020 South Koeller Street from
Suburban Mixed Use District (SMU) to Suburban Mixed Use District with a Planned
Development Overlay (SMU-PD). The full text of the Ordinance may be obtained at the
Office of the City Clerk, 215 Church Ave. and on the City's website at
www.ci.oshkosh.wi.us. Clerk's phone: (920) 236-5011.
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Oshkosh
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: January 17, 2019
RE: Approve Zone Change from Suburban Mixed Use District (SMU) to Suburban
Mixed Use District with Planned Development Overlay at 2020 South Koeller
Street (Plan Commission Recommends Approval)
BACKGROUND
The subject area consists of one parcel, approximately 1.29 acres in size, located on the east side
of S. Koeller Street and South of the W. 20th Avenue. The subject area was previously a Mobile
gas station. The surrounding area consists of commercial uses. The 2040 Comprehensive Land
Use Plan recommends Interstate Commercial use for the subject area. The proposed
development consists of a single story approximately 3,300 sq. ft. bank building and associated
surface parking. The bank building includes office space, conference room and a drive-thru
facility. The drive-thru facility will be located along the south side of the building and includes
two teller lanes and an ATM lane. The development will employ approximately 4-5 people on
average.
ANALYSIS
The applicant is requesting a zone change from Suburban Mixed Use District(SMU)to Suburban
Mixed Use District with Planned Development Overlay (SMU-PD) due to the challenges in
redeveloping the existing site. The subject parcel technically has two front yards and if the
required 25' front yard setback was applied to both yards the parcel would be significantly
impacted, effectively making the property difficult to redevelop for commercial development.
In order to aid in facilitating the redevelopment the applicant requires several Base Standard
Modifications that will be addressed as part of the General Development Plan/Specific
Implementation Plan (GDP/SIP) process.
FISCAL IMPACT
The proposed rezoning will result in a more intensively developed site that includes a higher
quality building and site improvements that should add additional assessed value over the
current gas station improvements.
City Hall,215 Church Avenue P.O.Box 1 130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
RECOMMENDATION
The Plan Commission recommended approval of the zone change with conditions at its January
15, 2019 meeting.
Respectfully Submitted, Approved:
Darryn Burich Mark A. Rohloff
Director of Planning Services 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: PUBLIC HEARING: ZONE CHANGE FROM SUBURBAN MIXED USE
DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH PLANNED
DEVELOPMENT OVERLAY(SMU-PD),APPROVAL OF A GENERAL
DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR
DEVELOPMENT OF A BANK AT 2020 S. KOELLER STREET
Plan Commission meeting of January 15, 2019.
***Revised***
GENERAL INFORMATION
Applicant: M6 International LLC
Property Owner: MP Development 6 LLC
Action(s) Requested:
The applicant requests a zone change from the existing Suburban Mixed Use District(SMU)to
Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The applicant also
requests approval of General Development Plan and Specific Implementation Plan to allow for
construction of a bank.
Applicable Ordinance Provisions:
The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning
from one classification to another but relies on the Comprehensive Plan and good planning
principles. Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area consists of one parcel, approximately 1.29 acres in size, located on the east side of
S. Koeller Street and South of the W. 20th Avenue. The subject area was previously a Mobile gas
station. The surrounding area consists of commercial uses. The 2040 Comprehensive Land Use
Plan recommends Interstate Commercial use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant gas station SMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Bank SMU-PD
......... ......... ......... ......... ......... ......... ......... ......... ......... .........
South Arby's SMU
......... ......... ......... ......... ......... ......... ......... ......... ......... .........
East Batteries+Bulbs SMU
.................................... ......... ......... ........ ......... ......... ......... ......... .........
West Vacant commercial land SMU-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The proposed development consists of a single story approximately 3,300 sq. ft.bank building
and associated surface parking. The bank building includes office space, conference room and a
drive-thru facility. The drive-thru facility will be located along the south side of the building and
include two teller lanes and an ATM lane. The development will employ approximately 4-5
people on average. ***The applicant is requesting a zone change from Suburban Mixed Use
District (SMU) to Suburban Mixed Use District with Planned Development Overlay (SMU-
PD) due to the challenges in redeveloping the existing site. The subject parcel technically has
two front yards and if the required 25' front yard setback was applied to both yards the parcel
would be significantly impacted,effectively making the property difficult to redevelop for
commercial development. In order to aid in facilitating the redevelopment the applicant
requires several Base Standard Modifications.`
Site Design/Access
The proposed development will have two access driveways and one internal access drive to the
adjacent property. One driveway is located on S. Koeller Street and the other one is located on W.
201h Avenue. Access Control Variances (ACV) are required for the lateral clearance of both
driveways within the development.
1. Reduced lateral clearance from S. Koeller St. to 25' where code requires a minimum of 75
feet.
2. Reduced lateral clearance from W. 20th Ave. to 43' where code requires a minimum of 75
feet.
3. Increase the number of permitted access drives from one to two.
4. Increase the S. Koeller St. driveway width from the maximum allowed 30' to 38'.
Staff is in support of the Access Control Variances (ACV) and additional information related to
them can be found in the related staff report. Staff recommends a condition requiring approval of
the ACV. The Department of Public Works has raised a concern with the ACV along S. Koeller
Street leading to potential for traffic backing up into the roadway. The applicant does not believe
the specific use and design on the facility will create a situation where vehicle congestion would
result in a backup into the roadway. Staff is recommending the ACV be granted. However, staff
suggests a condition that after a period of 2 years the ACV and driveway be reviewed to
determine if any modifications are needed to alleviate traffic safety issues. Additionally, as the
applicant has cited that they believe a financial institution would not generate enough volume
through the drive-thru facility to create an issue, a subsequent drive-thru oriented use could. To
alleviate that potential issue, staff suggest a condition requiring any change of use be required to
seek an SIP amendment.
ITEM. Rezone,GDP&SIPAssoeiated Bank 2
***In conjunction with the above referenced condition regarding traffic safety issues,staff has
been working the applicant to widen the bypass lane to allow an additional opportunity for
traffic to flow around the site should a vehicle block the current bypass lane. In order to
accommodate the revised bypass lane the applicant will require a Base Standard Modification
(BSM) to reduce setbacks. The revised site plan indicates a 10' front yard setback along W. 291h
Avenue. The reduced setback provide the applicant the ability to widen the bypass lane along
the south side of property. In order to accommodate this the applicant is seeking a BSM to
reduce the required 25' setback to 10'. Staff is in support of the BSM as it provides room for an
additional stacking space for vehicles. It has also provided an area of additional building
foundation landscaping.***
The site plan indicates 24 total surface parking spaces. The zoning ordinance would allow a
maximum of 14 parking spaces, therefore the proposed plan exceeds the maximum allowed
parking requirements. The applicant is requesting a BSM to exceed the maximum allowed 125%
parking. The applicant has stated they believe the facility needed the additional spaces to
accommodate peak times. Staff is in support of the requested BSM as financial facilities tend to
include several peak periods which generate an additional parking demand and therefore the
increased parking is warranted.
Storm Water Management/Utilities
Storm water management plans have not been provided. The applicant has been made aware of
the Department of Public Works requirements. Finalized storm water management plans will
need to be submitted and approved as part of the Site Plan Review processes.
Landscaping
Building Foundation
Per the applicant's site plan, a total of 100 foundation landscaping points are required. The
provided plan indicates a total of 240 foundation landscaping points are being provided. The
landscaping ordinance also specifies that 50%of the required points must be located along the
primary building fagade or in this case the west fagade. All building foundation landscaping
requirements are being meet.
Paved Area
Code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area, equating
to a required 135 paved area landscaping points. The applicant exceeds this requirement by
providing a total of approximately 395 paved area landscaping points. The code further specifies
30% of all points will be devoted to medium or tall trees and 40%will be devoted to shrubs.
***The applicant does appear deficient in their required landscaping island. The applicant
does provide the required number of islands,but fails to include the required tree within the
island. Staff will work with the applicant to revise the required planting schedule prior to
final approval during Site Plan Review.***
Street Frontage
Code requires 100 points per 100 feet of street frontage. The subject parcel has 480 feet of frontage
along S. Koeller Street and W. 291h Avenue. Code requires 100 points per 100 feet of frontage,
ITEM. Rezone,GDP&SIPAssoeiated Bank 3
equating to a required 480 landscaping points. The plan provided indicates 536 points along S.
Koeller Street and W 201h Avenue.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan, 60
yard landscaping points are required and the applicant has indicated 4 existing deciduous trees
shall remain on the site and wish to use those to satisfy their yard requirement. Code specifies
that yard landscaping is separate from the other landscaping requirements and as such the
existing tree cannot count towards both Street Frontage requirements and Yard requirements. A
revised landscaping plan shall be provided that specifies both updated requirement for Street
Frontage and the required Yard plantings.
Signage
The applicant has provided building signage. The allowed and proposed wall sign are as follows:
Permitted Allowed
North: 80 sq. ft. 34 sq. ft.
East: 44 sq. ft. 15 sq. ft.
South: 78 sq. ft. 15 sq. ft.
West 44 sq. ft. 40 sq. ft.
All building wall signs are in compliance with the zoning ordinance. The applicant has not
provided documentation for free standing signage. Staff recommends final signage plans shall be
approved by the Department of Community Development.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan meets the maximum
allowed 0.5 foot candle allowed at the majority of property lines. The applicant does however
exceed the allowed maximum in two locations. First, along the W. 201h Avenue driveway
entrance the applicant is requesting a BSM to exceed the maximum allowed. The applicant states
the request is related to the significantly larger than normal right-of-way. The actual curb line
and street lighting is approximately 80' from the property line. Therefore, a large "dark zone"
would be left between the applicant's property line and the light provided by the street lightning.
Staff is in support the request BSM and agrees with applicant's justification as to why the BSM is
required. Second, the applicant is requesting a BSM to exceed the maximum allowed at the
southern internal access drive. As this is a shared access point with the adjacent commercial
development, staff is in support of the request as it servers the broader benefit of increased
visibility for traffic moving between the developments.
Building Facades
Building Materials
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50%Class I
materials. The petitioner has provided building elevations for the building. The applicant has
provided a material list and material breakdown for the building for each building facade. The
building as proposed exceed the design standard requirements for commercial building. As the
ITEM. Rezone,GDP&SIPAssoeiated Bank 4
drawings are still labeled conceptual, staff recommends the final building elevations be review
and approved by the Department of Community Development.
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.
(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. Rezone,GDP&SIPAssociated Bank 5
Staff recommends approval of the Rezone, General Development Plan and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1. Approval of an Access Control Variances to reduced lateral clearance and number of
access drives for a period 2 years after which the S. Koeller St. driveway and ACV will be
reviewed to determine if any modifications are needed to alleviate traffic safety issues.
2. Any change in use shall be required to obtain a Specific Implementation Plan
Amendment.
3. BSM to exceed the maximum allowed 14 parking spaces to 24 spaces as shown.
4. ***BSM to reduce the front yard setback along W. 201h Avenue from 25'to 10'.***
5. BSM to exceed the maximum allowed 0.5 foot-candle along the W. 201h Avenue driveway
and southern joint access drive.
6. Final stormwater management plans approved by the Department of Public Works as part
of the formal Site Plan Review.
7. Final building elevations shall be approved by the Department of Community
Development.
8. Applicant shall revise the landscaping plan to include the required 480 points of Street
Frontage landscaping.
9. Final landscaping plan shall be approved by the Department of Community
Development.
10. Final signage plan shall be approved by the Department of Community Development.
The Plan Commission approved of the Rezone, General Development Plan and Specific
Implementation 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 as well as the land use
and zoning classifications in this area. The proposed development consists of a single story
approximately 3,300 sq. ft.bank building and associated surface parking. The bank building
includes office space, conference room and a drive-thru facility. The proposed development will
have two access driveways and one internal access drive to the adjacent property. Access Control
Variances (ACV) are required for the lateral clearance of both driveways within the development.
Finalized storm water management plans will need to be submitted and approved as part of the
Site Plan Review processes. A photometric plan has been provided by the applicant. Section 30-
243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I materials.
The petitioner has provided building elevations for the building. The applicant has provided a
material list and material breakdown for the building for each building facade. The building as
proposed exceed the design standard requirements for commercial building. Mr. Lyons
explained there have been revisions to the site plan since the staff report was distributed which
resulted in an additional condition for a Base Standard Modification to reduce the front yard
setback along W. 201h Avenue from 25' to 10'. The revised site plan allows the widening of the
bypass lane to allow an additional opportunity for traffic to flow around the site should a vehicle
block the current bypass lane.
Ms. Propp questioned why the bypass lane has such a steep angle and creates a knob.
ITEM. Rezone,GDP&SIPAssoeiated Bank 6
Andy Kerr (project architect for Rinka),explained the purpose of the merging bypass lane is to
collect traffic into one lane instead of having multiple cars stacked side by side and trying to leave
at once. He stated there is another knob to the north. He said another reason for these knobs are
for traffic safety concerns and the knobs would help decrease potential collisions since cars will
not be stacked side by side.
Mr. Kiefer asked if the area to the east would remain grass.
Mr. Kerr confirmed it would remain grass.
Motion by Propp to approval the access control variances to allow reduced lateral clearance from S.
Koeller St. to 25'where code requires a minimum of 75 feet, reduced lateral clearance from W. 20th
Ave. to 43'where code requires a minimum of 75 feet, increase the number of permitted access drives
from one to two and increase the S. Koeller St. driveway width from the maximum allowed 30'to 38'as
well as a zone change from Suburban Mixed Use District (SMU) to Suburban Mixed Use District with
Planned Development Overlay (SMU-PD), approval of a General Development Plan and Specific
Implementation Plan for development of a bank at 2020 S. Koeller Street with the following amended
conditions:
1. Approval of an Access Control Variances to reduced lateral clearance and number of access drives
for a period 2 years after which the S. Koeller St. driveway and ACV will be reviewed to determine
if any modifications are needed to alleviate traffic safety issues.
2. Any change in use shall be required to obtain a Specific Implementation Plan Amendment.
3. BSM to exceed the maximum allowed 14 parking spaces to 24 spaces as shown.
4. BSM to reduce the front yard setback along W. 20th Avenue from 25'to 10'.
5. BSM to exceed the maximum allowed 0.5 foot-candle along the W. 20th Avenue driveway and
southern joint access drive.
6. Final stormwater management plans approved by the Department of Public Works as part of the
formal Site Plan Review.
7. Final building elevations shall be approved by the Department of Community Development.
8. Applicant shall revise the landscaping plan to include the required 480 points of Street Frontage
landscaping.
9. Final landscaping plan shall be approved by the Department of Community Development.
10. Final signage plan shall be approved by the Department of Community Development.
Seconded by Cummings. Motion carried 8-0.
ITEM. Rezone,GDP&SIPAssociated Bank 7
SUBMIT TO:
City of Oshkosh Dept.of Community Development
y 215 Church Ave.,P.O.Box 1 130
Glow Planned Development Application Oshkosh,W154901
Oshkosh p pp PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
*'PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: NO �GJC GO o,Gdd T (0 Ll-(, Date: �Z
Petitioner's Address: 6.0 066(.91-) ST SIG 1S City: p S`4KOS a State: Zip: sq 9 001
Telephone #: (qZD �4 tS i <; (110) Other Contact#or Email: (4A� Lr v�o{ e,nrS, �o-
Status of Petitioner(Please Chec = w r _ rese ative Tenan Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): 6 J Nr C-0-P 4'V t 0^Jr4 X~ LA.(— Date:
Owner(s) Address: 125 N �20 6 Q6,S *`b(L. City: 5 4 J14V/ 1 L6_ State: %41 Zip: 530c)
c)
Telephone#: ('ZbZ) 23 s't4 05 q Fax: f-247) SIG-9003 Other Contact#or Email:
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/m y be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner's Signature: "1 Date:
-roe MOPUAP �p(LTN ���c aS AZ.ENT fEE rtT?:
TYPE OF REQUEST:
Lit General Development Plan (GDP) 0 General Development Plan (GDP) Amendment
®.Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment
SITE INFORMATION ` /
Address/Location of Proposed Project: ?o'j o 0E4t-6�L S, o G`I.LEy- S 1
Proposed Project Type: C0VAYA6(ZC-1aL... �_o61GLoPmc1J r
Current Use of Property: GAS 'C t-N'i 6"� C 0 tJ Q 0J I b►)c6 5-TE)R.e Zoning: S VK U
Land Uses Surrounding Your Site: North: C b C-Tia.(LG b T
South: FAST CIASOA-L. (LeST. Ih23�`s
East: C_oMMetui aL- Dt:l-ret,iEs
West: yACt4o-r Lb4rj
r It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal
Y 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
Staff Date Rec'd
7
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.
a 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 detail to indicate the floor
area, bulk, and visual character of such buildings.
a Engineering plans for all water and sewer systems,stormwater systems,roads,parking areas, and
walkways.
❑ Signage plan for the project,including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
Specific written description of the proposed SIP 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/intensity 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 Pp 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.
a 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.
:1 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.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. 1 am aware that failure to submit the required complet d application materials may result in denial or
delay of the application request. '
1
Applicant's Signature (require c.-(./tom Date:
8
City of Oshkosh Application SUBMIT TO:
Cily Dept.of Community Development
of Zoning Map Amendment (Rezoning) 215 Church Ave-P.O.Box 1130
Oshkosh Oshkosh,Wisconsin 54903-1130
PHONE:(920)2365059
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Pty .
Petitioner. -f—� �1)(.t--0 (�tJ•'(�
Petitioner's Address: p 2�G O �r s r� City:-----State: W1_Zip:_ _1 a 1
Telephone it:(IZ0)17 Fax:{��v) 'LJ 5 Other Contact ft or Email; �!�.�QM T a� �$ •C nw�
Status of Petitioner(Please Check): Own r ' Representative Tenant KProspective Buyer
Petitioner's Signature(required): Date:
OWNER INFORMATION
Owner(s): M6 1 VTOiltJ A-TN Date: 11 Ar ):j
Owner(s)Address: �'2-FC>5 � City: S 4UtC_J1 u e State:0 1 Zip:
Telephone#:(?0) 2-5S1o _ _ Fax:(26 S�6 —406 Other Contact#or Email;
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 0ther'nforrnotion necessary to process this application. 1 also understand that all meeting dates are tentative
and may be postponed by the Pla ni g Services Division for incomplete submissions or other administrative reasons.
Property Owner's Signature: Date:
"fµ'' w oP�✓k� r4{L��✓�� r LuL A4 t4(�erJ t� sit i/+7y.
ZONING AND DEVELOPMENT INFORMATION
Address/Location of Rezoning
�Request: 2®�0
Tax Parcel Number(s): i ) ? 3(b 1) 1 0 4
Rezone property from: S VV,%) to
Purpose for Rezoning: 1'.C TS ZtA-jJ d F)N .D t;U 6L.o 9 W� �!
Describe existing property development and land use: INA 0_�I L 6145 S rV+T t 0 d 1e 0 0 v1 C 0 160 Cf_
Describe proposed development and/or proposed land use: C t)W,e4 0Q,-_9 V1 L_ V-'b 6V aC'P M FO 'r
Proposed time schedule for development and/or use of the property:
-,P6610 L-1 '1 o dLt'tT� L� �` -_---(?Q(DOI A)
Zoning Adjacent to the Site: North:
South: W1 v
East:
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West:
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Staff Date Rec'd
9
THE MORGAN PARTNERS
Professional Real Estate.Services
Mr. Mark Lyons, Dept.of Community Development
215 Church Avenue
P.O. Box 1130
Oshkosh,WI 54903-1130
RE:2020 Koeller Rd-Oshkosh,WI-Redevelopment
Mr. Lyons:
Per our prior discussions, please allow this letter to serve as the narrative to accompany an application
for a planned development rezone for the property located at 2020 S. Koeller Rd in Oshkosh.This site,
which is currently a closed Mobil gas station/convenience store, is slated for redevelopment in 2019
with the goal of converting it to an Associated Bank branch. Pending municipal approvals and finalizing
development terms,we hope to remove the current improvements beginning in April of 2019 and
commencing construction of Associated Bank's work immediately thereafter, providing for a late 2019
opening timeline.
Due to some unique characteristics of this site, as well as Associated Bank's operational needs,we are
anticipating the need for several base standard modifications. Most notably,those include a parking
adjustment, access control variances and relief from the lighting code.A detailed rationale for each of
these items follows below.
Parking:
i
Parking for this site is currently restricted to 11 stalls,with a maximum adjustment under the ordinance
to 14.We are requesting a total of 24 stalls, including 1 handicapped stall,which is made necessary by
the traffic generated by a financial institution at peak times.While 14 stalls(of which 5-6 might be
i
occupied by employees at any point)might be sufficient for off-peak hours, it is not uncommon to need
the full complement of the remaining lot during busier times such as Friday afternoons and early
mornings. In the interest of ensuring vehicle parking does not spill over onto the adjacent site to the
south (which is accessible from the parcel in question due to a cross easement agreement),we believe
increasing the allowable stalls to 24 is reasonable.
Lighting:
While most of the site is in compliance with the requirement to maintain a .05 lumen or less limit at all
property lines,the northern driveway is not in compliance. Because of the wide nature of the right-of-
way adjacent to the north property line,the actual driveway is significantly longer then it would
otherwise be in a standard right-of-way configuration.Typically,street lighting would pick up where site
10
lighting leaves off at the lot line, but in this instance the street lighting along 20th Avenue is actually 80'
or more from the property line. Due to this, lighting must increase at the driveway area in excess of
what is typically allowed by code in order to ensure visibility for vehicles entering and exiting the site
from 20th Avenue.
Access Control:
For the reason mentioned in the lighting item above,the driveways on this site also are not in
compliance with the code as typically enforced.While the driveway distances follow the spirit of the
ordinance based on their proximity to the actual intersection and right-of-way,they are no in
compliance as it relates to the actual property line. In our conversations with the Department of Public
works, it is not anticipated that the Koeller or 20'Avenue rights-of-way will be adjusted anytime soon,
therefore we would request a base standard modification to allow us to use the existing driveway
configurations in the existing locations.We also believe a throat clearance adjustrment is reasonable for
the same reasons above as it relates to the northern driveway and should be granted for the western
driveway based on the traffic control features we are implementing to avoid cross traffic interactions.
In summary,we are pleased to be able to present this project in concert with Associated Bank,and
believe that this represents a significant upgrade for a very visible corner with a group that has been
committed to Oshkosh for years. Due to specific site conditions at the property and the specific
characteristics of the use,we believe that these base standard modifications represent reasonable
amendments to the underlying standards, all of which remain in keeping with the spirit of the zoning
code.We look forward to continuing to work on this project with all stakeholders.
Re pectfully,
I �
Ed Bowen
The Morgan Partners, LLC
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725 N PROGRESS DR 601 OREGON ST SUITE B
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information are responsible for verifying accuracy. For full disclaimer please go to Printing Date:12/20/2018
www.ci,oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,W1 Oshkke-)sh
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