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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 August 15, 2017 PLAN COMMISSION MINUTES August 15, 2017 PRESENT: David Borsuk, Jeffrey Thoms, Thomas Fojtik, John Hinz, Steve Cummings, Kathleen Propp, John Kiefer, Robert Vajgrt EXCUSED: Ed Bowen, Michael Ford STAFF: Darryn Burich, Director of Planning Services; Jeffrey Nau, Associate Planner; Brian Slusarek, Assistant Planner; Mark Lyons, Principal Planner; Steve 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 August 1, 2017 were approved as presented. (Vajgrt/Hinz) I. EXTRATERRITORIAL TWO-LOT LAND DIVISION/CERTIFIED SURVEY MAP AT 2960 COUNTY HIGHWAY Z IN THE TOWN OF NEKIMI The petitioner is requesting a two-lot land division/certified survey map from one existing 37.35 acre parcel. Sizes of the proposed lots are as follows: Lot 1 = 34.848 Acres Lot 2 = 2.505 Acres Mr. Slusarek presented the item and reviewed the site and surrounding area and discussed the purpose of the land division which was to create a residential lot. He stated that this proposed land division will not alter the existing land use pattern in the area and is consistent with the City’s Comprehensive Plan. He reviewed the certified survey map and the condition recommended for this request. Motion by Vajgrt to approve a two-lot land division/certified survey map for property located at 2960 County Highway Z in the Town of Nekimi with the following condition: 1. Any necessary drainage easements shall be placed on the final CSM per Winnebago County requirements. Seconded by Propp. Motion carried 8-0. II. EXTRATERRITORIAL PRELIMINARY PLAT FOR SANDHILL FARMS LOCATED IN THE TOWN OF OMRO The petitioner is requesting approval of an 85-lot extraterritorial plat in the Town of Omro. __________________________________ Plan Commission Minutes 2 August 15, 2017 Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the plat map depicting the layout and the City’s Comprehensive Plan Land Use map, The plat is extraterritorial therefore it needs to be reviewed on the basis of being consistent with the City’s Comprehensive Plan which shows residential use for this area. Mr. Thoms questioned if staff anticipates any impact from storm water runoff toward the lake that would negatively impact the city resulting from the development of this area. Mr. Burich responded that the development would have to meet storm water management requirements for the Town or Winnebago County as it was not within city limits. Mr. Thoms then questioned since the city provides ambulance services to this area, if the additional services necessary would be an issue. Mr. Burich replied that all items that come forward for approval are reviewed by a staff team comprised of various city departments that include the Police and Fire Departments. Issues such as this are addressed during discussions and there was no indication that providing services to this area would be an issue. Steve Gohde, Assistant Director of Public Works, stated that he questioned that the area was served by the Algoma Sanitary District as he did not feel this was correct. Mr. Thoms suggested that a condition be added to this request regarding the approval of the sanitary sewer system that would serve the area. This would allow the item to proceed to the Common Council without being delayed to further investigate the issue. Motion by Vajgrt to approve an extraterritorial preliminary plat for Sandhill Farms located in the Town of Omro with the following condition: 1. Approval of the plat be subject to approval of a sanitary sewer system to serve the site. Seconded by Propp. Motion carried 8-0. The Commission requested to hear the presentation of the following three items prior to voting on each request as they are all related to the same project. IIIA. TWO-LOT LAND DIVISION/CERTIFIED SURVEY MAP ON THE EAST SIDE OF S. KOELLER STREET & SOUTH OF W. 9TH AVENUE The petitioner is requesting a two-lot land division/certified survey map from one existing parcel containing a total of 9.096 acres. Sizes of the proposed lots are as follows: Lot 1 = 8.517 Acres Lot 2 = 0.579 Acres __________________________________ Plan Commission Minutes 3 August 15, 2017 IIIB. ZONE CHANGE FROM SMU SUBURBAN MIXED USE DISTRICT TO SMU-PD SUBURBAN MIXED USE DISTRICT WITH PLANNED DEVELOPMENT OVERLAY FOR PROPERTY LOCATED AT 1126 S. KOELLER STREET The applicant requests a zone change from the existing SMU Suburban Mixed Use District to SMU- PD Suburban Mixed Use District with a Planned Development Overlay for 1126 S. Koeller Street. IIIC. GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN AT 1126 S. KOELLER STREET FOR POTBELLY The applicant requests approval of a General Development Plan and Specific Implementation Plan for a Potbelly restaurant at 1126 S. Koeller Street. Mr. Lyons presented the item and reviewed the site and surrounding area and stated that the focus of this request was the existing signage as the land division will result in the existing monument sign for the shopping center being located on the property for the proposed restaurant facility. The planned development overlay in the zone change request will permit the off premise sign to remain in its current location as it is included as a base standard modification in the planned development approval for the site. He reviewed the conditions recommended for the land division request as well as the land use and zoning classifications in this area. He discussed the zone change for the property to include the planned development overlay and the conditions recommended for the zone change request. He stated that the project plans were reviewed for zoning ordinance requirements prior to the land division request which initiated the need for the zone change and planned development review due to the location of the shopping center sign. He reviewed the submitted site and landscaping plans as well as the building elevations and stated that the project meets all of the zoning requirement standards. He also reviewed the conditions recommended for the planned development portion of the request. Mr. Borsuk inquired if the planned development allowed for any modifications to the existing sign. Mr. Lyons responded that it would allow for changes to the tenant portions of the sign but the condition that it be relocated would only apply if they decided to do wholesale changes to the entire sign structure. Mr. Borsuk also inquired if there would be new storm water requirements for the site. Mr. Lyons indicated that documents still need to be submitted for approval and an Operation and Maintenance agreement is also required regarding the storm water facilities on site. Mr. Borsuk discussed the requirements that larger developments need to aggregate improvements for storm water management issues and questioned if city staff would be monitoring the amount of changes on the site to ensure that storm water management issues are addressed if necessary. __________________________________ Plan Commission Minutes 4 August 15, 2017 Mr. Burich responded that the Department of Public Works maintains records on these issues and would address this matter when the property reaches the threshold that requires storm water management requirements. Mr. Thoms questioned if the existing sign could have additions. Mr. Lyons responded negatively and stated that the planned development would allow the sign to remain as it currently exists as the sign is permitted and that the planned development could be amended if major changes were initiated for the sign. Mr. Thoms then asked to clarify that if the sign would be destroyed, it would have to be moved to be code compliant. Mr. Lyons confirmed this and stated that the sign would have to be relocated to the other lot to be considered on-premise signage and code compliant. Mr. Borsuk reiterated that the Department of Public Works needs to review the amount of land changes for the site to ensure that the storm water management requirements are met when they reach the threshold of improvements that would trigger complying with current code standards. Commission members decided to vote on all three items as one request via a voice vote. (8-0) Motion by Hinz to approve a two-lot land division/certified survey map located on the east side of S. Koeller Street and south of W. 9th Avenue with the following conditions: 1. Provide updated cross access easement and parking agreements for Lots 1 & Lot 2. 2. Show easements and improvements on Certified Survey Map. 3. Approval of zone change to SMU-PD. 4. Approval for a General Development Plan (GDP) and Specific Implementation Plan (SIP). Motion by Hinz to approve a zone change from SMU Suburban Mixed Use District to SMU-PD Suburban Mixed Use District with a Planned Development Overlay for property located at 1126 S. Koeller Street with the following condition: 1. Should the off-premise advertising sign need to be replaced for any reason, it will be relocated to be in compliance with the City of Oshkosh Zoning Ordinances regulations for on premise signage. Motion by Hinz to approve a general development and specific implementation plan for a Potbelly restaurant for property located at 1126 S. Koeller Street with the following conditions: 1. Provide updated cross access easement and parking agreements for Lots 1 & Lot 2 of the proposed Land Division / Certified Survey Map. 2. Base Standard Modification to allow the existing off-premise advertising sign to remain. 3. Should the off-premise advertising sign need to be replaced for any reason, it will be relocated to be in compliance with the City of Oshkosh Zoning Ordinances regulations for on premise signage. __________________________________ Plan Commission Minutes 5 August 15, 2017 Seconded by Vajgrt. Motion carried 8-0. IV. AMENDMENT TO THE SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR A MIXED-USE ARENA/EVENT COMPLEX LOCATED AT 1212 SOUTH MAIN STREET The petitioner requests an amendment to the Specific Implementation Plan approval for a mixed- use arena/event complex located at 1212 South Main Street. Mr. Lyons presented the item and reviewed the proposed changes to the original development plan. He discussed the public plaza to be created, the mechanical area on the south side of the site that needs to be enlarged, the relocation of the refuse enclosures, and revisions to the receiving area for the semi trailer parking. He also reviewed the change in the curb cut for the southeast access drives due to the initially proposed seven access drives being reduced to six. These changes would result in the loss of 35 on-site parking stalls and he reviewed the on-site and off-street parking available. He further stated that the revisions should improve the site plan and discussed changes to the lighting plans that would increase the lighting along W. 11th Avenue as the current street lighting is not adequate to serve the site. He reviewed the signage changes proposed and stated that signs 2, 3, 4, and 6 were the only signs being considered for amendments at this time. He reviewed the locations of these signs and discussed the video message board proposed and that base standard modifications are required for the signage amendments. He reviewed renderings of the video message board which also requires a base standard modification and renderings of the building elevations and signage as initially proposed and as revised. The building elevations added architectural elements and the site is more pedestrian oriented than the original proposal. He reviewed the conditions recommended for this request and discussed in particular the video board restrictions. He discussed standards set in other communities regarding these types of boards and that this part of the development would be reviewed in 12 months to see if any adjustments would be required. Ms. Propp questioned if when the 12 month period has expired for this review, if significant modifications would be plausible. Mr. Burich responded that the brightness and sound are both issues of concern and everything would be open for amendment in respect to this video board. Mr. Borsuk commented that he had concerns with how this would affect other proposed signage for other developments and he felt that a comprehensive study for these specific types of signs should be completed. Mr. Burich responded that city staff has just started discussing the issue and an ordinance would have to be created to address it and that the city can apply any standards that we see fit. He further discussed the need to develop a standard for these video boards as they are becoming more prevalent. He commented that this is part of the review as a planned development for the arena only and is not similar to other developments in this community and is a special circumstance. __________________________________ Plan Commission Minutes 6 August 15, 2017 Mr. Lyons added that other communities have done specific approvals for this type of signage for specific developments such as the arena facility. Mr. Thoms stated that he felt that a condition should be added that no off-site advertising is to be displayed on the video message board. Ms. Propp questioned how bright the video message board would be and how loud would the sound be from the videos. Mr. Lyons discussed the lighting element for the board which would be equal to a static / backlit sign in daylight and evening hours. Motion by Vajgrt to approve an amendment to a specific implementation plan for a mixed-use arena/event complex for property located at 1212 S. Main Street with the following conditions: 1. Base Standard Modification to permit a 105 foot wide access drive on South Park Avenue (eastern most driveway) where the Access Control Ordinance limits the width to 30 feet. 2. Base Standard Modification to permit the exterior lighting to exceed the code allowance of 0.50 foot- candle at the property line along 11th Avenue and east property line. 3. The sign shall not exceed a maximum illumination of 5,000 nits (candles per square meter) during day light hours and a maximum of 500 nits (candles per square meter) between sunset and sunrise as measure from the sign’s face at maximum brightness. 4. Any portion of a message that uses video display shall have a maximum duration of thirty (30) seconds. Calculation of the maximum duration shall include the time used for any other methods incorporated within that portion of the message using a video display method. 5. There shall be a minimum ten (10) seconds of still image or blank screen following every message using video display. 6. Video display may only be used from 7:00 a.m. until 10:00 p.m. weekdays or 11:00 p.m. weekends, if the advertising is an on premise message about an event presently at the site, for up to one (1) hour after said event. 7. Owner of the sign is required to coordinate with local authorities to display, when appropriate, emergency information important to the traveling public, including Amber Alerts, Silver Alerts, and weather or other emergency information. 8. Any sound associated with the video display will conform to the City of Oshkosh noise ordinance. 9. The video display sign and its impact on the area will be reviewed after twelve (12) months (such twelve month period to commence after installation) to determine if any other conditions are warranted. 10. Only signs 2-4 & 6 as depicted on the signage plan shall be approved. All other signs will require an amendment to the Specific Implementation Plan. 11. Base Standard Modification to exceed the maximum allowed 100 sq. ft. of free standing signage in the CMU District to 128 sq. ft. 12. Base Standard Modification to exceed the maximum allowed 200 sq. ft. of wall signage for the west building façade allowed in the CMU District to 700 sq. ft. 13. Base Standard Modification to allow sponsored gate and parking lot signage. 14. No use of the video display for off premise advertising purposes. __________________________________ Plan Commission Minutes 7 August 15, 2017 Seconded by Borsuk. Ms. Propp stated that she still had concerns with the sound issue for the video message board. Mr. Burich indicated that they will have to meet the limits of the noise ordinance and cannot exceed decibel levels at the property line and discussed other venues that have outdoor noise such as live bands. The video message board would have to be code compliant for noise issues as other developments that hold outdoor functions. Ms. Propp voiced her concerns that this could be a potential problem. Mr. Cummings commented that he likes the proposed façade changes to the structure. Mr. Thoms commented that he thought the proposed amendments were positive changes and discussed the noise ordinance and use of the video message board. He felt that the use of the video message board could conflict with the ordinance if allowed to be utilized for one hour after an event. Mr. Burich indicated that they would still be required to comply with the noise ordinance. Motion carried 8-0. VA. ZONE CHANGE FROM I INSTITUTIONAL DISTRICT TO SMU-PD SUBURBAN MIXED USE DISTRICT WITH PLANNED DEVELOPMENT OVERLAY FOR PROPERTY LOCATED AT 1860 WISCONSIN STREET The applicant requests a zone change from the existing I Institutional District to SMU-PD Suburban Mixed-Use District with a Planned Development Overlay for a portion of the property located at 1860 Wisconsin Street. This item was laid over at the August 1, 2017 Plan Commission meeting to allow representatives from Our Savior Lutheran Church and McDonald’s to meet with city staff to go over issues raised at the meeting. Mr. Nau presented the item and reviewed the site and surrounding area and discussed the concerns with the proposal raised at the last meeting regarding the land conveyance to McDonald’s, He stated that after further discussions, the church would not be in nonconformance due to this conveyance of property and is in the process of a parking lot expansion to the south of their existing parking lot. He discussed the landscaping on the church property which would be removed and that it would not be necessary for the church to replace it as the church property was developed in 1961 prior to the current landscaping requirements. He further stated that the zone change request was consistent with the City’s Comprehensive Plan, Mr. Borsuk commented on more intensive plantings required in the side yard setback as part of the planned development request and questioned who would be responsible for the landscaping installation. __________________________________ Plan Commission Minutes 8 August 15, 2017 Mr. Nau responded that the responsibility for the landscaping requirements would fall on McDonald’s and would be addressed as part of the following item, Mr. Thoms discussed that the church would now need to expand their parking lot in another location due to the loss of parking along this property line and questioned if this would trigger storm water management requirements at a later date and if it would be a burden on the church. Mr. Nau indicated that the church was planning on completing their parking lot project concurrent to the McDonald’s project, Mr. Gohde stated that nothing was submitted at this time by the church, however based on preliminary discussions with their representatives; an addition to their parking lot should not exceed the 20,000 square feet threshold and therefore should not trigger additional storm water management requirements. Mr. Thoms questioned if the parking lot work was resurfacing or removal. Mr. Gohde responded that spot resurfacing was discussed at this point. Mr. Nau commented that the affected area appears to be 7500 square feet only and will be well under the threshold for storm water management requirements. Motion by Vajgrt to approve a zone change from I Institutional District to SMU-PD Suburban Mixed-Use District with a Planned Development Overlay for property located at 1860 Wisconsin Street. Seconded by Hinz. Motion carried 8-0. VB. APPROVAL OF A GENERAL DEVELOPMENT AND SPECIFIC IMPLEMENTATION PLAN, PLANNED DEVELOPMENT AMENDMENT FOR A DRIVE-THROUGH EXPANSION FOR PROPERTY LOCATED AT 1863 JACKSON STREET (MCDONALD’S) The applicant requests approval of a General Development and Specific Implementation Plans and Planned Development amendment for a drive-through expansion and upgrades for McDonald’s at 1863 Jackson Street. This item was laid over at the August 1, 2017 Plan Commission meeting to allow representatives from Our Savior Lutheran Church and McDonald’s to meet with city staff to go over issues raised at the meeting. Issues included conveyance of a 30-foot strip of land from the church to McDonald’s and impacts on the church and the location and reasoning for the six new parking stalls located near the northwest corner of the property. Mr. Cummings left at 4:58 pm. Mr. Nau presented the item and reviewed the site and surrounding area and discussed the history of the site. He discussed the expansion of the drive through facility and that the lots conditioned __________________________________ Plan Commission Minutes 9 August 15, 2017 to be combined into one parcel, the landscaping plans, and reviewed the site plan of the existing conditions. He stated that the additional parking stalls originally proposed along the west property line have been removed and that the condition related to the lot combination could be removed as that issue has already been addressed. He reviewed the original and revised site plans and functionality of the new drive through, the impervious surface ratio, access and circulation, parking, signage, and lighting for the subject site and stated that these aspects of the development would all be reviewed during the site plan review process for code compliance. He reviewed the landscape plan and discussed the buffer yard requirements, storm water management, and reviewed the conditions recommended for this request. He stated that a portion of condition #2 relating to the proposed parking area should be removed as it was no longer relevant. Mr. Thoms discussed the base standard modification to exempt the buffer yard requirement for the privacy fencing and questioned if there would not be a fence along this property line, if the landscaping would address the necessary height and does it adequately address light and noise issues. He also questioned what is intensive landscaping by ordinance requirements. Mr. Nau stated that the petitioner was proposing over story deciduous trees to help shade the pole light fixtures and staff would be making recommendations for plantings during the site plan review process. Mr. Fojtik commented that he would prefer nice vegetation rather than the privacy fencing as a screening element. Mr. Borsuk commented that privacy fencing has opacity of 90% and being that Jackson Street has a high traffic volume, if the operation of the landscaping would be adequate. He also voiced his concern if the potential landscaping would be maintained particularly during winter months to ensure that it is kept in good condition. Mr. Burich responded that developments are required to maintain landscaping once installed and that city staff enforces these issues if it is not maintained appropriately. Mr. Hinz asked to clarify that condition #1 and #3 can be removed as those conditions have been met with the revised submission. Mr. Nau responded affirmatively and stated that condition #2 also requires alteration to remove the reference to the proposed parking area that is no longer part of the proposed plans. Motion by Vajgrt to approve a general development and specific implementation plan and planned development amendment for a drive-through expansion for property located at 1863 Jackson Street with the following conditions: 1) Base standard modification to allow down to a 5-foot side yard setback for the drive-through bypass lane; __________________________________ Plan Commission Minutes 10 August 15, 2017 2) Base standard modification to exempt the buffer yard requirement for the 6-foot tall privacy fence along the west property line and instead be landscaped with more intensive plantings as approved by the Department of Community Development. Seconded by Kiefer. Motion carried 7-0. VI. NEIGHBORHOOD MEETING-COMPREHENSIVE PLAN LAND USE AMENDMENT The neighborhood meeting is being held to receive comments on a potential Comprehensive Plan Land Use Amendment in the southwest area of the city. This area is located just south of the Southwest Industrial Park and is bounded by STH 91 on the north to northeast, Clairville Road on the west. and STH 44 on the south, The City’s Comprehensive Plan identifies this general area as appropriate for future industrial land use and is comprised of mostly undeveloped agricultural lands with scattered residential uses and is a future growth area of the community. The City has received a Comprehensive Plan Land Use Amendment request to consider changing the future land use of a property in the subject area to residential which could have larger implications. Therefore, staff feels it necessary to look at the overall future land use in the broader area and is seeking comments from property owners in the vicinity regarding this matter. After receiving these comments, staff will develop an analysis and land use recommendation for the area that may include land use changes to be considered at a later date. Mr. Burich discussed the land use amendment process and reviewed the map of the area to be considered for possible amendment. He reviewed the specific site proposed to be amended to residential use from its current industrial designation. He reviewed the map showing the area to possibly be amended to residential as well as a portion to be potentially commercial and industrial. He stated that he had already heard comments from United Cooperative who have rail use of tracks in their immediate vicinity which could potentially cause noise complaints with residential uses and another party on the south side of STH 44 who had concerns with the change limiting the future industrial use on the south side of the highway. He further stated that he was anticipating bringing the land use amendment forward for the first meeting in September depending on the comments received. Mr. Thoms questioned the location of the transload facility recently developed. Mr. Burich displayed on the map the location of this facility. Mr. Thoms commented on the potential for this facility to expand over time. Ms. Propp noted that the potential land use and zone changes were depicted on the materials to be from STH 44 and to the north however the map shows this area as being industrial use. She questioned if this proposal was not changing the area to the south of STH 44. She also requested further information on the amount of industrial land available in the community. Mr. Burich responded negatively and discussed that an analysis is being done on industrial park land as there seems to be an excess of industrial area in the community. He stated that he will __________________________________ Plan Commission Minutes 11 August 15, 2017 have more information at the next meeting regarding this analysis. He also reviewed various maps depicting the industrial land inventory, multi-family and residential land inventory, the southwest industrial area as it currently exists with the Comprehensive Plan land use recommendations, the southwest industrial area with potentially proposed amendments, and the southwest industrial area land soil conditions. Mr. Borsuk commented that not only the absorption but the intensity of the use should also be discussed as the transload facility and United Cooperative may have a different impact on adjacent land uses due to their intense industrial use. Mr. Burich discussed the uses in this area that create noise as part of normal business operations related to heavy industrial use. Mr. Borsuk stated that general economical interest and prospects for industrial uses should also be considered. Mr. Burich commented that we also have to take into consideration the amount of wetlands in this area when looking at developable land. Mr. Thoms discussed the transload facility and expansion of its use which is likely due to the industrial uses in our community and the traffic that will most likely increase on STH 91 due to its use. He also commented about the absorption rates discussed with East Central Regional Planning Commission during the Comprehensive Plan Update meetings and that we have to take into consideration the growth patterns for residential uses in and around the city and balancing the two types of uses and land availability. He further discussed his concerns with industrial intensity and use in that area and that we do not want to create avoidable conflicts by allowing uses that may not be compatible in an area. Mr. Burich discussed plans for industrial uses on the outskirts of the community and reviewed land use maps which need to be reviewed and adjusted periodically. Mr. Burich again requested comments from the neighbors in attendance regarding their opinions on the potential land use amendments. No one from the public requested to speak. Jacqui Miller, S.C. Swiderski, 401 Ranger Street, Mosinee, representing the petitioner for the request, stated that they would like to develop 140 units of multi-family housing units on a 15 acre parcel located on the eastern side of the subject site area being considered for a potential land use amendment. She discussed the vacancy rates for multi-family housing units in the community and stated that their company prefers to locate their housing developments on the outskirts of the city. She also discussed some of the other apartment developments they have constructed in other communities and that their strategy is to place units near communities that offer job opportunities and that their project could spur further development and provide a buffer between the uses to the east and the industrial uses in the vicinity. __________________________________ Plan Commission Minutes 12 August 15, 2017 Mr. Thoms questioned how they view the impact on their development with the potential expansion of the industrial use for the transload facility in this area. Ms. Miller responded that they have housing developments close to railroad facilities in other areas and do not see it as an issue as there is more potential for job opportunities near these types of facilities. She further stated that they have dealt with this situation in other areas successfully. Mr. Borsuk inquired if they have looked into developing apartments in the central city. Ms. Miller responded that they prefer to develop their housing units on the outskirts of a community rather than within the central city area and locating their units in areas of potential growth. Gary Eake, realtor representing the property owner, commented that there are residential properties to the east of the subject site and it abuts properties in the Universal Business Park so he felt the site was adequately buffered on the east side. He stated that the property to the west is wetlands and not very developable but could potentially be utilized as a detention basin area in the future which would provide an additional buffer area for the development. Mr. Burich discussed the subject parcel requesting the land use amendment and the location of residential uses to the east of this site and the need to look at the broader area for consideration of land use amendments. As no neighbors opted to comment at this time, he asked that anyone who wished to discuss the matter either email or call him with concerns or comments regarding the potential amendments. Mr. Borsuk discussed the approval of the multi-family housing development on Ripple Avenue and Oregon Street and that the land use was already appropriately designated for residential use however the city is experiencing conflicts with industrial and residential uses in this area particularly with the proposed expansion of the industrial facility in this location. He felt we should use this situation as an example as heavy industrial uses will operate on more than one shift at a minimum. Also part of our vision with the Comprehensive Plan was the redevelopment of the core of the city and discussions regarding discouraging large scale developments on the perimeters of the city which do not advance this initiative and the additional costs related to the extension of city services to these areas. Mr. Thoms discussed encouraging housing near industrial parks to provide residents with alternatives to walk or bike to work and that people want to live in the country and not just in central city locations. He questioned if we have wetland areas delineated within this vicinity. Mr. Burich responded that wetlands have not been delineated in this area as yet and displayed a map of soil types in the area which gives some type of indication of areas that would be considered possible wetlands. Mr. Fojtik commented that it sounds as though the petitioner has worked with other communities successfully on this type of development, however these cities are not the size of Oshkosh and do __________________________________ Plan Commission Minutes 13 August 15, 2017 not have the intensity of industrial use found in our community. He did agree that not all people desire to live in the central city area and want to live closer to employment opportunities and that the proposal was an intriguing issue. OTHER BUSINESS Mr. Borsuk commented that he felt that the Plan Commission should review what the overall plan is for the Oregon Street reconstruction and development to ensure that it is consistent with the City’s Comprehensive Plan and provides the Commission an opportunity to comment on the plans. He requested that this item be placed on a future agenda when conceptual plans have been prepared. There being no further business, the meeting adjourned at approximately 5:34 pm. (Vajgrt/Hinz) Respectfully submitted, Mark Lyons Principal Planner