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HomeMy WebLinkAboutVIPLAN COMMISSION STAFF REPORT MAY 20, 2008 ITEM VI: CONDITIONAL USE PERMIT/DEVELOPMENT PLAN APPROVAL FOR CONSTRUCTION AND OPERATION OF AN OFF-SITE DRIVEWAY PROVIDING ACCESS TO 1701 FOUNTAIN AVENUE GENERAL INFORMATION Applicant: Wisconsin Department of Transportation Property Owner: Loren's 41 Truck Plaza, LLC Action(s) Requested: The Wisconsin Department of Transportation is requesting CUP/PD approval to construct/install a driveway on an individual parcel in order to provide vehicular access to Loren's 41 Truck Plaza, which is the adjacent property to the east. Applicable Ordinance Provisions: Criteria used for Conditional Use Permits are located in Section 30-11 (D) of the Zoning Ordinance. Planned Development Overlay District standards are located in Section 30-33 (E) of the Zoning Ordinance. Property Location and Background Information: The 1-acre subject property is an individual parcel associated in use and ownership with the adjacent parcel to the east, which currently contains Loren's 41 Truck Plaza - a legal nonconforming use. It is unimproved but has historically been used as accessory storage to the truck stop use. Most recently, earth moving such as trenching and private pond/hole creation has taken place on the property. The adjacent property to the east had received a CUP with atwo-year review time on February 14, 2006 to add used automobile sales and vehicle towing/screened temporary storage to the existing legal nonconforming truck stop use. At the two-year review (3/11/08), the CUP/PD was revoked by the Common Council. The current use of the adjacent property has reverted back to the legal nonconforming use as a truck stop with a small AT&T public utility structure. Subject Site - Existin .Land Ilse -- Zonin Legal nonconforming outside storage accessory to and associated with adjacent truck sto use M-1 PD/Highway 41 Overlay Adjacent Land Use and Zoning Existin Uses ~~ __ Zoning _ _ - _ North Mobile Home Park (across Fountain Avenue) R-3 PD/ Hi hwa 41 Overla South Office & Light Industrial-Omni Paint & Glass C-2PD/Hi hway 41 Overla East Le al nonconformin commercial truck sto M-1 PD/Hi hway 41 Overla West Undevelo ed Commercial/Industrial Lots C-2 PD/Hi hwa 41 Overla Comprehensive Plan Land Use Recommendation Land Use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS The Wisconsin Department of Transportation is requesting a CUPlPD to construct a new driveway access to Loren's 41 Truck Plaza on this separate but adjacent parcel of land. As part of the construction of the Snell Road-Fountain Avenue/US 41 Overpass, a new grade separation across US 41 is necessary to connect Fountain Avenue on the west with Snell Road on the east. As the Fountain Avenue grade will be raised approximately 22 feet, new/relocated driveway access to Loren's 41 Truck Plaza must be provided as the existing driveways will no longer be functional and must be closed/removed. The proposed location for the new driveway is in a location that can service Loren's 41 Truck Plaza from the southern side back of the lot thereby not disturbing the existing fencing or AT&T utility structure improvements on the neighboring site. The City of Oshkosh is in support of the Snell Road-Fountain Avenue/iJS 41 Overpass project and understands the necessity of providing access to the truck stop property. When first discussed, there was concern with providing CUP/PD approval for a new driveway on the truck stop property as the site has had previous CUP/PD as well as regular zoning code compliance issues. Discussions with the Wisconsin Department of Transportation representatives revealed the possibility of providing access to the truck stop site from the adjacent property through the CUP/PD process, thereby placing CUP/PD regulation on the driveway parcel alone and allowing WISDOT to continue work on the overpass. This approach deals with the access issue but puts off action on the adjacent truck stop property until the landowner can comprehensively deal with historic issues in the form of a new CUP/PD request. RECOMMENDATION/CONDITION Staff recommends approval of the CUP/PD as proposed, with the following conditions: 1) Historic nonconforming use of the subject property is discontinued. 2) Access easements are provided between the subject property and the adjacent property to the east. 3) Subject parcel is not combined with the adjacent parcel to the east until a comprehensive CUP/PD for both sites is approved by the Common Council. 4) Driveway is constructed as a Class III, as regulated within the Access Control Ordinance -Chapter 25 of the Oshkosh Municipal Code. ITEM VI-CUP Drive Adjacent to 1701 Fountain ~~I~ n ON THE WATER APPLICANT INFORMATION City of Oshkosh Application Conditional Use Permit **PLEASE TYPE OR PRINT USING BLACK INK** Petitioner: Wisconsin Department of Transportation Petitioner's Address: 944 Vanderperren Way Telephone #: (9 2 0) 4 9 2- 014 2 Fax: (920) 492-7707 Status of Petitioner (Please Check): ^ Owner Petitioner's Signature (required): OWNER INFORMATION ^ Tenant ^ Prospective Buyer state.wi.us Date: Owner(s): Loren' s 41 Truck Plaza, LLC Owner(s) Address: City: Green Bay 3000 Oregon Street Telephone #: (9 2 0) 3 7 9- 5 8 9 0 Fax: ( ) SUBMIT TO: Dept. of Community Developmen 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130 PHONE: (920) 236-5059 Date: 4/28/08 State: W I Zip: 5 4 3 0 4 Other Contact # or Email: tom . buchhol z@dot . Other Contact # or Email: Ownership Status (Please Check): ^ Individual ^ Trust ^ Partnership Corporation Date: 4/28/08 State: Val I Zip: 5 4 9 0 2 Property Owner Consent: (required) By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: SITE INFORMATION Address/Location of Proposed Project: Adjacent to 1701 Fountain Avenue Date: '1'- c1 ~ -tl,~ Relocation of an off-site driveway to provide access to adjacent Proposed Project Type: oren s rac aza Current Use of Property: vacant unused parcel Zoning: M-1PD Land Uses Surrounding Your Site: North: Residential/Mobile Home Park South: Industrial~Omni Glass East: industrial/commercial - Loren's US 41 Truck Plaza West: Industrial/Commercial **Please note that a meeting notice will be mailed to all abutting property owners regarding your request. - Application fees are due at time of submittal. Make check payable to City of Oshkosh. - Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm Staff Date Recd ~~~ City: Oshkosh 3 Briefly explain how the proposed conditional use will not have a negative effect on the issues below. 1. Health, safety, and general welfare of occupants of surrounding lands. The new proposed driveway location on Fountain/Snell overpass should improve welfare of surrounding lands given safety issues addressed in Point 2. 2. Pedestrian and vehicular circulation and safety. Vehicular safety should be improved given new location is further away from overpass. Driveway further away means less impact of grade and ability of vehicles to stop. 3. Noise, air, water, or other forms of environmental pollution. Driveway relocation should have no impacts to noise, air, or water pollution. 4. The demand for and availability of public services and facilities. Relocation of driveway would not change demand nor availability of public services. 5. Character and future development of the area. Relocation of driveway location should not have impact on surrounding development as location is within existing parcel. SUBMITTAL REQUIREMENTS -Must accompany the application to be complete. - A narrative of the proposed conditional use and project including: ^ Proposed use of the property ^ Existing use of the property ^ Identification of structures on the property and discussion of their relation to the project ^ Projected number of residents, employees, and/or daily customers ^ Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the nearest one-hundredth of an acre ^ Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc. ^ Surrounding land uses ^ Compatibility of the proposed use with adjacent and other properties in the area. ^ Traffic generation ^ Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties - A complete site plan including: ^ Two (2) full size (24" x 36") scaled and dimensioned prints of site plan and building elevations ^ Two (2) 8 '/z" x 11 (minimum) to 11" x 17" (maximum) reduction of the building elevations and site plan ^ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style table file (if plans have been prepared digitally) ^ Title block that provides all contact information for the petitioner and/or owner, if different ^ Full name and contact information of petitioner's engineers/surveyors/architects, or other design professionals used in the plan preparation ^ The date of the original plan and latest date of revision to the plan ^ A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1"=60') unless otherwise approved by the Department of Community Development prior to submittal ^ All property lines and existing and proposed right-of--way lines with bearings and dimensions clearly labeled ^ All required building setback and offset lines ^ All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks, patios, fences, walls ^ Location of all outdoor storage and refuse disposal areas and the design and materials used for construction ^ Location and dimension of all on-site parking (and off-site parking provisions if they are to be employed), including a summary of the number of parking stalls provided per the requirements of Section 30-36 City of Oshkosh Zoning Ordinance ^ Location and dimension of all loading and service areas on the subject property ^ Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan ^ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e. visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators 4 The Wisconsin Department of Transportation in cooperation with City of Oshkosh is proposing to construct a new grade separation across US 41 to connect Fountain Avenue and Snell Road. The new Fountain/Snell overpass will provide a local road connection across US 41 to access properties on each side of US 41. This new overpass will provide improved response times from emergency services (especially the City of Oshkosh fire department to properties west of US 41). The new overpass also will provide a local road connection during the construction of the US 41/45 Interchange. As part of the project, the driveway access to Loren's 41 Truck Plaza, LLC must be relocated due to the new grade of the Fountain/Snell Overpass. The Fountain Avenue grade must be raised approximately 22 feet in order to provide required clearance on US 41. The new driveway located at approximately Station 114+90 on Fountain Avenue, is in a City of Oshkosh access-restricted area. The revised relocation is in a location that can service Loren's 41 Truck Plaza from the back of the lot and not disturb existing fencing placed on the property. Moving the driveway further east, out of the access restriction area, would cause disruption to an ATT utility but and existing fencing on the property. 5 I I 1_ _1 -~ I f i i m I q m I o~ ut O 1 b ; ~~ W tl ~/\ i _ _ I I , ' DO {~ ~I I~ ~ L ~ ~~~ I I I 1.1 I I 1 I I_~ I -~, I _ e _ ~. I I I °i I a J`~~ I I - a- i I I I I I: ~' 1 I I I I~ ~ L i I ~~ I I I -_-- ~ l i ~___________ __~___I I _I~,I II II I I i I" 1 1 u ___ ________ ~ I I yy1 _" F _ _ _ t I '' ' I I I 1 1 ~ I~ I I 1 ~±! ! 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DR- - - --- - i i i •, i IY .o p ~~ i ii ~~ ~ i / Z 1 / O ~~ i~ / ~ i ~ ` i i ° ~ ~ '~ i i i I~ W t / / i ~ noo i i i i i i - --- -L ------- --- - --- - -----FOI~NTRIN-AVE~ -- - - - , - ---------------------------- ------ i i i - no, i i i •X~ o i i i % i '' , _ i i >G ). / l i .! k~ / / / / ,ri~- / / / < / / / / ,. K / / / / , i ~ ~ / ~ /// i i l . ~OJ ~ ~~ ~ ~~" ii/ ~.?~ i Gj0 e X y, i i i ~ i / ^ '"" ~i / i i r' i i Vi/ l i i V it i i i i ~~ l i i i l i i i / i i i l i i i ~ i i i / i i i / i i i / i i i / i i i / i i i l i i i l r' i i / i i i i i / '! / ~ i i / i i i l i i i l i i i l i i i / i i / / i i / l i i ' i i i / i i i ! i i i ! i i i ! i i i ! i i i ! i i DISCLAIMER LOREN'S 41 TRUCK PLAZA This map is neither a legally recorded map nor OFF-SITE DRIVEWAY a survey and it is not Intended to be used as one. This drawing is a compilation of records, data ADJAC E N T TO 1701 F O U N TAI N A .f HK f H and information located in various city county , ON THE w~TER and state offices and other sources affecting the area shown and it Is to be used for reference City of Oshkosh purposes only. The City of Oshkosh is not re- sponsiblefor any Inaccuracies herein contained. II ~ Department of it D l t Scale: 1 = 300 C Ifdiscrepenciesareiound,pleasecontactthe opmen ommun y eve City of Oshkosh. Created by - dff 05/12/08 10 0 M"~ SCHN IDE Z 6 U ROAD Y SUBJECT ~ SITE ~a o a R-~ R-1 Z D R-1 ~ ~ - TON AVE ~ M-~ . NOR ~ D R 3 D O~ COURTLAND AVE. ~ s~ GLENDALE AVE. 0 ~ O ZARUNG AVE. N~ cs y PURPLE CREST DR. 'Y C,y N ~ Y ~ g GL WALK DR.' ~ W ~ ~9L y z = O J~ M-1 ,~ ,~ GOLDEN IRIS DR. O O GL NWAY OR.' SNE W . GL ~ UNTAIN - m a~ v N ~O N P o -2P = S Z Y U O U M-3 ~ I K $ E u' W, E AVE. N WESTWIND R w A: O TILLMAN D r; 4' ' o ~ a w c z o~ rc ~ a IEW i 1 M- - C ETERY 3 yy. AVE. ACKER AVE . O LAKE BUTTE T" VE F . . DES MORTS R_ A V ' WEATHE ,o U DR. 1 `~ WI W. SMITH AVE. O_ RIVERSIDE VE. CEMETERY ~ b DISCLAIMER LOREN'S 41 TRUCK PLAZA O This map is neither a legally recorded map nor OFF-SITE DRIVEWAY a survey and it is not Intended to be used as one. Thlsdrewingisacompilationofrec~s,da~ADJACENT TO 1701 FOUNTAIN A .fHK 1H and information located in various cf coun and state ofnces and other sources affecting ON THE WATER the area shown and it is to be used for reference City of Oshkosh purposes only. The City of Oshkosh Is not re- sponsiblefor any inaccuracies herein contained. 11 _ ~ Department of Ifdi i d f l t tth it D l t 1 - 2000 C Scale screpenc esare oun ,p e easecon ac ommun y eve opmen . City of Oshkosh. 05/12/08 Created by - dff 11 DISCLAIMER LOREN'S 41 TRUCK PLAZA This map is neither a legally recorded map nor OFF-SITE DRIVEWAY a survey and it is not Intended to be used as one. This drawing is a compilation of records, data .f HK f H and Information located In various city, county ADJAC E NT TO 1701 FOUNTAIN A and state offices and other sources affecting orr me wnren the area shown and it is to be used for reference City Of Oshkosh purposes only. The City of Oshkosh Is not re- sponsiblefor any inaccuracies herein contained. ~~ I Department of If discrepancies are found, please contact the Scale: 1 = 300 Community Development City of Oshkosh. Created by - dff 05/12/081 12