HomeMy WebLinkAbout08. 12-414
AUGUST 28, 2012 12-414 RESOLUTION
(CARRIED___6-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE PLANNED DEVELOPMENT FOR CONSTRUCTION
OF RETAIL SERVICE CENTER AT NORTHWEST CORNER OF
SOUTH WASHBURN STREET & WEST RIPPLE AVENUE
INITIATED BY: KELLER INC., APPLICANT
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 retail service center and installation facility with associated
site improvements at the northwest corner of South Washburn Street and West Ripple
Avenue, per the attached, is hereby approved with the following conditions:
1) “Natural” style of detention basin be utilized involving planting of emergent plants
in the safety shelf area and native plants on the side slopes.
2) The north building façade be enhanced by extending the EFIS, EFIS banding
and masonry veneer knee wall the full length of the façade.
3) Base standard modification to allow two driveways on a lot with 250 feet of
frontage.
4) Base standard modification to allow reduced separation distance between
driveways of 130 feet.
5) Base standard modification to allow zero foot side yard setbacks to allow the two
drives to straddle/cross over the lot line and be shared access with adjacent
properties, as proposed.
6) Provide cross access and maintenance agreements with adjoining properties.
Ps
O.THKOJH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: August 23, 2012
RE: Approve Planned Development for Construction of a Retail/Service Center
at the Northwest Corner of South Washburn Street and West Ripple Avenue (Plan
Commission recommends approval)
BACKGROUND
The two parcels associated with these requests are located within the 3000 block of South Washburn
Street located at the northwest corner of South Washburn Street and Ripple Road. The subject area
includes a six acre parcel and a 36 acre parcel that have a combined area of approximately 42 acres.
The land, while zoned light industrial, is currently being farmed and is believed, based on soil types
and aerial photography, to contain significant areas of wetlands. Improvements/alterations on the
property include three off premise signs/billboards along the South Washburn Street frontage, a borrow
pit and a roadway leading to the borrow pit. Zoning for the entire area is M-1 Light Industrial with
both the Highway 41 Corridor Overlay and the Planned Development Overlay. The applicant is
requesting a reconfiguration of these lots to create two new parcels consisting of: Lot 2, a 4.3 acre
parcel located approximately 300 feet south of the existing northern lot line to be used for the proposed
semi-tractor,trailer and other truck accessory sales and installation facility through a Planned
Developed; and Lot 1, which is the remainder 37.5 acre parcel to remain agricultural at this time.
ANALYSIS
The lots as proposed meet the minimum dimensional criteria of the Subdivision and Zoning
Ordinances and will begin the alteration of the existing land use pattern from agricultural uses to
commercial which is consistent with the City's Comprehensive Plan. The proposed development plan
includes construction of a 12,000 square foot building with an overall height of 19-20 feet containing
retail and office space with associated storage/warehousing, a loading/service area, truck display area,
parking lots, two driveways from South Washburn Street, storm water detention and landscaped open
space. All dimensional regulations of the zoning ordinance are met with the exception of the southern
and northern lot line side yard setbacks. Access to the development is proposed to be provided in the
form of two Class III driveways which will require three base standard modifications. Staff feels the
site would be able to be navigated utilizing a single Class III drive with some reconfiguration of the
site. Pedestrian access is provided by a sidewalk connecting customer parking to the building entrance
and future sidewalk would be required to be installed when public walks are constructed on S.
Washburn Street. Parking stalls meet code requirements with curbing proposed in only selected areas
where the Zoning Ordinance requires curbing at all areas of the parking facilities. Formal signage
plans have not yet been submitted but indicate a wall sign on the eastern façade and a ground sign
north of the southern drive which will be required to meet code standards. Lighting is proposed to
consist of ground mounted and wall pack lighting which will also be required to meet code
requirements. Landscaping is depicted in areas adjacent to the building and along the perimeter of the
site and will be required to meet code standards. Storm water management is identified in the form of
a detention basin to the east of the developed area with the approval of the Department of Public
Works.
FISCAL IMPACT
None anticipated other than the development value of the site being added to the property tax roll.
RECOMMENDATION
The Plan Commission approved of this request at its August 21, 2012 meeting.
Approved,
Ci fy-A�Ianager
ITEM: PLANNED DEVELOPMENT APPROVAL FOR A RETAIL SERVICE
CENTER ON PROPERTY LOCATED AT THE NORTHWEST CORNER OF
RIPPLE ROAD AND SOUTH WASHBURN STREET
Plan Commission meeting of August 21, 2012
GENERAL INFORMATION
Applicant: Kip Golden, Keller, Inc
Property Owners: Thomas N Rusch, etal
ACTIONS REQUESTED
The applicant is requesting two actions within this petition:
A. Two-lot land division/certified survey map from two existing parcels containing a total of
approximately 42 acres. Sizes of the two proposed lots are 37.46 acres and 4.3 acres.
B. Planned Development(PD)approval for the development of a retail service center and installation
facility with associated site improvements on the newly created 4.3 acre lot.
APPLICABLE ORDINANCE PROVISIONS
Standards for Planned Development Overlay Districts are in the Zoning Ordinance Section 30-33 and the
City's Subdivision Regulations are in the Zoning Ordinance Section 30-69 through 30-75.
PROPERTY LOCATION AND BACKGROUND INFORMATION
The two parcels associated with these requests are located within the 3000 block of South Washburn Street
located at the northwest corner of South Washburn Street and Ripple Road. The subject area includes a six
acre parcel (220 ft x 1,200 ft) and a 36 acre parcel (1,300 ft x 1,200 ft)that have a combined area of
approximately 42 acres (1,510 ft X 1200 ft). The land area is currently used as agricultural land and is
believed, based on soil types and aerial photography,to contain considerable amount of wetlands.
Improvements/alterations on the property include three off premise signs/billboards along the South
Washburn Street frontage, a borrow pit and a roadway leading to the borrow pit. Zoning for the entire area
is M-1 Light Industrial with both the Highway 41 Corridor Overlay and the Planned Development Overlay.
The applicant is requesting a reconfiguration of these lots through Certified Survey Map to create two new
parcels consisting of: Lot 2, a 4.3 acre parcel(250 ft x 750 ft) located approximately 300 feet south of the
existing northern lot line to be used for the proposed semi-tractor,trailer and other truck accessory sales and
installation facility through a Planned Developed; and Lot 1, which is the remainder 37.5 acre parcel to
remain agricultural at this time.
Subject Site
Existing Land Use Zoning
Undeveloped-Agricultural Land M-1 PD
Adjacent Land Use and Zoning
Existing Land Uses Zoning
North Undeveloped- Agricultural Land and Golf Course M-1 PD
South Undeveloped-Agricultural Land M-1 PD
East Highway 41 N/A
West Undeveloped-Agricultural Land County A-1
Comprehensive Plan
Land Use Recommendation Use Category
10 Year Land Use Recommendation Commercial
20 Year Land Use Recommendation Commercial
ANALYSIS
The land division and planned development approval requests includes the creation of a new 4.3 acre parcel
from two existing agricultural parcels to provide a location for the development of a retail and service
center specializing in the sale and installation of accessories for semi-tractor,trailer and other heavy trucks.
The development is proposed to include the construction of a retail/service/storage building, customer
automobile and semi-tractor/trailer parking lot, truck display area and stormwater detention facilities. The
development is orientated on the eastern 2/3 of the site and the site plan depicts a potential future addition
to the building as well as additional pavement and a second structure on the site. This PD approval is
exclusively for the Phase 1 development area and any future additions or alterations will require additional
review and approval by the Plan Commission and Common Council.
A. LAND DIVISION
The proposed land division by certified survey map(CSM) is for a two-lot land division reconfiguring the
existing two parcels (parcel# 13-6620-0000 and 13-6650-0000)to effectively"carve out" a 4.3 acre(250
foot by 750 foot) lot for development and leave the remainder 37.5 acre lot surrounding it. The provided
CSM depicts the proposed parcel configuration and illustrates the location and area to be used for the
planned development, however it is deficient in that it does not depict the physical improvements and
natural features of the site(s) such as the private roads, billboard structures, delineated
wetlands/streams/drainage features nor any private or public easements. The City's subdivision regulations
require that these items be depicted on the CSM. The aerial photo indicates that Lot 1 contains significant
areas of potential wetlands, a road and borrow pit,multiple billboard structures and potentially a stream or
drainage feature. These features have not been identified on the CSM and will be needed for final technical
staff review of the CSM before it can be signed.
The lots as proposed meet the minimum dimensional and frontage criteria of the Subdivision and Zoning
Ordinances and provide sufficient frontage for the future division of Lot 1. Furthermore,the land division
and proposed development will begin the alteration of the existing land use pattern in this section of South
Washburn Street from agricultural uses to commercial,which is consistent with the City's 10-and 20-Year
Comprehensive Plan's commercial land use recommendation.
B. PLANNED DEVELOPMENT APPROVAL REQUEST
Design/Layout
Improvements are concentrated on the eastern 2/3 of the lot and the proposed development plan includes the
construction of a 12,000 square foot building housing retail and office space with associated
storage/warehousing and loading/service area,truck display area, parking lots for automobiles and semis,
two driveways from South Washburn Street, stormwater detention and landscaped open space. All
dimensional regulations of the zoning ordinance are met with the proposed layout with the exception of the
southern and northern lot line side yard setbacks where the proposed driveways straddle/cross the lot lines.
These setbacks will require a base standard modification. Stormwater is proposed to be detained along the
South Washburn Street frontage with additional detention being depicted on the far western side of the
property. A few changes to the site plan will be required including the design of the cedar fenced refuse
enclosure which is required to be opaque, the installation of parking facility curbing and the screening of
mechanical units. These items will be addressed during standard site plan review.
Developed area of the 4.3 acre parcel as proposed in Phase 1 will be made up of 1.84 acres/43% impervious
surfaces (0.27 acres/6% structures & 1.57 acres/37% parking& drives)and 2.46 acres/57% green space.
Access and Parking
Vehicular access to the development is proposed to be provided in the form of two Class III(40 foot wide at
the lot line/70 foot wide at the curb)driveways on South Washburn Street. These drives will connect with
internal drive aisles that access the front automobile parking lot and create a route around all sides of the
building connecting to the semi parking lot, service/loading area, and refuse enclosure on the west side of
the building as well as the potential developable area to the west. The two proposed Class III driveways
will require three base standard modifications:
1. To allow two driveways on a lot with 250 feet of frontage,where the Access Control Ordinance
limits lots with less than 600 feet of frontage to one driveway;
2. Allow reduced separation distance between driveways of 130 feet,where the Access Control
Ordinance requires a minimum separation of 230 feet; and
3. Zero foot side yard setbacks to allow the two drives to straddle/cross over the lot line and be shared
access with adjacent properties, where a Zoning Ordinance requires a minimum of a 15 foot side yard
setback.
Staff questioned the need for the two drives as they are in conflict with the Access Control and the Zoning
Ordinances and appear excessive in relation to the size of the development. The petitioner indicated that
they are necessary to allow proper movement of semi-tractors and trailers in and out of the site, especially
when accessing the service bay. Additionally it was stated that the two drives would be essential if and
when the second phase of the development,which could consist of a building addition on the existing
building and the placement of a second building on the far western part of the lot.
Staff analyzed the site using a AASHTO(American Association of State Highway and Transportation
Officials)truck turning template for a semi-tractor/trailer with a 62 foot wheelbase and was able to navigate
the site utilizing a single Class III drive with minimal change to the sites semi parking configuration by
either removing two semi parking stalls or increasing the paving 20 feet to the west and shifting the row of
ten semi parking stalls over,thereby creating sufficient drive aisle space between them and the western
façade of the building to allow circular movement around the rear lot while still providing back-up access to
the service/loading bay. Staff conducted a cursory review of semi movements for the potential expansion
and found that there was sufficient area for semi movements within the hard surface area but did not have
adequate data to determine functionality as building functions and access points are unknown.
The petitioner has indicated that they will provide evidence at the Plan Commission demonstrating the need
for the two drives for proper semi maneuverability so staff has laid out the two options below.
1. Limit the development to a single class III driveway. Staff recommends the southern drive be
retained,which could be realigned to line up with the drive aisle south of the building. This option
eliminates the need for any of the mentioned base standard modifications and would reduce
development costs to the applicant in that the pavement associated with the northern driveway could
be eliminated.
Item—3000 Block S Washburn,Land Div&PD:Big Rig Chrome 3
2. Allow the two drives as proposed and require cross access and maintenance agreements with
adjoining property. If this option is chosen, staff recommends that"no access" controls be placed on
the CSM running a minimum of 230 feet from the outermost curb cut to the north and to the south
along the Washburn Street frontage to maintain the driveway separation dictated within the Access
Control Ordinance. This option requires the three mentioned base standard modifications.
Pedestrian access is shown as a sidewalk connecting customer parking stalls to the buildings entrance.
Additionally,the plan depicts a future sidewalk leading to South Washburn Street, which would be required
to be installed when public walks are installed on South Washburn Street. This pedestrian access, when
installed will also be required to lead to the building's entrance by using striping across the driveway and
signage and not simply stop at the drive aisle.
Parking is proposed to consist of 32 automobile parking stalls to the east and the south of the building near
its entrance, which exceeds the Zoning Ordinances minimum of 23 stalls and stays under the maximum of
42 stalls. Additionally, the petitioner depicts 10 semi parking spaces to the west of the building. As
mentioned,the site plan indicates that curbing is proposed in only select areas of the parking facility and
staff points out that the Zoning Ordinance requires curbing at all areas of the parking facilities.
Signage/Lighting
The submittals depict a wall sign on the eastern facade of the building and a ground sign located north of
the southern drive and truck display area but does not include a formal signage plan. Code will permit up to
30% of any facade area for wall signage and also permit up to 60 foot tall/1,600 square feet of sign area(all
side)for ground mounted signage. All signage on the site will be required to meet code standards and will
be reviewed during normal site plan review.
Lighting is proposed to consist of ground mounted lighting situated around the parking facility and the truck
display area. LED wall pack lights are situated on all sides of the buildings outer walls as well. A
photometric plan was included in the submittal and depicts several areas along the portions of the northern
and southern lot line with light levels exceeding limitations of the Zoning Ordinance. The lights will need
to be adjusted to meet code requirements of no greater than 0.5 foot candles at the property line.
Landscaping
Landscaping is depicted on the landscape plan consisting of extensive landscape areas adjacent the building
and primarily trees along the perimeter of the site on the north, south and east. The plan appears to be
deficient of required shrub plantings at parking lot perimeter locations. However,the landscape plan gives
a good idea of the intent of the landscape architecture on the site but quantity, location and type of plantings
will be required to meet code standards and will be reviewed during normal site plan review.
Stormwater Management
Stormwater management is identified in the form of a detention basin situated to the east of the developed
area along the South Washburn Street frontage. Potential future detention is also depicted on the
northwestern corner of the lot presumably to address stormwater associated with potential expansions.
Formal erosion control, drainage and stormwater management plans must be approved by the Department
of Public Works as part of the standard site plan review and staff suggests that a more"natural" style of
detention basin be utilized involving planting of emergent plants in the safety shelf area and native plants
on the side slopes rather than the use of riprap as it is better functioning, environmentally friendly, is a
deterrent to intrusion and more aesthetically pleasing.
Building Elevations
The building is a single-story structure with overall height of approximately 19-20 feet. The structure is
proposed to be primarily clad in EFIS with a four foot masonry veneer knee wall and three foot EFIS accent
Item—3000 Block S Washburn,Land Div&PD:Big Rig Chrome 4
band on the south and east facades that wraps approximately 25 feet along the north facade. The remainder
of the north facade and the entirety of the west facade consist of flat metal architectural panels. A formal
commercial entrance and storefront window systems are proposed on the south façade and at the ends of the
east facade and eave trim is to be installed at the flat roof The design standards of the Highway 41
Corridor Overlay permits the use of flat metal architectural panels but, since the north facade will be highly
visible from the southbound traffic on the frontage road, staff suggests the north facade be enhanced at a
minimum by extending the EFIS and EFIS banding and possibly the masonry veneer knee wall as well.
RECOMMENDATION/CONDITIONS
Staff recommends:
A. Approval of a two-lot land division with the following conditions:
(a) All physical improvements and natural features including but not limited to roads, structures,
delineated wetlands, streams and drainage features as well as any private or public easements are
depicted on the CSM as required by the Subdivision Ordinance.
**Condition "b"is suggested assuming the two driveways option is recommended for approval**
(b) "No Access"controls are placed on proposed Lot 1 running a minimum of 250 feet from the north
and south lot lines of proposed Lot 2 along the Washburn Street frontage.
B. Approval of the proposed Planned Development request with the following conditions:
(a) "Natural" style of detention basin be utilized involving planting of emergent plants in the safety
shelf area and native plants on the side slopes;
(b) The north building facade be enhanced by extending the EFIS, EFIS banding and masonry veneer
knee wall the full length of the facade;
**Conditions "c f'are suggested assuming the two driveways option is recommended for approval**
(c) Base standard modification to allow two driveways on a lot with 250 feet of frontage;
(d) Base standard modification to allow reduced separation distance between driveways of 130 feet
(e) Base standard modification to allow zero foot side yard setbacks to allow the two drives to
straddle/cross over the lot line and be shared access with adjacent properties, as proposed;
(f) Provide cross access and maintenance agreements with adjoining properties.
The Plan Commission approved of the two-lot land division and 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 classifications
and current land uses in said area. He reviewed the certified survey map for the land division and the site
plan for the proposed development and stated that a portion of the area was for future development and this
review was for approval of the first phase of the development only. He also discussed the proposed two
driveways for the development which is necessary for proper movement around the site according to the
petitioner. Staff felt the site can function without the second driveway with the loss of two semi-truck
parking stalls. He further explained that the two proposed drive accesses would be shared drives but the
base standard modifications could be eliminated with only one driveway opening. He also discussed
parking stalls, signage, lighting and the landscape plan for the development which will require approval at
the Site Plan Review Committee level. He also reviewed the building elevations and commented that staff
would like to see the EFIS band extended along the north side of the building. He reviewed the conditions
recommended for the request which depend on whether the one or two driveway option is approved.
Ms. Lohry questioned if the semi-truck parking area would be for service purposes only.
Mr. Buck responded that this parking area was for service only and was not meant for storage purposes.
Item—3000 Block S Washburn,Land Div&PD:Big Rig Chrome 5
Ms. Lohry then commented that she had concerns with the semi-trucks being visible from the highway.
Mr. Buck replied that the building would block most of the parking area from view.
Kip Golden,Keller, Inc.,N216 State Road 55,Kaukauna, stated that the two proposed driveways would be
180 feet apart, not 130 feet, and he interpreted the code to be required to have 150 feet separation distance
required in a 35 mph zone. He further commented that the shared driveways would have the ability to serve
both this site and future developments to the north and south eliminating the need for additional driveways.
He also commented about the Bergstrom development and the six driveway accesses that service them and
how their proposed development is essentially the same setup. He discussed how the owner started this
business nine years ago and it has grown into a retail business and would like to be located near Highway
41. The owner is considering adding an addition on to this site if the business is successful and the two
drive accesses allow for better use of the site. He further commented that the truck turning radius diagrams
displayed during the presentation may work on a computer but are not the same as driving a truck through
these movements.
Ms. Lohry reiterated that she would like to have the semi-trucks parked in the lot hidden from view.
Mr. Golden responded that the vehicles would not be that noticeable from Highway 41.
Mr. Borsuk stated that if the two drive access option was approved, it would apply stipulations on Lot 1 and
questioned if the property owner was agreeable to this. He also inquired about the irregular parcel shape
created by this development.
Mr. Golden replied that the property owner was agreeable to the stipulations placed on Lot 1 and the lot
division for the development was determined by the amount of wetlands on the property that prevent
development of portions of the remainder of the site. He further stated that the property owner was working
with the DNR on these issues with the parcel.
Mr. Borsuk then questioned if the business owner had any issues with extending the EFIS on the north side
of the building as staff was recommending.
Mr. Golden indicated that he would have to discuss the matter with the owner as it will add more in costs to
the development.
Motion by Vajgrt to approve the planned development for property located at the northwest corner
of Ripple Road and S. Washburn Street with the two driveway option with the following conditions:
(a) "Natural"style of detention basin be utilized involving planting of emergent plants in the safety
shelf area and native plants on the side slopes;
(b) The north building facade be enhanced by extending the EFIS, EFIS banding and masonry veneer
knee wall the full length of the facade;
(c) Base standard modification to allow two driveways on a lot with 250 feet of frontage;
(d) Base standard modification to allow reduced separation distance between driveways of 130 feet;
(e) Base standard modification to allow zero foot side yard setbacks to allow the two drives to
straddle/cross over the lot line and be shared access with adjacent properties, as proposed;
j) Provide cross access and maintenance agreements with adjoining properties.
Seconded by Cummings. Motion carried 5-0.
Item—3000 Block S Washburn,Land Div&PD:Big Rig Chrome 6
Motion by Hinz to approve the two-lot land division for property located at the northwest corner of
Ripple Road and S. Washburn Street with the following conditions:
(a) All physical improvements and natural features including but not limited to roads, structures,
delineated wetlands, streams and drainage features as well as any private or public easements are
depicted on the CSM as required by the Subdivision Ordinance.
(b) "No Access"controls are placed on proposed Lot I running a minimum of 250 feet from the north
and south lot lines of proposed Lot 2 along the Washburn Street frontage.
Seconded by Vajgrt. Motion carried 5-0.
Item—3000 Block S Washburn,Land Div&PD:Big Rig Chrome 7
city of Oshkosh App lication SUBMIT
111 Dept.of Community Dove[optnent
Planned Development Review 215 Church Ave.. P.O.Box 1130
Oshkosh.Wisconsin 54903-1130
QIHKQIH ❑ Conditional Use Permit Review PHONE:(920)236-5059
ON THE WATER
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: Keller, Inc. c/o Kip Golden Date: 07/30/2012
Petitioner's Address:
N216 State Road 55 Kaukauna w�
City: State: Zip; 54130
Telephone#:( 920) 766.5795 pax.(920) 766.5004 Other Contact#or Email:
Status of Petitioner(Please Check): Owner XReprese tative Tenant Prospective Buyer
Petitioner's Signature(required): ,/, Date: 7- ?7-/Z
'I
OWNER INFORMATION
Owner(s): Tony Welniche Date: 07/30/2012
Owner(s)Address: 220 N. 9th Street City:Manz t0W0c wI : 54220
Y State: 7.,ip,
Telephone#:( 920) 769.0611 Fax:( 1 Other Contact#or Email: 920.242.3377
Ownership Status(Please Check); Xlndividual Trust 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 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 submissions or other administrative reasons.
Property Owner's Signature; Date:7f r7hZ
SITE INFORMATION
Address/Location of Proposed Project: S• Washburn street, one half mile N. of Ripple Parcel No.91366500000
Proposed Project Type: commeraia1 Building - Retail
Current Use of Property; A9ricultxual M-1
Zoning:
Land Uses Surrounding Site; North: 1'1'1
South: N'1
East: N-1
West: M-1
**Please note that a meeting notice will be mailed to all abutting property owners regarding your request,
i Application fees are due at time of submittal. Make check payable to City of Oshkosh.
r Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please the City's website at wWw,ca.Oshkosh,wi.us/C.omntunity_Development/Plannina.htm
Staff Date Recd
�7 -
City of Oshkosh Submittal Requirements
Big Rig Chrome Shop—Site Plan
Narrative
A 4.30 acre parcel is being created from existing agricultural land to provide the site for Big Rig Chrome
Shop, which will be a commercial use. The project consists of construction of a building, parking lots, a
truck display area, storm water ponds. The project will also involve the extension and installation of
various underground utility services such as water, sewer, electricity, and natural gas.
Big Rig Chrome Shop is a retail center where customers can shop for chrome trim and accessories for
the semi-tractor,trailer, or other truck. The business will employ 3-12 people at this location. The
business hopes to attract up to 100 customers per day on average.
The building has 11,875 square feet of gross floor area. Parking and drives cover 68,479 square feet and
lawn and landscaping cover 107,148 square feet.
All operations are confined to the building. The operation has no noxious discharges to air or water.
The operation will not generate noise that can be heard outside the building. The only noise detectible
from neighboring properties will be the minimal noise of traffic entering and leaving the business,which
would be less than the level of noise coming from adjacent streets and highways.
The proposed use is consistent with the zoning and surrounding uses. The business is expected to
generate approximately 100 trips per day.
Explanation on negative effects:
1. Health safety, and general welfare of occupants of surround lands: The area is developing and
currently there are no occupants surrounding this property. However, the proposed use and
operation does not use or employ any hazardous substances or dangerous activities.
2. Pedestrian and vehicular circulation and safety: Pedestrian traffic is not expected to be
significant in this area. Vehicular traffic is safely handled with properly designed access points
and internal circulation that allow for separation of traffic safe turning movements.
3. Noise, air, water or other forms of environmental pollution: The business is confined to the
building. The only emissions will be sewage which will flow to the municipal system and exhaust
from gas fired furnace and water heater. This project will not generate any significant
environmental pollution.
4. The demand for and availability of public services and facilities: All required facilities to service
this project are present at the property line.
5. Character and future development of the area: This project will represent the type and
character of development desired by the City and the community for this area.
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Certified Survey Map No.
Part of the Southeast 1/4 of the Southeast 1/4 and the Northeast of Y4 of the Southeast Y4 of the Fractional
Section 4,Township 17 North,Range 16 East,City of Oshkosh,Winnebago County,Wisconsin,
I l "Cost Y4 Corner
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LEGEND LINE TABLE
o i"x 18"Steel Reber @ 1.50Ibs/LF Line Bearing Length
O %"Rebar Found Survey for:
L1 S 00°28'36"W 295.49 Decker Family Trust
Z Government Corner - 3807 State Road 21
L2 S 05°14'02"E 100.50' Oshkosh,WI 54904
L3 S 45°44'46"W 175.27
rRavel Engineering&
Environmental, Inc.
Civil Engineers and
TAy�E� Land Surveyors File:3875CSM.dwg
[ucr ueeerwc 1911 Racine Street Date:08/09/2012
Menasha,V✓isc°ns,e James R.Sehloff Registered Land Surveyor No.S-2692 Date Drafted 8
Ph 920-991-1866,Fax 92D-830-9595 y:l im
8/9/2012 4:23 PM J:\Projects\3875rus\dwg\Civil 30\3875CSl.dwg Printed by: jim Sheet 1 of 3 /3
Certified Survey Map No.
Part of the Southeast 1/4 of the Southeast 1/4 and the Northeast of 74 of the Southeast Y of the Fractional
Section 4,Township 17 North,Range 16 East,City of Oshkosh,Winnebago County,Wisconsin.
I I East Y4 Corner
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LEGEND LINE TABLE
O %4"x 16"Steel Rebar @ 1.501bs/LF Line Bearing Length
O %"Rebar Found Survey for.
L1 S 00°26'36"W 295.49' Decker Family Trust
- Government Corner 3807 State Road 21
L2 S 05°14'02"E 100.50'
Oshkosh,WI 54904
Dave/Engineering& L3 S 45°44'46"W 175.27'
Environmental,Inc.
r Civil Engineers and
.av�L Land Surveyors File:3875CSM.dwg
`NC�A'EF'NG 1611 Racine Street Date:08/09/2012
Ph.920-991-1866,Fax 920-830-9595
James R.Sehloff Registered Land Surveyor No,S-2692 Date Drafted By:jim
8/9/2012 4:23 PM J:\Projects\3875rus\dwg\Civil 3D\3875CSM.dwg Printed by: jim Sheet:1 of 3 /II
PD-COMMERCIAL/RETAIL BLDG NORTHERN RE INVESTMTS LLC JSC ACRES LLC
S WASHBURN ST N OF RIPPLE 5711 GREEN VALLEY RD 2244 CLAY RD
PC: 08-21-12 OSHKOSH WI 54904 9700 OSHKOSH WI 54904
RUSCH ETAL THOMAS N FLANAGAN TRUST FINTAN/CAROL OSHVEGAS PALMS RESORT LLC
3807 STATE ROAD 21 A 1545 ARBORETUM DR 422 1077 MEADOW LN
OSHKOSH WI 54904 9323 OSHKOSH WI 54901 2797 FOND DU LAC WI 54935 6311
RUSCH THOMAS SCJ ACRES LLC JSC ACRES LLC
GABERT RICHARD 1385 MARICOPA DR 1385 MARICOPA DR
PO BOX 3808 OSHKOSH WI 54904 OSHKOSH WI 54904
OSHKOSH WI 54903 3808
TONY WELNICHE KELLER INC
220 N 9TH ST ATTN KIP GOLDEN
MANITOWOC WI 54220 N216 STATE RD 55
KAUKAUNA WI 54130
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sponsible for any inaccuracies herein contained.
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City of Oshkosh.
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