HomeMy WebLinkAbout38. 16-344JUNE 28, 2016 16-344 RESOLUTION
(CARRIED 7-0 LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE CONDITIONAL USE PERMIT AND PLANNED
DEVELOPMENT FOR THE USE AND DEVELOPMENT PLAN FOR
MULTIPLE PROPERTIES ON THE 1000-1100 BLOCKS OF
NORTH WESTFIELD STREET AND THE 1100-1200 BLOCKS OF
NORTH EAGLE STREET
INITIATED BY: EVERGREEN RETIREMENT COMMUNITY, INC.
PLAN COMMISSION RECOMMENDATION: Found consistent with Section 30-33
Section 30-11(D) and approved with conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a
conditional use permit for the planned development for the existing retirement community
campus, a new independent living apartment, alterations to vehicle and pedestrian
access, redevelopment and new parking facilities, and the addition of a chapel, common
entry area and façade upgrades for the main Manor building, per the attached, is hereby
approved with the following conditions:
1) Base standard modification to allow the independent living apartment building to
be 37 feet in height.
2) A more “natural” style of detention basin be utilized involving planting of emergent
plants in the safety shelf area and native plants on the side slopes
3) Access control variance for 29’ lateral clearance for the northern parking lot and a
36’ lateral clearance for the southern parking lot on North Westfield Street.
4) Base standard modification to allow a 5’-4” tall 40 square foot brick-faced
monument sign at the northern parking lot entrance and the relocation of a 6’-2”
tall 50 square foot monument sign at the southern parking lot.
5) Base standard modification to allow the front/North Westfield setback to be 18’ for
the southern parking lot redevelopment and relocated monument sign.
6) Base standard modification to allow the front/North Eagle Street setback to be 9’-
2” for the Garden building entry canopy.
7) Cross access and parking agreements be established between the multiple lots
within the campus area.
MEMORANDUM
OYHKOf H
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: June 23, 2016
RE: Approve Conditional Use Permit/Planned Development for the Use and
Development Plan for Multiple Properties; 1000 -1100 Block of North Westfield
Street and 1100 -1200 Block of North Eagle Street (Evergreen Retirement
Community) (Plan Commission Recommends Approval)
BACKGROUND
The area included in the request consists of six individual parcels totaling approximately 37
acres on the 1000 -1100 blocks of North Westfield Street and the 1100 -1200 blocks of North
Eagle Street which function as a campus setting with extensive interconnections and are
located approximately 300 feet south of Oshkosh Avenue. The Evergreen Retirement
Community campus is bounded by a commercial childcare center and Oshkosh Avenue on
the north, North Westfield Street on the west, North Eagle and Hawk Streets on the east, and
Sawyer Creek and Red Arrow Park to the south. The subject area has had some form of
single family residence zoning designation since its annexation to the City in 1952 and has
been used as a retirement community, originally known as Evergreen Manor, beginning in the
1960s and over time the use of a retirement community was designated as a conditional use
in 1983. Over the past 30+ years, Evergreen Retirement Community has had several
expansions and additions which required multiple additions /amendments to their CUP as well
as several variances leading to its current uses and site design /layout. At the present time,
Evergreen Retirement Community includes 109 independent living units, 80 assisted living
units and skilled nursing care for 80 residents located within approximately 30 separate
structures spread out over the 37 acre campus.
ANALYSIS
This request involves the issuance of a conditional use permit for the property's use as a
retirement community campus and approval of a development plan for the facility and
grounds as existing as well as proposed improvements. The existing campus includes
independent living units, assisted living units, and skilled nursing care facilities and the
proposed facility expansion and site improvements are part of a multi -year, multi -phase
master plan to update the facilities. The proposed improvements include the addition of a 61
unit apartment building on the far northern portion of the site which will be a 30,000 square
foot, 3 1/2 -story, 37 foot tall apartment building designed to match and complement the
existing facilities. This structure will include 70 underground parking stalls and a drop -
off/pick -up canopy extending into the new parking lot. The proposed 22 stall surface parking
lot addition will be situated north and adjacent to the new apartment building and will be
accessed from N. Westfield Street with a pedestrian walk connecting the entrance to the
public sidewalk. Other site improvements include construction of a detention pond on the
building's west side, placement of a transformer /generator pad, and a brick -faced monument
sign at the parking lot entrance with extensive landscaping surrounding the building, parking
lot perimeter and screening for the pad. The existing parking lot that serves the main
entrance is proposed to be redeveloped and expanded adding 30 stalls including a drop -
off /pick -up canopy and relocating the monument sign. The parking lot will include pedestrian
access from the building to the public sidewalk, internal parking islands and extensive
landscaping at the perimeter and within the islands. A 5,000 square foot addition and fagade
upgrade to the west elevation of the Manor building is proposed which will be a 30 foot single
story structure that will house a new chapel as an accessory to the retirement community's
primary use. A new canopy structure is proposed on the east side of the Garden building
fronting N. Eagle Street to provide residents a sheltered drop -off area. Base standard
modifications are recommended for the apartment building height, for the quantity and
setbacks for the monument signs, and for the setback for the Garden building canopy. An
access control variance is also required for the lateral clearance for both the northern and
southern parking lots and cross access and parking agreements will need to be established
between the multiple lots within the campus. This proposed CUP /PD will not have a negative
impact on surrounding areas and will be harmonious with the intended character of the
general vicinity.
FISCAL IMPACT
Approval of the CUP and Development Plan will not require the expansion of city services
that are being already provided to this site. Police and Fire have reviewed the Development
Plan and changes have been made to facilitate more efficient emergency vehicle access in
the northern portion of the site.
RECOMMENDATION
The Plan Commission recommended approval of the conditional use permit/planned
development at its May 17, 2016 meeting.
Res ectfully Submitted, Approved,
Darryn Burich rk Rohloff
Director of Planning Services City Manager
SUBJECT
SITE
ITEM: CONDITIONAL USE PERMIT/PLANNED DEVELOPMENT REVIEW FOR THE
USE AND DEVELOPMENT PLAN FOR MULTIPLE PROPERTIES ON THE
1000 -1100 BLOCKS OF NORTH WESTFIELD STREET AND THE 1100 -1200
BLOCKS OF NORTH EAGLE STREET (EVERGREEN RETIREMENT
COMMUNITY)
Plan Commission meeting of May 17, 2016
GENERAL INFORMATION
Applicant: Irgens Partners
Owner: Evergreen Retirement Community, Inc.
Actions Requested:
The petitioner requests approval of a Conditional Use Permit/Development Plan for the existing
retirement community campus as well as a new independent living apartment building on the north end of
the campus, alterations to vehicle and pedestrian access, redevelopment and new parking facilities, and
the addition of a chapel, common entry area and fagade upgrades for the main Manor building.
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the establishment of a PD overlay district in
Section 3 0-3 3 and Conditional Use Permit in Section 30 -11.
Property Location and Background Information:
The area included in the Conditional Use Permit/Development Plan request consists of six individual
parcels totaling approximately 37 acres on the 1000 -1100 blocks of North Westfield Street and the 1100-
1200 blocks of North Eagle Street. The six parcels function as a campus setting with extensive
interconnections and as a grouping are located approximately 300 feet south of Oshkosh Avenue. The
campus is roughly bounded by a commercial childcare center and Oshkosh Avenue on the north, North
Westfield Street on the west, North Eagle and Hawk Streets on the east, and Sawyer Creek and Red
Arrow Park on the south.
The subject area has had some form of single family residence zoning designation since its annexation to
the City of Oshkosh in 1952. The property or portions thereof have been used as a retirement community,
originally known as Evergreen Manor, beginning in the 1960s. After multiple zoning ordinance rewrites
and amendments /changes over time, the use of a retirement community was designated as a conditional
use in 1983. Over the past 30+ years, Evergreen Retirement Community has had several expansions and
additions which required multiple additions /amendments to their CUP as well as several variances leading
to its current uses and site design/layout. Evergreen Retirement Community includes the primary uses of
independent living units, assisted living units and skilled nursing care within approximately 30 separate
structures spread out over the 37 acre campus.
A request for rezoning to include the Planned Development Overlay zoning designation is included on the
agenda as a separate but connected action.
Subject Site
Existing Land Use
Zonin
Residential — Retirement Community
R -1
Adjacent Land Use and Zoning
Existing Uses
Zoning
10 Year Land Use Recommendation
Single Family Residential & Commercial Childcare
R -1 & R -2
North
Facility
Sawyer Creek, Red Arrow Park & Single Family
R -1
South
Residential
._........_.......--- ......._
East
......................_.._......._.—_........_..._.._......_...._.. .................._...__.....__ -- ................ _ ..... - ........ _ ...... - ............. __ .......... _ ..... ---.._ ......... _-.._
Predominately Single Family Residential
....... _.__ ........... _ .......... __..—. ................. _ .......... __.._
R -1
_
West
_ _.. ..........—
Single and Multiple - Family Residential
........ _... - ..._ ......... - ._.....__._...
R -1 & R -2
Comprehensive Plan
Land Use Recommendation
Land Use
10 Year Land Use Recommendation
Residential
20 Year Land Use Recommendation
Residential
ANAL NSIS
Use
This request involves the issuance of a Conditional Use Permit for the property's use as a retirement
community campus and approval of a Development Plan for the facility and grounds as existing as well as
proposed improvements. The existing campus includes:
Independent Living
• Evergreen Village — 44 condo -style homes
• Evergreen Homes — 22 ranch style houses
• Manor Apartments — 48 apartments
Assisted Living
• Garden Place and Garden Terrace — Residential Care Apartment Complex with minimal scheduled
daily assistance in 20 apartments
• Garden Heights and Manor View — Community Based Residential Facility with on -going
assistance with activities of daily living but not skilled nursing care in 40 private accommodations
• ShareHaven — Memory Care with 24 -hour supervision and assistance but not skilled nursing care
in 20 private accommodations
Skilled Nursing
• Creekview Rehabilitation Center at Evergreen — Short-term skilled nursing care for 22 residents
whose needs are focused primarily on rehabilitation and therapy in order to return home
• Creekview North and South — Long -term skilled nursing for 58 residents with the greatest care
needs
Proposed facility expansion and site improvements are part of a multi -year, multi -phase master plan to
reinvent and update the retirement community facilities. Evergreen has recently renovated the skilled
nursing, assisted living and memory care units and immediate plans include the construction a new 61
unit independent living apartment building on the north end of the campus (which will remove 3 manor
apartments, 5 ranch style homes and 4 condo style homes), alter vehicle and pedestrian access at several
locations, redevelop the existing parking lot on North Westfield Street, create a new parking facility off
Item — Evergreen RC CUP /PD
North Westfield Street, and implement an addition to the west facade of the main manor building.
Evergreen Retirement Community currently has 285 total employees (125 on -site staff at any given time)
and the current resident capacity is approximately 310 residents. When the project is complete, the
resident capacity will be 366 residents for a net increase of 56. The campus currently contains 228
parking stalls (not including the 22 ranch style houses or 44 condo -style homes which have their own
individual parking). When the project is complete, the campus will be adding 70 new underground
parking stalls, 22 new parking stalls in the north parking lot and 30 stalls in the lot west of the Manor
building (59 on new plan minus 29 existing) for an increase of 122 spaces to the overall parking count.
Requested Improvements
As the site has been operating as a retirement community with its campus developed and evolving since
the mid 1960s, staff proposes that the development plan approval request include all improvements
currently on -site and this staff report shall focus on the requested additions and alterations only, with
primary focus on the new apartment building and addition to the Manor building.
The new development included within the planned development review request includes multiple items
that can be broken down for review and discussion into four categories: 1) Independent living apartment
building and associated parking lot; 2) Alteration/expansion to the existing parking lot on North
Westfield; 3) Addition and facade alteration to the west side of the Manor building; and 4) Addition of an
entry canopy to the Garden building.
Independent Living Apartment Building and Associated Parking Lot
The proposed addition of the independent living includes the construction of a 61 unit apartment building
addition on the far northern portion of the site attached to the existing manor building and creating a
landscaped courtyard between the existing Manor building and the new building. The new structure will
be an approximately 30,000 square foot, 3 1 /2- story, 37 foot tall apartment building designed to match
and complement the existing facilities with a first floor brick and upper story EIFS facade, cast stone
window sills and caps, concrete patios /aluminum balcony assemblies, and HVAC louvers. The new
structure will also include 70 underground parking stalls and a drop- off /pick -up canopy extending into the
new parking lot.
The proposed northern 22 stall (including 2 handicapped stalls) surface parking lot addition will be
situated directly north and adjacent to the new apartment building and be accessed from North Westfield
Street. It will include a five -foot pedestrian walk connecting the building entrance to the public walk on
North Westfield Street, a drop- off /pick -up canopy drive, and a "Y -turn" turn- around, which is required by
the Fire Department for emergency service access. Other site improvements include the construction of a
wet retention/detention pond on the new apartment building's west side adjacent the public right -of -way,
placement of a 360 square foot transformer /generator pad screened with a six foot tall solid wood fence
and a new 5' -4" tall 40 square foot brick -faced monument sign at the parking lot entrance. Extensive
landscaping is proposed at the building foundations, parking lot perimeter and as additional screening of
the transformer /generator area.
All proposed improvements associated with the independent living apartment building and associated
parking lot meet zoning setback regulations but the structure's 37 foot tall height will require a base
standard modification as the R -1 Zoning District limits the height of principal residential structures to no
greater than 35 feet. An access control variance for lateral clearance will also be necessary as the distance
of the parking stall back -up will intersect with the entry drive at a substandard distance of 29 feet where
75 feet is required because North Westfield is considered a collector class roadway. Additionally, the
Item — Evergreen RC CUPIPD
proposed monument sign will require a base standard modification as the entire campus is only permitted
one 16 square foot identity sign. Landscaping and lighting will be required to meet code standards but
staff is recommending that a more "natural" style of detention basin be utilized involving planting of
emergent plants in the safety shelf area and native plants on the side slopes rather than the use of riprap as
it is better functioning, environmentally friendly, is a deterrent to intrusion and generally more
aesthetically pleasing.
Alteration/Expansion to the Existing Southern Parking Lot on North Westfield
The existing 29 stall "circular" parking lot that serves as the main entrance to the existing Manor building
is proposed to be redeveloped and expanded adding 30 stalls for a total of 59 stalls (including 4
handicapped stalls), include a single -story Porte Cochere (drop- off /pick -up canopy) and relocated 6' -2"
tall, 50 square foot monument sign. The new parking lot configuration will have a one -way traffic
movement from North Westfield Street with automobiles entering the southern driveway and exiting the
northern driveway and accessing 14 stalls as well as an internal two -way 45 stall parking lot that has
access to the one -way circular drive on the north and south. The parking lot will include direct pedestrian
access from the building entrance to the public sidewalk via 5' concrete walks striped through the parking
drive aisles, a 6' -6" linear island and nine internal parking lot islands separating and defining traffic
movements as well as providing area for pedestrian walks and internal parking lot landscaping: The new
Porte Cochere (drop- off /pick -up canopy) will be a flat -roof 14 foot tall structure supported by cultured
stone columns designed to complement the existing building and provide a formal covered area for guests
and residents to be dropped- off /picked -up. Extensive landscaping is proposed at the parking lot perimeter
and within the internal islands.
Proposed improvement of the southern lot and placement of the relocated monument sign will require a
base standard modification to the front North Westfield setback as it is proposed to be 18' and 25' is
required. Staff is in support of the base standard modification and worked extensively with the petitioner
to achieve the greatest amount of setback while still affording the ability to increase parking capacity for
this lot in a logical and safe way. As with the northern parking lot, an access control variance for lateral
clearance will also be necessary as the distance of the parking stall back -up will intersect with the entry
drive at a substandard distance of 36 feet where 75 feet is required because North Westfield Street is
considered a collector class roadway. Landscaping and lighting will be required to meet code standards
but the conceptual landscape plan appears to be well designed and code compliant.
Addition and Facade Alteration to Manor Building
An approximately 56 foot wide by 80 foot deep, 5,000 square foot addition and facade upgrade to the
west elevation of the Manor building is proposed as part of the project. The addition will be a 30 foot tall
single story structure that will house a new chapel for the retirement community campus. It is designed
with a gable roof and will be clad with a 3' -6" cultured stone knee wall extending the full width of the
structure with the center 20 feet of the front facade also being cultured stone. The remainder of the front
facade will be EIFS and include four ornamental windows. The side facades will include the same
materials but larger oversized windows and an entry. Access to the chapel addition will be provided
internally as well as through two pedestrian walk entrances. The chapel use is considered accessory to the
retirement community's primary use and all setback and height regulations are met as proposed.
Addition of an Entry Canopy to the Garden Building
A new 19 foot by x17 foot canopy structure on the east side of the Garden building fronting North Eagle
Street is proposed as the only element of the PD that is not located on the north or west sides of the Manor
facility and is requested to provide residents at the facility a sheltered drop -off area. A base standard
Item —Evergreen RC CUPIPD
modification for the front setback is needed to permit the addition in the required front yard of North
Eagle Street as it is proposed to be located within 9' -2" of the right -of -way where 25' is required. The
structure is proposed to be a steel canopy with a prefinished standing seam metal roof. The support
columns will feature cultured stone and cast stone caps. The project location is unique due to the
proposed construction limits occurring at the south terminus of N. Eagle Street. Specifically, this area
transitions from North Eagle Street public right -of -way to private access drive for the Evergreen
Retirement Community campus immediately north of the proposed canopy structure and conformity with
the 25' front yard setback standard appears to be unnecessarily burdensome. Evergreen applied for and
received a variance from the Oshkosh Board of Appeal for this setback encroachment in December of
2013 but the canopy was not constructed and is now included as part of the PD.
RECOMMENDATION /CONDITIONS
Staff believes that the proposed CUP/PD request, with conditions will not have a negative impact on
surrounding area, will be harmonious with the intended character of the general vicinity, and will not be
detrimental to neighboring property or the community as a whole and recommends approval of the
conditional use permit /development plan with the following conditions:
1) Base standard modification to allow the independent living apartment building to be 37 feet in
height.
2) A more "natural" style of detention basin be utilized involving planting of emergent plants in the
safety shelf area and native plants on the side slopes
3) Access control variance for 29' lateral clearance for the northern parking lot and a 36' lateral
clearance for the southern parking lot on North Westfield Street.
4) Base standard modification to allow a 5' -4" tall 40 square foot brick -faced monument sign at the
northern parking lot entrance and the relocation of a 6' -2" tall 50 square foot monument sign at the
southern parking lot.
5) Base standard modification to allow the front/North Westfield setback to be 18' for the southern
parking lot redevelopment and relocated monument sign.
6) Base standard modification to allow the front/North Eagle Street setback to be 9' -2" for the
Garden building entry canopy.
7) Cross access and parking agreements be established between the multiple lots within the campus
area.
The Plan Commission approved the CUP/PD as requested with conditions noted. The following is the
Plan Commission's discussion on this item.
Mr. Buck presented the request for a zone change and reviewed the site and surrounding area as well as
the land use and zoning classifications in this area. He discussed the history of the site and the current use
of the property and the purpose for the zone change request which is to provide a mechanism for the
campus to be in conformance as it has historically developed as well as to accommodate proposed
expansions and alterations within multiple parcels. He further stated that the zone change request is
consistent with the City's Comprehensive Plan and discussed the benefits of the planned development
overlay. He reviewed the site plan of the Evergreen Retirement Community campus and explained that
the CUP/PD was for the existing use of the site and for a building addition and associated parking lot,
alteration/expansion to the existing parking lot on N. Westfield Street, addition and fagade alteration to
the west side of the Manor building and addition of an entry canopy to the Garden building. He discussed
the existing conditions and current use of the site and the multi -phase master plan to update the facilities.
He reviewed the 6. 1 unit apartment building addition including underground parking stalls, a drop-
Item — Evergreen RC CUP/PD
off /pick -up canopy, and a new surface parking lot as well as the existing parking for the site. He
reviewed the building addition details which will be constructed to match the existing facilities and
reviewed the location of the proposed canopy and parking lot. He discussed the parking lot accesses and
the turnaround area for emergency service access as well as the transformer /generator pad and monument
sign and the proposed landscaping for the site. He stated that a base standard modification was necessary
for the height of the structure and an access control variance for lateral clearance and that a base standard
modification was also requested to allow for two identification signs on the site. He also discussed the
detention basin's location and construction and that the basin, landscaping, and lighting for the
development would be required to meet code requirements. He reviewed the proposed alterations to the
existing southern parking lot and reviewed the traffic flow pattern as well as the pedestrian access,
landscape islands and drop- off /pick -up canopy to be constructed. He stated that the landscaping and
lighting for this portion of the development would also be required to meet code requirements and that the
relocated monument sign will require a base standard modification to the front yard setback and an access
control variance for the lateral clearance was also necessary in the parking lot. He discussed the addition
and fagade alteration to the Manor building and reviewed the materials to be utilized and that the addition
was to house a new chapel which would be an accessory use to the retirement community's primary use.
He also discussed the entry canopy to be added to the Garden building and reviewed the building
elevations and renderings of the proposed canopies. He also reviewed the landscape plan and renderings
of the new sign and the relocated sign and reviewed the conditions recommended for this request.
Mr. Nollenberger questioned if the Commission should vote on these two requests separately.
Mr. Buck responded affirmatively.
Mr. Gray asked for clarification of what each item was.
Mr. Buck indicated that Item VA was for the zone change request to add the planned development overlay
and Item VB was for the conditional use permit/planned development approval.
Mr. Gray questioned what the open space was on the landscaping plan.
Mr. Buck responded that it was 60% of the area which was dedicated as open space.
Mr. Bowen inquired if the landscape plans met code requirements.
Mr. Buck replied that it would be reviewed at the Site Plan Review Committee level for code compliance.
Motion by Vajgrt to approve a conditional use permit /planned development for the addition of an
apartment building, alterations to vehicle /pedestrian access, redevelopment and new parking
facilities and addition of a chapel, common entry area and fagade upgrades for the main Manor
building at multiple properties on the 1000 -1100 blocks off. Westfield Street and the 1100 -1200
blocks off. Eagle Street with the following conditions:
1) Base standard modification to allow the independent living apartment building to be 37 feet in
height.
2) A more "natural" style of detention basin be utilized involving planting of emergent plants in the
safety shelf area and native plants on the side slopes
Item —Evergreen RC CUP /PD
3) Access control variance for 29' lateral clearance for the northern parking lot and a 36' lateral
clearance for the southern parking lot on North Westfield Street.
4) Base standard modification to allow a S' -4" tall 40 square foot brick faced monument sign at the
northern parking lot entrance and the relocation of a 6' -2 " tall 50 square foot monument sign at
the southern parking lot.
5) Base standard modification to allow the front /North Westfield setback to be 18' for the southern
parking lot redevelopment and relocated monument sign.
6) Base standard modification to allow the front /North Eagle Street setback to be 9' -2 "for the
Garden building entry canopy.
7) Cross access and parking agreements be established between the multiple lots within the campus
area.
Seconded by Hinz. Motion carried 6 -0 -1. (Mr. Cummings abstained as he is a member of the
Evergreen Village board.)
Item — Evergreen RC CUPIPD
0
O.fHKOIH
ON THE WATER
APPLICANT INFORMATION
City of Oshkosh Application
® Planned Development Review
0 Conditional Use Permit Review
* *PLEASE TYPE OR PRINT USING BLACK INK **
SUBMIT TO:
Dept of Community Development
215 Church Ave., P.O. Box 1130
Oshkosh, Wisconsin 54903 -1130
PHONE: (920) 236 -5059
Petitioner: Aaron Marty, Irgens Partners Date: 4 -18 -16
Petitioner's Address: 648 N. Plankinton Ave, suite 200
City: Milwaukee
State: WI Zip: 53203
Telephone M ( 414).443-2589 Fax: ( 414) 443 -1400 Other Contact # or Email: ama a— irgens com
Status of Petitioner (Please Check): ❑
Petitioner's Signature (required): _
OWNER INFORMATION
❑ Tenant ❑ Prospective Buyer
Date: 4 -18 -16
Owner(s): Evergreen Retirement Community, Inc. - - - - Date: 4 -18 -16
Owner(s) Address: 1130 N. Westfield Street
City: Oshkosh
State: WI Zip: 54902
Telephone #: ( 920) 237 -2100 Fax: ( 920) 237 -2109 Other Contact # or gtarilpson @evergreenoshkosh.com
Ownership Status (Please Check): ❑ Individual ❑ Trust ❑ Partnership VCorporation
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 Planning Services Division for incomplete submissions or other administrative reasons.
Property Owner's Signature:
Date: 1q, G �
SITE INFORMATION
Address/Location of Proposed Project: 1130 N. Wsestfield Street, Oshkosh, WI 54902 Parcel No. see attached
Proposed Project Type: Retirement Community
Current Use of Property: Retirement Community Zoning: RI
Land Uses Surrounding Site: North: Commercial
South: Other /School /Park
East: Residential
West: Residential
"Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh.
➢ Please refer to the fee schedule for appropriate fee. FEE IS NON - REFUNDABLE
For more information please the City's website at www.ci.oshkosh.wi.us / Community _Development /Planning.htm
Staff Date Recd +oq b
I
Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below.
1. Health, safety, and general welfare of occupants of surrounding lands.
The health, safety and general welfare of the occupants of the surrounding will be unchanged as this application will
bring the zoning current to the use of the previous 47 years.
2. Pedestrian and vehicular circulation and safety.
The current and proposed use on this site are now trip generaion. In fact, the vehicular and pedestrian trip rates sho
be lower than the surrounding Residential uses since most Evergreen residents stay on site most days.
3. Noise, air, water, or other forms of environmental pollution.
There is no anticipated increast in the environmentsal pollution over the existing residential uses in the area.
a wet detention pond shall be constructed to manage stormwater pollution to the city requirements.
4. The demand for and availability of public services and facilities.
There will be a small increase in the water and sewer needs to to slight increase in density on site.
5. Character and future development of the area.
Evergreen Retirement Community intends to develop and renovate thier facilities with elegant designs and resilaint,
timeless materials that will be attractive for years to come and set the standard for future renovation or improvement .
SUBMITTAL REOUIREMENTS — Must accompany the application to be complete.
ANARRATIVE of the proposed conditional use/Development Plan including: Attached
rd Existing and proposed use of the property
5/ Identification of all structures (including paving, signage, etc.) 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
rd Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.
M
Er Compatibility of the proposed use with adjacent and other properties in the area.
U( Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
5d' Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the
community as a whole
A complete SITE PLAN and BUILDING ELEVATIONS must include:
t� Two (2) full size (minimum 24" x 36 ") scaled and dimensioned prints of site plan and building elevations
Two (2) 8 'h" x 11 (minimum) to 11" x 17" (maximum) reduction of the site plan and building elevations
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)
C/ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's
engineers /surveyors /architects, or other design professionals used in the preparation of the plans
b� The date of the original plan and revision dates, if applicable
A north arrow and graphic scale.
All property lines and existing and proposed right -of -way lines with dimensions clearly labeled
Q' All required setback and offset lines
All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, signs, decks, patios,
fences, walls, etc.
t� Location of all outdoor storage and refuse disposal areas and the design and materials used for screening
N( 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
tN( Location and dimension of all loading and service areas
Q' Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan
p' 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, etc.
9
Evergreen Retirement Community
Planned Development Proposal
1130 N. Westfield Street
Oshkosh, WI 54902
May 4, 2016
Use:
Existing zoning is Residential (R.l). Proposed zoning (PD) will allow all permitted and conditional uses
of the underlying residential zoning. The primary use of the site is and will continue to be a retirement
community which includes but is not limited to single and multifamily dwellings, retail, fitness, dining,
entertainment, recreation, nursing, education and religious functions.
Site:
The site is comprised of the parcels listed below. There are no current plans to combine these parcels but
may be allowed in the future. Please reference provided plans for location of structures, paving, signage,
etc.
91615311000
26.742 Acres
1130 N. Westfield Street
91615422020
0.743 Acres
1140 N. Eagle Street
91615313000
7.894 Acres
1000 N. Westfield Street
91615313003
1.374 Acres
1095 N. Westfield Street
Residents and Staff:
Evergreen currently has 303 total employees with an FTE count of 178. When the project is complete the
FTE count will go to 183. Current census is 206 residents and there is existing capacity for 300 to 310.
When the proposed apartments on the north end are complete, the net increase in residents will be 28 to
56 depending upon the number of couples that move in.
Coverage:
The proposed plans include approximately 240,144 SF of building. Please see plans for floor area,
landscape area and parking areas.
Effects on adjoining properties:
Evergreen anticipates no change or increase in noise, odor, fumes or vibration from existing levels or
what is expected in the neighborhood. As a retirement community, the hours of operation are 24 hours, 7
days per week. -
Compatibility:
The proposed use is unchanged from existing and has been compatible with the adjacent properties for 47
years.
Traffic:
io
While the resident population will increase slightly, as a retirement community many of the residents
rarely drive so very little additional traffic will be generated. Further, Evergreen provided van/bus service
for residents to meet their offsite shopping, entertainment and other needs.
The proposed site layout may actually make traffic safer at the intersections of Eagle and Westfield to
Oshkosh Avenue. , When the current plans implemented, the flow through underground parking on the
north end of Evergreen will reverse. Residents will enter the underground parking from Eaglejand exit to
Westfield. When residents begin existing the site via Westfield, they have the benefit of a traffic signal to
access Oshkosh Avenue. Residents currently exit via Eagle Street which can be difficult to access
Oshkosh Avenue because of the lack of traffic signals.
Additional parking is to be provided on site which will reduce the amount of current on street parking.
Evergreen currently has 212 stalls campus wide (not including Sharehaven). 163 are required by current
underlying zoning. The independent living apartment building, when constructed, will add 5 staff and 60
residents, we would need approximately 227 parking stalls. The new underground parking will add the
additional 64 stalls .required.
Other:
Evergreen is in the middle of a multi -year, multi -phase master plan to reinvent and update its facilities
allowing us to continue our tradition of exceptional service, programs and facilities. We have recently
renovated our skilled nursing, assisted living and memory care units. Immediate plans include a new
Independent living apartment building on the north end of campus, the addition of a small chapel,
common area entry and fagade updates for the main Manor building.
There are several styles of architecture on site now and future plans will allow similar variation but stress
a harmony between the building and the neighborhood.
Base Standard modifications:
Height: Thirty -seven (37) feet maximum or three and one -half (3 1/2) stories maximum.
Side yard setback: Seven and one -half (71/2) feet minimum, both sides (no change)
Front yard setback: Ten (10) feet minimum.
Rear yard setback: Twenty -Five (25) feet minimum.
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These map(s) /datasets are provided for information purposes only and may not be sufficient or
appropriate for legal, engineering, or surveying purposes. They are provided "AS -IS" without Prepared by: City of Oshkosh, WI ON THE WATER
warranties of any kind and the City of Oshkosh assumes no liability for use or misuse.
J: \GIS \Plannina \Plan Commission Site Plan Mao Temolate \Plan Commission Site Plan Mao Temolate.mxd User: debora