HomeMy WebLinkAbout07. 17-392 AUGUST 8, 2017 17-392 RESOLUTION
CARRIED 6-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN FOR A MULTI-
TENANT RETAIL/OFFICE USE LOCATED ON THE 1000 BLOCK
OF NORTH WASHBURN STREET
INITIATED BY: OC DEVELOPMENT 2, LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS,the general development plan for the proposed planned development
located in the 1000 block of North Washburn Street was previously approved; and
WHEREAS, the applicant has submitted a specific implementation plan for
construction of a multi-tenant retail/office use located on the 1000 block of North
Washburn Street; and
WHEREAS, the Plan Commission finds that the specific implementation plan for
the planned development for construction of a multi-tenant retail/office use located on
the 1000 block of 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 a specific implementation plan for the planned development for
construction of a multi-tenant retail/office use located on the 1000 block of North
Washburn Street, per the attached, is hereby approved with the following conditions:
1) Parcels 16-2175-0000 and 16-2131-0200 shall be combined into one parcel.
2) Westernmost landscape islands shall be increased to the code-required minimum
of seven feet wide;
3) Base Standard Modification to permit the parking facilities to exceed 125% of the
development's maximum number of required parking spaces with a limit not to
exceed 130 stalls;
AUGUST 8, 2017 17-392 RESOLUTION
CONT'D
4) The landscape bed west of the proposed bank's drive-through be extended to the
south and provide more-intensive landscaping;
5) Base Standard Modification to permit the three proposed dumpster enclosures to
be located within the front yard with more-intensive landscaping and
constructed with materials of the same type as the principal structure as
approved by the Department of Community Development.
6) Architectural elevations for the future bank and Phase II commercial buildings to
be reviewed and approved by the Plan Commission. No further review of Phase
II commercial building will be required if it is generally similar in appearance to
the Phase I commercial building.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: August 3, 2017
RE: Approve Specific Implementation Plan for a Multi -Tenant Retail/Office Use
Located on the 1000 Block of North Washburn Street (Plan Commission
recommends approval)
BACKGROUND
The subject development areas consist of two parcels 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. One item of concern discussed
during the General Development Plan (GDP) review was the large amount of surface parking
shown and a preference to reduce the overall amount of surface parking at SIP. The other item
of concern discussed during the GDP was the look of the building elevations facing Washburn
Street and the desire that they not resemble the "back" of a building.
ANALYSIS
The petitioner is proposing to construct a total of three structures to be occupied by a single or
multiple commercial retail/office tenants in a two -phased approach. The proposed uses are
consistent with recommended land use in the City's Comprehensive Plan and permitted in the
underlying zoning district. The subject site will be conditioned to combine the two existing
parcels into one lot. Phase 1 is proposed to include construction of a bank with a drive-
through and a second structure with two retail or commercial tenants as well as three refuse
enclosure areas, surface parking, and site landscaping. Phase 2 is proposed to include
City Hall, 215 Church Avenue P.O. Box 1 130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
construction of a third structure to house three retail or commercial tenants with not more than
ten commercial tenants on the subject site.
Due to the previously raised concerns about the amount of parking proposed on site, the
petitioner has reduced the number of overall parking stalls to 134 stalls constructed in Phases 1
and 2. However, the total number still exceeds code requirements of 69 stalls requiring a base
standard modification. Additionally, as the westernmost landscape islands are five feet wide
and code requires a minimum of seven feet in width, staff is recommending a condition that
these islands be increased to meet code requirements which will then eliminate the four
easternmost parking spaces and reduce and cap the overall parking for the site at 130 spaces.
Building elevations for the two -tenant structure appears to meet the architectural design
standards for commercial buildings and will be verified during site plan review. The concerns
regarding the "backs" of the building along Washburn appear to have been met by adding
windows to these facades. The designs for the bank and Phase 2 building have not yet been
submitted and will be brought back for future review and approval.
As proposed the development appears to be harmonious and in keeping with the intended
character of the area. The development generally meets the standards of the zoning ordinance
and will have a positive impact on the surrounding area by adding commercial and retail
activity to this overall commercial area of N. Washburn Street.
FISCAL IMPACT
As this is an infill development, it will not require the provision of additional city services so
should not have any fiscal impact.
RECOMMENDATION
The Plan Commission recommended approval of the specific implementation plan with
conditions at its August 1, 2017 meeting.
Resp fully 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
ITEM: APPROVAL OF A SPECIFIC IMPLEMENTATION PLAN FOR A MULTI -
TENANT RETAIL/OFFICE USE LOCATED ON THE 1000 BLOCK OF N.
WASHBURN STREET
Plan Commission meeting of August 1, 2017
GENERAL INFORMATION
Applicant/Owner: OC Development 2, LLC
Actions Requested:
The applicant requests approval of a Specific Implementation Plan for 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:
A General Development Plan for this development was reviewed by the Plan Commission on June 20, 2017
and approved by the Common Council on June 27, 2017.
The subject development areas consist of two parcels 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. One item of concern discussed during the GDP review was the large
amount of surface parking shown and a preference to reduce the overall amount of surface
parking at SIP. The other item of concern discussed during the GDP was the look of the building
elevations facing Washburn Street and the desire that they not resemble the "back" of a building.
Subject Site
Existing Land Use
Zoning
Undeveloped
SMU-PD
Adjacent Land Use and Zoning
Existing Uses
Zonhn
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 -phased approach to developing the subject site. 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 proximity and the commercial nature of the general vicinity.
Additionally, both retail and office uses are permitted in the underlying Suburban Mixed Use
Zoning District by -right, and approval of the proposed development plan will meet the
requirements of the previously approved Planned Development. 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
The subject site consists of two parcels; one being the vast majority of the property and the other
being a 308 square foot sliver along N. Washburn Street recently acquired by the petitioner. To
clean things up, staff is recommending a condition to require the two parcels be combined into
one.
According to the petitioner, the proposed development plan would include a total of three
structures, which will house between one and three commercial units. Phase 1 of the proposed
development plan includes construction of a 2,501 square foot bank with a drive-through and an
6,000 square foot structure (reduced from 8,252 in the GDP) to house approximately two (four
shown on the GDP) 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 8,000 square foot structure
(increased from 7,747 square feet in the GDP) to house approximately three retail or commercial
tenants. Final tenant build out space will be dependent on future tenant needs; however, 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
Item -1000 Block of N Washburn St. SIP & PD
proposed to be located at the southwest corner of the site abutting the existing internal shared
roadway.
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
site plan submitted for the GDP did not provide any pedestrian connections to either the public
sidewalk on North Washburn Street or the walk at the internal roadway four-way intersection.
Per a condition of approval for the GDP, pedestrian paths have been included leading from both
retail structures to the Lowes/Dicks internal sidewalks and to N. Washburn Street, therefore the
condition has been met.
During and after the GDP approval process, City staff communicated to the petitioner to try to
reduce the number of parking stalls, which to a degree has been accomplished. Phases 1 and 2
show a total of 134 parking stalls which is a reduction of 25 stalls from the 159 shown on the GDP.
The proposed 134 parking spaces (122 parking stalls to be constructed during Phase 1 and 12
parking stalls to be constructed during Phase 2), still exceeds the range of the code required
minimum 56 stalls and maximum 69 stalls. The Common Council did place a condition on the
GDP that a Conditional Use Permit shall be granted for the increase in the number of parking
stalls by over 125% of what is allowed for SIP approval.
Staff also noticed that Condition 3 from the GDP requiring landscape islands needs to meet code
requirements has not been met. The westernmost landscape islands are shown to be five feet
wide whereas landscape islands are required to be a minimum of seven feet wide. Increasing the
islands to seven feet or more will eliminate four additional parking stalls reducing the total to
130. Staff is recommending a condition that the westernmost islands be increased to a minimum
of seven feet wide and eliminate the four westernmost parking spaces for the two parking rows.
Staff is also recommending a base standard modification to allow the increase in the overall
number of parking stalls permitted in lieu of the Conditional Use Permit condition from the GDP.
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 Site Plan review
process.
Item -4000 Block of N Washburn St. SIP & PD 3
Signage for the site is proposed to consist of wall mounted and ground signage per the GDP
approval. 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 Site Plan approval
process and approved by the Department of Community Development prior to construction. The
petitioner will also need to coordinate with Lowes' corporate office to ensure that proposed
ground signage meets their requirements as they do have authority on the overall height allowed
for signage.
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 Site
Plan review process. Staff also noticed an absence of foundation landscaping along the west side
of the bank building. Staff understands that with the location of the drive-through, foundation
landscaping at that location is impractical. To mitigate this deficiency, staff is recommending that
the landscape bed to the west of the bank's drive-through be extended to the south and provide
more -intensive plantings.
Storm water Management
The petitioner has indicated in their narrative that storm water from the site will be directed to
the storm water 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 storm water performance criteria for both water quantity and quality control. Final
storm water 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.
Building Design
Proposed building elevations for the two -tenant commercial structure have been included with
the submittal. Although not identified on the plan, it appears the materials consist of a
combination of brick and/or brick veneer, and glass curtain systems (Class I materials), and EIFS
(Class H material). Based on this it appears the building meets the architectural design standards
for commercial buildings. This will be verified during Site Plan Review. Building designs for the
proposed bank and Phase 2 commercial building have not been submitted and as a condition of
approval staff is recommending the elevations be brought back to the Plan Commission for future
review approval.
Item -1000 Block of N Washburn St. SIP & PD
Dumpster Enclosures
Three dumpster enclosures are shown on the submitted site plan, one serving each of the
proposed buildings. All three enclosures are situated in front yards which is prohibited. In
looking at the site design, the commercial structures are positioned along the periphery of the
property along N. Washburn Street with the off street parking area located internally on the site
and shielded from the right-of-way. This limits viable and convenient locations for the enclosures
and staff is supportive of a base standard modification to permit the dumpster enclosures within
the front yard. Elevations of the enclosures have not been submitted but are required to meet
architectural standards for commercial dumpster enclosures which will be verified at Site Plan
Review. As a condition, staff also recommends more -intensive landscaping to be installed
around the foundations of the enclosures.
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 Specific Implementation Plan with the following conditions:
1) Parcels 16-2175-0000 and 16-2131-0200 shall be combined into one parcel.
2) Westernmost landscape islands shall be increased to the code -required minimum of seven
feet wide;
3) Base Standard Modification to permit the parking facilities to exceed 125% of the
development's minimum number of required parking spaces;
4) The landscape bed west of the proposed bank's drive-through be extended to the south
and provide more -intensive landscaping;
5) Base Standard Modification to permit the three proposed dumpster enclosures to be
located within the front yard with more -intensive landscaping as approved by the
Department of Community Development.
6) Architectural elevations for the future bank and Phase II commercial buildings to be
reviewed and approved by the Plan Commission. No further review of Phase II
commercial building will be required if it is generally similar in appearance to the Phase I
commercial building.
The Plan Commission approved the Specific Implementation Plan as requested with revised
conditions. The following is the Plan Commissions discussion on this item.
Mr. Nau presented the item and reviewed the site and surrounding area as well as the land use
and zoning classifications in this area. He stated that a general development plan for the site was
recently approved and he reviewed the general development plan and the specific
implementation plan site plans. He reviewed the location of the structures and parking stalls and
Item -1000 Block off Washburn St. SIP & PD 5
stated that the size of the structures changed slightly since the initial submittal. He also reviewed
the accesses, internal circulation, pedestrian walks and parking facilities for the proposed
development and explained that the number of parking stalls had been reduced by 25 stalls as
requested however the number of stalls still exceeds the range of what would be allowed by code
for the development. He also noted that the landscape islands do not meet code requirements
and reviewed the signage plans for the monument sign which will be required to meet code
requirements. He stated that lighting plans had also not yet been submitted but will be reviewed
during the site plan review process to ensure they meet code requirements. A concept landscape
plan was reviewed which will also be required to meet code standards and he explained that the
storm water management will be handled through directing it to the existing detention basin on
the Lowe's site. He reviewed the building elevations for the two tenant property which meets the
architectural design standards and stated that no building elevations had been submitted for
either the bank facility or the other tenant structure and would be submitted for Commission
review unless the elevations meet the same standards as the structure submitted. He also
discussed the location of the dumpster enclosures which will be required to have enhanced
landscaping as they would be located within the front yard. He also reviewed the conditions
recommended for this request.
Mr. Thoms commented that he did not see any dedicated access area for deliveries other than the
use of the front entrances of the buildings.
Mr. Burich commented that developments for smaller tenant uses should not have any issues
with not providing a dedicated loading area for deliveries.
Mr. Thoms questioned the wording of condition #3 relating to the base standard modification to
permit the parking facilities to exceed the number of stalls allowed by code as he felt it should
contain language relating to a cap of no more than 130 stalls.
Mr. Nau responded that the site plans depict the number of parking stalls to be at 134 as
proposed.
Mr. Thoms indicated that the staff report references that four stalls will be removed to
accommodate the adjustment to the size of the landscape islands to meet code requirements
which should reduce the number of parking stalls to 130 total.
Mr. Hinz questioned if the wording in the condition should refer to the minimum or maximum
number of stalls.
Mr. Thoms stated that the one monument sign would serve the entire development however he
questioned if each building would also be allowed to have wall signage on the structure.
Mr. Nau responded affirmatively and stated that the wall signage would be required to meet
code requirements.
Mr. Thoms then questioned the location of the monument sign.
Item -1000 Block ofN Washburn St. SIP & PD
Mr. Nau displayed on the site plan the location of the monument sign.
Mr. Thoms also questioned if there would be any new accesses from Washburn Street for this
development.
Mr. Nau responded negatively.
Mr. Thoms then commented on the building elevations and that the back sides of the structures
need to be aesthetically acceptable as they will be visible from the street.
Mr. Nau indicated that the elevations submitted depict faux windows along the Washburn Street
side of the structure and reiterated that the building elevations for the second structure will not
need to come back for further review and approval if it is similar to the elevations submitted for
the two tenant structure. He noted that the elevations of the other structures proposed for the site
will come back for further review and approval if they are radically different than the original
submission.
Mr. Thoms then inquired if the refuse enclosures would be constructed of the same materials as
the principal structure.
Mr. Burich responded that code requirements state that the materials are not required to be the
same materials but similar or compatible to the principal structure.
Mr. Thoms stated that he felt the refuse enclosures in this case should be more aesthetically
pleasing since they are located within the front yard.
Mr. Cummings inquired about the start and end dates for the Phase 1 and Phase 2 developments.
Ed Bowen, 601 Oregon Street, stated that Phase 1 will start construction with an April 1st
occupancy date therefore construction would begin in September or October and the next
structure was anticipated for late spring or early summer. Phase II was anticipated to be under
construction next summer for occupancy in fall and the total time frame would be 12 to 14
months however this could be dictated by market demands. He further stated that building
elevations will be submitted to the Commission for review as the bank building will be unique
and not the same materials as the two tenant building included with this submission. Phase II
depicts the maximum size for the buildings which is subject to change and he discussed the
factors dictated by the Lowe's development regarding their requirements for future site
development. He indicated that final plans would come back to the Commission for review and
approval once more details are available regarding the final build out designs as they are not sure
of the size and design of the other structures at this point. He discussed the need for a designated
delivery area for the tenants and stated that smaller tenants usually have this function done
through the use of the' front door and that they have allocated space near the refuse enclosures if
necessary however the anticipated tenants are not delivery -heavy type users but low impact
tenants that would not require any loading facilities. He explained that he did not know why the
landscape islands were not sized correctly on the site plan and this discrepancy would be
addressed to correct the issue so they are sized to meet code requirements. In regard to the refuse
Item -1000 Block off Washburn St. SIP & PD
enclosures, he was agreeable to change the construction materials to identical rather than
compatible with the principal structure and they can use as much as the same materials as
possible. He further discussed the layout for the site and that they tried to accommodate as much
of the current standards for aesthetically pleasing features as possible such as the placement of
the parking stalls behind the building and having the back of the structure identical to the front.
Mr. Vajgrt left at 4:55 pm.
Ms. Propp stated that the site is mounded up with fill dirt and questioned if it will be leveled out.
Mr. Bowen responded that it would be leveled off to the best of their ability however some of the
fill dirt cannot be disturbed and will be utilized on the site however the slopes will be functional.
He also thanked staff for their cooperation with the development plans for this site.
Motion by Thoms to approve a specific implementation plan for a multi -tenant retailloffice use for
property located on the 1000 block of N., Washburn Street with the following conditions:
1) Parcels 16-2175-0000 and 16-2131-0200 shall be combined into one parcel.
2) Westernmost landscape islands shall be increased to the code -required minimum of seven feet wide;
3) Base Standard Modification to permit the parking facilities to exceed 125% of the development's
maximum number of required parking spaces with a limit not to exceed 130 stalls;
4) The landscape bed west of the proposed bank's drive-through be extended to the south and provide
more -intensive landscaping;
5) Base Standard Modification to permit the three proposed dumpster enclosures to be located within
the front yard with more -intensive landscaping and constructed with materials of the same type as
the principal structure as approved by the Department of Community Development.
6) Architectural elevations for the filture bank and Phase II commercial buildings to be reviewed and
approved by the Plan Commission. No further review of Phase II commercial building will be
required if it is generally similar in appearance to the Phase I commercial building.
Seconded by Borsuk. Motion carried 7-0.
Item -4000 Block off Washburn St. SIP & PD
SUBMIT TO:
Dept. of Community Development
City of Oshkosh Application 215 Church Ave., P.O. Box 1130
ci of Oshkosh, Wisconsin 54903-1130
Oshkosh � Planned Development Review PHONE: (920) 236-5059
❑ Conditional Use Permit Review
—PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: OC Development 2 LLC Date: 7/3/17
Petitioner's Address: 601 Oregon St Suite B City: Oshkosh State: WI Zip: 54902
Telephone #: (920 )267-2558 Fax: (920 )235-2535 Other Contact # or Email: ed@themorganpartners.com
Status of Petitioner (Please Check): X❑ Owner 0 Representative ❑ Tenant ❑ Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): SAME AS ABOVE Date:
Owner(s) Address: City: State: Zip:
Telephone #: ( J Fax: ( ) Other Contact # or Email:
Ownership Status (Please Check): ❑ Individual ❑ Trust ❑ Partnership X❑ Corporation
Property Owner Consent: (required)
By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter
upon the property to inspect or gather other information necessary to process this application. I also understand that all
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons,
Property Owner's Signature: Date:
SITE INFORMATION
Address/Location of Proposed Project:.O Washburn St Parcel No, 1621750000
Proposed Project Type: Commercial Development
Current Use of Property: Vacant Land Zoning: SMU-PD
Land Uses Surrounding Site: North: Panera Bread
South: Dick's Sporting Goods/Petsmart
East: 1-41
West: Lowe's
"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.cl.oshkosh.wl.us/Community_Development/Planning.htm
Staff Date Rec'd
THE 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. Per our General
Development Plan approval last month, we are anticipating moving forward with our project in the next
45-60 days and are seeking approval of our Specific Implementation Plan to continue our work.
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
seeking approval to conduct this project in phases, as is shown on the accompanying plans. We are
limited by the reciprocal easements placed on this property by Lowe's during the initial development,
and as such are seeking approval for 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. Phase I construction will consist of
the eastern and westernmost buildings of the site, as well as the shared parking areas and
infratsurcutre. The westernmost building will be a single tenant, 2500 square foot freestanding building
served by a drive-thru, and the easternmost building will be a 2 tenant building of approximately 5700
square feet. The remaining building, to be completed in Phase II of this project, will be no more than
10,000 square feet (as dictated within out reciprocal easement agreements with Lowe's) but more likely
in the 6-8000 square foot range. 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. 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 (which
has, per the request of the Plan Commission during our GDP review, been significantly reduced and
landscape areas to accommodate the required amount. All stormwater is managed in an offsite
I
retention pond north of Lowe's, which has capacity to accept all runoff from this site. Any onsite
treatment of stormwater that may be required prior to draining into this pond will be handled via
biofiltration basins, bioswales or other methods to be approved by the Department of Public Works. 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 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 sidewalks and 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.
• 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.
Respectfully,
Grant Schwab
The Morgan Partners, LLC
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SIP -MULTI TENANT RETAIL OC DEVELOPMENT 2 LLC LOWES HOME CENTERS LLC
1000 BLK N WASHBURN ST 601 OREGON ST B 1000 LOWES BLVD
PC: 08-01-17 OSHKOSH WI 54902-5965 MOORESVILLE NC 28117-8520
MENARD INC
3630 S GEYER RD STE 100
SAINT LOUIS MO 63127-1200
VEREIT MT OSHKOSH WI LLC
PO BOX 460369 DEPT 100
HOUSTON TX 77056-8369
TOWN OF ALGOMA
TOWN CLERK
15 N OAKWOOD RD
OSHKOSH, WI 54904
18
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The City of Oshkosh creates and maintains GIS maps and data for its avn use. They may show the
approximate relative location of property, boundaries and other feature from a variety of sources,
Those map(sydatasets 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 Ilabik for use or misuse.
Temdatenad
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1 in = 0.04 mi
1 in =190 ft
Printing Date: 616!2017
Prepared by: City of Oshkosh, WI
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The Gly of Oshkosh creates and maintains GIS maps and data for its own use. They may sham the
approximate relative location of property, boundaries and other feature from a variety of sources.
These map(s)ldatasets are provided for information purposes only and may not be sufficient or
appropriate for legal, engineering, of surveying purposes, They are provkled 'AS -IS' without
warranties of any !rind and the City of Oshkosh assumes no L&Iity for use or misuse,
JAGISU'lanning'Alan Commission Re Flan Map
1 in=0.19 mi
1 in =1,000 ft
Printing pate: 61612017
Prepared by: City of Oshkosh, Wt
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