HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT APRIL 5, 2022
ITEM IV: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A COMMERCIAL DEVELOPMENT AT THE 2300 BLOCK OF
WITZEL AVENUE
GENERAL INFORMATION
Applicant: Shawn Jandrey
Property Owner: Glacier Dental
Action(s) Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan to allow a dental clinic development at the 2300 Witzel Avenue.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is an irregularly shaped 2 acre vacant lot, with frontage on Witzel Ave., west of
the Westbrook Dr., and north of Graceland Dr. The property is zoned Neighborhood Mixed Use
District with a Planned Development Overlay (NMU-PD). The surrounding area consists
primarily of residential uses to the north, south, and east and commercial uses to the west along
Witzel Ave. The 2040 Comprehensive Land Use Plan recommends Neighborhood Commercial
use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant NMU-PD
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Multi-family residential MR-12
South Single family residential SR-5
East Two-family residential DR-6
West Commercial NMU-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Neighborhood Commercial
Page 1
ITEM IV: GDP.SIP 2300 Block Witzel Ave. 2
ANALYSIS
Use
The applicant is proposing development of a two-story, 16,786 sq. ft. dental clinic with 75-stall
parking lot. Personal or Professional Service uses are permitted in the NMU district. The
proposed use is consistent with the 2040 Comprehensive Land Use recommendation of
Neighborhood Commercial for the area.
Site Design/Access
The site will utilize a single two-way access from Witzel Avenue, with parking areas on the east
and north sides of the building. The dumpster enclosure will be located at the northeast corner of
the parking lot.
Required Provided
Parking Spaces Minimum: 55
Maximum: 69 75
Impervious Surface Maximum: 50% of lot 47% of lot
Building Height Maximum: 35’ 34’ 6”
Page 2
ITEM IV: GDP.SIP 2300 Block Witzel Ave. 3
Minimum Provided
Front Setback (Witzel Ave.) 25 ft. 26 ft. +/- (building)
Side Setback (east) 7.5 ft. 17 ft.+/- (pavement)
Side Setback (west) 7.5 ft. 106 ft. +/- (pavement)
Rear Setback (north) 25 ft. 26 ft.+/- (pavement)
The applicant is meeting setback and impervious surface requirements for the NMU district. The
height of the building will be under the maximum building height for the NMU district, with the
exception of the top portion of the stair/elevator bulkhead, which is permitted to exceed the
maximum height requirement. The applicant is requesting a base standard modification (BSM)
for increased parking to 75 spaces, where the code maximum is 69 spaces (1.25 spaces per 300 sq.
ft. of gross floor area).
According to the applicant, the additional parking is needed to accommodate 1.5 patients per
treatment room as well as staff, including business admin, marketing, call centers, reception,
bookkeepers, hygienists, doctors, assistants, and other clinical team members. The additional
parking will also account for patients arriving early and late for appointments to ensure that
spaces are available for incoming patients as the nearest available on-street parking is on
Westbrook Drive.
The proposed site plan was reviewed by Plan Commission at a workshop on March 15, 2022.
Plan Commission did not have concerns with the additional parking stalls. Staff is supportive of
the proposed BSM as the additional stalls will serve to prevent overflow parking on the
neighboring residential street (Westbrook Dr.), as on-street parking is not allowed along Witzel
Ave. To offset this BSM, staff is recommending 30 additional paved landscaping points beyond
the code requirement.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that finalized storm water
management plans will need to be submitted and approved as part of the Site Plan Review
processes.
Landscaping
The applicant has provided a landscaping plan including points for building foundation, paved
areas, street frontage, yards and bufferyards.
Page 3
ITEM IV: GDP.SIP 2300 Block Witzel Ave. 4
Points Required Points Provided
Building Foundation 178 (45 street side, 89 main entrance
side)
205 (66 street side, 109 main
entrance side)
Paved Area 375 (112.5 tall trees, 150 shrubs) 412 (200 tall trees, 178 shrubs)
Street Frontage 168 (84 medium trees) 225 (90 medium trees)
Yards 372 390
Bufferyard (north) 95 (with 4’ tall wood rail fence) 154 (4’ tall wood rail fence
provided)
Bufferyard (east) 0 (with 6’ tall solid fencing) 0 (6’ tall solid fencing provided)
Total 1,188 1,386
Page 4
ITEM IV: GDP.SIP 2300 Block Witzel Ave. 5
Building Foundation
The plan meets the total point requirement of 40 points per 100 linear feet of building foundation.
The plan also meets the requirement that 50% of the required points shall be placed on the side of
the main entrance and 25% placed on the street-facing side.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being exceeded by 37 points, which serves to offset the BSM for an additional 6
parking stalls. The code further specifies 30% of all points will be devoted to medium or tall trees
and 40% will be devoted to shrubs, which is also being met.
A deciduous tree is required at all parking row ends and intermediate parking row islands. Trees
will need to be added or relocated to 5 parking row ends that are missing trees. This can be
addressed during the site plan review process.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also specifies
that 50% of the required points must be devoted to medium trees. The proposed landscaping
street frontage landscaping is meeting both of these requirements.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The plan exceeds this
requirement.
Bufferyards
A 0.1 opacity bufferyard is required along the north property line and a 0.2 opacity bufferyard is
required along the east property line, as the site is abutting multi-family (north) and two-family
(east) residential zoning districts.
The 0.1 opacity bufferyard requirement is being met along the north property line with a
minimum 10’ bufferyard width along with 4’ tall wood rail fencing and 38 evergreen tree
landscaping points per 100 linear feet. The 0.2 opacity bufferyard requirement is being met along
the east property line with a minimum 10’ bufferyard width along with 6’ tall solid cedar fencing.
Signage
Signage plans have not been included with this request. The proposed site plan includes a
monument sign along Witzel Avenue and the building elevations show a wall sign on the east
facade.
The monument sign appears to meet the required 25’ setback and will be limited to 50 sq. ft. in
area and 10 ft. in height, per NMU district signage standards. Wall signage will be limited to 1 sq.
ft. of sign area per linear foot of building frontage. Signage plans will be addressed under a
separate permit.
Page 5
ITEM IV: GDP.SIP 2300 Block Witzel Ave. 6
Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking areas, with no more than .5 foot-candles of light
trespass at the property lines. The proposed light fixtures will be full cut-offs and the light poles
will be 23’ tall, which is the maximum light fixture mounting height (including base) in the NMU
district.
Building Facades
Building Materials
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials, with the exception of rear facades not facing a public street. The petitioner has
provided elevations for the building as well as a material list and material breakdown for each
building facade. The specific elevations breakdown is as follows:
North (rear): Class I – 23% Class II & III – 77%
South (side): Class I – 61% Class II & III – 39%
East (front): Class I – 52% Class II & III – 48%
West (front): Class I – 65% Class II & III – 35%
The proposed building elevations meet the 50% Class I requirement for the front and side facades,
in conformance with the design standard requirements for commercial buildings.
Page 6
ITEM IV: GDP.SIP 2300 Block Witzel Ave. 7
Overall Site
The applicant is requesting a BSM for increased parking. To offset these requested code
exception, the applicant has exceeded all landscaping requirements, with an overall landscaping
point total at about 117% of the total points required. Staff is comfortable that the applicant has
adequately offset the requested BSM and the overall site is compatible with the surrounding area.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make 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.
(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.
Staff recommends approval of the General Development Plan and Specific Implementation Plan
with the findings listed above and the proposed following conditions:
1. BSM to allow increased parking to 75 stalls, where code allows a maximum of 69 stalls.
2. Final landscaping plans shall be approved by the Department of Community
Development.
Page 7
Page 8
Page 9
Page 10
Specific Implementation Plan (SIP) Narrative
Glacier Dental plans to construct a 8,393 square foot dental clinic on Parcel 90614210000. The property
is located north of Witzel Ave, west of Westbrook Drive, and east of Sawyer Creek, within the City of
Oshkosh, Winnebago County, Wisconsin (SW ¼, NE ¼, Section 21, T18N, R16E). The project includes a
dental clinic, parking lot, sidewalk, and associated landscaping. The proposed area of disturbance is
approximately 1.69 acres.
The zoning standard that would not be met by the proposed SIP is the maximum number of parking
stalls. The proposed dental clinic building is 8,393 square feet and is two stories. The zoning standard
allows between 56 (minimum) and 70 (maximum) parking stalls. Glacier Dental is proposing 75 parking
stalls and the following justification has been provided by the dental clinic designer:
“Our calculations are basically 1.5 patients per treatment room (1 patient per op, per hour) you will have
patients showing up early and late to appointments.
Then we double for staff (including business admin, marketing, call centers, reception, managers,
bookkeepers, etc.) to go along with the assistants, hygienists, doctors, and other clinical team members.
That would get me to 75 spaces.
We prefer to plan for the worst-case scenario so that when it does occur, there is still some spaces
available for those new patients coming in.
This is pretty standard for a highly productive office of this size.”
Furthermore, the nearest on-street parking is located south of Witzel Avenue on Graceland Drive. If a
parking lot overflow situation arises, customers would be required to cross a major arterial street (i.e.
safety consideration).
Page 11
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·McMAHON ASSOCIATES, INC.1445 McMAHON DRIVE NEENAH, WI 54956Mailing: P.O.BOX 1025 NEENAH, WI 54957-1025PH 920.751.4200 FX 920.751.4284 MCMGRP.COMMcMAHONPage 12
GLASS36%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL CADET GREY22%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL BLACK7%REFLECTION STONE SLATE16%BURNISHED MASONRY UNITS SEA SALT17%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL BLACK8%REFLECTION STONESLATE21%GLASS40%VERTICAL METAL PANELGREY2%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL CADET GREY10%BURNISHED MASONRY UNITSSEA SALT19%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL BLACK9%VERTICAL METAL PANELGREY2%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL CADET GREY19%GLASS12%BURNISHED MASONRY UNITS SEA SALT47%REFLECTION STONE SLATE11%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL BLACK14%REFLECTION STONE SLATE22%GLASS43%ALUMINUM COMPOSITE MATERIAL (ACM) PANEL CADET GREY3%BURNISHED MASONRY UNITSSEA SALT17%NOT FOR CONSTRUCTIONDRAWN BY:SCALE:PROFESSIONAL SEAL:PROJECT INFO:SHEET NAME:CURRENTAS OF:PLAN START DATE:APPROVED FOR BIDAPPROVED FOR REVIEWAPPROVED FOR CONSTRUCTION#1050 BROADWAY ST., WRIGHTSTOWN, WI 54180WWW.ALLIANCEBUILDS.COMPHONE: (920)-336-3400 FAX: (920)-336-3401COMMERCIAL INDUSTRIAL DESIGN / BUILD2/25/2022 3:16:51 PMP:\21-250 Glacier Dental\Design\Revit\21-250 GCT\21-250 Glacier Dental gina.thern.rvt246M.J.D.PROJECT #21-250COLORELEVATIONSSTREETCITY, WI. WINNEBAGO COUNTYCONCEPTUAL PLAN ONLY--10/26/2021CONCEPTUAL PLAN ONLY---REVISIONS# STAGE DATE1Front East Elevation2South Street Elevation3North Elevation4West ElevationPage 13
GDP/SIP
0 WITZEL AVE
PC: 4/05/2022
JOHN A/ROXANNE L DELFOSSE
2240 MEADOWBROOK CT A
OSHKOSH, WI 54904
MEADOWBROOK CONDO
ASSOCIATION INC
2218 MEADOWBROOK CT
OSHKOSH, WI 54904
K B G ENTERPRISES
PO BOX 78
OSHKOSH, WI 54903
LAKE POINTE HEALTH HOLDINGS
LLC
29222 RANCHO VIEJO RD STE 127
SAN JUAN CAPISTRANO, CA 92675
DIANNE L WOLF
121 GRACELAND DR
OSHKOSH, WI 54904
BAM PROPERTY HOLDINGS LLC
4040 STONEGATE DR
OSHKOSH, WI 54904
THAM THI TRAN
2769 YORKTON PL
OSHKOSH, WI 54904
HAROLD E/SHIRLEY F FAIRFIELD
165 WESTBROOK DR
OSHKOSH, WI 54904
PAUL D/JEAN M ROTHENBACH
2240 MEADOWBROOK CT E
OSHKOSH, WI 54904
PATRICIA ADKINS/DEBRA S FOLSKE
2250 MEADOWBROOK CT A
OSHKOSH, WI 54904
GERALD E/JOAN NEUBAUER LIFE
ESTATE
2250 MEADOWBROOK CT B
OSHKOSH, WI 54904
ANTON W/DEBRA A DENK
1908 E LATONA RD
PHOENIX, AZ 85042
CLAYTON P/MARY ANN OLSON
2250 MEADOWBROOK CT D
OSHKOSH, WI 54904
SHAWN JANDRY
1445 MCMAHON DR
NEENAH, WI 54956
GLACIER DENTAL
1720 CONGRESS AVE
OSHKOSH, WI 54901
Page 14
WITZEL AVWITZEL AV WESTBROOK DRWESTBROOK DRASPIRE LAASPIRE LAGRACELAND DRGRACELAND DRC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 3/8/2022
1 in = 120 ft1 in = 0.02 mi¯0 WITZEL AVE0 WITZEL AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 15
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 3/8/2022
1 in = 500 ft1 in = 0.09 mi¯0 WITZEL AVE0 WITZEL AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 16
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 3/8/2022
1 in = 100 ft1 in = 0.02 mi¯0 WITZEL AVE0 WITZEL AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 17