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HomeMy WebLinkAbout05. 14-377 AUGUST 26, 2014 14-377 RESOLUTION CARRIED_______LOST_______LAID OVER_______WITHDRAWN___X____) PURPOSE: APPROVE PLANNED DEVELOPMENT FOR CONSTRUCTION OF AN OFFICE/RETAIL BUILDING - WESTOWNE AVENUE AND NORTH WASHBURN STREET INITIATED BY: EBEN JOHNSON, PETITIONER PLAN COMMISSION RECOMMENDATION: Approved w/conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned development for construction of a three-unit office/retail building and accessory parking lot, at the south side of the intersection of Westowne Avenue and North Washburn Street, per the attached, is hereby approved with the following conditions: 1) A certified survey map or other instrument that changes the parcels status from outlot to a regular lot created and recorded with the Register of Deeds. 2) Base standard modifications to allow the buildings front yard setback to be 24 feet and the east side yard setback five feet. 3) Release of sanitary sewer easement along the west and south property lines. BE IT FURTHER RESOLVED that the City supports the release of an unused sanitary sewer easement along the west and south property lines, said easement appears to have been granted to the Town of Algoma and/or the Sanitary District; and the proper City officials are authorized and directed to take those steps necessary to assist the owner/petitioner in obtaining release of said easement and to execute any and all documents necessary for purposes of same. OfHKOlH ON THE WATER TO: Honorable Mayor and Members of the Common Council PROM: Darryn Burich Director of Planning Services DATE: August 21, 2014 RE: Approve Planned Development for Construction of an Office /Retail Building Development 1 Westowne Avenue and North Washburn Street (Plan Commission Recommends Approval) BACKGROUND The Planned Development request encompasses a single property that is approximately 0.47 acres (20,562 square feet) in size and is located at the south side of the intersection of Westowne Avenue and North Washburn Street. It was platted as an outlot when the Lowes planned development was approved in 2007 (Resolution 07 -89). The land use pattern in the area is characterized by established retail and service uses to the south, east and west with a major intersection and auto service uses to the north across Westowne Avenue. ANALYSIS The applicant is proposing to utilize the half acre outlot to construct a 4,200 square foot single- story, three- tenant retail and office building with approximately six employees at any given shift with hours of operation between 6 am and 10 pm. The development will be located on the northern portion of the lot nearest to Westowne Avenue with parking proposed to the south of the structure with a full access driveway leading to the Lowes parking lot drive aisle. This two -way access entrance is the only access to the development and is facilitated through a cross access easement approved with the Lowes planned development as access to Westowne Avenue at this location is prohibited. Storm water from this site will be directed to the storm water detention basin on the neighboring Lowes site which was sized for this purpose and for which there is an easement in place. The overall design of the building is architecturally pleasing and is an appropriate in -fill commercial structure that is compatible and consistent with adjacent properties and the area as a whole. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of this request at its August 19, 2014 meeting. Approved, City Manager ITEM: PLANNED DEVELOPMENT REVIEW TO ALLOW DEVELOPMENT OF AN OFFICE/RETAIL BUILDING DEVELOPMENT AND RELEASE OF SANITARY SEWER EASEMENT AT THE SOUTH INTERSECTION OF WESTOWNE AVENUE AND NORTH WASHBURN STREET Plan Commission meeting of August 19, 2014 GENERAL INFORMATION Applicant: Eben Johnson Owner: Shoreland Development Corp. Actions Requested: The petitioner requests development plan approval for the development of a three -unit office /retail building and accessory parking lot at the south side of the intersection of Westowne Avenue and North Washburn Street. Additionally, the applicant requests for the removal/release of an existing unneeded sanitary sewer easement on the outlot. Applicable Ordinance Provisions: The Zoning Ordinance establishes criteria and guidelines for the establishment anal /or amendment of development in the Planned Development Overlay District in Section 30 -33 (A)(1). Property Location and Type: The Planned Development request encompasses a single property that is approximately 0.47 acres (20,562 square feet) in size and is located at the south side of the intersection of Westowne Avenue and North Washburn Street. It was platted as an outlot when the Lowes planned development was approved in 2007 (Resolution 07 -89). The property has a C -2 PD: General Commercial with Planned Development zoning designation as do the properties surrounding it; however it does not lie within the Highway 41 Overlay as do the properties to the east and north. The land use pattern in the area is characterized by established retail and service uses to the south, cast and west with a major intersection and auto service uses to the north across Westowne Avenue. Subject Site Existin` . Zonar" . Undeveloped Outlot C -2 PD Adjacent Land Use and Zoning Extstin' ,Uses ... . ' . Zonin:,. .......... North Retail Auto Service (across Westowne/Washburn) C -2 PD & HWY 41 West Lodging, Restaurant and Retail C -2 PD South Retail (big box) C -2 PD & HWY 41 East Retail (big box) C -2 PD & HWY 41 Comprehensive Plan G`om rehensve Plan Laid Use;Recommendataon Land: use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS The applicant is proposing to utilize the half acre outlot located at the northwest corner of the Lowes site parking lot for the development of a multiple tenant retail and office building with associated parking. The lot is located at the southern corner of the Westowne Avenue and North Washburn Street intersection between the Cousin's /Cellcom building on the west and a detention basin on the east. As an outlot, the parcel is not buildable, however upon approval of the development plan, the applicant will have a certified survey map, or correction, or other instrument to change the parcel's status from an outlot to a regular lot, thereby making it developable. Additionally, the instrument used to change the parcels status shall also include the removal /release of an existing unneeded sanitary sewer easement on the outlot. Use The proposed retail and office use is consistent with the recommended land use in the City's Comprehensive Plan where the area was identified as appropriate for commercial use due to its location and association with the commercial nature in the general vicinity. Retail and office uses are outright permitted uses in the underlying C-2 General Commercial Zoning District and the approval of the development plan will meet the requirements of the Planned Development Overlay District. There is anticipated to be approximately six employees working in the proposed tenant spaces at any given shift. The businesses will be open during normal business hours of operation typically between 6 a.m. and 10 p.m. Site Design The proposed site development plan includes construction of a 4,200 square foot three- tenant retail and office building located on the northern portion of the lot nearest to Westowne Avenue. Parking is proposed to the south of the structure near the parking lot for Lowes and the rear parking area of the Cousin's /Cellcom building with a full access driveway leading to the Lowes parking lot drive aisle. Ground signage, pedestrian walks, landscaping, and a refuse enclosure are also included in the development plan. As proposed, 21% of the lot area will be covered by building footprint, 35% will be parking, and 44% will be open space and pedestrian walks.. The proposed placement of the retail and office building requires two base standard modifications to the minimum setback requirements of the C -2 District. The front yard/Westowne Avenue setback is proposed to be located 20 feet from the property line where a 25 foot setback is required and the east side yard setback is proposed to be five feet where a 10 foot setback is required. It is understood that the size of the lot makes it challenging to develop, but staff has some concerns with the reduced front yard/Westowne Avenue setback as it may hinder visibility to the properties to the west from North Washburn Street and is not needed to the extent proposed. When analyzing the site plan, staff determined that an additional four feet can be attained bringing the front yard setback to a more supportable 24 feet, just one foot short of the required setback, by reducing the rear yard setback of the parking lot from proposed six feet to the required five feet and reducing the eight foot sidewalk on the south side of the building to a standard five feet. These changes will not change the functionality of the lot or the required number of parking stalls as well as provide the least needed base standard modification to the front yard setback. Staff is in support of the eastern lot line setback base standard modification because the area adjacent is a stormwater detention basin that will remain open space in perpetuity and the reduced setback at this side of the property permits a more generous 16 foot setback on the west property line providing a greater buffer from the development and neighboring property. Item Intersection of Westowne & Washburn PD The proposed placement of the ground sign also requires a base standard modification as it is proposed to be to be located seven feet from the Westowne Avenue property line where a 25 foot setback is required. Staff does not support this base standard modification as the building itself will contain ample signage visible from both Westowne Avenue and North Washburn Street. The placement of all other site improvements conforms to the dimensional regulations of the underlying C -2 zoning designation. Access/Parkin The only access to the development is proposed through a full access driveway leading from the Lowes parking lot from the east, which leads to the two established street accesses onto North Washburn Street. The drive is designed as a two -way access entrance with 26 feet of width. This access is facilitated through a cross access easement that was included as a condition of approval of the Lowes planned development and is necessary as access to Westowne at this location is prohibited. A pedestrian connection to the Westowne Avenue sidewalk is depicted on the site plan at both the north and south sides of the building and meets code requirements as it connects the building entrance to the public walk through a dedicated walkway that is completely separated from parking areas and drive aisles. Parking is proposed to be provided on the south side of the building as 22 on -site parking stalls including a handicap stall. The proposed number of stalls meets the minimum 16 stalls required by code. Landscaping Landscgping and Li htin A very conceptual landscaping plan for the site has been provided with the application to give a concept of the future landscaping scheme to accompany the development and the petitioner indicates in his application that an equivalent of 10 trees and 45 shrubs are proposed. These include shade trees on the east and west sides of the parldng lot, arborvitae along the south lot line as a parking lot screen, evergreen shrubs on the buildings south side and shrubs along the buildings north and west foundations. The quantities and locations of plant materials included in the conceptual landscape plan will need to meet Zoning Code requirements and .will be analyzed during site plan review. The submittal does not include a lighting/photometric plan but all lighting on the site will be required to meet Zoning Code requirements and will be analyzed during site plan review. Stormwater Management and Release of Sanitary Easement Stormwater from this site, when developed, will be directed to the stormwater detention basin on the neighboring Lowes site which was sized to take in the additional volumes when constructed for which there is an easement in place. As part of the change of the parcels status from outlot to regular lot, the petitioner will also need and is requesting that an existing 20 foot sanitary sewer easement that runs from the Westowne/North Washburn frontage through the site be released as it is no longer necessary. The Department of Public Works has reviewed the release of easement and stormwater management proposal and does not have any concerns. .Item— Intersection of Westowne & Washburn PD Building in The proposed retail and office building is a 19 foot tall single -story structure designed with column elements that include decorative wall sconce lighting on all sides to provide architectural detail and character to the wall planes and roofline and to also break up the overall building length. The building is proposed to be primarily veneer stone and E1FS accented with large amounts of aluminum framed window storefront system on the south, cast and west elevations and three smaller scale aluminum framed enlarged doorway systems on the north elevation. Yet to be determined signage is depicted on the upper portion of all elevations. Signage location and size will need to meet Zoning Code requirements, which will be analyzed during site plan review. The overall design of the building is architecturally pleasing and is an appropriate in -fill commercial structure. Staff believes that its design is compatible and consistent with adjacent properties and the area as a whole. RECOMMENDATIONICONDITIONS Staff believes that the development meets the standards as set forth in Section 30 -33: Planned Developments and will have a positive 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 also feels that the proposal reflects the cities development and planning policies, enhances the appearance of the area and is architecturally compatible with nearby and adjacent structures lending a positive contribution to the physical appearance of land uses and buildings in the community. Staff recommends approval of the development plan with the following conditions: a) A certified survey map or other instrument that changes the parcels status from outlot to a regular lot be created and recorded with the Register of Deeds. b) Base standard modifications to allow the buildings front yard setback to be 24 feet and the east side yard setback to be five feet. 2. Staff recommends approval of the release of the 20 foot sanitary sewer easement, as requested. The Plan Commission approved of the planned development and release of easement as requested with conditions noted. The following is the Plan Commission's discussion on this item. Mr. Buck presented the item and noted that the portion of the request relating to the release of the sanitary sewer easement be removed as it was discovered that the easement belongs to the Town of Algoma and its release cannot be considered as part of the City's approval. He reviewed the site and surrounding area as well as the land use and zoning classifications in said area and stated that the lot was originally platted as an outlot and reviewed the certified survey map that was recorded when the Lowes development took place. He further stated that the petitioner would have to submit a new certified survey map or other instrument of correction to change the status of this lot from an outlot to a buildable lot. He also reviewed the site plan and traffic flow and pedestrian access to the site. He discussed the base standard modifications for setbacks for the development and explained that the reduced setback on the east side was not an issue as it is adjacent to the detention basin however the reduced front yard setback was more of a concern. He explained that by reducing the rear yard setback of the parking lot and reducing the width of the sidewalk on the south side of the building, the front yard setback base standard modification could be reduced to only one foot less than the required setback of 25 feet. He also discussed the base standard modification for the ground sign which was not supported by staff as the building itself has ample Item Intersection of Westowne & Washburn PD area for visible signage. He also reviewed the conceptual landscape plan and building elevations for the development as well as the storm water management which would be handled through the existing detention basin adjacent to the site. He also reviewed the conditions recommended for this request. Mr. Cummings questioned if the south elevation would serve as the main entrance. Mr. Buck responded affirmatively. Mr. Thoms commented that there was only one access point to enter or exit the site and questioned if the Fire Department had any concerns regarding this issue. Mr. Buck responded negatively and stated that the Fire Department could access the site from the parking lot as well as the street. Mr. Thoms also questioned if there was an existing easement in place for the use of the detention basin. Mr. Buck responded affirmatively. Mr. Thoms inquired about the signage for the site as no plans had been submitted depicting the proposed signage on the building and questioned if there should be any requirements added as conditions in relation to allowed signage considering this was located in a planned development zoning district. Mr. Buck indicated that the petitioner does not currently have tenants in place for the development and that signage requirements are contained in the zoning code which would have to be met when signage plans are submitted. Mr. Thoms also inquired if a more extensive landscape concept should be submitted as it is a planned development. Mr. Buck replied that the landscaping requirements generally follow code requirements as with the signage and staff was not requiring any additional landscaping placed on this request. Mr. Burich added that the City's landscaping code requirements are heavier than most other community's particularly surrounding parking lots however it may be less around the foundation of the development. Board discussion ensued regarding rain gardens and other landscaping features that could be included on the site. There was no determination that this development required additional landscaping features than required by code. Mr. Gray questioned if this was a new or amended planned development. Mr. Buck responded that it was a new planned development in an area with a Planned Development Overlay District. Mr. Gray then questioned if the development could be moved one foot further to the south to eliminate the need for the base standard modification in the front yard setback. Item Intersection ofWestowne & Washburn PD Mr. Buck replied that this would not be feasible as to move the development further south would then require a base standard modification on the south side of the development rather than the north and would also have the potential to reduce the amount of green space on the site. Mr. Gray also questioned if a condition was necessary to allow the use of the detention basin by this development. Mr. Buck responded negatively and stated that it was a condition of approval for the Lowes development that the detention basin was sized to take in additional volumes when constructed for which there is an easement in place. Mr. Gray further discussed the landscaping concept for the site. Motion by Vajgrt to approve the planned development of an office /retail building development at the south intersection of Westowne Avenue and N. Washburn Street with the following conditions: 1) A certified survey reap or other instrument that changes the parcels status from outlot to a regular lot be created and recorded with the Register of Deeds. 2) Base standard modifications to allow the buildings front yard setback to be 24 feet and the east side yard setback to be five feet. 3) Approval of the release of the 20 foot sanitary sewer easement; as requested. Seconded by Thoms. Ms. Propp questioned since modifications were made to the original. request, if the petitioner found these modifications acceptable. The petitioner responded affirmatively. Motion carried 7 -0. Item Intersection of Westoivne & Washburn PD APPLICANT INFORMATION Petitioner: L P�� li d l Petitioner's Address: City of Oshkosh Application Planned Development Review Conditional Use Permit Review "PLEASE TYPE OR PRINT USING BLACK INK" Telephone #: (,Q)f– // J9 Fax:( Status of Petitioner (Please Check): ❑ O r ❑ Petitioner's Signature (required): OWNER INFORMATION Owner(s): Owners) SUBMIT TO: Dept. of Community Developme: 215 Church Ave., P,O. Box 1130 Oshkosh, Wisconsin 54903 -1130 PHONE: (920) 236 -5059 ( Date: 7Z � 7 p� City: US k State: � Zip: l Other Contact # or Email ❑ Tenant/prospective Buyer ct,7 o�,l Cvvx Date: Telephone #: (fhflj o0–; 7— /f 3 0 Fax: ( Other Contact # or Email: Ownership Status (Please Check): ❑ In.dividual ❑ Trust ❑ Partnership /Corporation Date: bip4 � 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 maybe postponed by the Planning Services Division for incomplete submissions or other administrative reasons: Property Owner's Signature: Date: � %% /, �c SITE INFORMATION Address /Location of Proposed Project: f6��'%` /l�f/ i��cr�r� / �_ Parcel No. Proposed Project Type: 4! e� /c . Current Use of Property. 0e dy -- fa` / 8i%� J _ Zoning: i:!�Z — 1PA�9 Land Uses Surrounding Site: North: South: 67- A East: "�z West: "Please note that a meeting notice will be mailed to all abutting property owners regarding your request. ➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh. ➢ Please refer to the fee schedule for appropriate fee. FEE IS NON - REFUNDABLE For more information please the City's website at v vww.ci.osbkosh.wi.uslCommunity Development/Planning.htm 4 /� Staff Date Rec'd "U"' 4 Subject; Replat of Out lot #4 in the Lowe's Planned Development. Existing and Proposed use of the Property: The lot is located near the south west comer of Westowne Ave and Washburn St. The property is being replated as a buildable lot with C2 -PD zoning from an out lot status. The lots adjacent to the property are zoned C2 -PD and C2. The property is currently vacant unimproved land. The proposed site improvements consist of a 4,200 SF building. The site is planned with appropriate parking to satisfy 22 stalls the buildings and code requirements and allows for safe and adequate car and truck circulation. The lot is approximately .47 acres. (20,474 SF) Projected Number of Em 10 ees: An estimate of the number of employees working in the proposed building is six. PMposed Landscape and Parking Area.: The lot is .47 aches (20,474 SF). The building is approximately .096 acres (4,200 SF). The parking and access drive area is approximately .16 acres (7,000 SF). The landscape areas, pedestrian walkways and open space is approximately .21 acres (9,274 SF). A total of 10 trees and a total of 45 shrubs or their equivalent will be planted to meet code requirements. Ground signage to meet code requirements. Effect on Ad joining_Pmerties: The proposed building would have normal store hours of operation between 6:00 AM —10:00 PM. The adjacent properties are retail /commercial developments. Substantial landscaping has been provided along the south property line to buffer the parking lot. The only upward lights on the site are utilized to accent the main entrance and signage located on the building. The lights are dimmed in the evening after the building is closed. Surrounding Land Uses and Compatibility: Most of the property surrounding the lot is zoned C2 -PD and is developed with retail/commercial uses. The property to the north includes a restaurant and gas station. The properties to the west includes a restaurant and cell phone vendor and hotel. The property to the south is a Lowes store. The property to the east holds a water retention pond for the PD and as yet undeveloped land within the Lowes's PD. The proposed building of retail and office use fits well with the surrounding land uses and zoning classifications. Base Standard Modifications Allow a setback from the north property line to the building of 20 ft. This will not negatively impact the property to the north as it is well buffered from Westowne Ave with green space. Also, this setback is similar to the Holiday Inn Express's northern setback. Allow a setback of 5 ft from the east property line for the building. This will not negatively impact the property to the east as it is the site of a permanent water retention pond and will not be developed in the future. I Release of Easements Release the sanitary sewer easement as recorded in document # 903022 and #903625 that runs through the site as it serves no purpose today or in the conceivable future. (exhibit #1) Traffic Generation: The site plan has adequate access drives that have been designed to accommodate the volume of car and truck traffic anticipated for the proposed building. No access to Westowne Ave from the lot is needed. All vehicular traffic travels through an easement on the Lowe's parking lot. Briefly explain how the prmosed plan will not have a negative effect on the issues below. 1. Health safety and general welfare of occupants of surrounding lands. The site has been designed in accordance with the adjacent property owners per the zoning and existing uses as well as the easements, covenants, conditions and restrictions found within recorded document # 1436609. 2. Pedestrian and vehicular circulation and safety. Pedestrian circulation has been provided for the site to be connected to the Westowne Ave sidewalks. Grass buffers will be provided for pedestrian safety. Appropriate car and truck patterns have been provided. 3. Noise, air, water or other forms of environmental pollution. Landscape buffers have been provided within the site plan to help with noise and aesthetics. Adequate storm water retention has been provided for the site with drainage into the nearby retention pond. An easement for which has been recorded within document # 1436609 4. The demand for and availability of public services and facilities. Vehicular access to the site is provided with the easement recorded within document #1436609. Adequate sanitary facilities are provided by the Algoma Sanitary District. Adequate water facilities are provided by the City Public Works. Electric, telephone and gas utility services are available for the project. 5. Character and future development of the area. The proposed development of this property is consistent with the existing surrounding land uses. The proposed uses fit well with the existing uses and will provide an opportunity to make the site a productive area for the community. M CERTIFIED SURVEY MAP NO, LPC� THAT PART OF THE SuUTHEAST 1{ Of SEOTLpN 16, TOBNSNIP 18 NORTH, RANGE 16 EkS6, 0 THE CITY OF OSHKOSH, WUWEBAGO COUNTY, WESCON6EN, BOUNCE? AND DESCRIBED AS FOLLOWS: WMMENCINC AT THE FAST j{ CORNER Or SAR= SEC7LONi THENCE SQUi1f T 4EOREE 30 MBIUH:S -+ 30 SEC4NI5 EAST, ALONG THE EAST EtNE OF UNC ? 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A CHORD 9E4R8JC OF SOtfil B4 DEGREES Bp uR1UlE5 4S SECONDS FJST.WO A CHORD LENGTH pF 97.9& FEET TO A pDENTr THENCE lEAWNO SAID RICHE DF WAY LINE SOUTH O7 DEGREES T5 MDM'cR Q9 SECONDS EAST, A TS5TANQE OF I6$ rEET; THENCE NQTOH 64 Dt;CREEF o8 NMUlES 11 SFCOHpB FAST, A 035r,NNCE OF 51.fii rTET T(T THE 30NHERLY RIGHT, OF WAY L91E oF' AFOREMENTIONED NORTH WA9H�IRH STOEEF 1HEl7CE ALONG svD RIGHT OF WAY ENE, BEING A CURVE cONGW; 54UMWESTERLY, HAWND A NAD3U5 OF 410,00 FEET, AN ARD DLSRNDE OF 36835 FEEr, A CNOgp BEARING BF SOVTH 43 OEGREE6 50 MINUTES QJ SECONDS FA+`T AHp A CHORD LF3If:T11 OF 356.45 FEET 10 A POINT OF TANGENCY; THENCE CONTINL4NG ALONG SAID RIGHT OF WAY Urlf:, SOLRH 46 DEGRL'Eg R5, UINIRE$ 58 SECONDS EF„'T, A DLSTAHOE OF 87.47 FEET TQ A PaNr Or CURVAUR$ THENCE C r SOUTH ALONG SAES 15 IA OF WAY UNE, BERG A CURVE CONCAVE SOIRLIWESTERLY, HA4NG A MONOS OF 19fiOA9 FIEF, AH ARC WSTAHCE OF 331,74 FEES, A CHQRp BEARING OF SOUTH 73 DEGREES 75 MWUiFS OJ SECONDS ERSf AND A CHORD LENGTH OF 331.34 FEED THENCE; SOURi B9 DEGREES •1] MIHUfES p0 SECONDS W6E, A DLSTANCE OF SQ,7D FEET' THENCE SOUTH Do DEGREES L7 MINUTES 49 SECONDS WEST, A INSTANCE OF 16252 FE47 TO THE FAINT OF 9EG7NNDIG, _ .'...%fir! 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EASEMENT PFR DIC,1413714 (\ ALL DRAETSEONS SHOWN ARC uEASUREO TO THE o PER DOC.674471 NEAREST HUNDREDTH OF A FOOT. _T NOTES DOCU...T NUMBER 235861 GRANTS A PIPELINE EASEMENT, BLANKET IN NATURE, ACROSS THAT PDRROK DF MOD aRAaa PL 3 1 5 LOTS 1 - AND O'U1LOT R LYING IN THE NORTHEAST QUARTER Or THE SQUlAEAST QUARTER OF SECRGN 16, _ T0'WNSHIP la NORTH, RANGE 16 EAST (7Q RE VACATED BY SEPARATE DDCUNEHTf 2 QUTLOT 4 7S ONLY BUILDABLE ONCE COUBINED WRH RTE A➢JACDR PARSa TO THE W 1 z EST. 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They may show the .`- approximate relative location of property, boundaries and other feature from a variety of sources. Printing bate: 8/5120"14 �,�HKOJ H These map (s)ldatasets are provided for information purposes only and may not be sufficient or appropriate for legal, engineering, or surveying purposes. They are provided "AS -IS" without Prepared by; City of Oshkosh, WI ON THE WATER warranties of any kind and the City of Oshkosh assumes no liability for use or.misuse. JAGOPlanningFlan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User. c 15 1 i O ` z '�� 'N� W mm a o -4 rn s .:..:,. .. .. x 2, . 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They are provided "AS -IS" without } Prepared by, City of Oshkosh, yip1 GH THE WATER warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. JAGISTlanninolPlan Commission Site Plan Man TemplateTlan Commission Site Plan Map Template.mxd User de' tlQ The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show the approximate relative location of property, boundaries and other feature from a variety of sources. These maps )/datasets are provided for information purposes only and may not be sufficient or appropriate for legal, engineering, or surveying purposes. They are provided "AS-IS' without warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. JAGISflannin0lan Commission Site Plan Map TempiateOan Commission Site Plan Map Template.mxd 1 in = 0,02 mi 1inm125ft Printing Date: 815/2014 Prepared by: City of Oshkosh, Nll Qf HK0f H ON THE WATER User: d�`-"