HomeMy WebLinkAbout06. 14-469
OCTOBER 28, 2014 14-469 RESOLUTION
(CARRIED___7-0_____LOST________LAID OVER________WITHDRAWN________)
PURPOSE: APPROVE CONDITIONAL USE PERMIT AND LAND USE
REVIEW FOR PROPERTY LOCATED AT 2340-2350 STATE
ROAD 44
INITIATED BY: JEFFERY S. ROGGE
PLAN COMMISSION RECOMMENDATION: Found to be consistent with standards set
forth in Section 30-11(D) and approved with conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a
conditional use permit to allow the planned development of a drive-thru restaurant at
2340-2350 State Road 44 within the Universal Business Park, per the attached, is
harmonious and compatible with existing and proposed uses and is hereby approved
with the following conditions:
1) A landscape plan be submitted for Site Plan Review Committee approval;
2) Cross Access Agreement with 2370 State Road 44 be drafted and recorded with
the Register of Deeds;
3) Access Control Variance be permitted to allow for the required driveway spacing
as stipulated in Section 25-104.1 (I) (1) to be decreased to within 105’ of existing
driveways;
4) Access Control Variance be permitted for the construction of a Class III driveway
as stated in Section 25-104.1 (H);
5) Dumpster location be moved out of the existing storm water management facility
and new location be approved by City of Oshkosh;
6) Storm water management facility easements and agreements be recorded with
the Register of Deeds for the shared use of an existing storm water management
facility.
7) Variation to the Universal Business Park Covenants and Restrictions to allow for
the placement of an additional wall sign along the east façade of the structure is
not approved.
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TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: October 23, 2014
RE: Approve Conditional Use Permit and Land Use Review (per the Universal
Business Park Covenants) for Property Located at 2340-2350 State Road 44
(Plan Commission Recommends Approval)
BACKGROUND
The subject property is 4.99 acres and is within the Universal Business Park .5 miles
southwest of US Highway 41. The existing uses include mixed commercial office space and
undeveloped property within a condominium office community. Three of six proposed
structures were constructed in 2004/2005 as multi tenant structures and with approval, the
remaining undeveloped space will be subdivided into two lots with one encompassing the
existing office condominiums with space for one additional structure and the remaining area
to be developed into a separate drive-thru restaurant. Surrounding land uses include general
industrial to the north, general commercial to the east and west and both general industrial
and commercial uses to the south.
The subject property is designated as part of the Universal Business Park and is subject to
the covenants and restrictions set forth in 1995. Because the proposed use is not an outright
permitted use (per the covenants) within the Business Park, the City is required to find that it
is "harmonious and compatible" with other uses in the area. Additionally because the
proposed restaurant has a drive-thru it is required to obtain a conditional use permit.
ANALYSIS
The parcel is zoned M-3PD and is located in the Universal Business Park which
encompasses 30 individual parcels on over 55 acres which are regulated by the City of
Oshkosh Universal Business Park Covenants and Restrictions with the intent to guide growth
in the business park towards business and professional offices. The Universal Business Park
is 52% developed dominated by commercial based offices and is adjacent to the Southwest
Industrial Park. The subject property is located across from the main Universal Business
Park campus in the Highway 44 corridor that contains a wide mix of uses and building styles.
The applicant is proposing to develop a restaurant with a drive-thru and patio dining space
with parking provided along the east and west lot lines and a pedestrian walk from the
structure to the road right-of-way. Access to the development will be provided by two
entrance points, one off of State Road 44 and one connecting to the existing development to
the west. The design and materials of the building's exterior are consistent with the City's
Zoning Ordinance and the Universal Business Park's Covenants and Restrictions.
The City sent meeting notices to all business park property owners and all adjacent property
owners and did not receive any responses or concerns regarding the proposed use. The
applicant reached out to all the property owners in the business park and received a
favorable response regarding the proposed use and design of the building.
The Plan Commission reviewed the drive-thru under the conditional use permit standards and
was supportive of the proposed CUP with the recommended conditions.
FISCAL IMPACT
None anticipated but the property will add development value to the property tax rolls.
RECOMMENDATION
The Plan Commission approved of the requests at its October 21, 2014 meeting.
Approved,
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City Manager
ITEM: CONDITIONAL USE PERMIT & LAND USE REVIEW,2340-2350 STATE RD. 44
Plan Commission meeting of October 21, 2014
GENERAL INFORMATION
Applicant: Jeffrey S. Rogge
Owner: Hwy 44 Business Place, LLC
Actions Requested:
A) The petitioner requests confirmation that proposed land use is consistent with City of
Oshkosh Universal Business Park: Restrictions and Covenants. In particular, the Plan
Commission will be asked to make a finding that the proposed use is "harmonious and
compatible" with existing and proposed uses in the area per Section 2 (C) of the Universal
Business Park Covenants.
B) The petitioner requests approval of the Conditional Use Permit to permit development of a
drive-thru restaurant.
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria for granting Conditional Use Permits per Section 30-11.
As part of its review authority, the Common Council may, with the recommendation of the Plan
Commission, require additional standards and conditions that may be deemed necessary for the
conditional use permit to meet the standards of 30-11.
Applicable Covenants and Restrictions:
Subject property is located within the City of Oshkosh Universal Business Park and designated as
lots 26 and 27.
Property Location and Type:
The subject property located at 2340-2350 State Road 44 and within the Universal Business Park is
4.99 acres in size and located approximately 0.5 miles southwest of US Highway 41. The existing
uses of the property include mixed commercial office space and undeveloped property. The
property is a condominium office community where three of the six proposed structures have been
built. Existing units were constructed in 2004/2005 and designed as 5,321 square foot multi tenant
structures. With approval, the remaining undeveloped space will be subdivided into two lots. One
lot, approximately 3.5 acres, will encompass the existing office condominiums with space for one
additional structure, while the remaining 1.5 acres will be developed into a separate drive-thru
restaurant.
ITEM.•PD/CUP 2340-2350 State Road 44 �
Surrounding land uses include general industrial and the Southwest Industrial Park to the north,
general commercial to the east and west and general industrial and general commercial uses to the
south. The subject property is designated as lots 26 and 27 of the Universal Business Park and is
subject to the covenants and restrictions set forth on August 1, 1995 with the most recent revision
implemented on March 13, 2012.
Subject Site:
Existin �and Llse Zonin
Commercial* M-3 PD
*Subject property is located within the City of Oshkosh: Universal Business Park
Adjacent Land Use and Zoning
Existin Uses Zonin
North General Industrial (Manufacturing/Distribution) M-3
South General Commercial (Office) G2
General Industrial (Retail) M-3
State Road 44 NA
East General Industrial (Office) M-3
West General Industrial (Office) M-3
Co ' rehensive Plan Land i�Ise Recvmmend�t�vr� ' Land Use
10 Year Land Use Recommendation Industrial
20 Year Land Use Recommendation Industrial
ANALYSIS
With the subject parcel having not only an M-3PD designation but also being within the Universal
Business Park, the analysis portion of the report is divided into two sections. The first section
discusses the proposed use and its relationship to the Universal Business Park: Covenants and
Restrictions. The analysis continues by then providing a detailed description of the site plan and
structure itself. The Plan Commission will be responsible far making a recommendation on the
compatibility of the use with its relationship to the business park and surroundings, as well as a
recommendation based on the site plan and structure design.
Universal Business Park Covenants and Restrictions:
The Universal Business Park, which encompasses 30 individual parcels totaling over 55 acres, was
first developed with the intent to:
...provide for the orderly and attractive grouping of business park operations which,
on the basis of physical and operational characteristics, would provide long-term
ITEM:PD/CUP 2340-2350 State Road 44 2
value to the community, would maintain the value of all individual properties within
the park, and would not be detrimental to surrounding areas by reason of noise, dust,
odor, traffic,physical appearance or other similar factors.
The intent of the restrictions and covenants are to guide growth in the business park towards
business and professional offices which can include, but are not limited to, financial institutions,
medical office, civic and social business offices, studios far photography, painting, sculpture,
medical/dental laboratories, etc. For lots 26-32 (which includes the subject property), the declarant
or its designee may review and a�prove uses not explicitiv enumerated in the covenants and
restrictions only if the use has been deemed compatible and harmonious with existin� and proposed
uses in the immediate area. In addition, no proposed use may conflict with any ordinance ar
provision set forth in chapter 30 of the City of Oshkosh Municipal Code or other more restrictive
ordinances.
Adjacent Zoning and Uses
West of US Highway 41, State Road 44 is dominated by M-3 General Industrial and G2 General
Commercial District zoning designations. This zoning designation coupled with industrial and
business park covenants has guided growth to larger industrial based and commercial office uses.
The subject parcel lies on the northern extreme of the Universal Business Park and is partially
surrounded by the Southwest Industrial Park. The uses directly adjacent to the subject parcel are
predominantly industrial and commercial office. With the Southwest Industrial Park dominating the
north side of State Road 44, and the Universal Business Park on the Southside, special
considerations were made for subject parcels (originally platted as lots 26 and 27). A lessening of
use restrictions is permitted far the parcels if the proposed use is deemed consistent and harmonious
within the immediate area.
To date, the Universal Business Park has seen development on 15 of the 29 parcels (52%). The uses
are dominated by commercial based offices. Within the adjacent Southwest Industrial Park, uses are
more varied but still center around manufacturing, distribution and commercial offices.
State Road 44 Corridor:
The uses along Hwy 44 are varied in size, style and architecture. Along the corridor there are gas
stations, warehouse/distribution facilities, offices, retail/wholesale stores, landscaping businesses,
financial institutions, multi-family residences, child care facilities and vacant properties. With a
wide range of uses and building styles present, the corridor does not have any sort of cohesive
standard.
Re�ional Land Use and Business Parks:
Regionally, the area has several restaurant developments along the US Highway 41 corridor and
along the corresponding exit ramps. With traditional restaurant and drive-thru establishments
available adjacent to each exit ramp south of Lake Butte Des Morts, the precedent has been set that
State Road 44 could also see more of that growth pattern.
ITEM.•PD/CUP 2340-2350 State Road 44 3
Though not a path that the City of Oshkosh has pursued, the City of Green Bay has acknowledged
the importance of entertainment, lodging and restaurants within business parks and has developed
the I-43 Business Center to accommodate this trend. The business park covenants have provided
space designated far entertainment districts and lodging/restaurant parcels. These uses would be
considered secondary to the primary business park design and are set on the periphery to allow for
higher traffic volume while still maintaining the concept of office oriented development.
Proposed Site Plan and Structure Review:
Use
This request includes the subdivision and development of 2340-2350 State Road 44. The site
totaling 4.99 acres has been partially developed as a condominium style business office where 3 of
the 6 originally proposed office structures have been constructed. With the recent slowing of office
growth within the Universal Business Park, the applicant is requesting that a Conditional Use
Permit be issued to allow for the construction of a drive-thru restaurant on the eastern portion of the
lot.
As proposed the existing lot will be divided into two smaller lots. One lot will remain as a
condominium style development with the eventual construction of a fourth office structure, and the
second lot, approximately 1.5 acres, will be developed into a drive-thru restaurant.
The overlaying zoning designation for the subject parcel is M-3PD. A restaurant with a drive-thru
accommodation is permitted only through the Conditional Use process.
Site Desi�n
The applicant is proposing a 1,749 square foot free standing restaurant with a designated drive-thru
and patio dining space. The structure will be roughly centered on the lot with automobile parking on
the east and west sides, and RV/trailer parking provided in the rear (north fa�ade). A designated
drive-thru lane will be constructed along the north and west facades with the display board being
located in the rear. The site plan also includes pedestrian access to the right-of-way, designated
dumpster enclosure, extensive landscaping and buffer material, wall signage and ground signage at
the right-of-way.
The structure as proposed meets all municipal zoning and Universal Business Park setback
regulations. No additional base standard modifications are necessary.
Required Standards Proposed Standards
1/2 acre Minimum Lot Size 1 1/2 acre
30 feet Front Yard 89 feet to patio
20 feet Side Yard 62 feet west, 70 feet east
25 feet Rear Yard 197 feet
4 feet Maximum Building Height 17 feet 4 inches
ITEM.•PD/CUP 2340-2350 State Road 44 ¢
The dumpster location as proposed is located within the existing storm water management facility
and will have to be relocated. Staff is requiring that the location be shifted and that materials be
consistent with the primary structure's materials.
Access/Parkin�
Customer parking will be provided along the east and west lot lines with an access drive and
designated drive-thru lane between the parking stalls and the primary structure. An additional 3
RV/trailer stalls are provided on the rear side of the parcel. The municipal zoning code requires a
minimum of 15 stalls with a maximum of 28 allowed. The site as designed will provide 23 total
stalls with two stalls designated for handicap access and three for larger vehicles. A striped walk
will be provided from the handicap stalls to the front entrance and a designated pedestrian walk is
also provided from the structure to the road right-of-way of State Road 44.
Access to the development will be provided by two entrance points. The primary entrance to the site
will be provided through a 36' two way drive. The drive will provide for three lanes of which one
12' lane will be for ingress, two 10' egress lanes and one 4' mountable median. The driveway
location is directly across State Road 44 from an existing driveway and the location is required by
the Wisconsin Department of Transportation. Section 25-104.1 (I) (1) requires that all driveways at
the posted speed of 45 mph be spaced 230' apart. With the WIDOT requiring the driveway be
placed directly north of an existing driveway, an access control variance is necessary. The proposed
driveway will be approximately 145 feet east of 2370 State Road 44 and 105' from 2300 State Road
44. The existing driveway locations along State Road 44 support the location as the existing
driveways have been placed directly across State Road 44 from adjacent driveways. A second
driveway will be installed connecting to the existing development to the west. The driveway will be
24 feet in width, and a cross access agreement is required and will be recorded with the Register of
Deeds.
If the Plan Commission has concerns regarding the potential impact of this use on the traffic
circulation pattern of the area, it could recommend that a traffic impact analysis (TIA) be conducted
prior to approval of this conditional use permit.
Lighting
The submittal does not include a lighting/photometric plan. All lighting on the site will be required
to meet code standards at the time of installation and successful review by Site Plan Review
Committee.
Si��
Signage as stipulated by the Universal Business Park: Covenants and Restrictions state that the
development is allowed to have 2 ground identification signs. The development is proposing one
two-faced ground sign totaling 77 square feet in sign face. The ground sign is required to have
additional landscaping totaling 2 times the width of the sign. Additional landscaping requirements
will be shown on the landscape plan provided to Site Plan Review. All required setbacks have been
met for the ground sign location.
ITEM.•PD/CUP 2340-2350 State Road 44 5
The development is also proposing two wall signs. The first wall sign, located on the front fa�ade,
complies with all design requirements. The sign will be internally illuminated and be fashioned in
an individual letter style. The second wall sign is the franchise logo located over the main entrance
on the east fa�ade. The covenants and restrictions permit only one wall sign be allowed on the
public street facing fa�ade. A variance to the Universal Business Park covenants is necessary. Staff
is not in support of this variance with the development as currently proposed.
Landscapin�
The proposed development will have landscaping beds along the primary structures east and west
fa�ade. With the patio/outdoor seating area in the front of the building, additional landscaping
shrubs and trees will be planted on the west and south sides to help buffer the drive-thru aisle and
main drive. The developer has also expressed his willingness to plant additional landscape features
such as shrubs or trees along the east and west lot lines to help buffer the adjacent businesses. The
additional landscaping is illustrated in concept on the proposed site plan.
An approved landscaping plan is required prior to construction of the site and must be provided to
the Site Plan Review Committee for consideration as part of that review. All proposed landscaping
must at a minimum adhere to Section 30-35 of the Municipal Zoning Ordinance. All proposed
transformer pads and additional utility structures shall have screening consistent with Section 30-35
(I) and material colors and materials should be complementary to the primary building design.
Storm Sewer Mana e� ment
On site storm water management will be provided through an existing storm water management
facility. With the development of the site and the subdivision of the parcel, the City of Oshkosh will
require that all required storm water management easements and agreements be recorded with the
Register of Deeds. Besides the depicted storm water management facility, no formal storm water
management, grading and erosion control plans have been submitted, but are required and will be
approved by the Department of Public Works during the site plan review/building permit process.
Buildin�(s)
The proposed restaurant is 1,749 sq.ft. and will be constructed with multiple complimentary
materials. The structure will have a block knee wall with stone cap, a primary stone far�ade and
exterior insulated finish system (EIFS) material on the upper portion. The use of a canopy and
designated entrance vestibule will help to break up the facades and provide a sense of symmetry to
the individual faces. The primary color choices are consistent in nature and will not adversely affect
the overall nature of the surrounding structures. The use of landscaping along the building
foundation will also help to break up the fa�ade and provide aesthetic variations. The design,
materials and color palette are consistent with the City of Oshkosh Municipal Zoning Ordinance
and the Universal Business Park: Covenants and Restrictions.
The proposed patio space will be separated from the drive-thru aisle with landscaping features and
additional plantings are proposed along the street side to help buffer the uses. A new dumpster
ITEM:PD/CUP 2340-2350 State Road 44 6
enclosure will be designed and installed with complementary materials to the proposed structure
and is required to have a locking gate. As stated earlier, the location of the dumpster will have to be
moved so as to not impede upon the existing storm water management facility.
RECOMMENDATION/CONDITIONS
The Plan Commission is asked to make two separate actions relative to the proposed development.
Action A deals with land use relative to the Business Park Covenants and Action B is related to the
conditional use permit and drive-thru restaurant.
Action A)
Plan Commission is charged with making a finding that the proposed use is "harmonious and
compatible" with existing and proposed uses in the area per Section 2 C) of the Universal Business
Park Covenants and Restrictions.
Action B)
Staff recommends a finding that the proposed use is consistent with section 30-11(D) of the Zoning
Ordinance and be approved with the following conditions:
1. A landscape plan be submitted for Site Plan Review Committee approval;
2. Cross Access Agreement with 2370 State Road 44 be drafted and recorded with the Register
of Deeds;
3. Access Control Variance be permitted to allow for the required driveway spacing as
stipulated in Section 25-104.1 (I) (1)to be decreased to within 105' of existing driveways;
4. Access Control Variance be permitted for the construction of a Class III driveway as stated
in Section 25-104.1 (H);
5. Dumpster location be moved out of the existing storm water management facility and new
location be approved by City of Oshkosh;
6. Storm water management facility easements and agreements be recorded with the Register
of Deeds for the shared use of an existing storm water management facility.
7. Variation to the Universal Business Park: Covenants and Restrictions to allow for the
placement of an additional wall sign along the east fa�ade of the structure is not approved.
The Plan Commission approved of the land use and the conditional use permit as requested with
conditions noted. The following is the Plan Commission's discussion on this item.
Mr. Knimenauer presented the item and explained the two actions that were necessary for this
request. He explained that restaurant uses were not an outright permitted use in the Universal
Business Park due to the covenants and reviewed the site and surrounding area and the parcel
proposed to be developed with approval of this request. He also reviewed the area that comprises
the Universal Business Park and the current land uses and zoning classifications in this area. He
indicated that there are not any restaurants or drive-thru establishments in this area now and that
there were some vacant parcels however most of the lots have been developed however there has
been a large decline lately with current economic conditions. He also discussed the Highway 41
ITEM.•PD/CUP 2340-2350 State Road 44 7
exit ramps and the restaurant uses that occupy areas along these ramps other than in the area of
Highway 44. He discussed the Universal Business Park's current uses and if this use would be
appropriate. He also discussed the Business Park's standards in the Green Bay area which has made
allowances for these types of uses and stated that the Plan Commission was requested to make a
determination if this development was harmonious and compatible with existing and proposed uses
in the area as part of the Universal Business Park Covenants. He reviewed the site plan and
conceptual landscape plan which meets all the required setbacks with the exception of the ground
sign which will be addressed at the Site Plan Review Committee level. He discussed the
functionality of the site and the parking provided for the development and the Wisconsin
Department of Transportation's, (WIDOT), requirement to place the driveway directly north of an
existing driveway necessitating an access control variance as it does not meet the required distance
separation between driveway accesses and there is only one to two feet variation from this
requirement that would be possible. He also discussed the cross access agreement that would be
required for the second driveway which will be connecting to the existing development to the west
and the additional access control variance necessary for the construction of the driveway. He
reviewed renderings of the ground sign proposed for the development as well as renderings of the
structure. He displayed the proposed wall signage for the development and explained that the
Universal Business Park covenants only allow for one wall sign per structure therefore the logo sign
on the side of the structure would not be allowed. He discussed the landscape plans for the
development which are conceptual at this point but would be reviewed and approved at the Site
Plan Review Committee level. He also displayed other renderings of existing structures in the
Universal Business Park and explained the difference in materials far this development but that
overall it would meet the aesthetic qualities and colors required by the standards included in the
Universal Business Park covenants. He discussed the storm water easement and agreements that
would be required and the relocation of the dumpster enclosure to remove it from the storm water
management facilities. These features of the development would all be reviewed at the Site Plan
Review Committee as well. He reiterated that this proposal would require two actions by the Plan
Commission to find the use consistent and harmonious within the Universal Business Park and
approval of the conditional use permit for the drive-thru restaurant use. He also reviewed the
conditions recommended for this request.
Mr. Nollenberger questioned if this request would require two separate motions for the two actions
noted.
Mr. Burich responded affirmatively.
Mr. Buck added that the motion to find the land use harmonious and compatible would need to be
voted on first.
Mr. Bowen requested clarification on the access control variance for the distance between the
driveways.
Mr. Krumenauer displayed on the site plan where the driveways would be located and why the
access control variance was necessary.
ITEM.�PD/CUP 2340-2350 State Road 44 g
Steve Gohde, Assistant Director of Public Warks, stated that the code section referenced in the staff
report was a city code requirement and not a WIDOT requirement.
Mr. Bowen inquired if the City would permit the 105 foot separation between driveways by
approving the access control variance, would the state still allow this.
Mr. Gohde responded that the State requires the driveways to be adjacent on State Road 44 but they
do not have requirements regarding the separation distance.
Mr. Burich added that WIDOT has already reviewed the driveway placement.
Mr. Krumenauer added that WIDOT has not only reviewed the driveway location but has also
approved it.
Mr. Gray questioned if the lot is being divided into two lots, if a certified survey map should be
submitted for approval first.
Mr. Burich responded that this would be addressed at a later date.
Mr. Gray requested claxification of the two access control variances relating to the driveways and
what the difference was between the two conditions.
Mr. Krumenauer explained that the first access control variance was to allow 105' of separation in
distance between two different driveways and the other variance relates to the construction of the
driveway for this development. In essence, one variance would be necessary to allow the location
of the driveway and the other is to allow a different driveway style.
Mr. Burich added that the driveway is mistakenly listed in the conditions of the staff report as a
Class III driveway which is for truck traffic and the condition needs to be corrected to a Class II
driveway.
Mr. Gray commented that if the other conditions are reviewed by the Site Plan Review Committee
would that also apply to the building and landscaping issues that are set forth in the Universal
Business Park Covenants and Restrictions.
Mr. Krumenauer responded affirmatively.
Tom Scharpf, 1621 Maricopa Drive, stated that he owns the land proposed to be used for this
development and he had reached out to all the businesses in the area regarding this proposal prior to
it coming before the Plan Commission and most of the responses were favorable. He also contacted
the business directly east of the site and their response was favorable as well.
Motion by Vajgrt to approve the finding that the proposed use at 2340-2350 State Road 44
is "harmonious and compatible"with existing and proposed uses in the area per Section 2
(C) of the Universal Business Park Covenants and Restrictions.
Seconded by Nollenberger.
ITEM.�PD/CUP 2340-2350 State Road 44 9
Mr. Krumenauer read an email from David Borsuk who could not be present today regarding his
opinion of the proposed use which he felt was not compatible with adjacent uses in the Universal
Business Park and his concerns with upholding the covenants in this area to protect both existing
and future property owners in the park. He also voiced his concern that the upgrading of the
gateways to our community was in process and this use does not adhere to these desires. He also
suggested that if this proposal received approval that the building be constructed in a manner to be
consistent with immediate neighboring properties and signage should be limited to ground signs
only with no wall signage allowed.
Motion carried S-0.
Motion by Nollenberger to approve a conditional use permit to allow the development of a
drive-thru restaurant at 2340-2350 State Road 44 with the following revised conditions:
1. A landscape plan be submitted for Site Plan Review Committee approval;
2. Cross Access Agreement with 2370 State Road 44 be drafted and recorded with the Register
of Deeds;
3. Access Control Variance be permitted to allow for the required driveway spacing as
stipulated in Section 25-104.1 (I) (1) to be decreased to within 105'of existing driveways;
4. Access Control Variance be permitted for the construction of a Class II driveway with three
lanes as stated in Section 25-104.1 (H);
S. Dumpster location be moved out of the existing storm water management facility and new
location be approved by City of Oshkosh;
6. Storm water management faciliry easements and agreements be recorded with the Register
of Deeds for the shared use of an existing storm water management facility.
7. Variation to the Universal Business Park: Covenants and Restrictions to allow for the
placement of an additional wall sign along the east fa�ade of the structure is not approved.
Seconded by Vajgrt. Motion carried 5-D.
ITEM.�PD/CUP 2340-2350 State Road 44 10
Relevant Sections:
Universal Business Park: Covenants and Restrictions
2. Permitted Uses
All building sites within the affected property shall be used solely for the following purposes and
services ancillary to such uses, subject to conditions herein, and subject to applicable ordinances:
A) Offices,Business and Professional, including:
Accounting,Auditing,and Bookkeeping Offices, Insurance Offices
" Advertising Offices Investment Offices
Banks and Financial Institutions Labor Unions
Business Associations Laboratories,MedicaUDental with Accessory Researching
Business and Management Consultant Offices and Testing
Chiropractic Offices Legal Offices
Civic/Social and Fratemal Association Offices Library and Art Galleries
Consumer and Mercantile Credit Reporting Loan Institutions
Services Offices Medical Offices
Contractors Offices MedicaUDental Clinics
Dental Offices O�ce-Business,Professional or Public
Detective and Protecting Agency Offices Osteopathic Office
Educational and Scientific Research Offices Optometric Office
Employment Agency Offices Post Office
Engineering and Architectural Offices Professional Membership Organizations
Financial Offices Real Estate Offices
Governmental Offices Studios for Photography,Painting,Music,or Sculpture
B) Uses not explicitly enumerated in this section, but closely similar thereto. In the event
that a use is permitted by this Declaration but not permitted by applicable ordinances,
such use shall be permitted by this Declaration only if an appropriate variance under such
ordinance is obtained. Declarant reserves the right to enforce or to have its designee
enforce permitted uses throughout the affected property.
C) For Lots 26-32, other uses that may be deemed compatible and harmonious with
e�stin�and proposed uses in the immediate area may be permitted subject to review and
approval bv the Declarant or its designee.
17. Approvals
Only written approvals by Declarant or its desib ee shall be effective. Written approval by
Declarant or its designee of a particular use or action shall be conclusive evidence of compliance
with this Declaration to the e�tent any use or action so approved is not in violation of any law,
ordinance, or governmental regulation. Declarant or its designee shall not be liable for
damages to anyone submitting plans to it for approval, or seeking any approval under this
Declaration, or any owner, lessee or other interest affected by this Declaration, by reason of
mistake in judgment, negligence or nonfeasance arising out of, or in connection with, the
approval or disapproval or failure to approve any matter of plan. Each person who seeks such
approval agrees, by so seeking, and every owner or lessee of any of said property agrees, by
acquiring title thereto or interest therein, that he will not bring any action, proceeding, or suit
against Declarant alleging such damages.
The City of Oshkosh Deparhnent of Community Development shall be the Declarant's designee
for purposes of plan approval.
� �
25. Right to Re-Subdivide
A) At the time of purchase of a tract or parcel of land from Declarant, such tract or parcel
shall be considered as a single building site for all purposes hereunder. Re-subdividing
of such tract or parcel shall not be permitted without the prior approval by Declarant or
its designee.
Standards and Guidelines
To implement and define criteria for the purposes set forth in this set of Guidelines, the following
principles are established:
1. No building shall be permitted the design or eaterior appearance of which is of such unorthodox
or abnormal character in relation to its surroundings as to be unsightly or offensive to generally
accepted taste and community standards.
�
2. No building shall be permitted the design or exterior appearance of which is so identical with
those adjoining as to create excessive monotony or drabness.
3. No building shall be permitted where any exposed facade is not constructed or faced with a
finished material which is aesthetically compatible with the other facades and presents an
attractive appearance to the public and to surrounding properties.
4. No building or sign shall be permitted to be sited on the property in a manner which would
unnecessarily destroy or substantially damage the natural beautv and aesthetics of the area,
particularly insofar as it would adversely affect values incident to ownership of land in that area;
or which would unnecessarily have an adverse efFect on the beauty and general enjoyment of
existing structures on adjoining properties.
� a
� , SUBMIT TO:
City of Oshkosh Application Dept. of Communiry Developm
` � Planned Develo ment Review 215 Church Ave.,P.O.Box 113
p Oshkosh,Wisconsin 54903-113
O.IHKO.IH � Conditional Use Permit Review PHONE:(920)236-�059
ON THE�NATER
*=PLEASE TYPE OR PRINT USING BLACK INK*"
APPLICANT INFORMATION
r �/} ,, -���i
Petitioner: � j''r� � ` 1� � '�✓ Date: � �
� Petitioner's Address: /���i����'�-��7 u� Cit3': �i �1'� rG� State:�Zip: � � �
Tel ephone#: ��)�A�" ����, �'aX� ��v� ���� ��� 7 Other Contact#or Email: �' C'G C' � ` ���,
Status of Petitioner(Please Check): O Owne ❑Representative ❑Tenant �Prospective Buyer
x Petitioner's Signature(required): -
Date: r�� 1 ���
OWNER INFORMATION
Owner(s): � ���`���5 �(�Ca LL� Date:_���T'/
� •� �/�j City���l�-(J� State:�-�- ZipsJ���
Owner(s)Address:�' X
i
r�rh,j �y � � C',�,�'
Telephone#: (��,�} ) � /7"� /7"� Fax: (G��) ,��J7--' � L��/ Other Contact#or Email: �T��� �-�' "
Ownership Status(Please Check): ❑Individual ❑Trust �7 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 adminisirative reasons. �
.� �� Property Owner's Signature: Date: ,
SITE INFORMATION S�D t!. �L/?�c���l�L�SL
� � �r.
Address/Location of Proposed Project: 5�����/�-�'� /y+ l�J'u��N f �i�-P�'cel No:��3r���OD �ds
' ` -G ' i V ; 121 '�'�VVi�
Proposed Project Type: ? " � ` !"��CC�,�i� -�'v
' / (/f � �.�J �
Current Use of Property: �/ � �GL K.� l�-L�U Zoning: .
Land Uses Surrounding Site: North: � �.��1� l l��7 r/
/�� , r
south: --�`/c�t !�1� �' bv��`�i`G�.,( o-f'��i���-
East: �}���L�
West: �_'I"y/�� _.
**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�,�«���,.ci.oshkosh.���i.us�'Community_Devriopment%Plailni»��.htrn
Staff�DateRec'd Z�t
l3
Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below.
1. H�alth,safety,and generaI welfare of occupants of surrounding lands. a� �� (�(,����.. � �
" ' ir �� 2 S�a�,Yct�vc�`�S-� �Q c,c.�� G►uaJ� G�.1�'1-P�C'�,�-i1� �?.���
�� ,� a p � U �
2. Pedestrian and vehicular circulation and sa ty. r - � . �,-_ n�
%G> � ����'at,lK�G� G� � �'�-`�� �b��1Cr� �Z�w-�"T%�"�
3. Noise, ir,wat o other orms, f nvironmental polluti �(�-� "
b�, c, o�'-�� �o�t��i�,�- �,�'U5� �� �'i�-1- Ua.�a:�la��f�-r��� �
�� cvi// r� ��a�i���f' s�� /a�-'`����! ' .
�
4. The de�'d for�nd�,vail�bility of p�li�service and f�l�ies.D� v� � /����
�c E.� ���� lz? �i-eG� �:iy f� `�-f
� ��.
5. Char ct r and e de elopme t of the ea Q�
���5���-� �1�'��'�r— `l -� ,-� ,��i� � 'C� °-- Y i uV� �-
�
(N�e oli c� e���� � �,�°�� ���
SUBMITTAL REQUIREMENTS—Must accompany the application to be complete.
➢ ANARRATIVE of the proposed conditional use/Development Plan including:
❑ Existing and proposed use of the property
❑ Identification of all structures(including paving,signage,etc.)on the property and discussion of their relation to the project
❑ Projected number of residents,employees,and/or daily customers
❑ Proposed amount of dwelling units,floor area,landscape area,and parking area expressed in square feet and acreage to the
nearest one-hundredth of an acre
❑ Effects on adjoining properties to include:noise,hours of operation,glare,odor,fumes,vibration,etc.
❑ Compatibility of the proposed use with adjacent and other properties in the area.
❑ Traffic generation(anticipated number of customers,deliveries,employee shift changes,etc.)
❑ Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the
community as a whole
➢ A complete SITE PLAN and B UILDING ELEVATIONS must include:
❑ Two(2)full size(minimum 24"x 36")scaled and dimensioned prints of site plan and building elevations
❑ Two(2)8'/z"x 11 (minunum)to 11"x 17"(ma�cimum)reduction of the site plan and building elevations
❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style
table file(if plans have been prepared digitally)
❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's
engineers/surveyors/arcIutects, or other design professionals used in the preparation of the plans
❑ The date of the original plan and revision dates,if applicable
❑ A north arrow and graphic scale.
❑ All property lines and existing and proposed right-of-way lines with dimensions clearly labeled
❑ All required setback and offset lines
❑ All existing and proposed buildings,structures,and paved areas,including building entrances,walks,drives,signs,decks,patios,
fences,walls,etc.
❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening
❑ Location and dimension of all on-site parking(and off-site parking pro�rzsions 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 e�cterior lighting on the property including a photometrics plan
❑ Location of all exterior mechanical equipment and urilities 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 li.mited to;HVAC
equipment,electrical transformers and boxes,exhaust flues,plumbing vents,gas regulators,generators,etc.
2
�"l
NARRITIVE-Hwy 44 Business Piace/Taco John's Signature T-16 Drive-Thru Restaurant
Hwy 44 Business Place is a condominium office community located on State Road 44. In 2004/2005 (3)
5,320 SF multi-tenant spec buildings were placed on the site. When demand returns the last 5,320 SF
multi-tenant building will be put on the site. All 4 buildings will have the same exterior architectural
design which includes limestone and brick. Entrance signs are made with matching limestone and brick.
Our buildings include 18 Tenant spaces ranging in size from 140 SF to 2,450 SF. Approximately 40 plus
people work in these buildings and 50 visitors,customers and client's come to this site each day.
The proposed use for the excess land at the east end of our site is for a Taco John's Signature T-16 drive-
thru restaurant.Their building design includes brick. The entrance sign will include their matching brick
and limestone will be brought into the design.Combined side yard setbacks between the two sites will
be 45'. The landscaping in both of these side yard setbacks will meet and exceed City requirements.
The transition back and forth between these sites will be esthetically pleasing. Taco John's anticipates
they will employ 15-20 people and anticipate 300-400 customer trip visits per day. In my DOT
application I projected 101-1,000 trip visits per day for the entire site.
The adjacent businesses and businesses in the immediate area feel this proposed use is compatible. The
adjacent business on the east side of the proposed Taco John's is Cesa 6 and they support the use. Hwy
44 Business Place is the adjacent property on the west side of the proposed Taco lohn's. We as owners
are supportive and so are 9 of the businesses that work in our 3 buildings. We are still waiting for a
response from 5 of them. 4 were not contacted because they are relocating their businesses in early
2015. In addition we reached out to businesses located in the Universal Business Park. 5 are in support
and 4 have yet to respond.
The following businesses are in favor of a Taco John's Restaurant. Hwy 44 Business Place, Cesa 6
Thrivent Financial, Wisconsin Business Development Finance Corporation, Reinhart Partner's Inc., Collier
Legacy Planning, LLC, Murken Insurance, LLC, Buss Law Group Ltd,Jan Williams Agency, Hoeft
Accountants, LLC, Emily Dinegan Attorney at Law,Steve Schmidt(investment property), Unipro,
Provident Financial,Amerprise Financial and Midwest Real Estate.
As of Monday 9/29 no businesses have indicated they are not in support of the proposed use.
Reasons why the City Planners,the Plan Commission and the City Council should support and approve a
Taco John's Restaurant on State Road 44. This is the first new development in the immediate area since
2011, new development should induce more development,sales tax,tax base, employment growth and
a place eat in the immediate area. In addition the potential for the increased exposure/increased
business that Taco John's customers will bring to businesses in the immediate area.
It should be noted that the City sold land they owned at Hwy 44&91. The City removed this land from
the Universal Business Park for the developer who purchased it. In addition the City approved a non-
office use (day care center)that was put on City owned land in the Universal Business Park.
Uses in the immediate area are industrial, retail, medical,financial, multi-family, wholesale, auto
gasoline and day care center.
15
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CUP/PD-RESTAURENT HUCKLEBERRY INVESTMENTS LLC OFFICE PARK DEVELOPMENT LLC
2300 BLK STH 44 2331 ENTERPRISE DR PO BOX 2216
PC: 10-21-14 OSHKOSH WI 54904-6320 OSHKOSH WI 54903-2216
ALEX MADISON LLC CITY OF OSHKOSH PROVIDENT PROPERTIES LLC
980 AMERICAN DR PO BOX 1130 2391 ENTERPRISE DR
NEENAH WI 54956-1363 OSHKOSH WI 54903-1130 OSHKOSH WI 54904-6320
FIFTH AVENUE LLC BCG PROPERTIES LLC THOMAS K HAGENE MARITAL
2515 GASLIGHT CT 3076 ROSEWOOD LN TRUST
OSHKOSH WI 54904-7309 OSHKOSH WI 54904-7613 2461 SECURITY DR
OSHKOSH WI 54904-7896
DISCOVERY PROPERTIES LLC RLR INVESTMENTS LLC C E S A 6
230 OHIO ST STE 200 600 GILLAM RD 2935 UNIVERSAL CT
OSHKOSH WI 54902-5825 WILMINGTON OH 45177-9089 OSHKOSH WI 54904-6324
DAW BUILDINGS LLC HWY 44 BUSINESS PLACE LLC OSHKOSH OFFICE PARK
801 YORK ST PO BOX 2216 ASSOCIATES LLC .
MANITOWOC WI 54220-4630 OSHKOSH WI 54903-2216 5711 GREEN VALLEY RD
OSHKOSH WI 54904-9700
MIDWEST REAL ESTATE PCI UNIVERSAL STREET OFFICE CENTRAL WISCONSIN REALTY
DEVEZOPMENT CO INC LLC HOLDINGS ZZC
2990 UNIVERSAL ST B 200 E WASHINGTON ST STE 2A 484 SUNNYBROOK DR.
OSHKOSH WI 54904-5903 APPLETON WI 54911-5450 OSHKOSH WI 54904-7424
STATE ROAD 44 LLC CITIZENSFIRST CREDIT UNION THOMAS N RUSCH/RICHARD
947 TRILLIUM TRL PO BOX 3046 GABERT
OSHKOSH wz 54904-7671 osxxosx wz 54903-3046
PO BOX 3808
osxxosx wz 54903-3808
JBOK ENTERPRISES LLC JEFFREY ROGGE
4509 N KNOLLWOOD ZN 178 ALDER AV
APPLETON WI 54913-7668 OMRO WI 54963
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