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Home My WebLink About09. 18-412 AUGUST 15, 2018 18-412 RESOLUTION (CARRIED 4-0 LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE CONDITIONAL USE PERMIT AND GENERAL DEVELOPMENT PLAN FOR A COMMUNITY LIVING ARRANGEMENT LOCATED AT 3800 JACKSON STREET INITIATED BY: 41 MANAGEMENT LLC PLAN COMMISSION RECOMMENDATION: Approved w/condition WHEREAS, the applicant submitted a Conditional Use Permit for the planned development of a 1-story 52 unit assisted living facility at 3800 Jackson Street; and WHEREAS,the Plan Commission finds that the General Development Plan for the proposed planned development of the property at 3800 Jackson Street 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 a Conditional Use Permit for the planned development of a 1-story 52 unit assisted living facility at 3800 Jackson Street and the General Development Plan for said development, per the attached is hereby approved with the following condition: 1. Base Standard Modification to allow a total of 40 parking spaces. TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: August 7, 2018 RE: Approve Conditional Use Permit and General Development Plan for a Community Living Arrangement Located at 3800 Jackson Street (Plan Commission recommends approval) BACKGROUND The subject area is currently zoned Suburban Mixed Use with a Planned Development Overlay (SMU-PD) and consists of one parcel encompassing approximately 4.54 acres, located on the west side of Jackson Street and approximately 730' north of W. Snell Road. The petitioner is proposing to develop the existing vacant commercial parcel into a 1 -story 52 unit assisted living facility. ANALYSIS The facility would be a licensed Community Base Residential Facility (CBRF) with the State of Wisconsin Department of Health Services. The facility would be comprised of 39 single occupancy rooms and 13 double occupancy rooms. The proposed use is classified as a community living arrangement of greater than 16 occupants and therefore requires a Conditional Use Permit (CUP) within the Suburban Mixed Use District. The applicant is requesting a Base Standard Modification be granted to exceed the maximum allowed parking and would like to construct an additional 16 spaces along the south side of the property. Staff is in support of the requested BSM, the additional over flow parking is being placed along the southern property line adjacent to commercial development and will be sufficiently screened as to not have an adverse effect on the adjacent parcel. Concept building elevations have been included, along with elevations for a shed and dumpster enclosure. The building elevations appear to meet the exterior design requirements for multifamily residential development. The buildings are primarily clad in a mixture of stone and wood fiber siding. City Hall, 215 Church Avenue P.O. Box 1 130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us FISCAL IMPACT Approval of the CUP and Planned Development should not require expansion of any city services as they are already provided to the area and will result in additional assessed improvement value. RECOMMENDATION The Plan Commission recommended approval of the conditional use permit and general development plan at its August 7, 2018 meeting. Respectfully Submitted, /00"41 epl-- 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 ITEM: CONDITIONAL USE PERMIT & GENERAL DEVELOPMENT PLAN APPROVAL FOR A COMMUNITY LIVING ARRANGMENT LOCATED AT 3800 JACKSON STREET Plan Commission meeting of August 7, 2018. GENERAL INFORMATION Applicant: 41 Management LLC Property Owner: Leslie F. Stumpf Action(s) Requested: The applicant requests approval of a Conditional Use Permit & General Development Plan to allow for a Community Living Arrangement located at 3800 Jackson Street. Applicable Ordinance Provisions: Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance. Planned Development standards are found in Section 30-387 of the Zoning Ordinance, Property Location and Type: The subject area is currently zoned Suburban Mixed Use with a Planned Development Overlay (SMU- PD) and consists of one parcels encompassing approximately 4.54 acres, located on the west side of Jackson Street and approximately 730' north of W. Snell Road. The subject area contains a vacant lot. The surrounding area consists of commercial uses and residential uses. The 10 and 20 Year Comprehensive Land Use Plans both recommend commercial use for the subject area. Subject Site Existing Land Use .Zoning Vacant land SMU-PD Adjacent Land Use and Zoning Existing Uses Zoning North ...- Single family homes --._.._—_.....__......—-- ---- SR-3 -.— ..... — ...... ----......... . South ..__......._—... - - Vacant commercial ... -- — ._... - - ..._�.....-- ... --..._...__....-- ----....---......._..-- SMU-PD -.....__._...__... -- -- .._...._._...__....__._..._.—.........-...-....---._.......-- East _.........---........__...... Commercial Uses across Jackson Street ._.._....-._....._...----..__._...... - --._........._-- ..._—....._... ...-- SMU-PD ._...---...._...__.—.... -.... _...... _... _...... __..._..-- ....... -------- --......_.._. West Single family homes SR -3 Comprehensive Plan Land Use Recommendation Land Use 10 Year & 20 Year Land Use Recommendation Commercial ANALYSIS Use The petitioner is proposing to develop the existing vacant commercial parcel into a 1 -story 52 unit assisted living facility. The facility would be a licensed Community Base Residential Facility (CBRF) with the State of Wisconsin Department of Health Services. The facility would be comprised of 39 single occupancy rooms and 13 double occupancy rooms. The proposed use is classified as a community living arrangement of greater than 16 occupants and therefore requires a Conditional Use Permit within the Suburban Mixed Use District. Site Design/Access The site is currently a vacant field that does include some designated wetland areas. The proposed 37,544 sq. ft. 1 -story building is designed to fit between the wetland areas. Some wetland areas will be adjusted with the stormwater and grading requirements of the site. The proposed development is approximately 62.5% greenspace and 37.5% impervious. Vehicular access to the development is provided by a shared access driveway south of the proposed development, which currently serves the adjacent commercial area. Cross access easements are required for the shared access drive. The applicant indicates 24 striped parking spaces would be provided in front of building. The applicant is requesting a Base Standard Modification be granted to exceed the maximum allowed parking and would like to construct an additional 16 spaces along the south side of the property. The applicant has indicated that typically the 24 spaces in front of the building will be sufficient for the development but they do have some high peak times for visitor parking that necessitates the requested BSM. Staff is in support of the requested BSM, the additional over flow parking is being placed along the southern property line adjacent to commercial development and will be sufficiently screened as to not have an adverse effect on the adjacent parcel. Storm water Management/Utilities Conceptual stormwater management plans have been provided at this time. The applicant has been made aware of the City's requirements for stormwater management. Finalized stormwater management plans will be required as part of the Specific Implementation Plan and Site Plan Review process. Landscaping A conceptual landscaping plan has been provide and includes a variety of trees and shrubs. The conceptual plan indicates a mixture of building screen, bufferyard screening and pavement screen. A finalized code compliant landscaping plan will be required as part of the Specific Implementation Plan. Signage The concept plans include a proposed monument sign. The sign is approximately 6' in height and includes approximately 12 sq. ft. of sign area. As proposed the sign would be in compliance the SMU standards. Final signage approval will be required as part of the Specific Implementation Plan. ITEM- CUP/GDP 3800 Jackson St Building Facades Concept building elevations have been included, along with elevations for a shed and dumpster enclosure. The building elevations appear to meet the exterior design requirements for multifamily residential development. The buildings are primarily clad in a mixture of stone and wood fiber siding. Final building elevations will be need to be submitted and approved as part of the Specific Implementation Plan and Site Plan Review processes. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Planned Development district, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-387 (C)(6): (a) The proposed Planned Development project is consistent with the overall purpose and intent of this Chapter. (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 Conditional Use & General Development Plan with the findings listed above and the proposed following conditions: 1. Base Standard Modification to allow a total of 40 parking spaces. The Plan Commission approved of the Conditional Use & General Development Plan as requested with conditions. The following is the Plan Commission's discussion on this item. ITEM- CUP/GDP 3800 Jackson St Mr. Lyons presented the item and reviewed the site and surrounding area. The petitioner is proposing to develop the existing vacant commercial parcel into a 1 -story 52 unit assisted living facility. The facility would be a licensed Community Base Residential Facility (CBRF) with the State of Wisconsin Department of Health Services. The facility would be comprised of 39 single occupancy rooms and 13 double occupancy rooms. The proposed use is classified as a community living arrangement of greater than 16 occupants and therefore requires a Conditional Use Permit within the Suburban Mixed Use District. Final signage, landscaping, stormwater and building elevations will be submitted and approved as part of the Specific Implementation Plan. Mr. Borsuk inquired if the overflow parking would require additional landscaping. Mr. Lyons stated staff would look at screening it the overflow parking. Mr. Perry inquired what the proposed funding for each bed, public or private. Ben Ganther, Ganther Construction stated the proforma contemplates taking a decent amount of CMO residents, so it will be a mix of both public and private residents. Gary Wuest, 3836 Purple Crest stated they have the largest lot adjacent to the property and there seems to be a water problem in the southeast corner and believes it to come from the proposed lot. Mr. Lyons stated this development will require all of the water to stay on site and will not runoff into adjacent properties. Mr. Wuest questioned what is meant by bufferyard landscaping. Mr. Lyons stated bufferyard landscaping is used when a commercial or institutional use is adjacent to a residential use. This can be a fence or landscaping along the property line. Mr. Wuest questioned if there would be large air conditioning units that are going to hum during the summer months. Mr. Kasakowski stated the HVAC has not been finalized yet but would not expect the units to generate a lot of noise. There will be a commercial kitchen fan but does not believe the A/C units or kitchen fan would prevent neighbors from enjoying their backyard. He presented a material board which consisted of some composite wood siding. Motion by Vajgrt to approve a conditional use permit and general development plan for a community living arrangement located at 3800 Jackson Street with the following condition: 1. Base Standard Modification to allow a total of 40 parking spaces. Seconded by Mott. Motion carried 8-0. ITEM- CUP/GDP 3800 Jackson St SU31rt1F TO: City Of Oshkosh Dept. of Community pevelopment Crly 215 Chtxch Ave., P.O. Box 1130 Planned Development Application Oshkosh Oshk-,K WI 64901 PHONE 1920) 234.5059 For General Development Pian or Specific Implementation Plan "PLEASE TYPE OR PRINT USING BLACK INK" APPLICANT INFORMATION Petitioner: 41 Management LLC Date. 6/28/18 Petitioner's Address: 700 N. Green St., Suite #401 City: Chicago State: IL Zip: 60642 Telephone #; ( 312) 623-0884 Fax, ( 31.2) 284-8896 Other Contact 9 or Email: Status of Pefifioner (Please Check): U Owner U Representative U Tenant X1 Prospective Buyer Petitioner's Signature (required)._ Date: 6/28/18 OWNER INFORMATION Owner(s): Leslie F. Stumpf Date: 6/28/2018 Owners) Address: P.O. Box 248 Telephone #1 (920) 378-1342 Fax: ( City Kaukauna State: Whip:54130 Other Contact # or Email,• _ COreyS@stumpfford.com Ownefship Status (Please Check): tXindividual UTrust U Partnership U Corporation Property Owner Consent; (required) Bysignature hereon, I/We acknowledge that City officials and/or employees may, In the performance of fheirfunctions, enter upon the property to inspect or gather other information necessary to process this application. 1 also understand that all meeting dotes are tentative and may be st}i d the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: Date: 6/28/2018 Corey C tamp , A orney-in-Fact for Leslie F. Stumpf TYPE OF REQUEST: 13 General Development Plan (GDP) O General Development Plan (GDP) Amendment 0 Specific Implementation Plan (SIP) 0 Specific Implementation Plan (SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: 3800 Jackson Street (Final address to be verified) Proposed ProlectTypo: Community ]Based Residential Facility - Aosisted Living for the Elderly Current Use of Property: Vacant: ning: SFU -PD Land Uses Surrounding Your Site: North: SR -3 (Residential) South: SM -PD (Vacant Auto Dealership) East: Jackson Street - SMB -PD (Daycare/Church across street) West: SR -3 (Residential.) > 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. D Please referfo the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please visit tho City's website at vrNvw.ci,oshkosh.W.us/Comnwnily_Devolopmcnt/Pfonning.hfm Staff Date Recd Page 4 • 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 pians shall include a table 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 location is) In which such exceptions/base standard modifications would occur. • Phasing schedule, if more than one development phase is intended. ❑ Agreements, 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, Applicant's Signature(required): � pp gDate. 6/28/18 Page 5 T: 920.426.4774 1 F: 920.426,4788 1 4825 County Road A, Oshkosh, WI 54901 1 Ganther.com July 2, 2018 Dept, of Community Development Attn: Mark Lyons 215 Church Street Oshkosh, WI 54901 RE: Matthews Senior Living -3800 Jackson Street Conditional Use and General Development Plan narrative. Matthews Senior Living operates multiple senior living communities in northeastern and southeastern Wisconsin. Services include providing meals, care planning, medication management and assistance with activities of daily living in an assisted living environment. The communities offer a secure environment, while promoting dignity, independence and choice, including services specific to residents experiencing some form of memory loss. This conditional use and general development plan proposal for 3800 Jackson Street is for a 37,533 sf, 1 -story, 52 unit assisted living facility. The facility will be the home to 65 elderly residents, including a memory care component. The facility wit( be licensed as a Class C -NA Community Based Residential Facility (CBRF) with the State of Wisconsin Department of Health Services. The community will include 52 resident rooms, 13 of which are double occupancy rooms. All rooms wilt have private bathrooms with showers. Community dining and living areas, including secure exterior courtyards are provided along with the required staff support areas. The impact of an assisted living facility on the surrounding area are minimal. The site is located in a mixed-use area with residential homes to the north and west and commercial properties to the south and east. The building is of a residential took and at 1 -story in height fits the scale of the area. The location on a main commercial street gives ease of access to the facility, while allowing the building to act as a transition between commercial areas and the residential areas to the north and west. Most residents do not drive,. and other than staff and visitors, traffic impact is minimal, Residents primarily remain on site, with offsite trips coordinated with staff. The facility is open to visitors during the day and closed in the evening. Deliveries and trash pick up would occur during daylight hours. As this is a home for residents, any noise, odors or other impacts would be minimal or consistent with the area. The proposed parking includes 24 stalls with 2 of those being handicap stalls. As staffing is estimated at 18-20 per maximum shift, this meets zoning code for an institutional use. As the parking count is solely based on staff needs, we would propose an increase in allowable stalls as a deviation from this zoning requirement to allow adequate space for visitors. Although visitation is intermittent, there is a need for visitor stalls. The preliminary plan shows potential for an J!,ly 2, 2018 Page 2 of 2 TM ru go,-( er * additional 16 stalls on the south side of the site adjacent to the vacant auto dealership. These stalls could be utilized by staff, allowing visitors to park in front of the building. Appropriate landscape buffers would be provided as required by code.. The site is currently a vacant field which does include some areas designated as wetlands. The wetlands are essentially low areas on the site that can puddle after heavy rains. The proposed building is designed to fit between the wetland areas, but stormwater management and grading requirements will require some wettand revisions. The site is 196,804 sf (4.5180 acres). Greenspace as currently designed will be 123,021 sf (62.59 of site) with 73,783 sf impervious (37.59 of site). As the site is currently zoned SMU-PD and is in an area of mixed residential and commercial uses, we believe an assisted living facility would be a positive and appropriate addition to this area. It will serve the needs of the aging population, be compatible with other uses in the area, and have a minimal impact on adjacent properties. Regards, Ganther Construction I Architecture, Inc. Kenneth J. Koziczkowski, AIA Director of Architectural Services Ganther Construction I Architecture, Inc. Ganther.com Page 7 POWER OF ATTORNEY Know All Men by These Presents: That i, Leslie F. Stumpf, do, by these presents, hereby make, constitute and appoint my son, Corey C. Stumpf, my true and lawful attorney in fact for me and In my name, place and stead to: 1. Execute for me any and all documents related to the sale of my property located in the City of Oshkosh, Winnebago County, Wisconsin and with such property more particularly described as: RETURN To. Attorney Steven P, Krause Lot Two (2) Certified Survey Map No. 4395 KRAUSE & METZ recorded In the office of the Register of Deeds for 15 Park Place, Suite 500 Winnebago County, Wisconsin, on October 25, Appleton, WI 54914-8260 1999, in Volume i on Page 4395, as Document No. 1076909, being part of the Southeast 1/4 of the Southeast 1/4 of Section 35, Township 19 North, Range 16 East, City of Oshkosh, Winnebago County, Wisconsin, Such documentation shall Include, but not be limited to listing contracts, offers to purchase, counter offers, amendments to offers to purchase, closing statements and the execution of any and all other agreements and documentation required In connection with the sale and closing of the above described property. Such documentation shall specifically include a warranty deed of conveyance. 2. Receive and receipt for any and all sums of money due me in connection with such sale and closing and to endorse notes, checks or bills of exchange which may require my endorsement. 3. My attorney shall have full power and authority to do and perform all and every act necessary or Incident to the performance and execution of the powers herein expressly granted, with power to do and perform all acts authorized hereby and to execute all necessary documents, as fully and to all intents and purposes as I might or could do if personally present with full power of substitution, Executed at Kaukauna, Wisconsin, this _ 1T day of October, 2017. i eslie mpf F^d Signature of Leslie F. Stumpf authenticated this S day of October, 2017. Steven P. Krause Member: State Bar of Wisconsin. This instrument was drafted by Attorney Steven P. Krause. Page 8 S CL rIII-T'1I ,� oaas MM». 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I.sO S+x.�tt9S1911V'-:�41�5 �YK4L(t YINlL Page 9 10601; L1i'HS071HSq g 2 elsi8?aiS3�a}$�teca}7EES 3flHxSS\gSxJVI003ti CD ` A8q_ia•- D1�IIr1I7 2IDIl�t�'S S.�lYH1.l'�I�11 $ M !YY t3381 #� b c r3 a37� tydE. jc ill,se WWI =b= � £aHIM _` :l]X6Ld 9350dJ!.'d S 9 d Y�'i4?+Sa`�:9iCFb'-+O fJtdsa>�WY M;.�YY-0s^3�A9)iSitl�+'kFhS hYLLZi4fi[KZl Page 10 CBRF 3800 JACKSON ST PC: 08-07-18 HEATH D PETERS 3820 PURPLE CREST DR OSHKOSH WI 54901 GARY L/SHERRED A WUEST 3836 PURPLE CREST DR OSHKOSH WI 54901 WINNEBAGO COUNTY PO BOX 2808 OSHKOSH WI 54903 RYAN E AULBACH 375 ZARLING AVE OSHKOSH WI 54901 MICHAEL D/JODI M DURON 3810 PURPLE CREST DR OSIIKOSH WI 54901 41 MANAGEMENT LLC 700 N GREEN ST STE 401 CHICAGO IL 60642 DEWAYNE K/SANDRA D JEWSON 3826 PURPLE CREST DR OSHKOSH WI 54901 JOEY/MICHELL.E A SCHMID 3838 PURPLE CREST DR OSHKOSH WI 54901 JONATHAN D/ANNE M DOEMEL 1923 DOEMEL ST OSHKOSH WI 54901 DAVID L HUNTER 335 ZARLING AVE OSHKOSH WI 54901 KATIE L SCHLIEVE 3816 PURPLE CREST DR OSHKOSH WI 54901 WILLIAM R/MEGAN J HABLE 3830 PURPLE CREST DR OSHKOSH WI 54901 LESLIE F STUMPF PO BOX 248 KAUKAUNA WI 54130 PATTI WEBER 4105 WESTERN DR OSHKOSH WI 54901 TOWN OF OSHKOSH 1076 COZY LN OSHKOSH WI 54901 Page 11 I in 150 ft City of Oshkosh map and data are intended to be used for genefal Identification puwses only, and Cify the City of Oshkosh assumes no fabRy for the amraq of the infomiabon. 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