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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 January 2, 2018 PLAN COMMISSION MINUTES January 2, 2018 PRESENT: David Borsuk, Ed Bowen, Thomas Fojtik, John Hinz, Steve Cummings, Kathleen Propp, John Kiefer, Robert Vajgrt, Michael Ford EXCUSED: none STAFF: Darryn Burich, Planning Director; Mark Lyons, Principal Planner; Steven Wiley, Assistant Planner; Steve Gohde, Assistant Director of Public Works; Todd Taves, Ehlers Associates; Andrea Flanigan, 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 December 19, 2017 were approved as presented. (Vajgrt/Ford) I. RESIDENTIAL DESIGN STANDARDS VARIANCE TO ALLOW WINDOW AREA REDUCTION AT 1333 W BENT AVENUE The applicant is requesting approval of a variance from the City’s Residential Design Standard to allow partial closure of window openings and eliminate a window on the north (front) façade at 1333 W. Bent Avenue. Mr. Kiefer arrived at 4:02 pm. Mr. Wiley presented the item, reviewed photos of the home and discussed the surrounding area which is predominantly residential. He discussed the proposed changes to the windows and provided a sketch of the changes. Mr. Wiley questioned whether a hardship exists to justify the potential negative impact on the main façade’s architectural integrity. Staff recommended denial of the variance request with the understanding that the applicant may present further information at the Plan Commission meeting that may change the recommendation. Mr. Bowen arrived at 4:04 pm. Elizabeth Nazario, 1333 W. Bent Avenue, stated all windows throughout the house are very close to the floor and is concerned with children climbing in them. She stated her intention to move the kitchen sink under the main first floor window, which would reduce the size of the window. Mr. Hinz questioned if the applicant was raising all of the windows and how far away the windows were from the floor. Ms. Nazario responded the plan is to raise all of the windows in the house and that the windows are approximately 18 inches from the floor. __________________________________ Plan Commission Minutes 2 January 2, 2018 Ms. Propp stated some of the windows on the front of the house looked newer. Ms. Nazario responded some of the windows are newer but were installed improperly and would need to be redone. Mr. Bowen inquired if staff was concerned with the percent reduction of the windows or the type of window being proposed. Mr. Burich stated both size reduction and the orientation of the windows were concerns. Mr. Bowen stated without knowing the product being used and exact height of the windows from the floor, he believes staff would be able to work with the applicant on the details of the request and come back at a later date. Motion by Bowen to layover the residential design standards variance to allow window area reduction at 1333 W. Bent Avenue. Seconded by Hinz. Motion carried 9-0. II. GENERAL DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT REQUEST FOR A DOG DAYCARE AND OVERNIGHT BOARDING AT 2575 STATE ROAD 44 The applicant requests approval of a General Development Plan and Conditional Use Permit for construction of a dog daycare and overnight boarding at 2575 State Road 44. Mr. Lyons presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in the area. He discussed the entrances, parking area, and driveway access for the development and reviewed the conceptual site plan. A final landscape plan will be submitted as part of the Specific Implementation Plan. He stated the building elevations do not meet the City’s Exterior Design Standards of a minimum of 50% Class I materials on a front or street facing façade and will need to be addressed in the Specific Implementation Plan. Final plans for all aspects of the development will be reviewed at the time of the Specific Implementation Plan submittal. He also reviewed the conditions recommended for this request. Mr. Borsuk inquired if the applicant would change the orientation of the building so the front of the building faced State Road 44 and the parking was in the rear. Melissa Fairchild, petitioner, responded she would like the building to face State Road 44 if possible. Ms. Propp questioned if the applicant was able to comply with the change in building materials. Ms. Fairchild responded she would comply with the change in building materials but noted that it would add to the overall cost. Motion by Vajgrt to approve a General Development Plan and Conditional Use Permit for a dog daycare and overnight boarding at 2575 State Road 44 with the following conditions: __________________________________ Plan Commission Minutes 3 January 2, 2018 1. Driveway shall be located a minimum of 175’ from the State Road 44 right-of-way line. 2. Building elevations to comply with the city’s exterior design standards in Section 30-243. Seconded by Hinz. Motion carried 9-0. III. ZONE CHANGE FROM SMU SUBURBAN MIXED USE DISTRICT TO SMU-PD SUBURBAN MIXED USE DISTRICT WITH PLANNED DEVELOPMENT OVERLAY AND APPROVAL FOR A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR PROPERTY LOCATED AT 2130-2150 S. WASHBURN STREET The applicant requests a zone change from SMU Suburban Mixed Use District to SMU-PD Suburban Mixed Use District with Planned Development Overlay and approval for a General Development Plan and Specific Implementation plan for property located at 2130-2150 S. Washburn Street Mr. Lyons presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. He stated the applicant proposed no changes to the existing layout of the building or parking area but is proposing to install a new monument sign for the southern building. He explained that the zone change to SMU-PD would allow the applicant to locate the new sign closer to the property line than current setbacks would allow with approval of a base standard modification and prepare the property for future modifications of the site design. Mr. Lyons stated during the applicant’s recent renovation of the site approximately 1/3 of the asphalt area on the northern lot was removed. The buildings can accommodate 295 employees when at full capacity for training. The site currently has 193 parking stalls and if more parking stall were removed to accommodate the sign, the applicant feels it would be detrimental to their business. Anthony Cook with C.R. Meyer, applicant, stated some of the parking lot was removed to provide a better look for the building from the Highway 41 corridor. If the sign was placed at the 25’ set back, even more parking would need to be removed. Motion by Bowen to approve a zone change from SMU Suburban Mixed Use District to SMU-PD Suburban Mixed Use District with Planned Development Overlay and approval for a General Development Plan and Specific Implementation plan for property located at 2130-2150 S. Washburn Street with the following conditions for the general development plan: 1. Base Standard Modification from the required 25’ sign setback to 6’6’’ for the proposed monument sign. 2. Landscaping around all sides of proposed monument sign shall be approved by the Department of Community Development. Seconded by Vajgrt. Motion carried 9-0. IV. PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT FINANCING DISTRICT #34 OSHKOSH CORPORATION HEADQUARTERS; DESIGNATION OF BOUNDARIES AND APPROVAL OF PROJECT PLAN Tax Incremental District No. 34 (the “TID” or “District”) is a proposed industrial district, comprising 32.80 acres of the Lakeshore Municipal Golf Course, is being created to pay the costs of development __________________________________ Plan Commission Minutes 4 January 2, 2018 incentives and public infrastructure needed to facilitate construction of Oshkosh Corporation’s new global headquarters which will help to retain 450 current jobs as well as create an additional 200 jobs over time. The City anticipates making expenditures of approximately $12.24 million to undertake projects identified in the Project Plan with major costs going to infrastructure development, site preparation, and development incentives. Project costs include development incentives in the form of a $6 million City contribution to the Project and additional incentive payments for creation of incremental value that produces tax increment in excess of $500,000 annually. All development incentive payments will be made on “pay as you go” basis. The City will also incur an estimated $6.16 million in public infrastructure and related costs needed to allow for the Plan to proceed including; street improvements; water and sanitary sewer system improvements; storm water management improvements; demolition of the existing clubhouse; natural gas and electric installation; construction of Riverwalk trail; and a traffic impact analysis. Page 20 of the Project Plan shows the map of proposed improvements (in and outside the district) and detailed estimated project costs are on page 22. Mr. Burich presented the item and reviewed the site and surrounding area as well as the land use, zoning classifications and the boundaries of the TID district. He discussed improvements included in the TID project plan as well as the estimated project costs and method of financing. Mr. Burich stated there are outside the district costs, for example N. Westfield St. and Koeller St. improvements that will be paid for by TID #34 and TID #35. Ms. Propp questioned why project costs in TID #34 and #35 were duplicated. Mr. Burich responded that some of the costs are shared between the two TIDs districts, such as the Traffic Impact Analysis and are considered outside the district costs. Mr. Bowen inquired about the riverfront trail and how it is incorporated in the larger riverwalk and trail system in the City. Mr. Burich responded that the goal is to connect the riverfront trail to the Tribal Heritage Trail which connects to the Wiouwash Trail. To the east, the trail could pass through Rainbow Park, over the Oshkosh Avenue Bridge to connect with the trails running east and west along the north shore of the Fox River. Mr. Bowen questioned why the administrative costs were delayed to years 2031-2039. Mr. Taves responded that the administrative costs are delayed in TID #34 because the first $500,000 generated by tax revenue from the TID will go to Oshkosh Corporation until the total amount aggregates to $6 million. After the $6 million is reached, any increment above $500,000 for the life of the TID will get paid to Oshkosh Corporation. Roughly the first 10 years of the TID, there will be no monies that remain in the TID to pay for administrative costs. Mr. Kiefer questioned if the money for infrastructure costs such as storm water, sewer and street construction is paid for by the TID or utilities. __________________________________ Plan Commission Minutes 5 January 2, 2018 Mr. Taves responded that most of the infrastructure costs are to be paid with existing funding from previous borrowing, grant funds and tax increment financing. Mr. Bowen questioned if special assessments are anticipated for the infrastructure. Mr. Gohde responded that there has not been an exact determination if there will be special assessments. Ms. Propp inquired if TID money will pay for park improvements. Mr. Burich responded park improvements could be paid for by the money from the land sale but has not been determined because the park plan is not in place. Mr. Fojtik opened the Public Hearing on the proposed Tax Increment Financing District #34 Oshkosh Corporation Headquarters. Dan Jensen, 1319 Oshkosh Avenue, inquired what the financial ramifications are for owning a home in TID #34 or #35. Mr. Taves explained that homes in a TID are still assessed the same as homes outside the TID and pay the same tax rate and tax bill. If improvements to a property are made during the life of the TID, the increment from the improvements goes back into the TID to pay for the program of improvements that the City intends to make within the district. Mr. Fojtik closed the Public Hearing on the proposed Tax Increment Financing District #34 Oshkosh Corporation Headquarters. Motion by Borsuk to approve the proposed creation of Tax Incremental Financing District #34 Oshkosh Corporation Headquarters; Designation of boundaries and approval of project plan. Seconded by Vajgrt. The Commission discussed the financing for the infrastructure and their concerns about using special assessments to pay for the infrastructure. Motion carried 9-0. V. PUBLIC HEARING ON PROPOSED CREATION OF TAX INCREMENT FINANCING DISTRICT #35 OSHKOSH AVENUE REDEVELOPMENT; DESIGNATION OF BOUNDARIES AND APPROVAL OF PROJECT PLAN Tax Incremental District No. 35 (the “TID” or “District”) is a proposed district “in need of rehabilitation or conservation” comprising approximately 65.56 acres located along the Oshkosh Avenue corridor general between I-41 on the west and the Fox River on the east. The District is being created to pay the costs of public infrastructure and other costs needed to facilitate redevelopment along this corridor that is expected to occur because of the construction of Oshkosh Corporation’s new global headquarters on a portion of the Lakeshore Municipal Golf Course to the immediate north of the District and new private redevelopment along Oshkosh Ave. __________________________________ Plan Commission Minutes 6 January 2, 2018 The City anticipates making total expenditures of approximately $12.25 million to undertake projects identified in the Project Plan. Project costs include an estimated $10.25 million in funding for public infrastructure including; street improvements; water and sanitary sewer system improvements; environmental contingency; streetscaping and landscaping; and a traffic impact analysis. Because the district includes a high percentage of one and two family structures that were built before the Uniform Dwelling Code was adopted in 1980 and are of average grade and condition per the Assessor’s Classification, the Project Plan includes costs relative to creating a revolving loan and grant program targeted at improving the appearance, value, and functionality of that housing stock in the corridor that is a gateway into the community. The corridor also contains a number of older commercial structures, especially in the eastern end of the district near the Sawyer Street intersection, of which nearly all have some type of zoning nonconforming condition that would also have access to the revolving loan program. Mr. Burich presented the item and reviewed the site and surrounding area as well as the land use, zoning classifications and the boundaries of the TID district. He discussed improvements included in the TID project plan, as well as the estimated project costs and method of financing. He stated there is approximately $1.6 million for a façade/site improvement revolving loan fund (RLF) or grant program budgeted within the TIF to encourage private redevelopment consistent with the objectives of TIF #35 project plan. He reviewed the key economic development assumptions that may take place throughout the district which include, a hotel, office building, restaurant, and bank. The TID is projected to close in 2043, which is four years prior to the maximum life of the TID. Mr. Bowen inquired about the process for the RLF program and how dollars are allocated to each property in the district. Mr. Burich responded the program has not been created but it is anticipated the Redevelopment Authority (RDA) will approve the RLF program and approve projects. The goal of the RLF program is to improve values within the district utilizing those funds. Mr. Bowen thought it would be appropriate to have a joint workshop with the RDA, Plan Commission and Common Council to develop the RLF program and make sure priorities are aligned. Mr. Fojtik opened the Public Hearing on the proposed Tax Increment Financing District #35 Oshkosh Avenue Redevelopment. Bob Cruz, 1510 Oshkosh Avenue, stated he is a tenant in the duplex and heard residents could lose their homes due to widening Oshkosh Avenue. Mr. Gohde stated the traffic impact analysis for Oshkosh Avenue is not complete, but it is not anticipated the City would have to acquire houses. Dan Jensen, 1319 Oshkosh Avenue, questioned why Abe Rochlin Park was included in the TID but not Rainbow Park. Mr. Burich responded that the park was included in the TID because of the intersection improvements at Sawyer St. and Oshkosh Avenue. There are no proposed project costs for the park itself. __________________________________ Plan Commission Minutes 7 January 2, 2018 Lynette Radtke, 1817 Oshkosh Avenue inquired about plans in the area near Robbins Restaurant. Mr. Burich responded that traffic is expected to increase in this area. If land was needed for road improvements it could be taken from the north side of Oshkosh Avenue. Mr. Fojtik closed the Public Hearing on the proposed Tax Increment Financing District #35 Oshkosh Avenue Redevelopment. The Commission discussed if it was appropriate to do a traffic impact analysis across the Oshkosh Avenue Bridge to Algoma Blvd. Mr. Burich stated a traffic impact analysis may be needed in that area in the future and could be incorporated with the University. Motion by Vajgrt to approve the proposed creation of Tax Incremental Financing District #35 Oshkosh Avenue Redevelopment; Designation of boundaries and approval of project plan. Seconded by Borsuk. Motion carried 8-0-1. (Bowen abstained) There being no further business, the meeting adjourned at approximately 5:20 pm. (Vajgrt/Bowen) Respectfully submitted, Darryn Burich Director of Planning Services