City of Oak Creek

Common Council Report

Meeting Date: 10/21/03

Item No.:

Recommendation: That the Council adopt Ordinance No. 2276 rezoning the properties at 8903, 8959 and 8989 South Howell Avenue from B-4, Highway Business to B-4, PUD (Highway Business Planned Unit Development).

Background: Gabaldon Properties-OCD Partners, LLC is requesting approval of a planned unit development designation for the properties at 8903, 8959 and 8989 S. Howell Avenue. The three properties, currently 7.494, 10.032 and .310 acres, would be subdivided into parcels of 12.1572, 1.7066, 2.2721 and .6374 acres. A Target store is proposed for Parcel 1. Additional retail development is planned for the two commercial outlots.

The properties are zoned B-4, Highway Business. The B-4 Highway Business District is intended to provide for the orderly and attractive grouping at appropriate locations along federal, state and county highway routes of those businesses and customer services which are logically related to and dependent upon highway traffic or which are specifically designed to serve the need of such traffic. Department stores are permitted uses in this zoning district.

Over the years, there has been considerable discussion regarding so-called “big box” retailers, and their proper place within the City. As a means of comparison, the comprehensive plan identifies “big box” retailers as those in excess of 50,000 square feet. The plan suggests that these large scale commercial uses, which are often auto-oriented and intended to serve a regional or traveling market, be directed to interchange areas, and in the 27th Street regional shopping district, as well as other appropriate locations along State highways. Under the recommendations of the plan, the City Center district would be targeted for more “human scale” retail development, presumably in buildings of less than 50,000 square feet.

Nonetheless, the fact remains that the properties are currently zoned B-4, and that the proposed use is permitted in this zoning district. There are two primary reasons why the PUD designation is being sought for this development, parking and signage.

With respect to parking, it is the proposal of the applicant to provide five parking spaces per 1000 gross square feet of retail for the Target development. This results in a proposed parking count that is less than that required by the Municipal Code. While the Code does allow for the opportunity for the Plan Commission to modify the parking requirements, it also requires that land be set aside for the additional parking, should it become necessary in the future.

The application also proposes wall signage that is in excess of the City’s current requirements. A pylon sign, meeting the height and area requirements, is also proposed in one of the outlots. This would be considered an off-premise sign, which is not permitted under the current code.

In all other respects, the proposed use appears to meet the requirements of the existing B-4, Highway Business zoning district.

There may be other design issues that arise when this development comes back to the Plan Commission for approval of site and building plans. However, the requested reduction in parking appears to be appropriate, as is the request for modifications to the signage requirements.

Fiscal Impact: There are $221,232.18 in outstanding assessments on these properties. Commercial development of these properties will have a significant positive fiscal impact of the City.

Prepared by: Doug Seymour, AICP Director of Community Development	Respectfully submitted, Robert L. Kufrin City Administrator
Fiscal Review by: Beverly A. Buretta, CMC City Clerk

File name: S:\CLERK\COMMON COUNCIL AGENDAS\2003\10-21\Resolution 2276 (Report) Gabaldon Properties (Target) PUD.Doc

Print Date: 10/17/2003 9:07 AM

Revision No. 3