HomeMy WebLinkAbout16. 19-549 OCTOBER 8, 2019 19-549 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN AMENDMENT
AND SPECIFIC IMPLEMENTATION PLAN FOR PROPERTY
ADJACENT TO 1033 N. WASHBURN STREET
INITIATED BY: OC DEVELOPMENT 2, LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS, Council previously approved a General Development Plan for a
multi-tenant retail/office at the 1000 block of N. Washburn Street; and
WHEREAS, the applicant would like to amend the previously approved General
Development Plan to include a restaurant with drive thru and request a Specific
Implementation Plan approval for the final phase of development for a restaurant and
drive thru; and
WHEREAS, the Plan Commission finds that this amendment for a restaurant with
drive thru to the previously approved General Development Plan and Specific
Implementation Plan request for a restaurant with drive thru at 1033 N. Washburn Street,
is consistent with the criteria established in Section 30-387(6) of the Oshkosh Zoning
Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that the amendment request for a restaurant with drive thru to the previously
approved general development plan at 1033 N. Washburn Street and the Specific
Implementation Plan for said development, per the attached, is hereby approved with
the following conditions:
1) Base Standard Modification to allow a drive-thru in the front yard.
2) Base Standard Modification to allow a dumpster enclosure between the building
and public street.
3) Minimum 320 street frontage landscaping points be provided along the N.
Washburn St. frontage.
of
Oshkosh
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons
Planning Services Manager
DATE: October 3, 2019
RE: Approve General Development Plan Amendment and Specific Implementation
Plan for Property adjacent to 1033 N. Washburn Street (Plan Commission
Recommends Approval)
BACKGROUND
The subject property is a commercial parcel located at 1000 block of N. Washburn Street and is
approximately 3.17 acres in area. A General Development Plan (GDP) was approved in June
2017 for a multi-tenant retail/office use with a Specific Implementation Plan (SIP) subsequently
approved in August 2017. The surrounding area consists predominately of commercial uses.
The subject property as well as the surrounding area are zoned Suburban Mixed Use with a
Planned Development Overlay (SMU-PD).
ANALYSIS
The applicant is proposing to amend the existing GDP for the site to include a restaurant with
drive-thru. They are also requesting SIP approval for the third and final phase of the
development which will be a single tenant building occupied by Chick-fil-A. The proposed
building will be 5,019 sq. ft. in area, slightly smaller than the building shown on the existing
GDP for the site and oriented toward the existing shared parking lot on the site.
The proposed plans include a double-lane drive-thru wrapping around the north side of the
building into the front yard area (along N.Washburn St.). In order to be approved for a double-
lane drive-thru the applicant is requesting a Base Standard Modification. The unique
configuration of the pie shaped lot makes development of the parcel difficult without the
requested Base Standard Modification. Granting of a Base Standard Modification for unique
parcel configuration is consistent with similar previous requests and is consistent with the
prevailing development pattern of the surrounding area. The applicant will need to provide 320
street frontage landscaping points along N. Washburn Street. The landscaping, in conjunction
with the grade change between the N. Washburn Street and the subject site, will minimize
potential impact of the requested Base Standard Modification and is appropriate in these
City Hall,215 Church Avenue P.O.Box 1 130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
circumstances. The applicant is also requesting a Base Standard Modification for placement of
the dumpster enclosure within the front yard. The location as proposed is consistent with the
location previously approved during the GDP for this site and is in line with the dumpster
enclosure for the adjacent multi-tenant building, which was also granted a Base Standard
Modification. Like the drive-thru request, the street frontage landscaping and grade change will
further minimize the potential impact of the granting of a Base Standard Modification. The new
restaurant will utilize existing shared parking and drive aisles on the site as well as ten new
stalls in front of the building. Orientating the additional parking and building to utilize the
existing shared parking has also necessitated the need for the double-lane drive-thru along N.
Washburn Street. By using the existing shared parking lot and established traffic pattern for the
site, it should minimize the potential for pedestrian and traffic conflicts. If the site were to be
flipped and the drive-thru lanes located along south side of the building, it would create a
disjointed parking area, further increasing the potential for traffic conflicts. The site exceeds
maximum parking allowances, which was approved per the existing GDP for the site. All
proposed signage meets City of Oshkosh sign ordinance requirements with the exception of the
"Stop" and "Do not enter" signs that will need to be reduced from 8' to 6' overall height. A
landscaping plan has been submitted with the application and includes a variety of proposed
shrubs and trees for building foundation, paved area and yard landscaping. The applicant
meets the foundation landscaping points. However, none of the points are on the side of the
main entrance, where code requires a minimum of 50% of the required building foundation
landscaping points. The plan also meets point requirements for paved areas,while also meeting
the minimum percentages for tall trees and shrubs. However, two of the tall/deciduous trees
will need to be moved to the parking row ends for the new stalls in front of the building. The
applicant will need to provide 320 street frontage landscaping points (minimum 50% devoted
to medium trees) along the N. Washburn Street frontage to meet street frontage landscaping
point requirements.
The applicant submitted a photometric plan that appears to meet lighting standards. The
proposed 20 ft. height of the light poles/fixtures complies with the 20 foot maximum height for
the Suburban Mixed Use (SMU) zoning district. Drainage plans have been submitted and are
being reviewed by the Department of Public Works. Finalized storm water management plans
will need to be submitted and approved as part of the Site Plan Review process. The proposed
building will be constructed of a combination of multiple types of brick veneer and storefront
glass. There are no concerns with the proposed building elevations as they are constructed
almost entirely of Class I material and meet facade articulation requirements.
FISCAL IMPACT
Approval of the SIP should not require expansion of any city services as they are already
provided to the area and will result in additional assessed improvement value from the new
development. The applicant has estimated an approximate $2 million dollar total investment.
City Hall,215 Church Avenue P.O.Box 1130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
RECOMMENDATION
The Plan Commission recommended approval of the General Development Plan amendment
and Specific Implementation Plan with findings and conditions at its October 1, 2019 meeting.
Respectfully Submitted, Approved:
it<iS
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
City Hall,215 Church Avenue P.O.Box 1130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
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f ITEM: GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC
j IMPLEMENTATION PLAN APPROVAL FOR PROPERTY LOCATED
ADJACENT TO 1033 N. WASHBURN STREET
Plan Commission meeting of October 1, 2019.
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GENERAL INFORMATION
Applicant/Owner: OC Development 2,LLC
Actions Requested:
The applicant requests approval of a General Development Plan amendment and Specific
pp q PP p P
Implementation Plan for a restaurant at the property located adjacent to 1033 N. Washburn Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject property is a commercial parcel located at 1000 block of N. Washburn Street and is
approximately 3.17 acres in area. A General Development Plan(GDP) was approved in June 2017
for a multi-tenant retail/office use with a Specific Implementation Plan(SIP) subsequently
approved in August 2017. The surrounding area consists predominately of commercial uses. The
subject property as well as the surrounding area are zoned Suburban Mixed Use with a Planned
Development Overlay(SMU-PD).
Subject Site
Existing Land Use Zonin
Currently under development as Commercial SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Public Right-of-Way (N.Washburn St.) SMU-PD
West Retail(Lowe's) SMU-PD
South Retail(Dick's Sporting Goods/Pet Smart) SMU-PD
East Public Right-of-Way(N.Washburn St.) SMU-PD
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate Commercial
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ANALYSIS
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Use/Site Design
The applicant is proposing to amend the existing General Development Plan(GDP) for the site to
include a restaurant with drive-thru. They are also requesting Specific Implementation Plan(SIP)
approval for the third and final phase of the development which will be a single tenant building
occupied by Chick-Fil-A. The proposed building will be 5,019 sq. ft. in area, slightly smaller than
the building shown on the existing GDP for the site and oriented toward the existing shared
parking lot on the site.
The proposed plans include a double-lane drive-thru wrapping around the north side of the
building into the front yard area(along N.Washburn St.). A Base Standard Modification(BSM) is
required for location of the drive-thru within the front yard. Staff is supportive of the BSM as the
site is designed to have the shared parking area on the interior portion of the site,leaving the N.
Washburn Street(front yard) side of the building as the only feasible location for the drive-thru.
Along with this,the subject site has a unique lot configuration resulting in limited available areas
outside of the front yard. Also,the drive-thru will meet the 25' front yard setback requirement
for the Suburban Mixed Use (SMU) district and required street frontage landscaping will "break
up" the view of the drive-thru from N.Washburn Street.
A Base Standard Modification will also be required for the dumpster enclosure as it will be
located closer to the street(N.Washburn St.) than the principal building. Staff is supportive of
the BSM as the new refuse enclosure will be situated next to the existing dumpster enclosure, for
the retail building to the south, and utilize the same access. Landscaping is also being proposed
on the street side of the enclosure to screen it. The plan set did not include elevations for the
dumpster enclosure,which must be 6' tall and constructed of wood or one or more materials used
on the exterior of the main building. This can be addressed during the Site Plan Review process.
Access/Parking
The new restaurant will utilize existing shared parking and drive aisles on the site as well as 10
new stalls in front of the building. The site exceeds maximum parking allowances,which was
approved per the existing GDP for the site.
Si--gnage
Proposed signage for the restaurant includes a tenant panel on a multi-tenant monument sign to
the east of the building, fronting N. Washburn Street as well as a wall sign on each fagade of the
building. The sign plans also include a drive-thru sign for both of the drive-thru lanes as well as
on-site warning signs ("Stop", "Do not enter") for the parking/drive area. All proposed signage
appears to meet sign ordinance requirements with the exception of the "Stop" and "Do not enter"
signs that will need to be reduced from 8' to 6' overall height.
Landscaping
A landscaping plan has been submitted with the application and includes a variety of proposed
shrubs and trees for building foundation, paved area and yard landscaping. The landscaping
plan shows a total of 140 building foundation landscaping points,meeting the minimum
Item—GDP AMD/SIP Adj 1033 N. Washburn St 2
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requirement of 121 points. However,none of the points are on the side of the main entrance,
where code requires a minimum of 50%of the required building foundation landscaping points.
A minimum of 60.5 landscaping points will need to be moved to the main entrance side of the
building to meet this requirement.
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The plan also meets point requirements for paved areas with 291.5 points where 68 points are
required,while also meeting the minimum percentages for tall trees and shrubs. However, two
of the tall/deciduous trees will need to be moved to the parking row ends for the new stalls in
front of the building. The landscape plan shows 6 existing trees along the N.Washburn St.
frontage. Staff is recommending a condition that 320 street frontage landscaping points
(minimum 50% devoted to medium trees)be provided along the N.Washburn St. frontage to
meet street frontage landscaping point requirements. This will also serve to "break up" the front
yard drive-thru.
Site Lighting
The applicant submitted a photometric plan that appears to meet lighting standards. The
proposed lighting meets the .4 foot-candle minimum requirement for parking areas and has no
more than .5 foot-candles of light trespass at the property line. The proposed 20 ft.height of the
light poles/fixtures complies with the 20 foot maximum height for the SMU zoning district.
Storm Water Management
Drainage plans have been submitted and are being reviewed by the Department of Public Works.
Finalized storm water management plans will need to be submitted and approved as part of the
Site Plan Review process.
Building Elevations
The proposed building will be constructed of a combination of multiple types of brick veneer and
storefront glass. Staff does not have concerns with the proposed building elevations as they are
constructed almost entirely of Class I material and meet facade articulation requirements.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends that 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.
Item—GDP AMDISIP Adj 1033 N. Washburn St. 3
(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.
Staff recommends approval of the General Development Plan amendment and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1) Base Standard Modification to allow a drive-thru in the front yard.
2) Base Standard Modification to allow a dumpster enclosure between the building and
public street.
3) Minimum 320 street frontage landscaping points be provided along the N.Washburn St.
frontage.
The Plan Commission approved of the General Development Plan amendment and Specific
Implementation Plan as requested with findings and conditions noted. The following is the Plan
Commissions discussion on this item.
Site Inspections: Report:Mr.Hinz,Mr.Kiefer and Ms. Palmeri reported visiting the site.
Staff report accepted as part of the record.
The applicant requests approval of a General Development Plan amendment and Specific
Implementation Plan for a restaurant at the property located adjacent to 1033 N. Washburn Street.
Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land
use and zoning classifications in this area. The applicant is proposing to amend the existing
General Development Plan (GDP) for the site to include a restaurant with drive-thru. They are
also requesting Specific Implementation Plan approval for the third and final phase of the
development which will be a single tenant building occupied by Chick-Fil-A. The proposed
building will be 5,019 sq.ft. in area. The proposed plans include a double-lane drive-thru
Item—GDPAMD/SIPAdj 1033 N. Washburn St. 4
wrapping around the north side of the building into the front yard area. The new restaurant will
utilize existing shared parking and drive aisles on the site as well as ten new stalls in front of the
building. The proposed building will be constructed of a combination of multiple types of brick
veneer and storefront glass. Staff does not have concerns with the proposed building elevations
as they are constructed almost entirely of Class I material and meet fagade articulation
requirements. He said staff received a couple e-mails about the request but they were not related
to land use. He said staff recommends approval of the General Development Plan amendment
and Specific Implementation Plan with conditions and findings as stated in the staff report.
Mr. Fojtik opened technical questions to staff.
Mr.Perry asked if Verve, the bank next door,had a street facing drive-thru as well.
Mr. Lyons replied correct, it wraps around the north side of the building.
Mr.Perry asked if there would then be two buildings in a row with drive-thrus facing the street.
Mr.Lyons replied correct.
Mr. Perry said it was discussed in a workshop a couple weeks ago that it was not preferred to
have drive-flu-us fronting the street. He stated this is a huge sticking point for him.
Ms. Palmeri said she would echo what Mr.Perry said to a certain extent. She said she does not
think there is a lot of interest in seeing a whole line of dumpsters and drive-thrus,whether or not
there is landscaping. She reiterated what Mr.Perry said. She mentioned it was declined for
Oshkosh Avenue and thinks the area in question is equally as critical as a gateway area. She said
she does not believe F, H and I,under the findings and recommendation in the staff report,
should be in the Plan Commission's purview. She said she appreciates all the work that was put
into the staff report. She stated she will not be supporting the request.
Mr. Hinz asked if the area in question is the same zoning as the Oshkosh Avenue area.
Mr. Lyons replied the area in question is not zoned the same as the Oshkosh Avenue area which
is zoned with a Corporate Business Park zoning.
Mr.Hinz asked for confirmation that the higher zoning does not exist in the area in question.
Mr.Lyons replied correct.
Mr. Hinz said he wanted to make sure Plan Commission was not comparing apples to oranges.
He said the two areas are in different zoning districts and have different standards.
Mr. Lyons explained an access drive like what Verve has is permitted in the front yard. He said it
is the order/pick-up point that is not permitted in the front yard. He said Verve is code compliant
Item—GDP AMD/SIP Adj 1033 N. Washburn St. 5
because the order/pick-up point is located on the side. He said Chick-fil-A's order/pick-up point
is located in the front yard and that is why they need the Base Standard Modification.
Mr. Fojtik asked if there were any public comments and asked if the applicant wanted to make
any statements.
j Ed Bowen(applicant), 601 Oregon Street, stated he is happy to address some of the concerns. He
said they have been working on this site for roughly five years in terms of the Dick's Sporting
Goods, PetSmart,ATI, Steinhafels and Verve. He said the request is the final piece to that area.
He said the overall area probably goes back to 2003-2004. He explained it goes back to Lowes,
DOT widening of Highway 41,realignment of Washburn Street and the widening of Highway 21.
He said they have been involved with almost every step such as the Panera and the Kwik Trip.
He explained the original Planned Development from 2004-2005 dictates the development plan.
He said that is why everything is clustered around Washburn Street the way it is. He said that is
also why the buildings are placed adjacent to the road as opposed to the interior of the site. He
said there are deed restrictions that limit them from placing anything differently than it is shown.
He said the Planned Development that exists requires this type of development pattern which
does not give them a lot of options in terms of site or circulation. He commented what they are
trying to accomplish is compatible with the area as well as the use of nearby developments. He
said there are some Base Standard Modifications that are necessary due to the odd characteristics
of the site including 180'of front yard. He said Chick-fil-A's engineer,Joe Vavrina, from HR
Green is also present to answer any engineering related questions.
There were no other public comments on this item.
Mr. Fojtik closed public comments and asked if the applicant wanted to make any closing
statements.
There were no closing statements from the applicant.
Motion by Hinz to adopt the findings and recommendation as stated in the staff report.
Conditions:
1. Base Standard Modification to allow a drive-thru in the front yard.
2. Base Standard Modification to allow a dumpster enclosure between the building
and public street.
3. Minimum 320 street frontage landscaping points be provided along the N.
Washburn St.frontage.
Seconded by Kiefer.
Mr. Fojtik asked if there was any discussion on the motion.
Item—GDP AMDISIP Adj 1033 N. Washburn 6
Mr.Perry said from his understanding,the Verve had to drastically modify its' plan due to a
utility easement.
Mr. Lyons explained there is a utility easement on the west side which narrowed the building.
Mr. Perry said Verve had to modify their plans to be able to fit on the lot due to the easement. He
said this once again is taking full advantage of the entire lot and creating a situation where Plan
Commission has to set precedence in order to get it done. He said he is concerned about that. He
said if the business fails,they would be left with an eyesore. He commented it would take a lot to
redevelop on a very important corridor into the city. He stated he is not sure this particular plan
is useful in this area knowing that a building next door had to severely adapt in order to make it
work. He said he really does believe more work could be done to the site. He stated he is
opposed to the multiple drive-thrus facing a major street.
Mr. Lyons commented this is consistent with these curved streets to what they have done for a
number of other developments in the city for both restaurants and banks. He said they have
issued Base Standard Modifications to allow driveways in the front when developments have had
the curvature type roads or multiple frontage roads. He said this is how staff came up with their
recommendation. He said the request is not substantially different from previous developments
that have come through Plan Commission.
Mr.Fojtik commented this is perfectly fine for the site. He said it is a site that is unusual. He said
Chick-fil-A does a very good job in terms of aesthetics and landscaping. He said he is fine with
the request.
Mr. Hinz stated he agrees with Mr.Fojtik. He said the request is consistent with other
developments in the area in terms of having some portion of their drive-duu in the front yard.
He said in particular the developments along Highway 21. He said it is not like we are doing this
in downtown Oshkosh. He said it is in the same area as other fast food places. He commented
Chick-fil-A runs top notch.
Mr.Perry said we once again are seeing a building design which we have no indication of
whether or not it can be altered. He said the building is probably designed based off what
corporate preference is similar to what they saw with the Casey's store. He said they have no
reason to believe that a building,which is quiet large for another fast food restaurant, cant be
altered. He said there may be possibilities to change the location of the drive-thru so it is not so
much of an eyesore.
Ms. Palmeri stated she had additional concerns related to signage. She said there are three sides
of signage, a multi-tenant monument sign, a wall sign on each facade of the building and the
additional drive-thru signs. She mentioned there have been previous discussions about over
signage. She said this is an extremely visible corner. She said though this area does not have the
higher design standards,just because they always have done it this way does not mean they
should keep doing it this way.
Item—GDP AMD/SIP Adj 1033 N. Washburn St. 7
Mr. Lyons explained the signage does meet SMU zoning in terms of wall signage. He said the
Plan Commission could limit signage on the other facades if they felt it was necessary. He said it
has not been something they have done in the past. He explained the 1:1 ratio has been
something the board has been comfortable with in the past but limiting signage is an option. He
explained the original goal of the multi-tenant sign was to have the single point sign. He
reiterated the signage does meet base code but Plan Commission could consider limiting signage
if they felt it was necessary.
Mr. Kiefer said due to the unique placement of the building,the curvature of the road,the
parking lot and the surrounding developments nearby,he does not see another way of
redesigning the drive-thru. He said a place like this needs a drive-thru and he cannot see another
design that would be more appeasing to the Plan Commission.
Motion carried 3-2-1 (Ayes:Fojtik,Hinz,Kiefer. Nays:Palmeri, Perry. Abstain: Coulibaly).
Item—GDP AMD/SIP Adj 1033 N. Washburn St. 8
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SUBMIT TO:
City of Oshkosh Dept.of Community Development
215 Church Ave.,P.O.Box 1130
C`°I Planned Development Application Ost,kosh,wi sa9o1
Oshkosh PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
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**PLEASE TYPE OR PRINT USING BLACK INK**
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APPLICANT INFORMATION
Petitioner:
10C -V CV I✓LO t�''wt kA-L Date: r Z$
Petitioner's Address: 101 Oq 60d (r SST6 3City: Q State: `^)l Zip: S V I
Telephone #: (170) 2-(97 `Z S Sf Email el ``A0(1[!+-���<-Contact preference: iK Phone ❑ Email
JC O kA
Status of Petitioner(Please Check): �XOw r :�' p sen ative ('Tena t 3'0 Prospective BuyerPetitioner's Signature (required):. Date: '� I
OWNER INFORMATION
Owner(s): , '3 A VA b Date:
Owner(s) Address: City: State: Zip:
Telephone #: ( ) Email: Contact preference: ❑ Phone ❑ Email
Ownership Status (Please Check): Ca Individual 3.1 Trust 0 Partnership i<;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 infarmati necessary top cess this application. I also understand that all
meeting dates are tentative and may be pos by he Planning rvices Division for incomplete submissions or other
adrninistrahve'reasons; I q
Property Owner's Signature: Date:
TYPE OF REQUEST:
❑ General Development Plan (GDP) L?General Development Plan (GDP) Amendment
XSpecific Implementation Plan(SIP) ❑Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: A"O5. D I D V3 IA S4 a
Proposed Project Type: 'R E51 O P-4+0 T &Jtew< 5 E 9--1)�c�
Current Use of Property: VA(At,)l #-A tJ-D Vt�T-41 L a %V-AGE `-tom Zoning: S�`� rT
—
Land Uses Surrounding Your Site: North: �►`k'�EQ"� -��E+�b 'A oT —'1 p�
South: 7 C rC S S p0�-� I b o a bs SETS w,4!Lt'
East: ST�t�1 , �EI--S +DTI I `{
West yc- LD V`rz
Y It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
v Application fees are due at time of submittal.Make check payable to City of Oshkosh.
v 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.wl,us/Community_Develapment/Pianning,hIrm
Sign Staff Date Rec'd
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THE MORGAN PARTNERS
ProFe:z,3ional 'R�wtil Ei;t<ralGYa'er,ti-ires
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Mr. Mark Lyons
Planning Director
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54901
RE: Restaurant Development—Oshkosh,WI
Mr. Lyons:
Please allow this letter to serve as our narrative relating to a Planned Development located in front of
Dick's Sporting Goods and Petsmart on Washburn Avenue, Parcel ID #1621750000. Per our previously
approved General Development Plan, we would like to amend the Planned Development GDP and
submit for review of our SIP concurrently.
The existing use of this portion of the property is undeveloped vacant land,which has been subject to a
PD since this area was originally planned in 2005.We acquired this property in 2015 as part of the
development of Dick's Sporting Goods and Petsmart,which was completed in 2016 on the adjacent
parcel. We have completed 2 of 3 phases of our outlot development, including the multitenant building
currently leased to Steinhafel's Mattresses and ATb Physical Therapy,as well as a free-standing building
occupied by Verve, a credit union. We are limited by the reciprocal easements placed on this property
by Lowe's during the initial development,with the placement of these three buildings dictated by that
document as well as our previously approved GDP.The third phase of this development will be a single
tenant building occupied by Chick-Fil-A, served by the existing shared parking and drive aisles, as well as
a small number of new stalls, a double drive-thru lane and a second dumpster enclosure.The proposed
building is smaller than both the building permitted by our easement agreements and the building
shown on our previously approved GDP.
Necessary base standard modifications required for this plan are, in our review, limited to the
construction of certain improvements(existing dumpster enclosure expansion, drive-through) in the
front yard adjacent to the Washburn Avenue right-of way. Because of the configuration of our site
(almost 700 feet of frontage curving along Washburn St from the south to the northwest),we have a
significant amount of front yard area not found in most other parcels in the City of Oshkosh. Per our
easement agreement with Lowe's as well as the previously approved GDP, we have pushed all buildings
to the street frontage side of the parcel to keep the parking field from becoming the focal point of our
development.As a result, certain facilities that might otherwise be in a rear yard area are forced into the
front yard. We are proposing the construction of a double drive through, as well as an expansion of the
previously approved dumpster enclosure area located to the north of Steinhafel's Mattresses.These
items will be compliant with setbacks and will be screened adequately to ensure their presence does not
distract from the overall aesthetic quality of the site.
To that end, please note that the proposed Chick Fil-A building will be constructed from a combination
of multiple types of brick veneer and storefront glass.These materials,which constitute almost 100%of
each fagade of the building(excepting small area of metal flashings along rooflines), are all Class 1
materials per the City of Oshkosh's design standards,well in excess of what is required. We believe this
building will be a higher quality of construction than many buildings currently found along Washburn St
as a result. In addition, building signage currently bring proposed by Chick-Fil-A is well below what is
currently permitted in this district,with no additional monument or pylon signage being requested
outside of the existing signs.
As a quick service restaurant, there will be no residents on this site, and anywhere from 15-25 daily
employees on an approximate basis.The existing parking field will be expanded by an additional 10
stalls, which is in keeping with our anticipated need for shared parking to serve all occupants of all
buildings without drastically exceeding the previously approved GDP.All stormwater is managed in an
offsite retention pond north of Lowe's, which has capacity to accept all runoff from this site. Any onsite
treatment of stormwater that may be required prior to draining into this pond will be handled via any
existing or additional biofiltration basins, bioswales or other methods to be approved by the
Department of Public Works. We do not anticipate any negative impacts on any of the adjoining
properties from this development, as they are all currently either retail, restaurant or office uses and we
believe our project will be very compatible within this area. Traffic generated from this development will
be in keeping with the traffic currently generated by neighbors such as Verve,ATI Physical Therapy,
Lowe's, Kwik Trip, Panera Bread, Dick's Sporting Goods and Petsmart.
Per the application form, below is our statement regarding any negative impacts on the following issues:
• We do not believe there will be any negative health, safety or general welfare impacts on any of
the surrounding land as a result of this identical usage pattern.
• Pedestrian and vehicular circulation and safety will be handled within the previously constructed
shared sidewalks and driveways, and will not impact the amount of traffic being routed towards
the public rights-of-ways in numbers that would create traffic problems.
• This project will not create any additional noise, air, water or other pollutions- in fact, it will
assist in finalizing the redevelopment of a former site of landfilling activities, thereby having a
positive environmental impact.
• It will not impact the demand for or availability of public services in a negative way, as all
necessary public services are in the vicinity and have adequate capacity to serve this project.
• There will be no negative impact on the character or future development of the area, as this is a
commercial area being developed with commercial uses in keeping with the surrounding areas.
Respectfully,
Grant Sch a
The Morgan Partners, LLC
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ADJ TO 1033 N WASHBURN ST 1000 LOWES BLVD 3630 S GEYER RD STE 100
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PC: 10-01-19 MOORESVILLE NC 28117 SAINT LOUIS MO 63127
TOWN OF ALGOMA
VEREIT MT OSHKOSH WI LLC OC DEVELOPMENT 2 LLC
PO BOX 460369 DEPT 250 TOWN CLERK 601 OREGON ST B
HOUSTON TX 77056 15 N OAKWOOD RD OSHKOSH WI 54902
OSHKOSH WI 54904
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