HomeMy WebLinkAbout11-422SEPTEMBER 13, 2011
AUGUST 23, 2011
11 -393 11 -422 RECONSIDERED
RESOLUTION
(CARRIED 5 -1 LOST LAID OVER WITHDRAWN )
REFER BACK TO STAFF
PURPOSE: APPROVE PLANNED DEVELOPMENT OF A RETAIL
PHARMACY WITH DRIVE -THRU SERVICES ON THE
NORTH SIDE OF WEST 9TH AVENUE AT THE SOUTH
KOELLER STREET INTERSECTION
INITIATED BY: VELMEIR COMPANIES, PETITIONER
PLAN COMMISSION RECOMMENDATION: Approved with conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned
development for construction of a retail pharmacy with drive -thru services and
associated amenities on the north side of West 9th Avenue, per the attached, is hereby
approved with the following conditions:
1) Base standard modification to permit sign located on West 9th Avenue to be 60
feet tall and contain 56 square feet of electronic message center per side (112
square feet total).
2) Base standard modification to allow the 9th Avenue driveway to be a three -lane
36' wide driveway (one 12 -foot entrance lane, 4 -foot rumble strip divider & two
10 -foot egress lanes)
3) Maximum height of light standards is 15 feet and the use of metal halide lamps or
bulbs is prohibited.
4) Final landscape plan include dense solid landscaping on the berm area to be
approved by the Department of Community Development.
5) Grading, erosion control and stormwater plans be approved by the Department of
Public Works prior to issuance of building permits.
CITY HALL
215 Church Avenue
P.O. Box 1130
Oshkosh, Wisconsin
54903 -1130
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Date:
To:
From:
City of Oshkosh
September 9, 2011
Mayor & City Council
Mark A. Rohloff, City Manager
MEMORANDUM
Subject: PROPOSED CVS DEVELOPMENT AT 9 Th & KOELLER
As you know, following the Council's rejection of the proposed CVS Pharmacy development at the August 23`
Council Meeting, Council Members were approached by various members of the community, expressing their
opinions on this project, both positive and negative. CVS officials indicated their continued interest in this site
even though Council had rejected it on a 5 -1 vote. As Council Members contacted me regarding the concerns
expressed to them by both proponents and opponents of this project, you asked if there was something more that
could be done to see if some common ground could be found on this project. While I'm not sure at this time if
common ground can be found, I am certainly willing to put staff resources into seeking out input from the
neighbors to determine if some agreement can be reached.
Council Members have requested that I put this item back on the September 13` Agenda for reconsideration. The
purpose of the reconsideration is not to vote to overturn the Council's decision from August 23` Rather, the
purpose of reconsidering the resolution would be to direct staff to work with neighbors and determine if some
common ground is possible on this project. I would suggest that CVS officials not be directly involved with the
neighbors at this time, as some distrust has developed between the parties, and I do not feel that having them
discussing this directly at this time would be beneficial. I would propose that staff and I meet with the neighbors to
determine some of the root concerns that they have regarding development on this site in general, and the CVS
project in particular. Should we be able to find some common ground, I would then contact CVS representatives
and determine if we can forge some type of agreement. Any such agreement would need to be brought back to the
Council at a later time. If we were unsuccessful in being able to reach some agreement on this issue, I would report
that back to Council as well.
As a courtesy to all affected parties, Planning staff has sent out a notice to the neighbors, notifying them of what is
intended at the September 13 t1i Council Meeting. It is my belief that this issue does not need to be redebated on
September 13 as no additional decision will be made on this matter. I would recommend that the Council take the
issue up for reconsideration, discuss the pros and cons of referring it to staff, and vote on the issue. While I think
some people may feel removed from this process, I believe that minimal public input should be sought at this time
until we can properly vet out the concerns in a more collaborative atmosphere.
I appreciate the Council's trust in staff to be able to attempt to work through this issue with the neighbors on this
process. If you have any other suggestions prior to Tuesday's meeting, please do not hesitate to contact me.
MAR/jdc
cc: Community Development Director Allen Davis
Planning Services Director Darryn Burich
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City of Oshkosh
O Dept. of Community Development
Planning Services Division
O.fHKO.f H 215 Church Ave., PO Box 1130
ON 111E WATEH Oshkosh, WI 54903 -1130
(920) 236 -5055 (920) 236 -5053 FAX
http:J/wvAv.ci.oshkosh.wi.us
To Whom It May Concern:
Allen Davis
Director
Dept. of Community Development
Darryn Burich
Director
Planning Services Division
J I1 f "Iii ��d.
Please be advised that the Oshkosh Common Council will be reconsidering the Planned Development
resolution for the proposed CVS project at its regular September 13 meeting, at City Hall, 215 Church
Avenue, Room 406, at 6:00 pm. It is our understanding that the intent of the reconsideration is not to
have the project approved at the meeting but to refer the matter back to city staff for further review. You
are being notified as an adjacent property or person who appeared and spoke at the last Council meeting
regarding the project.
OfHKOf H
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burtch
Director of Planning Services
DATE: August 18, 2011
RE: Approve Planned Development of a Retail Pharmacy with Drive -Thru Services on the
North Side of West 9th Avenue At South Koeller Street Intersection (Plan Commission
recommends approval)
BACKGROUND
The area encompassed in the Planned Development request is approximately 1.86 acres (80,900 square
feet) in size and is located in the 1700 blocks of West 7th and West 9th Avenues near the northeast
corner of West 9 Avenue and South Koeller Street intersection. It currently consists of seven
individual parcels (1717 — 1745 West 7 & 1718 — 1746 W 9 containing one office; one 4 -unit
multiple family; three 2- family residential and two single - family residential uses. Commercial uses are
located to the west and south and predominately single family uses are located to the north and the
east. A zone change request from R -1 Single Family Residence District, R -2 Two Family Residence
District and C -1 Neighborhood Business District to C -2PD General Commercial District with a
Planned Development Overlay was previously approved. This item was reviewed before the Plan
Commission in a similar form on May 3, 2011 where it was recommended against by the Plan
Commission and withdrawn prior to going to Council to allow time for the developer to amend the
plans and seek additional comment from the Plan Commission. Following the May 3rd Plan
Commission meeting, the petitioners revised the site plan to remove most of the base standard
modifications involving substandard setbacks.
ANALYSIS
The petitioner is proposing to acquire seven lots to be cleared of the existing improvements and
combined into a single lot of suitable size for commercial development. The proposed use is
consistent with the recommended land use in the City's Comprehensive Plan which identifies this area
as appropriate for commercial use due to its location on 9 Avenue and close proximity to Koeller
Street and Highway 41. The request involves development of a commercial building for a 24 -hour
retail pharmacy business with drive - through creating approximately 25 full time jobs and a projected
trip generation of 1,100 trips (entering and exiting) per day.
On the revised site plan, all setbacks, transitional yards and other dimensional regulations of the zoning
code are met and the proposed landscaped berm will screen the use from the surrounding residential
uses. Access to the development is proposed to be provided throuP two full access driveways; one
onto West 9 Avenue and one onto West 7 Avenue. The West 9 Avenue access is the main access
point and is designed with a single lane of ingress and two lanes of egress and will be 36 feet wide
requiring a base standard modification. The West 7 Avenue entrance is a standard access drive and
has been relocated as far to the west as possible to reduce headlight issues with the residential dwelling
to the north across West 7 Avenue. Pedestrian connections to both street frontages meet requirements
and signage is proposed to consist of both building wall signage and two ground signs located on the
northwest and southwest corners of the site. The pylon sign exceeds code requirements in both height
and the size of the electronic message center component and staff agrees that although it is not located
within the Highway 41 Corridor Overlay zone, it is situated in close proximity to it and is consistent
with other signage in the area and is located at the farthest point from any residential lots. Lighting
plans were not included with the application material but will be full cut off fixtures to eliminate glare
and plans meeting code requirements will be provided for building permit approval. Staff is
recommending a more pedestrian scale of lighting as well to reduce glare. Landscaping is proposed to
be a combination of trees and shrubs including a 5' tall berm along the entire north and eastern lot lines
to screen the use from the neighboring residences. Final landscape plans will be required to meet code
requirements including dense solid landscaping on the berm area. Grading, erosion control and
stormwater plans have not been submitted but will be required at building permit issuance with
approval by the Department of Public Works. The structure is designed as a flat roof building with a
height of 20 feet constructed of split face concrete masonry units and should fit in well with the 41
Corridor adjacent to the development.
A questioned was raised as to why the department is now not opposing the West 7 Avenue access
whereas before it had recommended not permitting access at all. In the interim between review of the
two proposals staff re- reviewed the anticipated traffic distribution numbers and with that number being
relatively low (especially as it regards the traffic exiting to the east) decided not oppose the W. 7 t `
Avenue driveway. For example, for end of year 2011 (expected full year of occupancy), the anticipated
number of trips exiting east from the development is 9% or 5 trips per peak hour which was thought
not to be disruptive to the neighborhood. The re- review of the anticipated traffic numbers along with
the redesign of the site to eliminate substandard setbacks and movement of the driveway to the west all
factored in our recommendation regarding the West 7 Avenue driveway.
FISCAL IMPACT
None anticipated other than an increase in the overall property tax value generated from the new
development over the existing conditions.
RECOMMENDATION
The Plan Commission approved of this request at its August 16, 2011 meeting.
Approved,
City Manager
ITEM: PLANNED DEVELOPMENT REVIEW TO ALLOW DEVELOPMENT OF
A PHARMACY/RETAIL BUILDING WITH DRIVE- THROUGH IN 1700
BLOCKS OF WEST 7 AND WEST 9 x AVENUES
Plan Commission meeting of August 16, 2011
This is an updated submittal from the Plan Commission's previous review that the Plan
Commission recommended against and was withdrawn by the petitioner prior to Council review in
order to adjust the site plan to meet some of the identified concerns raised at previous meetings.
GENERAL INFORMATION
Applicant: Excel Engineering, LLC
Owner: Multiple Owners
Actions Requested:
The petitioner requests development plan approval for the development of a retail pharmacy with
drive- through service in the 1700 blocks of West 7th and West 9 Avenues.
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the establishment and/or amendment
of a PD overlay district in Section 30 -33 (A)(1).
Property Location and Type:
This item was reviewed before the Plan Commission in a similar form on May 3, 2011 where it
was recommended against by the Plan Commission due to primarily concerns about substandard
setbacks and traffic impacts, especially as it relates to the 9 Avenue access and at that time the
roundabouts under construction along 9 Avenue. Following the May 3rd Plan Commission
meeting, the petitioners revised the site plan to remove most of the base standard modifications
involving substandard setbacks. It should be noted that the previous consideration for the subject
site also involved a zone change request from C -1, R -1 and R -2 to C -2 PD and that request was
subsequently approved as recommended by the Plan Commission.
The area encompassed in the Planned Development request is approximately 1.86 acres (80,900
square feet) in size and is located in the 1700 blocks of West 7 and West 9 Avenues near the
northeast corner of West 9 Avenue and South Koeller Street intersection. It currently consists of
seven individual parcels (1717 — 1745 West 7 & 1718 — 1746 W 9 containing one office; one 4-
unit multiple family; three 2- family residential and two single - family residential uses.
Commercial uses are located to the west and south and predominately single family uses are
located to the north and the east.
Subject Site
Existing Land Use zoning'
Commercial office and multiple density residential uses C -2 PD
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Existing Uses
Zonin
North
Single family residential (across W. 7 Ave.)
R -1
West
Commercial ,
C -2/Hwy 41
South
Commercial and mixed -use (across W. 9 Ave.)
C -2PD /Hwy 41 & C -2
_ &C
East
Single family residential and mixed -use
R-1 - 1
Comprehensive Plan
Comprehensive Plan Land Use Recommendation and Use
10 Year Land Use Recommendation Commercial
20 Year Land Use Recommendation Commercial
ANALYSIS
Lot Confiy
The petitioner is proposing to acquire seven lots ranging in size from 8,400 square feet to 18,200
square feet. The lots are proposed to be cleared of the existing improvements and combined into a
1.86 acre (80,900 square feet) single lot of suitable size for commercial development.
Use
The proposed use is consistent with the recommended land use in the City's updated
Comprehensive Plan (2005) which is a follow through recommendation from the 1993
Comprehensive Plan. The area was identified as appropriate for commercial use due to its location
on 9 Avenue and close proximity to Koeller Street and Highway 41 interchange. The entire
width of the block was included to provide for a higher more intense level of commercial
development as is common in the area with the thought that the Zoning Ordinance's buffer and
transitional yards would help to mitigate the commercial use encroachment into the residential
areas to the north and east.
This request involves development of a commercial building for a 24 -hour retail pharmacy
business with drive - through. It is expected that the project would create approximately 25 full
time jobs and generate a projected customer volume of 1,100 customers per day. The petitioner
states in the application material that the site is desirable for the proposed use because of the close
proximity to the existing commercial corridor as well as the high traffic volumes on West 9
Avenue. They further state that they feel that these properties create a natural extension of the
commercial corridor. The proposed use is consistent with the commercial land -use
recommendation included in the Comprehensive Plan and is consistent with other development
located within the West 9 Avenue and South Koeller Street commercial corridors and staff
believes that with proper site design and buffering efforts, commercial uses including the proposed
use can be compatible with the adjacent residential neighborhood.
From a use intensity perspective, a pharmacy would fall somewhere near the middle range of
commercial uses. It is less intense than a restaurant or tavern or the other similar retail
entertainment categories but more intense than professional offices all of which are permitted uses
in the C -2 General Commercial Zone. While they are proposing a 24 hour operation, the peak
hours of use would be similar to other retail uses which generally start to taper off after 8:00 pm.
Item NE 9" & Koeller CVS PD
Site Design
The applicant proposes to situate a 13,225 square foot commercial building with drive- through
facility located on the northeast corner. The site is also proposed to include a parking lot situated
on the west and south side of the building, dumpster enclosure and loading area on the east side
and significant landscaped berms on the north and east lot lines. The building's formal entrance is
facing southwest with building signage identifying the west and south facades as "fronts ".
As depicted on the revised site plan, all setbacks, transitional yards and other dimensional
regulations of the Zoning Code are met. Additionally, the petitioner intends to use a 5 foot tall
landscaped berm to screen the use from the surrounding residential uses. Staff is encouraged that
the site redesign meets setback and transitional yard standards and also believes that voluntary
mitigation efforts provided through the use of berms and heavy landscaping is an admirable effort
to enhance the goals of the transitional yards purpose of screening.
Access/Parkin
Access to the development is proposed through two full access driveways; one onto West 9 th
Avenue and one onto West 7th Avenue. The West 9th Avenue access is designed as the main
access point and is designed with a single lane of ingress and two lanes of egress. As this entrance
will act as a Class II entrance but is designed at 36 feet wide with the three lanes, the size is larger
than the 30 foot width allowed in the Access Control Ordinance and will require a base standard
modification. The City supports this base standard modification and has informally adopted a
standard three -lane access design that consists of a 12 foot wide ingress lane, a 4 foot "rumble
strip" divider, and two 10 foot egress lanes, which staff recommends be used.
Previously there were some concerns about having "full access" to 9 Avenue given the high
levels of traffic traversing through the area and the impending installation of the roundabouts along
9 Avenue. Per the traffic study conducted by Excel Engineering (and reviewed by the
Transportation Director), the traffic volumes moving through the CVS development are estimated
to be 114 vehicles during the peak hour. These 114 vehicles will be distributed between the two
driveways; one on 9 and one on 7 th which then continues to Koeller Street. This means that at the
busiest one hour period of the day, this development will see about one car each minute entering or
exiting the site at each driveway. Based again on the peak hour, it is estimated that 35 cars will
enter the 9 th Street driveway and 31 will exit this driveway. The Transportation Director concurs
with this estimate and with the ability of the site generated traffic to safely access 9 Avenue and
thus limiting access to a right -in, right -out scenario unwarranted based on the traffic study. Even
during peak traffic hours along 9 Avenue, east bound access can still be achieved to 9 Avenue
utilizing a right turn and movement through/around the roundabout. It should be noted that the
Police Department is still concerned about full access at 9 Avenue to permit the eastbound
movement of traffic and the potential for rear and side collisions and is recommending permitting
only right -in, right -out movement.
The West 7 Avenue entrance is a standard Class II drive and is proposed to meet the requirements
of the access control ordinance. It should be noted that the petitioner has moved the driveway as
far to the west as possible to move it away from the residential dwelling to the north across 7th
Avenue to reduce headlight issues. The developer is requesting access to 7 Avenue generally to
allow traffic to ingress and egress to and from Koeller Street. The developer is further requesting
to cut back the median in Koeller Street to allow left turns off of 7 Avenue, which are currently
prohibited but traffic does violate this prohibition by illegally moving around the median. With
the exception of the Police Department, staff is not concerned about the driveway access to 7th
Avenue as it provides another option to enter or exit the site and will also allow access to the
Item NE 0' & Koeller CVS PD `
development from the adjacent neighborhood. Staff however is not supportive of cutting back the
median in Koeller Street to permit left turn access off of 7th Avenue over safety concerns with the
site lines and curve in the road. In order for this access to be achieved, approval must be granted
by the Traffic Advisory Review Board and the Board of Public Works but the Plan Commission
can provide a supporting or opposing recommendation in that regard. The adjacent neighborhood
has been opposed to the 7 Avenue access due to concerns about traffic moving through their
neighborhood. Peak hour traffic from the traffic study indicates that approximately 21 -27 vehicles
will be utilizing this access with much of that using the 7 intersection, which would be
considered a very low traffic volume similar to that of a small residential development (6 -28
dwelling units) that generates 22 -29 trips per hour. As noted before, the Police Department is
opposed to a driveway access to 7 Avenue due to concerns about the potential for rear end
collisions for traffic turning right on to 7 th Avenue getting hit by traffic coming out of the
roundabout moving north.
Parking is proposed to be provided on the west and south side of the proposed building as 71 on-
site parking stalls. The proposed number of stalls exceeds the parking code requirement minimum
of 53 stalls and is less than the maximum of 88 stalls. The 'screened loading dock and open
loading area are located on the eastern side of the building and meets the 50 feet required
separation from a residential lot. Also, the applicant has indicated that deliveries needed to use the
loading area will be extremely infrequent and rely on the berm with heavy landscaping to further
mediate any negative effects of deliveries in this area. Staff agrees that the infrequency of its use
and the enhanced berm/landscaping will address potential negatives associated with the loading
area.
Pedestrian connections to both street frontages is depicted on the site plan and meets code
requirements as it connects the building entrance to the public walks, through dedicated 5 foot
walkways and is delineated through parking areas with pavement markers.
Signage/Li hg tiny
Signage for the site is proposed to consist of building wall mounted signage and the installation of
two identity ground signs located on the northwest and southwest corners of the site. Per Zoning
Ordinance, wall signage would be allowed up to a maximum of thirty percent (30 %) of the wall
area per facade and ground signage would be permitted up to a maximum amount of 800 square
feet of area and a maximum height of 30 feet. The proposed signage meets code in regard to
placement but the proposed 60 foot tall pylon sign located along West 9 1h Avenue exceeds the
height limitation by 30 feet. Additionally, the electronic message center component of the signage
exceeds code allowance at approximately 56 square feet per side (112 square feet total) where the
code limits such sign component to 50 square feet per side (100 square feet total). The petitioner
has commented that though the site is not located within the Highway 41 Corridor Overlay zone,
which allows 60 foot tall signs and 100 square foot per side (200 square feet total) electronic
message center, it is immediately adjacent to the Highway 41 Corridor and is situated in close
proximity to the highway and roundabout intersection. It is also consistent with other signage in
the area at 60 feet (AE Edwards, Walgreens, Red Robin, etc.). Staff is in agreement with the
petitioners in that the intent of the increased height of signage and increased electronic message
center area in the overlay zone was to provide increased visibility to the highway and high traffic
areas such as this intersection. Additionally, staff believes the placement of the proposed sign at
the farthest point from any residential lots and as close as possible to the Highway 41 Corridor
helps to alleviate concerns with the increased height and increased electronic message center size.
Item NE 9`" & Koeller CUS PD
Lighting and/or photometric plans were not included within the application material but the
application narrative states that site and building mounted lighting will be full cut off fixtures to
eliminate glare and that a site lighting photometric plan meeting code requirements will be
provided for building permit approval. Due to the proximity of the site to the residential
neighborhood, staff is recommending a more pedestrian scale of lighting with a maximum height
of 15 feet and a prohibition of the use of metal halide lamps or bulbs to reduce the potential for
glare.
Landscaping
Landscaping for the site is proposed to be a combination of trees and shrubs and also includes the
installation of a 5' tall landscape berm along the entire north and eastern lot lines to cut off site
lines, automobile headlights and noise associated with the proposed use from the neighboring
residences. Species and quantities of vegetation have not been included with the submittal but are
required to meet code requirements. Additionally, although it is depicted on the plan, staff
suggests that the final landscape plan include dense solid landscaping on the berm area.
Stormwater Management
Grading, erosion control and stormwater plans have not been submitted with the application. The
hard/impervious surface area of the site will be increased with this development and will require
stormwater facilities. The petitioner has indicated that below grade stormwater facilities will be
utilized. A stormwater management plan will have to be approved by the Department of Public
Works during regular building permit application.
Building
The structure is designed as a flat roof building with a height proposed to be approximately 20 feet
to the top of the parapet wall at the tallest point. The exterior of the building is proposed to be
predominately split face concrete masonry units (CMU) but also includes minimal use of EFIS
metal coping and aluminum storefront window and door systems with awnings. The applicant has
broken up the fagade expanse by utilizing multiple colored CMUs creating the impression of a
horizontal knee wall and vertical column as well as situated building mounted wall signage to
break up any blank expanses on the structures facades that are to be visible from West 9 th Avenue.
Staff believes the building fits in well with the 41 Corridor adjacent to the west and south and is
not concerned with the more open areas of the north and east facades as they will be primarily
blocked from view by the landscape berm.
RECOMMENDATION /CONDITIONS
Staff believes that the development, with conditions, will meet the standards as set forth in Section
30 -33: Planned Developments and will not have a negative impact on surrounding lands, will be
harmonious with the intended character of the general vicinity, and will not be detrimental to
neighboring property or the community as a whole.
Staff recommends approval of the development plan with the following conditions:
1) Base standard modification to permit sign located on West 9 Avenue to be 60 feet tall and
contain 56 square feet of electronic mess Ie center per side (112 square feet total).
2) Base standard modification to allow the 9 Avenue driveway to be a three -lane 36' wide
driveway (one 12 -foot entrance lane, 4 -foot rumble strip divider & two 10 -foot egress
lanes).
3) Maximum height of light standards is 15 feet and the use of metal halide lamps or bulbs is
prohibited.
Item NE 9" & Koeller CVS PD
4) Final landscape plan include dense solid landscaping on the berm area as approved by the
Department of Community Development.
5) Grading, erosion control and stormwater plans are approved by the Department of Public
Works prior to issuance of building permits.
The Plan Commission approved of the planned development as requested with conditions noted.
The following is the Plan Commission's discussion on this item.
Mr. Buck presented the item and reviewed the history of the previous actions on this request which
include an action item on the Plan Commission agenda in May and a workshop held with the Plan
Commission in July of this year. He stated that the petitioner has revised the site plan and the
property has been rezoned to C -2 General Commercial District with a Planned Development
Overlay. He reviewed the accesses to the site on both 9th and 7th Avenues and stated that the
developer desired to have the median cut back on Koeller Street to allow left turns off of 7th
Avenue from the site. He further commented that the developer had removed most of the base
standard modifications being requested initially other than the request for the pylon sign and the
full access driveway on 9 Avenue. Staff was recommending a more pedestrian scale of lighting
for the development to prevent glare and the driveway access on 7 th Avenue was being relocated to
the west to alleviate headlights directed at the adjacent property to the north. He also reviewed the
signage proposed for the site and the recommended conditions for the request.
Mr. Vajgrt questioned if the access on 7 th Avenue was left turn only on exiting the site.
Mr. Buck replied that the 7 Avenue driveway would be a full access drive.
Mr. Thorns inquired if the proposed LED sign would interfere with visibility for traffic on Koeller
Street and 9 Avenue.
Mr. Buck responded that there was no concern with the sign being a distraction from the street
lights as the round -a -bout had been installed and there were no longer any traffic lights at this
intersection.
Mr. Thorns requested that the traffic study completed be reviewed.
Mr. Buck reviewed the projected traffic flow from the site and stated that the Police Department
still objected to the full access driveway on 9 Avenue and did not want any access onto 7th
Avenue. The Police Department recommended right - in/right -out movements only on 9 Avenue.
Mr. Buck also reviewed the number of vehicles projected to be entering and exiting both drive
accesses at peak hours.
Mr. Thoms commented that he recalled the Police Department having concerns with the 7th
Avenue access and did not want left hand turns to be allowed from 7 Avenue onto Koeller Street
and also had concerns with left hand turns onto 9 Avenue from the site. He noted that the
Transportation Department did not seem to have the same concerns regarding the site.
Mr. Buck responded that the Transportation Department did not have an issue with the accesses as
they felt it would be a low volume of traffic from the site and Planning Services did not have an
issue with the accesses either.
Item NE 9" & Koeller CVS PD
Mr. Thoms desired to clarify that the Transportation Department and Planning Services did not
feel that a right - in/right -out access was necessary although the Police Department was still
recommending it.
Mr. Buck verified that Planning Services and the Transportation Department were in agreement
that the full access drive onto 9th Avenue would not be a safety issue.
Mr. Cummings questioned when the traffic study was completed by Excel Engineering.
Mr. Buck replied that the study was completed last year.
Mr. Burich added that the levels of service analysis at the 9 th Avenue driveways were updated
since that time.
Mr. Cummings inquired about the landscaping plans that were approved for developments as to
what provisions the City had to ensure that the required landscaping that is planted is maintained
and replaced if necessary.
Mr. Burich responded that it is the owner's responsibility to maintain the required landscaping and
the City follows up with enforcement upon complaint from citizens as well as comprehensive
enforcement by staff. Staff is currently reviewing development from the past five years to verify
that necessary plantings were installed and maintained.
Mr. Cummings stated that he had an issue with condition #1 relating to the base standard
modification for the pylon sign as he did not see any reason to grant exceptions to code
requirements and this would be setting precedence for future developments.
Mr. Hinz questioned if the restrictive lighting requirement in condition #3 was a trade -off for the
base standard modification for the sign.
Mr. Burich replied that the reason for the more restrictive lighting was due to the development's
location adjacent to residential properties and the base standard modification for the pylon sign
was due to its close proximity to the Highway 41 Corridor where this signage would be allowed by
right.
Adam Heindel, Excel Engineering, 100 Camelot Drive, Fond du Lac, stated that when they
completed the traffic study, they projected one car per minute would be entering or exiting the site
during the busiest hours. He also commented that the access on 7 th Avenue was angled to
encourage traffic to exit going to Koeller Street rather than through the residential neighborhood.
Mr. Thorns commented that rather than allow a left turn from 7 th Avenue onto Koeller Street, the
access onto 9 Avenue could be utilized instead and discussed the various movements that could
be made from the site to allow traffic to travel in any direction desired. He felt the site could
operate with 7 th Avenue permitting a right turn only onto Koeller Street and questioned if the
traffic study was updated since its completion last year.
Mr. Heindel responded that the traffic study was completed prior to the construction of the round -
a -bouts and to his knowledge, a large percentage of vehicles are going around the median on
Koeller Street from 7 th Avenue and making an illegal left turn regardless. He further stated that
Item NEY & KoeUer CVS PD
there is no data indicating that there are traffic concerns or crashes at this intersection and the
revised site plan submitted repositioned the site lines for better visibility.
Mr. Thorns questioned if the developer felt that with the installation of the round -a -bout and the
continual flow of traffic through it, that there would not be issues with vehicles entering and
exiting this site.
Will Steiner, real estate broker for the development, stated that this concept was a matter of
perception and the two accesses makes the site more comfortable for customers by providing
additional options and actually improves their ability to make left turns from either access. He
further stated that the round -a -bouts have actually improved traffic safety and the ability to make
left turns is better than when the traffic lights were operating at this intersection.
Mr. Thorns commented that he was not sure if that was believable.
Mr. Buck added that the planned development could also be reviewed after one year to see if any
alterations to the original plan were warranted.
Mr. Cummings stated that he felt we were making a lot of assumptions about traffic flow and
although the round -a -bouts were intended to slow down traffic, he did not think this was
necessarily the case.
Mr. Steiner commented that they had delayed coming back to the Plan Commission with this
request intentionally so the round -a -bouts could be completed and open before it was reviewed a
second time as it would provide valuable information regarding data on crashes and how well it
works.
Mr. Thorns stated that the site was not in the Highway 41 Corridor and questioned how much of a
problem it would create if the pylon sign was not allowed the base standard modification to be 60
feet tall and had to be lowered to 30 feet instead.
Mr. Steiner responded that the signage was a big component to the site and it would look
consistent with the other signage in the corridor which was at 60 feet in height.
Mr. Thorns then questioned how far from the 41 Corridor the sign location would be.
Mr. Buck indicated that the sign location was approximately 20 feet from the 41 Corridor.
Rich Meyer, owner of AE Jewelers, 1755 W. 7 Avenue, stated that he is in support of the project
as he felt it would be beneficial to the area and conforms to the adjacent commercial sites. He also
stated that he supports cutting back the median on Koeller Street to allow left turns from 7 t '
Avenue.
Bruce Gutsmiedl, 527 Lilac Street, stated that he reviewed the staff report from May and the
current report and they are very similar other than the elimination of the off sets. He further
commented that staff had initially indicated that they did not support any access onto 7 th Avenue
and the current plan provides access and he did not wish to see all the additional traffic going
through their neighborhood. He also commented that he did not feel another pharmacy was
necessary in the community and the development of this site would result in the closing of another
Item NE 9` & Koeller CVS PD
business. He did not feel the issues brought up previously have been addressed and we would be
destroying a neighborhood to build a development that was not necessary.
Pam Kunde, 1725 W. 5th Avenue, requested clarification of traffic flow numbers as she has heard
two different scenarios regarding the traffic volume at this location. She also voiced her concern
about the closing of Highway 21 for reconstruction and how it would affect the traffic at this
intersection. She also questioned who would pay for the cutting back of the median on Koeller
Street as its installation was just completed. She also had concerns about vehicles illegally turning
left from 7th Avenue onto Koeller Street and did not feel that the Police Department's
recommendations should be dismissed.
Dave Dahlke, 626 Lilac Street, stated that his home was adjacent to the proposed development and
questioned how a five foot berm would prevent noise, pollution, and litter. He also had concerns
with the additional traffic on Lilac Street as there was a daycare center adjacent to it and he felt it
was the wrong place for this development. He stated that the development would devaluate the
residential properties in the area and 90% of the neighborhood does not want this development
located here. He felt that at least the access drive on 7 Avenue should be removed.
Steve Suhm, 617 Lilac Street, stated that he could guarantee that most of the traffic that exits onto
7 Avenue will go down 7 rather than exiting out to Koeller Street. He also had concerns with
the angle of the access drive going to the left as it would create headlights shining on the
residential properties across the street. He also voiced his concerns about snow removal on the site
as well as noise and water problems created from snow storage. He felt this development would
degrade the neighborhood.
Ann Froehlke, 625 Lilac Street, stated that her property is located across from the proposed 7th
Avenue access drive and staff did not previously support access onto 7 Avenue. She commented
that vehicles will not make a left turn on 7 Avenue and the traffic will negatively impact their
neighborhood with both customer vehicles and trucks accessing the site. She felt 7 Avenue
should be closed off from the development.
Jim Mitchell, owner of both the insurance office at 1746 W. 9 Avenue and the home to the north
at 1745 W. 7 Avenue, stated that he agreed to sell his properties to the developer and does not
believe it will negatively impact the neighborhood. He felt that we need to bring commerce to the
city and the area is zoned appropriately for commercial use and the project is supported by the City
Manager.
Lori Mitchell, another owner of the same properties, commented that the people in the
neighborhood have been very rude during their comments and she felt that there were a lot of
benefits to locating CVS on this site. The site is commercially zoned and is in the Comprehensive
Plan as appropriate for business use. She felt that CVS has been considerate and accommodating
regarding the needs of the neighboring property owners and this development would create a better
tax base for the city. She also commented about the community's needs for another pharmacy as
she did not feel it was a detrimental thing as competition is everywhere and is a good component
to business.
Dennis Schwab, 601 Oregon Street, stated that the property was zoned appropriately for the
proposed use and the base standard modifications requested previously had been addressed. He
further stated that there could be a less desirable use proposed for this site which would not require
Item NE 9 & Koeller CVS PD 9
approval from the City to be developed and this is the best use for this area and more desirable
than a restaurant or tavern establishment.
Steve Utecht, 1717 W. 7th Avenue, stated that he felt the development would be a big improvement
to what is currently on the site and that the neighborhood has deteriorated over the years. He felt
vehicles would use the round -a -bout to exit the site on 7 Avenue which would be quicker than
going through the residential neighborhood and he is in support of the project.
Mr. Steiner stated that the various road work being proposed in discussion would be bad for this
project and it was discussed at the workshop as well as a number of other scenarios and the
proposed site plan reflects what was favored by staff in these discussions. If problems are created
by the development of the site as proposed, features could be added in the future to address these
issues.
Mr. Nollenberger commented that traffic coming out of the site onto 7 Avenue appears to be a
concern and suggested that traffic not be allowed to turn right into the residential neighborhood.
Mr. Steiner responded that the proposed site plan was the option that staff recommended and could
be changed at a later date by closing off 7 Avenue, making 7 Avenue a one way street, or adding
a speed bump in close proximity to the access to address issues.
Mr. Nollenberger stated that he would favor a one way street from Lilac Street to Koeller Street.
Mr. Thorns questioned if the proposed berm would be five feet tall not including the required
landscape features.
Mr. Steiner replied that the area for the berm is 25 feet and the five feet is just the height of the dirt
with dense vegetation to be installed on top to block headlights, etc. from the residential properties.
Mr. Heindel stated that the traffic volumes questioned earlier were calculated with both total traffic
volumes for 9 th and Koeller Street and traffic volumes related to the CVS development only which
are generated from national standards for CVS and a community profile for Oshkosh. The 1,100
customers per day are projected from a good performing store and may not reflect the number of
customers at this site. Snow storage areas will be identified with city staff and snow removal from
the site will take place if necessary. Parking is adequate for both employees and customers and
truck traffic will be accessing the site from 9 th Avenue.
Mr. Steiner added that semi trucks will use 9 th Avenue only however small trucks may access the
site from 7 th Avenue.
Mr. Borsuk questioned if the petitioner had any issues with the conditions recommended for this
request.
Mr. Steiner responded that the conditions were acceptable and lighting plans could be adjusted to
address the condition for reduced lighting on the site.
Mr. Hinz commented that it is common sense that trucks would access the site from 9 th Avenue as
it would not be efficient to go through the round -a -bout to access the site from 7 th Avenue.
Item NE 9" & Koeller CVS PD 10
Mr. Steiner stated that trucks would not be coming into the site at busy times and semi trucks
could not make the turn into the parking lot off of 7th Avenue.
Mr. Thorns stated that he did not initially support this request due to the base standard
modifications being requested and it appeared that the development was too large for the site. He
did not feel that the base standard modifications were unreasonable for the sign or for the full
access on 9 th Avenue. Traffic studies were reviewed since May when the initial proposal was
submitted and the two accesses proposed on this plan would address traffic concerns. The site is
commercially zoned and this was an appropriate use for the property and the developer was trying
to be a good neighbor. He did not support allowing a left turn off of 7 th Avenue and he felt that
from a planning standpoint, approval of this project was a good decision. The Traffic Review
Board and Common Council could make other amendments to the plan if they felt necessary but
he was in favor of the revised proposal.
Ms. Lohry commented that she cannot support the development with any access to 7 th Avenue as
she felt that any business should be located on 9 th Avenue only and the residential neighborhood
should be able to preserve its serenity.
Mr. Cummings stated that there is a fine line between homeowners and commercial development
and he does not want to devaluate neighborhoods. The residential development was there prior to
the commercial development along Koeller Street and the only people present today supporting the
development were ones that were selling their property to the developer and have a financial gain
from it. He felt we need to support our neighborhoods and he cannot support this request with the
base standard modification for the pylon sign as he felt the zoning code was created for a reason
and must be upheld. He further commented that he would support the request without the base
standard modifications.
Mr. Vajgrt requested to clarify the area that is zoned commercially.
Mr. Buck reviewed the zoning map displaying that the C -2PD commercially zoned area was from
7 th Avenue to 9 th Avenue. He also clarified that any development on this site would require Plan
Commission and Common Council approval as it possesses a Planned Development Overlay.
Motion by Nollenberger to approve the planned development to allow development of a
pharmacy /retail building with drive - through in the 1700 blocks of W. 7rh Avenue and W. 9rh
Avenue as requested with the following conditions:
1) Base standard modification to permit sign located on West 9 th Avenue to be 60 feet tall and
contain 56 square feet of electronic messae center per side (112 square feet total).
2) Base standard modification to allow the 9 Avenue driveway to be a three -lane 36' wide
driveway (one 12 foot entrance lane, 4-foot rumble strip divider & two 10 foot egress
lanes).
3) Maximum height of light standards is 15 feet and the use of metal halide lamps or bulbs is
prohibited.
4) Final landscape plan include dense solid landscaping on the berm area as approved by the
Department of Community Development.
5) Grading, erosion control and stormwater plans are approved by the Department of Public
Works prior to issuance of building permits.
Item NE 9"' & Koeller CVS PD 11
Seconded by Thoms.
Motion by Nollenberger to amend the conditions to limit access onto 7' Avenue by not
allowing a left turn and making 7 th Avenue one way going west from Lilac Street to Koeller
Street.
Mr. Thoms stated that this concept would not be possible as it would cut off any access to the day
care center on 7 Avenue.
The motion to amend the conditions was not seconded.
Motion by Lohry that there is no access to 7 th Avenue from the development.
The motion was not seconded.
Motion by Cummings to amend the conditions to remove condition 41 relating to the base
standard modification for the pylon sign.
Seconded by Lohry.
Mr. Thoms stated that he does not support this motion as the planned development overlay allows
for such modifications to the code and that was the purpose of the PD overlay. The developer
could purchase the small amount of property necessary to have the sign located in the Highway 41
Corridor which would allow the increased height and size for the sign by right.
Mr. Nollenberger and Mr. Hinz agreed.
Ms. Lohry commented that she felt the business was well known and their customers would find
the location without the increased size and height for the sign and that she felt the Highway 41
Corridor is a blight to the community with the signage and wall to wall box retail stores.
Motion denied 2 -5. Ayes- Cummings /Lohry. Nays -
Borsuk/Thoms /Hinz /Vajgrt /Nollenberger.
Mr. Hinz commented that the city has been known to be anti - development and he felt the
developers in this case have bent over backwards to achieve this project and satisfy neighboring
property owner's concerns. He further stated that the angled driveway may help to divert traffic
from going through the neighborhood and the Traffic Review Board can review the site at a later
date and adjust accordingly. He commented that he voted against the development initially
however the revised version from a planning point of view is a good development.
Motion carried 5 -2. Ayes- BorsukIThoms/HinzlVajgrt /Nollenberger. Nays -
Cummings /Lohry.
Item NE 9 " & Koeller CTVS PD 12
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MN THE WATER
City. of'OshkashAlpheation
El Planned Development Review
❑ Conditional Use Permit Review
— PL-EX - SE , TYPE-OR11UN.T
APPLI'CAW'INFORMATION
SUSIvUT TO:
Depf .of Community Development
215 ' dh A_ve.,Y;O.Box - L13o
, Oshkosh. WisQoniin 54903-11310
,PHONE: (920 ) 236-5059
-petitipjjqj: Excel Engineering, Inc. Date 4-11-11
Nfifibnor'sAddress: 100 Camelot Drive
City, Fond du Lac -State: WI Zip 54935
Toleobo 926-9800 _Fax:.(920)926-9801 adam.h@excelengin er.com
'Status. Cd?e.66QDar (Plrasc Cheak); DOW,= #9 R m - S'Ttfiant D Pr.e§ Iv - 6r
Petitioner's Signature (required): ` 1 pect. c:13uy
Dab:: 4 1 11
O-W2qER.INFOkM_A_TJO-N t o
Owner.( }: Velmeir Companies 4/11/11
C)Wper{d A,&drass: 5757 West Maple Road
City: W. Bloomfield
State: MI Zip-. 48322
(2 4 8) 9 8 5 - 0 3 3 4 Far.
0 [her -03ontact
, O*nOMhjp$t4u , s-.,(.Fk,as Chor,10: UIndividual 'D'T st I Part n ership - Co rp oratio n
ru
1- Consent; {required)
-B y. si gnai ur e I eze on, Miff ; a L-kn Owl ed g e - th at C ity. -.t) Ert r 1 a I S - a awor empl oyees -M ay.
1 1 1 tbePer -OMMOP of iheirfunctions, -enter upon the
prop.erityto'msp-ect this aPPF!icr4tib;l. 161s0 =. d-6fsWttd that all mpeting-dates am.tentative
and * jn&y hc he'PjannIng.SC; ,WNision for incomplete -submi"
ssicins-Dr. fdrnW
other reasons:
/I x/ - e .7 .. I . I .
Property.
91TE INFRORAUTION
Dare,
Ad(Ir.ess7LocstlionOt Proposed Project: corner of 9th Ave. & Koeller Street parcel N.
& attached
-Pi WajePtType: CVS Pharmacy
C-urkentl7 mixed, residential & commercial
Zoning: see attached
Larrd User"RurroundingSite:
North:
R -1
South:
C-2
tast
— R-1, C-1
WcSL
C-2
'"Please note that a -meeting notice will be mailed to all abutting propiorty.ownors -regardingy. 6
our request.
>
Appli cation fees-are -due at time of submittal. Iviake-chec'k payable to City ofosbk-
> Kease:-referto the feesebedulff fonappropriate fee. -FEE ISNONJREVV M...XBLF,
For -more inforivation plmtc the City Isvebsite zt A opinentIP-lahning.htro
Staff Date Rec'.d
Briefly explain howthe,proposed conditional use/developmentplan Willrot have:a.negativg effect on the issues below.,
1.
.Health, safety,.and•generalwelfare of occup surrounding lands.
Development is an extension o the existing commercial corridor.
As such, this
development will protect and buffer the neighboring residential
from traffic and noise
at 9th Ave.
2.
Pedestfian andvehicvlar circulation,and: safety.
vehicular circulation is provided to the site through 2 driveways.
Development propos
vacation and disconnection of 7th Street in order to protect the
residential neighbors
from commercial traffic.
3,
noise, air, water, or other forms :of environmental pollution
None.
4:,
The demand for and availability public servi.�=s and facilities.
Public water, storm and sanitary services are required. None of
which will be at leve
beyond a typical commercial development.
Character and future development ofthc:ar.
The development will better utilize this property in the commercial
corridor. Buffers
are being provided at the residential properties to protect the
neighboring properties
from negative impacts. The development will fix the use of the
property long term an
will provide an asset to the community.
SUBMITTAL AEO'UM- EMENT3 —Must accompany the appiieatiori:to be complete.
➢ AN.dRM TVE off tl~e. proposed .:conditionaLnse /Development Plan ipclurling:
o Exisdngandprpposeduse
❑ IdentifteatioA- of all structures (includingpaving,signage, etc.). ofttbepr6perty and -discussion oftlieir relation totheproject
-p Prdjectednutiiber ofze Mi zls,. employees, andlor daily.C. stomer.T.
.❑ Prgpdsed amount.of dwelling units, flooiw- ra,..landscape area, and.par7cing are expressed an square feet and aeri age to the
nearest one- hundredth of an acre.
1i Effects on.adjoining•propmties to include: noise, :hours of operation,- glaree, odor, fumes, vibration, •etc.
Q Compatibiiity -.of �the_propbsed use with adjacentand otherproperfics in- the •area.
C1 'Traffic..pn.erati.on:(anti.. <ipated number of oustomers,:deliveries, employee.shift..changes.,
❑ Any otfier pertinentinformation to properly understand the- intended use %plan and- its ralation to nearby properties •and the
community'm a whale
;s
i A complete.SITE.PLAN BUILDING FLE.V4T,1OJVSmust include:
❑ Two {3) full .size .(m'utimuin.24 "x M D scaled and dimensioned prints-of site plap and.'building elevations
❑ Two {2) $'W'x 11 (minimum):to lI "x 17" ( maximum) reduction. oftyesitopIanandbui ldin_g.elevations
D One campaot disc or• diskettewitlt: digital and drawings of the project in AutoCAD 2000 format with fonts and plot style
tablefile:(ifplans ha -ve been prepemd :digitatty)
a Titl eblock-thstprovides - all cbntaotinformation for . thepetitimicr and/or owner -and •contactinfformationof ,petitioner's
.engineerslsurveyo;'sfarcl ttrets, or -OtbO design professionals.itsed.in theprepara[ion of the plans
❑ The. dateoftheoriginalplan - andrewsibndates,ifapplicable
• Anorth atrow and gnohicscale.
• All propertylines and existing.and proposed nght-of- -way lines witlt:dfinettsians clearly labeled
❑ All requirgd setback and offset lines
❑ All existing and proposed buildings, -structures, and paved areas, hicluding building entrances, walks, •drives, signs, decks; patios,
fenoes, walls, etc,
ci Location of all - outdoor •storage and refuse -disposal areas and design and materials used for -screening
❑ Location'and.dimension of.all on -site parking, (and - Off-- siteparking pr"OV19ions if they are to:be employed), including -a summary.
of.tlm - number of parking. stalls provided per She requirements of.S 30-36 City of Oshkosh Zoning Ordinance
❑ Location and dimension of all loading and •service areas
O Location, height, design, illumination powerand orientation of.all exterior lighting on The property includ g:aph.otometrics plan
.❑ Lorcation,of all :exterior mechanical .equipment and utilities and elevations of proposed screening devices where -applicable .(i.e.
visible from a public street br resi use or- district). Mechanical equipment includes, but is not limited to; AV AC
equipment, electrical :transformers and boxes, exhaust flues, plumbing vents, .gas. regulators,. genmators,.etc.
0 ad
®0
CCE � IN G I N EtER NGinc.
P: 9201926 9800 - F: 9201926 19801
100 Camelot Drive • Fond du Lac, WI 54935
www.excelengineer.com
CVS Pharmacy
9 Avenue & Koeller Street
Project Narrative
The proposed rezoning and planned development will consist of the rezoning of seven properties at the
north east intersection of 9 Avenue and Koeller Street. Refer to the attached property map for
addresses and parcel numbers.
• The existing properties are residential homes and homes that have been converted to
businesses. Due to the traffic volumes at this intersection and its close proximity to the
commercial corridor, these properties create a natural extension of this corridor. The proposed
use will be a CVS Pharmacy and the requested zoning will be C2 -PD.
• The development will consist of a 13,225 s.f. building with a pharmacy drive through for pick -up
of prescriptions. The site will contain 72 parking spaces and a loading area. Refuse and
recyclables will be stored and picked up on the east side of the building. The site will contain
significant landscape buffers with a continuous landscaped berm on the east and north sides
where the property abuts the residential neighborhood. Site signage will be located in the south
west corner of the site. Wall signage will be installed on the building fagade. Signage details
and designs will be submitted at a later date.
• The project will create approximately 25 new full time jobs. The anticipated customer volume is
projected to be 1,100 customers per day.
• The site usage is as follows:
• Total site area 80,906 s.f. 100%
• Building area 13,225 s.f. 16%
• Paving area 42,816 s.f. 53%
o Landscape area 24,865 s.f. 31%
• Traffic generation, lighting and noise will be increased as a result of this development. In
addition, the hours of operation will be 24 hours a day. Due to these effects, this development
includes continuous landscaped berms. These berms will cut off site lines and traffic headlights
from the neighboring residences. Excess noise will also be buffered by these berms. Site
lighting and building mounted lighting will be full cut off type to eliminate glare. A site lighting
photometric meeting the city code will be provided at a later date.
• The adjacent residential uses will be adequately screened and buffered from this development.
The commercial developments on the west side and across 9 Avenue to the south will not be
negatively impacted. These existing developments are compatible to the proposed CVS
Pharmacy.
1-3
., c.... a "�r.:......5;.�.�.;;�- `",'.' ~._
r Traffic generation was studied as part of this ' p ectandvxasprevioudvsubmittedtothecity
for review.
Should you have any questions regarding the proposed development, please feel free to contact me at
Sincerely,
Adam He � del
Principal, Architect
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ALUMINUM CAP WITH TEXTURED FINISH TO
MATCH BUILDING CAP PAINTED SHO NA 05 -DOD1 RAFTER TAIL
ALUMINUM SIGN CABINET FRAME w1.063" FILLER -
SERVICE DOOR REQUIRED
TEXTURED FINISH TO MATCH:
TYPE "B" BUILDINGS - STO NA 06 -0027 PEACHY BEIGE/
BM #2161 -60 KAHLUA & CREAM
FABRICATED INSET RETAINERS
PAINTED TO MATCH SHO "COLONIAL WHITE"
FASTEN TO CABINET w/ CTSK. SCREWS @ 16" O.C.
WHITE FLEX FACE FACES w!
1st SURFACE 3M 363053 RED VINYL COPY
W1 7725 -12 OPAQUE BLACK COPY OUTLINE
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STEEL SUPPORTS PAINTED COLONIAL WHITE
STEEL SUPPORTS AND FOUNDATIONS
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} DRIVE THRU PHARMACY DRIVE -THRU PHARMACY
-- 4 ' - Z'� I- - " —i
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1
FULL SERVICE }FULL SERVICE t
:1 .1 1 ( a t M 1 ILK
t -16 —t
30 K s9 _ X 24 _
i� V �( 15 7/16" =11 acy
I t25 I zz 1a° 1 [—IG G ;; E
Tempo rary Signs S1-S2
cvS 4 NQW
4 pharmacy O P E N
P
Coming Soon!
Front Back
Qty. 2
Freestanding Signs Directional Signs
0 i 1-A Amb 01 0
EN — TER EXIT
Q ty. f Q ty. 2 ► Q ty. 2
C DRIVE -THRU
PHARMACY �J
i conn..
IdWily solution,;
1498 Elmhurst Rd.
Elk Grove Village
Illinois 60007
CVS CS # # ##
NEC 9th & Koeller
Oshkosh, Wl
Date: 6 -30 -10
Revisions:
n
126 sq.ft.
Qty.1 - Ilium
kZ 1111
:tla
CVSnh.
M�oiica'. H Pharmacy
cvS 4 NQW
4 pharmacy O P E N
P
Coming Soon!
Front Back
Qty. 2
Freestanding Signs Directional Signs
0 i 1-A Amb 01 0
EN — TER EXIT
Q ty. f Q ty. 2 ► Q ty. 2
C DRIVE -THRU
PHARMACY �J
i conn..
IdWily solution,;
1498 Elmhurst Rd.
Elk Grove Village
Illinois 60007
CVS CS # # ##
NEC 9th & Koeller
Oshkosh, Wl
Date: 6 -30 -10
Revisions:
n
126 sq.ft.
Qty.1 - Ilium
PD -CVS PHARMACY FROEHLKE ANN M DAHLKE DAVID /BONNIE R
W 9 TH AV & W 7 TH AV 625 LILAC ST 626 LILAC ST
PC: 08 -16 -11 OSHKOSH WI 54902 5525 OSHKOSH WI 54902 5526
HAASE RICK L /MELISSA A
1706 W 7TH AVE
OSHKOSH WI 54902 5511
MITCHELL JAMES R /LORI L
1825 HICKORY LN
OSHKOSH WI 54901 2510
SAGMEISTER MURIEL J
1737 W 7TH AVE
OSHKOSH WI 54902 5510
1728 W 9TH AVENUE /1723 W
7TH AVENUE LLC
601 OREGON ST B
OSHKOSH WI 54902 5965
DEHN TRUST ROBERT E /ANN M
713 S WESTFIELD ST
OSHKOSH WI 54902 5541
2020 MINNESOTA LLC
6592 LAKE RD STE D
WINDSOR WI 53598
OSHKOSH GREEN LLC
PO BOX 901
DEERFIELD IL 60015
EXCEL ENGINEERING INC
ATTN ADAM HEINDEL
100 CAMELOT DR
FOND DU LAC WI 54935
UTECHT STEVEN /VICTORIA
1717 W 7TH AVE
OSHKOSH WI 54902 5510
TAYLOR SHERRY
3221 MOCKINGBIRD WAY
OSHKOSH WI 54904 7333
BAUMAN DENNIS R
723 S WESTFIELD ST
OSHKOSH WI 54902 5541
VNMA PROPERTIES LLC
8160 TRITT RD
OMRO WI 54963 8900
VELMEIR COMPANIES
5757 W MAPLE RD
WEST BLOOMFIELD MI 48322
LEMKUIL CARL J
705 S WESTFIELD ST
OSHKOSH WI 54902 5541
MOLINSKI JAMES E
157 S JAMES ST
WAUKESHA WI 53186 6220
LANG PROPERTIES INC JAMES
15 STERLING AVE
OSHKOSH WI 54901 4569
WESTIE INVESTMENTS OSHKOSF
915 TERRA COTTA DR
NEENAH WI 54956 3565
WILL STEINER
2935 UNIVERSAL CT
OSHKOSH WI 54904
P
19.00' J
in
1760
149.00'
■
138.00'
1755
3s.o•
CO
LO
N
rD
67
s
DISCLAIMER
This map is neither a legally recorded map nor
i survey and it is not intended to be used as one.
This drawing is a compilation of records, data
and information located in various city, county
and state offices and other sources affecting
he area shown and it is to be used for reference
purposes only. The City of Oshkosh is not re-
ponsible for any inaccuracies herein contained.
If discrepencies are found, please contact the
City of Oshkosh.
treated by - dff
CVS PHARMACY
W 9TH AV & W 7TH AV
Scale: 1 = 100'
N O.fHKO.IH
ON THE WATER
City of Oshkosh
Department of
Community Development
04/28/11
SAS
1� 2I
lns s
L1
a 1�I
II r . 7
Rai
al
l�l
I'
�LL IL'i
t� r
loll
31
It
DISCLAIMER
This map is neither a legally recorded map nor
survey and it is not intended to be used as one.
This drawing is a compilation of records, data
and information located in various city, county
and state offices and other sources affecting
ie area shown and it is to be used for reference
purposes only. The City of Oshkosh is not re-
)onsible for any inaccuracies herein contained.
If discrepencies are found, please contact the
City of Oshkosh.
treated by - dff
CVS PHARMACY
W 9TH AV & W 7TH AV
Scale: 1" = 100'
0
N O.IHKO.fH
M T1 WATFA
City of Oshkosh
Department of
Community Development
04/28/111
--� c''