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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 May 2, 2017 PLAN COMMISSION MINUTES May 2, 2017 PRESENT: David Borsuk, Ed Bowen, Jeffrey Thoms, Thomas Fojtik, John Hinz, Steve Cummings, John Kiefer, Robert Vajgrt, Karl Nollenberger EXCUSED: Kathleen Propp STAFF: Brian Slusarek, Assistant Planner; Jeffrey Nau, Associate Planner; Elizabeth Williams, Planner; 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 April 18, 2017 were approved as presented. (Nollenberger/Borsuk) I. ACCEPT DRAINAGE ACCESS EASEMENTS AT ATLAS AVENUE & GLOBAL PARKWAY The City of Oshkosh is requesting acceptance of two drainage access easements to improve access to storm water detention facilities. Mr. Slusarek presented the item and reviewed the site and surrounding area. He discussed the purpose for the easement request and reviewed the location and size of the proposed easements. There was no discussion on this item. Motion by Nollenberger to accept drainage access easements for property located at Atlas Avenue and Global Parkway. Seconded by Borsuk. Motion carried 8-0. II. TWO-LOT LAND DIVISION/CERTIFIED SURVEY MAP AT THE NORTHEAST CORNER OF HARRISON STREET & E. NEVADA AVENUE The petitioner is requesting a two-lot land division/certified survey map from one existing parcel containing a total of 2.00 acres. Sizes of the proposed lots are as follows: Lot 1 = 0.73 Acres Lot 2 = 1.27 Acres Mr. Nau presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. He discussed the current use of the site for personal storage purposes and the reason for the request which will create an additional lot for potential future development. He discussed the concrete paving that crosses the lot lines which will be removed and discussed the access to the site. He also discussed the storm water management facilities __________________________________ Plan Commission Minutes 2 May 2, 2017 which are near the site which initiated a request from the Department of Public Works for an access restriction to be placed on the area abutting the open drainage way. He explained that the request will not alter the existing land use patterns in the area and is consistent with the City’s Comprehensive Plan and meets the City’s requirements for lot dimensions, He reviewed the certified survey map and the conditions recommended for this request. Mr. Thoms questioned how the storm water was handled from Lot 1 as it could not be directed to Lot 2 if the lots were being divided into separate parcels. Mr. Nau responded that he was not aware of how the storm water was currently handled from this site as the building was constructed prior to the existence of the current storm water management requirements. Mr. Bowen questioned if there was mutual ownership between Lot 1 and Lot 2. Mr. Nau responded affirmatively. Mr. Bowen then commented that Lot 2 would be required to comply with current storm water management requirements at the time the parcel was developed. Mr. Thoms stated that Lot 2 could be disadvantaged by the storm water runoff if not addressed now. Mr. Bowen commented that it would be an issue that the owner of Lot 2 would have to address in the future if further development would occur on the site. Mr. Borsuk discussed what the responsibility was for abutting property owners and questioned why the owner was dividing the land and if a condition of approval should be added to this request relating to this issue. Mr. Nau suggested that a condition be added to the request regarding a cross storm water management agreement to address this concern. Mr. Thoms commented that there may already be a storm water management plan for the site and the Commission is not aware of it. Board discussion ensued regarding the absence of the owner to address the reason for the land division and that there was no representative from Public Works present to answer questions relating to the storm water management for the site. The option of laying the item over until the next meeting to allow time to obtain answers to this concern was discussed and it was determined that the addition of a condition related to this issue would address the concerns without delaying the item. Motion by Thoms to approve a two-lot land division/certified survey map for property located at the northeast corner of Harrison Street and E. Nevada Avenue with the following conditions: __________________________________ Plan Commission Minutes 3 May 2, 2017 1. All pavement shall be removed north of the 10-foot side yard setback line of proposed Lot 1. 2. Place an access restriction on Harrison Street along the entire area abutting the open drainage way. 3. Cross storm water management agreement between Lots 1 and 2 as required by the Department of Public Works. Seconded by Bowen. Motion carried 8-0. III. ZONE CHANGE FROM RH-35 RURAL HOLDING DISTRICT TO HI HEAVY INDUSTRIAL DISTRICT FOR PROPERTY LOCATED NORTH OF ATLAS AVENUE AND EAST OF GLOBAL PARKWAY WITHIN THE SOUTHWEST INDUSTRIAL PARK City administration requests a zone change from the existing RH-35 Rural Holding District to HI Heavy Industrial District. Ms. Williams presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. She discussed the purpose of the zone change which was a cleanup item from the re-mapping of the zoning districts and would allow for the construction of a transload facility on the site. She stated that the zone change was consistent with the Comprehensive Plan and would facilitate expansion and continued development of the Southwest Industrial Park. Mr. Borsuk questioned the reason for the sliver extending north from the main parcel. He also commented that the property to the north that is in private ownership should also be changed to the HI Heavy Industrial District as well, preferably as soon as possible. He felt this was necessary as it was in the best interest of protecting the redevelopment of the Industrial Park. Mr. Nau explained that the sliver extending to the north of the main parcel was created at the time of sale of the property to the city as the owner of the adjacent land wanted a buffer area between his property and any future development on the site. Ms. Williams added that the long term plan is slated for future industrial development for this area. Motion by Thoms to approve a zone change from RH-35 Rural Holding District to HI Heavy Industrial District for property located north of Atlas Avenue and east of Global Parkway within the Southwest Industrial Park. Seconded by Nollenberger. Motion carried 8-0. IV. CONDITIONAL USE PERMIT FOR A LIGHT INDUSTRIAL USE (HYDRAULIC CYLINDER REPAIR) AT 541 W. 10TH AVENUE The petitioner requests approval of a Conditional Use Permit to allow a change of use from a former laundromat to a light industrial use at 541 W. 10th Avenue. __________________________________ Plan Commission Minutes 4 May 2, 2017 Mr. Nau presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. He discussed the proposed use which would be a hydraulic repair business which is relocating from their current site on W. 14th Avenue. He discussed the number of employees and hours of operation and that the use would have a minimal traffic generation compared to the previous use. The operations would be conducted within the building with no adverse effects on the neighboring properties. The use is consistent with commercial land use plans and the site is fully developed with no changes proposed to the existing site design. He also discussed outdoor storage which is not proposed but would be required to be screened appropriately if established. He reviewed the parking stalls for the site and the access to the site and stated that the parking stalls were in need of being repainted. The existing roof sign is going to be re-used and he reviewed the site plan and photos of the site. He discussed the monument signage that the petitioner was considering however he has since decided not to install one at this time. Landscaping and storm water management plans are not required for the site as the existing conditions are not being altered. He discussed the removal of some of the windows on the front elevation to enable the installation of overhead doors. He stated that details for a refuse enclosure have not been submitted but will be addressed during the site plan review process and he reviewed the conditions recommended for this request. There was no discussion on this item. Motion by Borsuk to approve a conditional use permit for a light industrial use (hydraulic cylinder repair) for property located at 541 W. 10th Avenue with the following conditions: 1. No outdoor storage of equipment, parts, materials or inoperable vehicles unless a designated storage area is created and provides minimum screening requirements. 2. Parking stall striping be repainted within the off-street parking area. Seconded by Nollenberger. Motion carried 8-0. V. PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT FINANCING DISTRICT NO. 32 GRANARY REHABILITATION; DESIGNATION OF BOUNDARIES AND APPROVAL OF PROJECT PLAN Tax Incremental District No. 32 (the “TID” or “District”) is a proposed 0.45 acre district in need of rehabilitation or conservation located in the former “The Granary” restaurant building at 50 W, 6 th Avenue. Creation of the District is intended to facilitate rehabilitation of the historic locally Landmarked H.P. Schmidt Mill building, which also includes an adjacent non-original building addition to the east for total building area of about 9,500 square feet. TIF in this case would be used to rehabilitate the structure into a combination of offices for one user in the original building and a brew pub in the addition. The building has sat vacant for a number of years and reflects some deferred maintenance creating a blighting influence in the area. The City anticipates making total Project Cost expenditures of approximately $710,000 to facilitate rehabilitation within the District. This total is comprised of $661,806 in potential “pay as __________________________________ Plan Commission Minutes 5 May 2, 2017 you go” development incentives for a total project cost of approximately $1.5 million dollars which includes $110,000 for acquisition of the property. Hard construction costs are estimated at approximately $1.1 million. The District also includes a vacant property to the southwest that will be turned into a parking lot. The project also will include rehabilitation of the existing parking lot to the east of and adjacent to 40 W. 6th Avenue as well as improvement to the “alley” to the north of the building which is W. 5th Avenue where additional public parking will be provided. Ms. Williams presented the item and discussed the purpose of the creation of the District and reviewed the boundaries and photos of the existing structure. She reviewed the site and surrounding area as well as the land use and zoning classifications in this area and discussed the proposed uses for the site. She reviewed the project cost expenditures and stated that the life of the proposed TIF would be 22 to 27 years. She discussed the IRR (Internal Rate of Return) which would be 1.95% without the TIF assistance and 4.74% with the TIF which is generally consistent with the IRR’s of other TIF redevelopment projects, She stated that the proposed plan is in conformance with the City’s zoning designation. redevelopment plans and Comprehensive Plan, She further stated that the development was in character with the other uses in the area and would be coming back before the Plan Commission for review and approval of the General Development Plan and Specific Implementation Plan. She discussed the improvements within the District which would include sidewalks, the riverwalk, building improvements, and improvements to the private parking lot adjacent to the existing structure and the parking lot adjacent to the district. Mr. Borsuk stated that he was not clear on the amount of money raised during the life of the TIF and questioned if there was a guaranteed increment included as part of the developer’s agreement. Ms. Williams responded that the TIF project plan and development agreement will be approved together and this would be addressed at that time. Chet Wesenberg, 240 Algoma Boulevard, stated that he was the architect for the development and was available to answer any questions related to this item. Motion by Borsuk to approve the creation of Tax Increment Financing District No. 32 Granary Rehabilitation; designation of boundaries and approval of project plan. Seconded by Thoms. Motion carried 8-0. There being no further business, the meeting adjourned at approximately 4:35 pm. (Hinz/Bowen) Respectfully submitted, Elizabeth Williams Planner