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N O T I C E A meeting of the City of Evansville Board of Zoning Appeals will be held on the date and at the time stated below in City Hall, 31 South Madison Street, Evansville, Wisconsin 53536. Notice is further given that members of the City Council might be in attendance. Requests for persons with disabilities who need assistance to participate in this meeting should be made by calling City Hall: (608)-882-2266 with as much advance notice as possible. Please silence cell phones and electronic devices during the meeting. -Janice Turner, Chair City of Evansville Board of Zoning Appeals Regular Meeting Monday, February 24, 2025, 6:00 pm 3rd Floor, 31 South Madison Street, Evansville, WI 53536 AGENDA 1. Call to Order 2. Roll Call. 3. Motion to approve the agenda. 4. Motion to waive the reading of the September 28, 2023 minutes and approve them as printed. 5. Civility Reminder 6. Citizen Appearances 7. Action Items. A. Public Hearing and review of variance application VAR-2025-01 for parcel number 6-20-228.1 (13828 W US HWY 14)* to allow a driveway width in excess of that allowed by Section 130- 827(5) of the Evansville Municipal Code. i. Initial Staff and Applicant Comments ii. Public Hearing iii. Board of Zoning Appeals Questions and Comments iv. Motion B. Public Hearing and review of variance application VAR-2025-02 for parcel number 6-20-228.1 (13828 W US HWY 14)* to allow a building to be located other than what is directed by Sec. 130-419(2)(b) of the Evansville Municipal Code. i. Initial Staff and Applicant Comments ii. Public Hearing iii. Board of Zoning Appeals Questions and Comments iv. Motion 8. Motion to Adjourn *- Note: This parcel was annexed into the City of Evansville by adoption of Ordinance 2024-13. It has not yet received its new parcel number identifying it as being in the City. City of Evansville Board of Zoning Appeals Thursday, September 28, 2023, 6:00 p.m. 3rd Floor City Hall, 31 S Madison St, Evansville, WI 53536 MINUTES 1. Call to Order at 6:00 pm. 2. Roll Call: 3. Motion to approve the agenda by Thompson, seconded by Hughes. Approved unanimously. 4. Motion to waive the reading of the minutes from the July 7, 2020 regular meeting and approve them as printed by Hughes, seconded by Thompson. Approved unanimously. 5. Civility Reminder. Turner noted the City’s commitment to civil discourse. 6. Citizen appearances other than agenda items listed. None. 7. Action Items. A. Public Hearing and review of variance application VAR-2023-0283 for parcel number 6- 27-249 at 206 S Madison Street to allow building setbacks less than is allowed by Section 130-768(3) of the Evansville Municipal Code. i. Initial Staff and Applicant Comments. Spranger shared her staff report. ii. Public Hearing. Spranger opened the public hearing at 6:44pm. Applicants advised the building was constructed in 1965. Applicants expressed allowing for drive-up pickup services would allow more privacy for the clients of the food pantry from the customers at the retail store. Public hearing was closed at 6:49pm. iii. Board of Zoning Appeals Questions and Comments. Turner expressed concern for the water flow on the slope, Jeremy May expressed downspouts could be used to direct it into the grass. Commissioners pointed out that the rendering and the drawings presented do not match. Applicants clarified the renderings are being updated as they go along. Hughes expressed the need for signage showing that the driveway is one-way. iv. Motion. The Board of Appeals approves issuance of the variance to reduce the street side setback less than allowed by Section 130-768(3) of the Evansville Municipal Code. Setback is allowed to 1 foot of property line to accommodate an open-air canopy covering a half-circle driveway on this property, parcel 6-27-249, addressed at 206 South Madison Street. The variance is approved noting the following findings of fact and conditions: Members Present/Absent Others Present Janice Turner P Colette Spranger, Community Development Director Ken Updike P Norm Paulson, Resident Sarah Krause A Dan Nipple, Resident Jeff Vrstal A Jeremy May, Resident Ry Thompson P Jeanette Jones, Applicant Hughes P Matt Poock, Resident Miller P Josh Kimball, Resident • The variance will not cause a detriment to neighboring properties and is necessary due to an applicant presented hardship as a result of the building’s long-standing non-conforming status in the B-1 zoning district. • The granting of the variance does not suggest that a required street side yard setback be changed for all properties in the B-1 zoning district. • The variance to the street side yard setback shall only apply to this canopy area along Liberty Street and not to any future expansion of the existing building. • The granting of the variance is not contrary to the purposes set forth in the zoning code. • The granting of the variance is not contrary to the public interest. Motion by Thompson, seconded by Hughes. Approved Unanimously. 8. Motion to Adjourn by Updike, seconded by Miller, passed unanimously. Board of Zoning Appeals February 24, 2025 Packet Table of Contents 7A – Application 7A – Staff Report 7B – Application 7B – Staff Report Maps • ALTA (Current Conditions) • Site Keynote Plan • Site Circulation Plan • Site Accessibility Plan • Landscape Plan • Landscape Details Minutes from November 5, 2024 Plan Commission Meeting VARIANCE APPLICATION Evansville, Wisconsin Version: September 2023 General instructions. Complete this application as it applies to your project and submit 12 copies to the City Clerk along with the required application fee. Before you formally submit your application and fee, you may submit one copy to the Community Development Director, who will ensure it is complete. If you have any questions, contact the Community Development Director at 608.882.2263 or colette.spranger@ci.evansville.wi.gov. You may download this file off of the City’s website at: www.ci.evansville.wi.gov. 1. Applicant information Applicant name Street address City State and zip code Daytime telephone number Fax number, if any E-mail, if any 2. Agent contact information Include the names of agents, if any, that helped prepare this application including the supplemental information. Agents may include surveyors, engineers, landscape architects, architects, planners, and attorneys. Agent 1 Agent 2 Agent 3 Name Company Street address City State and zip code Daytime telephone number Fax number, if any E-mail, if any 3. Subject property information Street address Parcel number 6 – 27 – ______ . ______ Note: The parcel number can be found on the tax bill for the property or may be obtained from the City. Current zoning classification Note: The zoning districts are listed below. Agricultural Districts A-1 A-2 A-3 Residential Districts RR LL-R12 LL-R12A LL -R12B LL-R12C LL-R15 LL-R15A LL-R15B LL-R15C R-1 R -1A R-1B R -1C R-2 R-3 Business District B-1 B-2 B -3 B-4 Planned Office District O-1 Industrial Districts I-1 I -2 I -3 Describe the current use - Office Use Only - Initial application fee $750 Receipt number Date of pre-application meeting, if any Date of determination of completeness Name of zoning administrator Date of Board of Appeals review Application number VARIANCE APPLICATION Evansville, Wisconsin Version: September 2023 4. Provide the section number of the Municipal Code from which a variance is being sought along with the standard. Describe the variance being requested. 5. Describe the exceptional, extraordinary, or unusual circumstances or conditions applying to the lot or parcel, structure, use, or intended use that do not apply generally to other properties or uses found within the zoning district in which the subject property is located. (Refer to Section 130-153 (1) Evansville Municipal Code.) 6. Describe how the variance will not create a substantial detriment to adjacent property and will not be contrary to the purpose of the zoning code or the public interest. (Refer to Section 130-153 (2) Evansville Municipal Code.) 7. In considering your application, the Board of Appeals needs to consider those factors listed in the last section of this application. Not all of these factors will relate to your application. For those that do, provide any pertinent information relating to your application. 8. Other information. You may provide any other information you feel will assist City staff and the Board of Appeals with the review of this application. VARIANCE APPLICATION Evansville, Wisconsin Version: September 2023 9. If the requested variance would modify a dimensional standard, attach one copy of a drawing (11” x 17”) to each application, which shows the required dimensional standards and the proposed dimensions. 10. Applicant certification  I certify that the application is true as of the date it was submitted to the City for review.  I understand that I may be charged additional fees (above and beyond the initial application fee) consistent with the Municipal Code. Applicant Signature Date Governing Regulations The procedures and standards governing this application process are found in Chapter 130, Article 2, Division 6, of the Municipal Code. Information to Be Considered (See question 7) (Refer to Section 130-153 and 130-131 Evansville Municipal Code.) 1. Site design and physical characteristics a. Existing topography, drainage patterns, and vegetative cover and the suitability of the proposed use in this regard b. Availability of water, sewer, rail, and other services and other services and the utility requirements of the proposed site c. Where public sewers are not available, the percolation characteristics of the soil d. Adequacy of the proposed internal circulation system, including safety considerations e. Access to sites from the internal circulation system f. The costs of providing various public services g. Appearance (how the area will look) 2. Site location relative to public road network a. Convenient access to a public road network (safety of access points) b. Visibility from the proposed road and the need for visibility c. Access; the location is to provide access primarily by right hand turning movements 3. Land use a. Compatibility with existing or proposed uses in the area b. Relation to any existing land use plan c. Relation to existing or proposed development at nearby interchanges 4. Traffic generation a. Amount of daily and peak-hour traffic to be generated, related to site size. Traffic shall be subclassified as to arterial, collector, and local streets b. Amount of traffic generated relative to existing and anticipated ultimate generated traffic in the area c. Expected composition of site-generated traffic by vehicle types d. Effect of site-generated traffic on the operation of the area e. Safety and convenience of future users 5. Community effects a. Immediate and long range tax base b. Access to market or service area c. Relation to the public interest, the purpose and intent of this chapter and substantial justice to all parties concerned d. Compliance with the master plan’s goals and objectives 6. Other relevant factors a. Compliance with the performance standards in article III of the zoning code b. Other additional impacts Page 1 of 8 - Agenda Item 7A EVANSVILLE BOARD OF ZONING APPEALS STAFF REPORT – February 24, 2025 APPLICATION NUMBER: VAR-2025-01 Applicant: Kwik Trip Parcel: 6-20-228.11 (13828 W US HWY 142) Prepared by: Colette Spranger, Community Development Director Prepared for: City of Evansville Board of Zoning Appeals Description of request: The applicant is requesting a variance from the Evansville Municipal and Zoning Code for a driveway width in excess of what is allowed in the B-3 Community Business District. Driveway widths in all of Evansville’s business districts are limited to 25 feet wide. The applicant is requesting two driveways of 35 feet each. Background of Request Kwik Trip is petitioning to open a fueling station and convenience store. The site is proposed to feature separate areas for gasoline and diesel fuels. Proximity to the approved but yet unbuilt soybean refinery plant is the primary driver for offering dies el fuel. Much of the anticipated traffic to the soybean plant is likely to be comprised of semi trucks, a fraction of which may visit the Kwik Trip site. A wide turning radius for those trucks is prompting the request for wider driveways. Plan Commission is scheduled to review the Site Plan, Conditional Use Permit, and Rezoning Application at its March 4th, 2025 meeting. A public hearing for the applications was held on November 5 th, 2024. Minutes from that meeting are included for review of this application. Specific concerns brought up by residents included: • Impacts of increased traffic • Pedestrian safety • Appropriateness of location with regard to nearby housing. There were also a number of residents expressing their support for the project, citing positive economic impacts or personal desire for the Kwik Trip brand. An ordinance to finalize rezoning the parcel to B-3 Community Business from Agriculture will be reviewed by Common Council on March 11 th. Any approval of site plans and conditional use permits will be contingent on approval of that ordinance. For this application, the Board of Zoning Appeals need only determine whether the driveway width, rather than the size, appearance, and use of the entire site, is worthy of a variance. Zoning Code Background The City of Evansville recently adopted uniform driveway widths across its zoning districts. Most of the City’s zoned commercial areas are already well established, which means ideal access management 1 This parcel was annexed into the City of Evansville from the Town of Union on February 11th, 2025 by Common Council passing Ordinance 2024-13. At the time of writing, the documents recording that change were still being processed by Rock County and had not yet received its new parcel number. 2 This was the site address pre-annexation. Future development on the site will be addressed as 680 East Main Street. Page 2 of 8 - Agenda Item 7A techniques for directing traffic cannot be easily implemented. This has resulted in commercial areas with numerous driveways that are close together and wider than what is necessary. Fixes such as shared driveways or interconnected parking lots are not likely to happen after the fact. In this case, the City chose to limit the width of driveways at the front property line. Narrower driveways slow down traffic and cut down on the pedestrian exposure to vehicular traffic. Because the land use pattern in the City is largely established, those wishing to repave their existing driveways will need to narrow them if they are in excess of 25’. For a site anticipating large amounts of semi truck traffic, the 25 foot width is too narrow to accommodate turns. Most of the allowed and conditional uses within the B-1, B-2, and B- 3, and (to a lesser extent) the B-4 zoning districts are not ones that would generate large amounts of semi truck traffic. Therefore, a variance is the appropriate tool to use when considering wider driveways in these districts. Required Findings: The Board of Zoning Appeals must consider the standards in Section 130-131 prior to making its findings. The six standards are as follows: 1. Site design and physical characteristics Consideration Staff Comments a. Existing topography, drainage patterns and vegetative cover and the suitability of the proposed use in this regard. A widened driveway will not impact topography, drainage, or vegetative cover at the finished site. b. Availability of water, sewer, rail and other services and the utility requirements of the proposed site. Site is adjacent to and will connect to public utilities. A widened driveway will not impact access to these utilities. c. Where public sewers are not available, the percolation characteristics of the soil. Not applicable. d. Adequacy of the proposed internal circulation system, including safety considerations. With regards to internal circulation, the widened driveways will enable semi trucks to enter the site without damaging curbs or ripping up vegetation. e. Access to sites from the internal circulation system. No impact anticipated. f. The costs of providing various public services No impacts anticipated. g. Appearance (how the area will look). Driveway width is typically not a perceptible feature when discussing appearance. Page 3 of 8 - Agenda Item 7A 2. Site location relative to public road network Consideration Staff Comments a. Convenient access to a public road network (safety of access points). The proposed site features a driveway each on County Highway M and East Main Street/US Highway 14. WisDOT still controls access along part of the property. They is requiring a left turn lane for eastbound traffic on US Highway 14/Main Street. b. Visibility from the proposed road and the need for visibility. Visibility will be an issue with the driveways. A wider driveway increases the amount of time pedestrians have to interact with vehicular traffic. Staff is proposing that sidewalks, particularly at the driveways, be located at the property line. Currently sidewalks are about 5 feet from the curb when the property line ranges 20 to 30 feet from the roadway on both East Main/US Highway 14 and County Highway M . This will provide distance between pedestrians and the road and provide more time for vehicles to slow down as they enter the site. Sidewalks should be kept level for the pedestrian, and clearly marked so motorists can easily see that they are crossing a sidewalk. This may be accomplished by striping or using a colored concrete for sidewalk construction. c. Access; the location is to provide access primarily by right-hand turning movements. Staff is considering restricting driveway access along County Highway M to be right -in, right-out only as way to restrict cross traffic from the shared Piggly Wiggly/Family Dollar driveway and from motorists aiming to avoid the County Highway M/US Highway 14 intersection by cutting across Kwik Trip’s long, unencumbered parking lot. Page 4 of 8 - Agenda Item 7A 3. Land Use Consideration Staff Comments a. Compatibility with existing or proposed uses in the area. The City’s Future Land Use category for this undeveloped land is Walkable Business. Land uses to the south are industrial or planned industrial commercial; land uses to the east are commercial. Directly north the site abuts the backyards of a number of residences and a City-owned retention pond. b. Relation to any existing land use plan. Prioritzing pedestrian safety and connectivity would keep the proposed use in line with the City’s Smart Growth Comprehensive Plan. One such policy is “Build commercial and mixed -use structures to the sidewalk and face entrances towards pedestrian traffic to promote walkability.” c. Relation to existing or proposed development at nearby interchanges. The driveways are located as far as possible from the County Highway M/US Highway 14 signalized intersection so as not to negatively impact traffic. d. In reviewing an application for a zoning district change to a business district, the plan commission and city council shall consider whether the proposed zoning district change likely will result in increased vehicular traffic on nearby local streets in areas of existing residential development and whether such increased traffic will have an adverse impact on the existing residential development. The applicant has applied for rezoning, which is being reviewed by Plan Commission on March 4th. Driveway widths are the same across residential and commercial districts, so this is not an applicable consideration. Page 5 of 8 - Agenda Item 7A 4. Traffic Consideration Staff Comments a. Amount of daily and peak hour traffic to be generated, related to site size. Traffic shall be sub-classified as to arterial, collector and local streets. East Main Street/US Highway 14 is an Arterial street. County Highway M is a Major Collector Street. The site is expected to yield 4,113 trips per day. • AM Peak (7 to 8 am): 276 trips per hour • PM Peak (4 to 5 pm): 298 trips per hour • 20% of the trips are likely to be “pass-by” trips, or those who stop at Kwik Trip en route to their actual destination. • Each “trip” is one-way, so 276 trips per hour is equivalent to 138 vehicles coming to and leaving the site. Each driveway is anticipated to handle 50% of the proposed trips. The traffic analysis performed by Kwik Trip (and included in this evening’s packet) built off one developed for the CHS Oilseed Processing Plant, which is estimated to add 3,036 trucks per week when fully operational and averaging 45 trucks during the typi cal weekday hour. The Kwik Trip traffic analysis assumes the oilseed plant is fully operational. b. Amount of traffic generated relative to existing and anticipated ultimate generated traffic in the area. Average daily traffic counts were last performed by WisDOT in 2023. US Highway 14 was estimated to have 7,500 daily trips. County Highway M was estimated to have 2,700 daily trips. c. Expected composition of site- generated traffic by vehicle types. 2 of the 22 fueling stations are for diesel vehicles. Assuming that a similar percentage of hourly trips are distributed between cars and semi trucks, about 9 -10% of the hourly traffic could be semi trucks, or 12-13 trucks per hour. d. Effect of site-generated traffic on the operation of the area. The traffic analysis including the fully operational soybean oilseed plant makes it difficult to separate Kwik Trip’s impact on its own. A straight reading of average daily traffic counts and the provided analysis indicate that the amount of traffic could easily double what is already there. Staff would like to remind decision makers and the public that the existing intersection at County Highway M and US Highway 14 was improved in the late 2000s in anticipation of an ethanol plant that was never built. Average daily traffic counts have also dropped over time. The intersection is designed to take on more traffic than it currently experiences. The traffic analysis measures intersection functionality and congestion experience by the user, defined by Level of Service (LOS) ranging from A to F. The traffic report indicates that the addition of new driveways and increased traffic does reduce the LOS in several areas from a B to C. Level of Service C is defined as stable operation with periodic back-ups. An average delay at a signalized intersection lasts 20-35 seconds. Page 6 of 8 - Agenda Item 7A e. Safety and convenience of future users. As is normally required when development occurs on undeveloped land, Kwik Trip will need to extend sidewalk to the edge of its property along County Highway M. Staff is requesting that a condition be added to this variance. There is a small sidewalk connecting Deanna Drive to County Highway M. Kwik Trip extending its sidewalk to only the edge of its property leaves a gap of 300 feet between sidewalks, which would require users to walk on the unimproved gravel shoulder. This is consistent with City land use policy that “[connectivity be improved]…by using trails and sidewalks to make walking easy and safe. ” A path is possible through the City -owned retention area, which has raised areas not typically covered by water. Rock County may also be willing to allow a sidewalk within its right -of- way along County Highway M, which is in its jurisdiction in this location. Exact locations or engineering on this path have not yet been developed. A condition of granting this variance would be to work with the City engineer and develop this connection at the same time sidewalk is being developed on its own. Safety is a concern in this area; earlier this month (February 2025) a pedestrian was hit while in the crosswal k coming home from Piggly Wiggly. 5. Community Effects Consideration Staff Comments a. Immediate and long-range tax base. Offering diesel at this location would be a benefit to users of the CHS oilseed processing plant and local trucking companies. Offering safe and convenient access from the road is a part of maintaining smooth and uneventful traffic patterns in this area. This would be a significant investment and addition to the City’s tax rolls, lessening the burden on residential taxpayers. b. Access to market or service area. This site was chosen for the amount of current traffic in addition to the traffic anticipated from the oilseed processing plant. c. Relation to scenic or recreation values. Not applicable. d. Relation to the public interest, the purpose and intent of this chapter and substantial justice to all parties concerned. To be decided at the Board of Zoning Appeal’s discretion. e. Compliance with the master plan’s goals and objectives. With respect to the planned land use of “Walkable Business”, this variance can be accommodating for the applicant while maintaining and even improving existing conditions for pedestrians. Page 7 of 8 - Agenda Item 7A 6. Other Relevant Factors Consideration Staff Comments a. Compliance with the Performance Standards in Article III of the zoning code. No impacts anticipated. b. Additional impacts. None. Board Consideration: The Board must determine whether exceptional circumstances are present and that there is an absence of detriment, as specified above, in order to grant the variance. Specific conclusions must be noted by the Board in the motion. Per Section 130-153: “No variance to the provisions of this chapter shall be granted by the board of appeals unless it has considered the standards in section 130-131 and it finds that all the following facts and conditions exist and so indicates in the minutes of its proceedings: (1) Exceptional circumstances. There must be exceptional, extraordinary or unusual circumstances or conditions applying to the lot or parcel, structure, use or intended use that do not apply generally to other properties or uses in the same district, and the granting of the variance would not be of such a general or recurrent nature as to suggest that this chapter should be changed. (2) Absence of detriment. The variance shall not create substantial detriment to adjacent property and shall not materially impair or be contrary to the purpose and spirit of this chapter or the public interest. (3) Conclusions of law. The findings of the board shall be accompanied by findings of fact and conclusions of law.“ Staff conclusion: When considering the request against other properties and uses on other properties in the B-3 zoning district, staff is of the opinion that a variance is the appropriate tool to address this issue. It should be considered the variance runs with the land in perpetuity, which would allow the site to redevelop with the same exceptions granted regardless of use. Staff recommended motion: The board can choose to approve, deny, or approve with conditions the variance request(s). If the board chooses to approve, the following motion can be used or modified: The Board of Appeals approves issuance of a variance to allow a driveway in excess of what is allowed by the Evansville Municipal Code. This variance allows a 35 foot wide driveway when measured at the property line on annexed parcel 6-20-228.1, addressed at 680 E Main Street (formerly 13828 West US Highway 14). The variance is approved noting the following findings of fact and conditions: 1. 35 feet is wide enough to allow semi trucks to make safe and efficient turns while staying on pavement. This site will experience more semi truck traffic compared to the average business in the B-3 Community Business District. 2. Applicant to work with City (and County if necessary) on completing offsite sidewalk connections. 3. Sidewalk connections to be completed prior to site receiving its occupancy permit. Page 8 of 8 - Agenda Item 7A 4. The variance will not cause a detriment to neighboring properties and is necessary due to a hardship of semi trucks having large turning radii, and the site receiving larger-than-normal amounts of semi traffic. 5. The granting of the variance does not suggest that driveway standards should be changed throughout the entire zoning district. 6. The granting of the variance is not contrary to the purposes set forth in the zoning code. 7. The granting of the variance is not contrary to the public interest. VARIANCE APPLICATION Evansville, Wisconsin Version: September 2023 General instructions. Complete this application as it applies to your project and submit 12 copies to the City Clerk along with the required application fee. Before you formally submit your application and fee, you may submit one copy to the Community Development Director, who will ensure it is complete. If you have any questions, contact the Community Development Director at 608.882.2263 or colette.spranger@ci.evansville.wi.gov. You may download this file off of the City’s website at: www.ci.evansville.wi.gov. 1. Applicant information Applicant name Street address City State and zip code Daytime telephone number Fax number, if any E-mail, if any 2. Agent contact information Include the names of agents, if any, that helped prepare this application including the supplemental information. Agents may include surveyors, engineers, landscape architects, architects, planners, and attorneys. Agent 1 Agent 2 Agent 3 Name Company Street address City State and zip code Daytime telephone number Fax number, if any E-mail, if any 3. Subject property information Street address Parcel number 6 – 27 – ______ . ______ Note: The parcel number can be found on the tax bill for the property or may be obtained from the City. Current zoning classification Note: The zoning districts are listed below. Agricultural Districts A-1 A-2 A-3 Residential Districts RR LL-R12 LL-R12A LL -R12B LL-R12C LL-R15 LL-R15A LL-R15B LL-R15C R-1 R -1A R-1B R -1C R-2 R-3 Business District B-1 B-2 B -3 B-4 Planned Office District O-1 Industrial Districts I-1 I -2 I -3 Describe the current use - Office Use Only - Initial application fee $750 Receipt number Date of pre-application meeting, if any Date of determination of completeness Name of zoning administrator Date of Board of Appeals review Application number VARIANCE APPLICATION Evansville, Wisconsin Version: September 2023 4. Provide the section number of the Municipal Code from which a variance is being sought along with the standard. Describe the variance being requested. 5. Describe the exceptional, extraordinary, or unusual circumstances or conditions applying to the lot or parcel, structure, use, or intended use that do not apply generally to other properties or uses found within the zoning district in which the subject property is located. (Refer to Section 130-153 (1) Evansville Municipal Code.) 6. Describe how the variance will not create a substantial detriment to adjacent property and will not be contrary to the purpose of the zoning code or the public interest. (Refer to Section 130-153 (2) Evansville Municipal Code.) 7. In considering your application, the Board of Appeals needs to consider those factors listed in the last section of this application. Not all of these factors will relate to your application. For those that do, provide any pertinent information relating to your application. 8. Other information. You may provide any other information you feel will assist City staff and the Board of Appeals with the review of this application. VARIANCE APPLICATION Evansville, Wisconsin Version: September 2023 9. If the requested variance would modify a dimensional standard, attach one copy of a drawing (11” x 17”) to each application, which shows the required dimensional standards and the proposed dimensions. 10. Applicant certification  I certify that the application is true as of the date it was submitted to the City for review.  I understand that I may be charged additional fees (above and beyond the initial application fee) consistent with the Municipal Code. Applicant Signature Date Governing Regulations The procedures and standards governing this application process are found in Chapter 130, Article 2, Division 6, of the Municipal Code. Information to Be Considered (See question 7) (Refer to Section 130-153 and 130-131 Evansville Municipal Code.) 1. Site design and physical characteristics a. Existing topography, drainage patterns, and vegetative cover and the suitability of the proposed use in this regard b. Availability of water, sewer, rail, and other services and other services and the utility requirements of the proposed site c. Where public sewers are not available, the percolation characteristics of the soil d. Adequacy of the proposed internal circulation system, including safety considerations e. Access to sites from the internal circulation system f. The costs of providing various public services g. Appearance (how the area will look) 2. Site location relative to public road network a. Convenient access to a public road network (safety of access points) b. Visibility from the proposed road and the need for visibility c. Access; the location is to provide access primarily by right hand turning movements 3. Land use a. Compatibility with existing or proposed uses in the area b. Relation to any existing land use plan c. Relation to existing or proposed development at nearby interchanges 4. Traffic generation a. Amount of daily and peak-hour traffic to be generated, related to site size. Traffic shall be subclassified as to arterial, collector, and local streets b. Amount of traffic generated relative to existing and anticipated ultimate generated traffic in the area c. Expected composition of site-generated traffic by vehicle types d. Effect of site-generated traffic on the operation of the area e. Safety and convenience of future users 5. Community effects a. Immediate and long range tax base b. Access to market or service area c. Relation to the public interest, the purpose and intent of this chapter and substantial justice to all parties concerned d. Compliance with the master plan’s goals and objectives 6. Other relevant factors a. Compliance with the performance standards in article III of the zoning code b. Other additional impacts Page 1 of 9 - Agenda Item 7B EVANSVILLE BOARD OF ZONING APPEALS STAFF REPORT – February 24, 2025 APPLICATION NUMBER: VAR-2025-01 Applicant: Kwik Trip Parcel: 6-20-228.11 (13828 W US HWY 142) Prepared by: Colette Spranger, Community Development Director Prepared for: City of Evansville Board of Zoning Appeals Description of request: The applicant is requesting a variance from the Evansville Municipal and Zoning Code for placing a gas station/convenience store other than what is directed by allowed by Sec. 130-419(2)(b). That section states that “Any convenience store/food counter building shall be located within the building envelope closest to the street side or occupy the corner area of any lot it occupies. Gas pump areas shall not be located in any front yard area.” Background of Request Kwik Trip is petitioning to open a fueling station and convenience store. The site is proposed to feature separate areas for gasoline and diesel fuels. Plan Commission is scheduled to review the Site Plan, Conditional Use Permit, and Rezoning Application at the March 4 th, 2025 meeting. A public hearing for the applications was held on November 5, 2024. Minutes from that meeting are included for review of this application. Specific concerns brought up by residents included: • Impacts of increased traffic • Pedestrian safety • Appropriateness of location with regard to nearby housing. There were also a number of residents expressing their support for the project, citing positive economic impacts or personal desire for the Kwik Trip brand. An ordinance to finalize rezoning the parcel to B-3 Community Business from Agriculture will be reviewed by Common Council on March 11 th. Any approval of site plans and conditional use permits will be contingent on approval of that ordinance. For this application, the Board of Zoning Appeals need only determine whether the building and canopy placement rather than the size, appearance, and use of the entire site, is worthy of a variance. Zoning Code Background The City recently passed updates to its zoning ordinance to improve building placement along streets and preferred site design with regard to gas stations. Recently this resulted in some success with shielding the parking area at the upcoming Culver’s and ensuring the building itself is the prominent feature of the site. The City has long used the Allen Creek Corridor Plan to guide design for new 1 This parcel was annexed into the City of Evansville from the Town of Union on February 11th, 2025 by Common Council passing Ordinance 2024-13. At the time of writing, the documents recording that change were still being processed by Rock County and had not yet received its new parcel number. 2 This was the site address pre-annexation. Future development on the site will be addressed as 680 East Main Street. Page 2 of 9 - Agenda Item 7B development, and codifying it into the zoning ordinance is one tool the City can use to continue to improve streetscapes and prominent entrances to the City. Below is the image City staff have used to convey this goal. It features a prominent entrance that faces the street, parking behind the building, and a canopy area that is set back into the property. Generous landscaping screens the fuel canopy area from the street, especially for pedestrians. Page 3 of 9 - Agenda Item 7B Required Findings: The Board of Zoning Appeals must consider the standards in Section 130-131 prior to making its findings. 1. Site design and physical characteristics Consideration Staff Comments a. Existing topography, drainage patterns and vegetative cover and the suitability of the proposed use in this regard. The natural topography of the site slopes from the west to the center of the property , where the applicant proposes one of two stormwater ponds, dropping from an elevation of 926’ to 913’. The land then rises aga in where the existing ho me on the property rests, and then slopes down one or two feet and is relatively flat along County Highway M. b. Availability of water, sewer, rail and other services and the utility requirements of the proposed site. Site is adjacent to and will connect to public utilities. Granting a variance would have no impact on this consideration. c. Where public sewers are not available, the percolation characteristics of the soil. Not applicable. d. Adequacy of the proposed internal circulation system, including safety considerations. Along the northern edge of the property there is a stretch of pavement over 600’ long and about 25 feet wide with no barriers to thru traffic. In some instances, this pavement is almost 66 feet wide and leads to two parking areas and the diesel canopy. Traffic would be coming from both directions and would be unrestricted as cars and trucks navigate where to park. For reference, East Main Street is 36’ from curb to curb. At the November Plan Commission meeting, several commissioners noted that this area was likely to act a throughway avoiding the signalized intersection. Staff suggested traffic calming measures such as bump outs or landscape islands, a drastic reduction or redirection of pavement, or enforcing the County Highway M driveway as right-in, right-out only. Shifting the fuel canopy further north and placing the store at the corner could offer a physical barrier to thru traffic in this location. Semi truck traffic will be oriented to the East Main Street entrance and will leave via the County Highway M driveway. Any traffic calming devices should consider safe and clear passage for these vehicles. e. Access to sites from the internal circulation system. Diesel customers and gasoline customers are likely to stay separate, apart from entering and leaving the site. The two canopy areas are at opposite ends of the site and separated by design. Wrap-around walkways surrounding the convenience store make it easier for motorists to approach the building’s entrances. There is a striped area along the pavement leading from the diesel canopy to the convenience store. f. The costs of providing various public services No impacts anticipated. Page 4 of 9 - Agenda Item 7B g. Appearance (how the area will look). Part of the reasoning behind the City ’s zoning change was to encourage emphasis on building appearance, especiall y in areas considered to be entryways to the City. In its application, Kwik Trip states: “The parcel is subject to unique physical conditions, such as its shape and size, that limit the feasibility of locating gas pumps elsewhere on the property. For instance, the lot has irregular dimensions and is significantly constrained to the corner and t he access locations are limited to be further away from the intersection. This leaves the front yard as the most practical and efficient location for the gas pump area.” Staff would like to note that a Kwik Trip store built in Fitchbur g features the building on the corner with gas canopies recessed. While there are differences (the proposed store in Evansville is on a busier highway with a signalized intersection, the Fitchburg site includes a carwash but no di esel canopy) the two stores are nearly identical in size (~9,200 square feet) and take up similar acreage with the standard fuel canopy. Site plan layout of Kwik Trip convenience store on a corner lot with fuel pump canopy behind, approved in Fitchburg. Page 5 of 9 - Agenda Item 7B 2. Site location relative to public road network Consideration Staff Comments a. Convenient access to a public road network (safety of access points). The proposed site features a driveway each on County Highway M and East Main Street/US Highway 14. WisDOT still controls access along part of the property. They are requiring a left turn lane for eastbound traffic on US Highway 14/Main Street. b. Visibility from the proposed road and the need for visibility. The site w ould be prominent at the corner as one enter or exits Evansville. c. Access; the location is to provide access primarily by right-hand turning movements. Staff is considering restricting driveway access along County Highway M to be right -in, right-out only as way to restrict cross traffic from the shared Piggly Wiggly/Family Dollar driveway and from motorists aiming to avoid the County Highway M/East Main Street intersection by cutting across Kwik Trip’s long, unencumbered parking lot. Rendering of site approved in Fitchburg. Page 6 of 9 - Agenda Item 7B 3. Land Use Consideration Staff Comments a. Compatibility with existing or proposed uses in the area. The City’s Future Land Use category for this undeveloped land is Walkable Business. Land uses to the south are industrial or planned industrial commercial; land uses to the east are commercial. Directly north the site abuts the backyards of a number of residences and a City-owned retention pond. b. Relation to any existing land use plan. Land use policies for the City of Evansville include the following: • Build commercial and mixed-use structures to the sidewalk and face entrances towards pedestrian traffic to promote walkability. • Make the front of the building “permeable” (i.e., no blank walls, use windows, doors, material changes and other amenities to keep the buildings interesting). • Require pedestrian amenities and functional landscaping in parking lots and adjacent to industrial development to improve safety and reduce the visual and environmental impact. • Discourage parking lots in front of buildings, in favor of on street parking and shared driveway c. Relation to existing or proposed development at nearby interchanges. The driveways are located as far as possible from the County Highway M/US Highway 14 signalized intersection so as not to negatively impact traffic. d. In reviewing an application for a zoning district change to a business district, the plan commission and city council shall consider whether the proposed zoning district change likely will result in increased vehicular traffic on nearby local streets in areas of existing residential development and whether such increased traffic will have an adverse impact on the existing residential development. The applicant has applied for rezoning, which is being reviewed by Plan Commission on March 4 th. Any approvals given at Plan Commission will have a condition that Common Council must pass the rezoning ordinance, which formally zones the land from Agriculture to Community Business. Upon annexation, the land was zoned into the City as Agri culture, which the City uses as a holding district until a specific development or appropriate use is identified. Page 7 of 9 - Agenda Item 7B 4. Traffic Generation Consideration Staff Comments a. Amount of daily and peak hour traffic to be generated, related to site size. Traffic shall be sub-classified as to arterial, collector and local streets. East Main Street/US Highway 14 is an Arterial street. County Highway M is a Major Collector Street. The site is expected to yield 4,113 trips per day. • AM Peak (7 to 8 am): 276 trips per hour • PM Peak (4 to 5 pm): 298 trips per hour • 20% of the trips are likely to be “pass-by” trips, or those who stop at Kwik Trip en route to their actual destination. • Each “trip” is one-way, so 276 trips per hour is equivalent to 138 vehicles coming to and leaving the site. Each driveway is anticipated to handle 50% of the proposed trips. The traffic analysis performed by Kwik Trip (and included in this evening’s packet) built off one developed for the CHS Oilseed Processing Plant, which is estimated to add 3,036 trucks per week when fully operational and averaging 45 trucks during the typi cal weekday hour. The Kwik Trip traffic analysis assumes the oilseed plant is fully operational. b. Amount of traffic generated relative to existing and anticipated ultimate generated traffic in the area. Average daily traffic counts were last performed by WisDOT in 2023. US Highway 14 was estimated to have 7,500 daily trips. County Highway M was estimated to have 2,700 daily trips. c. Expected composition of site- generated traffic by vehicle types. 2 of the 22 fueling stations are for diesel vehicles. Assuming that a similar percentage of hourly trips are distributed between cars and semi trucks, about 9 -10% of the hourly traffic could be semi trucks, or 12-13 trucks per hour. d. Effect of site-generated traffic on the operation of the area. The traffic analysis including the fully operational soybean oilseed plant makes it difficult to separate Kwik Trip’s impact on its own. A straight reading of average daily traffic counts and the provided analysis indicate that the amount of traffic could easily double what is already there. Staff would like to remind decision makers and the public that the existing intersection at County Highway M and US Highway 14 was improved in the late 2000s in anticipation of an ethanol plant that was never built. Average daily traffic counts have also dropped over time. The intersection is designed to take on more traffic than it currently experiences. The traffic analysis measures intersection functionality and congestion experience by the user, defined by Level of Service (LOS) ranging from A to F. The traffic report indicates that the addition of new driveways and increased traffic does reduce the LOS in several areas from a B to C. Level of Service C is defined as stable operation with periodic back-ups. An average delay at a signalized intersection lasts 20-35 seconds. Page 8 of 9 - Agenda Item 7B e. Safety and convenience of future users. In its application Kwik Trip sta tes: “Due to the exceptional and unusual circumstances of this parcel, including site constraints and functional considerations, the requested variance is necessary to allow for the practical and efficient operation of the gas station.” 5. Community Effects Consideration Staff Comments a. Immediate and long-range tax base. Offering diesel at this location would be a benefit to users of the CHS oilseed processing plant and local trucking companies. Offering safe and convenient access from the road is a part of maintaining smooth and uneventful traffic patterns in this area. This would be a significant investment and addition to the City’s tax rolls, lessening the burden on residential taxpayers. b. Access to market or service area. This site was chosen for the amount of current traffic in addition to the traffic anticipated from the oilseed processing plant. c. Relation to scenic or recreation values. Accomplished through landscaping and sidewalk connections. d. Relation to the public interest, the purpose and intent of this chapter and substantial justice to all parties concerned. To be decided at the Board of Zoning Appeal’s discretion. e. Compliance with the master plan’s goals and objectives. With respect to the planned land use of “Walkable Business”, this variance can be accommodating while maintaining and even improving existing conditions for pedestrians. 6. Other Relevant Factors Consideration Staff Comments a. Compliance with the Performance Standards in Article III of the zoning code. No impacts anticipated. b. Additional impacts. None. Board Consideration: The Board must determine whether exceptional circumstances are present and that there is an absence of detriment, as specified above, in order to grant the variance. Specific conclusions must be noted by the Board in the motion. Per Section 130-153: “No variance to the provisions of this chapter shall be granted by the board of appeals unless it has considered the standards in section 130-131 and it finds that all the following facts and conditions exist and so indicates in the minutes of its proceedings: (1) Exceptional circumstances. There must be exceptional, extraordinary or unusual circumstances or conditions applying to the lot or parcel, structure, use or intended use that do not apply generally to other properties or uses in the same district, and the granting of the variance would not be of such a general or recurrent nature as to suggest that this chapter should be changed. Page 9 of 9 - Agenda Item 7B (2) Absence of detriment. The variance shall not create substantial detriment to adjacent property and shall not materially impair or be contrary to the purpose and spirit of this chapter or the public interest. (3) Conclusions of law. The findings of the board shall be accompanied by findings of fact and conclusions of law.“ Staff conclusion: When considering the request against other properties and uses on other properties in the B-3 zoning district, staff is of the opinion that a variance is the appropriate tool to address this issue. It should be considered the variance runs with the land in perpetuity, which would allow the site to redevelop with the same exceptions granted regardless of use. Staff recommended motion: The board can choose to approve, deny, or approve with conditions the variance request(s). If the board chooses to approve, the following motion can be used or modified: The Board of Zoning Appeals approves issuance of a variance to allow for placing a gas station/convenience store other than what is directed by allowed by Sec. 130-419(2)(b) of the City of Evansville Municipal Code. This variance applies to annexed parcel 6-20- 228.1, addressed at 680 E Main Street (formerly 13828 West US Highway 14). The variance is approved noting the following findings of fact and conditions: 1. The variance will not cause a detriment to neighboring properties and is necessary due to a hardship of irregular site dimensions. 2. The granting of the variance does not suggest that siting standards should be changed for gas stations/convenience stores. 3. The granting of the variance is not contrary to the purposes set forth in the zoning code. 4. The granting of the variance is not contrary to the public interest. WWWWWWWWWWWWWWWWWWWWW 912.6912.4912.4912.6912.7 SHEDCANOPYCONCRETE//// ////// ////////// //////////// //////////////////// LOT 1---- -- LOT 160---- --- LOT 161---- --- LOT 162---- --- LOT 163---- --- LOT 164---- --- LOT 2---- - LOT 1---- - LOT 168---- --- --- U.S.H. "14"----- ----(83' PUBLIC R.O.W.) C.T.H. "M"----- ----(100' PUBLIC R.O.W.)---50'--- LOT 1 of CSM VOL. 16 PG. 377------------------------------ 10. E11. E 914.4 914.9914.7 915.2 917.1915.3 924.1 920.4 916.2 914.9914.6914.8915.2915.7915.2914.936"10"18"12"12"12"12"12"12"6"6" 914.715"915.7913.2911.8 912.0912.6913.0913.536"15" 919.5919.1919.0918.9919.1918.2917.8918.124"18"915.915"12"12"915.7916.5 917.7917.9917.0917.9918.7918.118"18"18"8" 18"914.4 36"12"24"24" 917.0916.4916.6 917.3917.1916.5916.1915.6914.7914.4915.1915.9916.2916.3916.3916.6916.4916.0915.6916.1915.1914.6916.3916.5916.6915.7917.2917.2917.4917.8918.0915.1918.8917.6 913.9914.1913.5913.5913.1913.2913.3913.5913.7913.7913.5913.3913.3913.3912.7912.3912.0912.5911.8911.9912.0912.2912.6912.3912.3913.2912.5913.1912.9913.0913.018"914.1913.0914.5913.3913.08"8"912.7912.4912.8913.2913.3915.9913.3913.4913.0912.6913.0912.6915.7915.1913.5913.3913.1912.8913.2913.3913.4912.6913.0 912.9912.5913.0914.1914.5915.1915.2915.4 913.1913.6913.1913.1913.1 915.0914.8916.9914.0913.9916.0916.0916.9916.8913.3913.0915.5911.9912.7913.2915.112"918.1918.5918.9918.5912.7912.2913.0914.36"914.3912.3913.3912.4914.0912.7914.3913.6914.8915.4919.5920.1920.3918.1917.1 E 916.3917.6916.8915.8916.2916.4 915.0914.3915.9917.4917.56"6"6"918.2917.5915.6914.5914.4914.2913.9914.7913.8 915.4913.8915.0914.8 915.3915.7917.4918.7919.16" 915.112"12"916.2917.2917.1917.3916.0918.6918.3918.6918.7917.5917.0915.5916.2917.96"30"36"8"918.7918.6918.718"18"15"18" 15"12"10"10"30"24"15"6"18"15"12"15"15"12"12"12"10"18"12"6"12"913.618" 12"15"30"917.5918.2918.4918.5918.5918.2917.9917.5917.5917.3916.0917.8917.7917.8917.7918.3919.0918.3918.2918.2917.5917.5917.4918.0917.7917.9 919.2 916.9916.6916.9916.9916.7915.7917.1917.1916.7916.8 24" REINFORCED CONCRETE CULVERTEL.=905.94 SANRIM = 914.638" SOUTHEAST INV = 905.688" NORTHWEST INV = 905.68 912.6912.6912.2912.8912.9911.6 913.1912.8913.3913.5913.212"12"913.8913.7914.112"913.6 914.7914.4915.0915.0915.212"12"914.9916.9916.9916.7916.312"916.6 918.9918.5918.8919.1919.2920.0 921.2921.2920.9921.5921.6922.2 923.4923.3924.7922.9923.0 924.4924.7924.4924.9925.0926.26"6"926.5926.4927.2926.8925.910"10"12"10" 925.5 926.0926.4926.8927.4927.6 10"928.5928.1927.8927.7927.6927.26"3"927.1926.4925.6925.3924.2923.6925.0925.6 921.8921.0920.3 918.4918.7918.1917.1 6"6"6"3"3"6"6"6"6"6"6"6"6"6"12"10"10"915.2915.6 6"6"6"6"6"10"10"10"10"10"10"10"12"8"914.7915.2914.7914.3915.1 914.3915.0914.3 914.6914.6914.7914.7912.6912.1911.1911.3912.9914.7914.0 915.3915.3915.5912.3910.9910.5 910.5910.7912.9914.5913.8914.1913.5912.6913.1910.3910.1 909.9910.1912.6913.3912.6 914.1913.5914.1913.7913.9914.9914.6914.0914.5 913.5913.5914.1914.9914.9914.3910.4910.1909.9910.9911.6910.1909.7 915.8915.1914.2913.1912.9 912.8 913.0913.1 919.6919.5920.0 915.8 919.7918.7918.1917.8 913.4 916.5915.8 912.7 913.2 914.1914.6 916.9 916.0 913.6 912.7913.4 916.6 913.5 916.2 917.0 913.4 914.5 915.8 916.2 914.2 913.6 913.0 914.4 912.0 915.4 912.1 915.0 913.0 914.5915.3914.8 918.0 913.4 918.6 913.5 919.6 911.9 914.9 915.2912.5 926.1 913.9 913.9 917.0 912.9 918.4 912.9 918.7 915.1 913.8 913.6 922.8925.5 917.3 914.2 916.5 912.2 912.4 923.7 914.6 915.1 913.4 911.7 913.3 916.7 913.8 917.8 916.7917.7 913.7 916.1915.3915.9 911.9 913.2 915.5 914.6 915.7 924.1 914.2 916.1911.9 924.7 914.8 914.4 918.8 913.9 923.0 916.3 915.7 916.6 913.3 923.0 914.6 916.9 916.3 925.9 915.9 912.0 916.9 912.2 916.6 915.4 913.8 916.7913.2 914.9 912.9 913.1 915.9 914.4915.1 912.4 914.3 913.2 912.9 913.8 913.5 914.6 914.0 916.4 912.9913.0 917.8 913.7 915.8915.8 914.8 916.7 918.5 912.7 18"12"12"18"24"18"36"30"15"24"18"12"10"15"12"12"12"12"12"15"15"12"8" 12"12"12"15"12"24"12"12" 18" XXXXXXXX XXXX XXXX XXXX XX ST SANSANSANSANSANSANSAN SANUFOUFOUFOUFOUFOUFOUFOUFO WWWWWWWWWSANSANSANSANSANSANSAN STSTSTSTSTSTSTSTSTST EE EE E EEEEE UFOUFOTTTTTTTTTT EE ST STWWSANSANSANSANSTSTSTWW SANSANSANSANSANSAN WWWW STSTSTSTST GGGGGGGG GGG GGGGGGGGG GG GGGG G G GGG UFOTTUFO OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH EEEE STSTSTSTSTST UFO E STSTSTSTSTSTSTSTSTSTSTSTSTSTSTST W ST CONCRETE WALK GGGG UFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFOUFO LOT 1 of CSM VOL. 19 PG. 431------------------------------ WOOD FRAMEHOUSE OLD BARNFOUNDATION 927926925924923922 917918919921 916915914 913 915916917918919919918917916915914913 912914 915913 914915916917916915914916917918915 914915916917918917916915 915916917918 915914913912911915914913912911 914913913911912910 915917919913913914920919918917916915914913912911 913 913 914915916917918919920921923924925 926927928 S 52°44'34" W 53.27' N 73°11'38" W 963.61'D = 3°14'55" R = 1820.93'N 74°51'24" W 103.23'ARC = 103.24' S 89°54'33" E 1060.87' S 0°45'57" E 271.67' 926.2 C.S.M. DOC. NO. 978053,---------------------------- VOL. 11, PG. 320 -------------- 913.1 4.4'21.8'11.9'29.2'26.4'5.8'9.4'5.7'4.6'11.7'12.3'21.8'10.2'4.1'16.3'4.4'14.2' 30.5'12.4' SANRIM = 917.948" NORTH INV = 908.748" SOUTH INV = 908.68 SANRIM = 916.398" NORTHWEST INV = 904.348" SOUTH INV = 904.34 SANRIM = 913.708" NORTH INV = 903.158" SOUTH INV = 903.15 SAN RIM = 914.578" NORTH INV = 907.478" EAST INV = 897.528" WEST INV = 897.52SAN RIM = 913.118" NORTH INV = 901.668" NORTHEAST INV = 896.818" SOUTH INV = 896.71912.9 6" 24" REINFORCED CONCRETE CULVERTEL.=905.80(S 52°55'35" W 53.27')(S 0°52'00" E 271.67') (S 89°59'15" E 1060.78') GRAVELGRAVEL 918.3 ////12.0'28.1'17.8'30.2' 12.2'12.2' 1.1'DECK STORAGESTORAGE STORAGE 33'50' GRAVEL 3/4" REBARFOUND 6.5'NORTH OF LINE 3/4" REBARFOUND 5.9'NORTH OF LINE 3/4" REBARFOUND 7.1'NORTH OF LINE 3/4" REBARFOUND 5.2'NORTH OF LINE COUNTRYSIDE------------CONDOMINIUMS---------------- 3/4" REBARFOUND 4.7'NORTH OF LINE 3/4" REBARFOUND 4.4'NORTH OF LINE 3/4" REBARFOUND 3.9'NORTH OF LINE 3/4" REBARFOUND 3.4'NORTH OF LINEGRASS GRASS GRASS GRASSGRASS PW WIRE FENCE 2.7'NORTH OF LINE WIRE FENCE 3.3'NORTH OF LINE WIRE FENCE 3.1'NORTH OF LINEXXWIRE FENCE 3.4'NORTH OF LINEWIRE FENCE1.7' NORTH OF LINE2.6' WEST OF LINEWIRE FENCE1.8' NORTH OF LINE1.8' WEST OF LINEWIRE FENCE 11.1'SOUTHWEST OF LINE 25' ELECTRIC LINE EASEMENTPER DOCUMENT NO. 80904715' ELECTRIC LINE CONSTRUCTIONEASEMENT PER DOCUMENT NO. 80904710. 912.1 912 (N 73°17'00" W 963.47')11. (D = 3°14'50" R = 1820.93')(N 74°54'25" W 103.19')(ARC = 103.20') 913.3 CURB & GUTTER CURB & GUTTERCONCRETE WALK CURB & GUTTER CURB & GUTTER CURB & GUTTERCONCRETE WALK 913.3914.1914.8 CURB & GUTTERCURB & GUTTER47.7' 48.1' 31.9' 31.9' 32.0' CURB & GUTTER 6.2'CHICKEN WIREGARDEN FENCE927.4 917.7 914.3 RETAININGWALL916.3 WOOD FENCE 2.9'NORTH OF LINE914.615"COUNTRY ESTATES PLAT NO.7 914.1 914.0913.9 926.2 ---33'50'--- --- ---33'50'--- RIM = 912.0224" NORTHWEST INV = 909.2824" SOUTH INV = 909.28RIM = 918.0318" NORTH INV = 915.58RIM = 912.4015" NORTH INV = 908.6018" SOUTHEAST INV = 908.50RIM = 912.2224" NORTH INV = 907.5224" SOUTH INV = 907.52 RIM = 911.7212" EAST INV = 907.82RIM = 911.7012" WEST INV = 907.6015" NORTH INV = 907.40 STRIM = 911.8815" NORTH INV = 907.1324" EAST INV = 906.9315" SOUTH INV = 907.0321" WEST INV = 906.93RIM = 911.7615" NORTHWEST INV = 908.3615" EAST INV = 908.16RIM = 911.7215" WEST INV = 908.1215" SOUTH INV = 907.86RIM = 911.8815" SOUTHEAST INV = 908.63 ST RIM = 913.3712" NORTH INV = 908.0221" EAST INV = 907.7712" SOUTH INV = 908.2215" WEST INV = 908.02RIM = 913.1412" NORTH INV = 908.49RIM = 912.0315" SOUTH INV = 908.83 RIM = 922.5115" WEST INV = 916.9612" NORTH INV = 917.0115" EAST INV = 916.91RIM = 922.4612" SOUTH INV = 917.96 RIM = 924.6912" WEST INV = 919.2415" EAST INV = 919.19RIM = 926.5312" EAST INV = 921.93RIM = 926.4412" EAST INV = 921.6912" EAST INV = 921.69 ST RIM = 912.8018" WEST INV = 906.1524" SOUTHEAST INV = 906.15 RIM = 913.1315" NORTH INV = 908.3315" SOUTH INV = 908.33 917.9 50' CONTROLLED ACCESS TO U.S.H. "14" PER DOCUMENT NO. 878843A HATCHING INDICATES SINCE THE LOT CONTAINS EXISTING BUILDING WHICHUTILIZES AN EXISTING PRIVATE SEWAGE SYSTEM, NOPERCOLATION TEST ON THE LOT WAS REQUIRED ATTHE TIME OF THIS SURVEY; HOWEVER, SOILS ON THELOT MAY BE RESTRICTIVE TO THE REPLACEMENTOF THE EXISITING SYSTEM 912.19. 912.2 AUTHORIZATION FOR ACCESS TO ACONTROLLED-ACCESS HIGHWAY 25.6'FENCE 24" REINFORCED CONCRETE CULVERTEL.=909.50 LOT 2---- -C.S.M. 38-226------------GGG 903 904 905 SURVEY CONTROLPoint #903904905Northing304651.686304484.754304377.305Easting424672.389425226.944425616.640Elevation926.26913.30913.32LatitudeN42°46'48.6644"N42°46'47.0289"N42°46'45.9769"DescriptionCP MAGNAILCP MAGNAILCP MAGNAILLongitudeW89°16'41.8694"W89°16'34.4282"W89°16'29.2000"SITE BENCHMARK: 912.99CHISELED SQUARE IN CONCRETELIGHT POLE BASE18" REINFORCED CONCRETE CULVERTEL.=916.06 NORTH LINE OF THE NW 1/4 OF THE SE 1/4 OF SECTION 26ATC EASEMENT PER AYRESASSOCIATES DATED 8/9/2023H CENTER OFSECTION 26-4-10FOUND LIMESTONEMONUMENT EAST QUARTER OFSECTION 26-4-10FOUND LIMESTONEMONUMENTengineers surveyors plannersFile Name: J:\34900-34999\34968 - Kwik Trip ALTA Kwik Trip 1750 Evansville\SURVEY\RHB DRAWING FILES FOR THE EXCLUSIVE USE OF:Bradford Fryc/o Kwik Trip Inc.1813 Kramer StreetLaCrosse, WI 54602ORDER NO: 34968FIELD CREW: JVDRAWN BY: KRSSHEET 1 OF 1 ALTA/NSPS LAND TITLE SURVEYThe Legal Description of record as contained within a Commitment for Title Insurance provided to the Surveyor byFirst American Title Insurance Company National Commercial Services.Commitment Number NCS-1206065-MAD Effective Date: January 26, 2024. 7:30 amVICINITY MAPNOT TO SCALE 2021 Standard ALTA / NSPS Land Title Survey2857 Bartells DriveBeloit, Wisconsin 53511608.365.44641040 N Wisconsin StreetElkhorn, Wisconsin 53121262.379.2250www.rhbatterman.com LEGAL DESCRIPTIONLot 1 of CERTIFIED SURVEY MAP recorded in the office of the Register of Deeds for Rock County, Wisconsin on November 10, 1983, in Volume 11 ofCertified Survey Maps, Page 320, as Document No. 978053, and Card No. 154, Image No. 771-772, said certified survey map being a redivision of part ofthe Northwest ¼ of the Southeast ¼ of Section 26, Township 4 North Range 10 East of the 4th Principal Meridian, Union Township, Rock County, Wisconsin.NOTES CORRESPONDING TO SCHEDULE 'B-2' ITEMSItems 1-8 & 12-13 are considered general in nature or non-survey related and are not listed. 9. Easements, dedications, reservations, provisions, relinquishments, recitals, certificates, and any other matters as provided for or delineated on CertifiedSurvey Map No. recorded November 10, 1983 in Volume 11 of Certified Survey Maps, Page 320, as Document No. 978053, and Card No. 154, ImageNo. 771-772 referenced in the legal description contained herein. Reference is hereby made to said plat for particulars.AFFECTS SURVEYED PROPERTY, LOCATION SHOWN.10.Utility Easement to Wisconsin Power and Light Company, a Wisconsin corporation, dated November 01, 1973, recorded/filed December 18, 1973 inVolume 499, Page 465 as Document No. 809047a.AFFECTS SURVEYED PROPERTY, LOCATION SHOWN.11. Limitations imposed upon ingress to and egress from the above described premises to North County Line-Janesville Road, U.S. Highway 14 includingramps and connection roads on the right of way thereof, as set forth in a finding, determination and declaration by the State Highway Commission ofWisconsin, Recorded: December 20, 1977 Volume 679 of records, Page 98, Document No. 878843a wherein said highway is designated acontrolled-access highway under the provisions of Section 84.25 of the Wisconsin Statues.AFFECTS SURVEYED PROPERTY, LOCATION SHOWN.Authorization for Access to or Across a Controlled-Access Highway, recorded December 23, 1980 inCard No. 65, Images 898-899 as Document No. 933756a.AFFECTS SURVEYED PROPERTY, LOCATION SHOWN.Authorization for Access to or Across a Controlled-Access Highway, recorded March 06, 2012 asDocument No. 1941690.AFFECTS SURVEYED PROPERTY, LOCATION SHOWN.THE CONTROLLED ACCESS IS ONLY FOR HIGHWAY 14. BASED ON THE NEWEST DOCUMENT, DOCUMENT No. 1941690, THIS PROPERTY IS ALLOWED ONE PRIVATE DRIVEWAY.ITEM 1: MONUMENTS FOUND OR PLACED ARE SHOWN HEREON AND REFERENCED IN THE LEGEND.ITEM 2: SURVEYED PARCEL HAS AN ADDRESS OF 13828 W US HWY 14, EVANSVILLE, WI 53536. ADDRESS INFORMATION PROVIDED BY OTHERS ORTAKEN FROM PUBLIC RECORDS.ITEM 3: SUBJECT PARCEL IS LOCATED IN ZONE 'X' (AREA OF MINIMAL FLOODING) OF FEMA FLOOD MAP NO. 55105C0019E HAVING AN EFFECTIVEDATE OF 9/16/2015.ITEM 4: GROSS LAND AREA OF SURVEYED PARCEL IS 165,550 SQ. FT. (3.801 ACRES).ITEM 5: CONTOUR LINES PLOTTED HEREON AT 1 FOOT INTERVALS. SOURCE BENCHMARK IS NGS PID: DF9789 - ELEVATION = 878.74 NAVD-88 (2012)VERTICAL DATUM.ITEM 6(a)(b): NO ZONING REPORT PROVIDED TO SURVEYOR AS OF THE DATE OF THIS SURVEY.NO SETBACKS ARE IDENTIFIED IN ANY SCHEDULE B-II DOCUMENTS LISTED ABOVE.ITEM 7(a): EXISTING BUILDINGS WITH EXTERIOR DIMENSIONS AT GROUND LEVEL, ON THE SURVEYED PROPERTY, ARE SHOWN HEREON.ITEM 8: SUBSTANTIAL FEATURES OBSERVED IN THE PROCESS OF CONDUCTING FIELDWORK HAVE BEEN PLOTTED HEREON.ITEM 9: NO PARKING SPACES OBSERVED ON SURVEYED PROPERTYITEM 11(a)(b): LOCATION OF UTILITIES ON OR SERVING THE SURVEYED PARCEL HAVE BEEN DETERMINED BY OBSERVED EVIDENCE AND MARKINGSREQUESTED BY THE SURVEYOR BY A DIGGERS HOTLINE REQUEST, TICKET NUMBERS 20240804631, 20240901713 AND 20240901735 WITHA START DATE OF MARCH 1-4, 2024. LACKING EXCAVATION, THE EXACT LOCATION OF UNDERGROUND FACILITIES CANNOT BEACCURATELY, COMPLETELY, AND RELIABLY DEPICTED.  IN ADDITION, UTILITY LOCATED REQUESTS FROM SURVEYORS MAY BE IGNOREDOR RESULT IN AN INCOMPLETE RESPONSE. MEMBERS NOTIFIED WITH DIGGERS HOTLINE REQUEST ARE CHARTER COMMUNICATIONS,CITY OF EVANSVILLE-WATER & SEWER, CITY OF EVANSVILLE-ELECTRIC, DOT SOUTHWEST REGION, AT&T DISTRIBUTION, WEENERGIES-WE GAS, AND TDS METROCOM.ITEM 14: THE NEAREST INTERSECTING STREET IS U.S. HWY "14" ALONG THE SOUTH SIDE OF THE SURVEYED PARCEL.ITEM 17: NO EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OBSERVED IN THE PROCESS OF CONDUCTING FIELD WORK.ITEM 18: NO DOCUMENTS PROVIDED TO OR OBTAINED BY THE SURVEYOR OF PLOTTABLE OFFSITE EASEMENTS OR SERVITUDES.ITEM 20: "SANITARY-STORM INVERTS (PIPE SIZES), ADJACENT STRUCTURES, WATER PIPE SIZES, STREET WIDTHS/MEDIANS, ADJACENT/CROSS DRIVEWAYS, BORING HOLE LOCATIONS, 4 CONTROL POINTS (X, Y, Z)," SHOWN HEREON.ITEM 20(a): "LATITUDE AND LONGITUDE," OF CONTROL POINTS SHOWN HEREON.ITEM 20(b): UTILITY MAPS PROVIDED BY DIGGERS CALL TICKETS FROM ITEM 11(a)(b) HAVE BEEN PROVIDED TO CLIENT. TABLE A ITEMS ABEXHIBIT 'A' LEGAL DESCRIPTION(S) AND SCHEDULE B, PART II EXCEPTIONS ARE REPRODUCED EXACTLY FROM THETITLE COMMITMENT PROVIDED FOR THIS SURVEY.THE SURVEYOR'S SCOPE-OF-SERVICES IS LIMITED TO PROVIDING SERVICES IN A MANNER CONSISTENT WITH THEDEGREE OF CARE AND SKILL ORDINARILY EXERCISED BY MEMBERS OF THE SAME PROFESSION CURRENTLYPRACTICING UNDER SIMILAR CONDITIONS. SCHEDULE B ITEM DOCUMENTS MAY CONTAIN ENCUMBRANCESWHICH AFFECT THE SUBJECT PROPERTY WHICH THE SURVEYOR IS NOT QUALIFIED TO INTERPRET AND/OR ARENOT WITHIN THE SURVEYOR'S SCOPE-OF-SERVICES (SEE CERTIFICATION). IT IS RECOMMENDED THATINTERESTED AND AFFECTED PARTIES OBTAIN COUNSEL FOR INTERPRETATION OF ALL SCHEDULE B DOCUMENTSREFERENCED IN THE TITLE REPORT.THE SURVEYOR HAS RELIED SOLELY ON INFORMATION SUPPLIED TO THE SURVEYOR FROM EITHER THE CLIENTOR THE TITLE COMPANY AND HAS MADE NO INVESTIGATION OR INDEPENDENT SEARCH FOR ADDITIONALEASEMENTS OF RECORD, ENCUMBRANCES, RESTRICTIVE COVENANTS, OWNERSHIP TITLE EVIDENCE, OR ANYOTHER MATTERS THAT MAY AFFECT THE SUBJECT PROPERTY, OTHER THAN THE ITEMS PLOTTED AND NOTEDHEREON.R.H. BATTERMAN & CO. INC., DOES NOT EXPRESS A LEGAL OPINION AS TO THE OWNERSHIP OR NATURE OFPOTENTIAL ENCROACHMENTS SHOWN HEREON.THE SURVEYED PARCEL HAS ONE PHYSICAL ACCESS LOCATION TO U.S. HWY "14" AS PLOTTED HEREON.THE LEGAL DESCRIPTION CONTAINED IN THE TITLE COMMITMENT IS NOT THE SAME AS DEEDS OF RECORD ANDCOULD BE INTERPRETED DIFFERENTLY.LANDS SHOWN HEREON AS HATCHED AND BEING PART OF LOTS 161-167 OF COUNTRYSIDE ESTATES PLAT NO. 7IS AN AREA OF UNKNOWN OWNERSHIP. BEING SEPARATELY DESCRIBED IN A DETACHMENT FROM THE CITY OFEVANSVILLE AND AS A PLAT OF SURVEY BY KEITH NOTBOHM DATED JULY 7, 2006. QUIT CLAIM DEEDS TOROBERT AND GAIL HEISSNER FOR THAT PORTION OF LOT 166 (DOCUMENT NO. 2228639) AND LOT 167(DOCUMENT NO. 2228638) HAVE BEEN RECORDED BUT NO OTHER TRANSFER DEEDS HAVE BEEN RECORDED OFTHIS HATCHED AREA AS OF THE DATE OF THIS SURVEY.AN UNRECORDED 40' ATC EASEMENT PROVIDED TO SURVEYOR BUT NOT INCLUDED IN SCHEDULE B-2 OF THETITLE COMMITMENT. CDE GENERAL NOTES 0204080Scale: 1" = 40' Existing Gas MainGExisting WatermainWExisting Storm SewerSTExisting Sanitary SewerSANExisting Overhead PowerOHConiferous TreeDeciduous TreeExisting Brushline/BushExisting Mailbox DISTANCE UNITS BASED ON THE UNITED STATES SURVEY FOOTBEARINGS BASED ON THE WISCONSIN COORDINATE REFERENCESYSTEM, ROCK ZONE. THE NORTH LINE OF THE SOUTHEASTQUARTER OF SECTION 26-4-10 BEARING S 89°54'18" EVERTICAL DATUM BASED ON NAVD-88 (2012) 123.4Existing Spot Elevation SURVEYOR'S CERTIFICATETo: KWIK TRIP, INC., A WISCONSIN CORPORATIONFIRST AMERICAN TITLE INSURANCE COMPANY NATIONAL COMMERCIAL SERVICESThis is to certify that this map or plat and the survey on which it is based were made inaccordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land TitleSurveys, jointly established and adopted by ALTA and NSPS, and includesItems 1, 2, 3, 4, 5, 6(a)(b), 7(a), 8, 9, 11(a)(b), 14, 17, 18, 20, 20(a) and 20(b) of Table A thereof.The field work was completed on March 7, 2024.____________________________________________________ David J. Earl, P.L.S.Wisconsin Professional Land Surveyor S-3257Dated this 20th day of March, 2024.Revised this 9th day of April, 2024.If the surveyor's signature is not red in color,the plan is a copy that should be assumed to contain unauthorized alterations.The certification contained on this documentshall not apply to any copies.SITEHWY 14HWY 14HWY 14RT 59 CR-MCR-MN TOLLES ROADRT 59 MONUMENT KEYIron Rebar Set 3/4" x 24"(1.5 Lbs./Ft.)3/4" Iron Rebar FoundIron Pipe FoundLEGEND Existing ElectricEExisting Overhead PowerOH Existing Light PoleExisting Ground LightExisting Utility Pole with LightExisting Utility PoleExisting Guy WireExisting Electric MeterEExisting Electric Pedestal Existing FenceXExisting Right-of-WayExisting Boundary LineExisting CenterlineExisting Section Line Existing TransformerExisting Electric ManholeExisting Traffic SignalExisting Traffic Signal with Mast Arm Existing Curb InletExisting CleanoutExisting Gas MeterG Existing Water ValveExisting Fire HydrantExisting WellPWExisting Square InletExisting Septic VentFG F Record Information(XXX.XX) Existing Underground Fiber OpticUFO H DAVID J. EARLS-3257BELOITWIS.LANDSUREYORWISCONSINV S SS W W W W W W W W W 123$5.,1*/2$',1*=21( 38//)25W$5'/$1( 0$S7(5 S$7(//,7( S$7(//,7( 0$S7(5  3(5,0(7(5327(17,$/29(5',*  3(5,0(7(5327(17,$/29(5',*&/$SS$ %S2,/S321' %,25(7(17,21%$S,1 XXXXXX/ SAN SAN SAN SAN XXX ST ST ST U.S.H. "14"----- ---- C.T.H. "M" 8" 8" 12"12" 6"6"6"3"3"6" 6"6"6"6"6"6"6"6"12"10"10"10"10"10"10"10"12" ATC EASEMENT SITE KEYNOTE PLAN (9$1S9,//(W,+,*+W$< &2817<52$'0W,7+03' /1',(S(/&219(1,(1&(S725( )$;3+/$&52SS(W,2$.S75((732%2;.W,.75,3,QF 0$&  *5$3+,&'5$W1%<S&$/(352-12'$7(S+((7 '(S&5,37,21'$7( ” ” ” ” ” ”” ”” ”” ” ” ” ” ” ” ” ” ”” ” ””” ”””” ·· ······· Know what'sbelow.before you dig.Call 5 P:\3240196\Dwg\Sheets\3240196-SP01.dwg, SITE KEYNOTE PLAN, 2/18/2025 3:57:52 PM, Cbw NOPARKINGLOADINGZONE PULL FORWARD LANE 100' MASTER SATELLITE SATELLITE MASTER 15' PERIMETER POTENTIAL OVER DIG 15' PERIMETER POTENTIAL OVER DIG- CLASS A & B SOILS WB-67 - Interstate Semi-TrailerWB-67 - Interstate Semi-Trailer POND XXXXXX/ SAN XXX ST U.S.H. "14"----- ---- C.T.H. "M" 12"12" 6"6"6"3"3"6" 6"6"6"6"6"6"6"6"12"10"10"10"10"10"10"10"12" ATC EASEMENT S SS W W W W W W W W W NOPARKINGLOADINGZONE PULL FORWARD LANE 100' MASTER SATELLITE SATELLITE MASTER 15' PERIMETER POTENTIAL OVER DIG 15' PERIMETER POTENTIAL OVER DIG- CLASS A & B SOILS WB-67 - Interstate Semi-TrailerWB-67 - Interstate Semi-Trailer POND XXXXXX/ SAN XXX ST U.S.H. "14"----- ---- C.T.H. "M" 12"12" 6"6"6"3"3"6" 6"6"6"6"6"6"6"6"12"10"10"10"10"10"10"10"12" ATC EASEMENT S SS W W W W W W W W W SITE CIRCULATION PLAN Know what'sbelow.before you dig.Call R EVANSVILLE, WIHIGHWAY 14 & COUNTY ROAD MWITH 10 MPD & 2-LN DIESELCONVENIENCE STORE #1750 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc. MAC 324019602/18/2024 GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEET DESCRIPTIONDATE# P:\3240196\Dwg\Sheets\3240196-SP02.dwg, SITE CIRCULATION PLAN, 2/18/2025 3:58:06 PM, Cbw XXXXXX XXX ST U.S.H. "14"----- ---- 8" 8" 12"12" ATC EASEMENT NOPARKINGLOADINGZONE PULL FORWARD LANE 100' MASTER SATELLITE SATELLITE MASTER 15' PERIMETER POTENTIAL OVER DIG- CLASS A & B SOILSPOND BIORETENTION BASIN ACCESSIBLE PLAN Know what'sbelow.before you dig.Call R EVANSVILLE, WIHIGHWAY 14 & COUNTY ROAD MWITH 10 MPD & 2-LN DIESELCONVENIENCE STORE #1750 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc. MAC 324019602/18/2024 GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEET DESCRIPTIONDATE# ADA BOLLARD SIGNAGE PERMITRE4UIREDMINIMUM FINE VANACCESSIBLE PERMITRE4UIREDMINIMUM FINE VANACCESSIBLE 250 250 DELIVERYVEHICLESUNLOADING INFRONT OFACCESSIBLESPACES AREIN VIOLATION DELIVERYVEHICLESUNLOADING INFRONT OFACCESSIBLESPACES ARE INVIOLATION STORE # XXX-XXXX NOT TO SCALE ADA PAINTED SYMBOL DETAILNOT TO SCALE P:\3240196\Dwg\Sheets\3240196-SP03.dwg, ACCESSIBLE PLAN, 2/18/2025 3:58:34 PM, Cbw XXXXXX// S 52°44'34" W 53.27' N 73°11'38" W 963.61' S 89°54'33" E 1060.87' S 0°45'57" E 271.67' SAN SAN SAN PW XXX 25' ELECTRIC LINE EASEMENTPER DOCUMENT NO. 80904715' ELECTRIC LINE CONSTRUCTIONEASEMENT PER DOCUMENT NO. 80904710. ST ST ST U.S.H. "14"----- ---- C.T.H. "M" 10. 8" 8" 12"12" 6"6"6"3"3"6" 6"6"6"6"6"6"6"6"12"10"10"10"10"10"10"10"12" NOPARKINGLOADINGZONE PULL FORWARD LANE 100' MASTER SATELLITE SATELLITE MASTER 15' PERIMETER POTENTIAL OVER DIG 15' PERIMETER POTENTIAL OVER DIG- CLASS A & B SOILS S SS W W W W W W W W W (1) SHL(6) SDN(8) GFS (1) SHL SEED MIX 'B' LAWN(SOD, TYP.) LAWN(SOD, TYP.) LAWN(SOD, TYP.) (7) BBH (2) AB3 (18) PV5(18) H6 (1) SSL (1) SSL (8) SWN SIGN (8) BBH(14) NE3 (4) MKL(9) NE3 LAWN (SOD TYP.)(5) HKJ (11) LR (1) SSL(5) HKJ(7) MBJ (1) AB3(7) LR(5) BBH BIORETENTIONBASIN WITH MATTING,NO MULCH (46) VS2(221) PV1(73) EC2 (69) EC2(118) TO2(161) RY2(91) CV1 (63) MO3(100) CV1 (84) RY2(105) AS2(72) AN2 LAWN(SEED MIX 'A') LAWN (SEED MIX 'A') (8) PV5(18) CA4(18) SJ (18) CA4(18) SJ(18) CA4 (18) CA4(18) SJ(18) CA4 (12) H6(18) SJ(17) CAM1(12) CA4(24) SJ(12) CA4 (18) SJ(12) CA4(18) SJ (9) LR(15) GLS(24) CA4(5) JB2(18) SJ(7) HL(6) JB2(11) GLS(7) HL(5) JB2(9) PV5 FENCE FENCEFENCE (7) JB2(10) LR(15) GLS(7) HL (8) JB2(12) PV5 (7) HL(18) SJ(5) JB2 (3) SMM (1) AB3(9) LR(16) PV5 (9) BBH(18) H6 (3) CA4(5) CAM1 (5) NE3 (5) CAM1(5) NE3 (3) CA4 EVANSVILLE ARTICLE IV - LANDSCAPE REGULATIONSSection 130-263 Required PointsImpervious area greater than 50,000 square feet requires 40 points per 1,000 square feetActual Impervious area = 89,308 square feet - requires 3,573 pointsProposed Plants/Points20 Tall Deciduous Tree x 50 = 1000(Including (11) Street Trees on WisDOT Plans)0 Medium Deciduous Tree x 30 = 04 Low Deciduous Tree x 20 = 8028 Evergreen Tree x 40 = 11200 Tall Deciduous Shrub x 10 = 040 Medium Deciduous Shrub x 4 = 160137 Low Deciduous Shrub x 2 = 2740 Tall or Medium Evergreen Shrub x 8 = 036 Low Evergreen Shrub x 2 = 72720 feet decorative screening fence x 1 = 7207 Existing Street trees x 50 = 350Total Points Provided = 3,776 CODEQTYCOMMON NAMEBOTANICAL NAMEINSTALLED SIZEROOTSPACINGLOW DECIDUOUS TREEAB34 Autumn Brilliance ServiceberryAmelanchier x grandiflora `Autumn Brilliance`7` HTB&BSpacing as shownEVERGREEN TREESHKJ10Hooks #6 JuniperJuniperus chinensis `Hooks #6`5` HTB&BSpacing as shownIJ5 Iowa JuniperJuniperus chinensis `Iowa`5` HTB&BSpacing as shownMBJ13Mountbatten JuniperJuniperus chinensis `Mountbatten`5` HTB&BSpacing as shownTALL DECIDUOUS TREESMM3 State Street Miyabe MapleAcer miyabei `Morton` State Stree2 1/2" CALB&BSpacing as shownSHL2 Shademaster LocustGleditsia triacanthos inermis `Shademaster`2 1/2" CALB&BSpacing as shownSSL4 Sweet Street LindenTilia americana `Kromm`2 1/2" CALB&BSpacing as shownLOW DECIDUOUS SHRUBSSDN6 Nikko Slender DeutziaDeutzia gracilis `Nikko`15" HTCONTSpacing as shownLR53Kodiak® Orange DiervillaDiervilla x 'G2X88544'15" HTCONTSpacing as shownBBH29BoBo® HydrangeaHydrangea paniculata `ILVOBO``18" HTCONTSpacing as shownGLS41Gro-Low Fragrant SumacRhus aromatica `Gro-Low`15" HTCONTSpacing as shownGFS8 Goldflame SpireaSpiraea japonica `Goldflame`15" HTCONTSpacing as shown PLANT SCHEDULE CODEQTYCOMMON NAMEBOTANICAL NAMEINSTALLED SIZEROOTSPACINGLOW EVERGREEN SHRUBSJB236Blue Forest Creeping JuniperJuniperus sabina 'Blue Forest'18" SPDCONTSpacing as shownMEDIUM DECIDUOUS SHRUBSHL28Little Quick Fire® HydrangeaHydrangea paniculata `SMHPLQF`18" HTCONTSpacing as shownSWN8 Summer Wine™ NinebarkPhysocarpus opulifolius `Seward`24" HTCONTSpacing as shownMKL4 Miss Kim LilacSyringa patula `Miss Kim`24" HTCONTSpacing as shownORNAMENTAL GRASSESCA4164Karl Foerster Feather Reed GrassCalamagrostis x acutiflora `Karl Foerster`1 GALCONT24" SpacingPV563Shenandoah Switch GrassPanicum virgatum `Shenendoah`1 GALCONT30" SpacingSJ168Jazz Little BluestemSchizachyrium scoparium 'Jazz'1 GALCONT18" SpacingPERENNIALSCAM136Montrose White CalamintCalamintha nepeta `Montrose White`1 GALPOT18" SpacingH648Little Business DaylilyHemerocallis x `Little Business`1 GALPOT18" SpacingNE336Walkers Low CatmintNepeta x faassenii `Walkers Low`1 GALPOT24" Spacing //XX 25' ELECTRIC LINE EASEMENTPER DOCUMENT NO. 80904715' ELECTRIC LINE CONSTRUCTIONEASEMENT PER DOCUMENT NO. 80904710. 10. 10"10"12" 10" 6"3" 6"6"6"3"3"6" W LAWN(SEEDMIX 'A') (5) IJ (1) SSL(5) HKJ(1) SSL(6) MBJ (7) MBJ (1) AB3(7) LR(5) BBH SHRUB AREASAS2105Swamp MilkweedAsclepias incarnata4 1/2"POT18" SpacingAN272New England AsterAster novae-angliae4 1/2"POT18" SpacingCV1191Brown Fox SedgeCarex vulpinoidea4 1/2"POT18" SpacingEC2142Pale Purple ConeflowerEchinacea pallida4 1/2"POT18" SpacingMO363Wild BergamotMonarda fistulosa4 1/2"POT24" SpacingPV1221Switch GrassPanicum virgatum4 1/2"POT24" SpacingRY2245Showy ConeflowerRudbeckia speciosa4 1/2"POT18" SpacingTO2118Ohio SpiderwortTradescantia ohiensis4 1/2"POT18" SpacingVS246Hoary VervainVerbena stricta4 1/2"POT24" Spacing BIORETENTION BASINCODEQTYCOMMON NAMEBOTANICAL NAMEINSTALLED SIZEROOTSPACINGSHRUB AREASBIORETENTION BASIN LANDSCAPE PLAN Know what'sbelow.before you dig.Call R EVANSVILLE, WIHIGHWAY 14 & COUNTY ROAD MWITH 10 MPD & 2-LN DIESELCONVENIENCE STORE #1750 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc. MAC 324019602/18/2024 GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEET DESCRIPTIONDATE# MATCHLINE MATCHLINE SOD AREAS - LAWN P:\3240196\Dwg\Sheets\3240196-LSP01.dwg, C700 Landscape Plan, 2/18/2025 3:59:43 PM, Cbw LANDSCAPE NOTES AND DETAILS Know what'sbelow.before you dig.Call R EVANSVILLE, WIHIGHWAY 14 & COUNTY ROAD MWITH 10 MPD & 2-LN DIESELCONVENIENCE STORE #1750 FAX (608) 781-8960PH. (608) 781-8988LA CROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc. MAC 324019602/18/2024 GRAPHICDRAWN BYSCALEPROJ. NO.DATESHEET DESCRIPTIONDATE# PLANTING DETAILS Backfill with blended 75% clean,native soil and 25% compost.Backfill in lifts, water in welland tamp lightly by hand toeliminate air pockets. Use shovel to roughen upsides of hole. Do not useauger to dig hole. 3" deep, 4' dia. shredded hardwoodmulch in lawn areas, reduced to 1"of mulch on top of root ball. Keepmulch 3-5" away from trunk of tree. Cut / completely remove burlap andtwine from sides of root ball.Completely remove wire cage. Plant root flare 1" to 3" abovefinish grade Prune only broken branches afterinstallation, never trim leader TREE PLANTING DETAILNOT TO SCALE Existing, undisturbed subgrade Finish gradePlant bed or lawn Dig hole 2 - 3x dia. of root ballDig hole 2 - 3x dia. of root ball P-PL-TREE-071 Container grownCarefully remove from plastic pot andscore roots 1'' deep with a sharp knife Balled & BurlappedRemove burlap and twine from top 1/3of root ball and score remaining 2/3 SHRUB PLANTING DETAILNOT TO SCALE Prune cut dead and broken branches -retain natural plant shape Do not bury any bottom branchesPlant at same depth as previous level Prune out anybrown branches Dig hole 2x widerthan dia. of root ball Planting mix(see specifications) Finished grade-mulch level 2 NOT TO SCALE Top of mulch to be flush with turf 3" Bedlines are to be cut crispas per plan. a cleandefinition between turf andplant bed is required. LawnMulch SHOVEL OR MECHANICAL CUTPLANT BED EDGE DETAIL3 60° O.C. spacingvaries refer toplan & plant listO.C. spacingvaries refer toplan & plant list PLANTING LAYOUTNOT TO SCALE4 P-PL-PLO-01 DIVISION 1 - GENERAL REQUIREMENTS 01 5 00 Substitution Procedures1.Any potential plant substitutions must be submitted in writing to the general contractor andapproved by the owner's representative or landscape architect prior to installation. Allplants must be installed as per sizes and quantities shown on plant material schedule,unless approved by owner's representative or landscape architect. Any potential changesto sizes shown on plan and appropriate cost credits / adjustments must be submitted inwriting to the general contractor and approved by the owner's representative or landscapearchitect prior to installation.01 11 13 Work Covered by Contract Documents1.Warranty and replacements: All plants (trees, evergreens, shrubs, perennials, ornamentalgrasses and groundcovers) shall be warranted by the landscape contractor to be in healthyand flourishing condition for a period of one calendar year after the date of acceptance.This assumes the owner performs required maintenance (i.e. regular watering) after thelandscape contractor's maintenance period has been completed. Landscape contractorshall inform owner when required maintenance has concluded. Only one replacement perplant will be required during the warranty period, except for losses or replacements due tofailure to comply with specified requirements. Replacements shall be plants of the samevariety specified on the plan and closely match adjacent specimens in size.2.The landscape contractor is responsible for the watering and maintenance of all landscapeareas at time of planting, throughout construction and until the substantial completion ofthe installation and acceptance by the owner. This includes all trees, shrubs, evergreens,perennials, ornamental grasses, turf grass and native seeding areas. Work also includesweeding, edging, mulching (only if required), fertilizing, trimming, mowing lawn areas,sweeping up grass clippings, pruning and deadheading.3.Upon substantial completion of the project, landscape contractor is responsible to conducta final review of the project with the owner's representative and the general contractor toanswer questions and insure that all specifications have been met. The landscapecontractor shall provide watering and general ongoing maintenance instructions (in writing)for the new plantings and lawn areas.012 16 Work Sequence1.Contractor responsible for contacting public and private underground utility locating serviceto have site marked prior to any digging or earthwork.2.Contractor to verify all plant quantities shown on plant list and verify with plan. Report anydiscrepancies immediately to general contractor. Inform landscape architect and generalcontractor of date(s) when planting shall commence.DIVISION 32 - EXTERIOR IMPROVEMENTS32 91 00 - PLANTING PREPARATION32 91 13 Soil Preparation1.Areas to be seeded: remove / kill off any existing unwanted vegetation prior to seeding witha glyphosate herbicide, applied only by a state certified applicator no sooner than 2 weeksprior to seed installation. Prepare seed bed areas to a maximum depth of 1 inch. Preparethe topsoil by removing all surface stones 1” or larger. Soil's surface should be loose andfree of any soil clumps exceeding 1 inch in diameter. Do not fertilize native seeding areas.2.Erosion control measures are to be used in swales and on steep grades, where applicable.3.Plant bed preparation: the soil in all perennial, ornamental grass, annual and groundcoverareas shall be amended with compost prior to plant installation. Spread a 2” layer ofcompost (per note below) on top of clean topsoil and rototill to a depth of approximately 8”.4.Compost shall be stable, and weed-free organic matter. It shall be resistant to furtherdecomposition and free of compounds, such as ammonia and organic acids, inconcentrations toxic to plant growth. The compost shall contain no pathogens or otherchemical contaminants and meet the requirements of WisDNR S100 CompostSpecification.32 91 13.16 Mulching1.All tree and shrub planting beds to receive a 3'' deep layer of high quality shreddedhardwood bark mulch (not enviromulch or wood chips). Mulch shall be uniform in size,color, quality and overall appearance. Mulch shall be free of debris, large wood chunks,soil, rocks, weeds, invasive plant parts or seeds and any other material injurious to plantgrowth. All perennial and ornamental grass planting areas to receive a 2'' layer andgroundcover areas a 1-2'' layer of the same mulch. Do not mulch annual flower beds (ifapplicable). Do not allow mulch to contact plant stems and tree trunks.32 91 19 LANDSCAPE GRADING32 91 19.13 Topsoil Placement and Grading1.The subsequent requirements regarding topsoil should be coordinated between the generalcontractor, grading contractor and landscape contractor.2.Subgrade areas shall be graded to within 1", more or less, of proposed subgrade.Deviations shall not be consistent in one direction.3.Topsoil shall be placed to meet proposed finished grade. Planting islands to be backfilledwith screened topsoil (per note below) to a minimum depth of 18" by general / gradingcontractor to insure long term plant health. All other landscaped areas to receive aminimum depth of 6" of clean topsoil (per note below).4.Topsoil shall be: screened existing stockpiled topsoil, existing in-place soil, or screened soilfrom an off-site source that will support plant growth, and meets the followingrequirements. Clean topsoil shall be free of rocks, coarse fragments, gravel, sticks, trash,roots, debris over 3/4" and any substances harmful to plant growth. It also must be free ofplants or plant parts of any noxious weeds. Topsoil shall contain 3 to 5 percentdecomposed organic matter and a pH between 5.5 and 7.0.5.Planting beds and parking lot islands: Landscape contractor is responsible for ensuring thatunwanted material (gravel, debris, roots and other extraneous material harmful to plantgrowth) has been removed from the topsoil and for the fine grading of all landscapedareas. The fine grading of planting beds and parking lot islands may require additionaltopsoil to bring to finish grade, allowing for mulch depth. Crown all planting islands andplanting beds not adjacent to buildings, a minimum of 6" to provide proper drainage, unlessotherwise specified. All other finished landscaped areas to be smooth, uniform and providepositive drainage away from structures and pavement.6.Seeded areas: to receive a settled minimum depth of 6'' of blended, prepared andnon-compacted topsoil. Landscape contractor is responsible for excavation and removal ofunwanted material (gravel, debris, roots and other extraneous material harmful to plantgrowth) to the specified depth, supplementing with additional topsoil (if necessary) and thefine grading of all seeded areas. 32 92 00 - TURF AND GRASSES32 92 19 Seeding1.Seed mix type 'A' for lawn areas - use only a premium quality seed mix. Premium blendseed mix example (or equivalent): 50% blended bluegrass, 25% creeping red fescue, 25%perennial rye applied at 5 lbs per 1,000 SF or at recommended rates from supplier.Provide seed specifications to general contractor prior to installation.2.Seed mix type 'B' for slopes of stormwater basin: Wisconsin DOT No. 10 seed mix: 40%Kentucky bluegrass 98/85, 25% creeping red fescue, 20% perennial ryegrass, 10% whiteclover & 5% red top applied at 1.5 lbs per 1,000 SF or at recommended rates fromsupplier. Provide seed specifications to general contractor prior to installation. Preparationof soil to be the same as for all other seeded turf grass areas.3.Erosion control measures are to be used in swales and on steep grades, where applicable.4.If straw mulch is used as a covering for seeding, a tackifier may be necessary to avoid winddamage.5.Methods of installation may vary at the discretion of the landscape contractor on his/herresponsibility to establish and guarantee a smooth, uniform, quality turf and evenly seedednative areas.6.An acceptable quality seed installation is defined as having:a.No bare spots larger than 1/2 square footb.No more than 5% of the total area with bare spots larger than 1/2 square foot c. A uniform coverage throughout all areas32 92 23 Sodding1.Remove / kill off any existing unwanted vegetation prior to sodding.2.Prepare the topsoil and sod bed by removing all surface stones 1'' or larger and gradinglawn areas to finish grade, allowing for thickness of sod.3.Use only premium sod blend according to TPI (revised 1995) and ASPA standards.4.Install sod uniformly with staggered joints, laid tightly end to end and side to side.5.Roll sod with a walk behind roller and water immediately upon installation to a 3'' depth.6.Stake any sod installed on steep slopes or in swales, etc.7.Landscape contractor is responsible to provide a smooth, uniform, healthy turf.8.Landscape contractor shall repair and re-sod any eroded, sunken or bare spots (larger than12 square foot) until acceptance by owner.32 93 00 - PLANTS1.All plantings shall comply with standards as described in American Standard of NurseryStock - ANSI Z60.1 (latest version). General contractor or owner's representative reservesthe right to inspect and potentially reject any plants that are inferior, compromised,undersized, diseased, improperly transported, installed incorrectly or damaged.32 93 33 Shrubs1.Shrubs shall be planted per planting details.2.All shrubs to be pocket planted with a mix of 75% existing soil removed from excavationand 25% compost, blended prior to backfilling holes.3.When hole is two-thirds full, shrubs shall be watered thoroughly and water left to soak inbefore proceeding. 32 93 43 Trees1.Trees shall be planted per planting details.2.Plant all trees slightly higher than finished grade at root flare. Remove excess soil from topof root ball, if needed.3.An auger is not an acceptable method of digging tree planting holes.4.Scarify side walls of tree pit prior to installation.5.Once tree has been placed into the hole, is at the correct depth and vertical alignment andwill no longer be moved; brace root ball by tamping soil around the lower portion of the rootball. Remove and discard twine / rope, burlap and support wire from the sides of root ball.6.Backfill tree planting holes with 75% existing soil removed from excavation and 25%compost blended prior to backfilling holes, in six-inch lifts. Lightly tamp each lift using footpressure or hand tools to settle backfill, support the tree and eliminate voids. Do not overcompact or use mechanical or pneumatic tamping equipment. Discard any gravel, heavyclay or stones.7.When hole has been backfilled to three-quarters of its depth, pour water around the rootball and allow to soak into soil to settle the soil. Continue backfilling until soil is brought tograde level.8.Provide a 3" deep, 4 ft. diameter shredded hardwood bark mulch ring around all trees inlawn areas, reduced to 1" deep on top of root ball. Keep mulch 3" - 5" away from trunk oftree.9.Trees that are installed incorrectly will be replaced at the time and expense of thelandscape contractor.10.Trees too large for two people to lift in and out of holes, shall be placed with sling. Do notrock the trees in holes to raise them. 32 94 00 - PLANTING ACCESSORIES 32 94 13 Landscape Edging1.Edge all planting beds with a 4'' deep spaded edge (shovel cut or mechanical). Bedlinesare to be cut crisp, as per plan. A clean definition between lawn and plant bed is required. PLANTING SPECIFICATIONS P:\3240196\Dwg\Sheets\3240196-LSP01.dwg, C701 Landscape Notes and Details, 2/18/2025 3:59:52 PM, Cbw Page 1 of 4 - Agenda Item 4 City of Evansville Plan Commission Regular Meeting Tuesday, November 5th, 2024, 6:00 p.m. MINUTES 1. Call to Order at 6:01pm. 2. Roll Call: 3. Motion to approve the agenda, by Klar, seconded by Barnes. Approved unanimously. 4. Motion to waive the reading of the minutes from the October 1st, 2024 meeting and approve them as printed, by Klar, seconded by Barnes. Approved unanimously. 5. Civility Reminder. Duggan noted the City’s commitment to conducting meetings with civility. 6. Citizen appearances other than agenda items listed. 7. Discussion Items. A. Review and Discussion on Site Plan Application SP-2024-04, Conditional Use Permit Application CUP-2024-06, and Rezoning Application RZ-2024-05 for a Kwik Trip Gas Station/Convenience Store on parcel 6-20-228.1 1. Review Staff Memo and Applicant Comments Spranger began by explaining that no action would be taken at tonight’s meeting because an annexation petition had still not been submitted to the State Department of Administration. Thus, the City should not taken action regarding land uses in land still within the Town of Union. She then reviewed the staff report, noted deficiencies of the site plan against the zoning code. Most notably the building placement does not conform to the requirements set forward for gas stations, where the convenience store building must front the street it sits on. For a corner lot, this means the building should front the corner where streets intersect. To date the City has not received a site plan that meets this standard. Spranger noted the landscape plan submitted includes a number of woody evergreens in an area that is subject to an easement by the American Transmission Company (ATC). ATC has the right to remove trees and woody material without notice. The bulk of the site’s landscape points are in that easement, which would otherwise be a benefit providing screening to neighboring residences. Another issue the site faces is Members Present/Ab sent Others Present Mayor Dianne Duggan P Colette Spranger (Community Dev. Director) Alderperson Gene Lewis P Theresa Wetherwax, Sheb Heissner, Mark Heissner Alderperson Abbey Barnes P Derek Blume, John Theilenhouse, Andy Phillips, Bill Lathrop A Seth Schulz, Joe Geofrrion, Candice Kasprzak John Gishnock P Jeff Meyers, Mary Fiske, Nick Haefs, Seth Waddell Mike Scarmon P Jonathan Hollingsworth Eric Klar P Page 2 of 4 - Agenda Item 4 traffic, both internal and off site. The current site plan depicts a 30’ wide driveway that is 600’ long with no traffic control and multiple points of entry from the diesel canopy, a staff parking area, and the gasoline canopy. As a point of reference, Main Street in front of this property is 35’ wide from curb to curb. Spranger is concerned this will become an unofficial thoroughfare for motorists wishing to avoid the intersection of County M and US Highway 14. A similar unofficial through street exists between Brown School Road and the shared driveway of Piggly Wiggly and Family Dollar. Finally, staff across City departments are concerned about the decreased level of service that additional traffic would bring to this intersection and the nearby driveways. As a matter of reference, the wait time for an average turn going southbound on County M from Piggly Wiggly increases almost 6 seconds per the traffic study that was provided. Similar delays occur at the westbound turn lane for County M and all directions of traffic for northbound County M. Nick Haefs, a Kwik Trip representative, noted that one of the parking areas was meant to be dedicated for workers. He had no other questions at that time. 2. Public Hearing Mayor Duggan opened the public hearing at 6:35pm. • John Thielenhouse, 637 Windsor Lane, wondered about traffic impacts on County M/Highway 14, noted that a bufferyard was required between this use at the neighboring residences, and requested an 8’ fence. Later he asked if fences were required around the retention ponds. • Derek Blume, Town of Union, noted that the site plan doesn’t utilize the whole lot. Were other uses considered? And would the applicant consider splitting off that underused area? Kwik Trip representatives replied that the west side of the property sits slightly higher than the street corners, and that stormwater needs for the proposed uses would prevent other uses. • Candice Kasprzak, 635 Windsor Lane, requested the CAD files from Kwik Trip. • John Holingsworth, 631 Windsor Lane, asked if a fence/trees would be required. Mayor Duggan closed the public hearing at 6:53pm. 3. Plan Commissioner Questions and Comments • Mayor Duggan inquired about the process for annexation. • Gishnock asked about eastbound left turns into the site on Highway 14. Kwik Trip representatives responded that DOT was requiring a dedicated turn lane of 100’. Spranger apologized for not including it in that night’s packet; off site improvements had just been submitted to the City the day before. Gishnock requested that the fence be extended further west to the end of property and that the applicant utilize the western triangular corner for additional trees and/or a picnic area, as a way to personalize the Kwik Trip experience in Evansville. Gishnock agreed that the 30’ wide drive would be a cut through and that some sort of traffic calming would be necessary to address it. He also suggested eliminating and relocating the parking stalls on the far eastern edge of the site plan, noting that they were far from the store’s entrance. The building could then be brought closer to the street. He noted that landscape islands could be a method of calming traffic in the 30’ wide driveway area. • Barnes asked for clarification regarding the location of underground refueling tanks. Notes there is no dedicated truck parking. Agrees with Gishnock that the fence should be extended. • Scarmon asked if sidewalk would be extended along County M to the north edge Page 3 of 4 - Agenda Item 4 of the property. Staff confirmed this would be required, along with curb and gutter along County M. Echoed Barnes’s comment regarding truck parking, noting that the 30’ wide driveway area might trigger unauthorized parking and idling diesel vehicles. Asked if there would be directional signage for trucks entering and leaving property, and if diesel traffic would be one way. Current set up has two way diesel traffic. • Lewis appreciated the consideration to attempt to lessen the impact on neighboring properties regarding noises, lights, and other potential nuisances. B. Review and Discussion for Conditional Use Permit Application CUP-2024-05 for a duplex in the R-1 Residential District One on parcel 6-27-358 (16 Jackson Street) 1. Review Staff Report and Applicant Comments Spranger’s comments on the application were that normally a duplex is not a complicated issue for the R-1 district, but this particular parcel does not have sewer service in front of the property along Jackson Street. An alternative connection will need to be identified for getting each unit of the duplex its own lateral. A previous suggested connection by the City Engineer was to run a “long lateral” in the City terrace adjacent to the public sidewalk. However, that plan only considered a single family residence and not a duplex. Each unit needs its own lateral. Municipal Services needs to make a decision regarding the City’s preference for dealing with this situation, which would set precedent for future similar situations. 2. Public Hearing Mayor Duggan opened the public hearing at 6:53 pm. Spranger read a comment from Betty Kober, 303 E Main Street, who expressed that she would prefer not to see a duplex be built on that property. Public hearing was closed at 6:54pm. 3. Plan Commissioner Questions and Comments • Gishnock wondered if more lots could be created for new infill development on Jackson Street, and if setting a precent like this is necessary to promote infill development. • Barnes asked if more lots could even be created on Jackson Street. Spranger replied that it was possible but would require neighbor cooperation for land divisions and likely another conditional use process, which meant such a situation was possible but not guaranteed. C. Concept Plan Discussion – Capstone Ridge Spranger summarized a submitted plan for a Planned Unit Development and replatting the Capstone Ridge subdivision plat. The prospective developers are interested in building multifamily units similar to Prairie Crossing. Staff was initially intrigued by the idea but after looking into City requirements for PUD and knowing that the developers wish to get started building in 2025, that perhaps another way of authorizing multifamily development without vacating City rights-of-way or months worth of work on PUD documents. The main issue of the plat is that the City’s standard for stormwater is for infiltration ponds to hold two back-to-back 100 year rain events and the City Engineer is in doubt whether the existing ponds could handle more development. City staff is suggesting combining and deeding over lots for stormwater, keeping the roads laid out as is, and rezoning the bulk of the lots to R-2 zoning, which would allow duplexes by right. This would yield a similar number of units. The developers would still have to enter an agreement with the City and provide a letter of credit for improvements, but the Page 4 of 4 - Agenda Item 4 project would be more or less shovel ready with the approval of a rezoning and land divider’s agreement. 8. Community Development Report 9. Next Meeting Date: Tuesday, December 3rd,, 2024 at 6:00 p.m. 10. Adjourn. 7:38 pm