HomeMy WebLinkAboutItem VI - A PLAN COMMISSION STAFF REPORT MAY 1,2018
ITEM VI A: ZONE CHANGE FROM SUBURBAN MIXED USE DISTRICT (SMU) TO
SUBURBAN MIXED USE DISTRICT WITH PLANNED DEVELOPMENT
OVERLAY(SMU-PD) AND APPROVAL OF A GENERAL DEVELOPMENT
PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR PROPERTY
LOCATED AT 2322 JACKSON STREET
GENERAL INFORMATION
Applicant: Arc Design Resources on behalf of Casey's General Store
Property Owner: James Chase
Action(s) Requested:
The applicant requests a zone change from the existing Suburban Mixed Use District(SMU) to
Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The applicant also
requests approval of General Development Plan and Specific Implementation Plan to allow for
construction of a Casey's General Store.
Applicable Ordinance Provisions:
The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning
from one classification to another but relies on the Comprehensive Plan and good planning
principles.Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject area is located at the northeast corner of Jackson Street and W.Smith Avenue and
consists of three parcels totaling approximately 1,75 acres in size. The subject area currently
contains two commercial buildings, associated surface parking and a vacant lot. The surrounding
area consists of low density residential to the east and commercial uses to the north, west and
south. The 10 and 20 Year Comprehensive Land Use Plans both recommend commercial for the
subject area.
Subject Site
E.,IsthW Laird Use
Zoning
Commercial/Vacant SMU
Adjacent Land Use and Zoning
Existing Uses Zoaiirt
North Commercial Uses and Single family Residential_ SMU/SR-9
-South Commercial Uses and Single family Residential SMU/SR-9
East— Single Family Residential SR-9
West Commercial Uses SMU
Contprehetisive Plan Land Use Reconnnendation Lath Use
10 Year&20 Year Land Use Recommendation Commercial
ANALYSIS
Use
The proposed development consists of a convenience store,canopy with fuel sales and associated
surface parking. The convenience store will be approximately 4,700 sq. ft. and will provide
general goods including convenience items,beverages, and fresh made to order food (pizzas,
sandwiches, donuts). The approximately 2,400 sq. ft. fuel canopy will include 6 multi-product fuel
dispensers(12 fueling positions). Typical hours of operation will be from 5 am to 12:00 am daily
for the convenience store with 24 hour fuel sales. The development will employ approximately
20-30 people.
Site Design/Access
The proposed development will have two driveway accesses, one from W. Smith Avenue and one
from Jackson Street. Three access control variances are required for the development.
a) One commercial class II driveway on W. Smith Avenue
b) Reduced driveway spacing to 25 feet(north) where code requires a minimum
125 foot spacing between driveways
c) Reduced lateral clearance from W. Smith Avenue to 30 feet where code
requires a minimum of 75 feet
Staff is in support of the Access Control Variances (ACV) and additional information related to j
them can be found in the related staff report. Staff recommends a condition to be placed the
Specific Implementation Plan requiring the approval of the ACV.
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The proposed plan indicates 25 parking spaces. The maximum allowed by the zoning code
would be 20 spaces. A Base Standard Modification(BSM)is required to the development as
proposed. Staff supports a BSM to allow 25 parking spaces as uses of this nature tend to have
intense peak period parking demands (morning commute,lunch time and evening commute).
Staff recommends a condition be placed on the development requiring the three subject parcels be
combined via a Certified Survey Map (CSM).
The applicant is requesting a BSM to be granted along the southeast property line. The Zoning
Code requires a 10' setback for structures and parking along the east property line. The applicant j
is seeking to reduce the required 10' to 79'. Staff has worked with the applicant to find an
alternative site design,but the lot does not have the sufficient width to meet the required front
and side yard setbacks while accommodating the required parking, canopy and building. The
applicant has pushed the building as far north on the site as possible to help mitigate the reduced
setback. The applicant is also proposing a 6'high wood fence along that portion of the property.
Staff supports the request for a BSM to reduce the side yard setback. In staff's opinion the
proposed fence and 79' setback will provide the intent of the 10' side yard setback.
ITEM VIA: Rezone,GDP/SIP 2322 Jackson S! 2
1n conjunction with the setback BSM the applicant is also requesting to place for a loading area
within 50' of a residential district. The applicant attempted several different site designs but was
not able to meet the 50' required separation from both the northern and southern residential
areas. The applicant feels the proposed location is the most optimal as it lines up with the
neighbor's garage and will be buffered by the aforementioned fence. The loading area would also
be landscaped along its south side. Staff supports the request for a BSM to allow the loading area
within 50' of a residential district. Due to the unique challenge of the redeveloping infill parcel
adjacent to a residential area, any commercial development would likely not be able to meet this
code requirement. It is the staff's opinion that the applicant has tried to balance the location of
the building and loading as to minimize the impacts on adjacent residential areas. The
combination of location, landscaping and fencing should help to minimize the impact of the
loading area.
Storm Water Management/Utilities
Storm water management plans have been provided and are being reviewed by the Department
of Public Works. The applicant has been in discussion with the Department of Public Works
regarding storm water management for the area. Finalized storm water management plans will
need to be submitted and approved as part of the Site Plan Review processes.
The Department of Public Works is requesting an easement to be granted at the southwest corner
of the development for sidewalk and utilities as part of the CSM, They have also noted the
applicant will need to create an ADA compliant walkway around the poles. Final details of these
will be addressed as part of the Site Plan Review process and CSM approval process.
Landscaping
Building Foundation
Per the applicant's site plan, a total of 123 foundation landscaping point are required. The
provided plan indicates a total of 159 folLmdation landscaping points are being provided. The
landscaping ordinance also specifies that 50% of the required points must be located along the
primary building facade or in this case the west fagade. The applicant is providing 88 points or
55% along the primary building facade, All building foundation landscaping requirements are
being meet.
Paved Area
Code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft.of paved area, equating
to a required 125 paved area landscaping points. The plan indicates 174 points provided. The
code further specifies 30% of all points will be devoted to medium or tall trees and 40% will be
devoted to shrubs. All paved landscaping requirements are being met.
Street Frontage
Code requires 100 points per 100' of street frontage. The subject parcel has 282' of frontage along
Jackson Street and 170' along W. Smith Avenue. The plan indicates 294 points provided along
Jackson Street and 187 point provided along W. Smith Avenue. All street frontage landscaping
requirements are being met.
ITEM VIA: Rezone,GDPISIP 2322 Jackson St 3
Bufferyards
The applicant is requesting a BSM related to bufferyard requirements. The zoning ordinance
would require a 0.6 opacity bufferyard for In-Vehicle Sales land use adjacent to residential zoned
property. The applicant would be required to have a 6' fence and 2000 points of bufferyard
landscaping adjacent to residential zoning. A significant portion of the applicant's site is adjacent
to residential zoning and is being returned to green space. Currently, a large portion of the
northern and northeastern portion of the site is used as a gravel outdoor storage area. The
applicant intends to remove the gravel and return that area to turf, creating a significant open
space between the adjacent residential and developed portion of the site (approximately 100' to
the north and 140' to the east). The applicant is providing a 6' fence and landscaping along the
immediate neighbor to the east. The applicant has also provided additional planting along the
east side of the building to screen the buildings view from the residential area. Staff is in support
of the requested BSM. It is the staff's opinion that the combination of the fencing, landscaping
and provided open space will meet the intent of the bufferyard requirement.
Signage
The applicant has provided sign drawings for the development. The currently proposed wall and
pylon signage meet the maximum allowed 110 sq. ft. (wall) and 100 sq. ft. (pylon) allowed in the
SMU district. The applicant is proposing a 25' tall 81 sq. ft. pylon sign and two wall signs totaling
91.22 sq. ft. Finalized sign plans will need to be submitted and approved as part of the Site Plan
Review processes.
Site Lighting
A photometric plan has been provided by the applicant.The applicant is requesting a BSM to be
allowed to exceed the maximum allowed 0.5 foot candle along the property line at both driveway
entrances. Staff supports the requested BSM for Iightning levels at the drive entrances. The
intent of the lighting standards is to prohibit excessive light from spilling onto adjacent parcels.
In this case, the areas exceeding 0.5 foot candle are along the public right-of-way and will not
have a detrimental effect. Final approval of the Iighting plan will occur during the Site Plan
Review processes.
Building Facades
Section 30-243(C) requires commercial uses to be clad in 50% Class I materials and remaining
50% to be clad in a combination of Class II&Class III materials. Rear building elevations are
exempt from this requirement.This applies to the north, south and west facades of the subject
development. Ali applicable sides exceed the required 50% Class I material requirement. The
applicant is proposing a mixture of brick and cultured stone.
Refuse Enclosure
The applicant is proposing a refuse enclosure that consists of a chain link fence with vinyl slates.
As proposed, the trash enclosure does not meet zoning code requirements, Code requires the
trash enclosure be made of either a wood fence or one or more materials used on the exterior of
the main building, Finalized, code compliant,refuse enclosure plans will need to be submitted
and approved as part of the Site Plan Review processes.
ITEM YI A: Rezone,GDP/SIP 2322 Jackson St 4
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings based
on the criteria established by Chapter 30-387(C)(6):
(a)The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c)The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d)Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project,including but not limited to
public sewer and water and public roads.
(e)The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(f)The proposed Planned Development project design does not detract from areas of
natural beauty surrounding the site.
(g)The proposed architecture and character of the proposed Planned Development project
is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i)The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptionstbase standard modifications variation of any standard or regulation of this
Chapter.
(j)For Planned Development projects that are proposed to be developed in phases, the
applicant can provide a timeline for development and can demonstrate that the project
would be successful even if all phases were not or could not be completed,
Staff recommends approval of the zone change request and approval of the General Development
Plan and Specific Implementation Plan,the findings listed above and the proposed following
conditions:
ITEM VI A: Rezone GDPISIP 2322 Jackson S! 5
1. Approval of access control variances
d) One commercial class II driveway on W. Smith Avenue
e) Reduced driveway spacing to 25 feet(north) where code requires a minimum
125 foot spacing between driveways
I) Reduced lateral clearance from W. Smith Avenue to 30 feet where code
requires a minimum of 75 feet
2. CSM to combine parcels.
3, Grant easement at the southwest corner of sidewalk and utilities on CSM as approved by
Department of Public Works.
4. Finalized, code compliant, refuse enclosure plans shall be submitted and approved as part
of the Site Plan Review processes.
5. BSM to reduce the required 10' side yard setback to 7.9'.
6. BSM to allow a loading area within 50' of a residential district.
7. BSM to allow parking to exceed 125% up to a maximum of 25 spaces.
S. BSM to allow site lighting to exceed 0.5 foot candle along the driveways.
9. BSM to reduce the required 2000' bufferyard landscaping points to 215 points along the
eastern property line and 6 additional building screening trees along the east fagade of the
building.
ITEM HA: Rezone,GDPMP 2322 Jackson St 6
E` SUBMIT TO:
City Of Oshkosh Depi,of Communiiy Devetapmeni
215 Church Ave„P,p.Box 1130
+'Y Planned Development Application OsONE:(920)2 6-
01
Oshkosh PHONE:[420)236-5059
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK`
APPLICANT INFORMATION
Petitioner:
Arc Design Resources,Inc.on behalf of Casey's Marketing Company(contract purchaser&applicant) Date: 02/07/2018
5281 Zenith Parkway Loves Park IL 61111
Petitioner's Address: City: State: Zip:
Telephone #: ( 815 )484-4300 _ Fax: ( 816 1484-42P3 Other Contact # or Email: ryqns@arcdesigii.com
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): James Chase Date:
3994 Highland Shore Lane Oshkosh WI 54901
Owners) Address: City: State: Zip:
Telephone #: ( ) Fax: ( ) Other Contact #t or Email: _
Ownership Status (Please Check): Individual Trust .: €Partnership Corporation
Property Owner Consent:(required)
By signature hereon,I/We acknowledge that City officials and/or employees may, in the performance of their functions,enter
upon the property to inspect or gather other information necessary to process this application. I also understand that all
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Properly Owner's Signature. - ' Y Date 3� 1F
TYPE OF REQUEST:
® General Development Plan (GDP) 13 General Development Plan (GDP) Amendment
N Specific Implementation Plan (SIP) 0 Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 2308 1 2316 1 2324 Jackson Street,Oshkosh,WI
Proposed Project Type: Commercial(new convenience store and canopy with fuel sates)
Current Use of Property: Existing retailloffice buildings Zoning: SMU
Land Uses Surrounding Your Site: North: SMU(Multi-Purpose Building)
South: SMU(Laundry Facility and Multi-Purpose Building)
East: SR-9(Single Family Residential-9)
West: SMU(Domino's Pizza/Valley Veterinary HospitallBagerland Tires)
r It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
r Application fees are due of iime of submittal.Make check payable to City of Oshkosh.
r Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at
Staff J,N� Date Rec'd i 1
Page 7
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
Li Proposed grading plan.
a Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
ci Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
® Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
ci Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
a Specific written description of the proposed SIP including:
• Specific project themes and images.
• Specific mix of dwelling unit types and/or land uses.
• Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
• Specific treatment of natural features, including parkland.
• Specific relationship to nearby properties and public streets.
• Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of various parts of the development; building coverage,and
landscaping surface area ratio of all land uses;proposed staging; and any other plans required by
Plan Commission.
• A statement of rationale as to why PD zoning is proposed. This statement shall list the standard
zoning requirements that, in the applicant's opinion,would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
• A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
• Phasing schedule, if more than one development phase is intended.
Q Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
Q A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application, i am aware that failure to submit the required completed application materials may result in denial or
delay of the applicatlon request.
Lku¢er� Do�f3
Applicant's Signature (require �� t , Vze-)Date: 313o /is
3
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March 27t1, 2018
Mr. Todd Muehrer
City of Oshkosh
215 Church Ave
Oshkosh, WI 54903
Re: Casey's General
Store- Jackson Street
Dear Mr. Muehrer,
Enclosed please find revised plans addressing comments per the review letter
received dated January 25th. The comments in the letter are addressed in bold
italics below, dated March 1St, 2018. This letter accompanies a GDP/SIP
application as certain comments cannot be met due to site constraints. We
have also included a narrative to address requirements of the GDP/SIP.
GDP/SIP Narrative and Supporting Information
1. General Development Plan (GDP) and Specific Implementation Plan (SIP)
✓ Statistical data, including:
• Minimum lot sizes in the development.
o The development will be a single lot with an area of 76,297 SF(1.75
acres).
• Approximate areas of all lots.
o The development will be a single lot with an area of 76,297 SF(1.75
acres).
• Density/intensity of various parts of the development.
o n/a
• Building coverage.
o 4,686 SF;Floor area ratio of 0.06
• Landscaping surface area ratio of all land uses.
o 42,787SF;Landscape surface area ratio of 0.56
+ Expected staging.
o n/a
✓ General outline of property owner's association, covenants,easements, and deed
restrictions.
• n/a
The proposed development site is located at the northeast corner of W. Smith Avenue and Jackson
Street.A delivery/takeout restaurant, a veterinary hospital, an automotive service shop, a hair salon,
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e:
Oshkosh comprehensive plan shows this property to remain as a commercial use. This development is
a single commercial use. The site area is 76,297 SF(1.75 acres). The proposed development is to
include a new convenience store and canopy with fuel sales, The convenience store will cover 4,686 SF
and will provide general goods including convenience items, beverages, andfresh made-to-order food
products including pizza,sandwiches, and donuts. For fuel sales, the development will include six
multi-product fuel dispensers(12 fueling positions)which will be housed under a canopy which runs
parallel to Jackson Street. With the building having a floor area of 4,686 SF, the site has a floor area
ratio of 0.06. The site will have an open space/landscape area of 42,787 SF(0,98 acres)resulting in an
open space/landscape area ratio of 0.56. The demolition and subsequent construction is to be
completed in one phase. The approximate length of construction is generally 4-6 months.
A P8 zoning is required as due to site limitations, the rear building setback as well as setback of
loading area from adjacent residential cannot be met. The building has been shifted north to
minimize impact on the residential neighbor to the greatest extent possible.
Furthermore, based of City review,Access Control Variances are required for the driveways. Due to
site limitations of the redevelopment, the Variances listed by the City as needed for the driveways are
requested as part of the PD.
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General plan Comments (Arc Design)
One additional sheet, C.14 City of Oshkosh Details, has been added
to the pian set. This sheet includes City water main details ('for the
valve and valve box) and the City curb cut details (as requested by the
City)..
Inspections; Review Comments:
1. Building and Plumbing plans are required to be reviews and approved prier to
construction under separate applications.
An architectural submittal is in progress.
Planning; Review Comments:
1. CSM/Parcel combination required.
Acknowledged. A GSM is under preparation.
2. Interior curb required to separate driving areas from fueling pumps, etc. See
Section 30-78(3)(6) (sic).
Interior curb has been depicted and a note added on Sheet Cal.
Actual curb limits may vary and requirements will be communicated
to the architect.
Interior curb is indicated for all ether applicable fixtures are required
per Section 30-78('J)(7).
3. Facility is required to provide a buffer yard with minimum opacity of 0.60
along property borders abutting residential zoned property (north and
east). See Section 30-325 (E).
Acknowledged. A fence is to be constructed along areas adjacent to
residential. Existing fencing of varying
4. On-site pedestrian connection/walks required from public sidewalks through
and around parking areas to the building entries. See Section 30-173(E).
A sidewalk connecting the on-site sidewalk to the sidewalk within the
City right-of-way has been shown on the plans.
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5. A minimum of 4 bicycle spaces / a bike rack is required. See Section 30-
175(R).
A bicycle rack has been provided along the additional sidewalk area.
6. Proposed pylon sign & lighting fixtures are located in the front yard / street
yard setbacks and need to be relocated. See Section 30-173(E).
The proposed pylon sign & lighting fixtures have been moved outside
the setbacks.
7. Proposed commercial building and loading area are located in the required
10' side yard setback (east) area and need to be relocated. See Section.
30-52(G).
The Ptd zoning is requested due to this item.
8. Loading areas are required to the at least 50' from a residential district as
well. See Section 30-176(E)(4).
The PD zoning is requested due to this item.
9. Proposed refuse area is located in the required 25' rear yard (north) setback
and need to be relocated. See Section 30-52(G).
The refuse area location has been revised to be outside the 25'rear
yard setback.
10. Commercial use is not by-right permitted an access drive onto local street
W. Smith Avenue. Opening needs to be removed OR an Access Control!
Variance (ACV) applied for. See Section 30-172(D).
An access control variance is requested with this PD submittal.
11. driveway spacing in 125" minimum for 30 MPH speed limit. ACV required for
distance to the driveway to the north. See Section 25-104(1)(1).
An access control variance is requested with this PD submittal.
12. Class 1I driveways are permitted a maximum 30' wide driveway width with
a 40' max curb cut. See Section 25-104.1(1)(2).
Driveways have been reconfigured to be 30'wide (back of curb) with
i
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a 40"curb cut. Driveways include a a'flare as opposed to radii.
13. Restricted lateral clearance in 75', ACV required.
An access control variance is requested with this PD submittal.
14. Exterior lighting levels cannot exceed .50 fc's at the property lines. The max
average on-site lighting for gas stations in 25.0 fc's and required to be
dimmed to 3.0 fc's when closed. Proposed levels on all sides of
development need to be revised. See Section 30-190(E).
We are working to accommodate this comment. We acknowledge
the current plans exceed the 0.5 fc and area actively working to
resolve this.
15. Needrefuse enclosure detail to determine compliance with Section 30-
191(E),
A refuse enclosure detail will be included in the architectural
submittal. Enclosure shall be 6` and consists of chain link with vinyl
slates. See Sheet C13 for further information..
16. Need fence detail to determine compliance with Section 30-192.
A fencing detail has been added to Sheet C13.
17. The kitchen exhaust hood fan must be screened in accordance with Section
30-243(E)(4).
Revised elevations are included as part of this submittal.
Planning; Advisory Comments:
1. SMU district by-right In-Vehicle Service land use.
.acknowledged.
2. 16 stalls minimum required.
Per the revised layout of the site, a total of 23 on-site parking stalls
are provided.
3.. Given the number of footprint changes pending based on district standards,
the landscape review will occur at the next submittal.
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Acknowledged. A revised landscaping plan has been included in this
submittal,, reflecting the updated site plan.
Public Works ® General, Review Comments:
1. The following comments are general comments pertaining to the plan set:
A. The plan set has not been signed or sealed by a licensed engineer or
architect within the State of Wisconsin. Please have all future plans signed
and sealed'.
Acknowledge. All further civil submittals will be signed and sealed
by a licensed professional engineer within the Mate of Wisconsin.
B. Please provide all proposed and existing pipe information on the plans,
including, but not limited to: pipe materials, slopes, sizes, and lengths.
Existing pipe information regarding storm and sanitary sewers,
including material, slope, size, and length have been added to
sheets C09 and CIO, respectively.
C. Please provide truck turning templates in the plan demonstrating the
largest trucks entering the site can perform all reverse and turning
movements within the site without performing any reverse movements
within i thing public right-of-way; in particular, to trucks access the site to
empty the proposed refuse and recycling enclosure.
A truck turning exhibit has, been included in this submittal.
D. Please provide a note within the plan set which states "One lane in each
direction shall be maintained at all times along Jackson Street during all
phases of construction."
Note 5 has been added to sheet COO. All subsequent note numbers
have been updated.
2. The following comments pertain to the General notes Sheet (Sheet C01):
A. Please amend the current sanitary sewer note #8 to state the following:
"All sanitary sewer laterals shall be 4" or 6" as designated on the plans
shall be PVC SDR 35 where installed on private property, for all laterals
which are to be installed within the public right of way shall be SCH 40
and installed in compliance with the most current copy of the City of
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Oshkosh Standard Specification."
Sanitary sewer note #8 has been revised as requested.
B. Please amend the, current water utility note #8 to state the following: "The
water service pipe shall be 1.5" HDPE, SDR9, C5-200 PSI where installed
on private property, service which are to be laid within the public right of
way shall be type-K copper for all diameters 2" or less.
Water utility note #8 has been revised as requested.
3. The following comments, pertain the Removals Plan (Sheet C06):
A. Please include a note on the, plan sheet which states "All work performed
within the right of way, easement or vacated right of way shall conform to
City of Oshkosh standard specification and requires an approved City of
Oshkosh right of way permit.
Notes on sheet C06 have been consolidated into a "removal notes"
section. The aforementioned note has been added to sheet C06 as
removal note 3.
B. Please remove or revise the general comment regarding all work on
Jacksons Street to be coordinated with the Department of Transportation
for the right of way along Jackson Street directly abutting the proposed
site is under the jurisdiction of the City of Oshkosh and all proposed
permits and changes shall be reviewed and approved by the City.
This note has been consolidated into the removal notes section.
Note has been revised to read as follows: "Contractor shall
coordinate all work within the Jackson Street right-of-way and W.
Smith Avenue right-of-way with the City of Oshkosh."
C. The shown limits of pavement removal on West Smith Avenue do not
comply with the City standard Specifications, please revise the shown
pavement removal limits to either show the removal of an 18" section of
existing integral curb to be restored as a new 18" curb and gutter section.
If additional pavement removal is required beyond 18" of the existing
pavement then show the removal limits of the 7' wide northern panel to
be the entire panel width on W Smith Avenue for the necessary distance
required.
Existing curb and gutter along W Smith Avenue where
replacement is proposed appears to be 36"mountable concrete
curb and gutter per City Standard Detail Drawing 11, which has a
24"section of gutter.
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To match into this existing curb and gutter section, Standard 30"
curb and gutter,is proposed to maintain consistent gutter width;
therefore, removal of 4"of integral curb and gutter is required.
Additional pavement previously indicated beyond this 24"of
removal has been removed.
D. Please revise the shown removal limits of the existing pavement and curia
on Jackson Street to either, solely remove the existing curb and gutter to
be replaced in kind or removal of the full width of the eastern travel lane
along Jackson for the necessary distance required. Please note Jackson
Street is a 2" asphalt overlay on 8" of concrete base which will require a
minimum 25 foot length of asphalt repaired if any pavement is removed
within the pavement travel lanes.
Removal limits have been revised to indicate removal and
replacement of curb and gutter with no additional pavement
removal.
E. Please provide additional clarification for all existing utilities currently
located within the proposed site to be abandoned or removed as not all
existing utilities appear to be shown on the plan.
Note 4 has been added to the removal notes section, reading as
follows: "Contractor shall field verify locations of all utilities within
the proposed site. Additional utility services may be present on
site."No additional utility services were field surveyed.
F'. Please provide a note on the plan sheet which specifies all utility
abandonment and removal shall be coordinated with the City Water Utility
Department where necessary to ensure work is done simultaneously to
minimize disrupting traffic on Jackson Street.
Note S has been added to the removal notes section, reading as
follows "All utility abandonment and removal shall be coordinated
with the City Water Utility Department where necessary to ensure
work is done simultaneously to minimize disrupting traffic on
Jackson Street.
C. Please add a note to the plans that states that the contractor shall comply
with the revisions in Chapter 25 Article III of the City of Oshkosh Municipal
Code for concrete asphalt repairs. Please make appropriate changes or
revisions to the concrete asphalt repair details. The Municipal Code can be
found on the City of Oshkosh web site under the Municipal Codes Section.
Page 16
n
Note 6 has been added to the removal notes section, reading as
follows: "Contractor shall comply with the revisions in Chapter 25,
Article III of the City of Oshkosh Municipal Code for concrete
asphalt details."
4. The following comments pertain to the layout Plan (:sheet C07)
A. Please redesign both proposed driveway openings on Jackson Street and
West Smith Avenue to have a flare type driveway curb cut and apron in
place of the currently proposed driveway radii.
Both entrances have been revised to be 30'with 5'flares on either
side.
B. Please redesign the proposed at grade driveway openings to be
constructed with a defined apron and sidewalk section installed
continuously through the driveway opening and elevated near or at
existing back of sidewalk grade. Attached for your reference is the City
standarddriveway detail which is to be included in the plan set.
The entrance along 1VW` Smith Avenue has been redesigned and
regraded as to meet the detail attached.
Due to the current sidewalk geometry along Jackson Street, it is
not feasible to meet the attached detail`s specifications; thus, the
curb ramp along the north end of this entrance must be installed
in accordance with City Standard Detail Drawing 7. The curb ramp
along the south end of this entrance has also been eliminated due
to adjusted;grades.
C. Please provide dimensions on the plans for all proposed driveway
openings. Dimension shall show the proposed curb cut opening width as
well as the front of walk driveway opening width.
Dimensions have been added to show width of driveway at the
drive aisle, as well as the width of the curb cut.
D. Please provide a note on the plan sheet which states all curbing to abut
the public right of way shall taper to zero height at the right of way for all
driveway opening. Please included an appropriate detail within the plan.
Note 18 has been added to the layout notes, reading as follows:
"All curbing abutting the public right-of-way shall taper to zero
height at the right-of-way limits."
5. The following comments pertain to the Grading Plan (Sheet C08):
Page 17
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A. Please provide spot elevations every 25 feet along the property line of the
proposed site along the right of way of West Smith Avenue and Jackson
Street.
Spot elevations have been added along Jackson Street every 25'
along the property line. To reduce clutter,, spot elevation have not
been added in this manner along W Smith Avenue except where
reasonable.
S. Please be sure to include spot elevation at all tie-in elevation locations for
all proposed driveway. Spot elevations shall be provided at the match curb
line, front of walk and back of walk.
Additional spot elevations have been added along tie in locations.
6. The following comments pertain to the Utility Plan (Sheet C10):
A. Please revise note # 10 to state "All work performed within the right of
way, easements, or vacated right of way conforms toCity of Oshkosh
Standard Specifications and require a City of Oshkosh Right of Way
Permit."
Note 10 has been revised as requested.
B. Please include a note on the plan sheet which states "AIJ public sidewalk.
repairs over trenches require reinforcing (3 #4 bars equally spaced) see
attached Sidewalk Repair Detail for your reference.
!Vote 15 has been added to sheet C10 as requested.
C. Please redesign the shown sanitary lateral connection to connect directly
in the existing sanitary main and installed at a perpendicular angle to the
right of way line. The existing sanitary, sewer is an 8" vitrified clay pipe,
please show the proposed lateral connection to be made using a factory
wye or tee as specified in the City of Oshkosh Standard Specifications..
The sanitary service has been revised to connect into the sanitary
main as opposed to into a sanitary manhole. Note 14 has been
added to the utility key legend" on sheet CIO, reading as follows.
"Connect to existing main via flexible coupling (Fernco or
approved equal). Approximate invert at connection point
753.91.
D. Please provide a call out on the plan sheet identifying a material change
from SDR 235 (sic) to SCIS 40 for the proposed lateral within the right of
Page 18
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way.
Sanitary sewer service length, size, material, and slope has been
designated as SDR 35 within the property and Sch. 40 PVC within
the City right-of-way. Additionally, a note has been added' at the
location wherein the sanitary sewer service extends into the right-
of-way, reading: "All sanitary service lateral within the City right-
of-way must be Sch. 40 PVC"
E. The utility, plan sheet does not appear to accurately identify the location
of the existing water main running along Jackson Street. According toCity
records the existing 6" water main is located approximately 8 feet west of
the Eastern right of way line on ,Jackson Street and continues to run
parallel to the right of way going north along the property line. Please
revise the existing water utility location. Please review all changes are
properly to show the new water service connection and pavement removal
limits affected by this change. A Utility map of existing utilities along the
proposed site has been included for your reference.
At the date the field survey was performed (August 23, 2017),
utility markings were present. No features located for the water
service were found corresponding to the location shown on the
attached map.
Prior to construction, the contractor is required to field verify the
location of all utilities; based on the information provided by the
city, it is likely that a field adjustment will be required regarding
the location of the water service connection, including some
revisions to pavement removal limits.
Public Warks - General; Advisory Comments
1. The City of Oshkosh would like to discuss the means of obtaining the limits of
an easements at the northwest intersection corner of West 'Smith Avenue and
Jackson streets for means of improving the pedestrian sidewalk and ADA
handicap ramps.
Acknowledged We will forward the request to Casey's.
Public Warks - Stormwater; Review Comments
1. The following comments are general comments pertaining to the submittal:
A. The construction drawings and the Storm Water Management Plan must
be signed and sealed by a Professional Engineer registered in the State of
Page 19
Wisconsin. Please provide signed and sealed versions of the drawings and
plan,
Acknowledged. All future submittals will be signed and sealed by
a professional engineer in the State of Wisconsin.
B. A Notice of Intent (NOI) is required for the site. Please provide a copy of
the NOI Application as well as the certificate of coverage when it is
received. Plans will not be approved until: the certificate of coverage is
received.
A copy of the NOX application will be provided to the City upon
completion of the application; a copy of the certificate of coverage
will be provided to the city when received.
C. Please note that in accordance with City of Oshkosh Municipal Code
Chapter 14, a final inspection, with the Department of Public Works is
required to be scheduled, and "as-built" drawings and an as-built
certification by a Professional Engineer of the, storm water BMP's are
required to be submitted.
Acknowledge. "As-built" drawings and certification will be
provided to the City post-construction.
D. Please note that an Operation and Maintenance Agreement is required for
the proposed Storm Water Facilities onsite. The City will draft the
maintenance agreement and forward the document for signatures. Please
provide the name, title, and mailing address of the representative,
authorized to the sign the Operation and Maintenance Agreement.
The information requested is as follows: Casey's Marketing
Company, One Convenience Blvd, Ankeny, IA 50021.
E. A review of aerial photography, google street view, City impervious area
mapping, and a site visit by City Staff, displays that there are gravel areas
in the east / northeast corner of the site (parts of Parcels 2 and 3 of the
Alta survey) that are used for parking various vehicles. As per City Zoning
Code, existing gravel areas must be removed and restored appropriately.
Please review the site and update the construction drawings and storm
water management plan as appropriate.
Existing edge of gravel area was not mapped for this survey. A
general note has been added to sheet C06 regarding this area of
gravel to be removed.
As this area of gravel is being removed, the existing runoff from
Page 20
this portion of the site will decrease after construction is
completed.
2. The following comments pertain to the Storm Water Management Plan:
A. Please cite specific exemptions of infiltration requirements from City
Municipal' Code Chapter 14 and WDNR Administrative Code NR 151.
Exemption of infiltration can be found in the Chapter 14, Section
14-21 (3)(e)(iii) of the City Municipal Code. Exemption of
infiltration can be found in WDNR Administrative Code NR
1S1.12(S)(c)(S)(c).
B. The peak flow calculations were not reviewed because they are not
required under the City Municipal Code Chapter 14 due to the decrease in
impervious area at the site.
Acknowledged.
C. Please provide a long-term Operation and Maintenance Plan for all Storm
Water Facilities onsite. This will be incorporated as part of the Operation
and Maintenance Agreement referenced above.
A long-term operation and maintenance plan is provided in this
submittal.
D. The following comments pertain to the storm sewer sizing calculations:
L Please provide a map showing the drainage area for each storm
sewer to correlate to the storm sewer sizing calculations.
Please refer to the Inlet Drainage Plan included in the
stormwater report.
ii. The storm sewer, sizing calculations include the storm sewer along
the west side of the fueling area. Please update the calculations to
include all storm sewers on-site.
Hydraflow calculations have been updated to include all
storm sewer, see the stormwater report for further
information.
iii. The pipe size for POO, POI, and P02 is listed as 18-inches in the
storm sewer capacity calculations. The construction drawings
(Sheet C09) list these pipes as 12-inches. Please correct this
discrepancy as appropriate.
Page 21
® m
Storm sewer capacity calculations and construction drawings
have been corrected to show appropriate pipe sizes.
iv. Is Pipe -- (12) the underdrain pipe for the southwest biofilter? The
storm sewer calculations include this pipe as 12-inches. The
construction drawings show it as 6-inches. Please correct this
discrepancy as appropriate.
Pipe — (12) was used to represent the underdrain pipe and
has been appropriately updated.
E. Please identify the location(s) of the emergency overflow from the site.
Please label the location(s) on the construction drawings. Please note that
the overflow must be directed to the public right-of-way,
F. The following comments pertain to the WinSLAMM modeling:
i. Please provide information from WinSLAMM indicating which
sources areas drain into the BMPs. This can be accomplished with
a screenshot of the main WinSLAMM display screen. If desired, the
model files themselves can be submitted for review.
A flow diagram is now included in the stormwater report to
assist with review.
H. The rainfall file used in the model is for the Madison area. Please
update the model to use the Green Bay regulatory rainfall file.
Rainfall file has been updated to the Green Bay WI 1969
regulatory rainfall file.
Hi. A total catch basin depth of 7 feet is used in the WinSLAMM model.
A review of the drawings indicated the catch basins range from 4.7
feet to 6.2 feet. Please update the total catch basin depth in the
WinSLAMM model to reflect the average total depth of the catch
basins.
The average catch basin depth was determined to be 6.51
feet and was utilized in WinSLAMM.
iv. A catch basin outlet diameter of 1.5-feet is used in the WinSLAMM
model. The plans show that the outlets are 12-inches. Please
update the model as appropriate.
Model was updated to 12 inches; however, this is
Page 22
conservative due to some of the pipe sizes beings rn�rease
V. The biofilters are labeled in WinSLAMM as #1 and #2. On the plans
they are labeled as Southwest and Southeast. Please provide
additional information to indicate to correlate the WinSLAMM model
to the plans.
Biotilters have been labeled appropriately, see WinSLAMM
flow diagram.
vi. Please review the vertical standpipe elevations in WinSLAMM as
compared to the construction drawings. The details on Sheet C12
show that the standpipe is 3.84-feet above the biofilter bottom in
the southwest biofilter and 2.74-feet above the bottom in the
southeast biofilter. The WinSLAMM model has elevations of 4 in
Biofilter #1 and 3.5 in Biofilter #2.
The vertical standpipes have been replaced with surface
discharge pipes to represent the flared end sections that
have an elevation of I foot above the bottom of the biofilter
areas. The southeast biotilter has a total depth of 4.24 feet
when measured from the top elevation of 760 to the
underdrain invert of 755.76. The southwest biofilter has a
total depth of 3.9 feet when measured from the top elevation
of 760 to the underdrain invert of 756.10.
Vii. The infiltration rate for the biofilters, is 0.05 inches / hour. The
construction drawings show that the biofilters will include an
impermeable liner. The infiltration rate should be updated to be 0.
The infiltration rate has been set to zero.
viii. The engineered soil infiltration rate for the biofilters is 13 inches
hour. As per WDNR guidance a maximum engineered soil
infiltration rate of 3.6 inches / hour is allowed. See #30 of WDNR
guidance document titled, "Modeling Post-Construction Storm
Water Mlanagement Treatment," available at:
httD-.//dnr.wi.1goy t ...n Post-
L.o� _5 maddi -g-
ConstrUction Guidance 01 ,.pc1 ,,W
The infiltration rate has been updated to the allowable 3.6
inches per hour.
ix. ix, An engineered soil porosity of 0.44 is used for the biofilters. A
porosity of 0.27 should be used per WDNR guidance. See #30 of
WDNR guidance document titled, "Modeling Post-Construction
Page 23
0
Storm Water Management Treatment," avai a e at:
Iwmd:�._/ apr . �.._CiO / p�_i / °ap" 'rratr i.icuai .lc .iiig .... o ....
� ns ri��;_�io�"n Guidance d,�nce 011, .pft
The porosity has been updated to 0.27..
X. The biofilter rock depth is listed as 1-foot in WinSLAMM. The detail
on Sheet C1.2 of the construction drawings shows a 9" layer of pea
gravel. This discrepancy should be corrected.
Gravel layer has been updated to 9 inches..
xi. The underdrain invert elevation in WinSLAMM is 1-foot above the
biofilter bottom. The detail on Sheet C12 shows the underdrain at
the bottom of the biofilter (immediately above the impermeable
liner). The invert elevation should be set to 0.
Underdrain inverts have been setto zero..
3. The following comments pertain to Sheet CO3:
A. All inlet protection should be Type D-Modified. Please make appropriate
changes.
Erosion details for inlet protection on sheet CO3 has been revised
to read as follows: '"Inlet protection, Type Q-Modified (Re. sheet
+CDs). Additionally, standard Detail Drawing I5A has been
removed from sheet C05 as it is no longer referenced within the
plan set.
B. Inlet protection should be provided' in all inlets across the street from the
site and also on the 1st set of inlets downstream from the site. Please
make appropriate changes.
Inlet protection has been indicated on sheet CO3 for the
aforementioned inlets, including the first downstream inlet to the
east of the site.
C. A label / symbol for a sediment trap is shown at the storm sewer outfalls
into the southeast biofilter. It is not understood what is intended by this
erosion control measure. Does it correspond to the WDNR Technical.
Standard for a sediment trap? Please provide further information and/or a
detail to clarify. Also, the legend refers to note 1.07, however, this note
is not included. Please update accordingly..
The note referring to the sediment trap has been removed from
Page 24
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this sheet and updated to check dams at the downstream ends of
the flared end section. References to note 1.07 have also been
removed from this sheet.
D. Consider the inclusion of riprap or ether measures to prevent erosion at
the paints where the storm sewers discharge into the southeast biofilter.
Check dams for erosion control at these discharge points have are
now shown on this sheet.
4. The following comments pertain to Sheet C08:
A. There shall be a 5' flat area provided behind the back of walk before side
slopes of the biofilters and sales begin.: Please provide additional spot
elevations to illustrate the flat area and/or make appropriate changes to
the grading.
Grading within this area has been revised; to promote positive
drainage away from the walk,, slopes not exceeding 7a/o have been
provided in this area. ,Additional spots have been provided, as well
as slope arrows within this location. (To do)
B. Drainage discharging directly off-site via sheet flow should be minimized.
Currently, it appears there is significant drainage discharging through the
driveway to Smith Avenue. The grading plan and/or drainage plan should
be updated to minimize direct offsite runoff.
Clue to site limitations, some sheet flow through the entrance
along W Smith avenue will be present. Please refer to the Inlet
Drainage Plan for the area which will sheet flow into the W Smith
Avenue ROW.
5. The following comments pertain to Sheet C00:
A. The invert elevations of the 6" underdrain pipes are not included on the
label's for structures D01 and D02.
Per comment 6.A in this section, the perforated under+drai'n
transition into solid-walled HDPE pipe at the location of the
cleanouts within the biofiltration area. The inverts for these pipes
have been indicated for the appropriate structures.
B. Please add a note regarding the requirement for marker balls on storm
laterals (dote #13 from the Utility dotes on Sheet CIO) to clarify the
requirement for marker balls on the drainage system, shown on Sheet COg
Page 25
A notes section has been added to sheet C09. Note #1 has been
added, reading the same as note #13 from Sheet CIO.
6. The following comments pertain to Sheet C12:
A. A perforated draintile is shown within each biofilter, The perforate draintile
is shown as leaving the biofilter and connecting to the manhole
downstream. The perforated draintile should end within the biofilter and
transition to a solid walled pipe before leaving the biofilter. Please update
as appropriate.
See response to comment 6.B below.
B. A clean-out should be included for, each of the draintiles.
A cleanout has been added at the edge of the biofiltration area;
additionally, the details for the southwest and southeast
biofiltration areas on sheet C12 have been revised to show a
transition from, the perforated draintile to solid wall pipe
downstream of the cleanouts for both areas.
7. Please note that additional comments may be provided after the above listed
comments are addressed.
Acknowledged.
Public Works - Storm,water; Advisory Comments
1. Please consider modifying the grading plan to direct runoff around the vehicle
fueling areas to prevent petroleum from contacting stormwater. In addition,
this may be a beneficial practice so that customers won't get wet due to runoff
flowing across, the fueling area while they are filling their vehicles.
On-site grading in the fueling area has been done in accordance with
Casey's standards. This avoids area inlets in pavement which have
frequent maintenance issues.
2. Please consider the use on plant plugs for the restoration of biofilter areas in
place of seeding. Runoff events and ponding water in the biofilters may cause
washout of seed or difficulty in establishment of seed.
A general note^ has been added to the bioretention area details,
stating "Plug plants recommended by the DNR."
3. The swale along the west side of the site and the southwest biofilter only
convey and treat runoff from grassed areas. Because of the source areas
Page 26
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being only grass, it is likely that limited pollution control benefits are
achieved, and it may be possible to eliminate these areas.
Filtering this area aids in adhering to the necessary TSS removals.
Addressing; Review Comments
1. A new address of 2.322 Jackson Street would be assigned to the proposed
Casey's General Store. The existing parcel addresses of 2308, 2316 and 2.324
Jackson Street would be retired and would not be acceptable for re-use..
Acknowledged. The title block has been updated with this address.
Transportation; Review Comments
1. The driveway on Jackson appears to be far enough from the intersection (175
feet near side corner clearance, 125 feet far side). The TWLTL on Jackson
will help with traffic flow on Jackson. The arrow on Smith Street on the site
plan appears to be backwards. The near lane when exiting the driveway is
a right turn only ('i.e. there are right only and straight/left lanes heading west
on Smith). The right turn lane will help create gaps for vehicles exiting the
development however; it appears an ACV may be needed for the driveway on
Smith Ave. (corner clearance required 175 feet near side, 125 feet far). The
driveway should be pushed as far away from the intersection as possible to
allow for ingress/egress.
An access control ►variance is requested with this PD submittal.
If you have any questions or concerns, please do not hesitate to call me at (815)
484-4300. Thank you in advance for your assistance.
Sincerely,
Lauren. Dawning',
Assistant Project Manager
Encl.
PD Permit Application (I copy)
CSM' (2 copies)
Architectural and Color Elevations (2 copies)
Sign Packet (2 copies)
Lighting Plan (2 copies)
General Location Map (2 copies)
Civil Plans (2' copies)
Stormwater Report (I copy)
Page 27
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i
REZONE GDP/SIP ARLENE M HIBSCH CHRISTOPHER M LEDVINA
2308/2316/2324 JACKSON ST 2329 JACKSON ST 2325 JACKSON ST
PC:05-01-18 OSHKOSH,WI 54901 OSHKOSH,WI 54901
CLOTHES HAMPER II LLC DANNY L FISHER/L M ROBINSON DAVID L REYNOLDS
2686 TOWERVIEW DR 215 BACON AVE 229 BACON AVE
NEENAH, WI 54956 OSHKOSH,WI 54901 OSHKOSH,WI 54901
DJLW PROPERTIES MANAGEMENT LLC EK CORPORATION ELAINE SCHROEDER
6634 LASLEY SHORE DR 634 W 6TH AVE 1020 BONG CT
WINNECONNE, WI 54986 OSHKOSH,WI 54902 OSHKOSH, WI 54901
GARY R GARB GERALD G/JANICE M POTRATZ HUISMAN HOMES LLC
1841 BEECH ST 234 W SMITH AVE 215 W SMITH ST
OSHKOSH,WI 54901 OSHKOSH,WI 54901 OSHKOSH, WI 54901
JENNY D BURMEISTER JOHN H/PATRICIA A LORFELD JUDITH A HOFFMAN
220 W SMITH AVE 2321 JACKSON ST 230 W SMITH AVE
OSHKOSH,WI 54901 OSHKOSH,WI 54901 OSHKOSH, WI 54901
KI T/SEUNG H IM KYM W ASEN MARY ISAACSON
303 BACON AVE 309 BACON AVE 2315 GENEVA ST
OSHKOSH,WI 54901 OSHKOSH,WI 54901 OSHKOSH,WI 54901
MATTHEW A FAUST NORMAN R BOCK ETAL RICHARD A WILKINS
226 W SMITH AVE 2242 WHITE SWAN DR 2340 GENEVA ST
OSHKOSH,WI 54901 OSHKOSH,WI 54901 OSHKOSH, WI 54901
RICHARD E WINCHELL ROBERT C LANSING SUSAN A COENEN
305 W SMITH AVE 214 W SMITH AVE 304 W SMITH AVE
OSHKOSH,WI 54901 OSHKOSH,WI 54901 OSHKOSH,WI 54901
THOMAS J/LISA FELDNER ARDINE A BARRY ARC DESIGN RESOURCES INC
FOR:CASEY'S MARKETING COMPANY
2321 GENEVA ST 307 W SMITH AVE
5291 ZENITH PARKWAY
OSHKOSH,WI 54901 OSHKOSH,W154901
LOVES PARK,IL 61111
JAMES A CHASE
3994 HIGHLAND SHORE LN
OSHKOSH,WI 54904
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information are responsible for verifying accuracy, For full disdamer please go to Oshkosh
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Page 37