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HomeMy WebLinkAbout12. 18-215 APRIL 24, 2018 18-215 RESOLUTION CARRIED 5-1P LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC IMPLEMENTATION PLAN FOR DAYCARE AND PARKING AND STORAGE FACILITY; 223 EAST NEVADA AVENUE INITIATED BY: NORTH WAITE PLACE C/O HOUSING AUTHORITY OF THE CITY OF OSHKOSH PLAN COMMISSION RECOMMENDATION: Approved w/conditions WHEREAS, Council previously approved a General Development Plan for redevelopment of a multi-family development, surface parking, landscaping and outdoor picnic area and storm water facilities at 300 East Custer Avenue.; and WHEREAS, the applicant would like to begin Phase II of the development and amend the previously approved General Development Plan to redevelop the existing building on Lot 1 into a two-shift daycare facility and begin construction of the parking/ storage facility on the eastern portion of the building at 223 E. Nevada Ave; and WHEREAS, the Plan Commission finds that this amendment to the previously approved general development plan and specific implementation plan at 223 E. Nevada Ave, for redevelopment of the existing building on Lot 1 into a two-shift daycare facility and construction of a parking/ storage facility on the eastern portion of the building, is consistent with the criteria established in Section 30-387(6) of the Oshkosh Zoning Ordinance. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that the amendment request, to redevelop the existing building on Lot 1 into a two-shift daycare facility and begin construction of the parking/ storage facility on the eastern portion of the building, to the previously approved general development plan at 223 E. Nevada Avenue and the Specific Implementation Plan for said development, per the attached, is hereby approved with the following conditions: APRIL 24, 2018 18-215 RESOLUTION CONT'D 1) Base standard modification to provide 33 parking spaces for the daycare facility as indicated on the proposed site plan. 2) Base standard modification to allow the rental of storage units to non-tenants of Waite Rug Place. 3) Base standard modification to allow a 6' tall fence within a front yard for an outdoor play area. TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: April 18, 2018 RE: Approve General Development Plan Amendment and Specific Implementation Plan for Daycare and Parking and Storage Facility; 223 East Nevada Avenue (Plan Commission Recommends Approval) BACKGROUND The subject site consists of two parcels totaling approximately 5.19 acres in size. The subject site is bordered by four street frontages. The subject area contains predominately residential and industrial uses. The previously approved planned development from December 2016 included the redevelopment of 56 residential units with community room, laundry room, surface parking and extensive landscaping that incorporates an outdoor picnic area. The site was originally developed as the Waite Grass Carpet Company in 1910 and later became home to the Lenox Candle Factory. Due to deterioration over time, in January of 2015 the Common Council approved a Spot Blight Designation for the subject property. ANALYSIS At this time the petitioner is proposing to begin Phase 2 and redevelop the existing structure located on Lot 1 into a two shift daycare facility and begin construction of the parking / storage facility as outlined in the Phase 1 approval. The applicant is proposing to remove existing pavement acid gravel to restore the areas to turf grass which should improve the current conditions. The applicant is requesting a Base Standard Modification (BSM) to allow storage units within the parking structure and to be allowed to construct a 6' fence along the western portion of the building. The intent is to utilize the storage units for use by the tenants of Waite Rug Place, however, the applicant would like to be permitted to rent the units to 3rd parties if the units are not used to capacity at Waite Rug Place. The fence surrounds the proposed outdoor play area and extends further west than the existing building and is therefore considered to be located in the front yard. Therefore, it does not meet code regulations. Staff is in support of the BSM for storage units and to allow a 6' fence within the front yard for an outdoor play area. City Hall, 215 Church Avenue P.O. Box 1 130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us The daycare would also include the development of a gymnasium, outdoor playground, covered play area, kitchen and art room. The hours of operation would be from 5:30 am to 11:00 pm Monday through Friday. Once fully developed, the daycare could accommodate up to 210 children and have as many as 25 employees. However, it is expected to start with 50-60 children and approximately 8 employees. The applicant is requesting a BSM for parking on the Phase II development. The daycare will have access to 33 parking spaces. Staff supports the requested BSM as daycare facilities are transient in nature for parking demands. The available on street parking on the 200 & 300 Block of E. Nevada should adequately handle any spill over that may temporarily occur. A developer is proposing a new monument sign and wall sign. The signs as indicated on the proposed plan would be compliant with the Urban Mixed Use (UMU) District standards. Only minor changes to the previously approved storm water / grading plans are proposed. Finalized storm water management plans and signage plans will need to be submitted and approved as part of the Site Plan Review and sign permitting process. FISCAL IMPACT The proposed use should have little or no fiscal impact on city services as this is a center city redevelopment site with services already being provided to the surrounding neighborhood. Because this is a facility that will be owned by the Housing Authority, it may be appropriate to pursue a PILOT similar to the agreement the City entered into with the Housing Authority for the adjacent housing development to the south at 300 E. Custer Avenue. RECOMMENDATION The Plan Commission recommended approval of the general development plan amendment and specific implementation plan at its April 17, 2018 meeting. Respe tfully Submitted, Darryn Burich Director of Planning Services Approved: Mark A. Rohloff City Manager City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us In. I� z z w W 91 RMH 320 330 340 ED -- �EffiHi 41 ElV - _�� A l tv 1 in = 0.03 mi A1in=150ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and i+ the City of Oshkosh assumes no liability for the accuracy of the informaf on. Those using the Jf information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 4/4/2018 OshkoshL www.ci.oshkosh.wi.uslGISdisclaimer Prepared by: City of Oshkosh, WI JAGIS\PlanningTlan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User: Web 15 n] �r ID �� � a � - -... zz i a a 3 D o Tea * � a4- cI� o c - _�� A l tv 1 in = 0.03 mi A1in=150ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and i+ the City of Oshkosh assumes no liability for the accuracy of the informaf on. Those using the Jf information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 4/4/2018 OshkoshL www.ci.oshkosh.wi.uslGISdisclaimer Prepared by: City of Oshkosh, WI JAGIS\PlanningTlan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User: Web 15 ITEM: GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR A DAYCARE AND PARKING / STORAGE FACILITY AT 223 E. NEVADA AVENUE Plan Commission meeting of April 17, 2018. GENERAL INFORMATION Applicant: Matt Wiedenhoeft - Martin Riley Architects -Engineers Owner: North Waite Place C/O Housing Authority of the City of Oshkosh Actions Requested: Approval of a general development plan amendment and a specific implementation plan approval for a daycare facility and parking / storage facility. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject site consists of two parcels totaling approximately 5.19 acres in size (Lot 1 is approximately 3.05 acres and Lot 2 is approximately 2.14 acres). The subject site is bordered by four street frontages; East Custer Avenue on the south, Grand Street on the east, East Nevada Avenue on the north, and Harrison Street on the west. The subject area contains predominately residential and industrial uses. The subject site was previously approved as planned development in December 2016. That approval included the development of a 56 residential units and a portion of the surface parking. The site was originally developed as the Waite Grass Carpet Company in 1910 and later became home to the Lenox Candle Factory. Over time the use of the property diminished and the site began to deteriorate due to deferred maintenance. Additionally, in January, 2015, the Common Council approved a Spot Blight Designation for the subject property finding that the condition of the property and structures met the requirements based on poor structural, mechanical, plumbing, fire suppression and electrical conditions that existed in and around the buildings (Res 15-33). Subject Site ExisnAz Land Use I zoning Vacant Manufacturing / Residential units I UMU - PD Adjacent Land Use and Zoning Existing Uses Zoning North -Warehousing/Industrial __._.._................_. UI South _._. -----.....-- Single and Two -Family and Vacant Land _.............—..................._..--......................._........._..---._........__...... ----............_.....__....__ ...- ..... .....--._.._.........___........_. TR -10, I, MR -12 --- ........ _.._.... _...... --_..... East Single Family and Industrial ........_ .................._._.._._.....-----........_..- UMU - PD UI -PD '- West - - Single Family Residential (across Harrison Street) --.........................__...... ......._...._...._....—...._—.._._....__.._.....__.._.._... -- SR -9 Comprehensive Plan Land Use Recommendation Land Use 10 Year Land Use Recommendation Industrial 20 Year Land Use Recommendation Industrial ANALYSIS Design/Layout Phase 1 of the development included construction of 56 residential dwelling units (46 one - bedroom and 10 two-bedroom units), a community room, laundry room and on-site leasing office and is still ongoing. Additional site improvements include surface parking facilities which are located on Lot 1 and 2 and extensive landscaping that incorporates an outdoor picnic area. At this time the petitioner is proposing to begin Phase 2 and redevelop the existing structure located on Lot 1 into a two shift daycare facility (western portion of the building) and begin construction of the parking / storage facility on the eastern portion of the building as outlined in the Phase 1 approval. The applicant is proposing to remove existing pavement and gravel to restore the areas to turf grass which should improve the current conditions. The applicant is requesting a Base Standard Modification to allow storage units within the parking structure. It is the intent of the Housing Authority to utilize the storage units for use by the tenants of Waite Rug Place, however, the applicant would like to be permitted to rent the units to 3rd parties in the event the units are not used to capacity by the tenants of Waite Rug Place. In order to allow the rental of the storage units to outside parties a BSM is required. Staff supports the request for a BSM as it will provide flexibility to the applicant should additional storage units be available after the tenant's needs are meet. The daycare would include children from 6 weeks to 12 years old. The hours of operation would be from 5:30 am to 11:00 pm Monday through Friday. It would also include the development of a gymnasium, outdoor playground, covered play area, kitchen and art room. Once fully developed the daycare could accommodate up to 210 children and have as many as 25 employees. However, it is expected to start with 50-60 children and approximately 8 employees. The applicant is requesting a BSM to be allowed to construct a 6' fence along the western portion of the building. The fence surrounds the proposed outdoor play area. The fence extends further west than the existing building and is therefore considered to be located in the front yard. As such, the code allows a maximum of a 4' fence within a front yard. Staff is in support of the BSM to allow a 6' fence within the front yard for an outdoor play area. The area will be approximately 130' from the front property line and will be largely hidden by a berm. Item - GDP /SIP 223 E. Nevada Ave The applicant is proposing minor site contour changes to accommodate more soil on-site. All paving, planting and curbs cuts are intended to remain the same as approved as part of the original planned development. The Oshkosh Housing Authority is in the process of purchasing the home located at the southeast corner of the development and intends to remove the structures / curb cut and utilize the site for soil retention. Access/Parking No changes to the access or parking areas are proposed from the original planned development approval. The applicant will remove impervious surfaces as outlined in the original planned development and construct the parking area on the northern portion of the site. The applicant is requesting a Base Standard Modification for parking on the Phase II development. The daycare will have access to 33 parking spaces; 23 in the new lot off Nevada Avenue and 10 spaces in the east lot. It is the applicant's opinion that should the daycare reach maximum occupancy, the 200 & 300 Block of E. Nevada has no parking restriction and could be utilized for temporary parking. Staff supports the requested BSM as daycare facilities are transient in nature for parking demands. Children are generally dropped off and picked up over prolonged periods of time and the available on street parking should adequately handle any spill over that may temporarily occur. Signage A developer is proposing a new monument sign located near the new Nevada Avenue Parking area. The sign indicated is 5' in total height and approximately 11 sq. ft. in size. The applicant is also proposing a wall sign on the western wall of the daycare facility. The wall sign is approximately 80 sq. ft. in size. The signs as indicated on the proposed plan would be compliant with the Urban Mixed Use (UMU) District standards. Final signage plans will be reviewed and approved as part of the sign permitting process. Landscaping No signification changes to the landscaping plan are proposed as a result of grading changes. Stormwater Detention Only minor changes to the previously approved storm water / grading plans are proposed. Finalized storm water management plans will need to be submitted and approved as part of the Site Plan Review processes. Lighting No changes are proposed from the previously approved lighting plan. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Planned Development district, staff recommends that 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. Item - GDP /SIP 223 E. Nevada Ave (b) The proposed Planned Development project is consistent with the City's Comprehensive Plan and other area plans. (It is the responsibility of the City to determine such consistency.) (c) The proposed Planned Development project would maintain the desired relationships between land uses, land use densities and intensities, and land use impacts in the environs of the subject site. (d) Adequate public infrastructure is or will be available to accommodate the range of uses being proposed for the Planned Development project, including but not limited to public sewer and water and public roads. (e) The proposed Planned Development project will incorporate appropriate and adequate buffers and transitions between areas of different land uses and development densities/intensities. (f) The proposed Planned Development project design does not detract from areas of natural beauty surrounding the site. (g) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (h) The proposed Planned Development project will positively contribute to and not detract from the physical appearance and functional arrangement of development in the area. (i) The proposed Planned Development project will produce significant benefits in terms of environmental design and significant alternative approaches to addressing development performance that relate to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. (j) For Planned Development projects that are proposed to be developed in phases, the applicant can provide a timeline for development and can demonstrate that the project would be successful even if all phases were not or could not be completed. Staff recommends approval of the General Development Plan amendment and Specific Implementation Plan, with the findings listed above and the proposed following condition: 1) Base standard modification to provide 33 parking spaces for the daycare facility as indicated on the proposed site plan. 2) Base standard modification to allow the rental of storage units to non -tenants of Waite Rug Place. 3) Base standard modification to allow a 6' tall fence within a front yard for an outdoor play area. The Plan Commission approved the general development plan amendment and specific implementation plan as requested. The following is the Plan Commission's discussion on this item. Mr. Lyons presented the item and reviewed the site and surrounding area. The subject site consists of two parcels totaling approximately 5.19 acres in size. The subject site was previously approved as planned development in December 2016. That approval included the development Item - GDP /SIP 223 E. Nevada Ave 4 of a 56 residential units, community room, laundry room, a portion of the surface parking and extensive landscaping that incorporates an outdoor picnic area. At this time the petitioner is proposing to begin Phase 2 and redevelop the existing structure located on Lot 1 into a two shift daycare facility and begin construction of the parking / storage facility as outlined in the Phase 1 approval. The applicant is proposing to remove existing pavement and gravel to restore the areas to turf grass. The applicant is proposing minor site contour changes to accommodate more soil on-site. The applicant is requesting a Base Standard Modification (BSM) to allow storage units within the parking structure, parking and to be allowed to construct a 6' fence along the western portion of the building. Staff is in support of the BSM for storage units, parking and to allow a 6' fence within the front yard for an outdoor play area. The daycare would also include the development of a gymnasium, outdoor playground, covered play area, kitchen and art room. A developer is proposing a new monument sign and wall sign. Only minor changes to the previously approved storm water / grading plans are proposed. Mr. Bowen questioned if on -street parking is currently allowed on Nevada Street. Mr. Lyons responded on -street parking is allowed on Nevada Street. Ms. Propp wanted to confirm that once the project has finished, all of the buildings on the property will be improved. This would include completing the building on the west side. Mr. Lyons confirmed all buildings on the property would be improved or reconstructed and stated the applicant is present for further questions. Paul Jansen, 1734 River Mill Road stated that he owns property from the north side of Nevada to Georgia Pacific and back to the railroad tracks. He is concerned about the on -street parking on Nevada Street because the street is already very narrow. He routes numerous semis through the area daily. He has had issues in the past with maneuvering semis through the area because of construction and on -street parking. Ms. Propp asked what the current route is for the semis. Mr. Jansen said that the semis would come in on Harrison St., turn east on Nevada Avenue and turn north into his facility. Mr. Lyons stated that there is no request to change the parking on Nevada. The parking is currently permitted and there no parking restrictions. He stated that there will be more temporary traffic but there are enough parking spaces for the daycare that there should not be a need to park on Nevada Avenue. Matt Wiedenhoeft, Martin Riley Architects confirmed that they would be closing off the west side of the building once construction has completed. He stated that there is parking in the front of facility as well as parking for buses or larger vehicles in front of the entrance doors. The applicant is not asking for any changes to what is currently allowed for on -street parking. Ite»: - GDP /SIP 223 E. Nevada Ave 5 Ms. Propp asked if there is another way into the building and if clients would be using the eastern parking lot. Mr. Wiedenhoeft confirmed that there is a back entrance into the building for employees and only staff would be using the eastern parking lot. Mr. Perry asked if there would be two new curb cuts in the parking lot and if so, it would reduce the number of cars parking on the street along Nevada Ave. Mr. Wiedenhoeft stated they are removing one curb cut and putting in two new curb cuts. Mr. Bowen stated that from personal experience, the turnover for parking is fairly rapid at daycares and believes 23 parking spaces is sufficient for this development. Motion by Propp to approve the of a general development plan amendment and a specific implementation plan approval for a daycare facility and parking / storage facility at 223 E. Nevada Avenue with the following conditions: 1. Base standard modification to provide 33 parking spaces for the daycare facility as indicated on the proposed site plan. 2. Base standard modification to allow the rental of storage units to non -tenants of Waite Rug Place. 3. Base standard modification to allow a 6' fence within a fi•ont yard for an outdoor play area. Seconded by Mott. Motion carried 7-0. Item -GDP /SIP 223 E. Nevada Ave AdMillk SUBMITTO: City of Oshkosh Dept. of Community Development 215 Church Ave., P.O. Box 1 130 cit of Planned Development Application Oshkosh, WI 54901 Oshkosh PHONE: (920) 236-5059 For General Development Plan or Specific Implementation Plan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: I "" L A71' E O '.= , 1 1 id �'i cy 0 ^111&4 01 ' Vi©ate: S at Petitioner's Address 3 ollel Cit ` ✓W :1 y: � Lr�s �, r StateZip: % rr. , Telephone #: ('JV5) i' >t'y � ? Fax: ( ) ZIMe Other Contact # or Email: P461); '&Je, ' /40 ? Status of Petitioner (Please Check): ❑ Owner representative ❑ Tenant ❑ Prospective Buyer 1 Petitioner's Signature (required): c- Date: n OWNER INFORMATION Owner(s): 7 2 r Date: Owner(s) Address: 6 L, ACC--�'Nf? City: os State: Zip: Telephone #: (411 i0) 112W - H 70 Fax: fq?�Q `���"l�7"I Other Contact # or Email: ot"'r',iN('-.i) Ownership Status (Please Check): L, Individual [ITrust ❑ Partnership r(C//orporation 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: 3-1 I - 10 �g TYPE OF RE EST: neral Development Plan (GDP) ❑ General Development Plan (GDP) Amendment MO�pecific Implementation Plan (SIP) ❑ Specific Implementation Plan (SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: ( t/^C1��, VC, Proposed Project Type: fA aIA,a S; r� v+u �l r. �(�, ,� s2 c� W,�� 17, Current Use of Property: Yr C.a3 ,.T ` Land Uses Surrounding Your Site: North: South: East: Zoning: West: ➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. ➢ 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 visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm Staff VAL Date Rec'd 3� o SUBMITTAL REQUIREMENTS - Must accompany the application to be complete. The following information must be provided in order for the application to be considered complete and able to be scheduled for Plan Commission Review. Please use the checklist below to determine the required information to be submitted at the time of application. If all information below cannot be provided at the time of application, please request a waiver in writing to the Division's Director or designee. ❑ A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items (digital files should be submitted): ❑ A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set. ❑ General location map of the subject site depicting: • All lands for which the Planned Development is proposed and of er lands within 100 feet of the boundaries of the subject property. • Current zoning of the subject site and abutting properties, and he jurisdiction (s) that maintains that control. • A graphic scale and north arrow. LiGeneralized site plan showing the pattern or proposed land use , including: • General size, shape, and arrangement of lots and spe ' is use areas. • Basic street pattern and pattern of internal drives. • General site grading plan showing preliminary roa grades. • Basic storm drainage pattern, including propose on-site stormwater detention. • General location of recreational and open sp ce areas, including designation of any such areas to be classified as common open space. ❑ Statistical d = cluding: • Minimum to in the development. • Approximate areas II lots. • Density/intensity of various its of e development. • Building coverage. • Landscaping surface area ra . of land uses. • Expected staging. ❑ Conceptual landscaping plan ❑ General signage plan. ❑ General outline of prop y owners association, covenants, e ments, and deed restrictions. ❑ A written description f the proposed Planned Development, inclu • General p ject themes and images. • The gen al mix of dwelling unit types and/or land uses. • Approximate residential densities and nonresidential intensities. • General treatment of natural features. • General relationship to nearby properties and public streets. • General relationship of the project to the Comprehensive Plan or other area plans. • Proposed exceptions from the requirements of the Zoning Ordinance. ❑ Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee. ❑ A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items. Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP (digital files should be submitted): ❑ A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set. ❑ An existing conditions map of the subject site depicting the following: • All lands for which the Planned Development is proposed and other lands within 100 feet of the boundaries of the subject site. • Current zoning of the subject property and all abutting properties, and the jurisdictions) that maintains that control. • Existing utilities and recorded easements. • All lot dimensions of the subject site. • A graphic scale and a north arrow. ❑ An SIP map of the proposed site showing at least the following: Lot layout and the arrangements of buildings. • Public and private roads, driveways, walkways, and parking facilities. Specific treatment and location of recreational and open space areas, including designation of any such areas to be classified as common open space. ❑ Proposed grading plan. ❑ Specific landscaping plan for the subject site, specifying the location, species, and installation size of plantings. The landscaping plans shall include a fable summarizing all proposed species. ❑ Architectural plans for any nonresidential buildings, multi -family structures, or building clusters, other than conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor area, bulk, and visual character of such buildings. ❑ Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and walkways. ❑ Signage plan for the project, including all project identification signs, concepts for public fixtures and signs, and group development signage themes that may or may not vary from City standards or common practices. ❑ Specific written description of the proposed SIP including: Specific project themes and images. Specific mix of dwelling unit types and/or land uses. • Specific residential densities and nonresidential intensities as described by dwelling units per acre, and landscaping surface area ratio and/or other appropriate measures of density and intensity. Specific treatment of natural features, including parkland. Specific relationship to nearby properties and public streets. • Statistical data on minimum lot sizes in the development, the precise areas of all development lots and pads; density/intensity of various parts of the development; building coverage, and landscaping surface area ratio of all land uses; proposed staging; and any other plans required by Plan Commission. • A statement of rationale as to why PD zoning is proposed. This statement shall list the standard zoning requirements that, in the applicant's opinion, would inhibit the development project and the opportunities for community betterment that are available through the proposed PD project. • A complete list of zoning standards that would not be met by the proposed SIP and the locations) in which such exceptions/base standard modifications would occur. • Phasing schedule, if more than one development phase is intended. ElAgreements, bylaws, covenants, and other documents relative to the operational regulations of the development and particularly providing for the permanent preservation and maintenance of common open areas and amenities. ❑ A written description that demonstrates how the SIP is consistent with the approved GDP and any and all differences between the requirements of the approved GDP and the proposed SIP. I hereby certify that to the best of my knowledge all required application materials are included with this application. I am aware that failure to submit the required completed application materials may result in denial or delay of the application request. 7 Applicant's Signature (required): Date: ��%� Oshkosh H.A. P.U.D. North Waite Plaza, LLC (Managing member) Plan Review Submittal - Narrative 221 E. Nevada Avenue Lot I -- The November 2017 CSM for the property is attached for reference. Existing and proposed use of the property The property is currently a vacant industrial property. The property was determined to be a blighted property in need of rehabilitation by the City of Oshkosh Common Council on January 27, 2015. The proposed use of the eastern portion of the building on Lot 1 was listed on our previous submittal as Parking and Tenant storage for the South Building (Waite Rug Place now under construction) and as undetermined for the western portion of the building on Lot 1. This submittal is for the western portion of the building. The owner is proposing a day care that would include second shift and children ages 6 weeks to 12 years old. Hours would be from 5:30 am to 11:00 pm Monday through Friday. The development plan includes a gymnasium, outdoor playground, and a covered play area with operable overhead doors that can be closed during inclement weather. The interior would include a kitchen, day care rooms, and art room. Identification of all structures (including paving, signage, etc.) on the property and discussion of their relation to the project Civil and landscape plans which were previously submitted and approved have been resubmitted indicating changes to some contour lines in an effort to store more soil on-site. Plantings, paving plans, and curb cuts remain the same as they were for the previous submittal with minor modifications to the location of some plantings to accommodate the revised contour lines. The Oshkosh Housing Authority is in the process of purchasing the property located at the southwest corner of the block (Parcel #91505920000) and intends to remove the house, garage and curb -cut as well. Lot 1 consists of an existing two-story building, approximately 58,911 square feet with load- bearing masonry exterior walls and heavy timber, wood truss and dimensional lumber interior framing as well as steel framing and steel siding in others. The building on Lot 1 (North Building) will be extensively renovated and converted into a multi -shift day care on the west and an indoor parking garage and storage building (as previously submitted) on the east. The site has approximately 540 feet of frontage along Nevada Avenue, with concrete curbs, gutters, storm sewers, and sidewalks. A monument sign will be placed near the new Nevada Avenue curb cut closest to Harrison. Its location is shown on sheet C200. No name has yet been given to the daycare. Preliminary details of the monument sign can be found on sheet L104. An additional sign will be located on the building at the main entrance to the daycare. The sign will include the name of the daycare and the address. A base modification is being requested to allow fencing west of the building for the playground. The fencing will be largely hidden from Harrison by the berm shown on the civil drawings. Details for the fencing are shown on L104. Projected number of residents, employees, and/or daily customers The development is projected to have a maximum population of approximately 210 children. Initial population is expected to be 50 to 60 children. The number of employees would start at approximately eight and could reach as many as 25 if the facility were to reach its maximum number of children. The North Waite Plaza, LLC will own the property and Oshkosh Housing Page 1 of 3 MartinRiley architects engineers March 19th, 2018 9 Oshkosh H.A. P.U.D. North Waite Plaza, LLC (Managing member) Plan Review Submittal - Narrative 221 E. Nevada Avenue Authority will be the managing member the LLC. A separate entity will manage and run the day care paying rent to North Waite Plaza, LLC. Oshkosh Housing Authority will manage the property ensuring upkeep and maintenance of the property. Because of the flexible hours of the daycare parents will arrive and leave at staggered intervals throughout the day. In the event that tenants from Waite Rug Place do not utilize the parking -garage to its capacity the Housing Authority (through North Waite Plaza LLC) is requesting a base modification to allow storage within buildings K and R by third parties seeking to rent storage space. 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 The planned development includes the removal of impervious surfaces all of which were included in the previous submittal. The development also incorporates 87,556 square feet (2.01 acres) of landscaped area, which includes a picnic area and extensive landscaping plan. The proposed plan includes parking area of 42,253 square feet (0.97 acres). This information was all included in the previous submittal. No new buildings or additions are being sought. The foot print of the existing building on lot 1 is 53,729 square feet and the square footage of the second floor is 5,182 square feet. No dwelling units will be located on Lot 1. Effects on adjoining properties including noise, hours of operation, glare, -odor, fumes, etc. During construction,_ adjoining properties may notice typical construction noise, dust, and minor vibration. Hours of operation during the construction period: 7:00 am -5:00 pm. Once construction is complete, there should not be any monumental noise, glare, odor, fumes, or vibration, only typical noise associated with a daycare or general maintenance of a building. The proposed development includes a two shift daycare not previously submitted. Staff and children would be present at the site from 5:30 am to 11:30 pm Monday through Friday. A photometric plan for the exterior parking lots was submitted with previous application and has not changed. It is included with this submittal for reference. Compatibility of the proposed use with adjacent and other properties in the area Residential properties located to the west of the building and site are located at a distance due to the width of Harrison Street and the presence of City -owned property between Harrison and the site. As a daycare the proposed use is compatible with the area of residences even though they are somewhat removed from the building. The area also has industrial properties and warehouses. Immediately to the north of the building on the opposite side of Nevada Avenue is a storage building and a'cell tower. To the immediate south is the new Waite Rug Place apartments currently under construction. The development plan retains the historic warehouse features of the property, making it visually consistent with the industrial buildings and warehouses directly to its north and east. The building is listed on the National Register of Historic Places as well as the State Register of Historic Places. Page 2 of 3 MartinRiley architects engineers March 19th, 2018 10 Oshkosh H.A. P.U.D. North Waite Plaza, LLC (Managing member) Plan Review Submittal - Narrative 221 E. Nevada Avenue Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.) The development plan for Lot 1 consists of a daycare on the west side of the building and parking/storage on the east side of the building. The parking/storage serves the building immediately to the south which is also a part of this development. A base modification is being requested to allow the Housing Authority as managing member of the LLC to rent storage space to thud parties in the event that the space is not used to its capacity by the tenants of Waite Rug Place. The daycare is expected to open with approximately six to eight employees. Off-street parking is available for these employees. If it reached full capacity the daycare would require a staff of approximately 25. Off-street parking for the daycare consists of 23 spaces in the north lot and an additional 10 spaces in the east lot. Children at the daycare are dropped off and picked up at different times of the day depending upon the needs of their parents. This spreads out the impact of automobiles from drop-offs and pick-ups over a broad period of time. It does not operate like a school where all children are required to arrive at the same time. The 200 and 300 blocks of East Nevada Avenue have no parking restrictions or limitations on the amount of time one can park on the street. On any given day it is possible to witness the street completely devoid of parked cars or traffic. A base -modification is being requested to allow the daycare with the 33 spaces currently shown. Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the community as a whole The buildings have been vacant for several years and the property was designated as "blighted" by the City of Oshkosh in January 2015. The renovation will significantly enhance the character of the property The property is listed on the State and National Register of Historic Places. Page 3of3 MartinRiley architects engineers March 19th, 2018 11 9� W i a.� 3y, HIE MARTIN archlto cti-engtneeaa- pmeia�in�v.. M Larson~~,~ EbB�nenring,Inc. SITE DEVELOPMENT PLA MOUNT VERNON STREET E. STORMWAT NOTES: E. NEVADA AVENUE CUSTER nu rmrw"u�". e1Si AVENUE N l 9 MARTIN: oYchit acti•an gknaen �meMa+n�e. �e�lw� Y'eemiva�pp ' "Larson yY- EnglneeAng, inc 3 GRADING PIAN xna.v:hnYbelow, �.31�beforo yaud5. GDP/SIP AMENDMENT ACME MINI STORAGE LLC RIVERWATCH LLC 223 E NEVADE AV 1734 RIVER MILL RD 1762 RIVER MILL RD PC: 04-14-18 OSHKOSH WI 54901 OSHKOSH WI 54901 CEREBRAL PALSY OF MIDEAST HELEN M WILLIAMS EXCEL PROPERTIES LLC 1930 WISCONSIN INC 220 N WESTFIELD ST APT 105 230 OHIO ST STE 200 OSHKOSH WWI 54901 MA BLVD OSHKOSH WI 54902 OSHKOSH WI 54902 OS KAREN L MILLER JASON R LASKY WISCO STORAGE LLC 2511 ELMWOOD CT 3348 FOND DU LAC RD 401 N GAMMON RD APPLETON WI 54911 OSHKOSH WI 54902 MADISON WI 53717 CITY OF OSHKOSH WINNEBAGO CTY HOUSING AUTHORITY TODD M HACKBART PO BOX 1130 ATTN SUSAN VAN HOUWELINGEN PO BOX 397 1337 GRAND ST OSHKOSH WI 54903 OSHKOSH WI 54903 OSHKOSH WI 54901 MARTIN RILEY ARCHITECTS & ENGINEERS ATTN MATT WIEDENHOEFT 404 N MAIN ST OSHKOSH WI 54901 14 _ u 0 mh As i 4 320 � - o � 330 stEl ° 300 a 4 N EVA,DA-AV F. aIADA Aal 41 OPEN5 _ t z rar �^ Jr STV Z01 205 203 207 h � . ^i tssn 1M Q N „ 3 m - �i ET i—r a L L4 1 �` /Ff O_ 10ft_ afaz �°s .EN N Ess E -Au J, � 5E 7�, N 1 in = 0.03 mi 1 in =150 ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and G t the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Of - . Information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 4!4/2018 c wwvr.ci.oshkosh.wi.us/GlSdisclaimer Oshkosh tkosh Prepared by: City of Oshkosh, WI 7618 PlanningRan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User. katieb ,zs •JaJ� n i P �-. flJSa o e � 15 SMU.PD HUMU -5 III 077 --SR-9— MU v EWA 7pr� 11111-11milm"I", N 1 in 0.09 mi - I in = 500 ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and City the City of Oshkosh assumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 4/4/2018 of vmv.cl.oshkosh.wi.usIGISdisclaimer Prepared by: City of Oshkosh, W1 Oshkosh JAGISTlanning"an Commission Site Plan Map TemplateTlan Commission Site Plan Map Template.mxd I 1�n, kanan 16 City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer JAGISV IanninglPlan Commission Site Commission Site Plan Map Template.mxd N ' 1 in = 0.03 mi 1in=150ft Printing Date: 4/4/2018 Prepared by: City of Oshkosh, WI -no 0 y~. Oshkosh katieb 17