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Home My WebLink AboutItem II PLAN COMMISSION STAFF REPORT SEPTEMBER 3, 2024 ITEM II: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A THIRD- FLOOR ADDITION AT 250 WEST 6th AVENUE GENERAL INFORMATION Applicant: HGA Property Owner: ThedaCare, Inc. Action(s) Requested: The applicant requests approval of Specific Implementation Plan Amendment for a third-floor addition. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject area consists of a 21.38 acre vacant property with Fox River frontage at the northwest corner of West 6th Avenue and Oregon Street. The area had historically been used for industrial purposes by multiple wood manufacturers. The site is zoned Riverfront Mixed Use District with Planned Development and Riverfront Overlays (RMU-PD-RFO). The surrounding area consists primarily of residential uses to the south and west along with commercial uses along Oregon Street and the Fox River to the north. The subject property is located within the South Shore West subarea of the Imagine Oshkosh Center City Master Plan and included in the South Shore Redevelopment Plan Area. The 2040 Comprehensive Land Use Plans recommends Center City use for the subject area. On November 14, 2023, Common Council approved a Specific Implementation Plan (SIP) for a hospital development. The approved hospital is currently under construction. Subject Site Existing Land Use Zoning Vacant RMU-PD-RFO Recognized Neighborhood Organizations Historic 6th Ward Adjacent Land Use and Zoning Existing Uses Zoning North Fox River RMU-PD-RFO South Commercial & Residential CMU & TR-10 East Vacant RMU-PD-RFO West Residential & Commercial RMU & TR-10 Page 1 ITEM II - SIP Amendment – 250 W. 6th Ave. Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS Use The existing approved SIP for the site is for an 18-bed hospital and medical office building with an ambulatory surgery center. The overall building is two stories and approximately 87,000 sq. ft. The hospital will offer around-the-clock emergency and inpatient care and will also have a retail pharmacy and ambulatory surgery center. The applicant is proposing a third-floor addition of approximately 28,500 sq. ft. which will be initially constructed as unoccupied shell area for future build-out. A neighborhood meeting was held on August 21, 2024 to discuss the addition. Discussion at the meeting included questions related to traffic changes on West 6th Avenue, access from West 5th Avenue, anticipated employees, water retention, and prevention of bird collisions with large window areas. The neighbors voiced support for the proposed building design. The applicant responded that no changes are proposed for the West 6th Avenue access to the site and no access is proposed from the west side of the site (West 5th Avenue), approximately 100 employees are anticipated for the site, and window areas will have a soft reflection to limit bird collisions. Site Design No changes are being proposed to the existing site design, with the exception of additional parking stalls on the east and west sides of the site to accommodate the additional 3rd floor building area. The applicant is providing an additional 105 parking stalls, which meets the code requirement of 1 space per 300 sq. ft. of gross floor area for office use for the addition. The impervious surface ratio for the site will remain well under the maximum of 80%, at 27.6%. Building height will be increased to 60 ft., with no maximum building height for the RMU district. Page 2 ITEM II - SIP Amendment – 250 W. 6th Ave. Lighting The applicant has not submitted revised light plans. Lighting will need to be provided for the future parking areas and will be reviewed as part of the Site Plan Review process to verify compliance with City lighting codes. Signage The applicant has not submitted revised signage plans. The revised building elevations include conceptual wall signage. Final signage plans will need to meet RMU district signage standards and will be reviewed under a separate permit for signage. Landscaping Additional yard landscaping is required for the added floor area and paved area landscaping required for the added parking areas. 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. Code also requires a shade tree at all parking row ends, which has been provided. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard landscaping points exceed this requirement. Page 3 ITEM II - SIP Amendment – 250 W. 6th Ave. Design Standards The revised building elevations for the third-floor addition match the materials of the originally approved plan. The Riverfront Overlay District Design Standards require buildings to be clad on all sides with at least 70% Class I materials. They also required nonresidential uses to include windows and doors areas at a minimum of 25% of the ground floor façade area. For upper floors, the total area of windows and doors shall comprise a minimum of 15% of the total façade area above the ground floor. The previously approved building elevations met the 70% Class I material requirement on all facades, with the exception of the west hospital façade, which included a base standard modification (BSM) to allow 67.5% Class I materials. The revised elevations include a further reduction of the west hospital façade to 55.7% Class I materials. According to the applicant, the reduced Class I materials on this façade are the result of the west delivery and services area, which also includes screened mechanical and storage areas. The applicant has noted that additional windows have been added to the east façade and other areas where patients and visitors can better utilize natural light and views. The applicant has also noted that the combined west elevation of the hospital and clinic is 78.2% Class I materials, exceeding the code minimum for the facades combined. Staff is supportive of the requested BSM as this part of the Page 4 ITEM II - SIP Amendment – 250 W. 6th Ave. building will be least visible from the streets and riverfront and the applicant has offset the request by providing increased Class I materials on the clinic portion of the façade. The applicant is requesting a BSM for reduction of Class I materials on the clinic north elevation from 72.2% to 55.8%. According to the applicant, this area includes mechanical spaces and allocated areas for future expansion and has noted that increased Class I materials are included on the hospital portion of the north façade to offset the BSM request. Staff is supportive of the BSM as the overall Class I material allotment remains over the minimum of 70% for the site. The revised plans do not result in a reduction of first floor or upper floor window percentages from the originally approved elevations. The overall window area for the building greatly exceeds the minimum for both the first floor and upper floors. Page 5 ITEM II - SIP Amendment – 250 W. 6th Ave. Page 6 ITEM II - SIP Amendment – 250 W. 6th Ave. Page 7 ITEM II - SIP Amendment – 250 W. 6th Ave. 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. (c) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (d) The proposed Planned Development project will positively contribute to and not detract from the physical appearance and functional arrangement of development in the area. Staff recommends approval of the Specific Implementation Plan Amendment as proposed with the findings listed above and the following conditions: 1. Base Standard Modification (BSM) to allow reduced Class I materials on the west hospital façade to 55.7%, where code requires building elevations to consist of 70% Class I materials in the Riverfront Overlay (RFO) district. 2. BSM to allow reduced Class I materials on the north clinic façade to 55.8%, where code requires building elevations to consist of 70% Class I materials in the Riverfront Overlay (RFO) district. 3. Except as specifically modified by this Specific Implementation Plan Amendment, the terms and conditions of the original Specific Implementation Plan dated November 14, 2023 (Resolution 23-578) remain in full force and effect. Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 Page 14 Page 15 Page 16 Page 17 Page 18 SIP AMENDMENT 250 W 6TH AVENUE PC: 9.3.2024 424 OR ST LLC/THEDACARE INC ATTN: FINANCE/AP 3 NEENAH CENTER 4TH FL NEENAH WI 54956-3070 SJPK LLC 2130 DOTY ST OSHKOSH WI 54902-7043 BONGERT HOMES LLC 230 OHIO ST STE 200 OSHKOSH WI 54902-5894 KNOLL STANLEY R KEY INVESTMENTS W6154 MAPLE BLUFF LN MENASHA WI 54952-9767 ERIC J/CAMEO J ENGLAND 247 W 6TH AVE OSHKOSH WI 54902-5909 CATERINA CORTESE 241 W 6TH AVE OSHKOSH WI 54902-5909 KOMOROWSKI PROPERTIES LLC 2522 FOND DU LAC RD OSHKOSH WI 54902-7219 COREGRO GLBP OSHKOSH LLC 153 E FLAGLER ST #116 MIAMI FL 33131-1101 LEE XIONG 346 W 6TH AVE OSHKOSH WI 54902-5912 457 W 12TH AVENUE LLC 1505 MARQUETTE AVE OSHKOSH WI 54901-0705 JOHNATHON D HITZ 336 W 6TH AVE OSHKOSH WI 54902-5912 PAMELLA J TRYBA 332 W 6TH AVE OSHKOSH WI 54902-5912 BLACK DOG VENTURES LLC PO BOX 6482 MONONA WI 53716-0482 SHERRIANE AIROLA 322 W 6TH AVE OSHKOSH WI 54902-5912 ALAN W STIEVO 357 W 6TH AVE OSHKOSH WI 54902-5911 RENEE G MOXON 351 W 6TH AVE OSHKOSH WI 54902-5911 LAKESIDE CUSTOM BLDRS LLC 3428 SHENANDOAH TRL NEENAH WI 54956-9044 L12 PROPERTIES LLC 1211 OSHKOSH AVE OSHKOSH WI 54902-2630 MARY L SHEW 327 W 6TH AVE OSHKOSH WI 54902-5911 DONALD & LAURA NORTHROP 323 W 6TH AVE OSHKOSH WI 54902-5911 ELISE HALLOCK 2032 SHAWNEE LN OSHKOSH WI 54901-9784 JULIANNE URBSCHAT 313 W 6TH AVE OSHKOSH WI 54902-5911 NHIA LONG LOR 307 W 6TH AVE OSHKOSH WI 54902-5911 R & C RENTALS LLC HAROLD & PAMELA SALZER PO BOX 825 OSHKOSH WI 54903-0825 LAYNE L RANGELOFF 449 W 4TH AVE OSHKOSH WI 54902-5828 JERRI KATE STERLING 443 W 4TH AVE OSHKOSH WI 54902-5828 ANGELLA M GELHAR 437 W 4TH AVE OSHKOSH WI 54902-5828 MARK J/JUDITH M KALBUS 335 BUSSE RD COLOMA WI 54930-9665 KAYLEIGH DEAN 438 W 5TH AVE OSHKOSH WI 54902-5906 Page 19 TODD S PASCHKE 432 W 5TH AVE OSHKOSH WI 54902-5906 ANNETTE F MOORE 426 W 5TH AVE OSHKOSH WI 54902-5906 KARGUS PROPERTIES LLC 2934 SHOREWOOD DR OSHKOSH WI 54901-1650 CHAD/THERESA MARTIN 540 W 14TH AVE OSHKOSH WI 54902-6542 KNB PROPERTIES LLC 106 WOODSIDE CT NEENAH WI 54956-4331 RICHARD G/BONNIE L HUNT 421 W 5TH AVE OSHKOSH WI 54902-5905 KINDERMAN PROPERTIES LLC 1714 W LINWOOD AVE OSHKOSH WI 54901-2115 CBC PROP MANAGEMENT LLC 912 WINDWARD CT OSHKOSH WI 54901-2061 YESHUA D TATE 403 W 6TH AVE OSHKOSH WI 54902-5913 HIST 6TH WARD NBHD ASSOC C/O PAULETTE FELD 416 W 5TH AVE OSHKOSH WI 54902-5906 HIST 6TH WARD NBHD ASSOC C/O TIM ERNST 617 W 5TH AVE OSHKOSH WI 54902-5832 Page 20 MICHIGAN ST DIVISION ST MINNESOTA ST W 4TH AV W 6TH AV W 5TH AV IOWA ST PEARL AV W 7TH AV W 8TH AV MARION RD JACKSON ST OREGON ST W 9TH 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: 7/26/2024 1 in = 320 ft1 in = 0.06 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 21 COMMERCE ST NEBRASKA ST DIVISION ST MERRITT AV PEARL AV OTTERAV CITY CENTER CAMPUS PL PEARLAV DAWES ST W 5TH AV E 7TH AVIOWA ST MINNESOTA ST MICHIGAN ST CHURCH AV NEBRASKA ST MICHIGAN ST IOWA ST RIVERWAY DR W 5TH AV W 4TH AV W 6TH AV W 7TH AV W 8TH AV W 4TH AV E 11TH AV DIVISION ST W 12TH AV W 7TH AV W 6TH AV W 8TH AV W 11TH AV W 10TH AV E 9TH AV PEARL AV E 10TH AV E 8TH AV W 7TH AV W 8TH AV W 6TH AV W 11TH AV W 10TH AV W 12TH AV W 5TH AV JEFFERSON ST MARION RD MINNESOTA ST STATEST N MAIN ST OREGON ST JACKSON ST HIGH AV CEAPEAV ALGOMA BLVD WISCONSIN ST W 9TH AV OHIO ST OHIO ST S MAIN ST CMU CMU CMU CM U C MU CM U-PD CM U-PD CMU-PD CMU-PD CMU-PD CMU-PD-RFO CM U-RFO HI HI I II III I I I I I I I I I I I-PD I-P D I-PD I-PD I-PDI-PD I-PD-RFO I-UTO MR-12 MR-36-UTO RMU RMU RMU-PDRMU-PD RMU -PD RMU-PD R MU-PD RM U-PD-R FO RMU-PD-RFO RMU-RFO SR-9 SR-9 TR-10 TR-10 TR-10TR-10 TR-10-PD TR-10-PD UI-RFO UMU UMU UMU UMU UMU UMU UMU-PD UMU-PD UM U-PD-UTO UMU-UTO UMU-UTO 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: 7/26/2024 1 in = 600 ft1 in = 0.11 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 22 W 6TH AV W 7TH AV IOWA ST MINNESOTA ST W 4TH AV W 5TH AV MARION RD JACKSON ST OREGON ST 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: 7/26/2024 1 in = 240 ft1 in = 0.05 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 23