HomeMy WebLinkAboutItem VI B PLAN COMMISSION STAFF REPORT JANUARY 7,2020
ITEM VI B: ACCESS CONTROL VARIANCES FOR COMMERCIAL HOTEL
DEVELOPMENT AT 1365 N.WESTFIELD STREET
*All pertinent information can be found in ITEM VIA.
GENERAL INFORMATION
Applicant: Steve Hoopman
Property Owner: H2oshkosh Ave LLC/North Koeller Street Hotel Associates, LLC
Action Requested:
The petitioner is requesting access control variances to permit the following:
1. Reduced lateral clearance from N. Westfield Street to 54' where code requires a
minimum of 75 feet.
2. Reduced lateral clearance from N. Koeller Street to 54' where code requires a minimum
of 75 feet.
Applicable Ordinance Provisions:
The Access Control Ordinance, Section 25-104.1(I) of the Municipal Code.
Property Location and Background Information:
The subject area consists of one parcel, totaling approximately 2.40 acres in size, located at the
southwest corner of N. Westfield Street and N. Koeller Street. The subject parcel is currently
vacant,but the petitioner has planned a hotel and associated parking for the site. The
immediate surrounding area consists of existing and planned park and commercial uses. The
2040 Comprehensive Land Use Plans recommends interstate commercial use for the subject
area.
Subject Site
Existing Land Use Zoning
Corporate Business Park—
Vacant—Planned Commercial (Marriott Hotel) Planned Development(CBP-PD)
Adjacent Land Use and Zoning
Existing Uses Zoning
North Lakeshore Park Institutional (I)
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Vacant—Planned Commercial CBP-PD
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Vacant—Planned Commercial SR-2 and CBP-PD
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Vacant—Planned Commercial CBP-PD
Paqe 1
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate commercial
ANALYSIS
The proposed development will have one access driveway along N.Westfield Street and one
driveway along N. Koeller Street with both providing two-way access. The intended use of the
property is for a commercial development (Marriott Hotel). In this situation, staff does not have
concerns with the requested lateral clearance reductions as the proposed 54' lateral clearance
provides for stacking of three vehicles in each driveway and the two access drives are located
on opposite ends of the subject parcel. Each of the two access drives serves a portion of the
proposed parking.
Both proposed driveway entrances for this property are located well over the 175 feet from
intersections to comply with the required corner clearance. Their spacing well exceeds the
maximum required driveway spacing of 230 feet listed in the access control ordinance. The
requested access control variances are only required to reduce the lateral clearance from the
required 75 feet to 54 feet for each driveway. The Department of Public Works has reviewed
the proposal and did not have concerns with the proposed reduced lateral clearances. The
Department of Public Works noted that driveways were installed for this development and
asked if the site layout could be modified to accommodate the driveway locations as originally
installed.
RECOMMENDATION/CONDITIONS
Staff recommends approval of access control variances to permit the following:
1. Reduced lateral clearance from N. Westfield Street to 54' where code requires a
minimum of 75 feet.
2. Reduced lateral clearance from N. Koeller Street to 54' where code requires a
minimum of 75 feet.
Item VI B-ACV 7365 V. Westfield St. Z
Paqe 2