HomeMy WebLinkAboutItem V PLAN COMMISSION STAFF REPORT MARCH 19,2019
ITEM V: 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
PROPERTY LOCATED AT 2625 S.WASHBURN STREET
GENERAL INFORMATION
Applicant: Aquire Properties,LLC
Property Owner: Jensen,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 a contractor yard/office use.
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 4.17 acres in size,located on the west side
of S. Washburn Street,south of State Highway 44. The subject site is currently used for a car
dealership. The surrounding area consists of predominantly commercial uses. The 2040
Comprehensive Land Use Plan recommends interstate commercial use for the subject area.
Subject Site
Existing Land Use Zoning
Commercial SMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU
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South Commercial SMU-PD
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West Vacant SMU
Page 1
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The applicant is proposing to convert the existing car dealership to a headquarters for a full-
service remediation contractor(Aquire Restoration), currently located at 2721 Oregon Street. The
existing building on the site will be used to store the contractor's equipment, tools and company
vehicles. The rear warehouse portion of the building will be used for storage of these items and
accessed via overhead doors on the north and south sides of the building. The applicant has
indicated that no machinery or tools will be stored outdoors.
The proposed storage use(contractor yard) is not permitted in the Suburban Mixed Use District
(SMU). The applicant is requesting a zone change to include a Planned Development Overlay.
This would allow the applicant the ability to apply for a Base Standard Modification(BSM) to
allow the proposed land use. Staff supports the zone change request to include the Planned
Development as it will provided an opportunity to improve the site from its current condition.
Staff is in support of the requested BSM as the proposed use of the site appears to be an
appropriate land use and the associated parking lot work would be an improvement to the site
overall.
Site Design/Access
The existing site is accessed via two shared driveways,on the north and south sides of the lot. A
large paved parking lot surrounds the existing building with additional gravel areas used for
storage at the rear of the site.
The applicant plans to remove a large portion of the existing asphalt parking lot and restore to
green space/landscaping. They also plan to remove all gravel areas at the rear of the lot and
restore to green space. The remaining asphalt parking lot will be milled and resurfaced and
concrete aprons replaced as they are currently in poor condition. The site plan for the resurfaced
parking lot indicates 11 total parking spaces for customers/employees in front of the building.
The proposed parking lot reduction is appropriate for the site as the contractor yard use requires
significantly less parking than the existing vehicle sales use.
Storm Water Management/Utilities
The applicant has been in discussion with the Department of Public Works regarding storm water
management for the area. Public Works has noted that storm water quality treatment
requirements will be triggered due to the removal of a large amount of impervious surfaces.
Finalized storm water management plans will need to be submitted and approved as part of the
Site Plan Review processes.
ITEM V. Rezone,GDP&SIP 2625 S. Washburn St. 2
Page 2
Landscaping
The applicant is proposing to remove the existing landscape beds along S. Washburn Street and
install new landscaping to include 2'high stone berms with a combination of evergreen and
deciduous shrubs as well as a few existing trees. As no buildings or paved areas are being
expanded, the zoning ordinance does not require additional landscaping for the site. Staff is
supportive of the proposed landscaping modifications along S.Washburn Street as it should
improve the appearance of the site from S. Washburn Street.
Signage
The applicant has not provided sign drawings for the development,but notes that they plan to
reface the existing ground sign and restore the existing LED sign if possible. The site will be held
to the sign standards as described for the SMU district.
Site Lighting
A photometric plan has been provided by the applicant. The plan will need to be modified to
provide the minimum 0.4 fc for all parking/circulation areas. This can be addressed during the
Site Plan Review process.
Building Facades
No major changes are being proposed to the existing building. The applicant does plan to replace
the roofing as the existing roofing is failing,repaint the exterior of the building to a light grey
color and the mansard on the front of the building will be painted a navy blue color.
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.
ITEM V. Rezone,GDP&SIP 2625 S. Mashburn St. 3
Page 3
(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 Rezone, General Development Plan and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1. Base Standard Modification to allow contractor yard/office use in Suburban Mixed Use
District(SMU).
2. Lighting plan must be modified to meet City lighting code requirements.
ITEM V. Rezone,GDP&SIP 2625 S. Washburn St. 4
Page 4
SUBMIT TO:
OA% City Of Oshkosh Dept.of Community Development
City 215 Church Ave.,P.O.Box 1130
Oof Planned Development Application PHONE:(920)2
shkosh 36-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Aquire Properties, LLC Date:
Petitioner's Address: 2221 Oregon Street City: Oshkosh State: WI Zip: 54902
Telephone #: (920) 688-2000 Fax: ( ) Other Contact# or Email: J edmunds@aquire
restoration.com
Status of Petitioner (Please Check): ❑Owner ❑Representative ❑Tenant u Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): Aqt4re Proper 0'1,nSean41_4G Date:
3z14 5 01764(4 Sfr-uk l6 )L6A �,
( ) ;2.22 9reger Street- City: O e�l� State: WI Zip: 5499; 5-0.1
Owners Address: -a---- --
920 fr88=z66fj- a ,,,.,a @&EI .�__e
Telephone#: ( ) Fax: ( ) Other Contact# or Email: ,, ---- ..-z-_-
Ownership Status (Please Check): ❑ Individual ❑Trust ❑Partnership ❑Corporation VA Je—r;.r& I d pheo , c ov
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 qther information necessary to process this application. I also understand that all
meeting dates are tentative and a postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner's Signature: Date: - `
TYPE OF REQUEST:
® General Development Pla (G P) ❑ General Development Plan (GDP) Amendment
®Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 2625 S. Washburn Street
Proposed Project Type, Site improvements - remove asphalt and gravel, mill old asphalt and re-pave
Current Use of Property: Car Dealership Zoning: SMU - Existing
Land Uses Surrounding Your Site: North: Ideal Crane SMU - PD New
South: Outlet Mall
East: Hwy 41
West: Vacant
➢ 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 website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Staff Date Rec'cPage 5
SUBMITTAL REQUIREMENTS-Must accompany the application to be complete.
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
please request a waiver in writing to the Division's Director or designee.
❑ A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items
(digital files should be submitted):
❑ A full size (24"X 36") hard copy plan set including the required plans listed below and a digital plan set.
❑ General location map of the subject site depicting:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
• Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
• A graphic scale and north arrow.
❑ Generalized site plan showing the pattern or proposed land uses, including:
• General size, shape, and arrangement of lots and specific use areas.
• Basic street pattern and pattern of internal drives.
• General site grading plan showing preliminary road grades.
• Basic storm drainage pattern, including proposed on-site stormwater detention.
• General location of recreational and open space areas,including designation of any such areas to
be classified as common open space.
❑ Statistical data, including:
• Minimum lot sizes in the development.
• Approximate areas of all lots.
Density/intensity of various parts of the development.
• Building coverage.
Landscaping surface area ratio of all land uses.
• Expected staging.
❑ Conceptual landscaping plan.
❑ General signage plan.
❑ General outline of property owners association, covenants, easements, and deed restrictions.
❑ A written description of the proposed Planned Development, including:
• General project themes and images.
• The general mix of dwelling unit types and/or land uses.
• Approximate residential densities and nonresidential intensities.
• General treatment of natural features.
• General relationship to nearby properties and public streets.
• General relationship of the project to the Comprehensive Plan or other area plans.
• Proposed exceptions from the requirements of the Zoning Ordinance.
❑ Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
❑ A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP
(digital files should be submitted):
❑ A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set.
LiAn existing conditions map of the subject site depicting the following:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
• Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that
maintains that control.
Existing utilities and recorded easements.
All lot dimensions of the subject site.
• A graphic scale and a north arrow.
❑ An SIP map of the proposed site showing at least the following:
• Lot layout and the arrangements of buildings.
• Public and private roads, driveways,walkways, and parking facilities.
Page 62
• 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 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 failure to submit the required completed application materials may result in denial or
delay of the application request.
Applicant's Signature (required): Date:
Page 73
^A City of Oshkosh Application SUBMIT TO:
City Dept.of Community Development
of Zoning Map Amendment (Rezoning) 215 Church Ave.,P.O.Box 1130
Oshkosh Oshkosh,Wisconsin 54903-1130
PHONE:(920)236-5059
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Aquire Properties, LLC Date:
Petitioner's Address: 2221 Oregon Street City: Oshkosh State:WI Zip: 54902
Telephone#:(920) 688-2000 Fax:( ) Other Contact#or Email: jedmunds@aquirerestoration.com
Status of Petitioner(Please Check): o Owner ❑Representative ❑Tenant XJ Prospective Buyer
Petitioner's Signature(required): Date:
OWNER INFORMATION
Owner(s): --Aqu 1:'" a ���� Date:
l e` ram ®h
Owner(s)Address: City: State: WI Zip: S�9oS
Telephone#:(920) � Fax:( ) Other Contact#or Email /-
Ownership Status(Please Check): El Individual El Trust El Partnership ❑Corporation �T/'M4r� r"dG ! e yak 00 C®in
Property Owner Consent:(required)
By signature hereon,I/We acknowle that City officials and/or employees may,in the performance of their functions,enter upon the
property to inspect or gather other in motion necessary to process this application. I also understand that all meeting dates are tentative
and may be postponed by the Plann rvices Division for incomplete submissions or other administrative reasons.
Property Owner's Signature: Date:)
ZONING AND DEVELOPMENT INFORMAT N
Address/Location of Rezoning Request: 2625 S. Washburn Street
Tax Parcel Number(s): 91329430000
Rezone property from: SMU to SMU-PO
Purpose for Rezoning: to allow contracting headquarters to occupy building
Describe existing property development and land use: Car Dealership
Describe proposed development and/or proposed land use: Headquarters for restoration contractor
Proposed time schedule for development and/or use of the property:
April 30th through June 30th
Zoning Adjacent to the Site: North: SMU
South: SMU
East: Hwy 41
West: SMU
Staff Date Rec'd
Page 8
Summary of Intended Use for Aquire Restoration, Inc. at:
2625 S. Washburn Street, Oshkosh, WI 54902
Aquire Restoration, Inc. has been in business for over 11 years and is a specialty full-
service remediation contractor (currently located at 2721 Oregon Street — Oshkosh) that
responds to emergency service requests due to sudden, unforeseen damages to a property
by a variety of perils. We are looking for a more efficient location for our company
headquarters in order to respond more timely to properties all over NE Wisconsin. We have
outgrown our current location of which we made significant cosmetic improvements over
the 8 years we have owned/occupied the property. If you would like to view our current
property, you will see the only items located outside of the buildings are company vehicles
which will be moved inside of the property after our occupancy at 2625 S. Washburn Street
Oshkosh.
Our intention for this property is to complete significant, aesthetic improvements by:
• Removing a large amount of the asphalt parking lot and restore to green space
• Remove all gravel lots at the rear of the lot and restore to green space
• Removing the current timber landscaped beds in front of the property (in disrepair)
and replacing with a small "berm" of landscaping stone with smaller shrubs
• Removing at least 6 large light poles on the property (with removing smaller lighting
on existing poles as well) and installing smaller wall pak units attached to the
building (lighting specs enclosed) as needed for security
• Replacing concrete aprons (in disrepair) on the North/South side of the warehouse
space with new concrete aprons and pipe bollards.
• Repaint the exterior of the building to a light grey color and the Mansard on the front
of the building a navy blue color
• The existing, building pole sign will be refaced and, if possible, the existing LED sign
will be restored and/or repaired to properly function
• The remaining, existing asphalt parking lot will be milled and resurfaced with new
asphalt. The current asphalt is in poor shape and our asphalt contractor stated
milling and resurfacing is possible
• The building will have a new roof installed as the current roof is failing
• Obviously, all vehicles/assets and/or rubbish will be removed by the current owner
after we purchase the property
We do not intend to modify the building's shell or build onto the existing building at this
time nor do we intend to change/upgrade any mechanicals and/or utilities for this
property. All proposed changes are aesthetic improvements. We do not own, nor will we
ever store large construction machinery and/or tools on the exterior of the property. All of
our tools, machines and equipment (including company vehicles) will be housed inside the
warehouse portion of the building. The ability to store all equipment/tools/assets inside is
very attractive for us as there are 15 overhead doors on this property. We are planning on
installing security cameras on the inside and outside of the building, controlled door access
points along with a full security system on the building. Upon passing all city approvals for
Page 9
our intended use and us purchasing the property from the current owner, we intend to
invest a significant amount of money for the interior renovations as well. We have drafted
rough plans for the interior space to accommodate our business needs. We will work with
architects/engineering firms to draft final plans for city/state approval after we receive
approval for this zoning change. We take pride in our buildings, our work product and will
invite constituents from across the fox valley to tour/visit our building when it's fully
completed.
We anticipate the exterior and interior construction to be completed within 60 days of
closing on the property (pending weather and/or receiving other city/state approvals).
Long term aspirations of this property would be to acquire (no pun intended) the two
parcels directly behind this property and construct mini warehousing units. These units
would be nearly invisible from the street and would be secured by installation of private
fencing, security cameras and automated, electronic access points.
Page 10
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GDP/SIP/REZONE BFO FACTORY SHOPPES LLC CHIEF EQUIPMENT INC
2625 S WASHBURN ST 5000 HAKES DR STE 500 PO BOX 2925
PC: 03-19-19 MUSKEGON MI 49441 OSHKOSH WI 54903
GALLUP CREEK LLP QUENTIN/MARY GERLACH WITTMAN AIRPORT OSH
W237N3167 LITTLEFIELD CT 2167 STATE ROAD 44 525 W 20TH AVE
PEWAUKEE WI 53072 OSHKOSH WI 54904 OSHKOSH WI 54902
TOWN OF NEKIMI AQUIRE PROPERTIES LLC JENSEN LLC
3790 PICKETT RD 2221 OREGON ST 3216 S ONEIDA ST
OSHKOSH WI 54904 OSHKOSH WI 54902 APPLETON WI 54915
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