HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT MAY 17, 2022
ITEM II: SPECIFIC IMPLEMENTATION PLAN FOR A COMMERCIAL
DEVELOPMENT AT THE NORTHWEST CORNER OF W SOUTH PARK
AVENUE AND RIPON LANE
GENERAL INFORMATION
Owner/Applicant: Todd Waller
Action(s) Requested:
The applicant requests approval of a Specific Implementation Plan for a commercial use at the
northwest corner of W South Park Avenue and Ripon Lane.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of one 0.71 acre parcel located at the northwest corner of W South Park
Avenue and Ripon Lane, which includes the former La Sure’s site and a single family home,
which are both to be razed. The surrounding area consists primarily of commercial land uses as
well as residential uses to the west along Ripon Lane.
On April 27, 2021, a zone change was approved to add a Planned Development overlay along
with a General Development Plan for commercial development on the subject site.
Subject Site
Existing Land Use Zoning
Vacant SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU-PD
South Commercial SMU
East Commercial SMU
West Single-family residential SMU
Recognized Neighborhood Organizations
None
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Page 1
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 2
ANALYSIS
Use
The applicant is proposing development of a drive-thru restaurant/coffee shop (Dunkin Donuts
and Baskin Robins). The proposed development is a permitted use in the SMU district and is
consistent with the approved GDP for a drive-thru commercial use on the subject site.
A virtual neighborhood meeting was held on March 23, 2022. The neighbors voiced general
support for the use of the site, but had concerns related to safety of the driveway access to the
site. The applicant informed the neighbors that the driveway will be further from the W South
Park Ave. intersection than the existing La Sure’s access to help alleviate safety concerns.
Site Design/Access
The proposed site will have an access from Ripon Lane as well as a shared access from W South
Park Avenue and cross access drive with the neighboring site to the northeast, which is being
developed as an O’Reilly Auto Parts store.
Page 2
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 3
Required Provided
Parking Spaces Minimum: 8 Maximum: 25 15
Impervious Surface Maximum: 70% of lot 56.9% of lot
Minimum Provided
Front Setback 25 ft. 1.56 ft. (bike parking pad)
Side Setback (southwest) 10 ft. 22.27 ft. (drive-thru lane)
Side Setback (northeast) 10 ft. 21.6 ft. (parking lot)
Rear Setback (northwest) 25 ft. 5.25 ft. (drive-thru lane)
The site will have 15 parking stalls, which is within the allowable parking total for the site. The
total impervious surface ratio for the site is under the maximum of 70% for the SMU district. A
small patio area is included on the plan on the front (south) side of the building.
The applicant is requesting reduced front yard setback to 1.56' (bike pad), 10.34’ (drive aisle),
and 22.34’ (patio) and reduced rear yard setback to 5.25, where code requires a 25’ front and
rear yard setback. According to the applicant, the reduced setbacks are needed due to the
unique shape of the lot and limited available area outside of the required setbacks.
Staff is supportive of the setback reductions as they are necessary to allow for the needed
parking, access, and drive-thru areas. Also, the Ripon Ln./W South Park Ave. right-of-way is
unusually wide, providing greater distance from the street and the applicant has provided
increased street frontage landscaping to offset this request. The location of the bike pad is
appropriate as it is alongside the pedestrian access to the site. Staff does not have concerns with
the reduced rear yard setback as the development is abutting other commercial uses to the
north.
Signage
The applicant is proposing a shared pylon sign with the neighboring O’Reilly Auto Parts store.
A BSM is required as off-premise signage is prohibited. The proposed sign is at the maximum
Page 3
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 4
height for pylon signage of 30’ for the SMU district and appears to be meeting the front and side
setback requirements. The total sign area is within the maximum area of 1 sq. ft. per linear foot
of public right-of-way frontage for the SMU district.
Staff is supportive of the requested BSM for off-premise signage as there is shared access
between the sites and both the subject site and O’Reilly Auto Parts site will be within the
maximum allowed signage area.
The proposed building elevations include wall signage on the front (south) and side (east and
west) elevations, which appear to be within the maximum area of 1 sq. ft. per linear foot of
building frontage for the SMU district. Signage will be addressed under a separate building
permit.
Landscaping
Page 4
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 5
Points Required Points Provided
Building Foundation 85 (42.5 main entrance,
21.25 street side)
112 (45 main entrance, 25
street side)
Paved Areas
75 (22.5 tall trees, 30
shrubs)
262
(150 tall trees, 92 shrubs)
Street Frontage 192 (96 medium trees) 200 (200 medium trees)
Yards 48 508
TOTAL 400 1,082
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for the proposed building. The plan is meeting the
requirement that 50% of the required points be on the main entrance side of the building and is
also providing the required 25% of the points on the street-facing side of the building.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The code further specifies 30% of all points will be devoted to tall trees
and 40% will be devoted to shrubs. Both of these requirements are being met. The plan is also
meeting the requirement that a deciduous tree be planted at all parking row ends and driveway
entrances.
Both of the southernmost parking row ends consist of a 5’ wide planter island, where code
requires all parking row islands to be a minimum of 7’ wide. Staff is supportive of a BSM to
allow the reduced parking row island width as site constraints inhibit the ability to meet this
requirement. The applicant was able to provide the required tree in both of these islands, in the
form of a low deciduous tree (crabapple), which are permitted in areas that do not support
healthy shade tree growth. The plan exceeds the overall paved area point requirement to offset
this BSM.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also
specifies that 50% of the required points must be devoted to medium trees. The landscaping
plan is meeting these requirements.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final submitted plans
are required to be in full compliance with the requirements of the City of Oshkosh Municipal
Code Chapter 14 for storm water management.
Page 5
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 6
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking areas, but exceed the maximum of .5 foot-candles of
light trespass at the east, northeast, and south property lines.
Staff is supportive the BSM to allow the increased lighting along the south property line (0.9 fc)
as it only results in a slight increase over the maximum and will not affect neighboring
properties with it will only providing increased lighting in the public right-of-way. Staff is also
supportive of a BSM to allow increased lighting at the east (1.1 fc) and northeast (1.6 fc)
property lines as these are part of the common development with the O’Reilly Auto Parts site.
The proposed 23’ light poles are at the maximum light fixture mounting height of 23’ (including
3’ base) for the SMU district and will have full cut-off fixtures per lighting code requirements.
Building Facades
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials. The petitioner has provided building elevations for the building. The applicant has
provided a material list and material breakdown for the building for each facade. The specific
elevations breakdown is as follows:
East (side): Class I – 50.7% Class III – 49.3%
South (front): Class I – 56% Class III – 44%
West (side): Class I – 58.6% Class III – 41.4%
North (rear): Class I – 67% Class III – 33%
Page 6
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 7
Brick will be utilized on all facades, along with glazing on the front and side façades, to meet
the 50% Class I requirement.
Page 7
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 8
Overall Site
The applicant is requesting base standard modifications related to reduced setbacks, landscape
island width, and increased lighting at property lines. Staff feels that the applicant has
sufficiently offset these BSMs by increasing the provided overall landscaping points to more
than double the code requirement. Along with this, the applicant has provided a continuous
row of evergreen tree landscaping along the west property line to soften the view of the site
from neighboring residences. Staff feels that the overall site is complimentary to the
surrounding area.
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 consider 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.
(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.
Staff recommends approval of the Specific Implementation Plan with the findings listed above
with the proposed following conditions:
1. Base Standard Modification for reduced front yard setback to 1.56’, where code requires
a 25’ front yard setback.
2. Base Standard Modification for reduced rear yard setback to 5’, where code requires a
25’ rear yard setback.
Page 8
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 9
3. Base Standard Modification for reduced landscape planter island width at southernmost
parking row ends to 5’, where code requires 7’ wide planter island width.
4. Base Standard Modification for increased lighting along the east, northeast, and south
property lines to 1.1 fc (east), 1.6 fc (north), and 0.9 fc (south), where code allows a
maximum of 0.5 fc lighting level at the property line.
5. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
Page 9
Page 10
Page 11
Page 12
April 18, 2022
(Revised May 6, 2022)
Dunkin Donuts Specific Plan Implementation - Narrative
The proposed project consists of redeveloping an existing commercial/residential property into a new
commercial/restaurant development. The proposed development is located within an existing
commercial/retail mix area, therefore, this will be a suitable location for this development. This site is
also classified as “Mixed Use” in the City of Oshkosh’s Comprehensive plan, which also fits with the
proposed development of this site. Listed below are just some of the reasons why this will be beneficial
development for this area.
There is one proposed driveway located on Ripon Lane and one shared driveway located to the east
and is connected to the future O’Reilly Auto Parts site that sits to the north and east of this development.
Since the driveway will be shared, an access easement has been created and recorded so that the
Dunkin Donuts patrons will have access to the site from W. 20th Avenue.
A new, more aesthetically pleasing building, which will meet City architectural requirements, will be built
on this site. This building will enhance the surrounding community and be compatible with other
buildings in the area.
The existing site is currently primarily impervious with two separate buildings. With the proposed
development, we will be able to provide one building with more green space (pervious areas) and
storm water treatment and peak rate control for the storm water runoff generated by the site, which
currently does not exist. With one building and increased green space and pervious areas for storm
water management on this site, this development will help protect environmentally sensitive areas in the
surrounding community and with a more cohesive single use.
This project will be a stand-alone project and there will no phasing.
Please see sheet C2.0 for specific site statistics, including building coverage, landscape surface ratio,
and proposed staging area.
Given the unique shape of these parcels, the developer is requesting a PD zone for this property so that
the maximum amount of land can be to its fullest potential. Being a part of a corner lot, a fair amount
of the useable space for this lot falls within current zoning setbacks where no development can occur.
This development will enhance a highly visible corner lot and provide a safer, more aesthetically
pleasing complex with new businesses offerings services and goods to the community.
Below is a list of requested exceptions from the Zoning Ordinance for this development:
Setbacks:
· Rear setback distance along north property line to be 5’ in lieu of 25’ required setback.
· Front setback distance along south property line to be 25’, however, a driveway setback of
10.34’ is requested as well as a 1.56’ setback for the concrete pad for the bike parking. This
decreased setback will allow the development to add an access to the site from Ripon Lane
and from West South Park Avenue if for some reason the shared access from the adjacent
business (O’Reilly Auto Parts) is not accessible. Also, additional landscaping has been provided
along the street frontage to offset the BSM request.
Parking/Access:
· The maximum amount of parking spaces allowed is 10 spaces, however, the restaurant needs a
minimum of 15 for their estimated amount of clientele.
Landscaping:
· The parking lot island furthest to the east is only 5’ wide, rather than the required 7’. A small tree
has been added along with some low shrubs in this island along with extra landscaping around
the paved areas have been added to offset this exception.
· The parking lot island south of the above mentioned island does not include a 7’ island nor a
tree as required. The developer would like to maximize the concrete patio area for patrons to
use, however, we were able to adjust landscape plan to remove some of the concrete patio
(for a 5’ island) and add a small tree along with some low shrubs in this area. Also, additional
landscaping around the other paved areas has been added to offset this exception.
Signage:
· A shared pylon sign with the adjacent northern property is proposed which is a modification of
the signage code.
Lighting:
· The lighting levels along the eastern and southern property lines exceed the maximum of 0.5 fc.
In order to offset the above requested Base Standard Modifications, additional landscaping will be
installed along the western edge of the lot as well as meeting and exceeding the street frontage,
building foundation, paved area and yard area requirements for this site.
No additional agreements, bylaws, or covenants relating to operational regulations will be provided for
this development.
The GDP for this parcel has been approved and the overall layout shown in the SIP plan for this project is
consistent with layout of the Southern parcel in the GDP that was submitted previously. Parking stall
counts, driveways locations, building size, statistical data, green space areas and storm water
management areas shown in the SIP are consistent with what was submitted in the GDP.
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4941 Kischling Court
Stevens Point, WI 54481
Phone: 715.344.9999 Fax: 715.344.9922
VENTURE WEST DEVELOPMENT LLC
DUNKIN DONUTS RESTAURANT
CITY OF OSHKOSH
WINNEBAGO COUNTY, WISCONSIN
SITE LAYOUT PLAN
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GDP/SIP
1570 RIPON LN
PC: 5-17-2022
1570 RIPON LANE LLC
800 W BROADWAY STE 500
MADISON, WI 53713
OSHKOSH 1635 W 20TH AVENUE WI
LLC
2201 MADISON ST
STEVENS POINT, WI 54481
20TH STREET LLC
300 N MAIN ST STE 300
OSHKOSH, WI 54901
MARK R HENKE
1620 RIPON LN
OSHKOSH, WI 54902
KRISTI K BOUSHELE
1610 RIPON LN
OSHKOSH, WI 54902
WITTMAN REGIONAL AIRPORT
525 W 20TH AVE
OSHKOSH, WI 54902
TODD WALLER
529 E. MAIN ST SUITE 109
BOZEMAN, MT 59715
Page 16
W 20TH AVW 20TH AV
W SOUTH PARK AV
W SOUTH PARK AV
RRIIPP OO NN LL AA
CAPITAL DR
CAPITAL DR
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/21/2022
1 in = 120 ft1 in = 0.02 mi¯1570 RIPON LN1570 RIPON LN
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/21/2022
1 in = 500 ft1 in = 0.09 mi¯1570 RIPON LN1570 RIPON LN
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 18
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/21/2022
1 in = 100 ft1 in = 0.02 mi¯1570 RIPON LN1570 RIPON LN
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 19