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HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT MAY 16, 2023 ITEM IV: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR A NEW ELEMENTARY SCHOOL AT 915 HAZEL STREET GENERAL INFORMATION Applicant: Nate Considine – Bray Architects Owner: Oshkosh Area School District Action(s) Requested: The applicant is requesting a Conditional Use Permit for an Indoor Institutional development (new elementary school). Applicable Ordinance Provisions: Indoor Institutional land uses are permitted only through a Conditional Use Permit (CUP) in the Institutional district (I) as regulated in Section 30-50 (C) of the Zoning Ordinance. Criteria used for Conditional Use Permits are located in Section 30-382 of the Zoning Ordinance. Property Location and Background Information: The subject site consists of a 6.7-acre parcel with frontage on Grove St., E. Melvin Ave., Hazel St., and Siewert Trail. The site is currently Webster Stanley Middle School. The 2040 Comprehensive Land Use Plan recommends Community Facility use for the site. The site is surrounded predominantly by single family residential uses along with Menominee Park to the east. Subject Site: Existing Land Use Zoning School I Recognized Neighborhood Organizations Menominee North Adjacent Land Use and Zoning: Existing Uses Zoning North Residential SR-5 South Residential SR-9 West Residential SR-9 East Park I Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Plan Recommendation Community Facility Page 1 Item IV – CUP: Elementary School – 915 Hazel St. 2 ANALYSIS Use The applicant is proposing to demolish the existing Webster Stanley Middle School and construct a new elementary school with an anticipated enrollment of 600 students along with approximately 75 staff members. Indoor Institutional uses require a Conditional Use Permit in the Institutional (I) district. According to the applicant, the projected number of students and staff will not change from that of the existing school. Staff does not have concerns with the proposed use as it is consistent with the 2040 Comprehensive Land Use Plan Recommendation of Community Facility for the site. Also, the new school will have approximately the same number of users as the existing site and should not generate a significantly larger impact on the surrounding area. Site Design & Access The proposed plan has a total of 5 accesses from Grove St., E. Melvin Ave., and Hazel St. The E. Melvin Ave. entrance will only be utilized for access to the refuse enclosure and loading area. Page 2 Item IV – CUP: Elementary School – 915 Hazel St. 3 Required Provided Front Setback (north) 30 ft. 31 ft. Street Side Setback (east) 25 ft. 26.9 ft. Street Side Setback (west) 25 ft. 26.2 ft. Street Side Setback (south) 25 ft. 44.1 ft. Rear Setback (south) 25 ft. 115 ft. +/- Building Height 45 ft. max. 44.66 ft. Required Provided Parking Spaces Min: 38 97 Impervious Surface Max: 60% of lot 60% of lot The proposed plans meet all setback, building height, and impervious surface requirements for the Institutional (I) district. The applicant is also meeting the parking requirement of one space per two employees for elementary schools. The proposed refuse enclosure is on the north side of the building and will be constructed of face brick to match the principal building. Code prohibits exterior trash storage or dumpsters from being located between a building and a public street except if in the opinion of the Director of Community Development, or designee, no other suitable location is available for such purpose, and provided the dumpster area is developed in a manner so as to minimize its appearance from a public street. With the site being enveloped by four street frontages, staff is of the opinion that there is no other suitable location for the dumpster area and the enclosure matches and ties into the building to sufficiently minimize its visibility from the public street. The site plan shows 4’ tall steel ornamental fencing along the Grove St. and E. Melvin Ave. frontages which extends into the 20’ X 20’ vision clearance triangle at the intersection of Grove St. and E. Melvin Ave. Fencing within the vision triangle will be limited to 30” tall and 30% opacity. The plan also shows 6’ tall solid wood fencing along the south property being utilized to meet bufferyard requirements. The City Parks Department reviewed the plans and the connection with Menominee Park to the east, and noted that the new trail connecting to the park trail on the east side of Hazel St. should be made of asphalt per city specs for trails and match the width of the existing trail. Where the new trail connects to the existing park trail, it should be flared out to the trail as it connects. Page 3 Item IV – CUP: Elementary School – 915 Hazel St. 4 Signage Proposed signage for the site includes school name lettering on the northeast building façade as well a monument sign along Hazel St. The wall signage is within the maximum sign area for the I district of 1 sq. ft. per linear foot of building frontage and the monument sign is within the maximum sign area for ground signs in the I district of 1 sq. ft. per linear foot of street frontage. An approximately 7’ tall, 40 sq. ft. monument sign including an 11 sq. ft. electronic message center is shown along the Hazel Street frontage. The sign complies with the maximum ground sign area for the Institutional district of 1 sq. ft. of sign area per linear of street frontage, as well as the maximum EMC sign area of 100 sq. ft. for the site. Lighting The applicant submitted a photometric plan that meets the .4 foot-candle minimum requirement for parking areas, and has no more than .5 foot-candles of light trespass at the property lines or 1.0 fc at the right-of-way line. Lighting will consist of full cut-off fixtures mounted on 19’ tall light poles, meeting the maximum light fixture height of 20’ for the I district. Storm Water Management The applicant has been in contact with the Department of Public Works regarding storm water management for the area. The final storm water management plans will be approved during the Site Plan Review process. Landscaping Building foundation, street frontage, paved area, yard, and bufferyard landscaping is required for the development. Page 4 Item IV – CUP: Elementary School – 915 Hazel St. 5 Building Foundation The building foundation landscaping point requirement of 40 landscaping points per 100 linear feet of building foundation is being met for the site. Code further specifies that 25% of the points shall be on the side facing the public street and 50% shall be on the side of the main entrance. These requirements are also being met. Paved Area The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area is being met. The plan is also meeting the requirement that 30% of all points will be devoted to tall trees and 40% will be devoted to shrubs. A tall deciduous/shade tree is required at the ends of all parking rows, which has been provided on the plan. Street Frontage Code requires 100 points per 100 feet of street frontage. The applicant is meeting this requirement for all street frontages. The landscaping ordinance also specifies that 50% of the required points must be devoted to medium trees. The applicant has noted that the 50% medium tree requirement will not be met for all street frontages. The applicant has stated that the size of plantings will be greater than required by code. Specifically, the landscape schedule shows ornamental trees being planted at 2.5” diameter and shade trees at 3” diameter, where the minimum planting size is 1.25” diameter. Per Section 30- 251(F) of the landscaping ordinance, the Director of Community Development, or designee, and the Plan Commission have the authority to allow alterations or substitutions for one type of Page 5 Item IV – CUP: Elementary School – 915 Hazel St. 6 planting for another to the landscaping requirements as long as the altered requirements achieve an equivalent or greater level of landscaping on a site. Such alterations or substitutions may include when larger size plantings are provided as part of the overall landscape plan. Staff feels that the increased tree planting sizes along the street frontage are an appropriate substitution for the required medium tree points as it will allow the applicant to retain existing mature plantings and the new plantings of a larger size will visually enhance the site immediately upon planting. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard landscaping points meet this requirement. Bufferyards A 0.2 opacity bufferyard is required along the south property line as the site is abutting a Single-family Residential – 9 district (SR-9). The applicant is meeting this requirement with 6’ solid wood fencing along the south property line and arborvitae trees within the 25’ front yard setback areas along Grove St. and Oak St./Siewert Trl. Building Facades Building Materials The City’s Exterior Design Standards do not apply to Institutional land uses. However, the exterior design may be reviewed as part of the CUP review process. The petitioner has Page 6 Item IV – CUP: Elementary School – 915 Hazel St. 7 provided elevations for the building as well as a material list and material breakdown for the building for each building facade. The specific elevations breakdown is as follows: North: Class I – 79% Class III – 21% South: Class I – 84% Class III – 16% East: Class I – 84% Class III – 16% West: Class I – 81% Class III – 19% The proposed building elevations consist of a combination of stone, brick, glass, and metal panels. When compared to the Class I material allotment that would be required under commercial standards, the proposed elevations significantly exceed the minimum of 50% Class I materials for all facades. Staff feels that the proposed elevations provide an attractive appearance for the building that is compatible with the surrounding area. RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Conditional Use Permit, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-382 (F)(3): (1) Is in harmony with the Comprehensive Plan. (2) Would not result in a substantial or undue adverse impact on nearby property, the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare. (3) Maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. (4) The conditional use is located in an area that will be adequately served by, and will not impose an undue burden on, any of the improvements, facilities, utilities or services provided by public or private agencies serving the subject property. (5) The potential public benefits outweigh any potential adverse impacts of the proposed conditional use, after taking into consideration the applicant’s proposal and any requirements recommended by the applicant to ameliorate such impacts. Staff recommends approval of the proposed Conditional Use Permit for an indoor institutional use at 915 Hazel St. as proposed with the findings listed above and the following condition: (1) Final landscaping plan shall be approved by the Department of Community Development. Page 7 Page 8 2 Briefly explain how the proposed conditional use will not have a negative effect on the issues below. 1. Health, safety, and general welfare of occupants of surrounding lands. 2. Pedestrian and vehicular circulation and safety. 3. Noise, air, water, or other forms of environmental pollution. 4. The demand for and availability of public services and facilities. 5. Character and future development of the area. SUBMITTAL REQUIREMENTS – Must accompany the application to be complete. (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)  A narrative of the proposed conditional use and project including:  Proposed use of the property  Existing use of the property  Identification of structures on the property and discussion of their relation to the project  Projected number of residents, employees, and/or daily customers  Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the nearest one-hundredth of an acre  Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.  Surrounding land uses  Compatibility of the proposed use with adjacent and other properties in the area.  Traffic generation  Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties  A complete site plan including:  Digital plans and drawings of the project  Title block that provides all contact information for the petitioner and/or owner, if different  Full name and contact information of petitioner’s engineers/surveyors/architects, or other design professionals used in the plan preparation  The date of the original plan and latest date of revision to the plan  A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1”=60’) unless otherwise approved by the Department of Community Development prior to submittal  All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled  All required building setback and offset lines  All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks, patios, fences, walls  Location of all outdoor storage and refuse disposal areas and the design and materials used for construction  Location and dimension of all on-site parking (and off-site parking provisions if they are to be employed), including a summary of the number of parking stalls provided per the requirements of Section 30-175 City of Oshkosh Zoning Ordinance  Location and dimension of all loading and service areas on the subject property  Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan  Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e. visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators Page 9 Conditional Use Permit Narrative City of Oshkosh New Elementary School (Menominee Elementary School) March 27, 2023 To whom it may concern: The submittal being filed today is to refocus Oshkosh Area School District’s vision for the current Webster-Stanley School site into what would become a new 600 student Elementary School. This will include removing the entire Webster-Stanley facility to build a New Elementary School. In November of 2020, over 60% of the community voted “Yes” to a larger referendum to build a New Middle School, a New Elementary School, and District-Wide Upgrades throughout Oshkosh Area School District. Specific to the New Elementary School project, this project will unify three different student populations. One being the current Webster-Stanley Elementary School, another being Merrill Elementary School, and the other being Washington Elementary School. This final effort related to that referendum is the next step in the Oshkosh Area School District’s consolidation efforts to run less buildings more economically while still improving student learning. The building is a reverse “C” shape with two-thirds of the building being a two story structure while the Kindergarten and 1st grade wing to the South would be a single story structure. This allows for designated entrances based on the person coming to the school yet still maintaining safety from the curb all the way through the building. In addition to typical classroom spaces, this building will be outfitted with three larger spaces that can double for community events. These spaces would be a large cafeteria, a single station gymnasium, and a Media Center(Library) with two of these three spaces looking out towards Lake Winnebago. It is worth noting that in looking at the design of this site, it was very important to Oshkosh Area School District and Bray Architects to be cognizant and considerate to our neighborhood in this highly residential area. Taking inspiration from the lake and the park, as well as the City street grid, when looking at the site plan and the overall building plan, there are clear cues and responses to this site. In addition, the building is intentionally designed to have a single story building near the neighborhood in which houses are more densely located, and the two story building located with houses spread further apart and larger streets to breakdown the scale as you approach the building. The projected number of employees and students will not change as the district is shuffling the staff and students around. This site currently has an Elementary School and a Page 10 Middle School, so going to a larger Elementary School will keep the same amount of occupants on site. We understand that there will be noise, odor, dust, fumes, vibration, etc during construction, but we do believe that the noise, light pollution will actually be enhanced on the site post construction compared to it’s current situation. In the same light, a traffic study was conducted on this site, and the new building will actually improve site flow. On behalf of Oshkosh Area School District, we thank you for your time and willingness to work together to build a successful project in Oshkosh. Nate Considine, AIA, NCARB, BCP Delivery Team Leader | Architect Bray Architects Page 11 Page 12 CUP 915 HAZEL ST PC: 5-16-2023 PAUL F/SHELLEY K MUETZEL 830 GROVE ST OSHKOSH, WI 54901 834 GROVE STREET LLC 907 S MAIN ST OSHKOSH, WI 54902 TIMOTHY A FUHRMANN 840 GROVE ST OSHKOSH, WI 54901 TODD K HALLIDAY 900 GROVE ST OSHKOSH, WI 54901 OSHKOSH AREA SCHOOL DISTRICT PO BOX 3048 OSHKOSH, WI 54903 JASMINE A MCCARVILLE 841 OAK ST OSHKOSH, WI 54901 BARBARA A JACOB 837 OAK ST OSHKOSH, WI 54901 GLENN E/ELIZABETH J TAYLOR 815 OAK ST OSHKOSH, WI 54901 MATTHEW C GRUETTNER 836 OAK ST OSHKOSH, WI 54901 GERALD A SCHUHART 842 OAK ST OSHKOSH, WI 54901 JOYCE M ANDERSON 835 HAZEL ST OSHKOSH, WI 54901 AARON KONITZER/MARGARET LOVGREN 915 GROVE ST OSHKOSH, WI 54901 KYLE L/KELLY M KALMERTON 911 GROVE ST OSHKOSH, WI 54901 STACY L GROFF 905 GROVE ST OSHKOSH, WI 54901 SARAH TIBBITS 845 GROVE ST OSHKOSH, WI 54901 RICHARD L/KELLIE J ABRAHAMSON 839 GROVE ST OSHKOSH, WI 54901 JAMES/PATRICIA A WALDECKER 920 E MELVIN AVE OSHKOSH, WI 54901 MICHAEL SCHMITZ 943 GROVE ST OSHKOSH, WI 54901 RITA M SCHUTZENDORF 939 GROVE ST OSHKOSH, WI 54901 AMBER DUTCHER 498 DARTFORD RD BERLIN, WI 54923 JENNIFER J KOHLMAN 921 GROVE ST OSHKOSH, WI 54901 PHILLIP R WALKER 1002 GROVE ST OSHKOSH, WI 54901 JAYNE M KLECKNER 1003 OAK ST OSHKOSH, WI 54901 CHA LEE 1006 OAK ST OSHKOSH, WI 54901 JOSEPH R POLLOCK 1005 HAZEL ST OSHKOSH, WI 54901 NATE CONSIDINE 829 S 1ST ST MILWAUKEE, WI 53204 JIM FOCHS 1404 S MAIN ST OSHKOSH, WI 54902 Page 13 SIEWERT TR E MELVIN AV OAK ST GROVE ST OAK ST SIEWERT TR HAZEL ST C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/14/2023 1 in = 120 ft1 in = 0.02 mi¯915 HAZEL ST 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 SIEWERTTR E MELVIN AV OAK ST GROVE ST OAK ST SIEWERT TR HAZEL ST C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/14/2023 1 in = 100 ft1 in = 0.02 mi¯915 HAZEL ST 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 FAIRVIEW ST OAK ST GROVE ST EVANS ST POWERS ST BROAD ST MONROE ST E MELVIN AV STERLING AV SIEWERT TR GEHRESCT POWERS ST E CUSTER AV E TENNESSEE AV BONG CT SIEWERT TR E TENNESSEE AV E MELVIN AV E LINCOLN AV E CUSTER AV BALDWIN AV E CUSTER AV CLEVELAND AV PRATTTR GROVE ST EVANS ST E IRVING AV BALDWIN AV PYLE AV OAK ST EVANS ST MONROE ST OAK ST MONROE ST BOYD ST OAK ST GROVE ST E NEW YORK AV MENOMINEEDR BOWEN ST E IRVING AV HAZEL ST HAZEL ST Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit O s h k o s h C i t y L i m i t O s h k o s h C i t y L i m i t I I I I I MR-36-PD SR-3 SR-5 SR-9 UI UMU-PD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/14/2023 1 in = 500 ft1 in = 0.09 mi¯915 HAZEL ST 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