Memo

Date:      August 9, 2006

To:          Town Planning Commisison Members

From:     Department of Community Development Staff

RE:          Agenda Item 3 – Town B-5 Conditional Use Permit – Grand Central Station – Jacobsen & CB

Overview

The applicant is requesting a Town B-5 Conditional Use Permit for a drive-thru at the Menasha Shell – Grand Central Station located at 1370 Jacobsen Road (008-0240-01) and for a modification to the exterior building façade for a Taco John’s restaurant.  The original design for the building indicated a convenience store with tenant space on either side.  The drive-thru would be located on the western side of the building and would have two windows.  It appears the drive-thru would not affect the traffic circulation of the site.

 

The other aspect of the Town B-5 CUP is a modification to the exterior building façade to incorporate the franchise requirement for a Taco John’s restaurant.  The applicant is proposing about 4-feet of masonry on the base of the west and south walls with the remainder of the wall to be EFIS.  The applicant is also requesting that the EFIS be various colors, red around the drive-thru windows, tan on the remainder of the west wall, and yellow/gold on the south wall (see page 6).  The applicant also would like to modify the cornice of the tenant space to be rounded.  Currently the building is brick with a stone base as shown on page 6. 

 

Staff feels that these modifications would disrupt the symmetry and harmony of the building façade and would draw attention away from the main architectural focus of the tower.  Staff also has questions about what appears to be awnings over the windows on the west side.  Staff also feels the modifications would violate the Winnebago County Town/County Zoning Ordinance by not having at least 7-feet of masonry, stone or glass on the lower portion of the building and having a color scheme that does not match the rest of the building.

 

The applicant has stated that these modifications are part of the requirement for the Taco John’s franchise.  However, there are examples from many different franchises around the country that indicate that the exterior building façades can be changed/modified/altered to fit the requirements of the community in which they are locating. 


Findings of Fact

·         Staff finds that this Town B-5 Conditional Use Permit for the drive-thru complies with the Winnebago County Town/County Zoning Ordinance.

·         Staff finds that this Town B-5 Conditional Use Permit for the change to the façade materials and colors does not comply with the Winnebago County Town/County Zoning Ordinance as stated below:

17.13-B (i) Architectural Control.

      (1) All exterior building walls shall be of the same color scheme and shall utilize the same architectural materials.

·         The proposed change to the material and colors do not match the scheme of the rest of the building.

      (2) The exterior building walls may be of metal except the lower one-third or lower seven feet (whichever is greater) shall be of masonry, stone, glass or architectural precast concrete panels.

·         The proposed change does not indicate masonry, stone, or glass on the lower seven feet of the building.

                  (3) Plain concrete blocks are prohibited on any exterior surface of a building.

Staff Recommendation                            

Staff recommends conditional approval of this Town B-5 Conditional Use Permit for the drive-thru and denial of the façade modification as submitted with the following conditions:

·         Any façade modifications shall meet the requirements of the Winnebago County Town/County Zoning Ordinance and shall be approved by the Plan Commission and Community Development.

·         If the drive-thru intends to use speakers then the speakers shall be designed to not direct any sound to the adjacent properties.  No sound from the operations of any speakers used at the drive thru, or for any other purpose, shall be heard beyond the property lines.  For the purpose of enforcement, any decibel reading taken at the property lines of the development shall not exceed the ambient decibel readings found at the property lines.

·         All conditions of the Town B-5 Conditional Use Permit per Resolution 060227-4 shall still apply to the project.

·         Detailed Site Plan – A detailed site plan meeting the requirements of the Town of Menasha Site Plan Review Ordinance & WCTCZO Chapter 17.13-B shall be submitted to the Community Development.

·         Elevations – All architectural facades shall meet WCTCZO 17.13-B.  Architectural elevations, floor plans, material samples, and color samples shall be submitted to the Department of Community Development for approval and shall meet WCTCZO 17.13-B in its entirety.

·         Signs –  Any proposed signs require separate application and review. 

 

 





Existing Conditions, Colors & Materials

 
Example of Taco John’s Restaurant colors
Examples of other franchises