HomeMy WebLinkAboutItem 6PLAN COMMISSION STAFF REPORT AUGUST 19, 2025
ITEM 6: PUBLIC HEARING: Conditional Use Permit Request for a Vehicle Service
Facility Located on the North Side of the 1600 Block of Ripon Lane (Parcel
91334212008)
Applicant: Robert Mach
Property Owner: MMJ Group LLC
Action Requested: The applicant is requesting a Conditional Use Permit for development of a
vehicle service facility.
Applicable Ordinance Provisions: Vehicle service and repair uses are permitted only through a
Conditional Use Permit (CUP) in the Suburban Mixed-Use District (SMU) as regulated in
Section 30-52 (C) of the Zoning Ordinance. Criteria used for CUPs are located in Section 30-382
of the Zoning Ordinance.
Property Location and Background Information:
The subject area includes a 0.48-acre vacant property on the north side of Ripon Lane. The
surrounding area consists of residential uses immediately to the east and west and commercial
uses along West South Park Avenue and South Koeller Street. The subject property and
surrounding area are zoned Suburban Mixed-Use District (SMU) and slated for Interstate
Commercial use in the 2040 Comprehensive Land Use Plan.
Subject Site
Existing Land Use Zoning
Vacant SMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU
South Commercial SMU
East Residential SMU
West Residential SMU
Recognized Neighborhood Organizations
None
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
The applicant is proposing a 2,275 sq. ft. vehicle service facility. Vehicle service and repair uses
require a CUP in the SMU District.
Page 1
Item 6 – CUP: 0 Ripon Ln.
A neighborhood meeting was held on July 7, 2025, with one neighbor in attendance. The
neighbor in attendance was generally supportive of the proposed use, but had questions related
to storm drainage and noise.
Site Design & Access
The proposed facility will have a single driveway access from Ripon Lane. The proposed site
plan meets requirements for setbacks, parking, and impervious surface ratio. The applicant has
noted that there will be no outdoor storage of inoperable vehicles.
Required Provided
Front Setback (south) 25 ft. 25 ft.
Side Setback (east) 10 ft. building
5 ft. pavement
10 ft. building
5 ft. pavement
Side Setback (west) 10 ft. building
5 ft. pavement
34.3 ft. building
5 ft. pavement
Rear Setback (north) 25 ft. building
5 ft. pavement
109 ft. +/- building
54 ft. +/- pavement
Page 2
Item 6 – CUP: 0 Ripon Ln.
Required Provided
Parking Spaces Min: 8 Max: 25 9
Impervious Surface Max: 70% of lot 53.8% of lot
Signage - No signage plans were submitted with this request. However, the proposed building
elevations include an area on the front façade reserved for wall signage. The proposed area
appears to be within the maximum wall sign area of 50 sq. ft. Final signage plans will be
addressed under a separate building permit.
Lighting - The applicant has submitted a photometric lighting plan. The proposed plan utilizes
wall mount fixtures along with 15’ tall light poles, which is under the maximum light fixture
height of 23’ (including base) for the SMU district. Lighting levels meet the minimum of 0.4 fc
for parking/drive areas, but exceed the maximum lighting level of 0.5 fc at the side property
lines. This will be addressed during Site Plan Review.
Storm Water Management - The applicant has been in contact with the Department of Public
Works regarding storm water management for the subject area. The final storm water
management plans will be approved during the Site Plan Review process.
Landscaping - Code requires building foundation, paved area, street frontage, and yard
landscaping requirements to be met for the proposed site.
Building Foundation - A minimum of 40 landscaping points per 100 linear feet of building
foundation is required for each building. The landscape plan is meeting the building foundation
planting requirement for the vehicle service building.
Paved Area - A minimum of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is required. The code further specifies 30% of all points will be devoted to tall trees
and 40% will be devoted to shrubs. The landscaping plan shows a combination of trees and
shrubs around the parking lot to meet the paved area requirements.
Page 3
Item 6 – CUP: 0 Ripon Ln.
Street Frontage - Code requires 100 landscaping points per 100 feet of right-of-way. Code
further specifies that 50% of the required points shall be devoted to medium trees. The
landscaping plan is meeting the street frontage landscaping point requirements.
Yards - Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The landscaping
plan exceeds the yard landscaping requirement.
Although bufferyard is not required as the neighboring properties are also zoned SMU District,
the applicant is providing 6’ solid fencing and evergreen trees along the east and west property
lines to provide screening from the existing neighboring residences.
Building Facades - The applicant has provided building elevations for the vehicle service
building. The elevations include a combination of prefinished architectural metal wall panel,
brick veneer, and storefront glazing. The plans include 50% Class I materials on the front and
side facades to comply with commercial design standard requirements.
Page 4
Item 6 – CUP: 0 Ripon Ln.
FINDINGS/CONDITIONS:
In its review and recommendation to the Common Council, on an application for a CUP, staff
recommends the Plan Commission make the following findings based on the criteria
established by Chapter 30-382 (F)(3):
(1) Is in harmony with the Comprehensive Plan as the Interstate Commercial future land
use classification includes higher intensity commercial uses.
(2) Would not result in a substantial or undue adverse impact on nearby property, the
character of the neighborhood, environmental factors, traffic factors, parking, public
improvements, public property or rights-of-way, or other matters affecting the public
health, safety, or general welfare because the proposed site will comply with zoning
requirements for the SMU District and is compatible with neighboring properties
zoned SMU District.
(3) Maintains the desired consistency of land uses, land use intensities, and land use
impacts as related to the environs of the subject property because the vehicle service
facility use of the property is consistent with the SMU zoning designation of the
subject property and neighboring properties.
(4) The conditional use is located in an area that will be adequately served by, and will
not impose an undue burden on, any of the improvements, facilities, utilities or
services provided by public or private agencies serving the subject property as existing
infrastructure is in place for use of the subject site.
Page 5
Item 6 – CUP: 0 Ripon Ln.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant’s proposal and any
requirements recommended by the applicant to ameliorate such impacts because the
vehicle service use is compatible with SMU District zoning and existing commercial
uses in the surrounding area.
RECOMMENDATION:
Staff recommends approval of the proposed CUP for a vehicle service and repair use located on
the north side of the 1600 block of Ripon Lane (parcel 91334212008) as proposed with the
findings listed above and the following condition:
• Final landscaping and lighting plans shall be approved by the Department of
Community Development.
Page 6
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Ripon Lane Auto Service Narrative
An automobile service garage is proposed for parcel number 91334212008 located on
Ripon Lane. The property is currently vacant. The proposed garage will have 5
employees. The estimated number of customers visiting the facility is 15 per day. 25
daily trips to the site are anticipated. The proposed facility is a 2,275 square foot
service center with ancillary pavement, parking and other facilities. The proposed site
will be 54% impervious. Detailed site statistics are listed on sheet C2.0 of the attached
plans. The proposed hours of operation are 7:00 a.m. to 6:00 p.m. Monday through
Friday and 8:00 a.m. to noon on Saturday. The adjacent properties to the east and west
are residential uses. The properties to the north and south are commercial uses. The
majority of the block bound by Koeller, South Park and 20th is occupied by commercial
properties. There appears to be 3 residential properties in this area, all of which are on
Ripon Lane.
The adjacent residential properties will be screened by a 6’ fence on the east and west
property lines. Extensive landscaping will also be installed to buffer the neighborhood.
The 0.4 buffer was applied to the landscape design as if the adjacent properties were
zoned residential. Traffic impacts to the area are low and the area is already heavily
commercialized. All vehicle repairs will be performed in the proposed building during
the proposed hours of operation in order to minimize noise impacts on the area. The
dumpster on site will be screened from view and there will not be any outside storage of
materials. No significant impacts to air quality are anticipated. The project will have
stormwater management facilities installed to minimize environmental impacts. Lighting
is designed to have minimal impacts on neighboring properties. All lights will be cutoff
fixtures.
Page 10
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SHEET KEY NOTES:
STANDARD DUTY ASPHALT
CONCRETE SIDEWALK
CONCRETE CURB & GUTTER
STOOP LOCATION; REFER TO ARCHITECTURAL DRAWINGS
DUMPSTER PAD
DUMPSTER ENCLOSURE, TO BE BOARD ON BOARD OR SAME MATERIAL AS BUILDING;
REFER TO ARCHITECTURAL DRAWINGS
ADA HANDICAP STALL, SYMBOL
ADA HANDICAP SIGN
ADA HANDICAP WARNING
BOLLARD
4" WIDE PAINT STRIPE; COLOR BY OWNER
BICYCLE PARKING
DRY DETENTION BASIN; SEE SHEET C4.
CONCRETE FLUME
BUILDING MOUNTED SIGN
FUTURE CONCRETE SIDEWALK; TO BE INSTALLED WHEN PUBLIC SIDEWALK IS
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LIGHT POLE; REFER TO ELECTRICAL DRAWINGS FOR EXACT LOCATION AND TYPE
WALL MOUNTED LIGHT; REFER TO ELECTRICAL DRAWINGS FOR EXACT LOCATION
AND TYPE
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SITE STATISTICS
PARCEL ADDRESS:
PARCEL NUMBER:
PARCEL SIZE:
ZONING:
EXISTING SITE
GREEN SPACE:
IMPERVIOUS AREA
BUILDING:
PAVEMENT:
TOTAL IMPERVIOUS:
PROPOSED SITE
TOTAL DISTURBED AREA:
GREEN SPACE REQUIRED:
GREEN SPACE PROVIDED:
IMPERVIOUS AREA
BUILDING:
PAVEMENT:
TOTAL IMPERVIOUS:
PARKING PROVIDED
PARKING SPACES REQ'D/CALCS:
PARKING SPACES PROVIDED:
RIPON LANE
91334212008
20,585 SF (0.473 AC)
SMU: SUBURBAN MIXED USE
20,585 SF (100%)
0.0 SF (0.0%)
0.0 SF (0.0%)
0.0 SF (0.0%)
Area Square Feet; Acres
30% (6,176 SF)
9,511 SF (46.4%)
2,275 SF (11.1%)
8,799 SF (42.7%)
11,074 SF (53.8%)
1 STALL / 300 SF GFA (MIN); 1.25 STALL / 300 SF GFA (MAX)
2275 / 300 = 8 MIN., 12 MAX.
9 STALLS, INCLUDES 1 ADA HANDICAP
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MMJ GROUP LLC
84 W. WAUKAU AVENUE
OSHKOSH, WI 54902
OWNER
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GENERAL NOTE
1.OPEN OUTDOOR STORAGE OF INOPERABLE VEHICLES IS PROHIBITED.
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MMJ GROUP LLC
84 W. WAUKAU AVENUE
OSHKOSH, WI 54902
OWNER
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TAILWIND AV
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J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 5/16/2025
1 in = 160 ft1 in = 0.03 mi¯NOTICE MAP
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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T A I L W I N D AV
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J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 7/7/2025
1 in = 120 ft1 in = 0.02 mi¯ZONING & AERIAL MAP
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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