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HomeMy WebLinkAboutMinutesPLAN COMMISSION MINUTES October 5, 2010 PRESENT: David Borsuk, Jeffrey Thorns, Thomas Fojtik, John Hinz, Tony Palmeri, Kathleen Propp, Donna Lohry, Robert Vajgrt, Karl Nollenberger EXCUSED: Ed Bowen, Kent Monte STAFF: David Buck, Principal Planner; Jeffrey Nau, Associate Planner; Steven Gohde, Assistant Director of Public Works; Deborah Foland, Recording Secretary Chairperson Fojtik called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of September 21, 2010 were approved as presented. (Nollenberger/Hinz) I. STREET NAMING - WALTER COURT This is a street naming in association with improvements to the U.S. 41 and 45 interchange. A new street was constructed to provide access for properties formerly having access to Algoma Boulevard which have since been removed. Mr. Nau presented the item and reviewed the site and surrounding area. He explained that with the resulting changes to the existing roadways in the area, Snell Road had been renamed to Walter Street and four properties that previously had access onto Algoma Boulevard have had their access eliminated. A cul -de -sac was constructed off of Walter Street to provide access to the four aforementioned parcels with the proposed name of Walter Court, which was chosen to coordinate with Walter Street. The Oshkosh Police, Fire and Transit Departments as well as the Department of Public Works have reviewed the proposed name and have not addressed any concerns. Mr. Vajgrt arrived at 4:05 pm. There was no discussion on this item. Motion by Thoms to approve the new street name of Walter Court as requested. Seconded by Borsuk. Motion carried 9 -0. II. CONDITIONAL USE PERMIT /PLANNED DEVELOPMENT REVIEW FOR UNIVERSITY RE -USE OF FORMER LINCOLN ELEMENTARY SCHOOL SITE AT 608 ALGOMA BOULEVARD Conditional Use Permit to permit University related occupancy of the property and Planned Development approval (i.e. site plan approval) for the site that includes building, grounds, and parking area. Mr. Buck presented the item and reviewed the site and surrounding area as well as the existing zoning and land use in said area. He explained that the University had leased the property for temporary parking use and has since purchased the property. He reviewed the site plan and proposed use of the building for a day care center and University office use. He reviewed the four proposed offices uses, Plan Commission Minutes October 5, 2010 hours of operation for all uses, and the number of staff and children anticipated to be utilizing the site. He also discussed the relocation of the playground area and the addition of a storage shed for toys on the site. The building would be named Lincoln Hall and signage for the site was explained and examples of proposed wall and ground signs were reviewed. He also reviewed the proposed drop off/pick up area for the children at the day care center and the parking lot area which will provide approximately 100 parking spaces for the site. The existing parking lot was developed prior to the current Zoning Ordinance's provision for setbacks, landscaping and drainage was adopted and he explained that staff was recommending that any type of asphalt overlay to the surface not be permitted and the parking area be brought up to current code standards at such a time as reconstruction of the lot would be undertaken. Existing drive aisles and some parking stalls are substandard according to code requirements and will be required to be restriped to meet code. The University is proposing to continue the use of the parking lot for resident student parking while renovations are completed which is anticipated to take 12 -18 months at which time it will be converted to parking for staff, commuters, maintenance personnel, and visitors to the site. He also reviewed the conditions recommended for the request. Mr. Borsuk questioned if the conditions related to the parking lot would be necessary if the parking lot ordinance would be revised and questioned if this was in the process of being completed. Mr. Buck responded that the current nonconformity ordinance allows pre- existing conditions to remain in place until such a time that the lot would be re- milled and reconstructed at which time it would be required to be brought up to current code standards. He further commented that the ordinance revisions were presently in the process of being revised. Mr. Thorns inquired since the site is zoned R2 with a planned development overlay, why staff was not recommending changing the site to R5 with a planned development overlay to make it consistent with the rest of the campus property. Mr. Buck replied that this was considered however the area had been down zoned a number of years ago due to neighbors petitioning the City and to change the property back to an R -5PD zoning classification would make the uses out right permitted uses where the R -2PD designation is more restricted and requires Plan Commission and Common Council approval. Mr. Thorns then inquired if the R -2PD zoning classification was being retained to provide protection to the surrounding residential uses in the neighborhood. Mr. Buck responded affirmatively. Mr. Thorns also questioned if the reconstruction of the parking lot would require it to be conforming to current standards, would that address the nonconforming size of the parking stalls and the size of the drive aisles as well as the graveled area that was created for additional parking. Mr. Buck replied that the graveled area is not part of the current site plan and the restriping of the existing parking lot area could be added as an additional condition. The setbacks, drainage and landscaping of the lot would all have to be addressed at the time of reconstruction unless a variance to the code would be granted by the Board of Appeals. Mr. Thorns commented that he did not feel that the nonconforming issues with the parking lot should be allowed to remain until the lot would be reconstructed as that could be an indefinite period of time and he would prefer to add conditions to require the removal of the gravel area and restriping of the Plan Commission Minutes October 5, 2010 substandard parking stalls and a time frame for the reconstruction of the lot to bring it up to current code standards. Ms. Lohry inquired about the number of stalls that the parking lot would be reduced to after it was reconfigured to meet code standards. Mr. Buck responded that it was not known at this time until calculations would be completed on this matter. Mr. Palmeri commented that the day care use would require limited term parking and questioned where that would be located. Mr. Buck replied that some would be at the designated drop off/pick up area off of Union Avenue or the other option would be to park in the parking lot. Mr. Nollenberger questioned if it was appropriate to require changes to the parking lot at this time or was the standard procedure to allow it to remain as status quo until such a time the lot would be reconstructed. Mr. Buck responded that typically it would be allowed to exist in its current condition until such a time that the parking lot would be required to be repaired by reconstruction. The conditions address that routine maintenance to the lot would be permitted with the exception of an overall asphalt overlay however a time frame could be requested for the complete reconstruction of the existing lot bringing it up to current code requirements. Mr. Thorns asked if drainage plans would have to be addressed at the time of reconstruction. Mr. Buck responded affirmatively. Steve Gohde, Assistant Director of Public Works, added that the site would be required to collect and convey all stormwater runoff on the site as sheet draining of the impervious surface would not be allowed as it creates dangerous situations on sidewalk areas. He further commented that the site would not be required to create stormwater detention areas. Raymond Schmelter, 645 Amherst Avenue, stated that the graveled area used for parking referred to previously had already been removed from the site and the playground equipment that is proposed to be relocated on the site had also been removed. He also noted that the conditions refer to Oshkosh Area School District maintenance personnel parking and he did not understand why they would be allowed to park vehicles on the site when they no longer own it or operate the facility. Other than clarifying these items, he was in favor of most of the proposed uses for the site. Mr. Buck commented that although the existing playground equipment may have been removed, it would be reinstalled at a later date as there are areas designated for this purpose on the site plan. Mr. Schmelter stated that there was some equipment still remaining near the Wisconsin Street and Algoma Boulevard intersection. Mr. Buck responded that it was possible that this equipment would be relocated to the designated playground area. Plan Commission Minutes October 5, 2010 Bernard Pitz, 617 West Irving Avenue, stated that he owned property across the street from the former school and that the University had received approval last year of a conditional use permit for a temporary parking lot to accommodate 100 vehicles. He discussed the history of the site and voiced his concerns about headlights from the parking lot shining in the windows of his Wisconsin Street apartments. He discussed his concerns with the number of parking permits issued for the lot and stated that Tom Sonnleitner had previously stated that there would be no more parking necessary for residents of the dormitories. He desired to have the access drive on Wisconsin Street closed off and have it relocated to the accesses off of Union Avenue and Algoma Boulevard or not approve the development plan at all. He discussed the down zoning of the area in 1997 and stated that the parking lot should be required to be brought up to date with current ordinance requirements and maintenance vehicles or buses should not be allowed on the site. He also commented that he believed the drive access on Wisconsin Street is wider than allowed and he felt the University would put any uses on the site they wanted once the development plan was approved and this has to stop. He also commented that he had been told that the area where the playground would be located was once an Indian burial ground. Tom Sonnleitner, 800 Algoma Boulevard, representing the University, stated that they purchased the property on August 31, 2010 from the Oshkosh Area School District and had been using it for parking lot purposes only prior to this. He explained that as part of the negotiation to purchase the site, the University has agreed to a long range agreement to allow an IT closet to remain in the building that houses equipment for the school district. This equipment needs to be maintained which is the reason that OASD maintenance personnel would be allowed to park in the lot. He also commented that the drop off /pick up area off of Union Avenue and Algoma Boulevard had adequate room for the limited needs of the day care use and storm drains were already present on the site to manage stormwater runoff from the impervious surface. When the parking lot is renovated, it will be brought up to current code standards and bio- filtration systems would be put into place. He further stated that the University will not fully utilize the building for at least a year and requested time to address the parking lot issues. The playground equipment had been removed from the site but equipment was being relocated from another building on campus to this site. The resident hall parking has been addressed with the addition of a parking ramp that provides adequate parking to accommodate the parking needs for the dormitories. The short-term use for the parking lot will be discontinued once the building is renovated and the parking lot will be utilized for staff and visitors of the building. Mr. Thorns commented that condition #2 that relates to the allowable parking use of the site limits it to staff and OASD maintenance personnel and he felt that visitor parking should be included in this condition. Mr. Vajgrt questioned if the majority of the parking ramp use was utilized by University staff Mr. Sonnleitner replied that this statement was not correct and approximately 2/3 of the parking stalls are utilized by students. Ms. Propp inquired if there was an established time table for the renovations. Mr. Sonnleitner responded that an exact time table had not been established at this point and development plans were still being reviewed. He further commented that no occupancy of the building would take place until the renovations were complete and he anticipated that to be at least one year. Ms. Propp then inquired if the building, when completed, would look as nice as other structures on campus. Plan Commission Minutes October 5, 2010 Mr. Sonnleitner responded affirmatively. Ms. Propp stated that the crumbling parking lot is an eyesore particularly on the west side and questioned if a condition could be agreed upon to address the reconstruction of the lot within a specified time period. Mr. Sonnleitner replied that the University is committed to do all of their parking lots to bio- filtration standards in the future and requested a three year time frame to complete the reconstruction of this lot. Ms. Propp commented that she would like to add this time frame for reconstruction of the parking lot as a condition for this request. Mr. Sonnleitner stated that they would have no problem with this additional condition and the gravel area previously discussed would be removed and the parking lot restriped as well. Ms. Lohry questioned what the procedure would be for handling the Indian ground burial issue brought up previously. Mr. Buck responded that he did not have much experience with this type of issue, but to the best of his knowledge, when working in an area, if anything is discovered work is halted and a historian or archaeologist is brought in to inspect the site. Mr. Thorns commented that he thought this would have been determined when Lincoln School was originally built. Mr. Palmeri commented that a number of employees will be leaving the site at the same time and questioned if they would all be exiting the parking lot on Wisconsin Street. Mr. Sonnleitner responded affirmatively. Mr. Palmeri stated that Wisconsin Street was a heavily traveled street and voiced his concern that the additional traffic exiting the parking lot would make a difficult intersection even more dangerous and an exit out to Union Avenue and Algoma Boulevard should be considered. Mr. Sonnleitner replied that this area was designated for the drop off/pick up area for children at the day care center and the addition of commuter traffic through this area would be a potentially dangerous situation. Mr. Palmeri stated that he still had concerns with the additional amount of traffic exiting this parking lot at what is already a busy time of the day. Mr. Buck responded that Wisconsin Street is designed for heavy traffic flow and this parking lot should not have a negative impact on the situation. He felt that most people would probably exit the lot by a right turn out and additional traffic lights could be installed however traffic data would have to be addressed before proceeding with this issue. He also commented that the volume of workers on the site is small compared to what could be generated from a 20,000 square foot building with office or retail type uses. Plan Commission Minutes October 5, 2010 Mr. Thoms suggested that a condition could be added to address the traffic concerns or possibly the Transit Department could review the issue prior to the item going to the Common Council next week. Motion by Thoms to add a condition to remove the existing graveled parking area previously created and to restripe the parking lot to address current substandard stall and drive aisle sizes and to add a condition to address the reconstruction of the parking lot to bring it up to current code requirements within three years. Seconded by Nollenberger. Mr. Borsuk commented that the Commission should look at what has been done previously when addressing the parking lot issues as he felt it was usually left as it currently exists for the remaining life of the parking lot surface. He felt the imposing standards should be consistent. Ms. Lohry agreed with Mr. Thoms that the issues should be addressed within a specific time frame and she felt that three years was more than adequate. She also commented about the stormwater issues in this area as she felt it has been problematic. Mr. Hinz asked if condition #2 could have visitor parking added during normal hours of operation as that was not specifically included in the permitted parking criteria. Ms. Propp stated that she agreed with Mr. Borsuk regarding having a consistent policy however she had viewed the site and felt that the parking lot was in very poor condition now and should be addressed within the three year time frame suggested. The motion was revised to include Mr. Hinz's addition to condition #2. Motion by Thoms to add a condition to remove the existing graveled parking area previously created and to restripe the parking lot to address current substandard stall and drive aisle sizes and to add a condition to address the reconstruction of the parking lot to bring it up to current code requirements within three years. In addition, condition #2 should be revised to include visitor parking during normal hours of operation. Seconded by Nollenberger. Motion carried 9 -0. Mr. Palmeri stated that he felt the Traffic Advisory Board should review the issue in regard to the impact of the additional traffic on Wisconsin Street prior to this request going to the Common Council. Mr. Buck suggested that a memo from the Transportation Director, Chris Strong, could be included with the memo to the Common Council regarding this request as this would not delay the request going forward and would still address the concerns relating to the traffic impact. Motion by Thoms to approve the conditional use permit /planned development for University re- use of the former Lincoln Elementary School site at 608 Algoma Boulevard as requested with the following conditions: 1) All vehicles utilizing the lot be licensed and registered and be in operable condition. 2) Parking be limited to resident, commuter and university staff /facility management, OASD maintenance personnel parking and visitor parking during normal hours of operation only. 3) Parking lot lighting plan to be approved by the Department of Community Development. 4) Routine parking lot maintenance activities be permitted (i. e. crack filling, pothole filling, etc.) with the exception of an overall asphalt overlay of the surface. Plan Commission Minutes 6 October 5, 2010 5) Base standard modifications to permit installation of three ground signs and wall sign as submitted in project narrative. 6) The existing graveled parking area previously created shall be removed and the parking lot restriped to address current substandard stall and drive aisle sizes. 7) The parking lot shall be reconstructed to meet current code requirements within three years. Seconded by Vajgrt. Motion carried 9 -0. OTHER BUSINESS Mr. Borsuk requested that a workshop be held on the status of the mural ordinance. There being no further business, the meeting adjourned at approximately 5:00 pm. (Vajgrt/Propp) Respectfully submitted, David Buck Principal Planner Plan Commission Minutes October 5, 2010