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Consideration of a Conditional Use Permit in the General Commercial (C2) zone at 10636 W. Blue Mound Road to allow site modifications and convenience store expansion to an existing gas station, Emad Nadi, ETN Engineering, applicant
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Submitted by:
Art Piñon
Department:
Development
A. Background/Options
The applicant is requesting approval of a Conditional Use Permit to allow site modifications and expansion of a convenience store at an existing gas station located at 10636 W. Blue Mound Road in the General Commercial (C2) zoning district. Site improvements include replacing and re-orienting the gas station canopy and fuel pumps to be parallel with Blue Mound Road, removing the drive through car wash and expanding the convenience store, architectural remodel of the convenience store and canopy, and parking & circulation improvements. The proposed hours of operation for the convenience store are 5:00 am to midnight, Monday through Sunday.
Public Hearing
The required public hearing before the Common Council occurred on February 25, 2025 with only the applicant speaking in favor of the proposal. Thirteen (13) public notification letters related to the project were sent per City regulations. The Council meeting packet along with video can be found here:
<https://wauwatosacitywi.legistar.com/MeetingDetail.aspx?ID=1247494&GUID=FDF98347-A4E5-44DF-A71C-A0723262F806&Options=info|&Search>=
B. Staff Comments
Planning/Zoning Division
Four (4) parking spaces for every 1,000 square feet of convenience store space must be provided. Based on the convenience store square footage, seven (7) parking spaces are required and the plans show seven (7) parking spaces.
The project is subject to bike parking and screening requirements.
Building Division
Design Review Board approval required; plan review, building permits and DSPS plan approvals required. Final Occupancy inspection and approval required prior to occupancy.
City Assessor’s Office
Provide detailed costs of any alterations and/or new construction as well as any income & expense as requested by the Assessor’s Office.
City Clerk’s Office
No comments
Engineering Division
Any building project in excess of $100,000 is subject to sanitary sewer lateral replacement or repair if the existing lateral does not pass Board of Public Works testing requirements according to City Code 13.30.030.
The proposed canopy location may impact the use of the existing onsite parking stalls. The site plan must include the location of any existing and proposed parking stalls. Include a site data table that quantifies the square footage of the existing and expanded convenience store. City Zoning Code requires that 4 parking spots must be provided per 1000 square feet of convenience store space. If the parking stall locations change from the existing locations, a site plan/parking lot permit will be required through the Engineering Department.
Fire Department
Fire code review and inspection must be approved prior to occupancy.
Health Department
No comments
Police Department
No comments
C. Recommendation
Staff recommends approval subject to:
1. Establishing hours of operation.
2. Short- and long-term bike parking must be provided in compliance with WMC 24.11.080.
3. Address all comments from the Engineering Division as stated in the comments section of this report.
4. Per WMC 24.12.040.A.1, all ground-mounted mechanical equipment over 30 inches in height, other than air conditioning units, solar panels, wind-energy or similar renewable energy devices, is subject to principal building setbacks and much be screened from view of all R- and C-zoned properties by a solid fence, solid wall, dense hedge, or combination of such features. The hedge, fence, or wall must be tall enough to screen the equipment.
5. Per WMC 24.12.040.A.2, roof-mounted mechanical equipment (e.g., air conditioning, heating, cooling, ventilation, exhaust and similar equipment, but not solar panels, wind energy or similar renewable energy devices) over 30 inches in height must be screened from ground-level view of all R- and C-zoned properties. See 24.12.040.A.2 for requirements.
6. Per WMC 24.12.040.A.3, refuse/recycling containers must be screened from view of streets and all abutting lots with a solid wall or decorative (metal or wood) opaque fence at least 6 feet in height on all sides, with a secured or lockable gate extending to ground level. Refuse/recycling containers may not be located in front or street side setbacks. See 24.12.040.A.3 for additional requirements.
7. Providing detailed costs of any alterations and/or new construction, as well as income & expense as requested by the Assessor's office.
8. Under WMC 24.16.040I., a Conditional Use will lapse and have no further effect one year after it is approved by the Common Council, unless a building permit has been issued (if required); the use or structure has been lawfully established; or unless a different lapse of approval period or point of expiration has been expressly established by the Common Council.
9. Obtaining other required licenses, permits, and approvals. This includes but is not limited to Design Review Board approval, plan review, site plan approval, building permits and DSPS plan approvals, and Final Occupancy inspection and approval.