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HomeMy WebLinkAbout11-492 OCTOBER 25, 2011 11-492 RESOLUTION (CARRIED___6-1P__LOST_______LAID OVER_______WITHDRAWN_______) PURPOSE: APPROVE CONDITIONAL USE PERMIT AND PLANNED DEVELOPMENT TO CONSTRUCT AN AUTOMOBILE SERVICE FACILITY AND RETAIL CONVENIENCE STORE FOR KWIK TRIP AT 1759 WEST 9TH AVENUE INITIATED BY: KWIK TRIP INCORPORATED, PETITIONER PLAN COMMISSION RECOMMENDATION: Approved with conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that a conditional use permit for the planned development of an automobile service facility and retail convenience store and associated amenities at 1759 West 9th Avenue, per the attached, is hereby approved with the following conditions: 1) Base standard modifications for the front, side and rear setbacks as proposed. 2) Inclusion of fencing that is open to visibility but limiting to movement from the developed area of the site to the south, as approved by the Department of Community Development. 3) Driveway is designed with one12 foot ingress & two 11 foot egresses with a 6 foot “rumble strip”/textured mountable median and a 20 foot wide apron. 4) Base standard modification to allow reduced lateral clearance as proposed. 5) Pedestrian connection is established from the retail building to the public walk on th West 9 Avenue. 6) No more than 25% of the north façade (building front) windows be opaque/covered. 7) Existing berms at the south lot line remain in place and landscaping be designed to create enhanced screening to the south and southeast, as approved by the Department of Community Development. 8) Grading, erosion control and stormwater plan is approved by the Department of Public Works and the detention basin is designed without riprap above the water line and native plants be planted on the side slopes of the basin and emergent plants on the safety shelf. 9) Coordinate with the Public Works Department to incorporate storm water detention if feasible. O.IHKOJH ON THE WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: October 20, 2011 RE: Approve Conditional Use Permit and Planned Development to Construct an Automobile Service Facility and Retail Convenience Store for Kwik Trip Inc. at 1759 West 9th Avenue (Plan Commission recommends approval) BACKGROUND The 1.3 acre property is currently developed with an automobile service station with car wash and is located 200 feet east of the S. Koeller Street and W. 9th Avenue intersection. The existing service station was constructed in the mid-1960's with additions into the 1980's including the car wash. Kwik Trip, Inc. plans to purchase the property with the intent of removing the existing service station with car wash and constructing a new auto service facility and retail convenience store as well as other associated site improvements. The establishment of a service station requires a CUP in the C-2 District and the Planned Development Overlay is requested to provide flexibility in dimensional regulations with the C-2 District. ANALYSIS Development of the site includes construction of a 5,800 square foot retail building with a gas canopy covering 11 pump islands, a detention pond, a truck loading area, parking lot and one access drive to West 9th Avenue. Proposed placement of improvements will require base standard modifications in the front yard, rear yard the west side setback areas. These base standard modifications are justified in that the site is a redevelopment project area that currently has a 0 foot setback on both the front and sides and will be mitigated through the use of enhanced landscaping, berms and fencing. Parking spaces are proposed to include 24 stalls with an additional 20 spaces under the fuel canopy which meets Zoning Ordinance requirements. The loading area is located to the west of the building with the trash enclosure located south of it with both features screened with fencing and vegetation. The single access drive from West 9th Avenue will be on the far eastern portion of the frontage and a base standard modification is necessary as the lateral clearance of 75 feet is not met. Pedestrian access is not proposed on the site plan however staff is recommending it be provided to the public walk on West 9th Avenue. Signage is proposed to consist of both building wall mounted and ground signage with a base standard modification required for the ground sign as the proposed placement is the only feasible option. Landscaping is proposed to consist of plantings situated on three sides of the site to provide screening for the residential uses to the south and the existing berms at the south lot line are recommended to remain in place. A detention pond is being proposed on the south portion of the site with formal stormwater management plans required to be submitted and approved by the Department of Public Works. FISCAL IMPACT None anticipated other than an increase in the City's property valuation due to an anticipated higher value development on the site than the current operation. RECOMMENDATION The Plan Commission approved of this request at its September 20, 2011 meeting. Approved, City Manager ITEM: CONDITIONAL USE PERMIT/PLANNED DEVELOPMENT APPROVAL AND REZONING FROM C-2 GENERAL COMMERCIAL DISTRICT TO C-2 GENERAL COMMERCIAL DISTRICT WITH PLANNED DEVELOPMENT OVERLAY FOR THE REDEVELOPMENT OF AN AUTOMOBILE SERVICE STATION (KWIK TRIP) LOCATED AT 1759 WEST 9TH AVENUE Plan Commission meeting of September 20, 2011 GENERAL INFORMATION Applicant: Leah Berlin, Representing Kwik Trip, Inc. Property Owners: James H. Lang Properties, Inc. Action(s) Requested: The applicant is requesting three actions within this petition: A. Rezoning from C-2 to C-2 Planned Development; B. Conditional Use Permit for automobile service use in a C-2 District; and C. Planned Development approval for the redevelopment of the existing automobile service station to a new automobile service station. Applicable Ordinance Provisions: The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning from one classification to another but relies on the Comprehensive Plan and good planning principles. The Zoning Ordinance establishes criteria and guidelines for the approval of Conditional Use Permits in Section 30-11 (D) and the Planned Development Overlay District in Section 30-33 (A). Property Location and Background Information: The 1.3 acre property is currently developed with an automobile service station with car wash and is located at 1759 West 9th Avenue, approximately 200 feet east of the South Koeller and West 9th Avenue intersection. The existing automobile service station was constructed in the mid-1960s with additions into the 1980s including the car wash addition. It was brought into the City through annexation so no conditional use was required but an addition to the car wash received CUP approval in 2002. Kwik Trip, Inc. plans to purchase the property with the intent of removing the existing automobile service station with car wash and constructing a new auto service facility and retail convenience store, as well as other associated site improvements. The establishment of a new automobile service station requires a Conditional Use Permit in the C-2 District and the establishment of the Planned Development Overlay is requested to provide flexibility in dimensional regulations within the C-2 District. Subject Site Existing Land Use Zoning Auto service station with car wash C-2 Adjacent Land Use and Zoning Existing Land Uses Zoning North Commercial, two-family residential and mixed-use (across West 9th Avenue) C-2 PD South Multiple-family R-3 East Single-family residential and mixed-use C-1 &R-1 West Commercial-office C=2 PD Comprehensive Plan Land Use Recommendation Use Category 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS The area included in the rezoning, Conditional Use Permit and Planned Development approval request includes a single parcel of land with approximately 1.3 acres of land area. The proposed rezoning will not change the underlying C-2 General Commercial District designation but will add the Planned Development Overlay District upon it so permitted and conditional uses will not be affected. The Planned Development Overlay designation is beneficial to the applicant/property owner as it allows the redevelopment of the site utilizing base standard modifications that may provide relief from existing conditions affecting the lot including substandard setbacks. The Planned Development designation is beneficial to the City as it provides the ability to address nonconformities and grants City review and oversight of development plans to ensure compliance with the City's development and planning policies through the regulation of standards set forth in the Zoning Ordinance, Section 30-33 Planned Development Overlay District. Development of the site includes construction of a 5,800 square foot retail building with an additional 3,800 square foot gas canopy covering 11 pump islands, a detention pond, a truck loading area, parking lot, and one (1) access drive running to West 9th Avenue. The building/canopy footprint will occupy approximately seventeen percent (17%) of the site, the parking and other impervious surface will occupy fifty-three percent (53%) and the remaining thirty percent (30%) will be stormwater detention, open space and landscape areas. Proposed placement of improvements will require base standard modifications as several do not meet the dimensional regulations of the C-2 Zoning District. These include the front yard setback of 16 feet 8 inches (25 feet required), rear yard setback of 17 feet 8 inches and 5 feet 2 inches (25 required) and the west side setback of 5 feet (10 feet required). These base standard modifications are justified in that the site is a redevelopment project area that currently has a 0 foot setback on the Item —1759 W 9th Rezone PD/CUP:Kwik Trip 2 front and sides. Furthermore, concern over the placement of the building further off of West 9th Avenue has been expressed by the Police Department who prefer closer proximity to the roadway to allow better visibility of the fueling stations and building entrance by police and other potential witnesses on West 9th Avenue. The rear yard setback reduction is less of a concern as it is the backside of the refuse and storage enclosure without any customer service areas. Furthermore, staff believes that any potential negative affects of the rear yard setback base standard modifications can be mitigated through the use of enhanced landscaping, berms and fencing. The inclusion of fencing that is open to visibility but limiting to movement from the developed area of the site to the south(Moreland Street) is recommended for safety as it would remove the ability for pedestrians to access Moreland Street. Parking spaces are proposed to include 24 stalls situated primarily around the retail building and also along the east property line with an additional 20 spaces available under the fuel canopy. These 24 stalls meet the minimum 20 required by the Zoning Ordinance for an auto service use. A truck loading/unloading area is located to the west of the building and is screened with a six (6) foot tall wood fence located on the adjacent property and will also include vegetation, though it is not depicted on the landscape plan. A trash enclosure and storage area is located south of the loading area and is screened with fencing and vegetation. Access to the development site will be provided by a single access drive running to West 9th Avenue on the far eastern portion of the frontage. The drive is designed as full access with a single lane of ingress and two lanes of egress. As this entrance will act as a Class III entrance designed not only for the predominate automobile traffic but also for gasoline and delivery truck traffic, staff recommends that a three-lane access design that consists of a twelve (12) foot wide ingress lane, a six (6) foot "rumble strip" divider, and two eleven (11) foot egress lanes, for a total of a forty (40) foot wide drive at the property line. Staff also suggests that, in order to facilitate truck turning movements, that the driveway apron be larger than the typical ten (10) foot and be increased to twenty(20) feet providing a sixty (60) foot curb opening. Internal circulation for vehicles is relatively simplistic and is designated by island, building placement and curbing. The Access Control Ordinance requirement of a seventy-five (75) foot lateral clearance is not met and a base standard modification is needed as thirty (30) feet is proposed. Staff is concerned that clearly defined and designated pedestrian access is not proposed on the site plan, as there is a substantial amount of residential properties near the store and suggests that the condition of pedestrian access be provided to the public walk on West 9th Avenue. The primary structure is designed as a gable roof building with an overall height of approximately twenty (20) feet. The inclusion of a front and rear dormer break up the roof length and provide area for signage. The exterior is proposed to be red and tan brick with gable ends of tan stucco. The front facade includes entry doors and several storefront windows. The fuel canopy is approximately 15 feet 6 inches tall and includes red LED channel lit stripe and corporate logo. The recommendation that no more than 25% of the north facade (building front) windows be opaque/covered is recommended to provide natural observation of the interior by site users as well from the street/public walk. Item —1759 W 9`"Rezone PD/CUP:Kwik Trip 3 Signage for the site is proposed to consist of building wall mounted signage and ground signage. Per Zoning Ordinance, wall signage would be allowed up to a maximum of thirty percent (30%) of the wall area per façade and ground signage would be permitted up to a maximum amount of 800 sq. ft. of area and a maximum height of thirty (30) feet. The ground sign is proposed on the western side of the street frontage with a ten (10) foot setback where a twenty-five (25) foot setback is required. The proposed placement is the only feasible option but will require a base standard modification. Staff feels it is justifiable in that the site is a redevelopment area with the replacement of the existing sign that has a zero (0) foot setback. Landscaping at the site is proposed to consist of shrub and tree plantings situated on three sides of the site with substantial plantings located on the east and south to provide screening/buffer for the residential uses to the south. In the review of the landscape plan, staff identified that the western property line is not depicted as having any vegetation beyond grass ground cover. Staff would like to point out that even with the fencing located on the adjacent lot that plantings will also need to be included in this area per code. Staff has received two calls from adjacent property owners on the south and southeast requesting that existing berms and landscaping remain and be enhanced to help "shield" their properties from the proposed use. Staff agrees that even though the use has remained the same, the development could provide better buffering through the use of landscaping and berming and suggests that a condition be included requiring existing berms at the south lot line remain in place and landscaping be designed to create enhanced screening as approved by the Department of Community Development. A detention pond is not shown but is being proposed on the south portion of the site. Formal stormwater management plans will need to be created and submitted for review by the Department of Public Works. The landscape plan depicts some plantings at the edges of the area left open for the pond but does not specify vegetation within the detention system itself Staff recommends that a more "natural" style of detention basin should be constructed that would involve planting of emergent plants in the safety shelf area and native plants on the side slopes. RECOMMENDATION/CONDITIONS A. Staff recommends approval of rezoning from C-2 to C-2 Planned Development; B. Staff recommends findings that the proposed Conditional Use Permit is consistent with Section 30-11(D) of the Zoning Ordinance; and C. Staff recommends findings that the proposed Planned Development request is consistent with Section 30-33 (A) of the Zoning Ordinance and be approved with the following conditions: 1) Base standard modifications for the front, side and rear setbacks as proposed. 2) Inclusion of fencing that is open to visibility but limiting to movement from the developed area of the site to the south, as approved by the Department of Community Development. 3) Driveway is designed with one twelve (12) foot ingress & two eleven (11) foot egresses with a six (6) foot"rumble strip"/textured mountable median. 4) Base standard modification to allow reduced lateral clearance as proposed. 5) Pedestrian connection is established from the retail building to the public walk on West 9`h Avenue. 6) No more than 25% of the north façade (building front) windows be opaque/covered. Item —1759 W 9`h Rezone PD/CUP:Kwik Trip 4 7) Existing berms at the south lot line remain in place and landscaping be designed to create enhanced screening to the south and southeast, as approved by the Department of Community Development. 8) Grading, erosion control and stormwater plan is approved by the Department of Public Works and the detention basin is designed without riprap above the water line and native plants be planted on the side slopes of the basin and emergent plants on the safety shelf. The Plan Commission approved of the zone change request, conditional use permit and planned development as requested with conditions noted. The following is the Plan Commission's discussion on this item. Mr. Buck presented the item indicating the current use is a legal non-conforming gas station and car wash. Kwik Trip proposes to purchase the site, demolish the existing structures and construct a new 5,800 sq. ft. retail building, 3,800 sq. ft. gas canopy covering 11 pump islands, a potential detention area, truck loading area/refuse enclose, 24 stall parking lot and one access drive onto W. 9th Avenue. Mr. Buck distributed an updated site plan based on discussions the applicant had with staff. The applicant is requesting the planned development overlay be added to the base zoning district to permit base standard modifications for a front yard setback, rear yard setback, side (west) yard setback, and access control modifications to permit a 40 ft. wide driveway with 60 ft. wide curb opening and a reduced lateral clearance. Mr. Buck reviewed the overall site layout noting that approximately 17% of the site will be covered with building/canopy footprint, 53% impervious surface and 30% open space and landscaping. Mr. Buck noted that a letter had been received from the property owner at 932 Moreland Street (on file at the Planning Office) who requested that the berm remain, additional landscaping be provided, and expressed concerns about lighting and increased traffic. Mr. McHugh inquired if a traffic impact study was completed? Mr. Buck replied no, a traffic impact study had not been completed. Mr. Thorns stated the staff report refers to increasing the curb opening by 20 feet, but no condition/ base standard modification is noted in staffs recommendation. Regarding increasing landscaping on the west side, should this be a condition of approval? What plans are there for water detention? Are the underground tanks being disturbed? It was indicated a traffic study was not completed. Is the proposed driveway further east than that proposed by CVS? Mr. Buck stated the base standard modification for the 60 ft. curb opening should be so noted. Landscaping is required by the zoning ordinance and staff is not recommending a base standard modification, so this should not be noted. Mr. Buck did not believe the applicant was required to have detention on site. Underground storage tanks are regulated by the DNR and any compliance would be noted during the site plan review process. Mr. Buck noted the proposed driveway is at the farthest most easterly lot line. He also noted the current curb opening is over 100 ft. wide. The proposed smaller curb cut at 60 ft. wide will create a more controlled situation. Mr. Steve Gohde, Public Works Department, stated the entrance is not beyond the rumble strip in 9th Avenue. Traffic will probably still turn left over the rumble strip. Mr. Thorns inquired of Mr. Gohde if onsite detention is required. Item —1759 W 9"'Rezone PD/CUP:Kwik Trip 5 Mr. Gohde did not know if the applicant has talked to staff or not in this regard. Mr. Chris Strong, Transportation Department, stated the current use is a gas station and car wash; the proposed use is a gas station/convenience store. Hard to say how much traffic will increase, if any, but he felt moving the access to the east as far as possible will mitigate incidents. Mr. Strong noted he reviewed crash data for this area and there was nothing of significance. Mr. Thorns inquired of Mr. Strong if a traffic study is recommended for this site. Mr. Strong replied typically you look at a traffic study when there will be an increase in traffic. Current and future uses are similar. The proposed use may generate slightly more traffic, but nothing significant that would warrant a study. Mr. Thorns inquired if the site were to service diesel, would that change Mr. Strong's opinion about a traffic study? His concern is the left turn onto 9th Avenue. Mr. Strong replied trucks can navigate the site without problems. A left turn onto 9th Avenue may take some time to clear, but he did not believe it would be a significant impact. Mr. Hans Zietlow of Kwik Trip, stated they will have diesel, but only for cars and small trucks. The site is not conducive to semi traffic, except for fuel delivery trucks. He was not sure if his staff has been in discussion with City staff regarding storm water detention. He indicated, however, that they are willing to work with the City in this regard. The underground tanks will be replaced and DNR regulations followed. Mr. Thorns inquired if there was a problem with additional landscaping along the west side? Mr. Zietlow replied not a problem. Motion by Thorns to move approval of the following: (a) rezoning from C-2 to C-2 PD; (b) conditional use permit consistent with Section 30-11(D) of the Zoning Ordinance for an automobile service facility; and (c) a planned development for construction of a automobile service facility and related surface improvements with the following conditions: 1) Base standard modifications for the front, side and rear setbacks as proposed. 2) Inclusion of fencing that is open to visibility but limiting to movement from the developed area of the site to the south, as approved by the Department of Community Development. 3) Driveway is designed with one 12 foot ingress & two 11 foot egresses with a 6 foot "rumble strip"/textured mountable median and a 20 foot wide apron. 4)Base standard modification to allow reduced lateral clearance as proposed. 5) Pedestrian connection is established from the retail building to the public walk on West 9th Avenue. 6)No more than 25% of the north facade (building front) windows be opaque/covered. Item —1759 W 96`Rezone PD/CUP:Kwik Trip 6 7) Existing berms at the south lot line remain in place and landscaping be designed to create enhanced screening to the south and southeast, as approved by the Department of Community Development. 8) Grading, erosion control and stormwater plan is approved by the Department of Public Works and the detention basin is designed without riprap above the water line and native plants be planted on the side slopes of the basin and emergent plants on the safety shelf. 9) Coordinate with the Public Works Department to incorporate storm water detention if feasible. Seconded by Vajgrt. Motion carried 7-0 Item —1759 W 9Th Rezone PD/CUP:Kwik Trip 7 City of Oshkosh Application SUBMIT To: 0 14, y� Dept, of Community Develop Planned Developme t Review 215 Church Ave.,P.O.Box 11 Oshkosh,Wisconsin 54903-11 OJH'KO.1H tZi Conditional Use Permit Review PHONE: (920)236-5059 ON THE WATER **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: Kwik Trip Inc. 8/5/11 Date: 1626 Oak Street La Crosse Petitioner's Address: City: State: WI Zip:54602 Telephone#: (608 ) 793-6461 Fax: (608 ) 781-8960 Other Contact#or Email: Iberlin @kwiktrip.com Status of Petitioner(Please Check): ❑Owner ❑Representative ❑Tenant ri Prospective Buyer � c Petitioner's Signature(require (/ Lam-- Date: colai/( OWNER INFORMATION Owner(s): James H. Lang Properties Date: 8/5/11 Owner(s)Address: I 5-7(0../-)[\/ - V� City: 054A0 S State: 1°��Zip: 5j�.al Telephone#: ( 0) D-3 —7(O© Fa ( )�- 70 / Other Contact#or Email: icha � �a a _:o/t Ownership Status(Please Check): ❑Individual ❑Trust ❑Partnershiprporation Property Owner Consent: (required) By signature hereon,I/We acknowledge that City officials and/or employees may, in the performance of their functions,enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete sub • sions or other administrative reasons. Q� Property Owner's Signature: `,� Date: U /7 Di if/ SITE INFORMATION Address/Location of Proposed Project: 1759 W 9th Avenue Parcel No. Proposed Project Type: Kwik Trip convenience store with gas Current Use of Property: convenience store with gas Zoning: C-2 Land Uses Surrounding Site: North: Commercial South: Residential East: Commercial/Residential Commercial West: **Please note that a meeting notice will be mailed to all abutting property owners regarding your request. > Application fees are due at time of submittal. Make check payable to City of Oshkosh. > Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.hhn Staff 1 Date Rec'd eh Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below. 1. Health, safety,and general welfare of occupants of surrounding lands. Current use will not change,upgraded lighting and cameras will be installed. 2. Pedestrian and vehicular circulation and safety. As stated, upgraded site lighting and cameras will be installed. Site plan is designed to handle the amount of vehicular traffic anticipated. 3. Noise,air, water, or other forms of environmental pollution. All environmental guides and laws will be adhered to. 4. The demand for and availability of public services and facilities. The proposed store will not require any upgrades to public services beyond what is currently available. 5. Character and future development of the area. Proposed building will be fit into surrounding area. It will be constructed of brick and stucco materials. SUBMITTAL REQUIREMENTS—Must accompany the application to be complete. > A NARRATIVE of the proposed conditional use/Development Plan including: ❑ Existing and proposed use of the property ❑ Identification of all structures(including paving, signage,etc.)on the property and discussion of their relation to the project ❑ Projected number of residents, employees,and/or daily customers ❑ Proposed amount of dwelling units,floor area, landscape area,and parking area expressed in square feet and acreage to the nearest one-hundredth of an acre ❑ Effects on adjoining properties to include:noise,hours of operation,glare,odor,fumes,vibration, etc. ❑ Compatibility of the proposed use with adjacent and other properties in the area. ❑ Traffic generation(anticipated number of customers, deliveries,employee shift changes,etc.) ❑ Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the community as a whole > A complete SITE PLAN and BUILDING ELEVATIONS must include: ❑ Two(2)full size(minimum 24"x 36")scaled and dimensioned prints of site plan and building elevations ❑ Two (2) 8 'h"x 11 (minimum)to 11"x 17"(maximum)reduction of the site plan and building elevations ❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style table file(if plans have been prepared digitally) ❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's engineers/surveyors/architects,or other design professionals used in the preparation of the plans ❑ The date of the original plan and revision dates,if applicable ❑ A north arrow and graphic scale. ❑ All property lines and existing and proposed right-of-way lines with dimensions clearly labeled ❑ All required setback and offset lines ❑ All existing and proposed buildings, structures,and paved areas,including building entrances,walks, drives, signs, decks,patios, fences,walls,etc. ❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening ❑ Location and dimension of all on-site parking(and off-site parking provisions if they are to be employed), including a summary of the number of parking stalls provided per the requirements of Section 30-36 City of Oshkosh Zoning Ordinance ❑ Location and dimension of all loading and service areas ❑ Location,height,design,illumination power and orientation of all exterior lighting on the property including a photometrics plan ❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable(i.e. visible from a public street or residential use or district). Mechanical equipment includes,but is not limited to;HVAC equipment, electrical transformers and boxes, exhaust flues,plumbing vents,gas regulators, generators,etc. 9 [ EEIi Kwi Kwik Trip, Inc. D 1626 Oak Street•P.O.Box 2107 A U G 9 2011 La Crosse,WI 54602-2107 Phone:(608)781-8988•Fax:(608)781-8950 INCORPORATED 7o serve our customers and community more effectively than anyone else by treating our COMMUNITY DEVELOPMENT customers,co-workers and suppliers as we,personally,would like to be treated." DATE: August 5,2011 TO: City of Oshkosh Department of Community Development 215 Church Ave.,P.O. Box 1130 Oshkosh,WI 54903-1130 Attention:David Buck FOR: Proposed Kwik Trip convenience store at 1759 W. 9th Ave. This letter is intended to accompany our application to the City of Oshkosh for the requested Conditional Use Permit and rezoning change from C2 to PD. Kwik Trip is requesting a zoning change from C2 to PD in order to achieve some flexibility in site setbacks and layout. The C2 setbacks do not allow for adequate space for vehicular movements and parking needs. It also does not allow for the forward movement of the site to create additional green space to the rear for on site ponding. The Oshkosh Police Depai lucent has also requested that the site be"moved forward"to allow for more visibility. Rezoning the site from C2 to PD allows for more flexibility in the site plan design to accomplish these multiple goals. Kwik Trip Inc. is requesting a conditional use permit to construct a Kwik Trip convenience store with vehicular fueling at the above stated address. The proposed site plan would include a new brick convenience store,flat gas canopy with 20 fueling positions providing 3 grades of gasoline,diesel, and E85. Site data is as follows: Total Area: 56,157 s.f Store: 5766 s.f. Green Space: 17,009 s.f. (30%) Paving: 33,382 s.f. The proposed store is projected to have between 15-20 full and part time employees,with between 2-8 on staff at any given time. We anticipate there will be no adverse affects to surrounding properties due to glare,odor or fumes since a convenience store/gas service is currently operating in the neighborhood.During the construction,updated lighting will be installed, all fully recessed or with 90 degree cut off fixtures. The site is anticipated to generate approximately 4280 passenger vehicle trips per day when using the ITE Code 946 found in ITE's Trip Generation 7th Edition to complete the analysis. Kwik Trip would be happy to provide any additional information or answer any questions or concerns the City of Oshkosh may have with our submission. Please feel free to call me at 608-793-6461. 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HKOIH and information located in various city,county 1759 W 9TH AV and state offices and other sources affecting ON THE wares the area shown and it is to be used for reference City of Oshkosh purposes only. The City of Oshkosh is not re- De artment of sponsible for any inaccuracies herein contained. p If discrepencies are found,please contact the —Scale: 111 '100' Community Development City of Oshkosh. Created by-dff 08/22/11 ::, ..- D 3 ;.3 ly . ..nr c mega in ■ ■MI !i 1 a _.WI I■.I.�m kit, •►� EADOW:ROOK Lin 7 r r _ ■ ma Re 111171M Z Ild NM= —amgh-2 iiiiffili Ira . ramlamiii .... ... Burp i R-1 IIRIlm 1111 rorAiril : 1 Mil!1111 ME Mn Ell III imn T .41•$ Ft .•. ELAND CT. Br z BE o n P ••• , el l mows: - i um `14TH [t11 U -Zm- _1 liii A11l1 II ■D LO ' ��s�J ...BIS ARCS i mihi I I 0..10 NUM 1��1r r ale.11 E_•"!PAM : ■ I fri �11111n nu Im rows ow_ .� _Eli 1111111 N�■m 1w1�9! re. 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GAS STATION 1V This drawing is a compilation of records,data O.IHKO..H and information located in various city,county and state offices and other sources affecting 1759 W 9TH AV OH THE WATER the area shown and it is to be used for reference Cit of Oshkosh purposes only. The City of Oshkosh is not re- y sponsible for any inaccuracies herein contained. Department of If diserepencies are found,please contact the !� ' Community Development City of Oshkosh. Scale: 1 = 1000 Created by-dff 08/22/11 l� �-r 'rxa, '"""; -+a'm 7: � ,yt t M1 > £y,. J St y :" .* 7 ': 4 k i' W �qR `° 6 y i? i �'� � '-,",":1".r...".= s�. �"� 1 : fir ....._.,-_ —' - ,T,'-'4:. .�.,. - - .r om - r 4# t 4, SUBJECT - s' 'II , SITE �" g ,' ,,t fir ' a .w2""rx - :77" ,rss I vT h d-� Gr" } ' {" " a .��. yz, 1111111p:,-.:. 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GAS STATION 1� This drawing is a compilation of records,data O.IHK fH and information located in various city,county and state offices and other sources affecting 1759 VV 9TH AV ON TN.WATER the area shown and it is to be used for reference City of Oshkosh purposes only. The City of Oshkosh is nat re- sponsible for any inaccuracies herein contained. Department of Ifdiscrepenciesefound,please contact the Scale: 1�� = 100 � Community Development Ci of Oshkosh. Created by-dff 08/22/11