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HomeMy WebLinkAboutMinutes PLAN COMMISSION MINUTES March 6,2018 PRESENT: Ed Bowen, Steve Cummings, Thomas Fojtik, Michael Ford,John Kiefer, Andrew Mott, Thomas Perry, Kathleen Propp, Robert Vajgrt EXCUSED: David Borsuk,John Hinz STAFF: Darryn Burich, Planning Director;Mark Lyons, Principal Planner;Jeff Nau, Associate Planner;Brian Slusarek,Assistant 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 February 20, 2018 were approved as presented. (Kiefer/Mott) IA: PUBLIC HEARING/ZONE CHANGE FROM TWO FLAT RESIDENTIAL-10 DISTRICT WITH PLANNED DEVELOPMENT OVERLAY AND CENTRAL MIXED- USE DISTRICT TO CENTRAL MIXED USE DISTRICT WITH PLANNED DEVELOPMENT OVERLAY AT 576-582 NORTH MAIN STREET IB. GENERAL DEVELOPMENT AND SPECIFIC IMPLEMENTATION PLAN APPROVAL/PLANNED DEVELOPMENT AMENDMENT FOR DEVELOPMENT OF A PARKING FACILITY AT 576-582 NORTH MAIN STREET Two actions are requested as part of this request: A: Zone change at 576-582 from Two Flat Residential-10 District with Planned Development and Central Mixed Use District to Central Mixed Use District with Planned Development Overlay. B: General Development and Specific Implementation Plan Approval/Planned Development Amendment for Development of a Parking Facility at 576-582 North Main Street Mr. Bowen arrived at 4:03 PM. Mr. Nau presented the item and reviewed the site and surrounding area. Both buildings are currently used as commercial space on the first floors and office/storage space and housing on the second floors. City records for the parcel became inactive following the removal of the residence to the east/rear of the buildings and no new use was established on the lot. However, the property has unofficially been used as a graveled parking area since at least 1994. He discussed the previously approved Conditional Use Permits and Planned Developments that were approved, however, the applicant did not proceed with plans. A condition of approval required three parcels to be combined into one. The lot combination created a multi-zoned parcel which is not usually Plan Commission Minutes 1 March 6,2018 allowed. Staff requested the current owner apply for a rezoning of the entire site to Central Mixed- Use District with Planned Development Overlay to clean up the multi-zone issue. The applicant is proposing to construct a 16-stall parking lot fronting on Jefferson Street to service the existing two residential units at 578 N. Main Street and commercial uses at 576 and 580 N. Main Street. Mr. Nau described the access and proposed parking lot as well as the dumpster enclosure and screening requirements. Because both properties share the proposed enclosure, wording for use and maintenance of the enclosure should be included in the cross-access easement for the parking lot. Mr. Uajgrt arrived at 4:14 PM. Robert,engineer from Harrison& Associates stated the plans from 2011 request have changed, as it has been challenging to rent the building out to tenants in the north building. The owner of the buildings would like to sell 582 N. Main and must split the lot in order to sell. Mr. Ford arrived at 4:18 PM. There was no discussion on the item. Motion by Bowen to approve the zone change request from Two Flat Residential—10 District with Planned Development Overlay and Central Mixed-Use District to Central Mixed Use District with Planned Development Overlay at 576-582 North Main Street and to approve the General Development and Specific Implementation Plan Approval/Planned Development Amendment for Development of a Parking Facility at 576-582 North Main Street with the following conditions: 1. Base standard modifications of the Zoning Code, as follows: • Allow zero foot parking lot side yard setback on the north and south lot lines, • Allow placement of a dumpster enclosure in the Jefferson Street front yard, • Allow zero foot side-yard setback for placement of the proposed dumpster enclosure,- Eliminate nclosure;Eliminate the required pedestrian walk from the building entrance to Jefferson Street, • Eliminate parking lot perimeter landscaping requirements on the north and south lot lines. 2. Approval of proposed Certified Survey Map creating separate lots for 576 and 582 N. Main Street, 3. Cross access easement for shared parking facilities and maintenance/management agreement for proposed shared dumpster enclosure, 4. Parking lot includes wheel stops on the northern row of parking stalls, 5. Refuse enclosure fencing match the existing perimeter fencing on-site; 6. Storm Water grading and drainage plans shall be submitted and approved by the Department of Public Works prior to building permit issuance. Seconded by Propp. Motion carried 8-0-1 (abstain:Ford). Plan Commission Minutes 2 March 6,2018 II. TWO-LOT LAND DIVISION/CERTIFIED SURVEY MAP AND SUBDIVISION VARIANCE REQUEST FOR PROPERTY LOCATED AT 576-582 NORTH MAIN STREET The petitioner is seeking approval of a two-lot land division/certified survey map from one existing parcel containing a total of 0.374 acres. The petitioner is also applying for a variance from the subdivision regulations to allow for the creation of a parcel with a width of 30 feet at the building setback line whereas Section 30-443(H)(6) requires a minimum width of 60 feet at the building setback line for newly-created parcels. Sizes of the proposed lots are as follows: Lot 1 = 10,663 sq. ft., 0.245 Acres Lot 2=5,631 sq. ft., 0.129 Acres Mr. Nau presented the item and reviewed the site and surrounding area. He stated the purpose of the land division is to separate the buildings by creating their own parcels, enabling the owner to control them independently. Proposed Lot 1 meets all of the dimensional requirements of the Central Mixed-Use District in regard to width, depth and area. The dimensions of Lot 2 are proposed to be 30 feet wide by 188 feet deep. Although the Central Mixed Use District does not have minimum dimensional requirements, the subdivision regulations do require a 60-foot minimum width at the building setback line. Staff is in support of the variance request as the size and configuration of the proposed parcel is not unlike the majority of lots located along N. Main Street. Many of the lots are narrow and 100% covered by building footprint with zero front, side or rear building setbacks, typical of a downtown setting. Robert from Harris&Associates stated when the buildings were constructed the building were on two separate parcels. He stated he checked for a firewall and confirmed there was one between the buildings. He also verified with the Department of Public Works that there are separate sanitary and water laterals for each proposed parcel. Gas and electric easements will be shown on the CSM. Mr. Nau stated the Assistant Director of Public Works, Steve Gohde, asked that condition#3 be modified to include language stating, if there is only one water lateral servicing both parcels, one of the parcels will need to acquire their own water service. Motion by Vajgrt to approve the two-lot land division/certified survey map and subdivision variance request for property located at 576-582 North Main Street with the following conditions as amended: 1. Approved zone change of subject site to CMU-PD; 2. Owner shall provide verification the common wall between the 576 &582 N. Main Street buildings is fire-rated; 3. All public and private utilities shall be shown on the final Certified Survey Map. If water laterals, sanitary and storm sewer laterals are shared by both parcels, one of the parcels must acquire their own water service. Seconded by Kiefer. Motion carried 9-0. Plan Commission Minutes 3 March 6,2018 III. CONDITIONAL USE PERMIT REQUEST FOR A PERSONAL STORAGE FACILITY AT 538 W. 11TH AVENUE The applicant is requesting a Conditional Use Permit for development of a personal storage facility at 0 (538) W. 1111, Avenue. Mr. Slusarek presented the item and reviewed the .24 acre site and surrounding area consisting of a mixture of commercial and residential uses. He stated the applicant is proposing a 43'x42' personal storage building on the site which is permitted as a conditional use within the UMU zoning district and is compatible with existing uses in the area. He reviewed parking,building elevations and landscaping for the proposed site. Gregory Pollesch, applicant for conditional use permit, stated the staff report indicated there will be very few customers using the building. He clarified the building will be used for personal storage and there will be no customers. Ms. Propp inquired if the back portion of the property would be left for green space. Mr. Pollesch confirmed it would be green space. Patricia Diener, 316 Broad Street, stated she was in support of the personal storage facility and complimented the building plans. Motion by Propp to approve a Conditional Use Permit for development of a personal storage facility at 0 (538) W. 11th Avenue. Seconded by Vajgrt. Motion carried 9-0. IV. GENERAL DEVELOPMENT PLAN APPROVAL FOR A HOTEL, COMMERCIAL AND RETAIL USES AT THE 1700 BLOCK OF OSHKOSH AVENUE The petitioner requests approval of a General Development Plan to allow for redevelopment at the 1700 Block of Oshkosh Avenue for a hotel, commercial and retail uses. Mr. Lyons presented the item and reviewed the site and surrounding area consisting of single family residential, recreational uses and vacant commercial properties. The proposed development consists of two phases. Phase 1 includes a CSM creating two lots and development of an approximately 112 room extended stay hotel and associated parking. The hotel is proposed to be a Marriott Residence Inn with construction planned for this spring. The development will require cross-access, storm water, signage and parking easements between parcels. Phase 2 consists of several commercial,retail or service oriented buildings. The applicant shows five buildings and is working with several potential tenants for the area. The lot will include, landscaping, surface parking and storm water detention area. He discussed access to the site from N. Westfield St. and N. Koeller St. extensions. He reviewed the general plan concepts for the storm water management, Plan Commission Minutes 4 March 6,2018 landscaping, sign and building facades which will need to meet Corporate Business Park district zoning requirements. Mr. Lyons stated plans for the site were submitted prior to the completion of the Traffic Impact Analysis and Council decision on Oshkosh Avenue. Oshkosh Avenue is currently a 66 foot wide right of way and the proposed right of way would increase to a 90 foot wide right of way. The City would be looking to acquire 24 feet of right away along Oshkosh Avenue. Preliminary discussions have taken place about a land swap that would include right of way the City would need to acquire for Oshkosh Avenue and the extension of N. Westfield Street and the Outlot created to the north of the proposed development. Staff recommends approval of General Development Plan with the proposed following conditions: 1. Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration. 2. Dedication of right-of-way for the extension N. Westfield Street per Department of Public Works requirements. 3. Cross access, parking, signage and storm water easements provided between lots. 4. Base standard modification to allow joint free standing signage along Oshkosh Avenue. 5. The hotel lot shall not have an independent free standing identification sign. Ms. Propp inquired why the road was curved at the extension of N. Westfield St. Mr. Gohde stated Oshkosh Corporation will have a driveway access at the east end of N. Koeller St. extension. There is a radius on the corner of N. Westfield St. extended and N. Koeller St. extended, to show a distinction between public road and private entrance. Ms. Propp questioned about the size of the out lot between N. Koeller St. extension and the proposed development, and how much right of way is needed along Oshkosh Avenue. Mr. Gohde stated the out lot is approximately 30,500 square feet and the right-of way needed along Oshkosh Avenue is approximately 32,000-34,000 square feet beyond what is required to be dedicated. There may need to be additional land swapped in order to make the development whole. Mr. Ford stated the GDP will be modified and questioned if the reason for passing the plan as is today, is because of time constraints and wanting to start construction. Mr. Lyons stated some of the reasoning is the timeline for construction,but the site will go through several SIPs as buildings are proposed. The GDP lays the ground work to finalize plans. Steve Hoopman, 5105 I-Ah-Maytah Rd., developer of the proposed site and Ben Ganther, architect, provided handouts and renderings of the proposed development. Mr. Hoopman stated the main priority at this time is beginning construction on the hotel. He described the Marriott Residence Inn, the proposed hotel, and the materials that would be used on the building facade. Plan Commission Minutes 5 March 6,2018 Mr. Kiefer inquired if there would be additional screenings along Oshkosh Avenue. Mr. Lyons stated there will be significantly more landscaping and plantings as the SIP process takes place. Ms. Propp inquired about the two monument signs on the property that would serve the entire site, including the hotel. She questioned if the hotel would have wall signage. Mr. Hoopman responded they will meet the standards for the wall signage on the building and may want some directional signs for the hotel. Mr. Lyons stated directional signs would be handled separately and is not included in the sign package. Motion by Vajgrt to approve the General Development Plan for the 1700 Block of Oshkosh Avenue 1. Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration. 2. Dedication of right-of-way for the extension N. Westfield Street per Department of Public Works requirements. 3. Cross access, parking, signage and storm water easements provided between lots. 4. Base standard modification to allow joint free standing signage along Oshkosh Avenue. 5. The hotel lot shall not have an independent free standing identification sign. Seconded by Kiefer. Ms. Propp stated she was pleased with the proposed development. She stated her concern with carving out park land for additional right of way for Oshkosh Avenue. Mr. Cummings stated the importance of creating a gateway to the City and to be cautious of what is allowed architecturally. Motion carried 8-0-1(abstained:Bowen). V. GENERAL DEVELOPMENT PLAN APPROVAL FOR A GLOBAL HEADQUARTERS AT 2175 PUNHOQUA STREET The petitioner requests approval of a General Development Plan to allow for development of a global corporate headquarters at 2175 Punhoqua Street. Mr. Lyons presented the item and reviewed the site and surrounding area. The proposed development will consist of the construction of a new global headquarters for Oshkosh Corporation. The applicant is proposing to construct an 189,000 sq. ft.building with capacity for 650 employees. The site includes area for;future expansion, Oshkosh Corporation outdoor project displays, flexible office space, conference center, open atrium, training center, indoor/outdoor cafe, fitness center,museum, company store and associated surface parking. He discussed the parking Plan Commission Minutes 6 March 6,2018 and entry drive which includes a guard house and entry gates to help control access to the site and direct visitors. Staff generally supports the issuance of the BSM to allow vehicle display during the Specific Implementation Plan process. Mr. Lyons reviewed and discussed the Building Facades and materials, signage, and landscaping. He addressed some of the base standard modifications that may be requested during the SIP process including redistribution of landscaping and creating a buffer yard of trees instead of constructing a berm. Staff recommends approval of General Development Plan as proposed. Ms. Propp inquired about the drive to the west of the building. Mr. Lyons stated the drive runs directly to the building for a delivery area and may be an entry point for vehicles to be displayed in the atrium. Ms. Propp questioned if the vehicle display areas would on the grassy area in front of the building. Mr. Lyons highlighted the five areas where the vehicles would be displayed around the proposed building. Ms. Propp stated the site wall looks like rocks placed in a wire mesh. Mr. Fojtik stated the images shown in the workshop for the site wall were much nicer than the one provided. Mr. Bowen inquired if the drive aisle to N. Koeller St./N. Westfield St. extension was sufficient for the volume of cars that could leave between 4:00 pm and 5:00 pm. Mr. Gohde stated the street will have a radius/curve and the drive aisle will meet the intersection at "Y", allowing one lane to turn right onto N. Koeller St. and one lane to turn left onto N. Westfield extended. He stated the professional office use peak traffic times, fluctuate much less than a set schedule type of facility. The two lanes going out of the site will be able to accommodate the traffic. Mr. Kiefer inquired about the intersection control at N. Koeller St. and N. Westfield St. extended. Mr. Gohde stated Oshkosh Corporation would be a driveway onto a public street. The public road would have the right of way and vehicles exiting the site would need to stop. David Paino with Trammel Crow, applicant, stated better imagery will be presented of the site wall during the SIP process. Ms. Propp inquired if the landforms would be grassy. Mr. Paino confirmed it is their intent to have the grassy landforms for the vehicle display and not have a concrete ramp or platform. Plan Commission Minutes 7 March 6,2018 Ms. Propp inquired what the separation/distinction between public and the private property along the lakeshore would be. Mr. Paino stated there would be a path for Oshkosh Corp. employees to access the public riverwalk. The intent is to leave an open space to act as a natural buffer between public and private property. There may be some directional signs for pedestrians and although there will be some security needs for the office building, there will not be a fence or wall. Mr. Bowen asked for the applicant to bring a material board when the Plan Commission reviews the SIP. Motion by Ford to approve the General Development Plan for a global headquarters at 2175 Punhoqua Street. Seconded by Vajgrt. Ms. Propp stated her comment is not directly related to the general development plan but was concerned about what kind of street access and parking there will be for the park. Other Plan Commission members agreed access to the park should be thought about sooner rather than later. Motion carried 9-0. VI. ZONING ORDINANCE AMENDMENT TO AMEND SECTIONS 30-241 (13)(3)(d), (E)(3)(d),AND (17)(2)(c) TO PERMIT STANDING SEAM METAL ROOFING IN SINGLE AND TWO-FAMILY RESIDENTIAL APPLICATIONS Planning Services Division is requesting approval of a draft ordinance amendment that would delete Section 30-241 (D)(3)(d), Section 30-241 (E)(3)(d), and Section 30-241 (F)(2)(c) and create Section 30-241(G) in the Oshkosh Zoning Ordinance to permit standing seam metal roofing in existing and new residential applications. Mr. Wiley presented the item and stated that Planning Services Division was contacted by property owners wishing to construct a new home with a standing seam metal roof. City staff conferred with the property owners and explained that Section 30-241 (D)(3)(d),Section 30-241 (E)(3)(d),and Section 30-241 (F)(2)(c) prohibit standing seam metal roofing for existing and new single and two-family residential structures in the City of Oshkosh. Staff recommended that rather than applying for a zoning variance, which would be difficult to obtain because of the hardship provisions, that potentially amending the Zoning Ordinance to permit such applications would be a better route. Staff held two workshops on the use of standing seam metal roofing in residential applications. Staff explained the benefits of employing the roofing material, potential issues, and showed precedents of this roofing type in the presentation. Plan Commission discussed standing seam roofing and Plan Commission Minutes 8 March 6,2018 expressed support of a potential ordinance revision to permit standing seam metal roofing with regulations. Staff is proposing the draft ordinance amendment to permit standing seam metal roofs in single and two family residential applications. Mr. Ford questioned if there was a common understanding of a concealed fastener versus an exposed one. Mr. Wiley stated a concealed fastener would not be seen from the street or a second story window. Mr. Mott inquired why the current ordinance is in place to prohibit metal roofs. Mr. Wiley stated there were aesthetic and noise concerns with having metal roofs. Mr.Bowen questioned if subdivision covenants would be able to prohibit standing seam metal roofs. Mr. Burich stated subdivision covenants could prohibit standing seam metal roofs. Subdivision covenants can be more restrictive than the zoning ordinance,just not less restrictive. Misty McFee, 1216 Cedar stated they are building a net zero home in Oshkosh which would include a standing seam metal roof. She commented that modern metal roofs do not have noise issues due to the way they are constructed. She believes metal roofs are becoming more popular due to their sustainability and economic benefits. Ms. Propp thanked Mrs. McFee and her husband for bringing this item to the attention of staff and the Plan Commission. She stated it was overlooked and can see the benefits in using them. Mr. Perry inquired if the Ordinance covers horizontal and vertical installation. Mr. Burich stated vertical and stamped metal shingles are permitted. The standing seam metal roof addresses the vertical installation. Motion by Kiefer to approve the Zoning Ordinance amendment to delete Section 30-241 (D)(3)(d), Section 30-241 (E)(3)(d), and Section 30-241 (F)(2)(c) and create Section 30-241(G) to permit standing seam metal roofing in existing and new residential applications. Seconded by Perry.Motion carried 9-0. There being no further business, the meeting adjourned at approximately 5:38 pm. (Vajgrt/Cummings) Respectfully submitted, Darryn Burich Director of Planning Services Plan Commission Minutes 9 March 6,2018