HomeMy WebLinkAboutItem VI PLAN COMMISSION STAFF REPORT MAY 21,2019
ITEM VI: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN APPROVAL FOR RESTAURANT/INDOOR ENTERTAINMENT
VENUE LOCATED AT 2105 S. KOELLER STREET
GENERAL INFORMATION
Applicants: Keller, Inc-Bob Poch
Property Owner: Masters Oshkosh, LLC-Thomas Masters
Action(s) Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan to allow for construction of a restaurant/indoor entertainment venue located at 2105 S.
Koeller Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject site is located at the southwest corner of W. 201h Avenue and S. Koeller Street. The
subject parcel is about 16.43 acres and consists of an approximately 19,500 sq. ft. vacant retail
space, associated surface parking area and vacant land. The site was previously home to a strip
mall and Walmart store, which was demolished in 2007. The surrounding area consists of
predominantly commercial land uses. The 2040 Comprehensive Land Use Plan recommends
Interstate Commercial uses for the subject site.
Subject Site
Existing Land Use Zoning
Vacant commercial, surface parking and vacant land SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial/W. 20ffi Avenue ROW/SMU-PD
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Commercial SMU-PD
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Commercial/S. Koeller Street ROW/SMU-PD
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Interstate 41 ROW
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Page 1
ANALYSIS
Use
The applicant is proposing to construct a 34,423 sq. ft.building,which would include a
restaurant, tavern and entertainment area. The applicant identifies an additional 30,000 sq. ft. for
potential expansion. Standard hours of operation would be 6 am to 2 am daily with certain aspects
of the business having shorter hours of operation. The applicant anticipates
approximately 50 full-time and 50 part-time employees. As part of the development the applicant
is requesting several Base Standard Modifications (BSM), which will be outlined in the following
sections. The site also includes a 19,449 sq. ft. vacant retail space. The applicant is not proposing
any changes to that space.
Site Design/Access
The applicant is proposing to access the site from three existing curb cuts located along S. Koeller
Street, one located near both the north and south property lines and one located approximately
300' south of the northern entrance. City code will require minor modifications be made to each
entrance to include sidewalk sections and code compliant aprons,but in large the location of the
entrance will remain the same.
The applicant is seeking a BSM for continued use of the existing access drive along the north
property line. The current access drive is 17.75 feet from the north property line, Suburban Mixed
Use (SMU) zoning requires a 25' setback. Staff is in support of the request BSM as the site already
exists with the reduced setback and the continued use of the reduced setback should have
minimal to no impact. In conjunction with the pavement setback reduction, the applicant is
proposing to install new light poles. Code requires light poles to be located outside of the
required setback. In order to meet the minimum lighting standards the applicant is proposing to
install the poles on the north side of the access drive. An additional BSM is required to allow the
poles at the proposed location. Staff is in support of the BSM as it is a redevelopment site which
is attempting to reuse the same existing infrastructure. Additionally, there is an increased right-
of-way width along W. 201h Avenue which should also mitigate the impact of the reduced setback.
The applicant is proposing several modifications/upgrades to the existing parking lot. The
existing parking lot does not contain any parking islands. Current code allows no more than 20
parking stalls without a parking island. The applicant is proposing to add the required
landscaping islands to break up the existing hardscape. However,based on the current
dimension of the parking area and layout of parking lot, the applicant is requesting a BSM to
increase the maximum spaces from 20 spaces to 22 spaces for the southern portion of the parking
lot. Staff is in support of the BSM to increase the maximum number of spaces between islands to
22 as the inclusion of landscaping islands will be a significant upgrade over the existing parking
lot layout.
The applicant is also seeking a BSM to increase the maximum allowed parking from 248 spaces to
830 spaces. The applicant notes several reasons for the request. First, the applicant is proposing
to rehab the large existing parking area. In the present configuration the parking lot includes
ITEM VI-GDP.SIP 2105 S.Koeller St-Mineshaft 2
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over the 830 spaces requested by the applicant. By including landscaping islands and
redeveloping the parking lot the applicant will actually be decreasing the overall parking area
and impervious surface existing today. Second, the applicant has also provided the maximum
building occupancy calculation for the initial building,which totals 1,188 persons. Factoring in
the current loading capacity of the building, plus the tentative expansion area and the vacant
retail space, the potential for significantly more than 248 vehicles exists. Staff supports the
requested BSM as the project is a redevelopment site and a majority of the parking area is
existing,the applicant intends to improve the parking lot significantly by adding landscaping and
greatly improving the current hardscaping situation. Staff also agrees with the applicant that the
site has a potential to generate a regional draw and is being sized accordingly for full buildout of
the site.
The applicant is seeking two additional BSM's related to the site layout. First, a BSM to allow a
dumpster enclosure within a front yard. The applicant proposes to locate the dumpster enclosure
near the northwest corner of the site. This site is unique in that the property includes three front
yards (S. Koeller St., Interstate 41 and W. 201h Ave.) and one side yard (south property line).
Having three front yards creates difficulty in locating a dumpster enclosure outside of a front
yard. Staff supports the requested BSM as the applicant has chosen the best location given the
constraints of the site. Similarly, the applicant is requesting a BSM to allow a loading space along
the north side of the building. Staff supports the BSM for the reasons as outlined above.
Storm Water Management/Utilities
Draft storm water management plans have been submitted. The applicant and Department of
Public works have been in continued discussions related to the specific storm water requirements
for the site. The Department of Public Works ask that the following condition be added to the
Planned Development approval: The final storm water management plan to utilize the Right of
Way shall be approved by the Department of Public Works and provide substantial public
benefit. Additionally, the developer must enter into an agreement with the City to allow for the
installation within the Right of Way and potential need to remove and relocate the facilities out of
the Right of Way should public use of said Right of Way be needed. The applicant will also need
approval for an Operation and Maintenance (O&M) agreement, potential encroachment and
drainage easements with the Department of Public Works.
Included in the applicant's draft storm water plans is a wet pond. Staff has been in contact with
the USDA Wildlife Services and the Winnebago County Airport regarding the proximity of a wet
pond in relationship to the airport. Both entities have identified the need for a wildlife mitigation
plan due to the runway being located less than 3,000 feet from the proposed wet pond location.
USDA recommends use of either Bird Ba11TM or a permanent overhead grid system, in conjunction
with permanent perimeter fence. Staff has sent the applicant the USDA recommendations and
specification for an overhead grid. Staff is recommending a condition requiring a wildlife
mitigation plan be submitted and approved prior to construction of a wet pond.
Landscaping
The applicant has provided detailed conceptual landscaping plans, which include a variety of
trees, shrubs and bushes. The specific sections of the landscaping ordinance are detailed below.
ITEM VI-GDP.SIP 2105 S.Koeller St-Mineshaft 3
Page 3
The applicant has also identified BSM's related to landscaping and those will be further discussed
below. Staff recommends the final landscaping plan be reviewed and approved by the
Department of Community Development.
Building Foundation
Per the applicant's site plan, a total of 344 foundation landscaping points are required per
building. The provided plan indicates a total of 350 foundation landscaping points are being
provided per building. 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 113 of the 172 required points along the primary building entrance. That equates to
33% of the overall required points. The applicant is requesting a BSM for this requirement. The
applicant states they have a secondary take out entrance along the north side of the building and
they wish to distribute additional plantings to that entrance. Between the two customer
entrances, the applicant provides over 50% of the required overall points. Staff is in support of
the requested BSM as the unique triple frontage site with two customer entrances has a better
overall aesthetic appearance by distributing the required points.
Paved Area
Code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area,equating
to a required 4,200 paved area landscaping points. The applicant meets the requirement by
providing a total of 4,543 paved area landscaping points. The code specifies 30% of all points will
be devoted to medium or tall trees and 40%will be devoted to shrubs. Again, the applicant meets
both requirements. Finally, the code further specifies that each landscaping island shall provide
one shade tree or tall deciduous tree. The applicant is seeking a BSM for this requirement. They
have provided a tree in each island,however 14 of the landscaping islands include low deciduous
trees. Of the 14 islands, 12 include two low deciduous opposed to the required one shade. The
applicant has stated a conflict with the parking lot light poles as the reason for requesting the
BSM. Staff is in support of the BSM as the overall intent of paved area landscaping requirements
is being met.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The subject parcel has 2,260 feet of
frontage along Interstate 41, S. Koeller Street and W. 201h Avenue, equating to a required 2, 260
landscaping points. The plan provided indicates 2,300 points. This includes 35 existing trees and
an additional 11 being proposed.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan,
the applicant identifies 700 points required,however the applicant is only accounting for the
34,423 sq. ft. for the proposed Mineshaft building. The applicant failed to take into account the
existing 19,449 sq. ft. vacant retail building. Code will require 1,080 yard landscaping points.
The applicant is only proposing 709 point. The applicant will need to revise the landscaping plan
to meet the code requirements for yard plantings.
ITEM VI-GDP.SIP 2105 S.Koeller St-Mineshaft 4
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Siege
The applicant is proposing three onsite signs. First, a 35' tall pylon sign located along Interstate
41. The sign includes a 150 sq. ft. Electronic Message Center (EMC) and is 192 sq. ft. overall.
SMU allows a maximum EMC size of 100 sq. ft. The applicant proposes to limit the site to no wall
signage as justification for the increased EMC size. The applicant is also proposing two
monument signs, one located at the northern entrance on S. Koeller Street and one located at the
main customer entrance on S. Koeller Street. These signs are 6' in height and 15 sq. ft. in size.
Staff is in support of the requested BSM for increased EMC size. The applicant mentioned the
EMC is located along Interstate 41 which has a greater rate of travel than the typical road and the
increased size provides a greater readability. That being said, staff would not support the larger
EMC for solely that reason as that situation is not unique to this parcel. However with the
applicant choosing to further limit the amount of overall signage on the parcel, staff can support
the requested BSM. As part of the 2017 comprehensive zoning ordinance update, the City of
Oshkosh made a conscious effort to reduce sign clutter in the community. By limiting the site to
no building signage staff believes the applicant is meeting the intent of the sign code update.
Building Facades
Section 30-243 (C)requires commercial uses to be predominately clad in 50%Class I materials and
Class II &Class III materials may be used as accents and trim not to exceed 50% of the total
building. This applies to the all facades of the subject development. Class IV materials are
prohibited. The applicant is proposing a mixture of glass (I), curved corrugated metal siding(IV),
curved corrugated rusty metal siding (IV), split faced block (II), stone veneer (I) and
manufactured stone (I). As proposed the facade breakdown is as follows:
North: Class I—5.7% Class II/III—25.0% Class IV—69.3
South: Class I—27.7% Class II/III—15.4% Class IV—56.9
East: Class I—16.4% Class II/III—20.8% Class IV—62.8
West: Class I—21.5% Class II/III—23.6% Class IV—54.9
The applicant would require two BSM's for the proposed building exteriors. First, a BSM to
lower the required 50%Class I material requirement and second, to be allowed to use prohibited
Class IV materials. The applicant has cited a desired architectural style/theme as the justification
for the BSM's. The applicant contends that the chosen materials are high quality in nature and
the chosen materials are appropriate for the "mineshaft" theme/design.
Staff understands the applicant's desire to construct a themed entertainment venue,however, as
proposed the development is substantially deficient in meeting the code requirements. Staff also
understands the difficulty of achieving a themed architectural style while adhering to the strict
requirements of the ordinance. With that in mind, staff is recommending the applicant be
required to replace the proposed split faced block(Class II)with a Class I material, such as stone
or stone veneer. The applicant states stone/rock was used in making of a mine shaft. Staff
believes this change would not interfere with intended mineshaft theme and would aid in
bridging the gap between the required materials and proposed theme. The proposed change
would have the following impact on the facade breakdown:
North: Class I—27.5% Class III—3.2% Class IV—69.3
South: Class I—43.1% Class III—0% Class IV—56.9
ITEM VI-GDP.SIP 2105 S.Koeller St-Mineshaft 5
Page 5
East: Class I-36.6% Class III-0.6% Class IV-62.8
West: Class I-44.0% Class III-1.1% Class IV-54.9
The net increase of Class I materials for each facade would be as follows:
North-21.8% South- 15.4% East-20.2% West-22.5%
Staff is comfortable recommending approval of the Exterior Design Standard BSM's with the
above referenced change.
Refuse Enclosure
The applicant has provided a refuse enclosure elevation. The applicant proposes to clad the
refuse enclosure in the same split face block and curved corrugated metal. Similar to the above
referenced building facades, staff recommends the split face block be replaced with the same
stone, stone veneer or a similar Class I material as used on the primary building.
Lighting
No photometric plans have been provided at this time. The applicant will need to provide a code
compliant photometric plan during Site Plan Review. The applicant is seeking a BSM to exceed
the maximum allowed fixture height of 20 feet. The applicant is proposing 23' fixture height.
Staff is in support of the BSM, although the fixture exceeds the SMU allowed 20', the 23' fixture
would be significantly lower than the existing 40' lights. Minor modifications will be required to
the photometric plan as a few areas fall below the minimum code requirement of 0.4 foot candles
for access drives. A final code compliant lighting plan will need to be provided during the Site
Plan Review process.
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.
ITEM VI-GDP.SIP 2105 S.Koeller St-Mineshaft 6
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(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 General Development Plan and Specific Implementation Plan
with the findings listed above and the proposed following conditions:
1) Base standard modification for pavement setback reduction along W. 201h Avenue from
the required 25' to the existing 17.75'
2) Base standard modification to allow light pole within the required front yard setback
along the north property line.
3) Base standard modification to increase the maximum parking stall spaces without a
landscaping island from 20 spaces to 22 spaces as indicated on the site plan.
4) Base standard modification to increase the maximum allowed parking to 830 spaces.
5) Base standard modification to allow a dumpster enclosure within the front yard as
indicated on the site plan.
6) Base standard modification to allow a loading space within the front yard as indicated on
the site plan.
7) Base standard modification to increase the maximum fixture mounting height from 20' to
23'.
8) Base standard modification to increase the maximum allowed EMC from 100 sq. ft. to 150
sq. ft.
9) Development shall be limited to three signs as outlined within the SIP request. 1 -192 sq.
ft. pylon sign including 150 sq. ft. EMC along Interstate 41 and two 15 sq. ft. monuments
signs. There shall be no wall signage permitted.
10) The final storm water management plan to utilize the Right of Way shall be approved by
the Department of Public Works and provide substantial public benefit. Additionally, the
developer must enter into an agreement with the City to allow for the installation within
the Right of Way and potential need to remove the facilities should public use of said
Right of Way be needed.
11) Developer shall provide a wildlife mitigation plan for the wet storm water pond for
review and approval by the Department of Community Development.
ITEM VI-GDP.SIP 2105 S.Koeller St-Mineshaft 7
Page 7
12) Base standard modification to reduce the required Building Foundation landscaping
requirement of 50% of the required points along the main entrance to providing 33% of
the required points along the main entrance.
13) Landscaping plan shall be revised to include the required 1,080 yard landscaping points.
14) Base standard modification to allow 14 landscaping islands (as identified on the approved
landscaping plan) to use low deciduous trees instead of the code required shade or tall
deciduous.
15) Final landscaping plan shall be reviewed and approved by the Department of Community
Development.
16) All split face block shall be replaced with stone, stone veneer or a similar Class I material.
17) Curved corrugated metal siding and Curved corrugated rusty metal siding as outlined in
the Building Facade section of the report shall be permitted in conformance with the
provided and approved building exteriors.
18) Final building exteriors shall be reviewed and approved by the Department of
Community Development.
19) Refuse enclosure shall be clad in the same materials as the primary structure.
20) Code compliant photometric plan shall be provided.
ITEM VI-GDP.SIP 2105 S.Koeller St-Mineshaft 8
Page 8
SUBMIT TO:
City Of Oshkosh Dept,of Community Development
215 Church Ave..P.O.Box 1 130
cIt°t Planned Development Application Oshkosh, 2 54401
Oshkosh PHONE:I90}236-5059
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: Keller, Inc. - Bob Poch Date: 03/21/2019
Petitioner'sAddreSSX21b Hwy. 55 South o 0}City: Kaukauna State: WI Zip: 54130
Telephone #: ( 920) 427-4458 Fax: ( ) Other Contact# or Email: bgoch@kellerbuilds.com
Status of Petitioner (Please Check): Owne presen Jive Tenant Prospective Buyer f
Petitioner's Signature (required): Date: " /_'` j�
OWNER INFORMATION �i' /
Owner's): Thomas J. Masters (� ate: 03/21/2019
Owner(s) Address:_ 5488 Pleasant Hill Road City: Hartford State: WI Zip: 53027
Telephone #: (262) 224-0652 Fax: ( ) Other Contact # or Email. _
heidi@mineshaftrestaurant.com
Ownership Status (Please Check): Xlndividual 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. / Q
Property Owner's Signature:
�C Date:
TYPE OF REQUEST.
» General Development Plan (GDP) ❑ General Development Plan [GDP) Amendment
99 Specific Implementation Plan (SIP) ❑ Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 2105 S. Koeller Street
Proposed Project Type: Hospitality/Restaurant
Current Use of Property: Vacant Zoning: SMU-PD
Land Uses Surrounding Your Site: North:Mixed retail and service (grocery store, fitness center, etc.)
South: Retail
East: Retail
West: Interstate highway; cemetery and office use west of highway
It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
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 visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Staff Date Rec'd
Page 9
• Specific treatment and location of recreational and open space areas,including designation of
any such areas to be classified as common 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 a table summarizing all proposed species.
❑ 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.
❑ 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.
❑ 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.
❑ 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.
❑ 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 application request.
Applicant's Signature (required): 111A Date: Y
3
Page 10
♦ �
EXCEL
March 29, 2019
ARCHITECTS•ENGINEERS•SURVEYORS
Project Narrative
Project: The Mineshaft Restaurant
2105 S Koeller Street
Oshkosh, WI
Masters Oshkosh, LLC is requesting a General Development Plan (GDP) and Specific
Implementation Plan (SIP) approval for a new restaurant and entertainment complex
development, The Mineshaft, located at 2105 S Koeller Street. The tax parcel ID is
1334222034 and the existing zoning is SMU-PD. The petitioner is seeking GDP/SIP approval to
allow for design flexibility and exceptions to the zoning code.
The Mineshaft is family-owned and currently has one (1) other location located in Hartford, WI.
The new proposed facility is 34,423 sf and will include restaurant, tavern and entertainment
areas consisting of a game room for birthday parties and team outings, and live music events
occasionally in the tavern area. An additional 30,076 sf of floorspace has been included as
future expansion. The standard hours of operation are 6AM - 2AM daily. Depending upon usage
of the facilities, the game room may be shut down during certain hours of the day. No one under
the age of 21 is allowed on premise after 10:30 PM (even when accompanied by a parent or
guardian). The projected number of employees is 50 full-time and 50 part-time.
The proposed project will be compatible with the surrounding zoning, SMU/SMU-PD and the
surrounding retail land uses. The property is 16.43 acres and currently consists of an existing
19,449 sf of vacant retail space, 516,407 sf of paved parking lot space and 179,854 sf of vacant
land. The revised utility locations of the properties on the south side of the Airport Plaza will be
handled by a separate contract and plan set. The existing storm water detention area that will
be improved is located partially in the W. 20t" Ave right-of-way and on the development
property. The proposed improvements have been discussed between the developer and City
regarding the circumstances of the facility on City and development property.
The improved developed property will be a positive change to the area, fit with the character of
the existing neighborhood, and there will be no negative impact on neighbors. This development
will also provide an exciting new use/facility in the City that currently does not exist in the City.
GDP/SIP Narrative Requirements:
■ Specific project themes and images
o See Attachment A for Keller's letter regarding the theme and images of the
proposed building to fit with the name of the proposed facility. In addition to the
information included with the attached letter, the exterior lighting on the building
will include color changing LED rope lighting to accent the "M" included on the
rustic timber gable elements; the same color changing LED rope lighting may
also be incorporated into the high and low exterior perimeter roof parapets
around the building to further highlight the design features. The proposed
FOND DU LAC, WI 54935 WWWEXCELENGINEER.C10M
development will include the following sign changes: improvements to the Airport
Plaza Development multi-tenant sign (sign not on development property),
replacement/modification to the existing pylon sign along 1-41 that will include an
electronic reader board and development sign on top, and a directional sign at
both of the entrances for the development. At this time, there are no proposed
building mounted signs.
■ Specific mix of land uses
o The proposed uses will include restaurants, retail spaces and office space.
These uses and services will be a needed addition to a developing and growing
area.
■ Specific residential densities and nonresidential densities as described by
dwelling units per acre, and landscaping surface area ratio and/or other
appropriate measures of density and intensity.
o The proposed 66,449 sq. ft. facility (including future additions) with include
approximately 750 sq. ft. of space for office use, and 65,699 sq. ft. of space for
either restaurant, game room, or retail space. The proposed site will include
32.6% open space and 67.4% impervious surface (includes future). The exterior
lighting on the site will provide adequate lighting and create an inviting and safe
atmosphere for the public. Site lighting plans are included with the GDP/SIP
submittal.
■ Specific treatment of natural features
o The major natural feature on the property is the existing dry detention storm
water facility on the west and north sides of the site. The existing storm water
detention area that will be improved is located partially in the W. 201" Ave right-of-
way and on the development property. The proposed improvements have been
discussed between the developer and City regarding the circumstances of the
facility on City and development property. The proposed development will utilize
and update the dry detention storm water facility as required to meet the storm
water requirements for the site. Mature trees on site that are not required to be
removed for construction will be protected.
■ Specific relationship to nearby properties and public streets
o The proposed building is centrally located on the north side of the site and will be
situated in approximately the same location as the previous development building
was. Parking areas are proposed on the north, east, and south sides of the
building. Landscaped islands are proposed throughout the parking area to break
up the expansive parking area that currently exists.
■ 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.
o The existing lot is 715,710 sf(16.43 ac) and contains a 19,449 sf(0.45 ac)
building and 516,407 sf(11.86 ac) of pavement for a total of 12.30 acres of
impervious coverage (74.9%) and 4.13 acres of open space (25.1%). The
proposed site will contain a building footprint (including future) of 66,449 sf(1.48
ac), 417,736 sf(9.59 ac) of impervious surfaces, and 233,525 sf(5.36 ac) of
open space. Based on the surface coverages, the proposed site is comprised of
FOND DU LAC, WI 54935 WWWEXCELENGINEER.CIUM
67.4% impervious surfaces, and 32.6% open space. The driveway locations of
the proposed development will be in the same location as the current
development.
■ 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.
o The existing development that previously benefitted and served the community
with numerous services has been vacant for more than 10 years. The proposed
development will improve the vacant area, create an excitement to the City with a
use that currently does not exist in this area, and will provide amenities to this
portion of the City. The proposed development orientation has been designed to
follow the previous development's intent while breaking up the parking area from
being an uninterrupted expansive parking area with landscaping. In addition, the
proposed development reduces the impervious surfaces on site.
■ A complete list of zoning standards that would not be met by the proposed
GDP/SIP and the location(s) in which such exceptions/base standard
modifications would occur.
o Section 30-52(G) — Density, Intensity, and Bulk Regulations for the SMU District
■ Pavement encroaches in front yard setback along W. 20t" Ave.
• The SMU district requires pavement setbacks to meet the
minimum setbacks for principal structures. For the front yard
setback along W. 20t" Ave, the setback is 25 feet. However, the
existing curb line of the development is currently within. Per
Section 30-175(N)(11)(a), legally established parking areas
constructed prior to the effective date of the chapter which
currently do not meet the minimum setbacks shall be permitted to
reconstruct with reduced setbacks, subject to approval by the
Director of Community Development. The proposed drive aisle is
30 feet wide and exceeds the minimum dimensions of parking
areas as defined by the code. The existing mature trees along the
north property line are proposed to remain. There is also
approximately 90 feet of green space between W. 20t" Ave and
the property line with the wide right-of-way in this location.
o Section 30-175(E) — Maximum Number of Required Off-street Parking Spaces
■ Parking Exceeds the Maximum
• The proposed development's use provides the same parking area
previously provided with the development. However, landscape
islands are proposed in the parking area where there currently are
none. The proposed facility will include approximately 8 party
rooms around the game room for larger gathering events. The
facility provides room for 500 seats in its currently proposed size.
The proposed development's land use for restaurant, tavern, or
other indoor commercial entertainment is not related to any other
facility in the City to accurately determine the similar parking
quantities of other facilities of its kind. In addition, on-street
parking is not a viable option in the area to supplement the code
FOND DU LAC, WI 54935 WWWEXCELENGINEER.CIUM
required maximum volume of parking. The parking area has been
designed for maximum parking buildout for future additions.
o Section 30-176 (E)(3) —Off-Street Loading Location
■ Loading Zone located in the front yard
• The proposed property has street frontage on three sides and the
remaining Airport Plaza Development on the fourth side. Finding
a compliant location is difficult if not impossible. The proposed
loading area is located on the north side of the proposed building
in a location that is the furthest away from most of the parking
areas on site to avoid potential truck/auto conflicts. Existing
mature trees are located on the north side of the loading area
drive aisle to screen the area from W. 201h Ave.
o Section 30-190 (E)(4)(b)— Fixtures and Luminaires
■ Light poles located in front yard setback
• Result of base standard modification Section 30-52(G) — Density,
Intensity, and Bulk Regulations for the SMU District above
• Lighting the drive aisle along the north side of the site requires
light poles to be placed in the setback as a result of the pavement
being located in the setback. Existing mature trees along the north
property line are proposed to remain.
■ Maximum fixture mounting height by code is 20 feet.
• The proposal calls for 20-foot-tall light poles with top of luminary to
be 23 feet above grade. This increase in the allowable height
allows for fewer light fixtures to provide adequate parking lot
lighting. Fewer light fixtures in parking lot landscape islands will
allow for more islands to contain trees.
o Section 30-191(E)(2)(b)— Refuse or Recycling Enclosures
■ Dumpster enclosure is located in the front setback
• The proposed property has street frontage on three sides and the
remaining Airport Plaza Development on the fourth side. Finding
a compliant location is difficult if not impossible. In an effort to
comply with the intent of the ordinance, the dumpster enclosure is
proposed in approximately the same location as it was with the
previous development in relation to the building as well as being
situated in a location that is the furthest away from the majority of
the parking areas on site; the location allows for ease of access
and minimizes the potential for truck/auto conflicts. The proposed
dumpster enclosure materials will match the existing building
materials and landscape screening will be provided. Dumpster
enclosure detail is provided with submittal.
o Section 30-243(C) — Commercial Uses and Mixed Uses
■ Exterior Materials are below Class I requirements
• See Attachment A for Keller's letter regarding the theme and
images of the proposed building to reflect the name of the
proposed facility and to provide justification for the reduction in the
amount of required Class I exterior materials.
FOND DU LAC, WI 54935 WWW.EXCELENGINEER.C10M
o Section 30-253 (13)(4)(b) — Paved Areas
■ Maximum Parking Stalls per row is exceeded
• The existing development currently does not have landscaped
islands within any portion of the parking area on site. The
proposed development will improve the existing parking area by
providing landscape islands throughout the development with no
more than 22 parking stalls per row. The proposed landscape
islands in the parking area exceed the minimum 250 sf required
and provide a minimum of 307 sf with the main landscape islands
providing 468 sf.
o Section 30-253 (B)(4)(e) — Paved Areas
■ Shade tree is not provided in every island
• The existing development currently does not have landscaped
islands within any portion of the parking area on site. The
proposed development will improve the existing parking area by
providing landscape islands throughout the development at the
ends of the parking rows. In order to light the parking area, light
poles need to be placed in some islands. The parking area has
trees in every other island to provide a uniform appearance. In
addition, 4,300 points of shade trees are provided on site alone
which exceeds the required 4,200 points of required landscaping
in the parking/pavement areas.
o Section 30-253 (A) — Building Foundation Landscaping
■ 50% of required plantings are not located at the main entrance
• The building is oriented on the site to optimize the layout which
limits the available open space along the south side of the building
where the main entrance is located. Of the required 344 points for
building foundation plantings, 172 points are required.
Landscaping has been provided on the main entrance side of the
building (south) as much as possible while maintaining an inviting
atmosphere to the building. The pickup location for take-out orders
is located on the north side of the building which is considered a
second main entrance. Between both entrances, 172 points have
been provided to meet intent of the required 50% building
foundation planting requirement while still not meeting the code
requirement.
o Section 30-280— Electronic Message Board
■ Size of sign exceeds allowable
• The electronic message board is proposed to be 202 sf and the
development sign on top is proposed to be 48 sf for a total of 250
sf of total sign area on one side.
o Section 30-280
■ City to review sign package to advise on additional base standard
modifications regarding the proposed signs for the development. The
FOND DU LAC, WI 54935 WWWEXCELENGINEER.CIUM
included multi-tenant sign is located off of the development property but
will be updated. No building signage is proposed at this time.
■ Phasing Schedule
o The proposed project is planned for 1 phase.
■ 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.
o Developers agreement to be addressed between City and development owner.
FOND DU LAC, WI 54935 WWWEXCELENGINEER.CIUM
Keller
Planners I Architects I Builders
Ofces in Fox Cities,Madison,
Milwaukee, &Wausau
March 21, 2019
Re: Mineshaft—Oshkosh, WI
Dear Mr. Burich and Mr. Lyons,
As you already know, my design is below the required Class I exterior material. The best justification I can give
you for the deficiency is the architectural style of the building. The Owner's business is called the "Mineshaft".
We are attempting to build a themed building picking up on the Mineshaft theme. The materials we are using
and their proportions are all in an effort to capture the architecture of an old mine.
To me, that means using materials that may have been present in early American mines. Those products typically
consisted o£
• Stone/Rock - Making the Shaft
• Timbers - Shoring the Shaft
• Rusty Steel - Implements
• Old Wood Planks - Shoring the Walls
• Rusty Corrugated Metal - Make Shacks
• Tie Rods - Brace the Timbers
When a mineshaft was bored, it penetrated dirt and rock to establish a shaft. Once a penetration in the ground
was made, timbers were used to form and support the profile of the shaft. Planks were used between timber
frames to hold back the Earth from caving in from the walls and ceiling. Rusty corrugated metal was used
commonly to build sheds, houses, or any enclosure for any purpose. Steel/Iron tie rods held brace timbers from
collapse.
Unfortunately, to design a themed building, it is not possible to use a predetermined amount of any one product.
It is my professional opinion that I used these mineshaft products proportionately for the best architectural
presentation. I hope you will look at the totality of the composition and agree.
Respectfully Submitted,
Steve Klessig
V.P. of Architecture and Engineering / Co-Owner
KELLER, INC.
PLANNERS/ARCHITECTS/BUILDERS
ADDRESS
711 Lois Drive,Sun Prairie,W1 53590
WEB SITE
PHONE FAX www.kellerbuilds.com
608.318.2336 1-800-236-2534 608.318.2337
Page 17
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GDP/SIP CORP AVIATION RESTAURANT GARVENS PROPERTY HOLDINGS LLC
2105 S KOELLER ST 2100 S KOELLER ST 5363 LEONARD POINT RD
PC:05-21-19 OSHKOSH WI 54902 OMRO WI 54963
JAMES F/MARCIE E MCDEVITT REV TRUST M SIX INTERNATIONAL PROPERTIES LLC PHOENIX REALTY LLC
3335 13TH ST 725 N PROGRESS DR 401 E KILBOURN AVE STE 201
KENOSHA WI 53144 SAUKVILLE WI 53080 MILWAUKEE WI 53202
REALTY INCOME PROPERTIES 6 LLC ROGAN STORES OSHKOSH LLC WITTMAN AIRPORT OSH
11995 EL CAMINO REAL STE 101 1750 OHIO ST 525 W 20TH AVE
SAN DIEGO CA 92130 RACINE WI 53405 OSHKOSH WI 54902
THOMAS J MASTERS KELLER INC ATTN:BOB POCH
5488 PLEASANT HILL RD N216 HWY 55 SOUTH PO BOX 620
HARTFORD WI 53027 KAUKAUNA WI 54130
Page 26
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www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh,WI Oshkosh
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www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh,WI
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