HomeMy WebLinkAbout04. 17-300 JUNE 27, 2017 17-300 RESOLUTION
CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN FOR MULTI-
TENANT RETAIL/OFFICE USE; 1000 BLOCK NORTH
WASHBURN STREET
INITIATED BY: OC DEVELOPMENT 2, LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS,the Plan Commission finds that the General Development Plan for the
proposed planned development of the property located on the 1000 Block North
Washburn Street is consistent with the criteria established in Section 30-387(6) of the
Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that the General Development Plan for construction of a multi-tenant retail and
office use located on the 1000 Block of North Washburn Street, per the attached, is hereby
approved and the following conditions be addressed in the final planned development
Site Implementation Plan:
1) Formal pedestrian access separate and distinct from the vehicle drive lanes be
provided connecting the pedestrian crossings at the internal roadway intersection
through the subject development to the public sidewalk on N Washburn Street.
2) A Conditional Use Permit be granted to permit the parking facilities to exceed
125% of the development's minimum number of required parking spaces in
conjunction with Specific Implementation Plan review process.
3) Proposed internal parking lot landscape islands meet code requirements upon
Specific Implementation Plan review process.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: June 22, 2017
RE: Approve General Development Plan for a Multi -Tenant Retail/Office Use; 1000
Block North Washburn Street (Plan Commission recommends approval)
BACKGROUND
The subject development areas consist of a single parcel approximately 3.17 acres (138,035
square feet) in size. The subject site is currently vacant with the exception of a two lane access
drive located along the southern property line which was constructed in conjunction with the
planned development for Lowe's (west of the subject site) that was approved in 2007 (Resolution
07-89). The property has a SMU-PD Suburban Mixed Use District zoning designation with a
Planned Development Overlay and the 10 and 20 year Comprehensive Land Use Plans
recommend commercial development for the subject site. The proposed development site is
bounded by N. Washburn Street on the north and east and "big box" retail establishments
(Lowe's) on the west and Dick's Sporting Goods and Pet Smart on the south. The land use
pattern in the area is characterized by established retail and service uses such as Lowe's, Kwik
Trip, Panera Bread and Dick's Sporting Goods.
ANALYSIS
The petitioner is proposing to construct a total of three structures which would be occupied by
a single or multiple commercial retail/office tenants and developed in a two-phase approach
with the potential of one or more including a drive-through facility. The proposed uses are
consistent with the City's Comprehensive Plan and are permitted in the underlying zoning
district. The businesses will be open during normal business hours between 6 am through 10
pm with specific hours determined by the tenants. The three structures will house between one
and four commercial units with Phase 1 proposed as a bank with a drive-through facility and
another structure to house four retail or commercial uses and Phase 2 to include a structure to
house an additional three tenants with not more than ten tenants on the subject site. Vehicular
access is proposed to be provided by two existing access drives from N. Washburn Street that
were designed to act as an internal roadway for the commercial campus area and have existing
cross access easements for drives and accesses. Internal circulation is well defined with
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
landscape islands and a pedestrian walk in front of the entrances and along the west property
line however staff recommends a condition that formal pedestrian access is provided connecting
the pedestrian crossings to the public sidewalk on N. Washburn Street. Parking spaces are
proposed to be 159 stalls exceeding the maximum allowed requiring a conditional use permit at
the time of the specific implementation plan submittal. During the Plan Commission discussion
some members were concerned about the amount of parking spaces and the applicant stated
that they would look at ways to reduce the parking space ratio at SIP submittal. Signage is
proposed to consist of wall mounted and ground signage with final plans required to meet code
requirements during the Specific Implementation Plan process. Conceptual landscaping plans
include a variety of shrubs and trees along the building foundations, refuse enclosures, and
along the paved areas throughout the development. Internal landscape islands do not appear
to meet code requirements for size and will require adjustment to the width to meet code
standards. Final landscaping plans will need to meet code requirements during the Specific
Implementation Plan process. Storm water from the site will be directed to the existing
detention basin on the adjacent Lowe's site which was sized for the entire developable area and
designs for the storm water management plans must meet the performance criteria with final
plans to be reviewed and approved by the Department of Public Works as part of the site plan
review process. Building elevations have not been submitted but will be analyzed during the
Specific Implementation Plan process and are required to meet code requirements for design
standards. Concern was expressed at the Plan Commission that the rear of the building facing
Washburn Street be upgraded in appearance at SIP submittal. The proposed development will
have a positive impact on the surrounding area, be harmonious with the character of the vicinity,
and will be architecturally compatible with adjacent structures and a positive contribution to
the community.
FISCAL IMPACT
The proposed GDP will not require any extra city service provisions as services are already
provided to this area. Any extensions of infrastructure required by this development will be
addressed by the developer.
RECOMMENDATION
The Plan Commission recommended approval of the general development plan with conditions
at its June 20, 2017 meeting.
Respect lly Submitted,
Darryn Burich
Director of Planning Services
Approved:
Mark A. Rohloff
City Manager
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
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These map(sydatasels are provided for information purposes only and may not be sufficient or
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ITEM: APPROVAL OF A GENERAL DEVELOPMENT PLAN FOR A MULTI -TENANT
RETAIL/OFFICE USE LOCATED ON THE 1000 BLOCK OF N. WASHBURN
STREET
Plan Commission meeting of June 20, 2017
GENERAL INFORMATION
Applicant/Owner: OC Development 2, LLC
Actions Requested:
The applicant requests approval of a General Development Plan for the construction of a multi -
tenant retail/office use located on the 1000 block of N. Washburn Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject development areas consist of a single parcel approximately 3.17 acres (138,035 square
feet) in size. The subject site is currently vacant with the exception of a two lane access drive
located along the southern property line which was constructed in conjunction with the planned
development for Lowe's (west of the subject site) that was approved in 2007 (Resolution 07-89).
The property has a SMU-PD Suburban Mixed Use District zoning designation with a Planned
Development Overlay and the 10 and 20 year Comprehensive Land Use Plans recommend
commercial development for the subject site. The proposed development site is bounded by N.
Washburn Street on the north and east and "big box" retail establishments (Lowe's) on the west
and Dick's Sporting Goods and Pet Smart on the south. The land use pattern in the area is
characterized by established retail and service uses such as Lowe's, Kwik Trip, Panera Bread and
Dick's Sporting Goods.
Subject Site
Existing Land Use
Zon1n
Undeveloped
SMU-PD
Adjacent Land Use and Zoning
Existing Uses
Zoning
North
Public Right -of -Way (N Washburn St)
SMU-PD
West
Retail (Lowe's)
SMU-PD
South
Retail (Dick's Sporting Goods/Pet Smart)
SMU-PD
East
Public Right -of -Way (N Washburn St)
SMU-PD
Comprehensive Plan
Comprehensive Plan Land Use Recommendation
Land Use
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
ANALYSIS
Use
The petitioner is proposing to construct a total of three structures which would be occupied by a
single or multiple commercial retail/office tenants. The proposed development plan identifies a
two-phase approach to developing the subject site. It is anticipated that at least one, and
potentially two, of the proposed structures would include a drive-through facility. The proposed
uses are consistent with the recommended land use in the City's Comprehensive Plan as the area
is identified as appropriate for commercial use due to its location and the commercial nature of
the general vicinity. Additionally, both retail and office uses are permitted in the underlying
Suburban Mixed Use Zoning District and approval of the proposed development plan will meet
the requirements of the Planned Development Overlay District. The proposed tenant spaces will
have approximately thirty to sixty daily employees. The businesses will be open during normal
business hours of operation typically between 6 a.m. and 10 p.m., with specific hours determined
by the tenants.
Site Design
According to the petitioner, the proposed development plan would include a total of three
structures, which will house between one and four commercial units. Phase 1 of the proposed
development plan will include construction of a 2,501 square foot bank with a drive-through
facility and an 8,252 square foot structure to house approximately four retail or commercial
tenants. Other Phase 1 improvements include three refuse enclosure areas, surface parking lot
facilities, and site landscaping. Phase 2 of the proposed development plan would include
construction of a 7,747 square foot structure to house approximately three retail or commercial
tenants. Final tenant build out space will be dependent on future tenants but the applicant does
not anticipate more than ten commercial tenants on the subject site. The buildings are proposed to
be located on the north and east portion of the development site so that the main entrance areas
face south and west towards the internal commercial campus. Parking areas are proposed to be
located at the southwest corner of the site abutting the existing internal shared roadway.
Parking, Access and Circulation
Vehicular access to the development site is proposed to be provided by two existing access drives
running from N Washburn Street to the development site. Both existing access drives were
designed to act as an internal roadway for the commercial campus area. The first existing access
drive straddles the south property line of the subject site and the second runs north/south and
connects N Washburn Street to the internal campus four-way intersection. All accesses and drives
within the subject development and the commercial campus have existing cross access easements.
Internal circulation for vehicles is well defined with inclusion of landscape islands at entrances
and parking row ends. With the exception of a wide pedestrian walk directly in front of the
building's entrances and an existing 5 foot wide walk running along the west property line, the
Item -1000 Block off Washburn St PD
submitted plans do not provide any pedestrian connections to either the public sidewalk on
North Washburn Street or the walk at the internal roadway four-way intersection. Staff
recommends a condition of approval that formal pedestrian access separate and distinct from the
vehicle drive lanes be provided connecting the pedestrian crossings at the internal roadway
intersection through the subject development to the public sidewalk on N Washburn Street.
The proposed 159 parking spaces (147 parking stalls to be constructed during Phase 1 and 12
parking stalls to be constructed during Phase 2), exceeds the range of the code required minimum
62 stalls and maximum 78 stalls. Upon Specific Implementation Plan review process, a
Conditional Use Permit would need to be granted to permit the parking facilities to exceed 125%
of the development's minimum number of required parking spaces.
Signage and Lighting
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 the Specific
Implementation Plan review process.
Signage for the site is proposed to consist of wall mounted and ground signage. The petitioner is
proposing to utilize a twelve foot tall multi -tenant monument sign located in the northeast corner
of the subject site. The final wall and ground signage plans will be required to meet code
requirements and will be evaluated further during the Specific Implementation approval process
and approved by the Department of Community Development prior to construction.
Landscaping
A conceptual landscaping plan for the site has been submitted with the application and includes a
variety of shrubs and trees. The proposed landscaping is disbursed along building foundations
and refuse enclosures and proposes to buffer the paved areas throughout the development site.
Internal landscaped parking lot islands are proposed to contain trees and other vegetation that
will act to break up the mass of hard surface associated with the parking lot. In reviewing the
landscaping plan, staff identified that the internal landscaped parking lot islands do not appear to
meet the code required seven feet wide and 250 square foot minimum. Staff recommends that the
petitioner adjust the width of the parking lot landscape islands to meet code to ensure that future
landscaping can be supported. The final landscaping plan including quantities and locations of
plant materials will need to meet Zoning Code requirements and will be analyzed during Specific
Implementation review process.
Stormwater Management
The petitioner has indicated in their narrative that stormwater from the site will be directed to the
stormwater detention basin on the neighboring Lowe's site, which was sized to take in the
additional volumes for the entire developable area. The Department of Public Works has
reviewed the proposed development plan and noted that documentation and designs must meet
the City's stormwater performance criteria for both water quantity and quality control. Final
stormwater management plans will need to be reviewed and approved by the Department of
Public Works as part of the site plan review process prior to obtaining building permits.
Iten"000 Block of N Washburn St PD
Building; Design
Proposed building elevations have not been submitted at this time but will be submitted and
analyzed during the Specific Implementation Plan review process. The proposed structures will
need to meet or exceed the code requirements of the commercial building design standards found
within the Zoning Ordinance.
RECOMMENDATION/CONDITIONS
Staff believes that the development meets the standards set forth in Section 30-387 of the Zoning
Ordinance 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 properties
or the community as a whole. Staff also feels that the proposal reflects the city's 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 General Development Plan with the following conditions:
1) Formal pedestrian access separate and distinct from the vehicle drive lanes be provided
connecting the pedestrian crossings at the internal roadway intersection through the
subject development to the public sidewalk on N Washburn Street.
2) A Conditional Use Permit be granted to permit the parking facilities to exceed 125% of the
development's minimum number of required parking spaces in conjunction with Specific
Implementation Plan review process.
3) Proposed internal parking lot landscape islands meet code requirements upon Specific
Implementation Plan review process.
The Plan Commission approved of the general development plan as requested with conditions
noted. The following is the Plan Commissions discussion on this item.
Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land
use and zoning classifications in this area. He discussed the proposal for the construction of three
commercial structures on the subject site which is consistent with the City's Comprehensive Plan
and is a permitted use in the underlying zoning district and meets the requirements of the
planned development overlay. The project is proposed to be constructed in two phases and
would be utilized for retail and commercial uses. He discussed the entrances, parking area, and
access drives for the development and reviewed the conceptual site plan. He also discussed the
internal circulation and pedestrian accesses as well as the number of parking stalls which will
exceed the maximum number of stalls allowed by code. He reviewed the ground signage
proposed for the site, the conceptual landscape plan, and the landscape islands in the parking lot
that do not meet code requirements. He stated that final plans for all aspects of the development
would be reviewed at the time of the specific implementation plan submittal. He discussed the
storm water management plans which would require approval by the Department of Public
Works during the site plan review process. Building elevations have not yet been submitted but
would require approval when the specific implementation plan is reviewed. He also reviewed
the conditions recommended for this request.
Item -1000 Block off Washburn St PD
Ms. Propp stated that the number of parking stalls seems excessive as it is more than twice the
amount permitted by the zoning ordinance.
Mr. Burich stated that Ed Bowen was the petitioner for the request and has not yet arrived but he
would be able to address this concern. He further stated that it may be due to the fact that they
are confined to particular footprints for the placement of the structures related to the other
developed sites adjacent to this parcel and this development would still require approval of site
details at the time of the specific implementation plan submittal.
Mr. Borsuk questioned if the building designs would come back for review at the time of the
specific implementation plan approval.
Mr. Burich responded affirmatively and stated that this item was a general development plan
only and the process is meant to identify concerns that may be noted so the petitioner would have
adequate time to address these issues prior to the submittal of the Specific Implementation Plan.
Mr. Borsuk stated that he had concerns regarding the appearance of the structures from both
Highway 41 and N. Washburn Street and that the petitioner should be aware that the
Commission had higher expectations of what the elevations should look like from the street in
this heavily traveled area.
Mr. Burich discussed other developments in this vicinity that had similar concerns when
constructed.
Mr. Borsuk discussed that this parcel is within the Highway 41 corridor and the structures would
be facing the street side and therefore should require something more extensive than usual for
aesthetic purposes. He also questioned if with the development of a banking facility on the site if
a traffic study had been completed to address concerns with stacking issues.
Mr. Burich responded that the stacking for the bank facility would come back into the site within
the drive aisles contained on the parcel and should meet code requirements without the necessity
of the completion of a traffic study.
Mr. Cummings commented that the parking seems excessive due to the size of the stores as some
of the uses may be office and not retail uses. He thought that the parking layout may be related
to the fact that some of the site may contain contaminated soils due to its prior use.
Mr. Burich indicated that the developer will have to move forward with the Wisconsin
Department of Natural Resources regarding any site contamination and storm water
management concerns related to this development.
Mr. Cummings questioned what the timeline was for the development.
Mr. Burich responded that the petitioner is moving forward with the general development plan to
initiate the project and the Specific Implementation Plan may be coming forward as soon as
Iten"000 Block of N Washburn St PD
possible most likely in the next few months. He further stated that the parking concerns will
need to be addressed prior to the final plans coming forward.
Ms. Propp again questioned the need for the excessive amount of parking on the site.
Ed Bowen, 601 Oregon Street, petitioner for the request, stated that this was the general
development plan only and is just the initial idea for the site. He discussed the parking issues
with both his partners in the development and city staff and the number of parking stalls will
most likely be reduced prior to the submission of the Specific Implementation Plan. He felt that
they would be open to conditions to alter the number of parking stalls and that the nature of the
site is unusual and is restricted as to what can be placed on the site and where it can be located in
relation to the number of buildings constructed, the amount of building square footage and
position. He stated that he understood the need to meet the parking thresholds as well as the
need to design the site to meet with these other criteria such as the square footage that is dictated
for the size of the structures in agreement with previous development components.
Mr. Burich indicated that the Commission was not approving a conditional use permit for the
number of parking stalls allowed at this time which would be required as currently submitted
and that the petitioner will need to find ways to reduce the number of stalls and provide more
green space on the site.
Mr. Cummings discussed the possibility of the use of the property as a landfill in the past and the
ramifications of this previous use.
Mr. Bowen discussed what may have been buried on the site previously and that they have
performed the digging of test pits for composition verification and have completed soil borings to
confirm if contamination exists on the property. From the results of the tests thus far, it does not
appear that the site is contaminated however some locations are appropriate for parking lot
purposes but not for the construction of buildings. He further discussed the cleanup of the site
and the further research to be performed to verify the condition of the property.
Mr. Cummings questioned what the timeline was for this development.
Mr. Bowen responded that the southeast structure is already in the stage of at lease and the
northwest building is also at lease for a potential user and that they would need to be in the
ground by this summer for site preparation. He does not yet have a timeline for Phase II of the
development however he is looking at late this year and early next year for the first phase and
possibly Phase II at the end of next summer and occupancy in the following year.
Mr. Borsuk discussed how the development is going to be viewed from N. Washburn Street and
Highway 41 in relation to architectural detail and landscaping as this was a highly visible area
and aesthetics for this site was of great importance to the community.
Mr. Bowen discussed the development of Dick's Sporting Goods and Petsmart which are big box
stores that have designated building design plans and that the tenants for this development
would be small users that have less leverage on building elevation requirements. He further
Item -1000 Block of N Washburn St PD
discussed the new zoning ordinance requirements that remove some of the choice for
architectural design as there are more components that are required to meet code standards and
fewer choices to be made regarding this issue. He assured the Commission that full building
elevations would be provided at the time of the specific implementation plan submittal.
Ms. Propp commented that she looked at the Washburn Street side of the Dick's Sporting Goods
development and is not impressed by its appearance as they met the required standards only and
she was hoping that this development would be more aesthetically pleasing.
Mr. Bowen continued discussion regarding the big box store requirements for their building
construction due to its layout and company design and the reasons for these requirements.
Mr. Fojtik questioned if the other buildings in this vicinity block the view of this development
from the street.
Mr. Bowen responded that the view from the Panera Bread development may block the view of
this development however the site will be highly visible at this location.
Mr. Borsuk stated that the city is told that development is confined to certain designs by big box
store requirements and discussed the issue that they can alter these designs in other communities
if required by code standards. He felt that staff should reach out to the trade associations on how
to deal with this situation as national chains have multiple designs for their stores that can be
utilized and he felt that legitimate requests for architectural design can be made of these types of
developments.
Mr. Burich discussed different communities and different requirements for building standards in
all areas and that the city has the ability to add conditions to address these concerns regarding
aesthetics however some developments may move to another community if the requirements in
this area are too restrictive compared to other locations.
Mr. Cummings agreed with Mr. Borsuk regarding the national chains having the ability to
improve the aesthetic qualities of their developments if required and that the recent CVS
development is not impressive for such a highly visible location. He further discussed other
issues relating to big box developments such as the changes in retail use, issues with challenging
assessments of their property, and the large asphalt parking lots that are left behind when the
store closes.
Mr. Burich continued discussion on this issue and the importance of wanting quality
developments in the community however that there are also some developments that may walk
away from building in this city if aesthetic requirements are overly prescriptive as they will move
to another community in the vicinity and the community has to be prepared to accept that.
Mr. Hinz commented that there is a lot of open space between these buildings which could
provide area for additional trees to be planted between the buildings and the street to improve
the aesthetics of the site.
Item -1000 Block ofN Washburn St PD
Motion by Borsuk to approve a general development plan for a multi -tenant retail/office use located
on the 1000 block of N. Washburn Street with the following conditions:
1) Formal pedestrian access separate and distinct from the vehicle drive lanes be provided connecting
the pedestrian crossings at the internal roadway intersection through the subject development to
the public sidewalk on N Washburn Street.
2) A Conditional Use Permit be granted to permit the parking facilities to exceed 125% of the
development's minimum number of required parking spaces in conjunction with Specific
Implementation Plan review process.
3) Proposed internal parking lot landscape islands meet code requirements upon Specific
Implementation Plan review process.
Seconded by Hinz. Motion carried 7-0.
Item -1000 Block of N Washburn St PD
Cilot
Oshkosh
APPLICANT INFORMATION
City of Oshkosh Application
Planned Development Review
❑ Conditional Use Permit Review
"PLEASE TYPE aR PRINT USING BLACK INK"
SUBMIT TO:
Dept. of Community Development
215 Church Ave., P.O. Box i f30
Oshkosh, Wisconsin 54903-1130
PHONE: (920) 236-5059
Petitioner:.. , 0C �.��c►-��yv��N'[" `L ���- $ /1
// ,,qq Date:
Petitioner's Address:. L9 0 V �6G C3 sT ,r�
City: _ V s � iGD S t4 ,State: W l Zip: ,941 '2,.. �
Telephone #: (10) �S � - M f _ Fax: ( ) Other Contact # or Email: .� t l � oA p ( dvt p ar`L", S.
Status of Petitioner (Please Check): z Re s ntafive iC, T ant _ Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): _ !S tAm
.. _Date:
Owner(s) Address:
Telephone #: ( ) Fax: (
City:
State: Zlp:
Other Contact # or Email:
Ownership Status (Please Check): -,'2 Individual Trust 0 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 otherfor��totion necessary to process Is application, 1 also understand that all
meeting dates are tentative and may be p tp4fiied bvtJae Planning Servic/B`Division for incomplete submissions or other
administrative reasons. n f /Z
Property Owner's Signature: C/ Date:
SITE INFORMATION r�
Address/Location of Proposed Project: --D. w ALq%V w <;I-, Parcel No. �Z 1 d dip
Proposed Project Type: MOL -TA TeIsJA A 1: (.IG'f'A I L
Current Use of Property: V AC AIJ'� L,4h)
Land Uses Surrounding Site: North: 'R65rAv"uT Ad15"
South:— RE'ii41t. ��jCl�f �EiSVhr4R-T
East: N 1 r f '
West: KETI11 L t Lod ff
'"Please note that a meeting notice will be mailed to all abutting property owners regarding your request,
➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh,
> Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please the City's website at www,c.i,olshkosli.wi.us/Community_Development/Planning.hfni
Staff Date Recd
F
within this area. Traffic generated from this development will be in keeping with the traffic currently
generated by neighbors such as Lowe's, Kwik Trip, Panera Bread, Dick's Sporting Goods and Petsmart.
Per the application form, below is our statement regarding any negative impacts on the following issues;
• We do not believe there will be any negative health, safety or general welfare Impacts on any of
the surrounding land as a result of this identical usage pattern.
• Pedestrian and vehicular circulation and safety will be handled within the previously constructed
shared driveways, and will not impact the amount of traffic being routed towards the public
right-of-ways In numbers that would create traffic problems.
• This project will not create any additional noise, air, water or other pollutions- in fact, it will
assist in remediating a former site of landfilling activities, thereby having a positive
environmental impact.
0 it will not impact the demand for or availability of public services in a negative way, as all
necessary public services are in the vicinity and have adequate capacity to serve this project.
• There will be no negative impact on the character or future development of the area, as this is a
commercial area being developed with commercial uses in keeping with the surrounding areas.
aScha
The Morgan Partners, LLC
6
TIDE MORGAN PARTNERS
Professional Real Estate ,services
Mr. Darryn Burrich
Planning Director
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54901
RE: Multi -Tenant Retail Development — Oshkosh, WI
Mr. Burrich:
Please allow this letter to serve as our narrative relating to a Planned Development located in front of
Dick's Sporting Goods and Petsmart on Washburn Avenue, Parcel ID # 1621750000. While located within
a Planned Development already, we are applying for our General Development Pian review to get
feedback from the City of Oshkosh prior to moving forward with our full Specific Implementation Plan
submittal.
The existing use of the property is undeveloped vacant land, which has been subject to a PD since this
area was originally planned in 2005. We acquired this property in 2015 as part of the development of
Dick's Sporting Goods and Petsmart, which was completed in 2016 on the adjacent parcel. We are
anticipating building no more than 18,500 square feet of single and multiple tenant mercantile buildings,
although our final plan my range from 16,000 to 18,500. We are limited to this number by the reciprocal
easements placed on this property by Lowe's during the initial development on this area. We anticipate
3 buildings, ranging in size from 2500 square feet to 8000 square feet, all served by a system of shared
drive aisles and parking areas. The development will have one shared monument sign as well as several
dumpster areas.
As a retail/office development, there will be no residents on this site, and anywhere from 30-60 daily
employees on an approximate basis. Each building will house between 1 and 4 commercial units, with a
likely maximum of 10 commercial spaces between the 3 buildings. We anticipate that at least one, and
potentially two, of these buildings will feature a drive-through facility as well. Because the final floor
plans have not been determined, we cannot say the exact floor area ratios and amounts of impervious
surfaces, but we have ample parking and landscape areas to accommodate the required amount. We do
not anticipate any negative Impacts on any of the adjoining properties from this development, as they
are all currently either retail, restaurant or office uses and we believe our project will be very compatible
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GDP -MULTI TENANT RETAIL OC DEVELOPMENT 2 LLC LOWES HOME CENTERS LLC
1000 BLK N WASHBURN ST 601 OREGON ST B 1000 LOWES BLVD
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