HomeMy WebLinkAbout10-36FEBRUARY 9, 2010
10 -36 RESOLUTION
(CARRIED 6 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR CONSTRUCTION
OF A PUBLIC UTILITY STRUCTURE BY THE CITY OF
OSHKOSH IN QUARRY PARK WEST / 1601 KNAPP STREET
INITIATED BY: DEPARTMENT OF PUBLIC WORKS, PETITIONER
PLAN COMMISSION RECOMMENDATION: Found to be consistent with Section 30 -11(D)
and Approved
BE IT RESOLVED by the Common Council of the City of Oshkosh that a
conditional use permit to construct a public utility structure to include, but not limited to,
an above ground blower and vent enclosure, in Quarry Park West, per the attached, is
hereby approved.
O
1'HK
ON TXE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning ervices
DATE: February 4, 2010
RE: Approve Conditional Use Permit for Construction of a Public Utility Structure by the
City of Oshkosh in Quarry Park West / 1601 Knapp Street (Plan Commission
Recommends Approval)
BACKGROUND
The subject 2.4 acre property is zoned R -I Single - Family Residence District and is developed as a park
with a passive venting system in the form of approximately 20 above -grade "gooseneck" vents. The
park is known as Quarry Park West and is the site of the former Faber Quarry, a 35 foot deep lime-
stone pit quarry operated in the 1950s then used as a landfill site and filled in the 1960s. As the
organic landfill material decomposed, it released methane gas that presented and presents a major
hazard to the adjacent properties. Methane migrates through the soil and bedrock and collects in
basements. If the concentration gets too high, there is danger of explosion. A venting system was
installed in the 1970s and updated until the present time to release the gas before it migrated off site to
the adjacent properties.
ANALYSIS
The subject site has been monitored over the past 40 years and it has now been determined that the
current passive venting system is not sufficiently removing enough gas and there is potential for
migration of the methane gas to the adjacent properties. To mitigate this possibility, the City hired
AECOM to develop a more effective and efficient system to collect the methane gas and vent it to the
atmosphere to prevent accumulation in any neighboring buildings. The system requires a pump and
discharge vent, an underground gas collection system and three new passive vents located on the
perimeter of the former quarry area. The above ground utility structure consists of a blower and vent
to be enclosed within an area secured rea of the site which meets setback �equiremengs The
e enclosure is located at the southeast
FISCAL IMPACT
None anticipated.
RECOMMENDATION
The Plan Commission approved of this request at its February 2, 2010 meeting.
Approved,
City Manager
ITEM: CONDITIONAL USE PERMIT FOR A PUBLIC UTILITY STRUCTURE IN
UARRY PARK —WEST AT 1601 KNAPP STREET
Plan Commission meeting of February 2, 2010
GENERAL INFORMATION
Applicant: City of Oshkosh — Department of Public Works
Owner: City of Oshkosh
Action(s) Requested:
The applicant is requesting a conditional use permit to install and operate a utility structure (above-
ground blower and vent enclosure) in Quarry Park -West at 1601 Knapp Street.
Applicable Ordinance Provisions:
Public utilities are permitted only through conditional use permits in the R -1 Single Family
Residence District as regulated in Section 30 -17 (A)(8) of the Zoning Ordinance. Standards
imposed on Conditional Use Permits are located in Section 30 -11 (D) of the Zoning Ordinance.
Background Information Property Location and Type:
The subject 2.4 acre property is zoned R -1; Single- Family Residence District and is developed as a
park with passive venting system in the form of approximately 20 above -grade "gooseneck" vents.
The park is known as Quarry Park West and is the site of the former Faber Quarry, a 35 foot deep
limestone pit quarry operated in the 1950s then used as a landfill site and filled in the 1960s. As
the organic landfill material decomposed, it released methane gas that presented and presents a
major hazard to the adjacent properties. Methane migrates through the soil and bedrock and
collects in basements. If the concentration gets too high, there is danger of explosion. A venting
system was installed in the 1970s and updated until the present time to release the gas before it
migrated off site to the adjacent properties.
�ub ' Site Zoe Pu d R -1 Public Par k & ystem
ANALYSIS
The subject site has been monitored over the past 40 years and it has now been determined that the
current passive venting system is not sufficiently removing enough gas and there is potential for
migration of the methane gas to the adjacent properties. Being proactive, the City hired AECOM
to develop a more effective and efficient system that includes the proposed above - ground blower
and vent enclosure as well as underground gas collection system to prevent the migration of the
methane gas.
The solution identified by AECOM is to install an active pumping system to collect the methane
gas and vent it to the atmosphere to prevent accumulation in any neighboring buildings. The
system requires a pump and discharge vent, installation of an underground gas collection system
through the landfilled materials, and the installation of 3 new passive vents located on the
perimeter of the former quarry area. The above ground utility structure consists of a blower and
vent to be enclosed within a 500 square foot enclosure secured and screened by an 8 foot high
fence with vertical privacy slats for screening. The enclosure is located at the southeast area of the
site so as to be as far away from existing residences as possible and still allow for maintenance
access from Knapp Street. The proposed location meets all setback and other dimensional
requirements of the Zoning Ordinance.
The work areas will be fenced off during construction and until ground cover is well established
over the entire site. The city has applied to the Zoning Board of Appeals for a variance to allow
for a 6' fence around the entire work area for a period of approximately 18 months.
RECOMMENDATION /CONDITIONS
The Department of Community Development recommends approval of the CUP to allow the
installation and operation of a public utility structure as requested.
The Plan Commission approved of the conditional use permit as requested. The following is the
Plan Commission's discussion on this item.
Mr. Buck presented the item and reviewed the zoning and land use in the area and stated that the
subject site was currently used as a park with a passive venting system. He reviewed the history of
the site, the location of the proposed utility structure, and explained the new venting system to be
installed. The City will be going to the Board of Appeals on February 10 to request a variance to
allow for a 6' fence around the entire work area for a period of approximately 18 months during
the construction period.
Ms. Lohry questioned if the will e converted into power and sold,
utility structure, if the gas and f there would be a flame
ll
present.
Mr. Buck responded that there would be a pump and vent system only which would discharge
methane gas into the atmosphere. There would be no power generated from this system as the
volumes of gas are too low and no flame will be present.
Mr. Thorns inquired if environmental permits were necessary.
Item - KnappStCUP /Public Utility
Steve Gohde, Assistant Director of Public Works, replied that they were working with the DNR on
the plans and stormwater, air and construction permits would be required. He commented further
about the proposed venting system and how it would prevent the methane gas from seeping into
adjacent properties.
Mr. Thorns questioned if there would be any other environmental impacts relating to the
concentrations or volume of the methane gas.
Mr. Gohde responded that the concentration of gas is minimal and would be collected underneath
the soil so it should not create any additional impacts.
Mr. Nollenberger commented that he liked the proactive approach to the situation and questioned
if there were any other potential dangers to the area such as seeping into the storm sewer system
that should be addressed.
Mr. Gohde responded that the pumping tg installation asthere wo u d as be build up of gas mt e there
should be no potential dangers from
storm sewer.
Ms. Propp inquired if there were any other dangers of
east de of Quarry Park. of this
venting system and how the issues would be addressed on
Mr. Gohde replied that there would be no possibility of explosion due to the venting system and
the underground piping would extend to the east side of the park as well.
Ms. Propp also questioned if there would be any chance of using the park area again in the future.
Mr. Gohde responded that the fence will go up during construction to protect the area and will be
on site for approximately 18 months around the work area on both sides of the park. A 20 foot
trench will be dug to install the extraction system and the utility structure will be located on the
west side of the park only. After the installation of the venting system is complete and the ground
cover re- established, the park would be available for use again.
Ms. Propp also inquired if the final grading after construction would be done with input from the
Parks Department.
Mr. Gohde replied that it would not be necessary as the entire area would not be disturbed. The
only area would be the trench dug out around the park.
Mr. McHugh questioned if the west side of Quarry Park was officially considered a park area.
Mr. Gohde responded that there was no park facilities located there and it was a designated area of
open greenspace or a passive park area.
Mr. McHugh inquired about the height of the proposed fencing.
Item - KnappStCUP /Public Udlity
Mr. Buck replied that the fenced enclosure around the utility structure would be 8 feet and the
fencing around the perimeter of the property during construction would be 6 feet.
Mr. McHugh questioned if the methane gas is currently being vented into the air, why is the City
putting money into the installation of this system to perform the same function.
Mr. Buck responded that the venting system currently in place was not doing a sufficient job of
discharging the gas and that the pumping system needs to be installed to increase the capability of
the ventilation of the methane gas.
Mr. Thorns asked if the system would be servicing both sides of the park.
Mr. Gohde responded affirmatively.
Mr. Thoms commented that quite a large area was being disturbed and if stormwater regulations
would have to be met.
Mr. Buck replied that there were no hard surfaces being installed to trigger stormwater
management requirements.
Mr. Gohde displayed a map of the quarry area and further explained the venting system and the
areas to be disturbed by the installation of this system.
Ms. Propp commented that she
see he work completed so the park could once again e dangerous
situation and would like to bea usable park
area.
Motion by Propp to approve the conditional use permit for a public utility structure in
Quarry Park -West at 1601 Knapp Street as requested.
Seconded by McHugh. Motion carried 9 -0.
Item - Knapp&CUP /Public Utility
QfHKOIH
ON THE WATER
APPLICANT INFORMATION
Petitioner: C+ o
City of Oshkosh Application
❑ Planned Development Review
® Conditional Use Permit Review
* *PLEASE TYPE OR PRINT USING BLACK INK **
67 RJU w or ks
SUBMIT TO:
Dept. of Community Developmer
215 Church Ave., P.O. Box 1130
Oshkosh, Wisconsin 54903 -1130
PHONE: (920) 236 -5059
Date:
zip: 9o/
,./ n () State: w/
o
Petitioner's Address: i S (aura(, A vc. City: —
o 23 G - SD &S Fax: (�(�) a " 5068 Other Contact # or Email:
Telephone #: (r/d v }
Status of petitioner (Please Check): Xi Owner ❑ Representative ❑ Tenant ❑ Prospective Buyer
Date:
Petitioner's Signature (required):
OWNER INFORMATION
Owner(s):
c k at r 0_� &vs Date:
Owner(s) Address: C�urtl, Al{- City:
Ok4 &os 4 State: W1 Zip: SyQ° Z
Telephone #: ( X36 - S 5 Fax: (a'2c>) ,13G 5' Other Contact # or Email:
Ownership Status (Please Check): ❑ Individual ❑ Trust ❑ Partnership ❑ Corporation
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 e
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. /
- Date:
Property Owner's Signature:
I 3a-2/7 � O
SITE INFORMATION
Address /Location of Proposed Project: 1 661 Kv► S 1 9.Zf rlorid AuL Q,o q arceiNo. t3o7ol
Proposed Project Type:
La ,2 d� - [ I Ue_,4�'k
r Ic Lt-> V e... n zoning:
Current Use of Property: Pce /
Land Uses Surrounding Site: North: Pe s id e R a
e-/
South: G de, - o r
East: e-eS %d et , + - a f
West: e_e S+`de --tal
* *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 w ww,ei.oshkosh.wi.us/ Community _Developm /Plannin
Staff )�� Date Recd ZZI
3 i
Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below.
1. Health, safety, and gene , 7 1 welfare of occupants of surroyndinglaands. s �S
rt 4kaNc �us Guree` ly � vQrs:�tl./ ;e-nov FF b -- �►I' +e�� �roPerl��s.
e � /►'cs . TL. p�o�as* -� s 1 y s T 11., u" ° 7*� P
Y! Car
r i 6 �/G H70/G OP[� S�rcG O�cG
2. Pedestrian / and vehicular circulation and s�fetv.{ te•�ct ('L e P ar k
up� ccm• pl G A rv-% Givf cQ .Gr»pua 0 ff1i�'
- 'Kt r4w1 1 o� �{ CXis�.o ve__4
3. Noise, air, water, or other forms of environmental pollution.
Th 61owee- mv�vr
will Pioci vc'C. vn %n.'.•+•,a� HdiSG w P 9.
4. The demand for and availab ility of public ser / vices and facilities. / I
I 6 < �PP( i'�Gr �Y 4 ✓7CU> [��.fdEiglvun�{ CON✓ICG�'6[if.
i. Character and future de of �; ll a"� aahnv be c� cueloPeU�.
Ile « re.a i s a -tvir. -ier
SUBMITTAL REOUMEME — Must accompany the application to be complete.
➢ ANARRATIVE of the proposed conditional use/Development Plan including:
.Pf Existing and proposed use of the property a etc.) on the property and discussion of their relation to the project
Z1 Identification of all structures (including paving, signag
• Projected number of residents, employees, and/or daily customers expressed in square feet and acreage to the
• Proposed amount of dwelling units, floor area, landscape area, and parking area ex P
nearest one - hundredth of an acre glare, odor, fumes, vibration, etc.
❑ Effects on adjoining properties to include: noise, hours of operation, g
❑ Compatibility of the proposed use with adjacent and other properties in the area.
El Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
El Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the
community as a whole
➢ A complete SITE PLAN and BUILDING ELEVATIONS must include:
❑ Two (2) full size (minimum 24" x 36 ") scaled and dimensioned prints of site plan and building elevations
❑ Two (2) 8 ' /s" x 11 (minimum) to 11" x 17" (maximum) reduction of the site plan and building elevations
❑ 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 and contact information of petitioner's
engineers /surveyors /architects, or other design professionals used in the preparation of the plans
❑ The date of the original plan and revision dates, if applicable
❑ A north arrow and graphic scale.
[3 All property lines and existing and proposed right -of- -way lines with dimensions clearly labeled
❑ All required setback and offset lines atios,
❑ All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, signs, decks, p
fences, walls, etc. scree g
13 Location of all outdoor storage and refuse disposal areas and the design and fey azs d o r employed), including a summary
[3 Location and dimension of all on -site parking (and off -site parking P
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
❑ Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan
C3 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 equip regulators generators, etd to; HVAC
equipment, electrical transformers and boxes, exhaust flues, plumbing
4A
Utility Structure Conditional Use Permit
at Quarry Park
The City of Oshkosh Department of Public Works is working to mediate methane gas
being generated by the refuse disposed of in the former quarries under both sides of
Quarry Park. As organic material decomposes, it releases methane gas. The methane gas
presents a hazard to the adjacent properties. If methane levels increase in any of the
abutting properties to a high enough level, the buildings can explode. The current passive
venting system is not sufficiently removing the methane gas. The City of Oshkosh hired
AECOM to develop a system to prevent the migration of the methane gas to the adjoining
private properties.
The proposed solution is to install an active pumping system to collect the methane gas
and vent it to the atmosphere to prevent accumulation in any neighboring buildings. The
system requires a pump and discharge vent
terialsh the
The above ground blower r and d
gas collection system through the lan dfilled
vent will be in a fenced enclosure with vertical slats for screening. The enclosure will
meet all setback requirements. A "utility structure" requires a Conditional Use Permit
when located on a parcel zoned R -1. The structure was proposed to be sited at this
location to be as far away from existing residences as possible and still allow for
maintenance access from Knapp St.
The work areas will be fenced off during construction and until ground cover is well
established over the entire site. We will be applying to the Zoning Board of Appeals for
a variance to allow for a 6' fence around the entire work area for a period of
approximately 18 months.
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CUP - UTILITY STRUCTURE
1601 KNAPP ST- QUARRY PARK
PC 02 -02 - 1 0
MENA MERSIM /ISABEL M
181 E MOORE ST
BERLIN WI 54923
RE 1039 & 1043 W SOUTH PARK AV
A R PROPERTIES
1720 RIVER MILL RD
OSHKOSH WI 54901 2769
RE 1527 KNAPP ST
RUEDINGER PHILLIP R
PO BOX 368
WINNECONNE WI 54986 0368
RE 1051 W SOUTH PARK AV
WINNEBAGO CTY HOUSING AUTH
PO BOX 397
OSHKOSH WI 54903 0397
RE 1035 W SOUTH PARK AV
THEABO GARY L /CINDY L
1639 KNAPP ST
OSHKOSH WI 54902
EICHSTADT LIFE EST WILLARD
940 FLORIDA AVE
OSHKOSH WI 54902 6765
CITY OF OSHKOSH
PO BOX 1130
OSHKOSH WI 54903 1130
RE 925 FLORIDA /1601 KNAPP ST
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DISCLAIMER
This map is nelther a legally recorded map nor
a survey and It is not Intended to be used as one.
This drawing Is a compilation of recordscounty
and Information located In various city,
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-
s If discrepancies ancies c found, please
If discep
City of Oshkosh.
UTILITY STRUCTURE
1601 KNAPP ST
Scale: 1" = 150'
N O.IHKOf H
ON THE WATER
City of Oshkosh
Department of
Community Development
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DISCLAIMER
Thls map Is neither a legally rcorded map nor
a survey and It s 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 of used for r f e
purposes only. The City acles
s If discrepancies iiarecfound, leaseicontactlthe
City of Oshkosh.
UTILITY STRUCTURE
1601 KNAPP ST
Scale: 1" = 150'
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ON THE WATER
City of Oshkosh
Department of
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