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HomeMy WebLinkAboutItem 6PLAN COMMISSION STAFF REPORT JANUARY 6, 2026 ITEM 6: Public Hearing: Conditional Use Permit Request for Building and Parking Lot Additions at 1401 West 5th Avenue (Franklin Elementary School) Applicant: Nate Considine – Bray Architects Property Owner: James Fochs – Oshkosh Area School District Action Requested: The applicant is requesting a Conditional Use Permit (CUP) for building and parking lot additions. Applicable Ordinance Provisions: Indoor institutional uses are permitted only through a CUP in the Institutional District (I) as regulated in Section 30-50 (C) of the Zoning Ordinance. Criteria used for CUPs are located in Section 30-382 of the Zoning Ordinance. Property Location and Background Information: The subject site is Franklin Elementary School, which is on a 10.86-acre property on the south side of West 5th Avenue. The surrounding area consists of residential uses and Single Family Residential – 5 (SR-5) zoning in all directions. The subject property is Institutional (I) and slated for Community Facility in the 2040 Comprehensive Land Use Plan. Existing Land Use Zoning Elementary School I Adjacent Land Use and Zoning Existing Uses Zoning North Residential SR-5 South Residential SR-5 East Residential SR-5 West Residential SR-5 The applicant is proposing approximately 50,500 sq. ft. of building additions on the front and back of the existing school, resulting in a total floor area of 98, 965 sq. ft. for the overall building. Plans also include replacing and expanding the existing parking for a total of 106 on-site parking spaces and reconfiguring traffic circulation on the site, including a one-way access drive from West 5th Avenue to Mason Street. According to the applicant, the expansion is being proposed to accommodate additional students and staff at the site with a maximum student capacity of 600 students and approximately 105 employees. Page 1 Item 6 – CUP: 1401 W 5th Ave. A neighborhood meeting was held on November 20, 2025. Neighbors in attendance voiced concerns related to existing trees and landscaping, buffering from the neighboring homes, and capacity of the drop-off lane. Site Design & Access: The proposed facility will have two driveway accesses from West 5th Avenue and a driveway exit onto Mason Street. The proposed site plan meets requirements for setbacks and parking. Required Provided Front Setback (W. 5th Ave.) 30 ft. 30 ft. Street Side Setback (Mason St.) 25 ft. 260 ft. +/- Side Setback (north) 7.5 ft. 25 ft. Side Setback (west) 7.5 ft. 27.5 ft. Rear Setback (south) 25 ft. 25 ft. Required Provided Parking Spaces 53 106 Page 2 Item 6 – CUP: 1401 W 5th Ave. Signage - Proposed building elevations include a school logo on the front addition. The proposed area appears to be within the maximum wall sign area of 1 sq. ft. per linear foot of building frontage. Final signage plans will be addressed under a separate building permit. Lighting - The applicant has submitted a photometric lighting plan. The proposed plan utilizes 13’ and 20’ tall light poles, which is under the maximum light fixture height of 23’ (including base) for the I district. Lighting levels meet the minimum of 0.4 fc for parking/drive areas, and do not exceed the maximum lighting level of 0.5 fc at the property lines. The light fixtures are full cut-off fixtures. Code requires the light fixtures to be shielded from neighboring residentially zoned properties. This will be addressed during Site Plan Review. Storm Water Management - The applicant has been in contact with the Department of Public Works regarding storm water management for the subject area. The final storm water management plans will be approved during the Site Plan Review process. Landscaping - Code requires building foundation, paved area, street frontage, yard and bufferyard landscaping requirements to be met for the proposed building and parking additions. Building Foundation - A minimum of 40 landscaping points per 100 linear feet of building foundation is required for the building additions. The landscape plan is meeting the building foundation planting requirement. Paved Area - A minimum of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area is required. The code further specifies 30% of all points will be devoted to tall trees and 40% will be devoted to shrubs. The landscaping plan shows a combination of trees and shrubs around the new parking areas to meet the paved area requirements. Street Frontage - Code requires 100 landscaping points per 100 feet of right-of-way. Code further specifies that 50% of the required points shall be devoted to medium trees. The landscaping plan is meeting the street frontage landscaping point requirements along both street frontages. Yards - Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The landscaping plan meets the yard landscaping requirement. Bufferyards - A 0.2 opacity bufferyard is required along the neighboring Single Family Residential -5 (SR-5) zoned properties surrounding the site. The applicant is providing a 25’ - 40’ wide bufferyard along all property lines along with evergreen tree landscaping to meet the bufferyard requirement. Page 3 Item 6 – CUP: 1401 W 5th Ave. Building Facades - The applicant has provided building elevations for the building additions. The additions consist primarily of face brick to match the brick exterior of the existing building. This meets the City’s Design Standards requirement that additions shall match or be substantially similar to the design and materials of the existing building. Page 4 Item 6 – CUP: 1401 W 5th Ave. Findings: In its review and recommendation to the Common Council, on an application for a CUP, 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 as the additions to the school are consistent with the 2040 future land use recommendation of Community Facility. (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 because the proposed building and parking additions will comply with zoning requirements for the I District and will include appropriate buffering from neighboring residential properties, per bufferyard landscaping requirements. (3) Maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property because the indoor institutional use of the property and site layout will remain consistent with the I zoning designation 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 as existing infrastructure is in place for the building and parking additions. (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 because the additions to the school meet the standards of the I District and the applicant is providing appropriate buffering from neighboring residential properties. Recommendation/Condition: Staff recommends approval of the proposed CUP for building and parking additions at 1401 West 5th Avenue (Franklin Elementary School) as proposed with the findings listed above and the following condition: • Final landscaping and lighting plans shall be approved by the Department of Community Development. Page 5 Page 6 March 2025 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. If file size exceeds 10 mb, please send through a file transfer. 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 and proposed building setbacks 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 There will be no change to the health, safety, and general welfare of occupants of the surrounding lands as the property will remain a school. Pedestrian and vehicular circulation and safety will be improved by providing designated areas on site for staff parking, and a separate lot for parents along with a separate lot for buses. The site usage is remaining the same, and the project is enhancing how storm water is handled by capturing and filtering the water onsite prior to discharging it to the City’s storm sewer system. As this is a school expansion and renovation project, it will not only serve the use of a public facility for learning, but also as a community location for local events. The proposed enhancements at this site build on the character of the existing building that will remain and proposes better site flow to hep with the character and future development. See below for Project Narrative. Page 7 Page 8 Conditional Use Permit Narrative City of Oshkosh Franklin Elementary School November 24, 2025 To whom it may concern: The submittal being filed today is one of the next key pieces of Oshkosh Area School District’s long-term planning vision. As part of the community-supported April 2025 Referendum, the existing Franklin Elementary School is one of the first phases of work that will support new student enrollment boundaries within the School District. The Franklin Elementary School site will be looking to expand the capacity of the existing school by having two additions placed on the site, and heavy remodeling throughout the existing building. To support the capacity needs of the site, drive -lanes, par king, and playground areas will be reconfigured. Site work includes earthwork, utilities, asphalt and concrete paving, stormwater basins, landscaping, and coordination with City -constructed utilities throughout the site. Construction is slated to begin in Spring of 2026 with the anticipated completion in the Fall of 2027. New maximum student capacity of the school will be 600 students, with projected staff of 105 employees. There are no proposed changes to the use and hours of operation of the building and site from the existing school use. Surrounding residential propertie s are being considered as part of this site re -development with landscaping and traffic considerations. While it was noted that the function of the site will remain unchanged from what it is today, Oshkosh Area School District and the Design Team are very mindful of the impact on existing neighbors in this highly residential area. Per imeter site landscaping, exterior lighting, and building aesthe tics – which are intended to feel completely cohesive with the existing building – have played a significant part in developing the plans put forth as part of this review. Similarly, a traffic study was conducted on this site, and the new arrangement has the goal of improving site flow for buses, staff , and parent drop-off and pick-up. 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 9 PROPOSED BUILDING FFE = 761.33 EXISTING BUILDING FFE = 759.33 EXISTING BUILDING FFE = 761.33 EXISTING BUILDING FFE = 761.33 FRANKLIN ELEMENTARY SCHOOL 1401 W. 5th ST., OSHKOSH, WI 54902 SI D E W A L K SIDEWALK SIDEWALK "FRANKLIN ELEMENTARY" MONUMENT SIGN AS P H A L T P A T H RAISED PLANTER SWING GATE 4 F T C H A I N L I N K F E N C E 6 F T C H A I N L I N K F E N C E 4 FT CHAIN LINK FENCE 4 F T C H A I N L I N K F E N C E 6 FT CHAIN LINK FENCE 4 F T C H A I N L I N K F E N C E 4 F T C H A I N L I N K F E N C E "LITTLE FREE LIBRARY" SI D E W A L K MA S O N S T . 50 F T R / W W. 5th Ave. 60 FT R/W W. 6th Ave. 60 FT R/W PROPOSED BUILDING FFE = 759.33 PROPOSED BUILDING FFE = 761.33 ON L Y ON L Y C1.20 SITE LAYOUT PLAN © 2024 Bray Associates Architects, Inc. Project Number: Sheet Title: Pr o j e c t T i t l e : ISSUANCES + REVISIONS: A B C D E 6 Sheet Number: 3 2 15 6 4 3 2 15 A B C D E 4 DATE DESCRIPTION 3580 Ad d i t i o n s & R e n o v a t i o n FR A N K L I N E L E M E N T A R Y S C H O O L Os h k o s h A r e a S c h o o l D i s t r i c t 14 0 1 W 5 t h A v e , O s h k o s h , W I 5 4 9 0 2 220 Emerson Place, Suite 301 Davenport, Iowa 52801 T: 563.526.6050 Davenport www.brayarch.com Milwaukee • Sheboygan Moline • Saint Paul Issued for: 100% CONSTRUCTION DOCUMENTS 12/23/2025 DIGGERS HOTLINE Dial or (800)242-8511 www.DiggersHotline.com APPLICANT: NATE CONSIDINE BRAY ARCHITECTS 829 S. 1ST STREET MILWAUKEE, WI 53204 414-615-1716 nconsidine@brayarch.com CIVIL ENGINEER: MICHAEL J. FROEHLICH, P.E. KAPUR & ASSOCIATES, INC. 400 E. WISCONSIN AVE. MILWAUKEE, WI 53202 414-751-7245 mfroehlich@kapurinc.com HORIZONTAL DATUM: WINNEBAGO COUNTY, WI COUNTY COORDINATE SYSTEM NAD83 (1997) VERTICAL DATUM: NAVD 88 PROPERTY OWNER: JAMES FOCHS OSHKOSH AREA SCHOOL DISTRICT 1404 S. MAIN STREET OSHKOSH, WI 54902 920-424-0135 james.fochs@oshkosh.k12.wi.us *NOTES -NO HAZARDOUS MATERIALS WILL BE STORED ON SITE. -THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING AN ISSUED RIGHT-OF-WAY PERMIT FOR ALL WORK TO BE COMPLETED WITHIN ANY PUBLIC RIGHT-OF-WAYS, VACATED RIGHT-OF-WAYS, OR MUNICIPAL EASEMENTS FOR THE ENTIRE PROJECT. ALL WORK PERFORMED WITHIN PUBLIC RIGHT-OF-WAYS OR MUNICIPAL EASEMENTS SHALL CONFORM TO THE CITY OF OSHKOSH SPECIFICATIONS. -TOTAL PROPOSED IMPERVIOUSNESS OF SITE = 47% NOTE 1: FILL MATERIAL PLACED UNDER GRASS OR PLANTED AREAS SHALL CONSIST OF SATISFACTORY AND/OR UNSATISFACTORY SOIL MATERIAL , INCLUDING TOPSOIL, PER THE EARTH MOVING SPECIFICATION, AND SHALL MEET THE PLACEMENT, MOISTURE CONTROL AND COMPACTION REQUIREMENTS OF THE EARTH MOVING SPECIFICATION. NOTE 2: ALL CONSTRUCTION TRUCKS SHALL TAKE THE SHORTEST ROUTE TO THE NEAREST TRUCK ROUTE. PLEASE SEE DETAIL 1/C2.14 FOR AN IMAGE OF THE CURRENT CITY OF OSHKOSH TRUCK ROUTES MAP. Nicholas Tennessen 12/23/2025 ARMORY PL S EAGLE ST S LARK ST MASON ST DEVONSHIRE DR C AMBRIDGE AVWINDSORST BISMARCK AV S MEADOW ST HAWTHORNE ST HUNTINGTON PL W 7TH AV W 6TH AV W 5TH AV W 6TH AV W 10TH AV W 9TH AV Killian G.SpanbauerPark 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: 12/12/2025 1 in = 220 ft1 in = 0.04 mi¯1401 W 5th AveNotice 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 11 MASON ST W 5TH AV BISMARCK AV W 5TH AV BISMARCK AV S EAGLE ST MASON ST W 5TH AV MASON ST S EAGLE ST W 9TH AV W 9TH AV S EAGLE ST S LARK ST BISMARCK AV MASON ST MASON ST HUNTINGTON PL ARMORY PL W 7TH AV W 6TH AV W 5TH AV W 6TH AV S MEADOW ST W 9TH AV I I I SR-3 SR-5 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: 12/12/2025 1 in = 180 ft1 in = 0.03 mi¯1401 W 5th AveZoning & 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 12