HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT FEBRUARY 5,2019
ITEM III: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR AN AUTO SALES/SERVICE FACILITY AND STORAGE FOR
PROPERTY LOCATED AT 2175—2185 S.KOELLER STREET
GENERAL INFORMATION
Applicant: Vision Architecture/Extreme Customs
Property Owner: Phoenix Investors
Action(s) Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan to allow for Auto Sales/Service and Storage Facility located at 2175—2185 S.Koeller Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area is currently zoned Suburban Mixed Use with a Planned Development Overlay
(SMU-PD) and consists of three parcels totaling approximately 6.61 acres,located at the
northwest corner of S.Koeller Street and W. South Park Avenue. The subject area contains a
vacant commercial building, approximately 62,435 square feet in size and associated surface
parking facilities. The site was previously approved as a Planned Development in 1996. Prior
land uses on the subject site included the former JC Penny and Miles Kimball retail
establishments.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 Commercial SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial and Vacant Commercial SMU-PD
...._...........__....._._..... .................__.........._....................---......................................_........._........._..........___......._............................._._........_..........................__.._.__....................................................-----......._................----.._..................._._......._...._
SouthPublic Right-of-Way/STH 44 -_........_....._ .. ..............._.........................................................._....._..........................._...................----..._........................__._...._...............................__.......
East Commercial Uses SMU
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West Public Right-of-Way/Interstate 41
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Page 1
ANALYSIS
Use
The petitioner is proposing to redevelop the existing 62,435 sq. ft. commercial structure to
accommodate a new location for Extreme Customs. Extreme Customs is presently located at 3420
Jackson Street and has outgrown that location. Extreme Customs is an automotive customization
company specializing in aftermarket tires and wheels. They also offer accessories for all types of
trucks and cars. The business is a mixture of online sales and walk-in business. The owner
believes relocating to this area will aid in increasing his walk-in business via increased visibility,
while providing the additional space needed for the growing online side of the business. The
applicant plans to renovate the existing building to include a retail showroom, office space,
vehicle service space and warehouse space. In conjunction with the interior renovation the
applicant will also be upgrading the building exterior to include a new front fagade customer
entrance and updating the overall fagade. The majority of the proposed uses are permitted within
the Suburban Mixed Use (SMU) district,however,the warehouse space needed to accommodate
the business will require a Base Standard Modification(BSM). Staff supports the requested BSM
to allow indoor storage as it is an integral part of the applicant's business and was previously
allowed as a conditional use on the site.
Site Design/Access
The proposed development will continue to utilize the existing shared driveway access via the
property to the north. The applicant intends to restripe the existing parking lot to accommodate
customer/employee parking. The applicant is also proposing to add a vehicle sale display area
along the south property line. The applicant has indicated that no more than 25 vehicle display
spaces will be used for auto sales. Staff suggests a condition be placed limiting the applicant to
the 25 spaces as indicated and those spaces be allowed only as indicated on the site plan. The
plan exceeds the maximum allowed 125%parking,however as this is a redevelopment of an
existing parking area, staff is supportive of a BSM. The applicant intends to use the large parking
area for employee parking, customer parking, service vehicle staging and event parking. The
applicant indicates they frequently hosts car shows and swaps and would use the existing asphalt
area for those events. Staff supports the general concept of these events,but has a potential
concern with the impact these events could have and would like to see additional information
from the applicant related to frequency, size and duration of these events.
Storm Water Management/Utilities
Storm water management plans have not been provided. The applicant has been in discussion
with the adjacent property owner for an area wide storm water management plan. Finalized
storm water management plans will need to be submitted and approved as part of the Site Plan
Review processes.
Landscaping
The site currently has an approved Planned Development landscaping plan from 1996. The
applicant is proposing no new landscaping as part of the development.
Page 2
ITEM III: GDP.SIP Extreme Customs 2
Signage
The applicant has provided building signage plans. The allowed and proposed wall signage are
as follows:
Allowed Proposed
North: 182 sq. ft. 0 sq. ft.
East: 371 sq. ft. 350 sq.ft. +undefined logo.
South: 182 sq. ft. 350 sq. ft.
West 371 sq. ft. 500 sq. ft.
The proposed plan significantly exceed the maximum allowed sign area. The applicant has not
provided justification to the need for larger signs. Staff does not support a BSM to increases the
maximum allowed sign area, as 350 sq. ft. and 182 sq. ft. are adequate sign sizes. The applicant
shall revise the proposed sign to be code compliant prior to permit issuance.
Building Facades
As the proposal is to renovate and existing building, Section 30-240 Exterior Design Standards
would not apply to the project. The Planned Development overlay does require building
elevations and the applicant has provided them. The applicant intends to renovate the existing
fagade by updating the paint scheme, adding windows and enhancing the customer entrance
facades.
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.
Page 3
ITEMIR GDRSIPE.YtremeCustoms 3
(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 and Specific Implementation Plan
with the findings listed above and the proposed following conditions:
1. Base Standard Modification to allow interior storage/warehousing.
2. Base Standard Modification to exceed the 125%parking maximum.
3. Maximum 25 vehicle display stalls for automobile sales and those stalls shall be limited to
along the south property line as indicated on the proposed site plan.
4. Applicant shall provide additional information for frequency, size and duration of the
special events to be held on site and shall be approved by the Department of Community
Development.
5. Final storm water management plans shall be approved by the Department of Public
Works.
6. All wall signage shall meet the SM J zoning standards and revised sign plans shall be
provided and approved by the Department of Community Development.
Page 4
ITEM III.- GDASIP Extreme Customs 4
SUBMIT TO:
CA City of Oshkosh Dept.of Community Development
City 215 Church Ave.,P.O.Box 1 130
OW Oshkosh,WI 54901
Oshkosh
Planned Development Application PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Vision Architecture, LLC-Adam Heindel Date: 12/19/2018
Petitioner's Address: P.O. Box 224 City: Neenah State: WI Zip: 54956
Telephone #: ( 920) 904-4300 Fax: ( ) Other Contact # or Email: adam@vision-architecture.net
Status of Petitioner (Please Check): n r X Represe ative ❑Tenant ❑ Prospective Buyer
Petitioner's Signature (required): Date: VZ �A lt3
OWNER INFORMATION
Owner(s): Extreme Customs-Tyler Reilly Date:
Owner(s) Address: 3420 Jackson Street City: Neenah State: Wl Zip: 54901
Telephone #: ( 866) 680-7467 Fax: ( ) Other Contact # or Email: tyler.reilly@extremeustoms.com
Ownership Status (Please Check): ❑ Individual ❑Trust ❑ Partnership X 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 postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner's Signature: Date:
TYPE OF REQUEST:
❑ General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment
® Specific Implementation Plan (SIP) ❑ Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 2175&2185 S. Koeller Street
Proposed Project Type: Mixed Use-Retail, Office,Vehicle Service&Warehouse
Current Use of Property: Retail-Vacant Zoning: SMU-PD
Land Uses Surrounding Your Site: North: SMU- PD
South: SMU
East: SMU
West: Highway
➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh.
➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's v�elosi#.e at www.ci.oshkGs4D�s/Community_Development/Planning.htm
r=
'RF-CF;IVED
Page 5
Staff Date Rec'd
C.OMNIUN['l'Y DEVELOPMENT
• 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.
o 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 detail to indicate the floor
area, bulk, and visual character of such buildings.
❑ 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 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.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that fail=submitir d completed application materials may result in denial or
delay of the application request.
Applicant's Signature (required): Date: 42 3\ IS
Page 6
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December 19, 2018
Extreme Customs
Project Narrative
Extreme Customs has experienced consistent growth and has outgrown their current location at 3420
Jackson Street in Oshkosh. Owner, Tyler Reilly believes the vacant building located at 2175 &2185 S. Koeller
Street would be a good fit for relocating his business. He is seeking approval from the City for the attached
planned development application as well as the conditional use permit.
Extreme Customs is an automotive customization company specializing in aftermarket tires and wheels. They
also offer accessories for all types of trucks and cars including bull bars, bumpers, exhaust, fender flares, floor
liners, grille guards, racks, intakes, lighting, step bars, suspension, window tint and truck bed covers. The
Extreme Customs brand includes the following complimentary businesses; Tire Reps,Truckin' Parts,
WheelsandTires.com, WheelTirePackage.com and EC Garage, This combination of businesses provides
products and services to a wide variety of customers, their vehicles and their budgets. Sales are generated
via on-line ordering as well as local walk-ins. Historically, on-line sales have superseded walk-ins, but Tyler is
interested in growing the walk-in volume. This new location will allow him to continue growing his business
in Oshkosh. It will also allow him to expand his ability to serve the market. The building offers significantly
more storage capacity which allows for increased stock on hand for customer convenience. The addition of
12 service bays will allow for increased wheel and accessory installation services. The three truck docks will
allow for more efficient loading, unloading and shipping of products. The additional office space will give
him room for additional employees which drive sales and customer services.
The site includes a 62,435 s.f. building which was formerly used as retail. The building is surrounded by an
asphalt parking lot and drive lanes. The building will be renovated to suit Extreme Custom's needs. The
building will include retail showroom space for the display of products, office space for sales, administrative
and marketing staff,vehicle services area for installation of wheels and accessories, shipping and receiving
space and warehousing space for the storage of wheels,tires and accessories. The building's exterior will
also be updated to respond to the energy and corporate branding of Extreme Customs. A new front entry
fa4ade element will be constructed on the southeast corner to identify the customer entrance and retail
showroom. The remainder of the building will be re-painted and several new windows will be added to
provide more natural light to the interior.
Pa e 7
P.O. Box 224 Neenah,W1 54956
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architectureLK
New wall mounted signage will be provided on the east, west and south facades. No new site signage is
being proposed. Extreme Customs would like to add a new signage panel to the existing pylon sign adjacent
to the driveway entrance on S. Koeller Street.
The existing parking lot will remain. The existing asphalt is in fair condition and will require some
maintenance. Pot holes will be filled and cracks will be repaired before the asphalt is seal coated and re-
stripped according to the proposed site plan. The site will be utilized for customer and employee parking,
staging space for vehicles awaiting installations and truck maneuvering as required to access the truck docks.
The south edge of the lot will be designated as vehicle sales space. Tyler operates a used vehicle sales
business in Wautoma, WI and would like to expand that business to this site. It is anticipated that no more
than 25 vehicles will be listed for sale at any one time. East of the parking field, Tyler would like to maintain
the existing asphalt area for special events. His business generates contacts with vehicle owners and
collectors who frequent car shows and swaps. He would like to host these types of events weekly
throughout the year. There is a great need for space to hold these events and Tyler would like provide it at
this site since it serves the clients that are also his customers.
The site is in the suburban mixed-use district which includes other commercial uses. The surrounding
properties to the north and east are similar in zoning and property to the south and west are highways. The
commercial use being proposed creates no negative effects on the neighboring properties. In fact, the
addition of Extreme Customs will bring more customers and engage this property as a community asset
rather than a vacant site. Traffic generated to and from the site will be similar to the previous retail use and
will include employees traveling to and from work, customers traveling to and from the site during normal
business hours and truck traffic delivering products through the existing docks. We are seeking planned
development approval since the zoning overlay requires it. We are seeking a conditional use permit due to
the indoor storage being planned for the building. The following development standards apply to this
zoning:
Pa e 8
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Requirement Proposed
Min. Lot Area 10,000 s.f. 288,516 s.f. - Complies
Max. Impervious Area 70% 246,668 s.f.—85%
Min. Lot Width 60 Feet 193 Feet- Complies
Min. Lot Depth 100 Feet 663 Feet - Complies
Min. Lot Frontage at R.O.W. 40 Feet 193 Feet - Complies
Min. Front Setback 25 Feet 480 Feet - Complies
Min. Street Side Setback 25 Feet 81 Feet- Complies
Min. Side Setback 10 Feet 10 Feet @ North - Complies
Min. Rear Setback 10 Feet 24 Feet- Complies
Max. Building Height 45 Feet 28 Feet- Complies
Min. Building Separation 10 Feet n/a
Min. Pavement Setback Same as Building No Setback on north—Lots connected
Min. Garage Door Setback 10 Feet n/a
Min. Dwelling Unit Area 800 S.f., 1,200 s.f. &400 s.f. n/a
Thank you for your assistance and consideration. If you have any questions or require any additional
information, please contact me at 920-904-4300.
VISION ARCHITECTURE, LLC
Adam Heindel, AIA, LEED AP
President
Page 9
04 4 00
P.O. Box 224 Neenah,W1 54956
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GDP CORP AVIATION RESTAURANT ROGAN STORES OSHKOSH LLC
2175 &2185 S KOELLER ST 2100 S KOELLER ST 1750 OHIO ST
PC: 02-05-19 OSHKOSH WI 54902 RACINE WI 53405
THOMAS J MASTERS WITTMAN AIRPORT OSH PHOENIX REALTY LLC
5488 PLEASANT HILL RD 525 W 20TH AVE 401 E KILBOURN AVE STE 201
HARTFORD WI 53027 OSHKOSH WI 54902 MILWAUKEE WI 53202
VISION ARCHITECTURE LLC
ADAM HEINDEL
PO BOX 224
NEENAH WI 54956
Page 15
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