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HomeMy WebLinkAboutMinutes PLAN COMMISSION MINUTES July 15, 2008 PRESENT: Ed Bowen, Thomas Fojtik, Paul Lowry, Paul Esslinger, Cathy Scherer, Jon Dell’Antonia EXCUSED: David Borsuk, Meredith Scheuermann, Kathleen Propp, Shirley Mattox STAFF: Darryn Burich, Director of Planning Services; David Buck, Principal Planner; Jeff Nau, Associate Planner; Steve Gohde, Assistant Director of Public Works; Deborah Foland, Recording Secretary Chairperson Dell’Antonia called the meeting to order at 4:01 pm. Roll call was taken and a quorum declared present. The minutes of July 1, 2008 were approved as presented. (Scherer/Fojtik) I. ACCESS CONTROL VARIANCE FOR PROPERTY LOCATED AT 410 AND 420 SOUTH KOELLER STREET The petitioner is requesting one access control variance at 410-420 South Koeller Street to permit a 36-foot wide Class II Driveway whereas Section 25-104.1(h)(2) of the Access Control Ordinance allows up to a 30-foot wide Class II Driveway. Class II Driveways pertain to commercial/retail establishments. Jeff Nau presented the item and stated that since the hotel at 410 South Koeller Street opened, there have been some stacking issues with vehicles exiting the properties with the existing shared drive access. The petitioner is proposing to relocate and widen the driveway to 36 feet (12-foot ingress, 4-foot rumble strip separation, 10-foot left turn only egress and a 10-foot right turn only egress) which will add an additional exit lane. Mr. Esslinger questioned what advantage there was to including the rumble strip separation. Mr. Burich replied that it was a physical improvement to the area that would more clearly define the drive lanes as painted strips have a tendency to fade with time and can be hard to see in snow covered conditions. Mr. Dell’Antonia asked if the current drive access would continue to exist. Mr. Nau responded that the proposed driveway would straddle the existing lot line incorporating the northern portion of the existing drive access with part of the southern portion being properly abandoned. Ms. Scherer inquired if the driveway would cross over the property lines. Mr. Nau replied that it would but a cross access agreement was in place to allow for this. Mr. Fojtik questioned how much wider the proposed driveway would be compared to the existing one. Mr. Nau responded that the existing drive access was 30 feet wide with the proposed one being 36 feet wide. Mr. Fojtik then questioned if each entity could not have its own drive access instead. Mr. Burich replied that they could not as it would place the two accesses too close together. Motion by Scherer to approve the access control variance for property located at 410 and 420 South Koeller Street as requested. Seconded by Lowry. Motion carried 6-0. Plan Commission Minutes 1 July 15, 2008 II. CONDITIONAL USE PERMIT/DEVELOPMENT PLAN AMENDMENT FOR PROPERTY IN THE MARION ROAD REDEVELOPMENT AREA (AKCESS) The petitioner is proposing to amend the CUP/Planned Development for a hotel/restaurant and office building in the Marion Road Redevelopment Area by making adjustments to the building footprint and elevations of the hotel and including a new stand alone restaurant. The change is necessitated due to a brand change from a “Cambria Suites” to a “Four Points” by Sheraton. The Four Points development is proposed to be a 5 story, 108-room structure. Additionally, a separate restaurant of approximately 4,000 square feet is proposed adjacent to the hotel. No changes are proposed to the office structure. The changes to the building footprint will result in some alterations to the surface parking lot. Mr. Burich presented the item and commented that the changes to the surface parking lot would result in moving some of the parking area away from the river front and relocating it between the hotel and street. Jay Supple, 4716 Congress Avenue, representing the petitioner, presented renderings of the Marion Road elevations for the restaurant which were not available at the time the staff reports were distributed. He also displayed a rendering of the interior elevations for the restaurant which would include curved windows that would compliment the office building structure and maximize the view of the river. He commented that they proposed the change in hotel brands as they felt the Sheraton Four Points was a better fit in this area than the Cambria Suites originally proposed. Representatives from Sheraton Hotels viewed the site recently and approved of the location and he felt that the free standing restaurant was a more acceptable concept. Both structures would provide unique features that would utilize the riverfront view. He also commented about the installation of docking facilities along the river in this area and stated that there would be access to the public to the river walk and docking facilities without use of the hotel/restaurant facilities. Mr. Dell’Antonia inquired if the construction of the hotel and restaurant would still be reliant upon the development of the office building. Mr. Supple responded that it would as the hotel and restaurant amenities would rely partially on the office development to be successful. Ms. Scherer questioned since the restaurant development has been re-designed, would the proposed office building be re-designed as well. Mr. Supple replied that the office building design would remain the same. Mr. Fojtik commented that he was very pleased with the development plans presented. Ms. Scherer agreed. Motion by Scherer to approve the conditional use permit/development plan amendment for the property in the Marion Road Redevelopment Area as requested with the following conditions: 1) Approval of landscape plan to include a combination of vegetation and masonry fence elements throughout the subject area with emphasis along external parking lot perimeter and the drive-thru facilities. 2) Include pedestrian connections to the adjacent Marion Road and Jackson Street right-of-ways. Seconded by Fojtik. Motion carried 6-0. III. ZONE CHANGE FROM R-1 SINGLE FAMILY RESIDENCE DISTRICT TO C-1 NEIGHBORHOOD BUSINESS DISTRICT FOR PROPERTY LOCATED AT 1745 WEST 7TH AVENUE This item was withdrawn from the agenda by the petitioner. Plan Commission Minutes 2 July 15, 2008 IV. CONDITIONAL USE PERMIT/DEVELOPMENT PLAN AMENDMENT FOR CONDOMINIUM AND COMMUNITY BASED RESIDENTIAL FACILITY (CBRF) DEVELOPMENT AT 3512 WEST 20TH AVENUE The applicant is requesting approval of an amendment to a previously issued conditional use permit/development plan to permit development of single-family condominiums and community based residential facilities (CBRF) that include the following: ? 25 single-family condominium units (approximately 4.5 acres) ? Two (2) community based residential facilities – 22 units (approximately 2.0 acres) with 26 stall surface parking lot ? Approximately 1,000 linear feet of private road and trail (approximately 0.9 acres) ? 2 stormwater detention areas (approximately 1.6 acres) ? Other open spaces (approximately 7.8 acres) Mr. Buck presented the item and commented that the original proposal was approved in February 2008, allowing the development of 20 single-family and 9 two-family (18 units) condominiums at this site. The two proposed CBRF’s would replace the two-family condos included in the original proposal. Conditions associated with this approval remain relevant and should be included in the conditions of approval for this development as well. Cross access and stormwater management agreements will be required with the amended development as the CBRF facilities will be constructed on separate parcels from the condominium development but will share access and stormwater management facilities. Mr. Buck further stated that there was an issue with the location of the entrance to the CBRF’s parking lot in that it is only 35 feet from the improved roadway of 20th Avenue where the Access Control ordinance requires a minimum of 75 feet of lateral clearance to prevent automobile stacking that extends into and disrupts/stops traffic on 20th Avenue. A condition has been placed on this request to relocate the parking lot entrance to address this issue. A landscape plan will be required to be submitted for approval for the CBRF unit portion of the site. Mr. Fojtik inquired if the area experienced flooding issues during the recent storm. Steve Gohde, Assistant Director of Public Works, replied that the intersection of Clairville Road and West 20th Avenue did have some flooding issues during the storm. Filling and some adjustments in this area may help to alleviate this problem. Mr. Bowen questioned if the nature ponds included in the original proposal were to remain on the amended development as it was not clear on the site plans. Mr. Buck stated that there were two stormwater management areas designated on the site plans submitted, however, no formal nature ponds were noted. Mr. Dell’Antonia inquired if the CBRF units were age restricted. Douglas Frakes, E. 929 Tammy Trail, Waupaca, petitioner for the project, stated that the units were not age restricted and were intended for any individual needing assisted living amenities. Mr. Burich commented that the conditions would need to be revised before presentation to the Council to remove any reference to “elderly” assisted living if the units were not to be age restricted. Teri Meating, 3507 West 20th Avenue, stated that the intersection of Clairville Road and West 20th Avenue experienced flooding issues during the last storm resulting in water two feet deep in this area and voiced her concern that the new development proposed would further exacerbate this issue. Mr. Gohde responded that he had some concerns with the amended development proposed as the sanitary sewer easement would need to be relocated and the new alignment would create a situation where if the system required Plan Commission Minutes 3 July 15, 2008 maintenance to the sewer by the City requiring excavation, there would be no access to the entire site during this process. Ms. Scherer questioned how the filling of areas of this site for development would impact other properties surrounding it. Mr. Gohde commented that there would not be as much fill on the amended plan for this site and that the material removed to excavate the detention ponds would be used to fill other areas on the site. Michael Hagans, N319 Breezewood Drive, Appleton, stated that Fantastic Six Investments was the owner of the property and that the two detention ponds to be created on the site should retain any runoff from the development and that the amended plan did not require as much fill on the site as the previously submitted plans. He further stated that the firm had recently purchased some of the residential and vacant land adjacent to the site across West 20th Avenue and that our community has a need for the CBRF facilities. Mr. Frakes reiterated that Oshkosh is lacking in housing needs for individuals requiring assisted living facilities. Mr. Dell’Antonia inquired what prompted the change in the project. Mr. Frakes replied that he first became involved with the development this spring. Mr. Hagans added that his firm had substantial investments in this area and accepted an offer from Mr. Frakes this spring to buy out the project which prompted the change in the development proposal. Mr. Fojtik questioned if Mr. Frakes found the conditions placed on this request acceptable. Mr. Frakes responded yes. Mr. Esslinger stated that he wanted some type of reassurance that this new development would not create more flooding issues in this area. Mr. Burich replied that the developer would be required to submit a formal erosion control, drainage and stormwater management plans to the Department of Public Works for approval prior to construction which should address this issue. Mr. Gohde added that the city ordinance states that the water runoff created from a 100 year storm event would have to leave the site as if the development was not present. He further explained the computer program that calculates these measurements. Mr. Esslinger again questioned if the residential homes surrounding this site would experience more flooding issues created by the development of this site. Mr. Gohde responded that a storm of more magnitude than the one this past June would probably create flooding in this area, however this development was no different than any other newly developed site around the city which creates more impervious surface. With an approved stormwater management plan in place and the two detention basins on the site, it should not create any new issues for the surrounding area. The City’s stormwater and sewer system cannot be designed to manage every situation possible and the Sawyer Creek study is still ongoing at this time. The City is looking to detain water further upstream to alleviate flooding issues. He still had concerns with the lack of access to the site if the sanitary sewer system would require maintenance in its current location on the site; however it may be resolved with adjustments made to the site plan to address the issue of the 75 feet of lateral clearance for the CBRF parking lot entrance. Mr. Frakes commented that they would be moving the buildings back 40 feet to address the lateral clearance issue. Plan Commission Minutes 4 July 15, 2008 Mr. Hagans added that he had thoughts on how the sanitary sewer system could be relocated to run down Sawyer Creek but he did not feel that the City was in agreement with this concept. The commission members agreed to add a condition to this request to require the sanitary sewer easement be approved by the Department of Public Works. Motion by Esslinger to approve the conditional use permit/development plan amendment for condominium and community based residential facility development located at 3512 West 20th Avenue as requested with the following conditions: 1) All conditions of Resolution 08-62 remain in affect. 2) Cross access and stormwater management easements are provided between the three lots. 3) Curbs are included on all sections of the private road. 4) The CBRF parking lot entrance is relocated to provide a minimum of 75 feet of lateral clearance. th 5) Extend the trail to connect with the sidewalks of the CBRF and also be shown to connect with the 20 Avenue right-of-way. 6) Sanitary sewer easement approved by the Department of Public Works. Seconded by Scherer. Motion carried 6-0. OTHER BUSINESS There being no further business, the meeting adjourned at approximately 4:55 pm. (Esslinger/Bowen) Respectfully submitted, Darryn Burich Director of Planning Services Plan Commission Minutes 5 July 15, 2008