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HomeMy WebLinkAbout26. 12-342JUNE 26, 2012 12 -342 RESOLUTION (CARRIED 4 -3 LOST LAID OVER WITHDRAWN ) AS AMENDED PURPOSE: APPROVE PLANNED DEVELOPMENT OF A PHARMACY/ RETAIL BUILDING WITH DRIVE -THRU FOR A CVS PHARMACY IN THE 1700 BLOCK OF WEST 9TH AVENUE INITIATED BY: WILLIAM STEINER & CVS PHARMACY, PETITIONERS PLAN COMMISSION RECOMMENDATION: Approved with conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned development to construct a CVS Pharmacy /retail building with drive -thru and associated amenities at the northeast corner of West 9th Avenue and Koeller Street, per the attached, is hereby approved with the following conditions: 1) Pylon sign not to exceed the area and height of the Walgreens development sign to the south across W. 9t" Avenue with the height of the sign measured from the centerline of W. 9t" Avenue. 2) Base standard modification to permit the West 9t" Avenue front yard to be 10 feet. 3) All costs for work related to right -of -way related improvements or maintenance shall be the responsibility of the applicant, property owner, or CVS and secured in a form acceptable to the City. 4) Base standard modification to allow the 9t" Avenue driveway to be a three -lane 36 ft. wide driveway (one 12 -foot entrance lane, 4 -foot rumble strip divider & two 10 -foot egress lanes). 5) Maximum height of light standards is 15 feet and the use of metal halide lamps or bulbs is prohibited. 6) Final landscape plan meet code requirements including dense evergreen landscaping on the berm area, as approved by the Department of Community Development. 7) Grading, erosion control and stormwater plans are approved by the Department of Public Works prior to issuance of building permits. 8) No Entrance / Exit to Parking Lot on 7t" Avenue Bold & Italics indicates amendment OYHKOIH ON Tae WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: June 21, 2012 RE:' Approve Planned Development of a Pharmacy /Retail Building with Drive -Thru for a CVS Pharmacy in the 1700 Block of West 9'h Avenue (Plan Commission recommends approval) BACKGROUND The petitioner is proposing to develop a 13,000 square foot pharmacy on a 1.86 acre site zoned for commercial use (C -2PD). The pharmacy will have a surface parking lot of 71 stalls, a drive -thru along the side and rear of the building, a pylon sign near 9 "' Avenue, pedestrian connections from 91h and 7t'' Avenue and significant landscaping to include a planted berm along the north and east property lines. Driveway accesses are proposed to 9'h Avenue as the primary access and one to 7th Avenue as the secondary access. The subject area is located in the 1700 blocks of West 7th and West 91h Avenues near the northeast corner of West 9"' Avenue and South Koeller Street intersection. The parcel assemblage for the development consists of seven individual parcels (1717 —1745 West 7th & 1718 —1746 W 9"') containing one office; one 4 -unit multiple family; three 2- family residential and two single - family residential uses. This proposed development has been reviewed on different occasions by the Plan Commission and Council with the most recent review, and the one currently before the Council, by the Plan Commission on May 15th, 2012. ANALYSIS The proposed land use is consistent with the City's 2005 Comprehensive Plan which identifies the subject area appropriate for commercial use. Prior to the 2005 Plan, the City's 1993 Comprehensive Plan specifically recommended this area for commercial use. Since that time the area along 9 '11 Avenue to Koeller Street has undergone significant commercial redevelopment as older land uses (many developed prior to annexation) have been replaced by newer national chain oriented retail development where the market values of the land exceeded the economic utility of the existing land uses. As a land use for this area, a national chain pharmacy operation is not out of character with the other commercial uses in the area, which is why staff was supportive of the zone change and the development plan for the site. Staff support was contingent upon development of a site plan that attempted to mitigate potential off-site impacts as much as reasonably possible without impacting the overall developablity of the site. The developer has attempted to mitigate impacts by increasing the setback of the development along the 7th Avenue to 40 feet where 25 feet is required and heavily landscaping those areas to include a 5 foot high berm to act as a buffer yard to the residential neighborhood. The pharmacy's entrance and surface parking is oriented to the southwest facing the Koeller Street/9t" Avenue intersection oriented away from the adjacent residential areas. Site lighting for the parking lot is recommended to be limited to 15 feet in height and to prohibit halide lamps or bulbs to mitigate light shedding into the adjacent neighborhood. As the drive -thru operation is on the back side of the building an area of concern has been the potential for intercom noise to migrate into the neighborhood but it has been staffs experience that intercoms used for pharmacy related purposes differ greatly in their decibel levels from that of a drive -thru operations like restaurants due mostly to federal HIPAA laws requiring privacy so noise is not anticipated to be an issue. The most significant concern raised by residents of the adjacent neighborhood is the 7th Avenue driveway access, which is not a city required access but is being requested by CVS to function as a secondary egress point should some customers perceive it difficult to exit the site east via the 91h Avenue driveway. Understandably, some residents in the adjacent residential neighborhood are concerned that the increased traffic will impact their quality of life and safety and are opposed to this access. Staff has reviewed the traffic impact numbers, and while it is anticipated there will be an increase in traffic through the neighborhood, the numbers are not high enough (about 12 trips in the peak hour) to constitute a safety concern and thus staff is not opposed to the driveway. To address neighborhood concerns regarding potential traffic impacts from the driveway access on 7th Avenue, the petitioner is proposing to place collapsible pavement markers east of their driveway extending to the 7Th Avenue -Lilac Street intersection removing common vehicle access while retaining the ability for police and fire vehicles to access the route. They also have been working with the owners of the Red Robin Restaurant site to realign 7"' Avenue as it intersects South Koeller Street thereby moving the intersection north past the median and providing full access to both directions on Koeller Street. These items are required to be addressed by the Traffic Review Advisory Board (actions under a separate memo by Transportation Director Strong) and a development agreement to be approved by the Board of Public Works addressing responsibilities including emergency access, maintenance vehicle turn- around, snow removal/street cleaning and bicycle /pedestrian facility maintenance. The collapsible pavement markers are being proposed as an interim traffic control measure prior to installation of permanent improvements in the closed area after a 1 -3 year review period. During that review time, the City would be able to evaluate whether permanent closure is needed or desired after consultation with the adjacent neighborhood with costs for all current and future improvements to be the responsibility of CVS. Staff has been supportive of this request to close thru traffic to 7t11 Avenue to mitigate neighborhood concerns. The other notable development item is relative to the proposed pylon sign near 9"' Avenue. CVS has stated that to be competitive with the Walgreens operation to the south, taller signage and area for their electronic message center sign is necessary which staff is willing to support providing the CVS sign is no taller or larger than the Walgreens development and perpendicular to the right -of -way which will put the sign in the 50 -60 foot height range. In order for the development to proceed as proposed base standard modifications to the zoning ordinance must be approved through the planned development and are identified on the associated resolution. The modifications are: 1) Pylon sign not to exceed the area and height of the Walgreens development sign to the south across W. 91h Avenue with the height of the sign measured from the centerline of W. 91h Avenue. The zoning ordinance limits the height of the commercial signage to 34 feet with the exception of areas zoned with a Highway 41 Corridor Overlay where the maximum height is 60 feet. The lands to the south (Walgreens) and to the west (A &E Jewelers) are in the Highway 41 Corridor Overlay and have pylons signs at or near 60 feet. The Walgreens sign appears to be closer to 50 feet in height and the recommended condition is that the proposed CVS sign be no taller or larger in area than the Walgreens sign. 2) Base standard modification to permit the West 9" Avenue front yard to be 10 feet. Twenty - five is normally required and could be achieved by reducing the rear yard setback to the code required minimum of 25 feet, however, by trying to provide as much buffer area to the north between the development and neighborhood with 40 feet the front yard setback is proposed to be reduced which staff supports to provide that extra buffer area. 3) Base standard modification to allow the 9'h Avenue driveway to be a three -lane 36 ft. wide driveway (one 12 -foot entrance lane, 4 -foot rumble strip divider & two 10 -foot egress lanes). 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 May 15, 2012 meeting. Approved, City Manager ITEM: PLANNED DEVELOPMENT REVIEW TO ALLOW DEVELOPMENT OF A PHARMACY/RETAIL BUILDING WITH DRIVE - THROUGH IN 1700 BLOCKS OF NEST 7"' AND WEST 9TH AVENUES Plan Commission meeting of May 15, 2012 This is an updated staff report from the Plan Commission meeting of August 16, 2011 (a previous application was tir }ithdrawn by the petitioner in order far staff and the developers to meet with neighbors and identify concerns). This report has a Project History section and has updated information added in bold tivithin relevant sections. GENERAL INFORMATION Applicant: William Steiner 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 91h 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). Project History: This item was first reviewed by the Plan Commission in a similar form on May 3, 2011 where the Plan Commission recommended against the request due primarily to concerns about substandard setbacks and traffic impacts, especially as it related to the 9rh Avenue access and 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 and conducted a workshop with the Plan Commission on July 19, 2011. The Planned Development request was brought back through the Plan Commission on August 16, 2011 where it received a recommendation of approval and subsequently went before the Common Council on August 23, 2011 where it was denied. The item was reconsidered by the Common Council on September 13, 2011 where it was referred to staff to facilitate neighborhood meetings. The petitioner withdrew the reconsidered application in December, 2011 and since that time staff has worked with the neighborhood and adjacent landowners developing a Neighborhood Steering Committee who have provided concerns and identified potential issues associated with the development. The current application was submitted on April 30, 2012 with changes from previous submittals designed to mitigate the issues identified by the neighborhood steering committee. Property Location and Type: 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`h Avenues near the northeast corner of West 9'h Avenue and South Koeller Street intersection. It currently consists of seven individual parcels (1717 — 1745 West 7th & 171 8 — 1746 W 9'1') 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. ►object Site Existing Land Use Zoning Commercial office and multiple density residential uses C -2 PD Adiaeent Land 11ce and Zoning Existing Uses Zoning 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 -2PDIH 41 & C -2 East Single family residential and mixed -use R -1 & C -1 C'nlnnrehPngive Plan Cont reh nsive Plan Land Use Recommendation Land Use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS As part of the City's discussions with CVS, a working committee was established and the neighbors developed a "neighborhood protection plan" (attached) identifying concerns as related to this development and with new uses being proposed adjacent to residential areas in general. Staff will comment below for issues related to that report. Lot Configuration 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 connnercial use due to its location on 9" Avenue and close proximity to Koellcr 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 Vera —NE 9t1 & Koeller CES PD the Comprehensive Plan and is consistent with other development located within the West 9`1' 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 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. The neighbors are concerned about the impact of a potential 24 hour operation adjacent to them. To that end CVS has attempted to provide as much buffer area as possible, as well as orienting most of the activity to W. 9"' Avenue, and has increased the setback along 7t" Avenue to 40 foot that will be bermed and landscaped which should mitigate most of these concerns. The outstanding issue remains what if any impact will there be with a potential 24 hour drive -thru. The noise "squawk box" shouldn't be an issue because with the federal H1PAA regulations decibel levels for pharmacies do not reach the levels of banks and fast food restaurants so staff is less concerned about this issue posing a nuisance. The idling of automobiles and music remain as concerns for after hours and CVS has attempted to mitigate this through the increased setback and berming. The only other alternative to eliminate all concerns related to the drive -thru would be to limit the hours after 10:00 pm. 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. A change from the previous site plan has created a nonconforming setback requiring a base standard modification to permit the West 9"' Avenue front yard to be 10 feet when 25 feet is required. The change in setback was done to facilitate a shift of the entire development away from the neighborhood to the south by 15 feet increasing the West 7t" Avenue front yard setback to 40 feet from the required 25 feet it had been previously. This shift was a response to neighbors' desire to move the developed area as far from the neighborhood as possible. Staff supports the setback modification to maximize the width of the buffer area. The 10 feet of front yard setback also is enough width to accommodate landscaping as evidenced by other commercial development in the area. Access/Parkin Access to the development is proposed through two full access driveways; one onto West 9"' Avenue and one onto West 7t1' Avenue. The West 9'1' Avenue access is designed as the main access Item NE 9`'' & Koeller CVS PD 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 abort having "full access" to 9th Avenue given the high levels of traffic traversing through the area and the impending installation of the roundabouts along 9th Avenue. Per the traffic study conducted by Ertel 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 9th and one on 7th 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 9th ,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 aright-in, right -out scenario unwarranted based on the traffic study. Even during peak traffic hours along 9th Avenue, east bound access can still be achieved to 9`h 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 9th 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 7th 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 dwcllin to the north across 7t11 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 7th 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 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 7th 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 7th/Koeller 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 Dour. As noted before, the Police Department is opposed to a driveway access to 7th Avenue due to concerns about the potential for rear end collisions for traffic turning right on to 7th Avenue getting hit by traffic coming out of the roundabout moving north. To address neighborhood concerns regarding potential traffic impacts with having a driveway on West 7th Avenue, changes are proposed to West 71h Avenue. The petitioner has augmented the street design by proposing to place three foot high collapsible pavement markers cast of Item 1YE 9`h & Koeller CYS PB their driveway extending to the West 7th Avenue -Lilac Street intersection thereby removing common vehicle access while retaining the ability for police and fire vehicles to access the route. Additionally, they have been working with the owners of the Red Robin Restaurant site to realign West 7rh Avenue as it intersects South Koeller Street, thereby moving the intersection north past the median and providing full access to both directions on South Koeller Street. These items are not actually part of the Planned Development itself but are presented because they are directly associated with the development plan via the request for a driveway access to West 7r11 Avenue. The closure of West 71 h Avenue and the realignment of the intersection will be required to be addressed by the Traffic Review Advisory Board. Additionally, the closure of West 7 t Avenue will require a development agreement to be approved by the Board of Public Works addressing responsibilities including but not limited to providing emergency vehicle access, municipal maintenance vehicle turn - around, snow removal/street cleaning, and bicycle and pedestrian facility maintenance. As part of this review, the Plan Commission may comment and recommend on the proposed street closure. The collapsible pavement markers are being proposed at this time as an interim traffic control measure prior to installation of permanent improvements (landscaped area, trail, emergency access) in the closed area after a 1 -3 year review period. During that review time (and once CVS has stabilized operations) the City would be able to evaluate whether permanent closure is needed or desired after consultation with the adjacent neighborhood. Alternatively, a condition could be placed allowing future closure of the street, after the 1 -3 year review period, if desired by the neighborhood. This would give the neighborhood the ability to determine whether they want the full closure based on their experience with the development. Costs for all current or future improvements will be the CVS property's responsibility which will be done through developer agreement or waiver of special assessment or any other method acceptable to the City. 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. Signa eg /Li hg tins 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 fagade 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"' Avenue exceeds the height limitation by 30 feet. Additionally, the electronic message center component of the signage exceeds code Iiefn NE 9'A & Koeller CMS— PD 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. CVS has stated that in order to be competitive with the Walgreens operation to the south across W. 9t" Avenue (that is in the Highway 41 Overlay Zone) that they need to have taller signage and area for their electronic message center sign. After re- inspecting the area to try and assess potential negative impacts with the signage issue staff is willing to support permitting CVS to have a sign no taller or larger in area than the Walgreens development to the south. The height is to be measured from centerline of the W. 9111 Avenue right -of -way. The neighbors are concerned about any signage exceeding the 30 foot height maximum, however, one of their concerns was that the sign be perpendicular to the right -of -way to reduce the amount of residual lighting going into the neighborhood and CVS is proposing a perpendicular sign. 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. The revised site plan does not depict any landscaping along the western or southern lot lines and staff would like to reiterate that general and parking lot perimeter landscaping will be required in those areas per code. However, the applicant has proposed a 40 foot wide buffer area with berm along the adjacent residential areas to meet some of the neighbors concerns regarding light and noise from the development. 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 Pent —NE 9h & Koeller CVS— PD utilized. A stormwater management plan will have to be approved by the Depaatment 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 9th 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 beam. 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) Pylon sign not to exceed the area and height of tlae Walgreens development sign to the south across W. 9th Avenue with the height of the sign measured from the centerline of W. 9t" Avenue. 2) Base standard modification to permit the West 0' Avenue front yard to be 10 feet, 3) All costs for work related to right -of -way related improvements or maintenance shall be the responsibility of the applicant, property owner, or CVS and secured in a form acceptable to the City. 4) Base standard modification to allow the 9"' Avenue driveway to be a three -lane 36 ft. wide driveway (one 12 -foot entrance lane, 4 -foot rumble strip divider & two 10 -foot egress lanes). 5) Maximum height of light standards is 15 feet and the use of metal halide lamps or bulbs is prohibited. 6) Final landscape plan meet code requirements including dense evergreen landscaping on the berm area, as approved by the Department of Community Development. 7) Grading, erosion control and stoamwater plans are approved by the Department of Public Works prior to issuance of building permits. The Plan Commission approved of the planned development with conditions noted. The following is the Plan Commission's discussion on this item. Mr. Buck presented the item and reviewed the site and surrounding area as well as the zoning and land use in said area. He reviewed the project's history and timeline to date and stated that the development would still need to go before the Traffic Review Advisory Board and the Common Council in June. He discussed the Neighborhood Protection Plan developed by the neighbors during the Neighborhood Steering Committee process and reviewed the site plan for the development. He explained that the setback on 7"' Avenue has been increased from 25 feet to 40 Item NE 9" & Kneller CYS PD feet and reduced on 911' Avenue by 15 feet to move the development as far as possible from the residential neighborhood which will require a base standard modification. The developer also increased the buffer area and landscaping on the neighborhood side to address concerns with noise. He explained the use of the three foot collapsible barriers to be placed on 7th Avenue to restrict access to the neighborhood and that they would be in place for a one to three year trial basis. These barriers would allow emergency vehicles to access the neighborhood during this time period and the street closure would be reviewed by the Traffic Review Advisory Board in June and would be reviewed annually after that to ascertain if they should remain or the street be closed permanently or reopened. A developer's agreement would be necessary to address costs related to the street improvements which would be reviewed and approved by the City and the Department of Public Works. The developer is also proposing to realign the intersection of 7t" Avenue and Koeller Street to allow movements both north and south without cutting back the existing median on Koeller Street. This proposal would also require review and approval by the Traffic Review Advisory Board and the Department of Public Works with any costs relating to it to be borne by CVS. He reviewed the increased landscaping on the north and east side of the development and reviewed a diagram of the landscape berm in relation to vehicles. The developer proposed a pylon sign at 60 feet in height with an electronic message center however staff is willing to support signage that is no larger or taller than the Walgreen's sign to the south which will also require a base standard modification. He also reviewed elevations for the structure and reviewed the conditions recommended for this request. Mr. Fojtik questioned the feasibility of the Neighborhood Protection Plan developed and if any business would be able to construct a development with these guidelines. Mr. Buck responded that neighbors and staff worked on this document together as a directive from the Common Council to help resolve the issues between the neighbors and the developers for this project. Mr. Vajgrt questioned how the blocking off of the access to 7"' Avenue would affect school buses going to /from the day care center in the area and the parking lot for the Red Robin restaurant. Mr. Buck replied that the buses would have to access the site from Koclier Street and tire parking lot layout for Red Robin would have to be redesigned in that area. The petitioner is currently working with the owner of the restaurant on negotiating this issue. Mr. Thoms mentioned that condition ##1 relating to the pylon sign does not state that it is a base standard modification and felt that it should be included in the wording of the condition. Mr. Bowen questioned if the area of the sign was to be comparable to Walgreen's, was it calculating the dimensions of the EMC panel and sign panel together or defined separately. Mr. Buck responded that the signage was to be comparable to Walgreen's on both panels calculated on a separate basis. Mr. Thoms inquired if the illumination levels for signs were restricted and if the hours for the drive - thru were to be limited. Mr. Buck indicated that smaller signs are measured by the light levels of foot candles at the property line however this does not apply to larger signs of this nature and the Commission hero —NE 9"& Koeller CVS— PD members could recommend limitations on the hours for the drive -thru; however with the increased berming and denser landscaping proposed, it should not be an issue. Mr. McHugh asked to clarify the areas that were residentially and commercially zoned. Mr. Buck displayed the areas on the map as requested. Mr. McHugh then questioned if this area was recently rezoned. Mr. Buck responded that it was partially rezoned within the area that was designated as commercial in the Comprehensive flan. Mr. Thoms inquired about the traffic corkers that were discussed at previous meetings and if the situation had been reevaluated with the changes proposed to 71e Avenue and moving the access to the west. Chris Strong, Director of Transportation, stated that the traffic study review was completed prior to the installation of the roundabouts however there has not been a congestion issue in this area although there is additional traffic going through it due to the closure of Highway 21. The Koeller Street and 7"' Avenue amendment submitted seems to make sense and the Red Robin traffic was added in however the day care center traffic was not included in the calculations. Considering there is not a lot of traffic on 7th Avenue, it did not appear to be an issue. Mr. Thoms questioned with the Kwik Trip being developed across the street, will left turns be an issue coming from both entities onto 9th Avenue, Mr. Strong responded that the roundabouts make traffic less predictable however they keep traffic moving which is safer. He could not comment on the effect of the Kwik Trip driveway at this point as the effects remain to be seen, but the CVS development would consolidate several driveways onto 9th Avenue into only one access which should be safer. Mr. Hinz inquired, if approved, if the construction of the CVS development would overlap with the construction of the Kwik Trip development. Mr. Buck replied that he could not predict the timing of the construction however the CVS development still has other city approvals to be obtained prior to moving forward with the project. He also commented that the proposed pylon sign was changed to be perpendicular to the right -of- way on 9th Avenue to reduce any residual lighting going into the neighborhood. Mr. McHugh commented that all other cities in the area have commercial zoning in the gateways to the city except Oshkosh which was done in an attempt to protect the downtown. He felt that 9t Avenue should all be rezoned to commercial zoning as well as some of the other cast/west streets and it should be done now. Mr. Buck responded that any action taken today has to be related to this project. Attorney Russ Reff, 217 Ceape Avenue, representing Velmier Properties, stated that it was important that this application be approved from a zoning standpoint and discussed the history of this area and how it has been built up in the last 50 years. The area has been long term residential however the situation has evolved and 9111 Avenue is no longer a residential area. All commercial Item 1VE 9'R & KoeIIer Cr'S PD developments cannot occur out of town and the City needs to balance all interests. When considering appropriate land use, we need to consider the highest and best use of the property and this area was rezoned to commercial as this use is the most profitable for this area. The proposed pharmacy use is one of the least intrusive to the neighborhood and the city has made tremendous efforts to save this project, CVS has addressed most of the concerns raised by the neighbors and is a very successful business however there are certain features this development requires. One is access to 7"' Avenue and another is full ingress/egress for Koeller Street. Red Robin is willing to cooperate to provide the requested access for 7"' Avenue and the costs would be at the expense of the developer, He further stated that a change in this area is necessary and the city needs to balance the interests of the neighbors with the interests of the community. This development would create jobs, increase the tax base, and provide access to needed services for the community. The increased competition benefits consumers and the city has worked hard to change Oshkosh's reputation as not being developmentally friendly. Mr. Thoms questioned if the base standard modification was necessary for the proposed signage. Attorney Reff indicated that it was and stated that the sign could be included as part of the development by right if located on Koeller Street and its location on the site was very close. Bruce Gutsmiedl, 527 Lilac Street, stated that his main concern was still the traffic coming out on 7th Avenue and moving the building away from the residential sites was irrelevant. He also did not approve of closing off 7th Avenue as it also closes off the neighborhood as well. There are more properties available for CVS to develop and he does not understand the need for the larger sign requested. Steve Suhm, 617 Lilac Street, stated that CVS would not consider the use of this site without access to 7th Avenue and the city originally supported no access to this street. A &E Jewelers only has eight parking spaces and the employees park on 7th Avenue however with trucks exiting the driveway from CVS, this will cause congestion. The day care center also holds events at their establishment and the parents park on 7th Avenue as well. He voiced his concern that these parties will now all park on Lilac Street. He further stated that 5th and 7'h Avenues are the only access to Lilac Street and taking away the access to Koeller Street would be detrimental to the neighborhood. The proposed barriers would be reviewed on a yearly basis and could be taken down in the future; however the high school students use Lilac Street to access Koeller Street. He felt that 9 1h Avenue was congested at rush hour and the project would be detrimental to the area. He also commented on robberies that caused disturbances in the neighborhood and felt that they were due to the 24 hour businesses in the area. Dave Dahlkc, 626 Lilac Street, stated that this business was supposed to be located on 9th Avenue, not 7'h, and the city has been accommodating CVS and they have been getting everything they want. He felt they could locate their second access on 9th Avenue as 7th Avenue was a residential street and this development would devaluate their properties. The second access on 7th Avenue was not necessary. .lane Slattery, 512 S. Westfield Street, stated she has lived there for 37 years and was a member of the Neighborhood Steering Committee and helped develop the Neighborhood Protection Plan which she felt was an asset to the city. She further stated that CVS has addressed some of their concerns however the 7th Avenue access has not been addressed appropriately. The placement of the street barriers is not the answer and she recently observed the traffic on Koeller Street while in the Red Robin parking lot and the proposed new access to 7th Avenue is very close to the median and Iles? —ME 9" & Koeller CVS PD 10 visibility is not good. Vehicles moves very fast through this area and safety will be an issue although CVS claims to need these two accesses for safety and convenience of their customers. This area is an established neighborhood and the closing off of 7th Avenue will be a loss of convenience to them. The access on 7th Avenue needs to be eliminated. .Tim Collier, Velmier Companies, 5757 W. Maple Road, West Bloomfield, Michigan, stated that the sign survey package included in the staff report was not correct as it included signage on 7t" Avenue that was not current. Mr. Nollenberger commented that commercially zoned property directly adjacent to residential land is not an ideal situation however the development plan has evolved since its initial submission. The developer has provided the street barriers and additional berming which he agrees with and we have to balance the needs of both parties. Motion by Nollenberger to approve the planned development to allow development of a pharmacy /retail building with drive- through in 1700 blocks of TV 7rh and TV. 9rh Avenues with the following conditions: 1) Pylon sign not to exceed the area and height of the TValgreens development sign to the south across TV. 91h Avenue with the height of the sign measured from om the centerline of TV. 9'h Avenue. 2) Base standard modification to permit the West 0 Avenue front yard to be 10 feet. 3) All costs for }Mork related to right-of-way related improvements or maintenance shall be the responsibility of the applicant, property owner, or CVS and secured in a form acceptable to the City. 4) Base standard modification to allow the 9`h Avenue driveway to be a three -lane 36 ft. wide drNeway (one 12 foot entrance lane, 4-foot rurrlble strip divider & ht,o 10 foot egress lanes). 5) llklaxinnan height of light standards is 15 feet and the use of metal halide lamps or bulbs is prohibited. 6) Final landscape plan meet code requirements including dense evergreen landscaping on the berm area, as approved by the Department of Coninnrnity Development. 7) Grading, erosion control and stormwater plans are approved by the Department of Public TVorks prior to issuance of buildingperrnits. Seconded by Vajgrt. Ms. Lohry stated that she wouldn't support this request as she can see no reason for the access to 7th Avenue. Ms. Propp agreed with Mr. Nollenberger in that this was a better plan than the original however she did not like the temporary barriers in the street although this aspect was a decision for the Traffic Review Advisory Board. She did not feel it was safe for the neighborhood and 7th Avenue needs to be open to Koeller Street. Mr. Cummings inquired what the barriers would be made of and what happens if they are knocked down. Mr. Strong responded that he has not yet seen a sample of the proposed barriers. item —rvE V & Koeller CVS— PD 1 � Mr. Collier stated that the materials for the barriers had not yet been finalized but the information he had thus far were three -inch wide fiberglass material which would be bolted to the surface. They would have the capability of bouncing back up however they will break if struck at high rates of speed. Mr. Buck stated that these details should be discussed at the Traffic Review Advisory Board meeting as there were a variety of products available for this type of use. Mr. Cummings stated that although the sign seems to be an issue he felt that the Walgreen's size of sign was agreeable and CVS should be allowed to have the same size of signage. The developer is bringing a business to Oshkosh that already exists and it will take business away from other entities. The neighborhood has numerous rental properties in the area that are not being maintained and deteriorating rental properties in the neighborhood may not be any more detrimental than the proposed pharmacy. Unmaintained rental properties create a lot of issues in Oshkosh and CVS will maintain the site. Some commercial business is going to locate on this site or the existing rental properties may remain and will deteriorate further which will impact property values in the neighborhood. He felt that the 7"' Avenue access should be addressed at the Traffic Advisory Review Board meeting. Mr. Thoms agreed with Mr. Cummings and felt that commercial and residential properties can co- habitat together. The commercial zoning designation goes to the middle of 7"' Avenue and businesses are located in that area now. He further stated that blocking traffic to 7t1' Avenue may not be ideal but necessary and a commercial use on this site could be more intense than the CVS development proposed. He voted against this proposal previously because of the traffic concerns and access to the business is essential. Mr. Hinz commented that citizens are going outside of Oshkosh currently to obtain good pharmacy service so he felt there was a need for this business in our community and although traffic going to Red Robin via 7 "' Avenue would be eliminated, the developer has worked immensely on this project to appease the neighbors and the barriers are a temporary fix which can be adjusted at a later date. 111x. Vajgrl left the meeting at 5 :40 pm. Mr. Bowen questioned who would be reviewing the functionality of the barriers in the future. Mr. Buck responded that the Traffic Advisory Review Board would review it but the Common Council would have the final approval on future changes. Mr. Bowen commented that not everyone was going to come away happy with this decision however a balance is necessary. Mr. McHugh stated that there has been an increase in traffic in this area and it was bad before but an additional 1,100 customers accessing this site per day will make things worse. Adding both Kwik Trip and CVS at this location will intensify the situation and this location may be best for CVS but not best for the community. There was nothing beneficial in this for the city and the proposal was turned down before because it is not a good idea. He also felt the big sign was obtrusive and he would not support it as it was not helping the neighborhood. Motion carried 8 -1. AyesBot•sark/Bois,en/ ThomsIFojtik/ Hinz/ Ctrrnntings /Propp/IVollenbet•ger. Nays- Lohry. Item —NE 9`" & Koeller CVS PD 12 (0 afW0_fH ON THE WATER APPLICANT INFORMATION City of Oshkosh Application U Planned Development Review ® Conditional Use Permit Review ""PLEASE TYPE OR PRINT USING BLACK Iiti`J(C*k SUBMIT TO: Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130 PHONE: (924) 236 -5059 Petitioner; William Steiner Date: 4/27/2012 Petitioner's Address; 3232 Shorewood Dr City: Oshkosh State: WI zip: 54901 Telephone 4:020) 277 -6576 Fax: ( Other Contact # or Email: wilk2wsteiner.com Status of Petitioner (Please Check): -z Owner X Representative D Tenant C Prospective Buyer x ' 11 n ' _ -'_ -T -71 , Petitioner's Signature (required): O'"WER INFORMATION Date: 4/27/2012 Owner(s): Velmeir Companies Date: 4/27/2012 Owner(s) Address: 5757 W Maple Rd # 800 City: West Bloomfield State: Ml zip: 48322 Telephone #: (248) 539-Z997......_ Pax: (248) 539 -9449 Other Contact # or Email: 4b-e-rk-e-@volmeir.com Ownership Status (Please Cheek): 0Individual C Trust n Partnership )(Corporation 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 inspector gather other information necessary top ass this application. 1 also understand that all meeting dates are tentative and may be postponed by the Planning.Services Division f i complete submissions or other administrative reasons. Property Owner's Signature: ' Date; 4/27/2012 SITE INFORMATION Address/Location of Proposed Project: corder o 9th Avenue and Koelier Siree � Parcel No. see attached Proposed Project Type: CVS Pharmacy - Current Use of Property: mixed, residential and commercial _zoning: C -2 PD Land Uses Surrounding Site: North: South: East: R -1, C -1 West: "Please note that a meeting notice will be mailed to all abutting property owners regarding your request. y Application tees are due at time of submittal. Make check payable to City of Oshkosh. ;w Please refer to the fee schedule for appropriate fee. FEE IS NON - REFUNDABLE For more information please the City's website at w-,vw.ci.oshkosh.,,N i.us/ Community _Development /Planning.htm Staff Date Ree'd ).3 Briefly explain how the proposed conditional use /development plan m=ill not have a negative effect on the issues below. 1. Health, safety, and general welfare of occupants of surrounding lands. Development is an extension of the existing commercial corridor. As such, this development will protect and buffer the neighboring residential from traffic and noise at 9th Ave. 2. Pedestrian and vehicular circulation and safety. Vehicular circulation is provided to the site through 2 driveways. Development proposes disconnectio of 7th Street west of Lilac in order to protect the residential neighbors form commercial traffic. 3. Noise, air, water, or other forms of environmental pollution. None, except possible noise and light pollution which are minimized through landscape buffers, site layout, and fixture placement and details. 4. The demand for and availability of public services and facilities. Public water, storm and sanitary services are required, none of which will be at levels beyond a typical commercial development 5. Character and future development of the area. The development will better utilitize this highly visible property in the commerical corridor. Buffers are being provided at the residential properties to minimize possible negative impacts. SUBMITTAL RE QUIREMENTS — Must accompatzy the application to be complete. ➢ A NARRATIVE of the proposed conditional use/Development flan 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 arcs, ❑ 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 '1z" 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 enghieers /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, N galls, 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. 0% Velmeir Acquisition Services, L.L.C. 5757 West T4Iaple Rd., Suite 800 West Bloomfield, MI 48322 Telephone: (248) 539 -7997 Facsimile: (248) 539 -9449 CVS Pharmacy 9th Avenue & Koeller Street Project Narrative The proposed planned development will consist of properties at the north east intersection of 9th Avenue and Koeller Street. Refer to the attached property map for addresses and parcel numbers. 6 The existing properties are residential homes, multi - family residential buildings and a home that has 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. 0 The City has revised the Master Plan to provide for new commerciaUretail development in this area 8 The proposed use will be a CVS pharmacy and the subject properties are zoned C2 -PD as a result of previously submitted application for this project by same applicant last year. e 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 rem,clables will be stored and picked up on the east side of the building, The site will contain significant landscape buffers with a continuous landscaped berth on the east and north sides where the property abuts the residential neighborhood. Site signage will be located in the southwest corner of the site. Wall signage will be installed on the building facade. Signage details and designs will be submitted at a later date. @ The project will create approximately 40 new full tithe jobs • Tile site usage is as follows: o Total site area 81,207 s.£ 100% o Building area 13,225 s.f. 16% • Paving area 41,795 s.f. 51% • Landscape area 26,187 s.f: 32% Traffic generation, lighting and noise will be increased as a result of this development. In addition, the hours of operation could 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, • The adjacent residential uses will be adequately screened and buffered from this development The commercial developments on the west side and across 9th Avenue to the south will not be negatively impacted. These existing developments are compatible to the proposed CVS Pharmacy. e Traffic generation was studied as part of this project and was previously submitted to the city for review. 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MY 1 C` ZY 752 CVS/pharmacyt III CO CO N r a d- 1T -1" 11' -11:° ALUMINUM CAP WITH TEXTURED FINISH TO MATCH BUILDING CAP PAINTED SHO NA 05 -0001 RAFTER TAIL ALUMINUM SIGN CABINET FRAME wl .063" FILLER - SERVICE DOOR REQUIRED TEXTURED FINISH TO MATCH: TYPE "B" BUILDINGS - STO NA 069027 PEACHY BEIGEf BM #2161 -60 KAHLUA & CREAM FABRICATED INSET RETAINERS PAINTED TO MATCH SHO "COLONIAL WHITE" FASTEN TO CABINET wl CTSK. SCREWS @ 18" O.C. WHITE FLEX FACE FACES wl 1st SURFACE 3M 3630.53 RED VINYL COPY W1772542 OPAQUE BLACK COPY OUTLINE INTERNALLY ILLUMINATED wl 800mA H.O. DAYLIGHT FLUORESCENT LAMPS L.E.D. MESSAGE CENTER STEEL SUPPORTS PAINTED COLONIAL WHITE STEEL SUPPORTS AND FOUNDATIONS TO BE DETERMINED PER LOCAL CODES, WIND LOAD REQUIREMENTS AND SOIL CONDITIONS ,�?.--i AFL [#WED BY�DE: - Drive Thru Pharmacy Signs Adak �-- -� 3' -5 %i } "DRIVE— t -- V- 7'/.'.__� {-- "�'-- " —g.7 %' 4• �as� "DRIVE THRU PHARMACY IiRllf T1tRU PFIARMACY DRIVE -DRIVE PHARMACY WWI 4112, F }FULL SERVICE 001.1. SERVICE EXIT L = Window /Door_Shcon MILK �. 399 1 -• _ �, „r,_24 r cVSlpha—cy 115?116' adva3q W RECEIVING 3 1a ENTRANCE Freestanding Signs a icon.. Wenlity Solutions 126 sq-ft. QtyA - Ilium 1418 Elmhurst Rd. Elk Grove Village Illinois 60007 Qty.1 - Ilium T, em1porary Signs 51 - S2 Directional Signs ArM l� 30' i ENTER Qty. 2 pharmacy OPEN cot117l1g soont Front Back Qty. 2 EXI ■ 4- AML AM& PHARMACY m °° it Qty. 3 CVS CS # # ## NEC 9th & Koeller Oshkosh, W1 Date: 6 -30 -10 Revisions: Im CVS /pharmacy' MwrkaY ti P�RU� Directional Signs ArM l� 30' i ENTER Qty. 2 pharmacy OPEN cot117l1g soont Front Back Qty. 2 EXI ■ 4- AML AM& PHARMACY m °° it Qty. 3 CVS CS # # ## NEC 9th & Koeller Oshkosh, W1 Date: 6 -30 -10 Revisions: Im s ALL011EDBYC)DE SITE PLAN �VS 1.ta7#t��� Date: 8 -30 -10 Q Revisions: icon, i kGrov Elmhurst Villag d. NEB* 9th & Koeller EIk Grove Village f V G ��++ , p' Illinois 60007 o s h �e S h y Y Y Sn 7 QJHKOfH C4), of Oshkosh - Transportation Department ON THE WATER 926 Dempsey Trail, Oshkosh, WI 54902 (920) 232 -5342 (920)232 -5343 fax MEMORANDUM TO: Members of the Plan Commission r` FROM: Christopher Strong, P.E., Director of Transportations. DATE: May 4, 2012 RE: REVIEW OF TRAFFIC IMPACT ANALYSIS FOR PROPOSED CVS PHARMACY AT 1700 W 9' AVENUE As a part of its planned development application to construct a CVS pharmacy at 1700 W 91h Avenue, the applicant submitted a traffic impact analysis. The analysis consists of an initial study dated November 2, 2010, with a study amendment dated March 23, 2012. Both the study and the amendment were produced by Excel Engineering at the applicant's request. The purpose of the traffic impact analysis is to quantify the effects of the proposed development on the nearby roadway network. This memorandum provides staff's review of the traffic impact analysis report, along with a brief discussion of some other traffic considerations that may pertain to this proposed development. Review of Traffic Impact Analysis Stud T Analysis of Existing Conditions Chapter 2 of the study reviews the existing conditions with respect to roadway geometry, traffic volumes, and level of service in the study area. The study area's boundaries are behxeen 7th and 91h Avenues, and between Koeller Street and Westfield Street, with the exception of the recently opened roundabout at Koeller Street and 9th Avenue. Daily traffic volumes were based on 2007 data published by the Wisconsin Department of Transportation. The study author conducted weekday peak hour traffic counts in 201 O Tocusing on the peak hour of traffic on the adjacent major streets (9th Avenue and Koeller Street), which Was found to be 4;30 to 5:30 pm on weeknights. Level of service (LOS) is a qualitative measure that helps to assess the relative quality of traffic operations. The level of service is assigned on an A through F scale, with A signifying free flow conditions, and F signifying a breakdown in flow. Typically, the goal is to attain a level of service of D or better. The study author calculated that the current (20 10) level of service is B or better for the four intersections in the study area (Koeller and 7"', Lilac and 7th, Westfield and 7th, and Westfield and 9th). City of Oshkosh — Department of Transportation a� Review of Traffic Impact Analysis for Proposed CVS Pharmacy at 1700 W 9th Avenue / May 4, 2012 The construction of the roundabout at Koeller Street and 91h Avenue may have an effect on the level of service calculation at Westfield and 9th. Howevcr, the roundabout's potential effects on delay at this intersection, between reducing westbound queues which could block the intersection at Westfield Street and a less predictable pattern of traffic gaps in the eastbound traffic, will offset each other such that there should be no significant change in this intersection's LOS. Proposed Development The traffic impact analysis is based on a 13,225 square foot building designed as a Pharniacy/Drugstore with Drive - Through Window. The analysis uses a more current version of the ITE Trip Generation Manual than staff currently has. The peak hour trip generation estimates between the two manuals are within 20 percent. More recent versions of the manual reflect a larger number of studies and therefore are generally more reliable. The initial study proposed having two driveways on 7th Avenue and one driveway on 9th Avenue, The study amendment reduced the number of driveways on 7th Avenue from two to one. In addition, the amended study proposed relocation of the intersection of Koeller Street and 7th Avenue to the west, This would combine 7th Avenue -and the existing private driveway to Red Robin into a single access point. In addition, the relocated intersection would be far enough away from the. Koeller Street median to permit full turns in both directions. The study amendment proposed three different options for 7th Avenue between the development driveway and Lilac Street: keeping it open, restricting it to one -way traffic, and closing it to general vehicle traffic. Projected Traffic The study estimates peak hour trip generation for the proposed development of 114 driveway trips (56 entering 158 exiting) per hour. The study assumed that all of these trips would be added to trips currently on the roadway network which, from a network capacity perspective, represents a worst case scenario. The study used a combination of existing street traffic volumes and engineering judgment to estimate the percentage of traffic accessing the development from different directions. The study estimated that 6 percent of the traffic entering the site would do so from 7th Avenue east of the development driveway, and 9 percent of the traffic exiting the site would go east from the 7th Avenue driveway. The study estimates that the rest of the traffic will use the 9th Avenue driveway, or will use the 7th Avenue driveway to /from the west. The proposed development's impact on traffic on local streets is projected to be relatively low, based primarily on the relatively low volumes of traffic currently using these streets. Given the posted speeds, traffic control and levels of congestion on other streets in this part of the City, most people will find it quicker to access the proposed development via Koeller Street (and onto 7'h Avenue from the west) or 91h Avenue, rather than using local streets. The assignment of background (i.e. without development) and development traffic to streets was done for three different scenarios, based on whether 7th Avenue is changed. The study amendment also combined traffic generated by the Red Robin restaurant into the peak hour traffic volume estimates for the study area intersections. . City of Oshkosh -- Department of Transportation dlsS Review of Traffic Impact Analysis for Proposed CVS Pharmacy at 1700 W 9th Avenue / May 4, 2012 Total Traffic Analysis The level of service at the study area intersections and the site's driveways were analyzed using standard traffic engineering methods. The projected level of service at each of the study area intersections remains B or better, The report did not explicitly consider traffic generation activity of other developments in this area, such as the jeweler or the day care center. As such, closing 7th Avenue may result in increased traffic loading on Koeller Street and 7th Avenue, beyond what was projected in the report. However, this impact cannot be quantified based on the data which were presented. The report also did not project traffic volumes for a future (horizon) year. Development - related traffic should remain fairly constant over time. Since the vicinity is fairly well- developed, background traffic volumes are not expected to grow significantly in the near future. Summary of Traffic Impact Analysis The applicant's study appears to follow standard traffic engineering practice for traffic impact analyses. The conclusions regarding the level of service impact of the proposed development appear reasonable. The study does not recommend any capacity - improvement measures to mitigate traffic generated by the proposed development, which seems reasonable given the study's conclusions. Other Traffic Considerations Modifications to the Roadway Arehvork The application includes two requests to modify the roadway network. First, the applicasni requests closure of 7th Avenue between the development driveway and Lilac Street. The reason for this request, as stated in the application, is "to protect the residential neighbors from commercial traffic." Second, the applicant requests relocation of the intersection of Koeller Street and 7"' Avenue to the west. The intersection's current location, juxtaposed with an existing median on Koeller Street, prohibits left turns from southbound Koeller Street to eastbound 7th Avenue, and from westbound 7th Avenue to southbound Koeller Street. By relocating the intersection to the north on Koeller Street, this would allow these movements to occur. Both of these issues are under the purview of the Traffic Review Advisory Board, and are scheduled for the Board's consideration at its June 12, 2012 meeting. Staff is currently analyzing each of these issues in detail Re- Distribution of Traffic Due to Roundabout Construction Some have suggested that the roundabout at Koeller Street and 9th Avenue, opened since the time the initial study was submitted, might alter how traffic accesses this site. While it is possible that this may occur, data does not exist to confirm or refute this. Local Street Impact If 7th Avenue is kept open between the development driveway and Lilac Street, the traffic impact analysis indicates that this would result in an additional 12 peak hour trips, or one vehicle for every five.minutes. The combined peak hour volume would be less than one vehicle per minute. City of Oshkosh — Department of Transportation j a� PD- CVS.PHARMACY FROEHLKE ANN M W 9TH AV & W 7TH AV 625 LILAC ST PC: 05 -15 -12 OSHKOSH WI 54902 HAASE RICK L /MELISSA A MITCHELL JAMES R 1706 W 7TH AVE 1825 HICKORY LN OSHKOSH WI 54902 5511 OSHKOSH WI 54901 DAHLKE DAVID /BONNIE R 626 LILAC ST 5525 OSHKOSH WI 54902 5526 /LORI L SAGMEISTER MURIEL J 1737 W 7TH' AVE 2510 OSHKOSH WI 54902 5510 1728 W 9TH AVENUE /1723 W UTECHT STEVEN /VICTORIA LEMKUIL CARL J 7TH AVENUE LLC 1735 SANDERS ST 705 S WESTFIELD ST 601 OREGON ST B OSHKOSH WI 54902 6757 OSHKOSH WI 54902 5541 OSHKOSH WI 54902 5965 DEHN TRUST ROBERT E /ANN M TAYLOR SHERRY MOLINSKI JAMES E 713 S WESTFIELD ST 3221 MOCKINGBIRD WAY 157 S JAMES ST OSHKOSH WI 54902 5541 OSHKOSH WI 54904 7333 WAUKESHA WI-53186 6220 2020 MINNESOTA LLC BAUMAN DENNIS R CONVENIENCE STORE INVSTMTS 6592 LAKE RD STE D 723 S WESTFIELD ST 1626 OAK ST WINDSOR WI 53598 OSHKOSH WI 54902 5541 LACROSSE WI 54603 2308 OSHKOSH GREEN LLC VNMA PROPERTIES LLC WESTIE INVESTMENTS OSHKOSH PO BOX 901 8160 TRITT RD. 915 TERRA COTTA DR DEERFIELD IL 60015 OMRO WI 54963 8900 NEENAH WI 54956 3565 VELMEIR COMPANIES WILLIAM STEINER 5757 W MAPLE RD 800 3232 SHOREWOOD DR WEST BLOOMFIELD MI 48322 OSHKOSH WI 54901 aQ L ------------------ W, F- U) 0 J W r7 H U) W U) DISCLAIMER This map Is neither a legally recorded map nor a survey and It €s not intended to be used as one. This draeving Is a compilation of records; data and information located In various city, county and state offices and other sources affecting the area shown and It Is to be used for reference purposes only. The City of Oshkosh is not re- sponsible for any inaccuracies herein contained. If discrepancies are found, please contact the City of Oshkosh. Created by - dff CVS PHARMACY W 9TH AV & W 7TH AV Scale: 1 " 100' e� N QfHKDfH ON THE WATER ' City of Oshkosh Department of Community Development 04128111 ag �u