HomeMy WebLinkAboutItem III - A REVISED REVISED
PLAN COMMISSION STAFF REPORT JUNE 5,2018
ITEM III A: CONDITIONAL USE PERMIT, GENERAL DEVELOPMENT PLAN AND
SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR A FUEL STATION
AND CONVENIENCE STORE LOCATED AT THE NORTHEAST CORNER OF
OSHKOSH AVENUE AND N. WESTFIELD STREET
GENERAL INFORMATION
Applicant: Arc Design Resources on behalf of Casey's General Store
Property Owner: H2O Oshkosh Avenue LLC.
Action(s) Requested:
The petitioner requests approval of a Conditional Use Permit, General Development plan and
Specific Implementation Plan to allow for development of a fuel station and convenience store at
the northeast corner of Oshkosh Avenue and N. Westfield Street.
Applicable Ordinance Provisions:
Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance.
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject area consists of Lot 2 of a proposed CSM, approximately 1.37 acres in size,located on
the northeast corner of Oshkosh Avenue and N. Westfield Street. The subject area currently
contains one vacant lot and one lot which contains a single family home. The surrounding area
consists of parkland, commercial and single family residential. The 10 and 20 Year
Comprehensive Land Use Plans both recommend commercial uses for the subject area.
Subject Site
Existing Land Use Zoning
Vacant & single family rental CBP-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
NorthPark I
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
SouthChild care center NMU
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
EastSingle family residential SR-2
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Vacant/future N. Westfield Street CBP-PD
Comprehensive Plan Land Use Recommendation Land 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 5,165 sq. ft. and will provide
general goods including convenience items,beverages and fresh made to order food (pizzas,
sandwiches, donuts). The approximately 7,500 sq. ft. fuel canopy will include 8 multi-product
fuel dispensers (16 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. The proposed site plan also includes an outdoor seating area along
the west facade of the building. The outdoor seating area is further enhanced by a 3' knee wall
and additional landscaping.
Site Design/Access
The proposed development will have one shared access driveway on N. Westfield Street. An
access control variance is required for the development.
1) Reduced lateral clearance from N. Westfield Street to 0 feet where code requires a
minimum of 75 feet
Staff is in support of the Access Control Variance (ACV) and additional information related to
them can be found in the related staff report. Staff recommends a condition requiring approval of
the ACV.
Staff recommends a condition be placed on the development requiring completion of the
proposed Certified Survey Map (CSM) that creates Lot 2 for the proposed development. The
CSM will include a cross access easement for the shared driveway between proposed Lot 1 and
Lot 2.
The site plan indicates 20 surface parking spaces. The zoning ordinance would require a
minimum of 18 parking spaces, therefore the proposed plan is in compliance with the parking
requirements.
The applicant is requesting a Base Standard Modification(BSM)to be granted to allow a 0'
setback along the north property line. The development is part of the larger commercial
redevelopment of the area and will be accessed from a shared access drive running along the
north side of the lot.
The applicant is also requesting a BSM to place a loading area within 50' of a residential district.
The parcels immediately east of the subject site is currently zoned SR-2 Single Family Residential
-2. The owner of the subject parcels recently took ownership of the remaining residential lots to
the east and will be moving forward with a zone change in the near future. Staffs supports the
ITEM III A: CUP,GDP&SIP Casey's Oshkosh Avenue 2
requested BSM for loading within 50' of a residential district as the parcels which have triggered
the need for a BSM will also be redeveloped for commercial in the future.
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. The provided plans are generally in compliance
with the city's requirements. Finalized storm water management plans will need to be submitted
and approved as part of the Site Plan Review processes.
Landscaping
Building Foundation
Per the applicant's site plan a total of 118 foundation landscaping points are required. The
provided plan indicates a total of 126 foundation 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 south facade. The applicant is providing 80 points
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 240 paved area landscaping points. The applicant exceeds this requirement by
providing a total of approximately 544 paved area landscaping points. The code further specifies
30% of all points will be devoted to medium or tall trees and 40%will be devoted to shrubs.
Again, the applicant far exceeds both requirements.
Street Frontage
Code requires 100 points per 100' of street frontage. The subject parcel has 240' of frontage along
Oshkosh Avenue and 252' of frontage along N. Westfield Street. Code requires 100 points per
100' of frontage, equating to a required 492 landscaping points. The plan provided indicates 444'
points along Oshkosh Avenue and 325 points along N. Westfield Street. All street frontage
landscaping requirements are being met.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. Further, the Corporate
Business Park District requires 50% of the yard landscaping points be placed along the street
frontage. Per the provided plan, 131 yard landscaping points are required and the applicant is
providing 160. The applicant has meet the 50%yard landscaping points being placed along the
street frontages. All yard landscaping requirements are being met.
Buff eryards
The applicant is requesting a BSM related to bufferyard requirements. The zoning ordinance
would require a 0.4 opacity bufferyard for CPB zoning adjacent to SR-2 property to the east.
Again, the owner of the subject parcel is also the owner of the adjacent SR-2 parcel and intends to
ITEM III A: CUP,GDP&SIP Casey's Oshkosh Avenue 3
develop that parcel as commercial. Staff supports the BSM as requested as the long term use of
the adjacent parcel will be commercial. The applicant is also providing a total of 330 landscaping
points along the east property line.
Signage
The applicant has provided sign drawings for the development. The currently proposed wall and
monument signage meet the maximum allowed 94 sq. ft. (wall) and 100 sq. ft. (monument)
allowed in the CBP. The applicant is proposing a 10' tall 46 sq. ft. monument sign and two wall
signs for the north and south building facades at 46.61 sq. ft. each. The applicant is also
proposing three 17.49 sq. ft. wall signs on the fuel canopy. Finalized sign plans will need to be
submitted and approved as part of the Site Plan Review processes.
Section 30-59(I) of the zoning ordinance requires accessory structures in the CBP zoning district to
be constructed of materials and colors that are consistent with the principal building. The
applicant is proposing to construct the monument sign primarily out of the same brick, same as
the principal building. Staff is recommending a condition be added requiring the monument sign
to include the same 2'2"bottom course of cultured stone as the primary building.
*The applicant is requesting a BSM to reduce the required monument sign setback from 30'
along Oshkosh Avenue and N. Westfield Street to 12' and 25' respectively. The applicant has
worked with staff and Plan Commission to orient the building to both street frontage setbacks,
by doingso o they have eliminated the ability to meet the required 30'setbacks along both street
frontages. The intersection of Oshkosh Avenue and N. Westfield Street is controlled
intersection and does not require a vision triangle. Staff supports the requested BSM as the
location of the building has necessitated the need for the BSM.
Staff is concerned with the south facade wall sign being internally illuminated and the possibility
it will create a glare/lighting issue for the residential area and daycare facilities to the south.
Staff recommends a condition be added to requiring the south wall sign to be externally
illuminated.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan exceeds the
maximum allowed 0.5 foot candle allowed at the property line along the north and east property
lines. The applicant is requesting a BSM be granted as the owner of the properties is also the
owner of the adjacent parcels where the maximum foot candle will be exceed. Staff is in support
of the BSM as the ultimately the subject parcel will function as part of a larger commercial
development.
Building Facades
Building Materials
Section 30-59(E) of the CPB zoning district requires all sides of buildings within the district to be
clad in 75%Class I materials. The petitioner has provided building elevations for the building.
The applicant has provided a material list and material breakdown for the building for each
ITEM III A: CUP,GDP&SIP Casey's Oshkosh Avenue 4
building facade. The building is comprised in total of 82.43%Class I materials and 17.57%Class
III materials. The specific elevations breakdown is as follow:
North: Class I-89.29% Class III-10.71%
South: Class I-93.16% Class III-6.84%
East: Class I-70.65% Class III-29.35%
West: Class I-76.63% Class III-23.37%
The east facade does not meet the 75% class I requirement as outline in the CBP zoning district.
Staff recommends a condition be added requiring the east facade be modified to meet the code
requirements.
Facade Articulation
Section 30-59(H) of the CPB zoning district prohibits facade lengths of greater than 40' without
articulation. Staff has reviewed the building elevations and finds the north, south and west
elevations in compliance with the facade articulation requirement. The east facade wall exceed
the maximum 40' length without articulation. Staff recommends a conditional to be added
requiring the east facade be modified to meet the code requirements. This could be done through
the inclusion of a few windows or similar treatments. Revised east facade elevations shall be
approved as part of the Site Plan Review processes.
Building Composition
Section 30-59(F) of the CPB zoning district requires buildings within the district to meet a general
building composition. This includes the building have a distinct base,middle and top. Staff has
reviewed the building elevations and finds the elevations in compliance with the intent of
building composition requirement.
Refuse Enclosure
Section 30-59(I) of the zoning ordinance requires accessory structures in the CBP zoning district to
be constructed of materials and colors that are consistent with the principal building. The
applicant is proposing to construct the refuse enclosure primarily out of the same brick as the
principal building. Staff is recommending a condition to be added requiring the refuse enclosure
to include the same 2'2"bottom course of cultured stone as the primary building.
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.)
ITEM III A: CUP,GDP&SIP Casey's Oshkosh Avenue 5
(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
exceptionsibase 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 Conditional Use Permit, General Development Plan and
Specific Implementation Plan and the findings listed above and the proposed following
conditions:
1. Approval of an Access Control Variance to reduced lateral clearance from N. Westfield
Street to 0 feet where code requires a minimum of 75 feet.
2. Completion of the required Certified Survey Map (CSM) to create Lot 2 as shown.
3. BSM to allow 0' setback along the north property line.
4. BSM to allow a loading area within 50' of a residential district.
5. Refuse enclosure shall include the same 2'2" cultured stone base as the primary building.
6. Monument sign shall include the same 2'2" cultured stone base as the primary building.
7. A code compliant east building elevations shall be provided as part of the Site Plan
Review processes.
8. BSM from the required bufferyard along the east property line to provide330 landscaping
points.
9. BSM to allow lightning to exceed 0.5 foot candle along the north and east property lines.
10. Wall sign on the south building facade shall be externally illuminated.
11. *BSM to reduce the required monument sign setback to 12' on Oshkosh Avenue and 25'
on N. Westfield Street.
ITEM III A: CUP,GDP&SIP Casey's Oshkosh Avenue 6
SIJUX TO:
0% City of Oshkosh DepL of Cornmunily Development
Oily V Osffts"5 Church Ave549,,P�.O.Box 1130
of Planned Development Application h,VVI 0
IDS 11 kos h Ph10ple:19201 236-5059
For General Development Plan or Specific implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICAN'r m2gmml,2N
Petitioner: Resources, Inc, of Date:_Q,2/27LZQ
Arc De�gaQj_s, Inc,on _ I a
Petitioner's Address: City:_ V25 Park State: LL
Zip:_61)t 1
Telephone 81)5_484-4300 — Fax:(B15 -484-4]0,3 Other Contact it or Email: rygasgarc oesign.com
Status of Petitioner(Please Check): Owner Representative Tenant Prospective Buyer
Petitioner's Signature(required): Date:
Owner(s): ,H-20shkosh Ave LLC Date:
Owner(s) Address: 5105 1 A May Tah —City: Oshkosh State: W, Z P: 54901
Telephone#: (920) 216-1083 — Fax: Other Contact#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 oil
meeting dates are tentative and may " ostponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
5
Property Owner's Signature: Date:
TYPE OF REQUEST:
•General Development Plan (GDP) 0 General Development Plan (GDP)Amendment
•Specific Implementation Plan(SIP) 0 Specific Implementation Plan(SIP)Amendment
SITE INFORMATION
Address/Location of Proposed Project: N corner of Oshkosh Ave and Future N Westfield Street
Proposed Project Type:Sommer is n w nv ni n star an can v with fuel sales
Current Use of Property: VaQnt LQ
Zoning:_QPB
Land Uses Surrounding Your Site:North:QPB-PD(Qor12oraI2 Business Park Zoning_District
South,_NMU (Neighborhood Mixed Use)Child-Carte,Center-,
East: _SR-2 (Single Family Residential-2)
West: - PB-PD(Cor oorate,Business Park Zoning District)
It is recommended that the applicant meel,with Planning Services staff prior to submittal to discuss the proposal.
Application fees are due attune of submittal,Make check payable to City of Oshkosh,
Please refer to the fee schedule for appropriate fee. FEE ISNON-MUNDAM
For more information please visit the City's website of wwwci.o.5hkostw,,wi.us/Comrriunity.,Development/Piatinirig,,htni
I
Slott I�L Date Recd.JNJI'�
Page 7
SUBMITTAL REQUIREMENTS-Must accompany the application tobecomplete.
The following information must beprovided inorder for the application hobaconsidered complete and able to
bescheduled for Plan Commission Review. Please use the checklist below todetermine the required information
hrbesubmitted ofthe time ofapplication. //oil information below cannot beprovided ofthe time ofapplication,
please request owaiver/nwriting tothe Division's Director cxdesignee.
to A General Development Plan(GDP)submittal, per Section 30-387(C)(4), shall include the following items
(digital files should 6esubmm0ted);
(P A full size (24^ X36'') hard copy plan set including the required plans listed below and udigito| plan set.
w General location map o(the subject site depicting:
° All lands for which the Planned Development is proposed and other lands within 100 feet of the
boondohesofthe subject property.
^ Current zoning of the subject site and abutting properties,and the jurisdiction(s) that maintains that
control.
° Agnzphicsco/*ondnorthonow.
0 Generalized site plan showing the pattern orproposed land uses, including:
°
General size, shape,and arrangement oflots and specific use areas.
°
Basic street pattern and pattern ofinternal drives.
°
General site grading plan showing preliminary road grades.
°
Basic storm drainage pattern,including proposed on-site shonnwotardetention.
°
General location of recreational and open space areas, including designation of any such areas to
beclassified oscommon open space.
Vu Statistical data, including:
°
Minimum lot sizes in the development.
°
Approximate areas ofall lots.
°
Density/intensity ofvarious parts of the development.
°
Building coverage.
°
Landscaping surface area ratio ofall land uses.
°
Expected staging.
6a Conceptual landscaping plan.
su General signage plan.
w General outline of property owners association, covenants,easements,and deed restrictions.
ou Awritten description of the proposed Planned Development,including:
°
General project themes and images.
°
The general mix ofdwelling unit types and/or land uses.
°
Approximate residential densities and nonresidential intensities.
°
General treatment o[natural features.
°
General relationship tVnearby properties and public streets.
°
General relationship of the project to the Comprehensive Plan or other area plans.
~
Proposed exceptions from the requirements ofthe Zoning Ordinance.
m\ Traffic Impact Analysis (TIA),if deemed necessary by the Director of Planning Services, or designee.
w A Specific Implementation Plan(SIP)submittal, per Section 30-387(C)(5),shall include the following items.
Note that the area included inonSIP may beonly oportion of the area included|nopreviously approved GDP
(digital files should besubmdted]:
a A full size (24" X36") hard copy plan set including the required plans listed below and o digital plan set.
i�L Anexisting conditions map ofthe subject site depicting the following:
° All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
° Current zoning of the subject property and all abutting properties,and the juriscliction(s) that
maintains that control.
°
Existing utilities and recorded easements.
°
All lot dimensions o[the subject site.
° Agraphic scale and onorth oxuw.
VAnS|Pmap of the proposed site showing utleast the following:
^
Lot layout and the arrangements ofbuildings.
^
Public and private roads.driveways,walkways,and parking facilities.
2
Page 8
~ Specific treatment and location ofrecreational and open space areas, including designation u/
any such areas fobeclassified oscommon open space.
* Proposed grading plan.
* Specific landscaping plan for the subject site, specifying the location,species, and installation size of
plantings. The landscaping plans shall include otable summarizing all proposed species.
5a Architectural plans for any nonresidential buildings, multi-family structures, orbuilding 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.
w Engineering plans for all water and sewer systems,stormwater systems, roads, parking areas,and
walkways.
st Signage plan for the project,including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may ormay not vary from City standards orcommon
practices.
au Specific written description ofthe proposed SIP including:
"
Specific project themes and images.
°
Specific mix ufdwelling 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 ofnatural features,including parkland.
"
Specific relationship tonearby 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 ufall land uses;proposed staging; and any other plans required by
Plan Commission.
^ Astatement ofrationale ostowhy PDzoning isproposed.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 PDproject.
, Acomplete list mfzoning standards that would not bomet bythe proposed SIP and the |ocuhon(s)
inwhich such exceptions/base standard modifications would occur.
^ Phosingschedo|e.ifmonathononadave|opmentphoseisiniended.
ug, 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.
V 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.
| hereby certify that to the best of my knowledge all required application materials are included with this
application. |omaware that failure to submit the required completed application materials may result in denial or
delay ofthe application request.
Applicant's Signature (required): ' I Date:
Page 9
Page 10
GDP/SIP Narrative and Supporting Information
l. General Development Plan (GDP)/Specific Implementation Plan (SIP) Submittal Items
/ General Location Map
* General Location Map is included in this submittal
/
Statistical data, including:
w Minimum lot sizes inthe development.
o The GDP/SA»application issubmitted for the single lot with area o/
59,8D4SF/1.373acres)
• Approximate areas of all lots.
o See CSM for additional lots and dedication which are not included with
this submittal
m Density/intensity ofvarious parts ofthe development.
�
o NIA
° Building coverage.
o 5,16SSF;Floor area ratio of(lD86
° Landscaping surface area ratio of all land uses.
o 17,2798F;Landscape surface area ratio oƒL\29 �
�
° Expected staging. �
o 8I4
�
General outline of property owner's association,covenants, easements, and deed
restrictions.
* NIA
/ Traffic Impact Analysis (T|A)
e NIA
/
Existing Conditions Map
" See Civil Plan Setƒ6rALTA survey
/ AnSIP map ofthe proposed site
• See Civil Plan Set Sheet C07
/
Proposed Grading Plan
" See Civil Plan Set Sheet CU9
/ Specific Landscaping Plan
° See Civil Plan Set Sheet L01
Architectural Plans
° See plans included with submittal
/ Engineering plans for all water and sewer systems,stormwater systems, roads, parking
areas, and walkways
° See Civil Plan Set Sheet C09& C10
/
Signage plan for the project
e See Sign Packet included with this submittal
/
Specific written description of the proposed SIP
�
See narrative below
Page 11
✓ 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
® NIA
✓ 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
GDP and SIP are submitted simultaneously and therefore are consistent with
each other
Narrative:
The proposed development site is located at the north corner of the Oshkosh Avenue and future North
Westfield Street intersection.Surrounding land uses include future commercial development to the
north east and west, a child care center to the southeast across Oshkosh Avenue, and residential to
the south across the intersection. The Future Land Use Map(Draft)shows this property as a
commercial use. The property is currently zoned Corporate Business Park—Planned Development
(CBP-PD). Planned Development zoning is proposed as it is part of a larger planned development and
therefore required to complete the planned development process.Access Control Variances are
required for the driveways. Due to site limitations of the development, the Variances listed by the City
as needed for the driveways are requested as part of the PD.
The proposed Casey's development is a single lot commercial use. The site area is 59,804 SF(1.37
acres). The proposed development is to include a new convenience store and canopy with fuel sales.
The convenience store will cover 5,165 SF and will provide general goods including convenience items,
beverages, and fresh made-to-order food products including pizza,sandwiches, and donuts. For fuel
sales, the development will include eight multi-product dispensers(16 fueling positions)which will be
housed under a canopy which runs parallel to Oshkosh Avenue. With the building having a floor area
of 5,165 SF, the site has a floor area ratio of 0.086. The site will have an open space/landscape area of
17,279 SF(0.40 acres)resulting in an open space/landscape area ratio of 0.29. The building has
significant upgrades to be more appealing to the area.
Page 12
Conditional Use Narrative
Casey's General Store is proposing the construction of a new convenience store and fuel station with
canopy at the north corner of Oshkosh Avenue and North Westfield Street. The property use is single
family residential. One house with an attached garage and asphalt driveway currently exists on the
property. The convenience store is approximately 5,165 SF and will provide general goods including
convenience items, beverages, and fresh made-to-order food products including pizza,sandwiches,
and donuts. For fuel sales the development will include eight(8)multi-product fuel dispensers(16
fueling positions) which will be housed under a canopy which runs parallel to Oshkosh Avenue. Casey's
typically employs 20-30 employees being a mix of both part-time and full-time. With 16 fueling
positions the ITE Trip Generation Manual estimates an average of 1300 trips on a weekday. See the
table below for proposed site areas.
Table 1:Site Areas
Area(square feet) Area(acres)
Floor Area 5,165 0.12
Landscape Area 17,279 0.40
Parking Area 3,740 0.08
Deliveries for products inside the store occur during normal business hours and are typically once per
week based on need. Fuel deliveries may occur 24 hours but typically only occur once per week based
on demand. Site fighting is designed to reduce glare on surrounding properties. Hours of operation are
typically determined at store opening,but generally 5 am to midnight or 24-hours based on customer
needs. Odor,fumes,and vibration are not anticipated to affect adjacent properties. The development
will comply with all state and federal requirements for fuel storage and sales.Surrounding land uses
include future commercial development to the north east and west,a child care center to the
southeast across Oshkosh Avenue, and residential to the south across the intersection. The proposed
retail,food sales,and fuel sales are compatible with the surrounding office and commercial
developments.A traffic generation has not been done for this site as it is taken into account with
being part of a larger planned development.
Page 13
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CUP/GDP/SIP ELIZ B DAVIS CHILDRENS HOME JAMES F/BRIAN J LAPOINT
N CORNER OF OSHKOSH AVE& PO BOX 2448 1620 OSHKOSH AVE
FUTURE N WESTFIELD ST
PC:06-05-18 OSHKOSH WI 54903 OSHKOSH WI 54902
TIMOTHY/BRIGETTE SMITH CITY OF OSHKOSH H2OSHKOSH AVE LLC
1705 OSHKOSH AVE PO BOX 1130 5105 I AH MAY TAH RD
OSHKOSH WI 54902 OSHKOSH WI 54903 OSHKOSH WI 54901
ARC DESIGN RESOURCES INC
FOR:CASEY'S MARKETING COMPANY
5291 ZENITH PARKWAY
LOVES PARK,IL 61111
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