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HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT SEPTEMBER 3,2019 ITEM IV: SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR A SENIOR LIVING COMMUNITY LOCATED AT 2080 WITZEL AVENUE GENERAL INFORMATION Property Owner: Heggestad-Wertsch Trust, Paul Wertsch -Trustee Applicant: MSP Real Estate, Inc. -Mark Hammond Action(s) Requested: The applicant requests approval for a Specific Implementation Plan(SIP) for a Senior Living Community. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Type: The subject area is zoned Suburban Mixed Use District with a Planned Development Overlay (SMU-PD) and consists of one parcel encompassing approximately 14.57 acres, located on the north side of Witzel Avenue and approximately 740' west of S. Washburn Street. The subject area contains a vacant lot. The surrounding area consists of commercial uses and residential uses. The 2040 Comprehensive Land Use Plan recommends Interstate Commercial use for the subject area. Subject Site Existing Land Use Zoning Vacant land SMU-PD Adjacent Land Use and Zoning Existing Uses Zoning North Commercial Uses SMU .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. South Mixed Commercial and Residential Uses SMU .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. East Commercial Uses SMU .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. West Residential Uses DR-6 Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Interstate Commercial ANALYSIS On April 9, 2019 Common Council approved a General Development Plan (GDP) for a senior living community at the subject site with the conditions that a Base Standard Modification (BSM) is granted to allow a Community Living Arrangement and the properties located at 2092 and 2088 Witzel Avenue shall be screened with 0.4 opacity bufferyard. The applicant is now requesting Page 1 that the Plan Commission approve the Specific Implementation Plan (SIP) for Phase I of the intended development on the site. Phase I will consist of the main entrance building with main lobby, activity areas, independent living, memory care, assisted living and kitchen and dining area. Future phases include an independent living addition, townhomes and assisted living addition. This SIP is only for Phase I of the development. Use Phase I is the prominent initial development of the site. It includes the main entrance area, 30 memory care units,43 assisted living units, 50 senior apartments, kitchen, dining, activity and management areas. The Suburban Mixed Use district(SMU) does not permit Community Living Arrangement (16+residents). However, a BSM has been included as part of the approved GDP to allow the proposed use. Site Design/Access Phase I of the development will include 53,925 sq. ft. of building footprint area and 112,529 sq. ft. of paved area, for a total of 26.2% impervious surface area for the site. The site will be served by a single access point on Witzel Avenue and will include 50 underground and 81 surface parking stalls. According to the applicant, there will be 30 employees per shift along with 50 senior apartments and 73 memory care/assisted living units. The 131 parking stalls being proposed meets the minimum parking requirements of 1 space per employee on the largest shift for memory care and assisted living and 2 spaces per unit for independent care (total 130 spaces required) as described in the GDP. The building and pavement areas meet setback requirements with the exception of a truck turnaround on the east side of the property which appears to be extending into the 10' pavement setback to about 6' from the east property line. However, the Oshkosh Fire Department requested that the turnaround remain in place to allow for circulation of Fire Department vehicles. Staff is recommending a BSM to allow for the turnaround to extend into the 10' pavement setback. There are no loading areas shown on the site plan. Provided loading area(s) must meet zoning code standards. The code-required pedestrian access is provided in the form of a concrete walkway to Witzel Avenue. The four (4) required bicycle stalls have not been provided on the final site plan. This can be addressed during the Site Plan Review process. Storm Water Management/Utilities The applicant has been in contact with the Department of Public Works regarding storm water management for the area. Revised storm water management plans were submitted as part of the SIP process. The Department of Public Works informed the applicant that drainage to the wetland is allowed,however a drainage path to the right-of-way or waters of the state is required. Easements may be necessary if draining across property lines. The final storm water management plans will be approved during the Site Plan Review process. Landscaping A revised landscaping plan has been submitted with the application and includes a variety of proposed shrubs and trees for building foundation, paved area and buffer yard landscaping. The ITEMIV: SIP2080 WitzelAvenne 2 Page 2 landscaping plan shows a total of 1,189 building foundation landscaping points, meeting the minimum requirement of 640 points. The plan also meets point requirements for paved areas with 1,061 points where 405 points are required while also meeting the minimum percentages for tall trees and shrubs. However, some of the tall deciduous/shade trees will need to be relocated to parking row ends to meet interior parking lot landscaping requirements. The additional landscaping points provided (1,871 points) for yards meets the yard landscaping requirement of 1,515 points. The GDP staff report noted that the bufferyard along the west property line needed to be altered to meet code requirements for type and location of bufferyard trees and also included a condition that the properties located at 2092 and 2088 Witzel Avenue shall be screened with a 0.4 opacity bufferyard. A combination of 6' tall solid wood fencing and landscaping are being proposed to meet the bufferyard requirements. The landscape plan shows 25 "Mountbatten Juniper" trees for the west bufferyard, which is considered a low evergreen. Tall/medium evergreen trees are considered appropriate for screening. Staff is recommending that the Mountbatten Junipers be replaced with a tall or medium evergreen tree such as arborvitae. Replacing these trees with a tall/medium evergreen would also meet point requirement(547 points) for the west bufferyard. Eastern Red Cedar and Serbian Spruce trees are being proposed for the south bufferyard and meet the minimum requirement of 101 points. A minimum of 50% of the required bufferyard points must be located on the exterior side of the fencing. This must be verified on the landscape plan and can be addressed during the Site Plan Review process. Signage A sign plan has been submitted which includes a 5' 8" tall brick monument sign along the driveway entrance fronting Witzel Avenue. The sign appears to meet code requirements for monument signage,however it appears to be located within the 25' front yard setback. The sign must meet setback requirements. Signage can be addressed under a separate building permit. Site Lighting The applicant submitted a photometric plan that appears to meet lighting standards. The proposed lighting meets the .4 foot-candle minimum requirement for parking areas and has no more than .5 foot-candles of light trespass at the property line. The proposed 18 ft.height of the light poles/fixtures complies with the 20 foot maximum height for the SMU zoning district. Building Facades Final building elevations have been submitted for the project. The City does not have design standard requirements for institutional uses. However, staff reviewed the elevation plans using multi-family design standards as a reference. The building facades are primarily clad in a mixture of stone,brick and fiber cement siding. The elevations appear to be meeting multi-family design standards and staff feels that the facades provide sufficient articulation and window area. Refuse Enclosure The plan includes a proposed a dumpster enclosure to the east of the building. The proposed enclosure is 6' ft. in height with brick veneer to match the principal building materials and a solid cedar gate for access. ITEMIV: SIP2080 WitzelAvenne 3 Page 3 FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Specific Implementation Plan, staff recommends the Plan Commission snake the following findings based on the criteria established by Chapter 30-387(C)(6): (a) The proposed Planned Development project is consistent with the overall purpose and intent of this Chapter. (b) The proposed Planned Development project is consistent with the City's Comprehensive Plan and other area plans. (It is the responsibility of the City to determine such consistency.) (c) The proposed Planned Development project would maintain the desired relationships between land uses, land use densities and intensities, and land use impacts in the environs of the subject site. (d) Adequate public infrastructure is or will be available to accommodate the range of uses being proposed for the Planned Development project, including but not limited to public sewer and water and public roads. (e) The proposed Planned Development project will incorporate appropriate and adequate buffers and transitions between areas of different land uses and development densities/intensities. (f) The proposed Planned Development project design does not detract from areas of natural beauty surrounding the site. (g) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (h) The proposed Planned Development project will positively contribute to and not detract from the physical appearance and functional arrangement of development in the area. (i) The proposed Planned Development project will produce significant benefits in terms of environmental design and significant alternative approaches to addressing development performance that relate to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. 0) For Planned Development projects that are proposed to be developed in phases, the applicant can provide a timeline for development and can demonstrate that the project would be successful even if all phases were not or could not be completed. Staff recommends approval of the Specific Implementation Plan with the findings listed above and the proposed following conditions: 1. Base Standard Modification to allow 6' setback from east property line for truck turnaround where code requires a 10' pavement setback. 2. Final landscape plan shall be approved by the Department of Community Development. ITEMIV.• SIP2080 WitzelAvenne 4 Page 4 SUBMIT TO: City of Oshkosh Dept.of Community Development 215 Church Ave.,P.O.Box 1130 Oshkosh Planned Development Application OO hl.,h,WI 1 236- For General Development Plan or Specific Implementation Plan *"PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: Mark Hammond/MSP Real Estate,Inc. Date: 8/02/19 Petitioner's Address: 7901 West National Avenue City: West Allis State: WI Zip: 53214 Telephone #: (612 ) 868-9997 Fax: ( ) Other Contact# or Email: mhammond@msphousing.com Status of Petitioner(Please Check): C Owner ❑ Representative ❑Tenant Fx Prospective Buyer Petitioner's Signature (required): �f —} Date: 08/2/19 OWNER INFORMATION Owner(s): He estad-Wertsch Trust, Paul Wertsch-Trustee Date: _2/14/19 Owner(s) Address: 4221 Venetian Lane ,City: Madison State: WI Zip: 53718 Telephone#: (608 ) 576-5991 Fax: ( ) Other Contact# or Email: pwertsch@gmail.com Ownership Status (Please Check): L Individual ❑Trust ❑ Partnership ❑Corporation x]Tenants in common Property Owner Consent: (required) By signature hereon, UWe acknovAedge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application_ I also understand that all meeting dates are tentativ Ind may be postponed by the Planning Services Division for incomplete sub issian other admini retie a 08-2-19 Property Owner's Signature: TYPE OF REQUEST: ❑ General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment ®Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: 2080 Witzel Avenue Proposed Project Type: Senior living community Current Use of Property: Vacant land Zoning: SMU Land Uses Surrounding Your Site: North: Commercial development South: Commercial development East: Commercial development West: Residential development ➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. ➢ Application fees are due at time of submittal.Make check payable to City of Oshkosh. ➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm Staff Date Rec'd Page 5 SUBMITTAL REQUIREMENTS-Must accompany the application to be complete. The following information must be provided in order for the aoolication to be considered complete and able to be scheduled for Plan Commission Review. Please use the checklist below to determine the required information to be submitted at the time of 000lication. If all information below cannot be orovided at the time of aoolication, olease request a waiver in writing to the Division's Director or designee. ❑ A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items (digital files should be submitted): ❑ A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set. ❑ General location map of the subject site depicting: • All lands for which the Planned Development is proposed and other lands within 100 feet of the boundaries of the subject property. • Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that control. • A graphic scale and north arrow. ❑ Generalized site plan showing the pattern or proposed land uses, including: • General size, shape, and arrangement of lots and specific use areas. • Basic street pattern and pattern of internal drives. • General site grading plan showing preliminary road grades. • Basic storm drainage pattern, including proposed on-site stormwater detention. • General location of recreational and open space areas, including designation of any such areas to be classified as common open space. ❑ Statistical data, including: • Minimum lot sizes in the development. • Approximate areas of all lots. • Density/intensity of various parts of the development. • Building coverage. • Landscaping surface area ratio of all land uses. • Expected staging. ❑ Conceptual landscaping plan. ❑ General signage plan. ❑ General outline of property owners association, covenants, easements, and deed restrictions. ❑ A written description of the proposed Planned Development, including: • General project themes and images. • The general mix of dwelling unit types and/or land uses. • Approximate residential densities and nonresidential intensities. • General treatment of natural features. • General relationship to nearby properties and public streets. • General relationship of the project to the Comprehensive Plan or other area plans. • Proposed exceptions from the requirements of the Zoning Ordinance. ❑ Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee. A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items. Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP (digital files should be submitted): xf A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set. If An existing conditions map of the subject site depicting the following: • All lands for which the Planned Development is proposed and other lands within 100 feet of the boundaries of the subject site. • Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that maintains that control. • Existing utilities and recorded easements. • All lot dimensions of the subject site. • A graphic scale and a north arrow. br An SIP map of the proposed site showing of least the following: • Lot layout and the arrangements of buildings. • Public and private roads, driveways,walkways, and parking facilities. 2 Page 6 • Specific treatment and location of recreational and open space areas, including designation of any such areas to be classified as common open space. pf Proposed grading plan. ;d Specific landscaping plan for the subject site, specifying the location, species, and installation size of plantings. The landscaping plans shall include a table summarizing all proposed species. ?4 Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor area, bulk, and visual character of such buildings. xf Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and walkways. Af Signage plan for the project, including all project identification signs, concepts for public fixtures and signs, and group development signage themes that may or may not vary from City standards or common practices. Specific written description of the proposed SIP including: • Specific project themes and images. • Specific mix of dwelling unit types and/or land uses. • Specific residential densities and nonresidential intensities as described by dwelling units per acre, and landscaping surface area ratio and/or other appropriate measures of density and intensity. • Specific treatment of natural features, including parkland. • Specific relationship to nearby properties and public streets. • Statistical data on minimum lot sizes in the development, the precise areas of all development lots and pads; density/intensity of various parts of the development; building coverage, and landscaping surface area ratio of all land uses; proposed staging; and any other plans required by Plan Commission. • A statement of rationale as to why PD zoning is proposed.This statement shall list the standard zoning requirements that, in the applicant's opinion,would inhibit the development project and the opportunities for community betterment that are available through the proposed PD project. • A complete list of zoning standards that would not be met by the proposed SIP and the location(s) in which such exceptions/base standard modifications would occur. • Phasing schedule, if more than one development phase is intended. ❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the development and particularly providing for the permanent preservation and maintenance of common open areas and amenities. 5i( A written description that demonstrates how the SIP is consistent with the approved GDP and any and all differences between the requirements of the approved GDP and the proposed SIP. I hereby certify that to the best of my knowledge all required application materials are included with this application. I am aware that failure to submit the required completed application materials may result in denial or delay of the application request. Applicant's Signature (required - _ ___ Date: _ 8/2/19 3 Page 7 2080 Witzel Avenue MSP Senior Living Community Phase 1 Specific Implementation Plan (SIP) Project Description August 2, 2019 The request is for the approval of 2080 Witzel Avenue from (GDP) Planned Development Overlay to Phase 1 Specific Implementation Plan (SIP). This will allow the development of a Senior Living Community. The planned development will allow for the mix of senior living functions and activities to be developed as one campus. The parcel is an undeveloped lot with a gas line easement cutting diagonally across the lot and a wetland area in the center. It has limited access from Witzel Avenue to the south. The adjacent zonings are SMU to the North, East and South. The adjacent zoning to the West is DR6. There is existing commercial development to the North, East and South. There is residential development to the West. It includes owner and rental occupied residences. It is a mix of single and multifamily units. The proposed development is a Senior Living Community with Independent and Assisted Living facilities. It includes a variety of residence options, including apartments and townhomes. Care and services are provided so the residents can age in place in their community;while maintaining their friends and social network. The project will be built in four phases. Phase 1 is the prominent initial development of the site. It will create the front door to the campus. It includes the main entrance area, 30 memory care units, 43 assisted living units, 50 senior apartments, kitchen, dining, activity, and management areas. Parking is provided as follows: Required Provided Staff Parking 1 per/2 employees 50 total; 30/shift 15 (shared surface) Senior Apartments 1 per apartment 50 apartments 50 50(underground) Assisted Living 1 per 2 apartments 73 apartments 37 (shared surface) TOTAL 102 131 (50 underground &81 surface) Project Data Phase 1 SIP 1. Lot Size: 634,680 square feet(14.57 acres) 2. Building Coverage 53,795 square feet 3. Landscape Surface Area Ratio 468,356 square feet(10.75 acres)73.8% Page 8 4. Project Phasing: I (SIP) Main entrance building with main lobby, activity areas, independent living, memory care, assisted living, and kitchen and dining area. II Future independent living addition III Future townhomes IV Future assisted living addition The Senior Living Community development design is developed to work with the gas line easement and existing wetland. It requires limited access and street visibility that other commercial development would require. It provides a good transition from the residential development on the West to the commercial development on the East, North and South. It requires limited vehicular access. The use creates minimal traffic compared to other uses. It is a quiet use with little activity after dark. Service access is to the East near the existing commercial users rear yard service area. The main entrance is right as you enter the site. This will minimize residence traffic to the West edge of the parcel. Stormwater and drainage areas will be developed on the site near the existing wetland area. 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For full disclaimer please go to Oshkosh www.ci.oshkash.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd P ag�Jser2^njak