HomeMy WebLinkAboutVIIIPLAN COMMISSION STAFF REPORT
MAY 20, 2008
ITEM VIII: CONDITIONAL USE PERMIT/DEVELOPMENT PLAN REVIEW FOR USED
AUTOMOBILE SALES AT 1735 BOWEN STREET
GENERAL INFORMATION
Applicant: Barry Haese, Alliance Motors
Property Owner: Gabert, Rusch & Lang, LLC
Action(s) Requested:
The applicant requests Plan Commission review and approval of a conditional use permit/development
plan to operate an automobile sales facility at 1735 Bowen Street. The approximate half-acre property
contains a former service station that is vacant. The property is zoned C-2PD General Commercial
District with a Planned Development Overlay.
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the establishment of a PD overlay district
in Section 30-33 (A)(1). Criteria used for Conditional Use Permits are located in Section 30-11 (D) of
the Zoning Ordinance.
Property Location and Background Information:
The subject site encompasses 0.60 acres of land that is proposed to be used as a used automobile sales
lot with 21 display stalls. The property is located at the southwest corner of East Murdock Avenue
and Bowen Street. The area is a mixed use area including commercial uses to the south and west,
industrial to the north and residential uses and fire station to the east.
c_.i.:,.,.~ C:~.,
uuv~c~.a vua.
Existin Land Use.
Zonin
Vacant Automobile Service Facility C-2PD
Adiacent Land Use and Zonin
Existing Land Uses Zoning
North Industrial/Manufacturing M-2
South Vacant Lot C-2PD
East Fire Station R-1
West Vacant Lot C-2PD
Cam rehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Commercial
20 Year Land Use Recommendation Commercial
The petitioner is proposing to utilize the existing gas station structure and partially developed site for a
used car dealership. The applicant plans to relocate from their dealership on Sawyer Street to this site
upon approval of this conditional use permit request. The applicant plans to employ two to four
employees with hours of operation from 9:00 am to 6:00 pm Monday through Friday, 10:00 am to
3:00 pm on Saturday, closed Sunday.
It is the petitioner's intent to place vehicles for sale on existing paved portions of the site as indicated
on the attached site plan. The site plan shows that approximately 21 cars will be displayed on the lot
with the majority along the property's Murdock and Bowen street frontage. The structure has three
service bays that will be used to inspect and make cars ready for sale, not to provide servicing to the
general public. The existing pylon sign located in the intersection area will be reused. There are two
driveways on the site (one on Murdock and one on Bowen).
This area was rezoned from C-2 to C-2 PD in 1991 to allow property owners in the district to "initiate
a mix of both commercial and light industrial activities, while maintaining a commercial district base."
It was also presented that the PD would allow the City the opportunity to review the manner in which
the area develops. At the hearing before the Plan Commission, residents of the area were concerned
about potential industrial uses that could locate in the district. Staff explained the PD would provide
greater opportunity in applying additional standards to offset any negative impacts a development
could have on surrounding properties and also would require that adjacent property owners be notified
of proposed developments. For these reasons, the Plan Commission decided the PD would be of
benefit to this area and the zone change was approved.
ANALYSIS
No major changes are proposed to the property and the existing developed area will be re-used. The
site plan shows up to 21 vehicles being displayed on the property, up to five vehicles waiting for
inspection or trade-ins be parked along the west property line and nine spaces would be made
available for customer and employee parking.
One area of concern involves the location of display stalls along Bowen Street. Four stalls are located
between the support columns of the canopy and the green area to the east. The configuration of these
stalls will make it difficult to maneuver vehicles in and out of these stalls for display and test drives.
Although the Off-Street Parking Section of the Zoning Ordinance does not address accessibility for
display stalls, staff feels a more efficient layout could be designed.
Portions of the asphalt paving and concrete have been removed when the underground tanks were
removed from the site. The hard surfacing has not been replaced in compliance with the Ordinance.
The petitioner will be required to resurface these areas. Also, portions of two former driveway
entrances near the corner of Murdock and Bowen will need to be restored in accordance to Ordinance
requirements.
The building is 2,184 square feet in size, for which the Zoning Ordinance would require that a total of
eight parking spaces be provided. In addition, two stalls are required based on the size of the proposed
display area for a total of ten required stalls. The site plan shows up to nine spaces being provided for
customer and employee parking, which is one space short of Ordinance requirements. The Plan
Commission could recommend a base standard modification to the Ordinance to lessen the amount of
parking spaces required or a display stall could be converted to a parking stall.
ITEM VIII-BOWENST CUP
2
The site plan is dimensioned and illustrates that all parking and display areas and aisle widths meet
minimum code requirements. The parking and display areas are located within required setbacks,
however, this condition is preexisting and the structures are entitled to remain and be maintained, as
long as they are not reconstructed or expanded into the setback areas.
Vehicles waiting for inspection, clean-up, or trade-ins are proposed to be stored along the west
property line. These vehicles are not in sales ready condition. This is a highly visible location and it
is recommended that a condition be applied that prohibits vehicles that are not immediately operable
on public streets from being stored outside on the site. The petitioner is .not proposing to provide auto
repair type services to the general public and a condition is recommended that would limit repair and
maintenance work to only vehicles being made ready for sale on the site.
The site plan does show a trash enclosure area. It is to be located on the west side of the building,
south of the single car service bay.
RECOMMENDATION/CONDITIONS
Staff recommends the Plan Commission find the CUP for the operation of an automotive sales facility
at 1735 Bowen Street be deemed consistent with the standards set forth in Section 30-11 (D) of the
Zoning Ordinance and be approved with the following conditions:
1) No outside storage of junked or inoperable vehicles or parts.
2) Repair and maintenance of automobiles is limited to vehicles being made ready for sale on the
site.
ITEM VIII-BOWENST CUP
3
City of Oshkosh Application
Conditional Use Permit SUBIVIIT To:
~y~ n- J Dept, of Community Development
IV,.(! i-l 215 Church Ave., P.O. Box 1130
ON THE WATER **PLEASE TYPE OR PRINT' USING BLACK INK** Oshkosh, Wisconsin 54903-1130
PHONE: (920) 236-5059
APPLICANT INFORMATION
Petitioner ~ ~~! ah CCi /~I~t~f Date:
Petitioner's Address: ~'lYJ r (,rtOi~ COGII''~ City: ~SLjN~~i State: W~ Zip: S gDI
Telephone #: (~~) 077 • ~ I ~!3 Fax:
Status of Petitioner (Please Check): ^ Omer ^
Petitioner's Signature (required):
OWNER INFORMATION G f
owner(s): G~~f , ~n sCG1 ~ l
Owner(s) Address: !1 S
Telephone #: (°~20) aZ3a • ~~~~ Fax:
Other Contact # or Email: ~~~lY" y I~AC G G1~0 • r~07,
^ Prospective Buyer
Date: _~ ~~~z`~~/ f~.~
~~
Ownership Status (Please Check): ^ Individual ^ Tnist ^ Partnership ~i CorporationC(,~MI i~ LI~IL~'~~
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 Servi~eys Division for jncomplete submissions or other administrative reasons.
Property Owner's Signature:
SITE INFORMATION
Date:
Address/Location of Propose/dJPr/oject: I7~ S (jo 1!1rPa~ ~G~'
Proposed Project Type: ~~ ~DiY .S~oG~G~ ~_~4"_f //'~~ ~
Current Use of Property: ~( 7rr Y !~/ ~A.YLOJ•~ Zoning: G ~ ' P d
Land Uses Surrounding Your Site: North:
South: Ye
LL.G Date:
~4i City: ~ ~~~ state: ~ zip: ~~
Other Contact # or Email:
East:
West: V'1~IC.~/1t~
**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. ~'3-7~'
- Please refer to the fee schedule for appropriate fee. FEE ISNON-REFUNDABLE
For more information please the City's website at w~+nv.ci.Oshkosh.wi.usiCommunity_Development`Plannina.htm
Staff Date Recd ~~~~
4
Briefly explain bow 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.
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2. Pedestrian and vehicular circulation and safety.
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3. Noise, air, water, or other forms of environmental pollution.
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4. The demand for and availability of public services and facilities.
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5. Character and future development of the area. ~~I~~~~ ~ Y~9~~ l~ellG~
ow~S ffi~ ~ Saw ~ ~ ~ .roves T~ ~ a~r~~/~~- 1'f'~ ~ .
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SUBMITTAL 12EQUI~tEMENTS - Must acc mpany 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 azea, landscape area, and parking area expressed in squaze 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.
^ Tra1I'ic 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 3b") scaled and dimensioned prints of site plan and building elevations
^ Two (2) 8 %2" 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/azchitects, 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 clearty 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 azeas and the design and materials used for construction
^ Location and dimension of all on-site parking (and off-site pazking 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
5
Page 1 of 1
Burich, Darryn
From: Chet Wesenberg [cwarch@new.rr.com]
Sent: Thursday, May 08, 2008 9:41 PM
To: Burich, Darryn
Cc: barryhaese@yahoo.com
Subject: RE: CUP Narrative
Darryn:
Please let me know if this will work for you and feel free to contact either myself or Mr. Haese with any questions
you may have.
Barry Haese of Alliance Motors is proposing to occupy and utilize an existing property at the corner of Bowen and
Murdock Streets that has remained vacant for several years. While the property has been marketed for a larger
retail development, we feel that the highest and best use today is that of a small automobile dealership. Alliance
Motors will be relocating from Sawyer Street and the site of the new Morton's Pharmacy. They have
demonstrated the ability and experience to operate such a facility in a quality manner and have proven to be good
neighbors. The company plans to employ 2-4 employees and plan to be open from 9:OOam to 6:OOpm M-F and
from 10:OOam to 3:OOpm on Saturdays and closed Sundays. The use is compatible with the surrounding uses
and fhe existing building, formerly a 3-bay service center/gas station, is ideal for an auto sales lot with light
service. The existing structure will require some minor maintenance, but for the most part will remain the same.
The existing asphalt lot will be patched and repaired and the existing gravel areas (from removal of gas tanks)
will be,paved with new asphalt paving. The two access drives closest to the corner have already been closed and
the asphalt pavement in those areas will be replaced with landscaped areas. A formal landscape plan will be
provided consistent with zoning ordinances.
Chet Wesenberg , AIA
CaeT
}A ('Nt'!fC7 14.L
3162 Hayward Avenue
Oshkosh, WI 54904
920.230.4900 tele
920.230.4910 fax
920.410.6200 cell
WORK HARD! Because luck is where preparation meets opportunity
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CUP-ALLIANCE MOTORS GABERT RUSCH & LANG LLC CITY OF OSHKOSH
1735 BOWEN ST 1115 BAY SHORE DR PO BOX 1130
PC: 05-20-08 OSHKOSH WI 54901 OSHKOSH WI 54903 1130
NOFFKE JAMES M
2600 SHOREWOOD DR
OSHKOSH WI 54901 1625
RE 1735 BOWEN ST
MIDWEST SERVICE TECHNOLOGY INC
700 E MURDOCK AVE
OSHKOSH WI 54901 2354
RE 1802 BOWEN ST/811 E MURDOCK AV
TIMBERLINE LTD WHITETAILS LLC
606 E MURDOCK AVE
OSHKOSH WI 59901
RE BOWEN ST VACANT LOT
ALLIANCE MOTORS
818 FLUOR CT
OSHKOSH WI 54901
RE 1803 BOWEN ST
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DISCLAIMER O
This map is neither a legally recorded map nor U S E D AU TO SALES LOT
a survey and it is not Intended to be used as one.
This drawing is a compilation of records, data
1735 BO W E N STREET ~7
l~ ,f HK l H
and information located In various city, county
and state offices and other sources affecting
the area shown and it is to be used for reference ~ TMe wniEa
City of Oshkosh
purposes only. The city of Oshkosh is not ra- rtment of
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sponsible for any Inaccuracies herein contained.
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Scale: 1 = ~ ~~ epa
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City of Oshkosh.
05/12/08
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DISCLAIMER
This map Is neither a legally recorded map nor
a survey and It Is not Intended to be used as one.
This drawing Is a compllatlon of records, data
and Information located in various city county
and state offices and other sources affecting
the area shown and It Is to be used for reference
purposes only. The City of Oshkosh is not re-
sponsiblefor any Inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
Created by - dff
USED AUTO SALES LOT
1735 BOWEN STREET
Scale: 1" = 1000'
N .IHK lH
ON THE WATEfl
City of Oshkosh
Department of
Community Development
05/12/08
1~
This map Is
a survey and it is not Intended to be used as one.
This drawing Is a compilation of records, data
and information located in various city county
and state offices and other sources affecting
the area shown and it is to be used for reference
purposes only. The City of Oshkosh is not re-
sponsiblefor any Inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
Created by - dff
1735 BOWEN STREET
Scale: 1" = 100'
N .lHK 1H
ON THE WATER
City of Oshkosh
Department of
Community Development
05/12/08
DISCLAIMER
neither a legally recorded map nor U S E D AUTO SALES LOT