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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT MARCH 7, 2023 ITEM III: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR CONSTRUCTION OF AN EDUCATIONAL TRAINING FACILITY AT 4233 WAUPUN ROAD GENERAL INFORMATION Owner: Plunkett Raysich Architects – Scott Justus Applicant: Fox Valley Technical College – George Hoppen Action(s) Requested: The petitioner requests General Development Plan and Specific Implementation Plan approval for construction of an Educational Training Facility for Construction Management students at Fox Valley Technical College (FVTC), located at 4233 Waupun Road. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Background Information Property Location and Type: The subject area consists of 2.2-acre development site within a 36.85-acre parcel owned by FVTC. The 36.85-acre parcel is located on the west side of Waupun Road, east of State Highway 41. This property is currently vacant and was previously used as farmstead. The surrounding area consists predominantly of agricultural uses along with some institutional and residential uses. The 2040 Comprehensive Land Use Plan recommends Community Facility use for the subject area. Subject Site Existing Land Use Zoning Vacant Institutional Adjacent Land Use and Zoning Existing Uses Zoning North Vacant Urban Industrial - PD South Residential Town of Nekimi East Vacant Town of Nekimi West Vacant Institutional Recognized Neighborhood Organizations None Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Community Facility Page 1 ITEM III –GDP/ SIP – 4233 Waupun Rd. 2 ANALYSIS Use The applicant is proposing to develop the 2.2-acre subject area with a 5,000 sq. ft. storage building, a 32’ x 32’ mock building, a movable storage container, a movable job trailer, dumpster and wash out station, a parking lot and an appropriate storm water management pond. The site will be used for the Construction Management Technology (CMT) program at FVTC by providing an Outdoor Construction Lab (OCL) for students of the program. According to the applicant, the OCL will provide a replication that aspiring tradesman would typically find on a construction site. This site will serve the students as part of their classroom with the mock building able to be constructed and deconstructed each semester. The applicant states that The FVTC CMT program will instruct students at the replicated construction site where the mock building will serve for training to erect a steel frame, install a roof deck, and train on installing four different exterior wall assemblies (precast panel, light gauge framing with metal panel, masonry, and cast-in-place concrete). The students will also construct interior partitions, and frame and hang doors and windows (interior and enclosure). The students will then disassemble the building and store materials for reuse for the next semester of students who will repeat the process. The intent is to reuse as much material as possible, and for as long as possible. The storage building will serve as the material storage location, as well as 800 sq. ft. devoted to an office, bathrooms, student PPE storage lockers, and a mechanical room. Of the 2.2 project area, 15,100 sq. ft. is planned to remain native soils until a future phase out is considered appropriate. The rest of the site, besides the parking lot and storm water pond, will have a dense gravel surface (approximately 38,000 sq. ft.) which is suitable for construction related activities. A base standard modification (BSM) is required for the proposed gravel area. The parking lot will be constructed to City of Oshkosh parking lot standards listed in the zoning code. Staff is supportive of a BSM to allow for a gravel surface throughout the OLC as it is an appropriate surface due to the nature of the proposed educational use of the site. Page 2 ITEM III –GDP/ SIP – 4233 Waupun Rd. 3 Site Design Site Plan A 30’ wide paved driveway will be installed that leads to a paved parking area with 25 parking stalls. The applicant is requesting a BSM to allow the new pavement to be installed without curbing. In this particular case, staff does not have concerns with allowing the parking area without curbing. Although the site is zoned Institutional (I) and being used for educational purposes, staff feels that the use of the site is comparable to an industrial use, which exempts curbing requirements. Required Provided Front Setback (east) 30 ft. min. 39.9 ft. +/- Side Setback (north) 7 ½ ft. min. 320 ft. +/- Side Setback (south) 7 ½ ft. min. 670 ft. +/- Rear Setback (west) 25 ft. min. 870 ft. +/- Impervious Surface 60% max. 6% +/- The proposed parking lot will meet setback requirements for the Institutional district. The total proposed impervious surface area for the site is well under the maximum for Institutional district. Page 3 ITEM III –GDP/ SIP – 4233 Waupun Rd. 4 Signage FVTC intends on installing a dual post or monument sign along the entrance to the site. The sign appears to be meeting the 30’ front setback requirement and will be subject to Institutional district signage standards which allows for a maximum height of 15’ and maximum area of 1 sq. ft. per linear foot of frontage. Final signage plans will be addressed under a separate building permit. Lighting A lighting plan has been included with this request. The submitted plan meets the minimum lighting level of 0.4 fc for all vehicle parking and circulation areas. The lighting levels are under the maximum of 0.5 fc along the property lines. Light fixtures will be full-cut off pole mounted fixtures attached at 23’ above grade, which is at the maximum height of 20’, plus 3’ base, for the Institutional district. Storm Water Management The site plan includes a storm water detention area on the north side of the property. The applicant has been in contact with the Department of Public Works regarding storm water management for the site. Plans will be required and reviewed during the Site Plan Review process. Public Works has noted that the driveway will need to be a Class II driveway entrance for the apron/opening. Landscaping Paved area, street frontage, and yard landscaping points are required for the project. Landscape Plan Page 4 ITEM III –GDP/ SIP – 4233 Waupun Rd. 5 Points Required Points from Existing Landscape New Points Provided Total Points Provided Paved Areas 350 (105 tall trees, 140 shrubs) 4,145 (4,100 tall trees, 0 shrubs) 155 (55 tall trees, 60 shrubs) 4,650 (4,200 tall trees, 60 shrubs) Street Frontage 150 (75 medium trees) 1,110 (tall trees) 60 medium trees 1,700 (60 medium trees) Yards 100 100 0 100 Total 600 5,355 215 6,450 Paved Areas The provided landscaping plan greatly exceeds the code requirement of 350 paved area landscaping points per 10,000 sq. ft. of paved area by maintaining existing trees around the perimeter of the proposed parking and laydown areas and adding new landscaping. Code further specifies that 40% of the required points shall be devoted to shrubs. The applicant is not meeting this requirement. Staff is supportive of a BSM to allow 60 paved area points devoted to shrubs where code requires 140 points as the existing trees around the perimeter are being maintained to significantly exceed the overall point requirement. 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. With a combination of new and existing trees, the applicant is exceeding the total street frontage requirement, but is slightly short of meeting the 50% medium tree requirement. Staff is supportive of a BSM to allow the reduced medium tree points as existing trees along the frontage significantly exceed the overall point requirement. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard landscaping points meet this requirement. Building Facades The proposed 5,000 sq. ft. Storage Building is the only permanent structure on the site and will be used for material storage, along with 800 sq. ft. designated for an office, bathrooms, student PPE lockers, and mechanical room. The exterior of the storage building will be metal wall panels. The City’s zoning ordinance does not have exterior design standards for institutional land uses. Given the use of the building primarily for storage of materials, staff does not have concerns with the proposed design of the building. Page 5 ITEM III –GDP/ SIP – 4233 Waupun Rd. 6 5,000 sqft. Storage Building The plan set shows two other buildings on the site, those being a storage container and a job trailer. Renderings for these buildings were not provided. The applicant stated these buildings will be used in relation to the OCL to replicate a real life construction job site. Lastly, a 32’x32’ mock building is being proposed. The applicant defines this building as a non- building from a building and zoning code perspective, with only the footings and foundation being permanent and the rest being temporary in nature where the building materials will be recycled a cyclical semester basis. Overall Site The applicant is requesting BSMs related to surfacing and parking lot curbing requirements as well as specific landscaping requirements. Staff is supportive of the proposed BSMs as they are suitable for an outdoor educational site. To offset the requested BSMs, the applicant will be maintaining a significant number of trees as well as providing additional landscaping resulting in about 1,000% of the total landscaping required. Staff is comfortable that the applicant has adequately offset the requested BSMs and the overall site will be 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.) Page 6 ITEM III –GDP/ SIP – 4233 Waupun Rd. 7 (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 Specific Implementation Plan Amendment with the findings listed above with the proposed following conditions: 1. Base Standard Modification to allow gravel surfacing for educational activity area. 2. Base Standard Modification to allow parking area without curbing. 3. Base Standard Modification to allow 60 street frontage landscaping points devoted to medium trees where code requires 75 street frontage points devoted to medium trees. 4. Base Standard Modification to allow 60 paved area landscaping points devoted to shrubs where code requires 140 paved area points devoted to shrubs. 5. Final landscaping and signage plans shall be reviewed and approved by the Department of Community Development. Page 7 Sign_______ Staff ________ Date Rec’d ________ City of Oshkosh Planned Development Application For General Development Plan or Specific Implementation Plan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: _________________________________________________________________________________ Date: ____________ Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Status of Petitioner (Please Check):  Owner  Representative  Tenant  Prospective Buyer Petitioner’s Signature (required): _______________________________________________________________ Date: ____________ OWNER INFORMATION Owner(s): __________________________________________________________________________________ Date: ____________ Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Ownership Status (Please Check):  Individual  Trust  Partnership  Corporation Property Owner Consent: (required) By signature hereon, I/We acknowledge 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 tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner’s Signature: ___________________________________________________________________ Date: ____________ 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: __________________________________________________________________________ Proposed Project Type: ________________________________________________________________________________________ Estimated Cost: _______________________________________________________________________________________________ Current Use of Property: ________________________________________________________________Zoning: ________________ Land Uses Surrounding Your Site: North: _________________________________________________________________________ South: _________________________________________________________________________ East: _________________________________________________________________________ West: _________________________________________________________________________  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 SUBMIT TO: Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, WI 54901 PHONE: (920) 236-5059 Plunkett Raysich Architects, Scott Justus 01/16/2023 209 S Water Street Milwaukee WI 53204 414 410-2945 sjustus@prarch.com 01/16/2023 Fox Valley Technical College, George Hoppen 01/16/2023 01/16/2023 1825 N Bluemound Dr Appleton WI 54912 george.hoppen9711@fvtc.edu 920 735-5675 4233 Waupun Rd, Oshkosh, WI 54902 Education (Construction Management Technology Training Center) $1,100,000 Currently unused. Formerly a farm PD UI/PD (Alro Steel) PD (Fox Valley Tech Advanced Manufacturing & Technology Center) Agriculture / Farm Agriculture / Farm Page 8 Executive Summary Fox Valley Technical College (FVTC) continues to enhance curriculum, providing options to the community that reflect its dedication to the community. Construction trade labor is in more demand than ever. The proposed project will provide significant enhancement to the Construction Management Technology (CMT) program by providing an Outdoor Construction Lab (OCL), creating a learning environment that will be attractive to potential students. This unique and engaging learning environment will make the Fox Valley Technical College CMT program a destination program. The OCL will provide a replication that the aspiring tradesman would find typical on a construction site. The mock building, described in more detail below, is the driver of the project. It’s central to the physical, technical, and safety training aspects of the program. Students will assemble and disassemble the mock building twice a year during an eight-week program in spring and fall semesters. Pending municipal and code review approvals, full project construction start is anticipated in mid-April 2023 and targeting substantial completion by end of August 2023. Project Themes and Description The OCL is an educational project that will create “real world” construction site practices, activities, and conditions. The program will be overseen by FVTC instructors that will train students in building construction techniques and safety. The annual semester time frames the mock building will be constructed and deconstructed are approximately the end of March through third week of May, and again during the fall semester, approximately the end of August to beginning of November. The site is arranged to provide a 5000 SF storage building, a 32’ x 32’ mock building, job trailer, storage units, and a lay down area. Please refence the SIP Submittal Set dated January 16, 2023. The descriptions below are supplemental to the drawings. 5000SF Pre-Engineered Metal Building (PEMB) The PEMB is the only permanent building on site. The building frame and shell will be provided by a design/build metal building provider. The balance of the structural and architectural components is per the referenced drawing set. Architectural roof, wall and trim colors, colors and texture information are specified in the drawings. The building will clad in a two-tone ribbed metal panel and roof. Material and construction details explain the intended vernacular of the building. The bidding PEMB contractors will bid to these requirements. The building’s primary function is to provide storage space for building materials such as metal studs and drywall. Approximately 800SF will be provided for an office, two bathrooms, student PPE storage lockers, and a mechanical room. This area of the building will be heated space. Areas not heated will have the plumbing system drained down for winter. Page 9 The site will be partially paved to provide access from Waupun Road and parking (w/accessible parking) adjacent to the PEMB. 32’ x 32’ Mock Building The “mock” building is a “non-building” from a code and zoning perspective. Footings and foundations will be permanent. The FVTC CMT program will take students to the replicated construction site where the mock building will serve for training to erect the steel frame, install a roof deck, and train on installing four different exterior wall assemblies (precast panel, light gauge framing with metal panel, masonry, and cast-in-place concrete). The students will also construct interior partitions, frame, and hang doors and windows (interior and enclosure). The students will then disassemble the building and store materials for reuse for the next semesters students who will repeat the process. The intent is to reuse as much material as possible, and for as long as possible. The Mock Building will not have mechanical, electrical, or plumbing systems integrated into the training, and will never be fully enclosed. It will not become an occupied structure. Job Trailer & Storage Units A job trailer will be provided on site. Completing the theme of replicating an actual construction site, the job trailer will serve to provide space for review of the day’s executions. Lay Down Area The site will receive a final grading of a dense gravel base. It is considered impervious, and most ground area of the site will not be paved over. Approximately 12,400 SF will be dedicated to the material staging lay down area. Please reference Civil drawings for material and grading information. Wash Down Area The wash down area is for chute wash out for concrete trucks. It’s anticipated the dense base of rolled limestone will provide site conditions that preclude having to wash mud of construction vehicles before entering the road. Garbage & Recycling Dumpsters Dumpsters and the Wash Down Area will be screened behind a 6’-0” tall chain link fence with privacy slats that will match the color of the PEMB. The fence will provide screening from views on Waupun Road. Sample Mock Building Page 10 Site Access A paved apron and drive will provide access to the development from Waupun Road. The entrance to the training site is designed with a turning radius to accommodate material delivery and equipment delivery tractor trailers. A secured swing gate will be provided across the entrance to restrict access when FVTC is not on site. Time of Operation The program will run for 8 weeks each, spring and fall semesters. The spring semester training will run from the end of March through the third week of May. The fall semester training will run the end of August until the beginning of November. Density This project is not a development that seeks to subdivide the FVTC parcel into lots. The parcel is zoned PD and FVTC developing 5.7% of the parcel for educational purposes. Density is not a consideration for this development. Future development of the remining parcel will be submitted for City of Oshkosh consideration at that time. Civil Design Please see Civil plans in SIP Submittal Set dated January 16, 2023, for building coverage, storm water management design, and landscaping. Stormwater and hydrological calculations provided in Section IV of this document. Zoning The Fox Valley parcel is currently zoned PD. The 2.2-acre development is within the 36.85-acre parcel owned by FVTC. FVTC and the design team have met to discuss, address concerns, and receive Staff support for the proposed use on this site. FVTC has cleared the site of a deteriorating farmhouse, barn, and silo. The redevelopment of this site represents an enhancement to the area from the previous use. The proposed development strives to adhere to standard zoning requirements. The parking set back, at the closest point, is 59’-10” from the property line and 39’-11’ from the right of way, relieving the zoning requirement for additional screening of the parking. Signage will be provided at the entrance of the site under separate contract. It will be a Dual Post or Monument Sign by FVTC. Intent is for the sign to be similar to existing campus signs. Size and design per Oshkosh Zoning Ordinances Chapter 30 – Article X. Final design will be submitted by FVTC for review as a separate project. 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H D P E @ 0 . 6 0 % PLUNKETT RAYSICH ARCHITECTS, LLP 209 south water street, milwaukee, wisconsin 53204 2310 crossroads drive, suite 2000, madison, wisconsin 53718 1970 main street, suite 201, sarasota, florida 34236 311 canyon wren drive, buda, texas 78610 t 414 359 3060 t 608 240 9900 t 941 444 8845 t 512 649 5627 SH E E T N O : NOT FOR CONSTRUCTION JO B N O : DA T E : RE V I S I O N S : BI D P A C K A G E : 2/16/2023 4:26:12 PM 22 0 1 1 2 - 0 4 C1 0 2 CMT OUTDOOR CONSTRUCTION LAB - METAL BUILDING WAUPUN ROAD - OSHKOSH, WISCONSIN 54902 DRAWN BY: AJR PROPOSED SITE PLAN FOX VALLEY TECHNICAL COLLEGE © 2022 PLUNKETT RAYSICH ARCHITECTS, LLP 0 20 40 PA R C E L A R E A : 36 . 8 5 A C R E S DI S T U R B E D A R E A 2. 1 A C R E S EX I S T I N G I M P E R V I O U S A R E A : 0 S Q . F T . PR O P O S E D I M P E R V I O U S A R E A : 73 , 0 2 6 S Q . F T . PR O P O S E D I M P E R V I O U S P E R C E N T A G E S : DI S T U R B E D A R E A = 6 7 % PA R C E L A R E A = 5 % NO T E S : 1. 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GR A V E L A R E A SE E D E T A I L 6 C1 0 9 TR A N S I T I O N B E T W E E N G R A V E L SU R F A C E A N D P A V E D S U R F A C E SA N I T A R Y L A T E R A L C L E A N O U T SE E D E T A I L 7 C1 0 9 SE E N O T E 9 ST O R A G E C O N T A I N E R SI P S U B M I T T A L 02 - 2 2 - 2 0 2 3 Pa g e 1 2 GDP/SIP 4233 WAUPUN RD PC: 3-07-2023 CASTLE ROCK LAND CO/BLUE MOON HLDGS LLC PO BOX 3808 OSHKOSH, WI 54903 LG DEVELOPMENT CORP 3100 E HIGH ST JACKSON, MI 49203 GRS LLC 3807 STATE ROAD 21 A OSHKOSH, WI 54904 FOX VALLEY TECH COLLEGE PO BOX 2277 APPLETON, WI 54912 EXPER AIRCRAFT ASSOC PO BOX 3086 OSHKOSH, WI 54903 TOWN OF NEKIMI 3790 PICKETT RD OSHKOSH, WI 54904 DAVID A/MICHAEL P RUEDINGER 2255 CLAIRVILLE RD OSHKOSH, WI 54904 PATRICK J/ BEVERLY D RUEDINGER 4315 WAUPUN RD OSHKOSH, WI 54902 PLUNKETT RAYSICH, SCOTT JUSTUS 209 S WATER ST MILWAUKEE, WI 53204 FOX VALLEY TECH COLLEGE, GEORGE HOPPEN 1825 N BLUEMOND DR APPLETON, WI 54912 Page 13 WAUPUN RD Oshkosh City LimitOshkosh City Limit C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/26/2023 1 in = 320 ft1 in = 0.06 mi¯4233 WAUPUN RD City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 14 2255TTHH EEAAAA SSTTAACCEERREEAAAAAAVVACERACEREAA AVEAA AV ACERACEREAA AVEAA AV17TH 17TH EAA ST EAA ST 28TH 28TH EAA ST EAA ST WAUPUN RD W RIPPLE AV POBEREZNY RD P O B E R E Z N Y R D !"#$41 Oshkosh City Limit Oshkosh City Limit Oshkosh City LimitOshkosh City Limit I-PD SMU-PD UI-PD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/26/2023 1 in = 500 ft1 in = 0.09 mi¯4233 WAUPUN RD City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 15 WAUPUN RD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/26/2023 1 in = 300 ft1 in = 0.06 mi¯4233 WAUPUN RD City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 16