The URL can be used to link to this page

Home My WebLink AboutVII.A&BPLAN COMMISSION STAFF REPORT OCTOBER 21, 2008 ITEM VII. A -CONDITIONAL USE PERMIT/PLANNED DEVELOPMENT AMENDMENT FOR RESIDENTIAL SIGNAGE AT 631 HAZEL STREET (BELLA VISTA SENIOR LIVING COMMUNITIES B - A PRIVILEGE IN THE STREET FOR AN EXISTING CANOPY ENCROACHING THE RIGHT-OF-WAY GENERAL INFORMATION Applicant: Ganther Construction/Architecture, Inc. Property Owner: Health Care Reit, Inc. Action(s) Requested: The applicant is requesting a conditional use permit/planned development amendment for placement of residential signage for Bella Vista Senior Living Communities. The applicant is requesting three signs: a ground sign located near the intersection of Hazel Street and Cleveland Avenue, and two signs placed on existing canopies attached to the main building. Several base standard modifications will be required for this request: exceeding the number of signs that are allowed, the proposed location of the ground sign in required setback area, and exceeding the total area of signage that is permitted. Applicable Ordinance Provisions: The Zoning Ordinance establishes criteria and guidelines for the establishment and/or amendment of a PD overlay district in Section 30-33 (A)(1) and Conditional Use Permit in Section 30-11 (D). Property Location and Background Information: The 4.61 acre site is the former Mercy Hospital location and fronts on Hazel Street, Cleveland Avenue and E. Parkway Avenue. In 2001, the Common Council approved a conditional use permit for renovation of the former hospital, creating amixed-use development including senior living, medical facility and light retail/commercial services. signage was excluded from the original conditional use permit and now the developer is seeking approval for the proposed signs. Subject Site Existin Land Use Zonin Mixed-Use Development R-SPD Adjacent Land Use and Zoning --_ _ _ _ - Existing Land Uses Zoning North Multi-Famil Residential R-SPD South Sin le &Multi-Family Residential R-2 & R-SPD East Menominee Park R-1 West Vacant Land R-SPD Com rehettsive Plan Lar:d Use Recommendation - __ hand Use 10 Year Land Use Recommendation Residential 20 Year Land Use Recommendation Residential ANALYSIS A - Signage The applicant is requesting the placement of a ground sign and two wall signs on existing canopies for site identification purposes. The Zoning Ordinance allows one sign per residential parcel for site identification; therefore, a base standard modification will be required to allow the three proposed signs. Staff is comfortable with this request as the property does have frontage on three streets and the extent of the development justifies limited additional signage. Sign 1 -Ground Sign The applicant is requesting placement of a 47.28 square foot ground sign near the intersection of Hazel Street and Cleveland Avenue. The plan shows placement of the sign ten feet from the right- of-way lines, within the required 25-foot setback and 20-foot vision triangle. The applicant feels the location is warranted as it is consistent with the placement of a similar sign located across the street for Lakefront Senior Housing. Additionally, placing the sign at the minimum setback would jeopardize two large, mature trees, and hamper the visibility of the proposed sign. The proposed brick monument sign is shown to be 47.28 square feet (approximately nine feet wide by five feet tall) whereas 16 square feet is allowed per code. It is the applicant's intent for the identification of the site to be highly visible and not to be confused with Lakefront Senior Housing. The materials for the sign appear to be consistent with the existing building and, not excessive considering the size of the development. Staff feels the request for these base standard modifications for the ground sign is justified. The development is large scale, encompassing most of a city block and is in character with signage that was approved for Lakefront Senior Housing. Sign 2 -Canopy Sign Facing Cleveland Avenue The applicant is proposing to install wall signage to be place on an existing canopy on the north elevation of the building. The signage consists of the development's identification (Bella Vista Manor) and covers approximately 70% of the canopy's face where the zoning ordinance allows 10% of a canopy to be used for signage. Staff feels the increased size is reasonable, again due to the overall size of the development and that the signage is located approximately 70 feet from the right-of--way line of Cleveland Avenue. Therefore, staff is recommending a base standard modification to allow the increased sign coverage on the canopy's face. Item VII - 63I Hazel-CUP PDAmendSign Sign 3 -Canopy Sign Facing Hazel Street The applicant is proposing to install wall signage to be placed on an existing canopy on the east elevation of the building. The signage consists of the development's identification (Bella Vista) and covers approximately 50% of the canopy's face where the zoning ordinance allows 10% of a canopy to be used for signage. Staff feels the increased size is reasonable, again due to the overall size of the development and that the signage faces a vacant portion of Menominee Park so it will not have an adverse affect on the surrounding properties. Therefore, staff is recommending a base standard modification to allow the increased sign coverage on the canopy's face. B -Privilege in the Street Permit The existing canopy on the east side of the building encroaches into the public right-of--way of Hazel Street. The property file for the former hospital does not indicate when the canopy was constructed, but based on the age of the main building (constructed in 1920); the canopy most likely has been there for 50+ years. City records do not indicate that a Privilege in the Street Permit was ever obtained. The Department of Public Works is requesting the owner/applicant obtain a Privilege in the Street Permit to protect the City from any potential incident involving the structure. Staff is recommending approval of a Privilege in the Street Permit with typical associated conditions. RECOMMENDATION/CONDITIONS A - Signage Staff requests a finding that the proposed signage is in keeping with the Planned Development Standards identified in Section 30-33 (E)(b) and the CUP criteria identified in 30-11 (D) of the Zoning Ordinance and be approved with the following conditions: 1. Base standard modification to allow three signs on a residentially zoned property. 2. Base standard modification to allow placement of a ground sign to be located not less than ten feet from the intersection of Cleveland Avenue and Hazel Street. 3. Base standard modification to allow a ground sign greater than 16 square feet and not to exceed 47.28 square feet. 4. Base standard modification to allow canopy signage greater than 10% of the canopy faces. B -Privilege in the Street Staff recommends approval of the privilege in street for the existing canopy structure with the following conditions: 1. If no longer needed the canopy be properly removed in accordance with City standards and under the direction of the Department of Public Works. 2. Any problem that may arise as a result of placement of the canopy be the responsibility of the petitioner/owner to correct in coordination with the Department of Public Works. Item VII - 631 Hazel -CUP PDAmendSign 3. The canopy be modified or removed immediately upon the request of the City. 4. The petitioner/owner secures and submits to the City Clerk a separate insurance policy which names the City as an additional insured with a minimum coverage of $200,000 per person and $500,000 in general aggregate. 5. It is the responsibility of the petitioner/owner to file in a timely manner a new insurance certificate with the City Clerk upon expiration of an existing certificate. Failure to do so will result in the revocation of the privilege in street within ten (10) days of notice. 6. The petitioner/owner execute a hold harmless agreement with the City. Item VII - 631 Hazel -CUP PDAmendSign !~. City of Oshkosh Application Conditional Use Permit QII~-~~lH ON THE WATER "PLEASE TYPE OR PRINT USING HLACK ~1K** APPLICANT INFORMATION Petitioner: Ganther Construction/Architecture Inc. Petitioner's Address: 4825 County Road A City: Oshkosh susnaT To: Dept. of Community Development 2l5 Church Ave., P.O. Box I l30 Oshkosh, Wisconsin 54903-1 l30 PHONE: (920) 236-5059 Date: 9/26/2008 State: WI Zip: 5 4 9 01 Telephone#:( 92(!} 426-4774 Fax:(92q 426-4788 Other Contact#orEmail: kkoz@ganther.com Status of Petitioner (Please Check): _ Owner Representative _ Tenant ^ Prospective Buyer Petitioner's Signature (required): Date: /~GI~ OWNER IINFORMATION Owner(s): CRT. 1 1 a V~ G _a __ Date: Owner(s}Address: 1375 N DRichigart Suite 3740 City: Chica Telephone #: ( 31 X 7 9 4- 8 4 2 0 Fax:{31~ 377-8935 State:. T T. Zip: ~ n ~ ~ 1 Other Contact#orEmail: msamuels@crlcares.com Ownership Status (Please Check): ^ individual ^ Trust ~, Partnership ~ Corporation X LLC 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 Plaa~ Staff t7dvWea ~5, submissions or other administrative reasons. Property Owner's Signature: SITE INFORMATION Address/Locatioa of Proposed Project: Authorized Agent Date: 09/25/08 631 Hazel Street, Oshkosh, WT Proposed Project Type: CBRF / Multi family / Residential Current Use of Property:~tn~7p,- nanstrucitran Zoning: R_~pn Land Uses Surrounding Your Site: North: South: Residential East: West• ~~~~~; .,, **Please note that a meeting notice will be mailed to all abutting property owners regarding your request. - Application tees are due at time of submittal. Make check payable to City of Oshkosh. D Please refer to the fee schedule for appropriate fee. FEE [S NON-REFUNDABLE For more information please the City's website at www.ci.oshkosh,wi.us/Community_Development`Planning.htm Staff ~!~ Date Recd ~ ~ ~ v 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. No negative impact 2. Pedestrian and vehicular circulation and safety. Ground. signage location will be similar to signage location across Cleveland Avenue. It will allow for identification of building. 3. Noise, air, water, or other forms of environmental pollution. No effect 4. The demand for and availability of public services and facilities. No negative effect. 5. Character and future development of the area. signage will add to the building identification and be designed to add to the character of the site. SUBMITTAL REQUIREMENTS -Must accompany the application to be complete. - 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: ^ Two (2) full size (24" x 36") scaled and dimensioned prints of site plan and building elevations ^ Two (2) 8 %2" x I 1 (minimum) to 1 I" x 17" (maximum) reduction of the building elevations and site plan ^ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style table file (if plans have been prepared digitally) ^ 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 30-36 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 6 t _ ' ~~ f: SINCE 1900 `° ~ ~ `~, CONSTRUCTION ~ ARCHITECTURE, INC. ~ ~. , -:'; ~~ ,~,r T: 920.426.4774 F: 920.426.4788 i 4825 County Road A, Oshkosh, WI 54901 ~ ganther com 9-26-2008 Department of Community Planning Attn :Todd Muehrer 215 Church Ave. P.O. Box 1130 Oshkosh, WI 54903-1130 Dear Todd, Attached is our application for a conditional use permit regarding signage at Bella Vista at 631 Hazel Street. The use of the property is for Senior Living apartments, as well as a CBRF. The intent of the conditional use is to allow a ground mounted monument sign to be placed at 10"-0" off the existing sidewalk per the attached plan. This would not meet the current 25'-0" setback requirement. Since the building is near the sidewalk at the front and the side, we would like to maintain a similar visibility for the sign at the corner. This would allow traffic on Hazel to clearly locate the sign as they approach. We would be looking to be similar to the location of the signage of the adjacent property across Cleveland Ave. Also, there are two large existing trees at the property corner that we would like to maintain, yet have the signage not be located behind these trees. Secondly, we are seeking approval of a sign mounted to front entrance canopy on Hazel Street and also at the main CBRF entrance canopy at Cleveland Ave. As this building consumes almost two thirds of a city block, we would request the city allow the additional signs to assist in way finding for visitors to the building. We believe these signs will have minimal impact to the area. I look forward to further discussing with you. Sincerely, enneth J. Ko czkowski Senior Man ging Architect .~ ~°u 9~f ~f ,~_~.,.,~.~,~. WDSZI'OZ6'RI tZLfgZY0Z6 61%-1%K %'W+14W YRW NUnoJ Si6t ~ay~ue~ NISNOO6IM'H 60'AN60 ,I33N1S'13ZNH (Eg dssrn ~~~ ~luatoaa a~6oa0aa ~ ~ Cq ~ o O ~ a ~~ ! ~g ®®® ®®® ~®® ®®® ~~~ ~~ ® ~n ~n ®®® ~ g r _ C y~ F ® ® ~ y^ ® ® ~ ~~~ U J Q~Qeao. r ~ , HnV~ gm~~ b c~ W N ~ O ® ® ", m O R 1! 9 Q7a ® p 1 S p V < p N E ® ® ¢¢ Sai .. Z2 ~...J 3 W ~ ®® ~ 00 faW ®® W 'a ®® ~ ®® ®® ~ ® ® z ®® ~ _ _ - > W F W J W g fA = N O S r ~ ------------------ - - z a ®®® z a a I ~ s~ ~g ~~ W ®®® a W y~ $ ! ~ 4 ` .c=oos-~zaee•c>ru dvw+ro+rcMwwdv l-IV~.~w~e~wao-w.a~ .~mn.w.uyv w~d.. m+wvoau.n-.~woaowm+.av~s~ », .o~.~a v~.,..e ~o.~® 00[/92YUE6'RI /[H5E/'OZ6 NISN OJSIM'H SOa HSO ' s YI%-106/$u,•4wWW•Y wW NU^^]SEY/ 133a15'I~VH lE9 ~ ~ ~ N aoi EJ3IWd aasaoaa ----- i- ~~~ ~ II I~ ~ ~ ~~ ~ ~ I I ~ a I •' li' ui ~ I I / I F _ J 7 ~ - _ - ~ F i I ~ ~ ~ 1 O ~ I Z v:~ ~ s .>.~ = a~ i ~ I F W ~@ ~ b e. I ; 6 6 «< ~ I 6~ J W I ~ ~ -rter.mm--_---_ _- O~Y r-_ ---_-----_.~--~ I r____ As M~~! W ® ,~ . [" ~'.~ p ~ v~ z i~ ~ ~/ 5 ...~.~ X 4 W %~j ` X X .s +. F -".~~,~ F a --- -- ~~ 6 D O4F X s 3wry'.~. X Z y F X 'c; ~ W :4 X ~ h .~ . X X `°- =~F,'s, X X • ~.v x ~+gos-aeroa;as a~u ec.enw.w~wwev o-iw.ew.nom~em,.wiuw~.~o,..a.~..n..~.a,.nc,~...d....,~«„d,,....„ ...._. ............._._.. <, b• • e I o ~~~ •® f 1-y ® ®• //~/ ~ • MITI®I ~ .ti •~ ~~ ' ~ '/ • a ~® , fNi . rfa .,. ~ a ~ a ~~ ai ~ ~„~, - ~> 1 . ~ BBLYB2Y'026'>•1 YLLY92/'026 NISN OJSIM'1{SDAHSO i .waen.nn BI%~IO6K YN 1.ow4w YF*Po buw]SLBY J3d11L5'13MIIE§ > pO NJIC+rI ~" m ^ ,,,,..,.n..~.A..~.nr,.~~...._ ray.~ue~y d.~srn ~a o ~ ~ o a UCHJJ3IONd O35OdO8d ~~ Pi~ ~gQ~ ~Nu+ =s ~« a~` .9-. I ^ Z - a .. W J W W w MM _ N-d Q ^ Z .O-~Z W Z O ~ ~ aa G S z < ~' ~ N u ~ J a ~ ~ z T. ~~ W~s o w ~~ a? - W t EL STREET ~~ 1.'6LC MMw40C ~ ~ LR7AWidCltld I i i ~ ~ J ~ ~ ~ ~ ~/ 6 ~ X i i ~ i i W I i ~ i i X ~i i i N X ~i i I J x ~ ~; ~_; a ~r=====______~ L=====_____~ F ~~ X X Q 6 I:^O ~ 4E I~„~~ I=~~I 6 _ J <^> W ~ 4 C`....'J R ~. a 0 0 o~~~ ~ 1 -~~« ~ ~~.B..m,N~.~-~u~~2~~,.~.~..m.~.a.B,o~Ba+~-.a..Bm~+B~.~~,~ ~., ~„ .m,..B.2....8 .BB.o 70 W[Y92/'Oifi at /[tYSiYOifi NISNOOfi1M'H 60M HSO 119E 10fiK VA W^H4b YAW twne]52Y/ J39IIIS'132V11 If9 ~ 00 y Jrb'.rd d (~y O ^ ..,.~..~~... .~ay.~ue~y dssrn -~S ~ o a L01,u3toxa a9soaoaa 3 ~~ ''~ Fr., ~ ...1 - - ~. r -1 Q _ M4 }.F Y. -~ I F ~ I I ' ~I O r~ v €~ ~ I 14 J h' 4 ~ +,: x c~ _ ~~~ " e q 111 1_~ ~33 av liv ar f ` ~ ` a 1 or f fi W ~ ~ _ I ..~~ ..,.' ,. ~ 6 ' 7~ L i .: ] ~I ~` ~~l`:I y E~ E E~~ ~ A~ ~ ~ ~ ~ ~ ~~ N g ~ O ~S "~~~~~ 3 ~ i 3 ~ ~~~ ~ ~ ~ ~ p$~ ~ @ s I§@ E$ 8 ^~ . p6 a ~ ~ 1g( ~L G ~~ Vi b ! ~ N: ~ X - ~ Z l : . : ~ ~ ~ ' ~ ~~ €€ ~ € ~ € ~ H11Z EL BTp EET W 2 W D 2 L W J V s i CUP-631 HAZEL ST SIGNAGE LAKEFRONT LLC CITY OF OSHKOSH PC: 10-21-08 7447 UNIVERSITY AVE 210 PO BOX 1130 MIDDLETON WI 53562 OSHKOSH WI 54903 1130 SLUSARSKI JEFFREY J/RENEE 650 GROVE ST OSHKOSH WI 54901 RE 651/680 OAK ST HEALTH CARE REIT INC 1 SEA GATE 1500 TOLEDO OH 43603 RE 520 SIEWERT TRL PARKLANE PLACE LLC 875 N MICHIGAN AVE 3740 CHICAGO IL 60611 GANTHER CONSTRUCTION/ARCH 4825 CTY RD A OSHKOSH WI 54901 RE 631 HAZEL ST RE 1120 E PARKWAY/GROVE ST LOT 12 131v _.7 i i m I ~ 1xa 31.w : ~~ i ffi ~ ~ ~ I i ~ ~ ' I 139.a ~ I ~ ixnr _ i - i i ° ~ r °~ t~ i e m i ~ ~.~ ~ 139 u 'S ~ ~ rr m 7 ~ .3. a sac 53e ,'~ i . o iD _ I' ~ 90 ' ~ ~ ~~~_ O SIGN 1 m ~m - ~:, ~ N ~ ~ ~ ~ , LOCATION _ ~ ~ ,a ,. ~ EEL-~ CL , 1_ ------~\/-E~-- - -- ---- ---- -- -- _ i ~ SIGN 2 .,~ . ,.uv ' x;YU .;z.; ",.':,~x~~. ~. ~n~ , : ", LOCATION ~% ~K, , , -y.; ~ v ~xa , i CD =~ k y:~ ~ K K CANOPY SIGN N ~ ~ LOCATIO `, _~ y ~G ~~ ~ ~y,w~ ~~ 39~=~ .~nXxy x~ V K max` 'G"T '/ x,w. "~ k" ~~Kl ~ ~ X~, :u u; ~ Y. ~. ~ G11\ b n ~, - o b ~ x _, l x :L x ~ ~ ~ T ffi 2 $ i ?~. ?. x '1 6]' 28355 i, _{_- ' i 5 ~ f i 2seo ~ 3 1103 ~ I ~ II f N ~ ~ 2 o ~r ~ ~ ~ = C//~) 5~ 513' 59.3' lr / -~ ~t~J 6 . CB ' 1 I ~ ~ B $ N ~ a~~ -..._ ~ffi i r N: ~ a 'i I ~ ~ 1x.i~ [l.~l h ~ i i~.. ~ ° i `----101 e ' i `B f0 ~ ~ 13813' w $ m N - ~ 1og 1(3 m I ~ a ~ ~ I ~~ ~ m u3 ~~ DISCLAIMER GROUND MOUNTED/ This map is neither a legally recorded map nor a survey and it is not Intended to tie used as one. This drawing is a compilation of records, data CANOPY S (G NAG E ~T 1V O,lHK lH and Information located In various city county and state offices and other sources affecting the area shown and it is to be used for reference purposes only, The City of Oshkosh is not re- 631 HAZEL ST ON THE WATER City of Oshkosh D t f t onsible for an inaccuracies he s rein contained e ar men o P p . y If discrepancies are found, please contact the City of osnkosn. Scale: 1 " = 150' Community Development Created by - dff 10/14/08 13 14 This map is eg y p a survey and It Is not Intended to be used as one. This drawing is a compilation of records, data and information located In various city, county and state offices and other sources affecting the area shown and It Is to be used for reference purposes only. The City of Oshkosh Is not re- sponsible Tor any Inaccuracies herein contained. if discrepancies are found, please contact the City of Oshkosh. Created by - dff CANOPY SIGNAGE 631 HAZEL ST Scale: 1" = 150' N .1HK fH ON THE WATER City of Oshkosh Department of Community Development 10/14/08 DISCLAIMER GROUND MOUNTED/ O neither a I all recorded ma nor