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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 August 4, 2015 PLAN COMMISSION MINUTES August 4, 2015 PRESENT: David Borsuk, Ed Bowen, Steve Cummings, Kathleen Propp, Gary Gray, Robert Vajgrt, Karl Nollenberger EXCUSED: Jeffrey Thoms, John Hinz, Thomas Fojtik, Donna Lohry STAFF: Jeffrey Nau, Associate Planner; Elizabeth Williams, Assistant Planner; James Rabe, Civil Engineer Supervisor; Deborah Foland, Recording Secretary Chairperson Propp called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of July 21, 2015 were approved as presented. (Vajgrt/Cummings) I. CONDITIONAL USE PERMIT REQUEST TO ALLOW THE CONSTRUCTION OF PARKING STALLS IN EXCESS OF ZONING CODE LIMITATIONS AT 505 SOUTH WASHBURN STREET The applicant is requesting a conditional use permit to add parking to their commercial parking lot in excess of the maximum permitted stalls allowed by code and also in excess of the 10% increase allowed by administrative approval. Ms. Williams presented the item and discussed the City’s zoning ordinance requirements for parking lot sizes. She reviewed the site and surrounding area as well as the zoning classifications and land use in this area. She discussed the existing structure at this location and reviewed the site plan for the proposed parking lot expansion. She discussed the additional parking stalls being requested under this conditional use permit and the necessity for the expansion and described the current use of the site as a clinic. She reviewed the location of the parking lot behind the structure and discussed the criteria to be considered when reviewing these types of requests. She further stated that staff is recommending approval of the conditional use permit as it appears that the 18 additional parking stalls are warranted as they meet the criteria of both low parking turnover and the potential of more intensive future site development. Mr. Gray questioned what the occupancy capacity was for the existing structure. Ms. Williams stated she was not aware of this statistic. Mr. Gray commented that he was concerned with the increase in parking stalls at this location and questioned the impact of storm water runoff from the site if this expansion was approved. James Rabe, Civil Engineer Supervisor, responded that the area for the additional parking stalls being requested is under the threshold of Chapter 14 of the City’s Municipal Code so it would not trigger any additional storm water management plans to be submitted however the runoff from the parking lot would have to be collected on site. __________________________________ Plan Commission Minutes 2 August 4, 2015 Mr. Gray then inquired if additional development would occur on this site, how would the new development have access to the undeveloped portion of the lot as the existing development encompasses the entire frontage of the site. Ms. Williams responded that new development could still potentially occur on the rear portion of the lot with a cross access agreement between the new development and the current tenant. Mr. Borsuk questioned if this was a green field site, would development on the site as a whole trigger updated storm water management approval. Mr. Rabe responded that he was not sure however if the entire site had an accumulated disturbed area of 20,000 square feet or more in total, it would require storm water management plans to be submitted for approval. Mr. Bowen commented that 83% of the site would still be available for future development. Mr. Borsuk then questioned when additional development occurred on the parcel, would storm water management requirements be calculated by a cumulative total of development on the site. Mr. Rabe replied that it would be a cumulative impact based upon what development features were added since 2012 when the storm water management code requirements were updated. Mr. Borsuk then questioned if the development on the entire site would be considered if the parcel was divided into two separate lots. Mr. Rabe responded affirmatively. Motion by Vajgrt to approve a conditional use permit to allow the construction of parking stalls in excess of zoning code limitations at 505 S. Washburn Street. Seconded by Borsuk. Motion carried 6-1. (Ayes-Borsuk/Bowen/Cummings/Propp/Vajgrt/ Nollenberger. Nays-Gray) II. PLANNED DEVELOPMENT REVIEW AND TWO-LOT LAND DIVISION/CERTIFIED SURVEY MAP TO ALLOW DEVELOPMENT OF A RETAIL AND TRAINING CENTER BUILDING (GOODWILL) AT 2303 WESTOWNE AVENUE The petitioner requests approval of a two-lot land division/certified survey map and development plan approval for the development of a retail/training center building (Goodwill) and accessory parking lot on a proposed newly created lot on Westowne Avenue. Mr. Nau presented the land division portion of the request and reviewed the site and surrounding area as well as the zoning classifications and land use in this area. He discussed the existing development on the site as well as the storm water management facilities and access drives. He also reviewed the history of the site development and the original approved planned development layout from 2001 which has proceeded for the most part as originally approved other than one minor amendment. He further discussed the proposed land division and the dimensions of Lots 1 and 2 as well as the access issues for the development of the proposed new parcel and the cross access easements that would be necessary. He reviewed the certified survey map and discussed storm water management plans for the site and reviewed the conditions recommended for the land division. __________________________________ Plan Commission Minutes 3 August 4, 2015 Mr. Nau then presented the planned development portion of the request and reviewed the site plan and stated that the proposed use is consistent with the C-2 zoning district. He discussed the use and hours of operation for the Goodwill establishment and reviewed the layout for the site and the base standard modifications being requested for the structure and parking facilities. He also reviewed the access to the site and the parking lot layout as well as the location and quantity of required landscaping islands and the location of the drop off site for donated goods. Pedestrian connections are not present from the development to Westowne Avenue and he explained the necessity for a base standard modification for this omission. He also discussed the dumpster enclosure and reviewed the conceptual landscaping plans and various features relating to the landscaping layout. Lighting plans have not yet been submitted for the development but will be required to meet code requirements and he reviewed the storm water management plans which will require review and approval by the Department of Public Works. He also reviewed the building elevations and discussed the materials proposed and the locations of entrances to the facility. He also discussed the signage proposed for the site which will be required to meet code requirements other than a base standard modification for an addition to the multiple tenant monument sign. He also reviewed the conditions recommended for this request. Mr. Nollenberger questioned if the staff recommendation regarding the relocation of arborvitae from the south façade to create additional landscaping along the west building façade and the lighting/photometric plans that have not yet been submitted should be included as conditions of approval on this request or if these items were subject to site plan review only. Mr. Nau indicated that those items could be added as a condition if the Commission felt it was necessary and that was only a staff recommendation as written. Mr. Gray inquired why the parcels were a strange shape. Mr. Nau responded that the current development is situated on the lot in such a way to provide area for the storm water management facilities and the structure on one lot and the new development is conforming to occupy the remaining area of the existing parcel. Mr. Gray then inquired if Lot 1 was fully developed. Mr. Nau replied that it appeared to be considering the area that is occupied by the existing strip center, parking lot and detention facilities. Mr. Borsuk stated that if the dumpster enclosure and receiving dock were under a roofed area, why was there no mention of a corral gate. Mr. Nau responded that the area was serviced by the overhead doors on the structure and displayed the location of the doors. Mr. Rabe stated that the corral gates would not be necessary as the dumpster enclosure is located within the structure. Mr. Borsuk inquired if there were any concerns regarding damage to the detention basin due to the parking lot’s close proximity to the basin. Mr. Rabe responded that the parking lot perimeter would be curbed which creates a barrier so there were no concerns related to damage to the detention basin. __________________________________ Plan Commission Minutes 4 August 4, 2015 Mr. Borsuk discussed the exception mentioned to partially pave two of the landscape islands if justified by the petitioner and questioned how to ensure this modification. Mr. Nau indicated that it was currently depicted on the site plan and the Plan Commission could approve it as presented with a base standard modification or the developer would be required to construct the landscape islands as required by code. Rick Fisher of Fisher & Associates and petitioner for this request distributed copies of a revised landscaping, site plan and lighting plan and discussed their original desire to partially pave a portion of two of the landscaping islands and the omission of one island on the eastern parking row due to concerns of the semi trucks accessing the site hitting them. The revised plans reflect the removal of the partial paving of the two islands but requested a base standard modification to allow the omission of the landscape island on the end of the eastern parking row. He also discussed the location and function of the trash compactor which is enclosed and covered but not within the structure as stated in the staff report. He stated that he was unsure of the construction date for this development which would be either next fall or possibly next spring and questioned if the planned development approval had an expiration date. Mr. Nau responded that there was no expiration date for a planned development approval. Mr. Fisher also indicated that the revised landscape plan included the relocation of the landscaping from the south façade to the west façade as recommended in the staff report. Mr. Gray inquired if this development was going to be a new facility. Mr. Fisher responded affirmatively. Mr. Borsuk stated that if the trash compactor discussed would be located outside of the structure that a base standard modification would be necessary as code requirements dictate that it be fully enclosed. Mr. Fisher indicated that there would be a masonry screened wall that would match the structure’s materials on the east side which would block the compactor from visibility and the recessed loading dock would also be screened by this feature. Mr. Borsuk asked to clarify that the dumpster enclosure would be constructed of similar materials to the structure as it would not be contained within the building as stated in the staff report. Mr. Fisher responded affirmatively and added that the masonry wall would be 12 feet in height as well. Ms. Propp stated that the partial paving of the parking islands was addressed with the revised plans and questioned if the petitioner was in support of other staff recommendations with the exception of the omission of the landscape island at the end of the eastern parking row. Mr. Fisher responded affirmatively and stated that all the staff recommendations had been addressed with the revised site plans. Motion by Borsuk to approve a two-lot land division/certified survey map at 2303 Westowne Avenue with the following conditions: __________________________________ Plan Commission Minutes 5 August 4, 2015 1. Base standard modification from the Subdivision Regulations to allow the creation of a parcel without direct right-of-way access (proposed Lot 2). 2. Cross access easement along the northerly lot lines of proposed Lot 2 for the shared off-street parking facilities be created and reviewed by the Department of Community Development, recorded at the Winnebago County Register of Deeds and shown on the final CSM with recording information. 3. Necessary storm water easements be created and reviewed by the Department of Public Works, recorded at the Winnebago County Register of Deeds and shown on the final CSM with recording information. Seconded by Vajgrt. Motion carried 6-0-1. (Bowen abstained as he represents the seller involved with this development) Motion by Vajgrt to approve a planned development to allow development of a retail and training center building at 2303 Westowne Avenue with the following conditions: 1. Base standard modifications to allow the building’s rear (south) yard setback to be ten (10) feet. 2. Base standard modification to allow the parking lot’s front (north) yard and side (west) yard setback to be zero (0) feet. 3. No overnight outdoor storage of donated goods or retail goods on the property. 4. Base standard modification from the parking code to omit the required pedestrian connection to Westowne Avenue. 5. Base standard modification to allow off-premise signage on the existing monument sign at 2265 Westowne Avenue. 6. Addition of additional landscaping along the western façade as approved by the Department of Community Development. 7. Base standard modification for omission of the south parking lot island on the eastern perimeter. Seconded by Nollenberger. Motion carried 6-0-1. (Bowen abstained as he represents the seller involved with this development) There being no further business, the meeting adjourned at approximately 4:50 pm. (Vajgrt/Bowen) Respectfully submitted, Jeffrey Nau Associate Planner