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HomeMy WebLinkAboutMinutes PLAN COMMISSION MINUTES August 6,2019 PRESENT: Lynnsey Erickson, Thomas Fojtik,Michael Ford,John Hinz,John Kiefer,Justin Mitchell, Lori Palmeri, Thomas Perry, Kathleen Propp EXCUSED: Derek Groth STAFF: Mark Lyons, Planning Services Manager;Justin Gierach, Engineering Division Manager/City Engineer;Jeff Nau, Associate Planner;Brian Slusarek,Assistant Planner; Steven Wiley, Assistant Planner;Mina Kuss, Recording Secretary Chairperson Fojtik called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of July 16,2019 were approved as presented. (Propp/Ford) I. GRANT PRIVILEGE IN THE STREET FOR A GROUNDWATER MONITORING WELL AT EAST CUSTER AVENUE AND GRAND STREET Site Inspections: Report: No commissioners reported visiting the site. Staff report accepted as part of the record. The Sigma Group, Inc., on behalf of Oshkosh Housing Authority, is requesting privilege-in-the- street to allow for installation of one groundwater monitoring well in City right-of-way. Mr. Wiley presented the item and reviewed the site and surrounding area. In 2017, Sigma Group, Inc. identified subsurface impacts at the former Waite Grass Rug site located at 1402 Mount Vernon Street. They previously obtained a privilege in the street for three groundwater monitoring wells in 2017. The investigation was to monitor groundwater contamination from the Waite site. Sigma Group, Inc. must now expand their area of investigation. This further assessment of contamination is required by state statute. For this analysis, one groundwater monitoring well is proposed to the southeast of the Waite Grass Rug site to evaluate off-site groundwater quality. The well will be installed just below ground surface and protected with flush mount covers level with the ground surface. When it is determined that the monitoring well is no longer needed, the well will be abandoned in accordance with Wisconsin Administrative Code and the ground surface restored to the extent practical. Mr. Wiley stated staff recommends approval of the request for privilege-in-the-street with conditions as noted in the staff report. Mr. Fojtik opened up technical questions to staff. There were no technical questions on this item. Plan Commission Minutes 1 August 6,2019 Mr. Fojtik asked for any public comments and asked if the applicant wanted to make any statements. There were no statements from the applicant There were no public comments on this item. Mr. Fojtik closed public comments and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant Motion by Hinz to adopt the findings and recommendation as stated in the staff report. Conditions: 1. The Petitioner shall follow all of the current edition of the Standard Specifications for City of Oshkosh, Wisconsin for construction, along with all Municipal Code requirements. 2. The Petitioner shall work with the Department of Public Works regarding the precise location of the monitoring well within the public right-of-way. The Department of Public Works shall approve the precise location, but the approval shall not be unreasonably denied. 3. When the monitoring well is abandoned, it shall be removed no less than thirty-six (36) inches below the surface, and then abandoned according the requirements of the Wisconsin Department of Natural Resources, or the U.S. Environmental Protection Agency, or other applicable regulatory body. 4. Petitioner shall provide copies of information and materials related to the monitoring well on City property that are also submitted to the Wisconsin Department of Natural Resources and/or the U.S. Environmental Protection Agency. 5. Petitioner is responsible for costs, expenses, and damages to the extent they are related to Petitioners activities pursuant to the Privilege in the Street.Any problem that may arise as a result of the installation of the monitoring well be the responsibility of the petitioner to correct in coordination with the Department of Public Works. 6. All appropriate permits, including but not limited to right-of-way permits, are obtained prior to the start of the monitoring well placement. 7. The petitioner/owner secures and submits to the City Clerk a separate insurance policy which names the City of Oshkosh, and its officers, Council members, agents, employees and authorized volunteers as additional insured's with a minimum commercial general liability coverage of$200,000 per occurrence and$500,000 in general aggregate. 8. It is the responsibility of the petitioner/owner to file in a timely manner a new insurance certificate with the City Clerk upon expiration of an existing certificate. Failure to do so may result in the revocation of the privilege in street within ten (10) days of notice. 9. The petitioner shall enter into a privilege in the street agreement that will formalize the agreement between the City and the petitioner. The agreement shall include these conditions, and City staff is also authorized to include additional conditions that are in the best interests of the City. Plan Commission Minutes 2 August 6,2019 10. The facility is part of and documented with Digger's Hotline system. 11. The Petitioner shall take into consideration the City's use of the right-of-way and as a result plan its actions to provide the least amount of disruption that is reasonably possible. Seconded by Palmeri. Mr. Fojtik asked if there was any discussion about the motion. There was no discussion on the motion. Motion carried 8-0-1 (Abstain:Mitchell). II. ACCEPT TRAFFIC CONTROL &LIGHTING CONTROL EASEMENT AT OREGON STREET AND W. 201h AVENUE Site Inspections: Report: Mr. Hinz reported visiting the site. Staff report accepted as part of the record. The city requests the deletion of a portion of officially mapped riverwalk along the south shoreline of the Fox River from Iowa Street to approximately 336 feet east of Oregon Street. Mr. Wiley presented the item and reviewed the site and surrounding area. The City plans to install traffic control and lighting control cabinets and electric service within this easement. This may also include meters,bollards,wires, conduit and related equipment facilities. Oregon Street in this area consists of a 60' wide right-of-way containing a 4-lane street and sidewalks,however, there is not adequate space within the right-of-way for the installation of the traffic control and lighting control cabinets. Therefore, the City proposes to install this equipment in an easement on private property. The property owner has agreed to the easement. Mr. Wiley stated staff recommends approval of the acceptance of the proposed easement as requested. Mr. Fojtik opened up technical questions to staff. Mr. Hinz questioned if the easement would impact the previously approved condo development in that area or any future development of the area. Mr. Wiley said he believes it would not impact future development of the area. Mr. Nau added with the easement being tucked in on the north side of the property, it should not have any conflict with the proposed entrance to the site. He stated he recalled the entrance to the site being centered on W. 201h Avenue. Mr. Hinz pointed out that the entrance can be seen from the aerial photo. Plan Commission Minutes 3 August 6,2019 Mr. Lyons explained due to the zoning of the site, the site would only be permitted one access drive. He said there is sufficient room to the south of the easement for an access drive. Mr. Fojtik asked for any public comments and asked if the applicant wanted to make any statements. There were no statements from the applicant There were no public comments on this item. Mr. Fojtik closed public comments and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant Motion by Palmeri to adopt the findings and recommendation as stated in the staff report. Seconded by Kiefer. Mr. Fojtik asked if there was any discussion about the motion. There was no discussion on the motion. Motion carried 9-0. III. RIGHT-OF-WAY DEDICATION FOR WIDENING OF THE WEST SIDE OF NORTH KOELLER STREET RIGHT-OF-WAY BETWEEN RATH LANE AND OSHKOSH AVENUE Site Inspections: Report: Mr. Hinz and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The City of Oshkosh requests approval to dedicate additional right-of-way on the west sides of N. Koeller Street,between Rath Lane and Oshkosh Avenue. Mr. Nau presented the item and reviewed the site and surrounding area. This request is the result of a recommendation that was made as part of a Traffic Impact Analysis (TIA) that was conducted in anticipation of the Oshkosh Global Headquarters being built and private properties along Oshkosh Avenue being redeveloped. The purpose of the right-of-way dedication is to expand N. Koeller Street in order to add a dedicated turn lane for southbound traffic on N. Koeller Street going west at the roundabout. This dedicated turn lane is needed as the majority (over 80%) of Oshkosh Corporation employees come and go from Interstate 41, N. Koeller Street or State Highway 21. Adding a dedicated turn lane heading west will assist in moving the majority of Oshkosh Corporation employees westward through the roundabout quicker. Within the next few Plan Commission Minutes 4 August 6,2019 months, additional right-of-way on the east side of N. Koeller Street will be dedicated to achieve the planned 80-foot right-of-way. This will ensure enough right-of-way is available to handle the traffic that Oshkosh Corporation is proposing. If additional development occurs on the privately owned parcels to the east and Oshkosh Corporation expands, an additional lane could be added to handle the increased vehicle traffic. Mr. Nau stated staff recommends approval of the dedication of N. Koeller Street as proposed. Mr. Fojtik opened up technical questions to staff. Ms. Palmeri questioned how the right-of-way dedication would impact the Butte des Morts trail near the intersection. Mr. Gierach answered as part of the widening of N. Koeller Street this year, the City plans on redoing part of the ramp area to connect it,more fluidly, with the 10 foot wide sidewalk through the whole stretch. Mr. Mitchell asked if the current sidewalk will be removed and replaced or completely eliminated. Mr. Gierach replied it would be removed and replaced with the 10 foot wide sidewalk as part that project. Mr. Mitchell asked if the trees in the area, specifically the lot with the evergreens at the south, would be impacted by the project and if so, if there is a program to replace the trees that are removed. Mr. Gierach stated he did not know how those trees specifically would be impacted. He answered in general the City Forester does have programs to come back and follow the city reconstructs. Mr. Lyons commented staff has been in discussion with a potential developer of that site,who would be adding additional landscaping when redeveloped. Mr. Fojtik asked if there were any public comments. There were no public comments on this item. Mr. Fojtik closed public comments. Motion by Perry to adopt the findings and recommendation as stated in the staff report. Seconded by Palmeri. Mr. Fojtik asked if there was any discussion about the motion. There was no discussion on the motion. Plan Commission Minutes 5 August 6,2019 Motion carried 9-0. IV. RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW A WINDOW AREA REDUCTION ON THE FRONT FACADE AT 35 CRIMSON LANE Site Inspections: Report: Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant is requesting approval of a variance from the City's Residential Design Standards to allow a window area reduction on the front facade at 35 Crimson Lane. Mr. Wiley presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. They would like to reduce the size of the kitchen window from 65" wide x 36"high to 42" wide x 36"high. The applicants stated that the kitchen remodel was planned as a complete remodel and they wanted to reduce the size of the original 70 year old single-pane window to allow for additional cabinets in the kitchen, install a more energy efficient, easier to open casement window and create an aesthetically more pleasing front appearance. The applicants stated that the reduction in the window size is necessary for them to be able to remodel the kitchen as planned and that this work would enhance the appearance of the home with a new window to go along with new siding and a decorative front door. They intend to install a new front door in the same opening as the existing door. Additionally, the applicant will replace the window frame with a decorative frame. This work should not compromise the architectural integrity of the house. Mr. Wiley stated staff recommends approval of the variance with the finding as noted in the staff report. Mr. Fojtik opened up technical questions to staff. Mr. Mitchell inquired if staff provided lead safety information to applicants. Mr. Wiley replied typically they do not. He said if applicants are utilizing the rehab program, it may be brought up at that time. He said it could be something staff could provide in the future but it is not current practice. Mr. Lyons added staff will check with Inspection to make sure they are not already doing it as part of their permit process. Ms. Palmeri asked in the past, if variances were granted for windows of varying sizes. Mr. Lyons replied it is a common variance that has been seen lately,especially when it comes to the kitchens and bathrooms. Mr. Hinz asked if the code stated 10%per opening. Plan Commission Minutes 6 August 6,2019 Mr. Wiley and Mr. Lyons replied affirmatively. Mr. Hinz questioned if it should be changed to 10% of the entire facade. Mr. Lyons explained the thought process behind the 10%per opening instead of 10% of the overall area. He said it is mainly to ensure the character of the home is not substantially altered. He stated the code is designed to give people flexibility. He stated he understands it is a little cumbersome for the applicants to go through the variance process. He said it is good practice to have Plan Commission review these types of requests to ensure it won't be detrimental to the neighborhood or architectural integrity of the home. Mr. Fojtik asked for any public comments and asked if the applicant wanted to make any statements. There were no statements from the applicant There were no public comments on this item. Mr. Fojtik closed public comments and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant Motion by Ford to adopt the findings and recommendation as stated in the staff report. Seconded by Mitchell. Mr. Fojtik asked if there was any discussion about the motion. There was no discussion on the motion. Motion carried 9-0. V. PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST TO ESTABLISH AN OUTDOOR STORAGE USE AT 2825 BOWEN STREET Site Inspections: Report: Mr. Ford, Ms. Palmeri and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant is requesting a Conditional Use Permit to establish an outdoor storage use on a previously developed lot. Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The petitioner is requesting approval of a Conditional Plan Commission Minutes 7 August 6,2019 Use Permit to use the existing parking area on the south side of the building as an enclosed outdoor storage area. The area will be used for storage of construction equipment including trailers, lifts,vehicles and tools/supplies and will serve as a site for material drop offs from suppliers. The proposed outdoor storage area will consist of approximately 7,600 sq. ft. existing asphalt. The area will be enclosed with 8' tall solid wood fencing with a sliding gate for access from the entrance to the site. The proposed outdoor storage should not be detrimental to the surrounding area, provided the required solid 8' tall screening is installed around the storage area. Mr. Slusarek stated staff recommends approval the Conditional Use Permit with findings and conditions as noted in the staff report. Mr. Fojtik opened up technical questions to staff. Mr. Mitchell asked if the property was located in a Neighborhood Association. Mr. Lyons and Ms. Palmeri replied it is not. Mr. Fojtik opened up the public hearing and asked if the applicant wanted to make any statements. There were no statements from the applicant Duwayne Dailey,800/802 Portside Court, asked if the 8 foot tall fence was tall enough to cover the equipment. Mr. Lyons explained the 8 foot tall fencing is the standard requirement for outdoor storage. Mr. Dailey questioned if he would see the lifts with the fencing. Mr. Lyons replied there is a potential that some items could exceed the 8 foot tall fence. He explained 8 foot tall fencing is the maximum height for fencing that is preferred in terms of still being aesthetically appealing. Mr. Dailey stated he lives across the street from the property. He asked if the fence would always be maintained. Mr. Lyons replied the fence would be required to be maintained as long as there is outdoor storage. He said if the outdoor storage were to be removed,the fence could also be removed at that time. There were no other public comments on this item. Mr. Fojtik closed the public hearing and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant Plan Commission Minutes 8 August 6,2019 Motion by Hinz to adopt the findings and recommendation as stated in the staff report. Conditions: 1. The outdoor storage area must be completely enclosed by 8 foot tall solid fencing. 2. No equipment or commercial vehicles/trailers/lifts may be stored outside of the enclosed storage area. 3. Landscaping (minimum 22 points)be installed on the east side of the storage area, as approved by the Department of Community Development. Seconded by Erickson. Mr. Fojtik asked if there was any discussion about the motion. Ms. Propp questioned if the fence would be a natural wood fence. She stated she saw wood out on the site that looked like it could be the wood for the fence. Casey Schulze (applicant), 2825 Bowen Street, stated it will be wood for now. He stated he would like to do chain link but it would cost three times as much. He said it is a newly purchased building and wood is currently the feasible option. He explained they are trying to simplify what is located in the outdoor storage and said there should not be too many things that will extending out past the fencing. He stated he plans on being at that site for a long time and will maintain the fence. Ms. Propp asked if Mr. Schulze intends to paint or coat the wood fencing. Mr. Schulze replied it is part of the plan. Ms. Propp commented the solid wood fencing would look nicer than the chain link, plus the neighbors could see right through the chain link. Mr. Schulze said they would do chain link with the slats but the slats greatly increase the price. He said the fencing would help with securing the items as well. He commented they will have to figure out a system for vehicular turnaround which would limit the amount of items within the outdoor storage. Ms. Propp inquired about the Karni-Pier signs at the site and asked if there was any relation between Mr. Schulze and Karni-Pier. Mr. Schulze explained Karni-Pier has been occupying the front of the building. He said he knew him before he moved into the building. He explained he is working with the property owner next door to clean up some of the items. He said the Karni-Pier related items will be stored inside the storage area. Mr. Daily commented he agrees with Ms. Propp about the fencing material. Plan Commission Minutes 9 August 6,2019 Mr. Mitchell stated Bowen Street is a gateway to the City and there is not a single tree on the existing St.Vincent de Paul lot or north 70% of the entire block. He said any type of development in that area could use quite a bit of landscaping that includes mature trees. He stated this is a good development and he is happy to see improvement on the lot. Mr. Lyons explained staff did evaluate landscaping with the request. He said staff does understand the corridor needs improvement from an aesthetic standpoint. He explained how staff came up with the 22 points of landscaping as a condition. Mr. Mitchell explained that is the reason he asked if it was in a Neighborhood Association. He said there could potential funding allocated to the area if it was. Motion carried 9-0. VI. PUBLIC HEARING: ZONE CHANGE FROM SUBURBAN MIXED-USE (SMU) DISTRICT TO DUPLEX RESIDENTIAL-6 (DR-6) DISTRICT FOR PROPERTY LOCATED AT THE SOUTH 2400 BLOCK OF OMRO ROAD Site Inspections: Report: No commissioners reported visiting the site. Staff report accepted as part of the record. The applicant requests a zone change from the existing Suburban Mixed-Use (SMU) District to Duplex Residential-6 (DR-6) District for property located east of and adjacent to 2417 Omro Road. Mr. Nau presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. In 2018, several parcels along Omro Road attached to the City from the Town of Algoma as part of the Zone B Attachment (annexation) required by the intergovernmental agreement between the city and town. The city is now in the process of providing sewer and water service to these properties. The Department of Public Works is required to install sewer and water laterals to every property, developed or not. Knowing this vacant lot would not develop independently, the owner requested to combine the vacant parcel with the parcel containing to house to the west. This would negate the need for the lateral installation to the vacant parcel. The properties have different zoning designations. The city prohibits the creation of multi-zoned parcels so one of the properties needs to be rezoned to match the other to approve the parcel combination. Mr. Nau stated staff recommends approval of the zone change as requested. Mr. Fojtik opened up technical questions to staff. Ms. Palmeri commented it seems like this is just a clean-up request. Mr. Nau replied it was an oversight from 2003. Plan Commission Minutes 10 August 6,2019 Mr. Lyons added the applicant also would not have to pay for sewer and water connections to two separate parcels. Mr. Fojtik opened up the public hearing and asked if the applicant wanted to make any statements. There were no statements from the applicant There were no public comments on this item. Mr. Fojtik closed the public hearing and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant Motion by Palmeri to adopt the findings and recommendation as stated in the staff report. Seconded by Hinz. Mr. Fojtik asked if there was any discussion about the motion. There was no discussion on the motion. Motion carried 9-0. VII. GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR PROPERTY LOCATED AT 207 E. IRVING AVENUE Site Inspections: Report: Mr. Ford, Ms. Palmeri and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant requests approval for a General Development Plan and Specific Implementation Plan for new garages and parking lot reconstruction at 207 E. Irving Avenue. Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The applicant is proposing to replace the existing parking lot and install three new 5-stall garages. The project also includes removal of existing concrete patio area and installation of a new paved patio area to the south of the building as well as a new dumpster enclosure. The project is intended to improve parking for the tenants of the building and will not intensify the existing use of the property. Also,with the removal of existing concrete to the south of the building, the impervious surface ratio of the site will be reduced. The proposed dumpster enclosure will be constructed on the southern end of the parking lot. The front and sides of the proposed garages will be clad in brick to match the principal structure with the rear facades being horizontal siding. Mr. Slusarek stated staff recommends approval of the Plan Commission Minutes 11 August 6,2019 General Development Plan and Specific Implementation Plan with findings and conditions as noted in the staff report. Mr. Fojtik opened technical questions to staff. Ms. Palmeri stated she is excited about the reduced impervious surface area. She asked if the new paved patio to the south of the building was pervious or concrete. Dennis Ruedinger (applicant), 1951 Bowen Street, said from his understanding, when the old gymnasium from the school was razed, they left the concrete and foundation. He explained it would be a 20 foot in diameter walkway and gathering area for the tenants. He said the rest of the area would be green space. Ms. Palmeri inquired about the pavers. Mr. Ruedinger replied they are typical patio pavers. Ms. Palmeri inquired about the elevation facing E. Irving Avenue and had concerns about the blank wall facing the street. She said she did not know how tall the proposed junipers by the wall would be. Mr. Lyons answered they would be 4 feet tall at the time of planting. He said typically they can grow up to 6-8 feet tall. He said the landscaping would meet code requirement but Plan Commission could add a condition if they wanted to. Ms. Palmeri said it would not necessarily need to be landscaping to break up the blank wall but it could also be a faux window. Mr. Lyons explained it is a Planned Development and adding a condition is within the Plan Commission purview. Mr. Mitchell inquired about the dumpster location and had concerns about waste pick-up access. Mr. Ruedinger replied the waste disposal contractor has signed off on the location of the dumpsters. He said currently the dumpsters are located out in the open on the property. Mr. Ford asked staff to point out the locations of the garages on the aerial photo. Mr. Lyons pointed out the locations on the aerial photo. Mr. Ruedinger explained the thought process of the design was to match the footprint of the existing parking area. Mr. Fojtik asked if there were any public comments and asked if the applicant wanted to make any statements. Plan Commission Minutes 12 August 6,2019 Maria Nason, 673 Mount Vernon Street, asked how the request would impact the residences on Mount Vernon Street. Mr. Lyons said he would not anticipate it making a substantial impact. He said this is mainly a change from surface parking of 15 vehicles to garage space for 15 vehicles. Ms. Nason questioned the two spaces being installed on Mount Vernon Street. Mr. Lyons explained the majority of parking by Mount Vernon Street will be removed. He said there would only be two parking spaces for temporary parking. Mr. Slusarek added there will be landscaping installed between the parking and the street to screen in the parking. Mr. Lyons pointed out where the landscaping would be located. There were no other public comments on this item. Mr. Fojtik closed public comments and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant Motion by Mitchell to adopt the findings and recommendation as stated in the staff report. Conditions: 1. Base Standard Modification to allow expansion/modification of a legal nonconforming use. 2. Base Standard Modification to allow garages closer to the street than the principal structure. 3. Base Standard Modification to allow a dumpster enclosure between the building and a public street. 4. Landscaping be installed(minimum 10 points) on the street side of the western parking stalls along Mount Vernon Street, as approved by the Department of Community Development. 5. Code compliant lighting plan be submitted and approved by the Department of Community Development. Seconded by Kiefer. Mr. Fojtik asked if there was any discussion about the motion. Mr. Lyons asked if Plan Commission would like to amend the conditions. Plan Commission Minutes 13 August 6,2019 Ms. Palmeri asked Plan Commission if they would like to add a condition to help break up the wall. ME Fojtik suggested that staff and the applicant work together to come up with a solution. Mr. Lyons said it could be stated that the final landscaping plan be approved by the Department of Community Development. He asked if Mr. Ruedinger agreed on working with staff on the final landscaping plan. Mr. Ruedinger said he would be willing to work with staff. Mr. Mitchell thanked Mr. Ruedinger for using brick and having it match the existing building. Mr. Fojtik agreed and commented it is a big improvement and will be nice for the neighborhood. Motion carried 9-0. Mr. Fojtik left at 5:00pm. VIII. PUBLIC HEARING: ZONE CHANGE FROM URBAN INDUSTRIAL DISTRICT (UI) TO URBAN INDUSTRIAL DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (UI-PD),APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A MONUMENT SIGN AT 1016 WITZEL AVENUE Site Inspections: Report: Mr. Hinz and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant requests a zone change from the existing Urban Industrial District (UI) to Urban Industrial District with a Planned Development Overlay (UI-PD). The applicant also requests approval of a General Development Plan and Specific Implementation Plan to allow for installation of a monument sign. Mr. Nau presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The applicant is requesting a zone change to add a Planned Development Overlay to the existing Urban Industrial (UI)base zoning due to constraints for code-compliant placement of ground signage along Witzel Avenue. The applicant is proposing a stepped 9'4" tall by 9'0" wide, 71.87 square foot internally-lit monument sign. The sign meets base zoning requirements in regard to height and area. The sign is proposed to be placed centered within the green space between the off-street parking area and right-of-way, setback eight feet from the right-of-way. A BSM will be necessary due to the 25-foot setback requirement. The recent off-street parking addition was placed at the required setback leaving no area for code- compliant placement of an effective sign. The owner was under the assumption that signage would be permitted in the greenspace between the sidewalk and parking addition at the time of site design which would have been true under the previous ordinance. The applicant states that in Plan Commission Minutes 14 August 6,2019 consideration for the proposed reduced setback,enhanced landscaping will be placed around the base of the sign. Mr. Nau stated staff recommends approval of the zone change, General Development Plan and Specific Implementation Plan with findings and conditions as noted in the staff report. Ms. Propp opened up technical questions to staff and reminded everyone that this item was brought to Plan Commission as a workshop a few months ago. Ms. Palmeri inquired if Witzel Avenue would ever be expanded or part of a corridor improvement plan. She asked if the street were to be expanded,how the properties on Witzel Avenue would be impacted. Mr. Nau said there would be lots of challenges in obtaining additional right-of-way on Witzel Avenue,especially on that stretch. He explained Witzel Avenue is classified as a collector and in theory it should be an 80 foot right-of-way but there are many challenges due to the existing developments. Mr. Lyons explained it would be similar to the corridor study that was done on South Park Avenue and g,h Avenue with the constraint right-of-ways. He said ideally it would have be an 80 foot right-of-way but is a 66 foot right-of-way due to the existing developments in the area. He said the existing developments in the area make it prohibitive to acquire the additional right-of- way. Mr. Ford asked why the Certified Survey Map (CSM) was delayed. Mr. Lyons said the applicant started the CSM but never finished the process. He stated the applicant has intentions to finish the CSM. He said staff added it as a condition to ensure it would get done. Mr. Mitchell asked if any trees have been planted or if they would be part of this request. Mr. Lyons explained potential landscaping alteration were discussed during the workshop,but the applicant choose not to submit any alterations are part of the Planned Development and the landscaping still has to be code compliant as previously approved. Ms. Propp opened up the public hearing and asked if the applicant wanted to make any statements. There were no statements from the applicant There were no public comments on this item. Ms. Propp closed the public hearing and asked if the applicant wanted to make any closing statements. Plan Commission Minutes 15 August 6,2019 There were no closing statements from the applicant Motion by Palmeri to adopt the findings and recommendation as stated in the staff report. Conditions: 1. Base Standard Modification to reduce the front yard setback for the proposed monument sign from 25'to 8'. 2. Applicant and/or owner shall submit a landscape plan for low-level plantings around the base of the proposed sign containing a minimum of 10 landscape points per side and reviewed and approved by the Department of Community Development. 3. Certified Survey Map for the site shall be recorded prior to issuance of the sign building permit. Seconded by Ford. Ms. Propp asked if there was any discussion about the motion. Mr. Hinz commented this was a great example of the applicant working with the City. He said having the workshop made the meeting go smoother. Motion carried 8-0. Mr. Mitchell left at 5:17pm. IX. SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A MIXED-USE SITE LOCATED AT 851 SOUTH MAIN STREET Site Inspections: Report: Mr. Hinz and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The petitioner requests an amendment to the Specific Implementation Plan approval for a mixed- use site located at 851 South Main Street. Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. He also reviewed the background information about the previously approved Planned Development in 2008 and the Specific Implementation Plan amendment in 2018. The petitioner is proposing various revisions to the approved site design. Along with removing the rooftop addition from the plans, the glass enclosed stair and elevator tower on the west end of the building and glass enclosed stair tower on the south side of the building are no longer included in the plans. The mechanical room on the northwest corner of the building is also no longer included in the plans and the area will only include opaque screening for ground mounted equipment. No other changes to the site design are being proposed. There will be a significant reduction of overall window area due to the removal of the glass enclosed Plan Commission Minutes 16 August 6,2019 stair/elevator towers and rooftop addition from the plans. The proposed changes to the building plans will still improve the appearance of the facades. Mr. Slusarek stated staff recommends approval of the Specific Implementation Plan amendment with findings as noted in the staff report. Ms. Propp opened up technical questions to staff. There were no technical questions on this item. Ms. Propp asked if there were any public comments and asked if the applicant wanted to make any statements. There were no statements from the applicant There were no public comments on this item. Ms. Propp closed public comments and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant Motion by Kiefer to adopt the findings and recommendation as stated in the staff report. Seconded by Hinz. Ms. Propp asked if there was any discussion about the motion. Mr. Hinz said he understands it was a business decision to make these modifications to the project but is still happy to see the building being reused and improved upon. Ms. Propp stated it will be a tremendous improvement and definitely needs to be done. Ms. Palmeri said having been inside for a photoshoot a number of years back, the project will definitely improve the area. She inquired about the timing of development. Will Steiner (applicant), 300 Ohio Street, replied soon. Motion carried 7-0. There being no further business, the meeting adjourned at approximately 5:24 pm. (Hinz/Perry) Respectfully submitted, Mark Lyons Planning Services Manager Plan Commission Minutes 17 August 6,2019