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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 February 6, 2018 PLAN COMMISSION MINUTES February 6, 2018 PRESENT: David Borsuk, Ed Bowen, Steve Cummings, Thomas Fojtik, John Hinz, John Kiefer, Thomas Perry, Kathleen Propp, Robert Vajgrt, EXCUSED: Michael Ford, STAFF: Darryn Burich, Planning Director; Mark Lyons, Principal Planner; Brian Slusarek, Assistant Planner; Jeff Nau, Associate Planner; Steven Wiley, Assistant Planner; Steve Gohde, Assistant Director of Public Works; 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 January 16, 2018 were approved as presented. (Vajgrt/Borsuk) I. ACCESS CONTROL VARIANCES TO ALLOW INCREASED DRIVEWAY ENTRANCE WIDTH, CURB CUT WIDTH, DRIVEWAY SPACING, AND REDUCED LATERAL CLEARANCE AT 2175 W. 9TH AVE The petitioner requests an access control variance to permit the following: 1. Increased entrance width to 36 feet where municipal code allows a maximum of 30 feet. 2. Increased curb cut width to 46 feet where code allows a maximum of 40 feet. 3. Reduced driveway spacing to 110 feet (east) where code requires a minimum 125 foot spacing between driveways. 4. Reduced lateral clearance from West 9th Avenue to 22 feet where code requires a minimum of 75 feet. Mr. Slusarek presented the item and reviewed the site and surrounding area as well as plans for the redevelopment of the site for a new gas station and associated parking. He stated staff is supportive of this request as the increased entrance width is necessary to provide for a three-lane entrance/exit to the site with a 4’ wide median/rumble strip. This entrance configuration is needed for sufficient access to the site for customers as well as delivery trucks. The increased curb cut width is needed to accommodate the increased entrance width. . Staff does not have concerns with the proposed spacing reduction as the driveway entrance is centrally located on the lot and it would not be feasible to meet the spacing requirement from the driveways on each of the adjoining properties. He stated in this particular case staff does not see the requested reduction as a major issue as most commercial properties in the immediate vicinity have nonconforming lateral clearances and the proposed lateral clearance will be consistent with other commercial sites in the surrounding area. Mr. Bowen arrived at 4:02 P.M. There was no discussion. __________________________________ Plan Commission Minutes 2 February 6, 2018 Motion by Vajgrt to approve access control variances to allow increased driveway entrance width, curb cut width, driveway spacing, and reduced lateral clearance at 2175 W. 9th Avenue. Seconded by Borsuk. Motion carried 7-0. II. 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 Standards to allow for size reduction of window openings at 1333 W. Bent Avenue. The Plan Commission discussed and laid over the item at the January 2nd, 2018 meeting. The Plan Commission asked staff to work with the applicant to find a solution that could maintain the architectural integrity of the home. Mr. Kiefer arrived at 4:05 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 existing conditions and proposed changes. Ms. Propp commended staff for working with the applicant to find a solution and preserve the home’s architectural integrity. Motion by Vajgrt to approve a residential design standards variance to allow window area reduction at 1333 W. Bent Avenue with the following finding: The variance will not be contrary to the public interest because the decrease of window area will not adversely affect the structure’s architectural design, the neighborhood character, or curb appearance of the block. And the following conditions: 1. Window trim to match color and appearance of the existing windows on the home. 2. Proposed work to meet all applicable residential design standards. 3. Applicant to discuss with Building Inspectors and ensure that the window choices and opening widths meet all applicable building codes including light/ventilation and egress requirements. 4. Windows would be installed consistent with the proposal detailed in the “Analysis” section above. Seconded by Kiefer. Motion carried 8-0. III. TWO-LOT LAND DIVISION/CERTIFIED SURVEY MAP AND RIGHT OF WAY DEDICATIONS FOR PROPERTY LOCATED AT 2175 PUNHOQUA STREET (LAKESHORE MUNICIPAL GOLF COURSE) __________________________________ Plan Commission Minutes 3 February 6, 2018 The petitioner is seeking approval of a two-lot land division/certified survey map from one existing parcel containing a total of 65.565 acres. The petitioner is also requesting approval of two right-of-way dedications, the first, an unnamed street beginning at the northern limit of N. Koeller Street and the other a corner radius dedication at the northwest corner of N. Eagle Street and Oshkosh Avenue. Mr. Nau presented the item and reviewed the site and surrounding area and discussed the need for a land division to enable the City to begin to develop a street network to access the proposed Oshkosh Corporation’s Global Headquarters site. He described the street dedication beginning at the north end of N. Koeller Street, northeasterly to the west property line of Oshkosh Corporation’s parcel. The east end of the dedication is designed to connect with the anticipated extension of N. Westfield Street, completing a looped roadway. The second dedication is a 25-foot corner radius right-of-way dedication at the northwest corner of N. Eagle Street and Oshkosh Avenue to allow for easier installation of wheel chair ramps and traffic signals. Ms. Propp questioned how the right of way dedication would allow public access to the Oshkosh Corporation site. Mr. Nau provided a map to show the right of way dedication beginning at N. Koeller Street and ending at the west property line of Oshkosh Corporation’s site. Mr. Bowen questioned why the network of roads is not being dedicated at one time and why the roads are being dedicated without a final decision on the Traffic Impact Analysis. Mr. Burich stated the N. Westfield extension needs to be officially mapped and will be presented to Plan Commission. He stated the roads Mr. Bowen is referring to east of the potential N. Westfield extension would be private drives, not a public road. The City is dedicating right of way for the roads that have plans. Motion by Vajgrt to approve the two-lot land division/ certified survey map and right of way dedications for property located at 2175 Punhoqua Street (lakeshore Municipal Golf Course). Seconded by Borsuk. Motion carried 8-0. IV. ASSESSOR’S PLAT – CEAPE AVENUE AREA The City is requesting approval of an Assessor’s Plat containing seven single family lots identified as the Assessor’s Plat – Ceape Avenue Area. Mr. Nau presented the item and reviewed the proposed replat of a portion of Block 30 of Leaches Map of the Eighth Ward that will rectify existing lot line issues affecting the subject properties. A surveying and engineering company was hired to prepare the Assesor’s Plat at the recommendation of the Oshkosh Common Council at its July 25, 2017 meeting. Property owner’s and the surveyor met to determine property lines based on historic use and occupation of the properties. The plat was approved by the Wisconsin Department of Administration on Nov. 14, 2017 and was then available for public review for a 30 day period. Mr. Nau stated the Assessor’s Plat corrects all of the non-conforming issues including lot lines crossing through structures and driveways. __________________________________ Plan Commission Minutes 4 February 6, 2018 There was no discussion on the item. Motion by Vajgrt to approve the Assessor’s Plat for the Ceape Avenue area. Seconded by Bowen. Motion carried 8-0. V. PLANNED DEVELOPMENT FOR AN AMENDED GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR AN INDOOR STORAGE FACILITY / OUTDOOR DISPLAY LOCATED AT 900 N. KOELLER STREET The petitioner requests approval of an amended General Development Plan and approval of a Specific Implementation Plan to allow for redevelopment at 900 N. Koeller Street for an indoor storage facility / outdoor display. 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 proposed development consisting of Lot 1 which is 9.05 acres and Lot 2 which is approximately 1.7 acres. U-Haul is planning to develop the existing building on Lot 1 into 1,000 climate controlled storage units, a 3,000 sq. ft. retail/office area and associated outdoor display for vehicles, trailers, and etc. No specific uses are identified for Lot 2 at this time but will be subject to the standard of the SMU-PD district and require its own Specific Implementation Plan approval. Mr. Lyons reviewed the stormwater management, landscape plan, signage, lighting and building facades and all conditions recommended for this request. Mr. Borsuk inquired about the stormwater management plan and if there should be a condition to show the location of the stormwater management on the site plan, once the threshold is reached of 20,000 square feet of new concrete. Mr. Gohde stated the threshold of 20,000 square feet is for impervious disturbed pavement. Any new surface laid down would need to meet the 40% control. He stated the Plan Commission would not need to add a condition since these standards are part of State Code and would be evaluated by staff during site plan review. Mr. Borsuk inquired where the refuse storage was located on site and if there are any above ground storage tanks. Mr. Lyons responded there are no above ground storage tanks. The refuse storage is located behind the northeast corner of the building. Mr. Hinz inquired if the 400 sq. ft. pylon sign included the 50 sq. ft. reserved for future signage for Lot 2. Mr. Lyons confirmed the 50 sq. ft. of signage reserved for Lot 2 is included in the 400 sq. ft. pylon sign on Lot 1. Ms. Propp questioned where the snow would drain when pushed to the southwest corner of the lot. __________________________________ Plan Commission Minutes 5 February 6, 2018 Mr. Gohde responded the site has numerous inlets where water would drain. He stated an issue the site currently has is snow being pushed over the bank into Sawyer Creek. Installing a curb and landscaping will not allow snow to be piled into Sawyer Creek. Mr. Cummings arrived at 4:48 PM. Mr. Borsuk stated he would like to see more landscaping and possibly arborvitae to screen the shunting area. Mr. Burich stated the intention of the proposed landscaping around the shunting area is to add elements to break up the mass of the vehicles, not necessarily to create a wall. Ms. Propp stated the applicants have come a long way from the initial request and stated she is ready to support it as proposed. Ms. Propp was not in favor of screening the shunting area because the vehicles help promote the business. Motion by Propp to approve the amended General Development Plan and Specific Implementation Plan for an indoor storage facility/ outdoor display located at 900 N. Koeller Street with the following conditions: 1. Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration. 2. Cross access easements provided between Lot 1 and 2. 3. Vehicle access restriction placed along the entire street frontages of Lot 2. 4. Full closure of the western most driveway on Robin Avenue per Department of Public Works standards. 5. Deliveries shall be limited to straight trucks only. 6. If Lot 2 has not been developed within 3 years all asphalt shall be removed and the area return to a vegetative state. 7. A minimum of 4 bicycle spaces/ bike rack as required by Section 30-175(R). 8. On-site pedestrian connection/walks required from public sidewalks through and around parking areas to the building entries per Section 30-173(E). 9. Positive drainage provided for Lot 2 per Department of Public Works standards. 10. Front vehicle display area limited to pick-up trucks and vans only. 11. No outdoor storage allowed outside of the designated vehicle display and vehicle shunting areas. 12. A code compliant lighting plan submitted and approved as part of the Site Plan Review process. 13. Final storm water and utility plans approved as part of the Site Plan Review process. 14. Outlot 1 will provide 700 points of street frontage landscaping with 50% devoted to tall trees and 30% devoted to medium trees. 15. Two additional evenly spaced low deciduous trees placed in the shunting landscaping island. 16. Four additional tall deciduous trees along the south property line. 17. Final landscaping plan approval by the Department of Community Development. 18. No freestanding signage allowed for Lot 2. 19. Pylon sign located on Lot 1 will provide a minimum 50 sq. ft. tenant panel for Lot 2. 20. Copy of the approved Notice of Intent of the Department of Natural Resources. 21. Base standard modification to permit 746 sq. ft. of wall signage. Seconded by Vajgrt. Motion carried 9-0. __________________________________ Plan Commission Minutes 6 February 6, 2018 VI. CONDITIONAL USE PERMIT, GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR AN INDOOR PERSONAL STORAGE FACILITY LOCATED AT 2175 – 2185 S. KOELLER STREET The applicant requests approval of a Conditional Use Permit, General Development Plan and Specific Implementation Plan to allow for an Indoor Storage Facility located at 2175 – 2185 S. Koeller Street. 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 proposed redevelopment of the existing commercial structures located on three parcels for indoor, climate controlled self-storage facility and service office. He discussed site access, landscaping, signage and building facades which includes a pedestrian overhead door to the south building elevation. He stated the applicant is proposing to modify two of the existing loading docks to make accessible via semi-trailer, short trucks and personal vehicles. Mr. Borsuk inquired about updating the landscaping on the property and if the applicant would consider additional landscaping in the parking lot since the site is an entrance into the City. Mr. Lyons responded the applicant would be responsible for updating the existing landscaping on the property but not required to install additional landscaping at this time. He stated the applicant does not have a definite plan for the parking lot at this time. Mr. Borsuk inquired if there was similar disrepair in landscaping among the other owners in the complex that should be followed up on. Mr. Lyons responded staff is noticing those property owners of the landscaping that has fallen into deficiency. Ms. Propp stated the 370 units would be accessible by semi-trailer or short trailer and personal vehicle. She inquired if there was proper ventilation for the vehicles driving through the building. Ken Kosikowski from Consolidated Construction, 4300 N. Richmond Avenue in Appleton responded that the loading docks would have trolleys or carts to transport to the storage units. At this time they are not proposing vehicle access through the building. If in the future if vehicles would go through the building, it would have to meet ventilation requirements per state code. Mr. Borsuk inquired if the applicant would consider more intensive landscaping along Highway 44. John Peret, representing Phoenix Realty, responded that they are unsure of what they will do with the parking lot. He stated if they decide to develop a portion of the parking lot they would address landscaping at that time. The landscaping along the perimeter will be brought up to code. He stated they were willing to work with staff if the plan commission recommended more landscaping, but was concerned about too much landscaping blocking out the building. Motion by Propp to approve the conditional use permit, general development plan and specific implementation plan for an indoor personal storage facility located at 2175-2185 S. Koeller Street with the following conditions: __________________________________ Plan Commission Minutes 7 February 6, 2018 1. Combine parcels 91323100401, 91323100402 and 91323100403. 2. Evidence of or creation of cross access agreements will be required between all lots contained within the development area to enable site access and internal circulation between parcels. 3. Final landscaping shall be approved as part of the Site Plan Review Process. Seconded by Vajgrt. Mr. Bowen stated he has concern with the potential redevelopment of the area because storage units tend to not add value to retail areas. He stated his vote would be against the use of storage units on the site. Mr. Borsuk stated he would like the applicant to work with staff to enhance the visuals of the property. Motion carried 7-2. (nay: Bowen; Perry) VII. CONDITIONAL USE PERMIT & SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR AN OUTDOOR DISPLAY AREA AT 3911 SOUTH WASHBURN STREET The applicant requests approval of a Conditional Use Permit and a Specific Implementation Plan amendment for an outdoor display area. Mr. Slusarek presented the item the item and reviewed the site and surrounding area as well as the land use and zoning classifications in the area. He reviewed the Conditional Use Permit and Planned Development (CUP/PD) approved by Council in 2007 for an RV park and camp store, and amendments to the Conditional Use Permit and Planned Development in 2009 to allow the RV park and camp store to remain open year round, and in 2010 to allow the site to complete the RV park and camp store in phases. He stated staff issued a correction notice to the property owner for placement of structures at the site without permit/ approval. The petitioner then submitted an application for a CUP/PD amendment to allow an outdoor display area for storage units. Following the CUP/PD amendment request, staff inspected and determined that conditions of the approved CUP/PD are not being met, and the required improvements by the approved site plan have not been completed. He stated staff is not supportive of the request for the outdoor display area as the proposed location of the display area is on pavement that was required to be removed and appears to be within the front setback area. Compliance with the existing CUP/PD conditions and approved site plan should be met before considering additional uses for the site. Staff does not feel that an outdoor display area fronting S. Washburn St. is an appropriate use when considering the character of this corridor. Mr. Bowen inquired if there was an area on the site that would be appropriate for the storage units. Mr. Burich stated staff would prefer to see the storage units in the back of the site. Marty Schibbelhut 1077 Meadow Lane, Fond du Lac, owner of OshVegas Palms stated there are two landscape islands planned for the site, but instead, installed a 200 foot long by 6 foot wide, tree landscaped area with six more trees than what was required. He stated it would be difficult for RV’s to navigate the site if more pavement was removed. __________________________________ Plan Commission Minutes 8 February 6, 2018 Mr. Bowen inquired if operation of the site since the approval of the amended CUP/PD has given the owner a better sense of where things should be on site. Mr. Schibbelhut responded by installing the landscape islands where they were proposed would not allow RV’s to enter the site. By modifying the landscape plan and installing the landscape down the middle of the drive, RV’s may use either side of the drive. Mr. Bowen stated it may benefit to survey the existing conditions and bring the site into compliance before Plan Commission votes on an outdoor display area. Ms. Propp inquired if RVs park along the landscaping installed down the drive. Mr. Schibbelhut responded that the area is used for RVs staying one night. The back of the site is reserved for RVs with longer stays. Ms. Propp stated the landscape on site is not consistent with the site plan which makes it an issue. Mr. Borsuk stated how the property was developed is independent of the action that needs to be taken and the Plan Commission needs to decide if it is appropriate to have storage sheds on the property. Mr. Schibbelhut stated the OshVegas site was chosen for the storage units because of the site’s accessibility to Highway 41. The concrete barriers prevent visibility of the site from Highway 41, so the only concern for visibility of the storage units is traffic on S. Washburn Street. The storage units are quality units that enhance the property. Ms. Propp understood wanting visibility of the storage units from S. Washburn Street. She stated there may be an alternative location on the site rather than the front of the property. Mr. Hinz inquired if the setbacks are an issue or if the outdoor display is an issue. Mr. Burich stated some of the structures are currently in the setback, but could be moved to achieve compliance. The second issue is storage units were not approved as part of the Planned Development and if they remain in the south east corner of the lot, would be outdoor display in the front yard. Mr. Hinz inquired if the item was laid over would the owner would work with staff to find an alternative location on the property for the storage units. Mr. Schibbelhut stated he would work with staff. Mr. Borsuk stated outdoor display does not belong in the front yard on Highway 41. Ms. Propp stated if layover would help find a location for the storage units, she would be in favor of laying the item over. Mr. Bowen stated the business plan for the site seems to have evolved. Denying the request is not productive to the development of the site. He stated he believes there is a location for the storage units on site and is supportive of a layover. __________________________________ Plan Commission Minutes 9 February 6, 2018 Mr. Perry stated the storage units need visibility in order to market themselves and if they are moved to the rear of the property, it may not make sense to keep them on the property. Mr. Perry stated he was concerned if the request is approved that the owner would not comply with conditions set forth based on the sites noncompliance. Mr. Perry stated his preference to vote on the item as requested. Motion by Hinz to lay over the conditional use permit and specific implementation plan amendment for an outdoor display area at 3911 South Washburn Street. Seconded by Bowen. Mr. Borsuk stated his preference is to deny the request and have the applicant submit a new site plan because the operation of the site is different than what was submitted and approved. Motion carried 5-4. (nay: Fojtik, Borsuk, Cummings, Perry) There being no further business, the meeting adjourned at approximately 5:35pm. (Vajgrt/Hinz) Respectfully submitted, Darryn Burich Director of Planning Services