HomeMy WebLinkAbout05. 22-337AUGUST 10, 2022 22-337 RESOLUTION
CARRIED___6-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN FOR A
COMMERCIAL DEVELOPMENT AT 580 SOUTH KOELLER
STREET
INITIATED BY: GC OSHKOSH HOLDINGS, LLC
PLAN COMMISSION RECOMMENDATION: Approved w/ findings and conditions
WHEREAS, the Plan Commission finds that the Specific Implementation Plan for
a commercial development at 580 South Koeller Street, is consistent with the criteria
established in Section 30-387 of the Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a Specific Implementation Plan for a commercial development at 580 South
Koeller Street, per the attached, is hereby approved with the following findings:
1. The proposed Planned Development project is consistent with the overall
purpose and intent of this Chapter.
2. 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.)
3. 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.
4. 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.
5. The proposed Planned Development project will incorporate appropriate and
adequate buffers and transitions between areas of different land uses and
development densities/intensities.
6. The proposed architecture and character of the proposed Planned
Development project is compatible with adjacent/nearby development.
AUGUST 10, 2022 22-337 RESOLUTION
CONT’D
7. The proposed Planned Development project will positively contribute to and
not detract from the physical appearance and functional arrangement of
development in the area.
8. 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.
BE IT FURTHER RESOLVED by the Common Council of the City of Oshkosh that
the following are conditions of approval for a commercial development at 580 South
Koeller Street:
1. Base Standard Modification for increased parking to 40 spaces, where code
allows a maximum of 25 spaces.
2. Base Standard Modification for reduced side yard (north) setback to 6.37’,
where code requires a 10’ setback.
3. Base Standard Modification to allow a second drive-through sign.
4. Base Standard Modification to allow a parking row end without deciduous
tree.
5. Base Standard Modification for increased lighting along the north property line
to 1.9 fc, where code allows a maximum of 0.5 fc lighting level at the property
line.
6. Base Standard Modification to allow front (west) façade with 45% Class I
materials, where code requires a minimum of 50% Class I materials.
7. Final landscaping, lighting, and signage plans shall be reviewed and approved
by the Department of Community Development.
8. An additional 180 points of arborvitae landscaping shall be installed along the
east property line.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons, Planning Services Manager
DATE: August 4, 2022
RE: Approve Specific Implementation Plan for a Commercial Development at 580
South Koeller Street
BACKGROUND
The applicant requests approval of a Specific Implementation Plan (SIP) for a commercial use at
580 South Koeller Street. The subject area consists of a commercial lot located on the east side of
South Koeller Street, which includes a former restaurant (Golden Corral). The site is zoned
Suburban Mixed Use District (SMU). The surrounding area consists of commercial uses to the
north and south, residential and institutional uses to the east, and Interstate 41 to the west. The
2040 Comprehensive Land Use Plans recommends Interstate Commercial use for the subject
area. Common Council approved a zone change of the subject property to Suburban Mixed Use
with Planned Development Overlay (SMU-PD) on January 25, 2022. A General Development
Plan (GDP) was also approved for two drive-thru restaurants at the subject site.
ANALYSIS
The applicant has submitted plans for development of a drive-thru restaurant (Panda Express)
on the northern half of the subject site, which will serve as Phase 1 of the development. Phase 2
will be for a second drive-thru restaurant to the south of Panda Express, which will be addressed
under a future SIP request. 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.
The applicant is requesting base standard modifications (BSMs) for the following: reduced rear
yard (north) setback to 6.37’ where code requires a 10’ side setback, to allow for increased
parking to 40 spaces where code allows a maximum of 25 stalls, a second drive-through sign for
the double drive-through lane, a parking row end without deciduous tree, increased lighting
along the north property line to 1.9 fc where code allows a maximum of 0.5 fc lighting level, and
a front (west) façade with 45% Class I materials where code requires a minimum of 50% Class I
materials. Staff is supportive of all of the requested BSMs.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
PLAN COMMISSION MEETING
Neighbors of the adjacent condominium development were present and spoke regarding the
project. Based on that discussion the Plan Commission recommended adding an 8th condition
to the Planned Development approval. The condition was the following:
Conditional 8: An additional 180 points of arborvitae landscaping shall be installed along the
east property line.
Since the August 2nd Plan Commission meeting, staff received a letter outlining a number of
concerns from an adjacent condominium owner. A copy of the letter is attached within the
Council packet.
FISCAL IMPACT
Approval of this project should result in an increase in the assessed property value for the site.
The applicant is anticipating spending approximately $1,500,000 on the proposed project.
RECOMMENDATION
The Plan Commission recommended approval of the Specific Implementation Plan with
findings and conditions as amended on August 2, 2022. Please see the attached staff report and
meeting minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
ITEM: SPECIFIC IMPLEMENTATION PLAN FOR A COMMERCIAL
DEVELOPMENT AT 580 S KOELLER STREET
Plan Commission meeting of August 2, 2022.
GENERAL INFORMATION
Applicant: Henry C. Klover
Property Owner: GC Oshkosh Holdings, LLC
Action(s) Requested:
The applicant requests approval of a Specific Implementation Plan for a commercial use at 580
S. Koeller Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area consists of a commercial lot located on the east side of S. Koeller St., which
includes a former restaurant (Golden Coral). The site is zoned Suburban Mixed Use District
(SMU). The surrounding area consists of commercial uses to the north and south, residential
and institutional uses to the east, and Interstate 41 to the west. The 2040 Comprehensive Land
Use Plans recommends Interstate Commercial use for the subject area.
On January 25, 2022, Common Council approved a zone change of the subject property to
Suburban Mixed Use with Planned Development Overlay (SMU-PD). A General Development
Plan was also approved for two drive-thru restaurants at the subject site.
Subject Site
Existing Land Use Zoning
Commercial SMU
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU
South Commercial SMU
East Residential & Institutional MR-12
West Interstate-41 SMU
ITEM I: SIP 580 S Koeller St. 2
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The applicant has submitted plans for development of a drive-thru restaurant (Panda Express)
on the northern half of the subject site, which will serve as Phase 1 of the development. Phase 2
will be for a second drive-thru restaurant to the south of Panda Express, which will be
addressed under a future SIP request. 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.
Site Design/Access
The proposed site will utilize an existing shared access from S. Koeller Street. A cross access
agreement for the shared driveway will need to be filed for the shared access, as noted in the
approved GDP.
Required Provided
Parking Spaces Maximum: 25 40
Impervious Surface Maximum: 70% of lot 65.8% of lot
ITEM I: SIP 580 S Koeller St. 3
Minimum Provided
Front Setback (S. Koeller St.) 25 ft. 27.67 ft. (parking lot)
Side Setback (north) 10 ft. 6.37 ft. (drive-thru lane)
Side Setback (south) 10 ft. 122 ft. +/- (parking lot)
Rear Setback (east) 25 ft. 30.21 ft. (drive-thru lane)
The total impervious surface ratio for the site is under the maximum of 70% for the SMU
district. The drive-thru lane is meeting the minimum stacking length for drive-thru restaurants.
The applicant is requesting a BSM for reduced rear yard (north) setback to 6.37’, where code
requires a 10’ side setback. Staff does not have concerns with the reduced setback as it is along
a shared driveway only.
The applicant is requesting a base standard modification (BSM) to allow 40 parking stalls,
where code allows a maximum of 25 stalls. The General Development Plan included 50 parking
stalls for the Panda Express site, with staff recommending that the final parking number be
reduced. A Plan Commission workshop was held on February 1, 2022, with Plan Commission
supporting the reduction from the originally proposed 50 parking stalls to 40 stalls. Staff
recommends approval of the BSM to allow 40 parking stalls as it will accommodate customer
parking, while not excessively exceeding the maximum of 25 stalls.
Signage
The applicant is proposing to modify the existing pylon sign on the site to include a shared sign
cabinet with the future drive-thru restaurant site to the south. The proposed sign is at the
maximum height for pylon signage of 35’ for the SMU district lots within 300’ of HWY 41, and
is 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.
ITEM I: SIP 580 S Koeller St. 4
West Elevation
South Elevation
North Elevation
ITEM I: SIP 580 S Koeller St. 5
Wall sign plans have also been included for the proposed building elevations, which include
signage on the front (west) and side (north and south) elevations. The proposed signs are under
the maximum area of 1 sq. ft. per linear foot of building frontage for the SMU district.
A BSM is being requested to allow two drive-through signs for the double drive-through lane.
Staff does not have concerns with this as it is needed to allow efficient use of the double drive-
through lane. Although code currently allows a maximum of one drive-through sign per site, a
code revision is currently pending to allow a second drive-through sign by right.
Landscaping
Points Required Points Provided
Building Foundation 80 (40 main entrance, 20
street side)
141 (56 main entrance, 85
street side)
Paved Areas
200 (60 tall trees, 80
shrubs)
712
(330 tall trees, 382 shrubs)
Street Frontage 250 (125 medium trees) 285 (135 medium trees)
Yards 50 528
TOTAL 580 1,666
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.
Required
landscape islands
ITEM I: SIP 580 S Koeller St. 6
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 will is missing curbed landscaping islands at the ends of the internal parking lot row
to the west of the building (circled in red). These islands will need to include a shade tree. This
can be addressed during the Site Plan Review process.
The applicant is requesting a BSM to allow the parking row end at the southeast corner of the
building to not include the required deciduous tree. Staff is supportive of this BSM as minimal
space will be available between the refuse enclosure and building to support tree growth. The
applicant has significantly exceeded the paved area point requirement to offset this.
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. This serves to offset the requested BSM for
increased parking and reduced side setback.
Bufferyard
A 0.3 opacity bufferyard is required along the east property line as the site is abutting an MR-12
zoning district. The plan shows 6’ tall solid wood fencing along this property line to meet the
bufferyard 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.
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 north property line. Staff is supportive the BSM to allow the increased
lighting along the north property line to 1.9 fc as lighting will only exceed the maximum at the
shared driveway.
ITEM I: SIP 580 S Koeller St. 7
The proposed 22’ light poles are under 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, with the rear façade being exempt from this requirement. The petitioner has
provided elevations for the building as well as a material list and material breakdown for each
facade. The specific elevations breakdown is as follows:
West (front): Class I – 45% Class II & III – 55%
South (side): Class I – 54.26% Class II & III – 45.74%
North (side): Class I – 65.56% Class II & III – 41.44%
East (rear): Class I – 34.44% Class II & III – 65.56%
West elevation
ITEM I: SIP 580 S Koeller St. 8
South elevation
North elevation
East elevation
Exterior materials consist of glazing, masonry, EIFS, composite wood, and decorative metal.
The north and south side facades are meeting the 50% Class I requirement. The applicant is
requesting a BSM to allow reduced Class I materials on the front (west) facade to 45%.
ITEM I: SIP 580 S Koeller St. 9
According to the applicant, increasing Class I materials (brick) on the front elevation would
require changing the EIFS in the tower element to brick or raising the 10’ canopy band, with
either option requiring changes to other elevations. The applicant feels that both of these
options would negatively impact the design of the building.
Staff is supportive of the BSM for reduced Class I material on the west façade as the both the
north and south facades exceed the 50% Class I requirement. The total class I material allotment
of the front and side facades is about 55%, which serves to offset the slight reduction of Class I
materials on the front façade.
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 increased parking to 40 spaces, where code allows a
maximum of 25 spaces.
ITEM I: SIP 580 S Koeller St. 10
2. Base Standard Modification for reduced side yard (north) setback to 6.37’, where code
requires a 10’ setback.
3. Base Standard Modification to allow a second drive-through sign.
4. Base Standard Modification to allow a parking row end without deciduous tree.
5. Base Standard Modification for increased lighting along the north property line to 1.9 fc,
where code allows a maximum of 0.5 fc lighting level at the property line.
6. Base Standard Modification to allow front (west) façade with 45% Class I materials,
where code requires a minimum of 50% Class I materials.
7. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
8. An additional 180 points of arborvitae landscaping shall be installed along the east
property line.
The Plan Commission recommended approval of the Specific Implementation Plan with
findings and conditions on August 2, 2022. The following is their discussion on the item.
Site Inspections Report: Mr. Mitchell reported visiting the site.
Staff report accepted as part of the record.
The applicant requests approval of a Specific Implementation Plan for a commercial use at 580
S. Koeller 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 has submitted plans for development
of a drive-thru restaurant (Panda Express) on the northern half of the subject site, which will
serve as Phase 1 of the development. Phase 2 will be for a second drive-thru restaurant to the
south of Panda Express, which will be addressed under a future SIP request. 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. Staff recommends approval with the findings
and conditions as listed in the staff report.
Mr. Perry opened up technical questions to staff.
Council Member Ford asked if the fence is six feet tall and what type of materials it will be.
Mr. Slusarek said it is six feet and wood fencing.
Mr. Mitchell asked if the islands will be curbed and landscaped.
Mr. Slusarek said they would need to be curbed and landscaped and it will reduce the
impervious surface.
Mr. Mitchell asked if when curbing is required, if there is leeway for a rainswall or a natural
water filtration.
ITEM I: SIP 580 S Koeller St. 11
Mr. Lyons said they do allow bioswales or rain gardens to be incorporated into the islands and
it’s a design choice when they are doing their storm water management and if it makes sense.
Council Member Ford asked for confirmation if the west façade is below the 50% threshold for
class one materials but the entire building is well above.
Mr. Slusarek said in the north and south elevations are over the 50% requirement because the
front and sides have to meet the requirements.
Mr. Lyons said that west is 45%, south is 54%, north is 65.5% and if you integrate them it’s over
50% on those three and on the east its 34% which 0% of the east is required. Overall the building
concedes it by a significant amount.
Mr. Perry said he noticed in the plan that there were double long parking spots. He asked if that
was planned or purposeful.
Mr. Lyons said he didn’t think they were double lots but they would double check.
Mr. Perry asked for any public comments and asked if the applicant wanted to make any
statements.
Mr. Perry closed public comments and asked if the applicant wanted to make any closing
statements.
Henry Klover, 8813 Penrose Lane, Lenexa, KS; representing the applicant. He confirmed Mr.
Perry’s question about the double lots and said they are 36 feet and it is purposeful considering
the location off the highway.
Susan Denning, 1777 W 5th Ave; she said her condo is directly behind the drive-thru. Some of
the issues they had faced with the prior Golden Corral is the excessive snow that’s plowed up to
the fence. In the spring when it melts they get swamps in the backyards. She is hoping that will
be addressed with some drainage. She mentioned they had concerns about the dumpster
location, but now it seems to be away from their condos. She asked what direction the speakers
for the drive-thru will project sound and if there is a certain decibel they are allowed to be.
Mr. Lyons said he doesn’t know of a noise ordinance related to speakers but they can check.
There were no other public comments on this item.
Mr. Klover said Panda Expresses use a sound attenuation speaker. If the outside noise is loud,
the speaker will be loud, and if the noise is lower, so will the noise from the speaker. The sound
from these speakers are not cumulative. The highway noise will dwarf any sound from the
speaker. The speakers face north towards the vehicles. The sight lighting is new and will be
better quality lighting than what there is there today. He said he’s unsure of snow since he
hasn’t had much experience, but he knows that there is a stipulation in the staff report that they
have to do the storm water study with the site review and they will have to control run-off.
ITEM I: SIP 580 S Koeller St. 12
Mr. Mitchell asked what the width of the back side is.
Mr. Lyons said their regular setback is 30 feet.
Mr. Mitchell said there could be enough room for arborvitae and would be beneficial to the
neighbors. He asked Mr. Klover if that would be something they would be willing to do.
Mr. Klover said they would be happy to provide additional landscaping.
Motion by Propp to adopt the findings and recommendation as stated in the staff report.
Seconded by Davey.
Motion by Mitchell to add conditional 8: require an additional 180 points of arborvitae landscaping
along the east property line.
Seconded by Davey.
Mr. Perry asked if there was any discussion on the motion.
Mr. Bowen said he will be voting present.
Motion carried 6-0.
Motion by Propp to adopt the findings and recommendation as stated in the staff report with the new
amendment.
Seconded by Davey.
Motion carried 6-0.
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
SA
N
S
K
O
E
L
L
E
R
S
T
R
E
E
T
PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL
U/E U/E U/E U/E U/E U/E U/E U/E
R/
W
U/E U/E U/E U/E U/E
U/E U/E U/E U/E U/E
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/
E
U/EU/E
R/
W
R/
W
R
/
W
R
/
W
R/
W
R/
W
R/
W
R/
W
R/
W
R
/
W
PL PL PL PL PL PL PL PL PL PL PL PL PL
PL PL PL PL
R/
W
(P
U
B
L
I
C
R
I
G
H
T
-
O
F
-
W
A
Y
W
I
D
T
H
V
A
R
I
E
S
)
D
D
DYH
DYH
T
T
PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL
ARCH PROJECT #:
PANDA PROJECT #:
DRAWN BY:
ISSUE DATE:
REVISIONS:
All ideas, designs, arrangement and plans indicated or
represented by this drawing are the property of Panda
Express Inc. and were created for use on this specific project.
None of these ideas, designs, arrangements or plans may be
used by or disclosed to any person, firm, or corporation
without the written permission of Panda Express Inc.
1683 Walnut Grove Ave.
Rosemead, California
91770
Telephone: 626.799.9898
Facsimile: 626.372.8288
PANDA EXPRESS, INC.
PANDA STORE #:
8813 PENROSE LANE, SUITE 400
LENEXA, KS 66219
ph: 913.649.8181 • fx: 913.649.1275
7101 College Blvd., Suite 400
Overland Park, Kansas 66210
p. (913) 663-1900
BHC is a trademark of Brungardt Honomichl & Company, P.A.
TRUE WARM & WELCOME 2300 R5
21044.016
-
S8-21-D8662
OSHKOSH, WI 54902
9TH AVE. & KOELLER ST.
TRUE WARM & WELCOME
PANDA EXPRESS
10-22-211st
2-25-222nd
CONDITIONAL USE
SIP SUBMITTAL
N
000
LOT 1 SITE DATA
SITE
SITE AREA:1.12 AC
48,898SF
IMPERVIOUS AREA:29,757SF (60.9%)
BUILDING
BUILDING AREA:2,500 SF (5.1%)
PARKING
PARKING PROVIDED:37 STANDARD
2 HANDICAP (1 VAN)
PARKING REQUIRED:8
(1 SPACE PER 300 SF)
ZONING
SMU (SUBURBAN MIXED-USE)
SEE CONSTRUCTION DETAILS - SHEETS C7.0-C7.3
001 ASPHALT PAVEMENT
002 PCC PAVEMENT
003 CONCRETE SIDEWALK
004 CONCRETE CURB & GUTTER; RE. LEGEND FOR TYPE
007 (ADA) HANDICAP PARKING SIGNAGE
008 (ADA) HANDICAP PARKING STRIPING
010 CONCRETE FLUME
DETAILS
SITE LEGEND
PARKING STALL COUNT STANDARD CURB & GUTTER
DRY CURB & GUTTER
STANDARD ZERO HEIGHT CURB
TRANSITION CURB
PROPOSED BUILDING
ASPHALT PAVEMENT
PCC PAVEMENT
HEAVY DUTY PCC PAVEMENT
CONCRETE SIDEWALK ACCESSIBLE ADA ROUTE>>
#
DRY ZERO HEIGHT CURB
C2.0
SITE PLAN
JLA
02
01
03 04
03 04
0506
07
09
10
11
11
11 11
11
12
07
08
00 CONSTRUCTION NOTES
01 LEAD FREE, WATER-BORNE EMULSION BASED WHITE TRAFFIC PAINT FOR PARKING LOT
STALL STRIPING (TYP.).
02 DUMPSTER AND SCREENING ENCLOSURE. SEE ARCHITECT'S PLANS
03 MENU BOARD. SEE ARCHITECT'S PLANS
04 SPEAKER BOX. SEE ARCHITECT'S PLANS
05 DRIVE THRU CLEARANCE BAR. SEE ARCHITECT'S PLANS
06 ADA PARKING AREA. 2% MAXIMUM SLOPE IN ANY DIRECTION.
07 RUBBER WHEEL STOPS
08 CONCRETE SIDEWALK
09 SHARED PYLON SIGN
10 BIKE RACKS
11 LIGHT POLE
12 ELECTRICAL TRANSFORMER TO BE SCREENED WITH LANDSCAPING
13 INSTALL 6" RIPRAP BETWEEN FLUME AND AREA INLET. TOP OF RIPRAP IS TO BE
BELOW THE LEVEL OF FLUME TO PREVENT PONDING ON PAVEMENT.
14 GREASE INTERCEPTOR
15 STORM STRUCTURE
16 CONCRETE PAVEMENT
17 ASPHALT PAVEMENT
24
.
0
0
'
24.00'
9.00'
TYP.
18
.
5
0
'
11
12
.
0
0
'
12
.
0
0
'
1
2
.
0
0
'
6.
3
7
'
30.21'
1.
5
5
'
19
.
7
1
'
189.59'
PROPOSED
PANDA EXPRESS
2500 SF
004
004
004
003
008
3
6
4
15
08
003
55
.
0
4
'
24
.
0
0
'
24.00'
144.36'
PROPO
S
E
D
LOT 2
PROPO
S
E
D
LOT 1 004
>>>>>>>>
>>
>>
>>
>>
>>
010
13
14
16
16
17
17
17
15
17
01
01
>>
>>
>>
>>
SIP
580 S KOELLER ST
8/02/2022
SARA REIMER
1773 W 5TH AVE
OSHKOSH, WI 54902
NOREEN KIRCHHOFF
1775 W 5TH AVE
OSHKOSH, WI 54902
SUSAN M DENNING
1777 W 5TH AVE
OSHKOSH, WI 54902
JOHANN KOPEINIG
1779 W 5TH AVE
OSHKOSH, WI 54902
CFT NV DEVELOPMENTS LLC
1120 N TOWN CENTER DR STE 150
LAS VEGAS, NV 89144
600 S KOELLER STREET LLC
PO BOX 52427
ATLANTA, GA 30355
PETER M FREDERIKSEN ETAL
691 S GREEN BAY RD #208
NEENAH, WI 54956
HENRY C KLOVER
8813 PENROSE LANE SUITE 400
LENEXA, KS 66219
CHRISTIAN COMMUNITY CHILD
CENTER INC
3870 JACKSON ST
OSHKOSH, WI 54901
GC OSHKOSH HOLDINGS LLC
1621 CONGRESS AVE
OSHKOSH, WI 54901
!"#$41!"#$41
SS
KK
OO
EE
LL
LL
EE
RR
SS
TT
WW 77TTHH AAVV
W 5TH AVW 5TH AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/8/2022
1 in = 120 ft1 in = 0.02 mi¯580 S KOELLER ST580 S KOELLER ST
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
SMU
I
SR-5
I
I
I SMU-PD
DR-6
I
MR-12
SMU-PD
I
MR-12
MR-12
SR-5
SMU-PD
I-PD
SR-5
SMU-PD
DR-6
DR-6
MR-12
MR-12
SMU-PD
NMU
SMU-PD
DR-6
!"#$41
!"#$41
WITZEL AVWITZEL AV
SS
KK
OO
EELLLLEERRSSTT
WW 99 TT HH AAVV
SS
WWAASSHHBBUURRNN
SSTT
REICHOW ST
REICHOW ST
W 5TH AVW 5TH AV
S WESTFIELD ST
S WESTFIELD ST
LILAC ST
LILAC ST
ARMORY PL
ARMORY PL
ABBEY AVABBEY AV
MMOORREELLAANNDD SS TT
W 7TH AVW 7TH AV
W 6TH AVW 6TH AV
WINDSOR ST
WINDSOR ST
CUMBERLAND TR
CUMBERLAND TR
CRYSTAL SPRINGS AVCRYSTAL SPRINGS AV
BISMARCK AVBISMARCK AV
S WESTFIELD ST
S WESTFIELD ST
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/8/2022
1 in = 500 ft1 in = 0.09 mi¯580 S KOELLER ST580 S KOELLER ST
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
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/8/2022
1 in = 100 ft1 in = 0.02 mi¯580 S KOELLER ST580 S KOELLER ST
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