PLAN COMMISSION MEETING MEMORANDUM

Transcription

1 Meeting Date: Sept. 21, 2016 Agenda Item: # 5b PLAN COMMISSION MEETING MEMORANDUM TO: David Valentine, Chairman Plan Commission & Town Board FROM: Eric Ryer, Asst. Administrator/Clerk MEMO WRITTEN: September 16, 2016 SUBJECT: Agenda Item # 5b: Discussion and possible recommendation on a concept plan application by Venture Space to develop commercial condominiums, self-storage units & residential lots on the Willkom property on Hwy NN [Owner: Nilus L. & Bernadette Willkom, SE ¼ of Section 16, Tax Key # , acres, zoned A-1 & C-1]* BACKGROUND INFORMATION Project Name Venture Space Concept Plan Applicant Name Venture Space Property Owner Nilus L. & Bernadette Willkom Consulting Planner and/or Engineer NA Size of Parcel acres Existing Zoning A-1 Agricultural & C-1 Conservancy Requested Zoning TBD Abbreviated Legal SE ¼ of Sec. 16 Comprehensive Plan Designation Business District Five Corners Allows for A-1, A-2, B-1, B-2, B-3, TCOD, M-1, M-2 ADJACENT LAND USE/ZONING MATRIX Direction Land Use Zoning North Residential CR-A South Business, Conservancy B-2, C-1 East Residential R-2 West Business, Conservancy B-3 & C-1 BACKGROUND Venture Space has submitted a concept plan for the acre Willkom property located just north of the Five Corners intersection to the west of St. Francis Borgia church. See the attached site plan laying out the locations of the various proposed uses. As the attached letter explains, they are proposing to develop commercial condominiums, self-storage units, and two larger residential lots (see attached sample photos). Of the acres, they are proposing 6 to 8 acres for the storage units, while dividing the remaining 11 to 13 acres into two residential lots. They understand a rezoning of the property would be required due to the new and multiple uses. Page 18 of 31

2 Prepared By: Ryer Page 2 of 2 September 21, 2016 Meeting EXECUTIVE REVIEW 1. Zoning / Proposed Structures The property is currently zoned A-1 and C-1. Under the proposed uses, staff would recommend M-2 zoning for the storage units (M-2 specifically allows for self-storage as a conditional use) and A-1 zoning for the residential component. The reason a residential classification is not recommended for the residential portion of the project is that the Comprehensive Plan Future Land Use Map does not allow for residential classifications in the Five Corners Business District. 2. Shoreland Zoning / Wetlands / Floodplain / Access The attached map shows the presence of wetlands and shoreland zoning across the western portion of the property and extending to the southeast corner of the lot. The applicant would need to work with Ozaukee County and WDNR on building/driveway placement during future site planning to avoid these areas and properly place access points on the County highway. CONCEPT PLAN IMPROVEMENT IDEAS (taken from the attached letter) Commercial Condominiums - The proposed condominium units would be customizable, multi-use spaces cost-competitive in nature with renting similar commercial space, in sizes that are not readily available for purchase in the marketplace. Each duplex building includes two 1,250 square-foot units, with large overhead doors, and an option for an office, bathroom, etc. These type of commercial buildings have been constructed in multiple locations in the Madison area, as well as in Delafield, Waukesha, Germantown, Menomonee Falls, Saukville, and West Bend. For more information, visit their website at Self-Storage - The proposed self-storage units include both ambient and climate-controlled storage spaces, similar to traditional facilities in Wisconsin. The unit sizes may range from 10-foot x 10-foot to 12-foot x 40-foot. The storage facility will be managed by an on-site office and part-time manager, and will likely have access control and video surveillance systems to manage security. They have experience constructing self-storage facilities in Hartland, Milwaukee, Hartford, Sussex, and Slinger. Development Plan The project is planned to be developed in phases so that construction can be adjusted to the market demands. For the condominiums, buildings will only be constructed when sold, so there will be no speculation construction. For the storage buildings, construction will be staged based on the final design and layout. They plan on beginning construction in the winter of 2016/2017, if approved. They recognize the need to protect the existing wetland areas on the property, and meet town and county architectural standards. The residential lots would be created and placed on the market as soon as possible. Staff recommends A-1 zoning for these parcels. ACTION REQUESTED Staff requests the Plan Commission discuss the concept plan and provide direction to the applicant. ATTACHMENTS I. Zoning Map / GIS Map / shoreland map II. Applicant materials COPIES MAILED/ ED TO I. Venture Space (Michael Frede): mdfrede@venturespace.us Action Date Status Concept Discussion This meeting Page 19 of 31

3 ATTACHMENT I. Willkom Property Page 20 of 31

4 Willkom Property Wetland/Shoreland Map DISCLAIMER: Ozaukee County does not guarantee the accuracy of the material contained here in and is not responsible for any misuse or misrepresentation of this information or its derivatives. SCALE: 1" = 200 ' 2, Ozaukee County 121 W Main St P.O. Box 994 Port Washington WI Print Date: 9/16/2016 Page 21 of 31

5 Development Concept VentureSpace is proposing to develop commercial condominiums and self-storage units on the 19-acre Willkom property on Hwy NN in the Town of Cedarburg, Wisconsin. The location of the property is attached (Figure 1). Because we only need approximately 6 to 8 acres, we are proposing to subdivide the remaining 11 to 13 acres into two residential lots. We are requesting the Town of Cedarburg review the preliminary project information (attached) and provide their thoughts and opinions regarding the acceptability of the development concept. The property is currently zoned A-1, and therefore, would need to be rezoned to facilitate the proposed uses. We understand the condo and storage units would require either B-3 or M-2 zoning and the residential lots either E-1 or CR-B zoning. Condominiums - The proposed condominium units are a unique real estate ownership and investment opportunity for businesses and individuals. These customizable, multi-use spaces are costcompetitive with renting similar commercial space, in sizes that are not readily available for purchase in the marketplace. Each duplex building includes two 1,250 square-foot units, with large overhead doors, and an option for an office, bathroom, and more. These type of commercial buildings have been constructed in multiple locations in the Madison area, as well as in Delafield, Waukesha, Germantown, Menomonee Falls, Saukville, and West Bend. We were involved in building similar units in Delafield. For more information, please visit our website at Self-Storage - The proposed self-storage units include both ambient and climate-controlled storage spaces, similar to traditional facilities in Wisconsin. The unit sizes may range from 10-foot x 10-foot to 12-foot x 40-foot. The storage facility will be managed by an on-site office and part-time manager, and will likely have access control and video surveillance systems to manage security. We have substantial experience constructing self-storage facilities in Hartland, Milwaukee, Hartford, Sussex, and Slinger. Development Plan The project is planned to be developed in phases so that construction can be adjusted to the market demands. For the condominiums, buildings will only be constructed when sold, so there will be no speculation construction. For the storage buildings, construction will be staged based on the final design and layout. It is our desire to begin construction in the winter of 2016/2017, if approved. We recognize the need to protect the existing wetland areas on the property, and meet town and county architectural standards. The residential lots would be created and placed on the market as soon as possible. Page 22 of 31

6 Diagrams presenting the exiting site conditions, potential subdivision, and preliminary building layout are attached. Photographs of the proposed condominiums and storage buildings are also attached. Thank you for your time and consideration. We look forward to discussing our plan and your thoughts. If you have any questions, please do not hesitate to contact us. Sincerely, Michael D. Frede, P.E. VentureSpace, LLC Page 23 of 31

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10 Project Name: Commercial Condos & Self-Storage VS Project No.: Project Location: Date: 8/22/2016 CTH NN Cedarburg, Wisconsin Ozaukee County Drawn By: MDF Scale: NTS N FIGURE 1 Location Map Page 27 of 31

11 Project Name: Commercial Condos & Self-Storage VS Project No.: Project Location: Date: 8/22/2016 CTH NN Cedarburg, Wisconsin Ozaukee County Drawn By: MDF Scale: NTS N FIGURE 2 Parcel Diagram Page 28 of 31

12 Project Name: Commercial Condos & Self-Storage VS Project No.: Project Location: Date: 8/22/2016 CTH NN Cedarburg, Wisconsin Ozaukee County Drawn By: MDF Scale: NTS N FIGURE 3 GIS Wetland Map Page 29 of 31

13 Project Name: Commercial Condos & Self-Storage VS Project No.: Project Location: Date: 9/14/2016 CTH NN Cedarburg, Wisconsin Ozaukee County Drawn By: MDF Scale: NTS N FIGURE 4 Preliminary Subdivision Page 30 of 31

14 Project Name: Commercial Condos & Self-Storage VS Project No.: Project Location: Date: 9/14/2016 CTH NN Cedarburg, Wisconsin Ozaukee County Drawn By: MDF Scale: NTS N FIGURE 5 Preliminary Condo & Storage Layout Page 31 of 31