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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT SEPTEMBER 3,2019 ITEM II: 2-LOT LAND DIVISION/CERTIFIED SURVEY MAP LOCATED AT 1732 KNAPP STREET GENERAL INFORMATION Applicant: City of Oshkosh-Department of Public Works Property Owners: Mark& Debra Baier Action(s) Requested: The City of Oshkosh Department of Public Works is requesting approval of a 2-lot land division/Certified Survey Map from one existing 2.251 acre parcel located at 1732 Knapp Street. Sizes of the proposed lots are as follows: Lot 1 =59,263 square feet (1.360 acres) Lot 2=38,808 square feet (0.891 acres) Applicable Ordinance Provisions: Land division criteria are located in Section 30-441 of the City's Subdivision Regulations. Property Location and Background Information: In September of 2018, the Common Council approved the acquisition of several properties in the vicinity of the former city-operated Kienast Landfill which operated in the 1960s after being used as a quarry. The city is in the process of conducting methane gas remediation efforts emanating underground from the former landfill site. The city has since or is in the process of purchasing these properties,four of which in their entirety and one requiring a land division, splitting off the rear 215 feet of the existing parcel(subject site). Methane gas, created from the decomposition of organic materials in the landfill poses a danger by the gas entering basements of nearby homes. The City has hired AECOM to conduct an investigation to determine the amount and extent of migration of the methane from the landfill. The subject property is a 2.251 acre property developed with a single family house and associated accessory structures. The site is unusually large for a single-family development,being 636 feet deep by 180 feet at its widest. The surrounding area to the south and west are predominantly single-family uses with Single Family Residential 5 (SR-5) zonings. To the east is a public school and single family uses with Institutional (I) and SR-5 zonings, respectively. To the north is Quarry Park, a public park with an Institutional zoning which also was a quarry-turned-landfill with methane remediation facilities constructed on the property. Page 1 Subject Sites Existing Land Use Zoning Single Family Residential/Vacant Land Single-Family Residential-5 (SR-5) Adjacent Land Use and Zoning Existin Uses Zoning North Single-Family Residential Single-Family Residential-5 (SR-5) .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... South Single-Family Residential Single-Family Residential-5 (SR-5) East Sin le-Famil Residential Sin le-Famil Residential-5 (SR-5) ................................................. ........ .................................................................................... West Single-Family Residential Single-Family Residential-5 (SR-5) Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Light Density Residential ANALYSIS The City contracted with AECOM Technical Services, Inc. (AECOM) to perform several investigations to determine the amount and extent of methane generation within the former quarries. Beginning in 2015 and continuing through 2017, there were several investigations completed. These investigations included an electromagnetic geophysical underground survey, excavation of test pits, subsurface drilling(soil borings),installation of gas monitoring wells, monitoring of ground water elevations and vapor extraction pump tests. The results of these investigations indicate that methane is being generated from the municipal solid waste that was disposed of within the former Kienast Quarry. The former Paulus Quarry does not appear to be generating methane,but does appear to be functioning as a methane storage cell for methane that is generated within the former Kienast Quarry. The methane concentrations in both quarries are in excess of the LEL, posing a risk to structures constructed on and near the former quarries. Five properties were identified as being potentially impacted by the methane gas being generated;four along W. 171h Avenue and rear of 1732 Knapp Street, the subject site to be divided. Proposed Lot 1 is an "L"-shaped lot containing the existing single-family home and accessory structures. The lot is approximately 419 feet at its deepest, 180 feet at its widest (with approximately 75 feet of right-of-way frontage) and 1.360 acres (59,263 square feet)in area. The lot exceeds minimum base standards of the SR-5 District in regard to width, depth and area. Missing on the map is a small right-of-way dedication at the southwest corner of the lot to allow for sidewalk construction to avoid a terrace tree. This will be communicated to the surveyor and the final map will be corrected. Proposed Lot 2 is rectangular-shaped, approximately 215 deep, 180 feet wide and 0.891 acres (38,808 square feet in area, again exceeding the minimum SR-5 base standards. One item of concern is the lot is land-locked by not having direct right-of-way frontage where a minimum of Item II—2-Lot CSM-1732 Knapp Street 2 Page 2 30 feet is required by the Subdivision Regulations. Either a variance from the Subdivision Regulations will be required to create a land locked parcel or the lot can be shown as an outlot on the final map. Per state statute, outlots are lots not intended to be developed as a building site and are generally intended to remain vacant/undeveloped due to environmental or dimensional limiting factors. With the city having no plans to develop the site other than installing methane gas remediation facilities, staff recommends changing Lot 2 to Outlot 1 on the final map. The Department of Public Works reviewed the CSM and did not have any other issues other than the shared concern regarding Lot 2 being land-locked. RECOMMENDATION/CONDITIONS Staff recommends approval of the proposed 2-lot land division/Certified Survey Map with the following condition: 1. Change Lot 2 to Outlot 1 on the final CSM. Item II—2-Lot CSM-1732 Knapp Street 3 Page 3 [ % K¢ U) [ §} �10 � 2 ©E! _- < ] Coa6 >�> £ a � kkk� | e[ƒz\ . � ` § k§§\ ` ;- 5 � ««. aS 00 | ° e - \ � � � ,� ® // 0 (j ° . o \< / ; uj k¥§ - 0�� ° \ .m «, } t)Z. 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