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HomeMy WebLinkAboutItem II.B PLAN COMMISSION STAFF REPORT AUGUST 20, 2024 ITEM II B: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR ATHLETICS FACILITY AT 108 WEST NEW YORK AVENUE AND PROPERTY LOCATED AT THE SOUTHEAST CORNER OF WEST CUSTER AVENUE & KENTUCKY STREET (PARCEL 1500740100) GENERAL INFORMATION Applicant: Point of Beginning, Inc. Owner: Oshkosh Area School District Action(s) Requested: The petitioner requests General Development Plan and Specific Implementation Plan approval for an athletics facility. 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 included in the zone change request consists of two parcels totaling 5.93 acres, with frontage on West New York Avenue, Kentucky Street, Central Street, and West Custer Avenue. The property located at 108 West New York Avenue is the former Merrill School site and the property located at the southeast corner of West Custer Avenue and Kentucky Street is a vacant residential property. The surrounding area consists of residential uses and Vel Philips Middle School to the west. The 2040 Comprehensive Plan recommends Community Facility use for the former Merrill School property and Light Density Residential for the vacant residential property. Subject Site Existing Land Use Zoning School & Vacant residential Pending rezone to I-PD Adjacent Land Use and Zoning Existing Uses Zoning North Residential SR-9 South Residential SR-5 East Residential SR-9 West Residential & School SR-9 & I-PD Recognized Neighborhood Organizations Adjacent to Historic Jackson Page 1 ITEM II B – GDP SIP – 108 W New York Ave. Comprehensive Plan Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Community Facility & Light Density Residential ANALYSIS Use The applicant is proposing to demolish the Merrill Elementary School building for construction of an athletics facility which will include track & field, football/soccer field, basketball courts, and a storage building. According to the applicant, the site will primarily be used by students from the adjacent school but will also be available for general use by the public. The site is intended to be a general purpose athletics area and is not specifically intended for competition use. The proposed active outdoor recreation use is permitted in the Institutional district (I). A neighborhood meeting was held on August 13, 2024. Neighbors in attendance had several questions, including questions related to facility amenities, public access, fencing, lighting, surfacing and general use of the site. The neighbors did not voice opposition to the proposed use or design of the site. Site Design The proposed site will include a new running track, grass football/soccer field, high jump area inside the track oval, three 100-seat bleacher units, long jump runway with sand pits, shot put throwing vector, fenced basketball courts, and storage building. No scoreboards, field lights, or public address system is included in the design. The proposed plan meets setback requirements and the storage building is within the maximum height for the I district. The impervious surface ratio for the site is less than half of the maximum impervious ratio for the I district. This serves to offset Base Standard Modifications (BSMs) that have been requested by the applicant, which are noted on the following pages of the staff report. The plan shows 6’ tall PVC privacy fencing along the residential properties to the north. The plan includes 6’ solid fencing along the north property line extending into the 25’ front setback along Central Street. Staff is recommending a BSM to allow this fencing within the front yard setback as it is not within a driveway vision triangle and will further buffer the site from the neighboring residences. The plan also includes 6’ tall coated chain link fencing around the basketball courts and 4’ tall coated chain link fencing along West New York Avenue. Code prohibits chain link fencing in front yard areas. The applicant will need to exchange the 4’ chain link fencing along West New York Avenue for a permitted front yard fencing material (example: wrought iron or picket fence) or move the chain link fencing out of the required 30’ setback area. At the neighborhood meeting, a neighbor noted that decorative fencing was installed on the Vel Philips school site along Jackson Street and recommended similar decorative fencing be used along West New York Avenue. Final fencing material can be addressed during Site Plan Review. Page 2 ITEM II B – GDP SIP – 108 W New York Ave. Site Plan The site does not include parking stalls. Code requires one parking space per employee on the largest work shift, plus one space per 4 patrons at maximum capacity for athletic facilities. Based on the provided seating capacity (300 seats), code would require a minimum of 75 parking spaces for the facility. The applicant is requesting a BSM to allow 0 parking stalls. Staff does not have concerns with allowing 0 parking stalls on the site as the facility will primarily be used by students of the adjacent school. The school parking lot will be available for parking during after- school hours. Code requires a minimum of 4 bicycle parking spaces for institutional uses. The plan does not show bicycle parking spaces. This may be addressed during Site Plan Review. Page 3 ITEM II B – GDP SIP – 108 W New York Ave. Required Provided Front Setback (south) 30 ft. min. 30 ft. Street Side Setback (east) 25 ft. min. 25 ft. Street Side Setback (west) 25 ft. min. 25 ft. Rear Setback (north) 25 ft. min. 25.56’ Storage building height 18 ft. max. 16 ft. +/- Parking Min. 75 spaces 0 spaces Impervious Surface 60% max. 28.93% Signage No signage plans were included with this request. Lighting No lighting is being proposed for the site. Storm Water Management/Utilities The applicant has been in contact with the Department of Public Works regarding storm water management for the site. Final storm water management plans will be reviewed during the Site Plan Review process. Public Works has also noted that the proposed fencing along West New York Avenue will need to be a minimum of 12” from the public right-of-way to allow for maintenance of the public sidewalk. Landscaping Landscaping is required for street frontage, yards and bufferyards. Page 4 ITEM II B – GDP SIP – 108 W New York Ave. Landscape Plan Page 5 ITEM II B – GDP SIP – 108 W New York Ave. 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 plan is exceeding both of these requirements along the Kentucky Street frontage. The total point requirement is being exceeded along the Central Street frontage, but the provided medium tree points are slightly less than the requirement. The provided landscaping along West New York Avenue does not meet the total point requirement or medium tree requirement. Staff is supportive of a BSM to allow the slight medium tree point reduction along Central Street as existing shade trees are being preserved which limits available space for medium trees. Staff is also supportive of a BSM to allow reduced street frontage landscaping along West New York Avenue as this frontage has two corner intersections which require 20’ X 20’ vision clearance triangles, limiting available area for plantings. To offset the requested BSMs, the applicant is exceeding the total street frontage point requirement along both the Central Street and Kentucky Street frontages. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard landscaping points exceed this requirement. Page 6 ITEM II B – GDP SIP – 108 W New York Ave. Bufferyards A 0.2 opacity bufferyard is required along the neighboring Single Family Residential -9 (SR-9) zoned properties to the north of the site. The applicant is providing a 25’ wide bufferyard along the north property line along with a 6’ solid fence to meet the bufferyard requirement. Building Facades The applicant is not proposing any principal building structures. 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 with the proposed following conditions: 1. Base Standard Modification (BSM) to allow 0 parking stalls. 2. BSM to allow 6’ solid fencing within the street side setback along Central Street. 3. BSM to allow reduced street frontage landscaping devoted to medium trees along Central Street to 315 points. Page 7 ITEM II B – GDP SIP – 108 W New York Ave. 4. BSM to allow reduced street frontage landscaping along West New York Avenue to 340 points. 5. BSM to allow reduced street frontage landscaping devoted to medium trees along West New York Avenue to 90 points. 6. Final landscaping and fencing plans shall be reviewed and approved by the Department of Community Development. Page 8 Page 9 Page 10 Page 11 Page 12 ZONE CHANGE/GDP/SIP 108 W NEW YORK AVE & 0 W CUSTER AVE PC: 8.20.2024 KNOLL INVESTMENTS LLC W1962 PLEASANT AVE MARKESAN WI 53946-8819 MARTIN HOLDINGS LLC 325 WILSON ST AMHERST WI 54406-9114 PINE APARTMENTS IV LLC 3389 COUNTY ROAD A OSHKOSH WI 54901-1414 RICHARD A WARRICK JR 2436 CLOVER ST OSHKOSH WI 54901-1548 MASON A C MENDINA KASSIDY B MITTELSTADT 33 W CUSTER AVE OSHKOSH WI 54901-2935 WESLEY/JAMES/PENNY KOTTKE 117 W CUSTER AVE OSHKOSH WI 54901-2936 INGRID F TSCHECH 127 W CUSTER AVE OSHKOSH WI 54901-2936 SHANE G/SUSAN K LUFT 133 W CUSTER AVE OSHKOSH WI 54901-2936 PETER & KATHERIN MEYERSON 104 W CUSTER AVE OSHKOSH WI 54901-2937 STEVEN DUBINSKI 114 W CUSTER AVE OSHKOSH WI 54901-2937 FRANK R/KAREN STIEG 30 W CUSTER AVE OSHKOSH WI 54901-2984 JOHN P/SHARON C JONES 1222 CENTRAL ST OSHKOSH WI 54901-3748 TRAVIS N JAGODZINSKI 1323 CENTRAL ST OSHKOSH WI 54901-3749 DONALD FLOWERS 1329 CENTRAL ST OSHKOSH WI 54901-3749 PETER H/JESSICA L ZABORSKI 1320 CENTRAL ST OSHKOSH WI 54901-3750 GRANT DAVIS NICOLE M BOEHLER 1326 CENTRAL ST OSHKOSH WI 54901-3750 NATAY/ADRIA WARREN 1330 CENTRAL ST OSHKOSH WI 54901-3750 STEVEN J BRUSS 1219 KENTUCKY ST OSHKOSH WI 54901-3753 NICHOLAS L TRAVIS 1156 MERRILL ST OSHKOSH WI 54901-3756 BRANDON D/CASSIE M SCHUTT 32 W NEW YORK AVE OSHKOSH WI 54901-3758 JASON R MENTZEL 113 W NEW YORK AVE OSHKOSH WI 54901-3759 STEVEN G/DIANE LEACH 121 W NEW YORK AVE OSHKOSH WI 54901-3759 NEIL M DEATON 203 W NEW YORK AVE OSHKOSH WI 54901-3761 JULIE NICKOLAI 209 W NEW YORK AVE OSHKOSH WI 54901-3761 JASON M LLOYD 213 W NEW YORK AVE OSHKOSH WI 54901-3761 HARTMAN FAMILY IRR TRUST 219 W NEW YORK AVE OSHKOSH WI 54901-3761 JACOB KENNY 309 W NEW YORK AVE OSHKOSH WI 54901-3762 ETHAN NEWBY BRIANNA DAUBERT 302 W NEW YORK AVE OSHKOSH WI 54901-3763 ANN M SCHOEN 33 W TENNESSEE AVE OSHKOSH WI 54901-3764 Page 13 LORI A MADES 30 W TENNESSEE AVE OSHKOSH WI 54901-3765 R & C RENTALS LLC PO BOX 825 OSHKOSH WI 54903-0825 OSH AREA SCHOOL DISTRICT PO BOX 3048 OSHKOSH WI 54903-3048 PEPPLER PROPERTIES LLC PO BOX 3301 OSHKOSH WI 54903-3301 BERHOLTZ RENTAL PROP LLC 1804 N OAKWOOD RD OSHKOSH WI 54904-8445 ROBERT J/THERESA J RUBIN 283 CURRANT CT OMRO WI 54963-1826 HIST JACKSON NBHD ASSOC C/O SHIRLEY BRABENDER MATTOX 1313 JACKSON ST OSHKOSH WI 54901-2938 Page 14 CENTRAL ST KENTUCKY ST MERRILL ST CENTRAL ST W TENNESSEE AV W CUSTER AV W NEW YORK AV J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 7/18/2024 1 in = 120 ft1 in = 0.02 mi¯BASE MAP 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 SCOTT AV CHERRY ST EASTMAN ST E TENNESSEE AV RANDALL PL PROSPECT AV HOBBS AV W BENT AV CONGRESS AV W NEVADA AV E CUSTER AV SCOTT AV ASHLAND ST E CUSTER AV DIVISION ST SCOTT AV VINE AV MERRILL ST WESTERN ST ONTARIO ST HURON AV E NEVADA AV PROSPECT AV CENTRAL ST BALDWIN AV STERLING AV FREDERICK ST E MELVIN AV ANNEX AV W BENT AV JEFFERSON ST MT VERNON ST W MELVIN AV W CUSTER AV KENTUCKY ST CENTRAL ST JEFFERSON ST MT VERNON ST TITA N CT CENTRAL ST BURDICK ST WRIGHT ST FRANKLIN ST FREDERICK ST CENTRAL ST E NEVADA AV SARATOGA AV W NEVADA AV WRIGHT ST W BENT AV HOBBS AV STANLEY AV CONGRESS AV CENTRAL ST JEFFERSON ST EASTMAN ST KENTUCKY ST N MAIN ST W MUR D O CK AV JACKSON ST W MURDOCK AV W NEW YORK AV HARRISON ST WISCONSIN ST E NEW YORK AV I I I I I-PD I-PD I-PD MR-12 MR-12 MR-20 MR-20-UTO NMU NMUSMUSMU-PD SMU-PD SR-5 SR-5 SR-5-UTO SR-9 TR-10 TR-10-PD TR-10-UTO TR-10PDUTO UI UMU UMU UMU-PD J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 7/18/2024 1 in = 500 ft1 in = 0.09 mi¯ZONING MAP 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 CENTRAL ST KENTUCKY ST MERRILL ST CENTRAL ST W TENNESSEE AV W CUSTER AV W NEW YORK AV J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 7/18/2024 1 in = 120 ft1 in = 0.02 mi¯AERIAL MAP 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 17