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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT MARCH 5, 2019 ITEM II: SPECIFIC IMPLEMENTATION PLAN FOR A COMMUNITY LIVING ARRANGEMENT LOCATED AT 3851 JACKSON STREET GENERAL INFORMATION Applicant: 41 Management, LLC Property Owner: Leslie F. Stumpf Action(s) Requested: The applicant requests Specific Implementation Plan approval to allow for a Community Living Arrangement at 3851 Jackson Street. Applicable Ordinance Provisions: 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 2040 Comprehensive Land Use Plan recommends general commercial use for the subject area. Subject Site Existing Land Use Zoning Vacant land SMU-PD Adjacent Land Use and Zoning ExistingUses Zoning NorthSingle family homes . _........._..........................-_...._.__.......... —...-- -...---..........__ .......................... ._......._..... 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 2040 Land Use Recommendation General Commercial ANALYSIS Plan Commission previously approved a Conditional Use Permit(CUP) and General Development Plan(GDP) approval for a 1-story 52 unit community living arrangement/assisted living facility at the subject property at the August 7,2018 Plan Commission meeting. The Page 1 Common Council then approved the item at the August 15, 2018 Council meeting. The applicant is now requesting that Plan Commission approve the Specific Implementation Plan(SIP) for the site. Use The petitioner is proposing to develop the existing vacant commercial parcel into a 1-story 53 unit assisted living facility. The facility will be a licensed Community Based Residential Facility(CBRF) with the State of Wisconsin Department of Health Services. Of the 53 resident rooms, 14 will have potential for double occupancy with all other rooms being single occupancy. The proposed use is classified as a community living arrangement of greater than 16 occupants for which a CUP has been granted,as required in the Suburban Mixed Use (SMU)District. Site Design/Access The site is currently a vacant field that does include some designated wetland areas. The proposed 40,040 sq. ft. 1-story building is designed to fit between the wetland areas. Some wetland areas will be adjusted with the storm water and grading requirements of the site. The proposed development is approximately 58.7%greenspace and 41.2%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. As part of the GDP the applicant has been granted a Base Standard Modification(BSM)to exceed the maximum allowed parking as they would like to construct an additional 17 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 approved BSM. The BSM that was granted allowed for a total of 40 parking spaces,whereas the SIP site plan shows 41 spaces. Staff does not have concerns with the additional stall. A loading area has been provided at the southwest corner of the building. The proposed driveway area in the front yard is 45'in width. According to the applicant this increased driveway width is necessary for delivery truck circulation, as shown on a turning template that has been provided. Staff is supportive of a BSM to allow the increased driveway width. The code-required pedestrianibicycle access and (4)required bicycle stalls have not been provided on the final site plan. This can be addressed during the Site Plan Review process. Storm Water Management/Utilities The applicant has had several discussions with the Department of Public Works regarding storm water management for the area. Revised storm water management plans were submitted as part of the Specific Implementation Plan and Site Plan Review processes. The Department of Public Works informed the applicants that they would have to collect and convey their storm water on site. The applicant submitted a revised site plan showing catch basins and related storm lines to be located near the north property line at the east and west sides of the building. The final storm water management plans will be approved during the Site Plan Review process. ITEM II: SIP 3851 Jackson Street 2 Page 2 Landscaping A finalized landscaping plan has been submitted with the application and includes a variety of shrubs and trees. The plan includes a mixture of building foundation,paved area,street frontage and bufferyard landscaping. This plan was analyzed during the SIP review process. Some changes to the final landscape plan will need to be made to meet landscaping code requirements. Specifically, some building foundation landscaping must be relocated to the front(entrance side) of the building and additional trees/landscaping must be added along the front property line to meet street frontage requirements. Also,bufferyard landscaping must be species that are appropriate for screening (evergreens). To meet this requirement, staff recommends relocating the evergreens that are proposed along the south property line to the bufferyards along the west and north property lines. These changes to the final landscape plan can be addressed as part of the Site Plan Review process. Solid 6' tall fencing is being proposed along the west and north property lines contributing toward bufferyard screening requirements.Vinyl 5' tall coated chain link fencing is also being proposed to the north of the building to enclose the storm water pond. Some of this fencing extends into the front yard area. The fencing material must be modified for the fencing extending into the front yard area as chain link fencing is prohibited in front yards. This can also be addressed during the Site Plan Review process. Signage A final signage plan for a monument sign has been included with this request. The sign will be approximately 6' in height and roughly 18 sq. ft. in sign area. As proposed the sign will be in compliance with the SNIU standards. Final signage will require a building permit. Site Lighting The applicant submitted a photometric plan as part of the SIP approval process. This plan appears to meet lighting standards,except for the driveway area in the front yard as the proposed lighting in this area does not meet the .4 foot-candle minimum requirement for parking and circulation areas.This can be addressed during the Site Plan Review process. Building Facades Final building elevations have been submitted for the project. The City does not have design standard requirements for institutional uses. However, staff reviewed the elevation plans using multi-family design standards as a reference. The buildings are primarily clad in a mixture of stone and wood fiber siding. The elevations appear to be meeting multi-family design standards and staff feels that the facades provide sufficient articulation and window area. Refuse Enclosure The plan includes a proposed a dumpster enclosure to the south of the building at the west end of the parking lot. The proposed enclosure is 6' 8" in height and will match the principal structure in materials. ITEM II: SIP 3851 Jackson Street 3 Page 3 FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Specific Implementation Plan, 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 exceptionsibase 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 Specific Implementation Plan with the findings listed above and the proposed following conditions: 1. Base Standard Modification to allow a total of 41 parking spaces. 2. Base Standard Modification to allow a 45' wide driveway in the front yard. 3. Cross Access Agreement required for driveway entrance to the site. 4. Landscaping and lighting plans must meet base code requirements. ITEM II: SIP 3851 Jackson:Street 4 Page 4 Dept. City of OshkoshDepf.SUBM of of Community Deve'opmem 215"lyt Planned ®evelopment Applic®lion OftwhrN 5490P 5 Box1130 Oshkosh 9 PHONE:i9291236-505 For General Development Plan or Specltic Implementation Plan "PLEASE TYPE OR PRINT USING BLACK INK" APPLICANT INFORMATION Petitioner. 41 Management LLC Date: 1-29-2019 Petitioner's Address: 700 N. Green St., Suite#401 City: Chicago State: IL Zip: 60642 Telephone#:( 312) 623-0884 Fax:(312)2R4-RR96 Other Contact#or Email: Status of Petitioner(Please Check): L_ner .j Re sent I 've Tenant M Prospective Buyer Petitioner's Signature(required): Date:2- ! / OWNER INFORMATION Owner's): Leslie F. Stumpf Date: 1-29-2019 Owner(s) Address: PO Box 248 City: Kaukauna State: WI Zip: 54130 Telephone #: ( 920) 378-1342 Fax: ( ) Other Contact#or Email: coreys@stumpfford.com Ownership Status(Please Check): N Individual Trust Partnership i Corporation 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 mayT(GDP) E3 d by the Planning Services Division for incomplete submissions or other administrative reasons. ; Property Owner's Signature:. _ Date:TYPE OF REQUEST:O General Developmen PlanGeneral Development Plan(GDP)Amendment 0 Specific implementation Plan [SIP) 0 Specific Implementation Plan (SIP)Amendment SITE INFORMATION Address/Location of Proposed Project: 3851 Jackson Street Proposed Project Type: Community Based Residential Facility, Assisted Living for the Elderly Current Use of Property: Vacant Zoning: SMU-PD Land Uses Surrounding Your Site: North: SR-3 (Residential) South: SMU-PD (Vacant Auto Dealership) East: Jackson Street, SMU-PD (Daycare/Church across street) West: SR-3 (Residential) y it is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. Application fees are due of time of submittal,Make check payable to City of Oshkosh. Y Please refer to the fee schedule for appropriate tee. FEE IS NON-REFUNDABLE For more information please visit the City's website at www.c).oshkosh.wi.us/Community-Developrnent/Planning.htrri Staff Date Rec'd Page 5 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 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 tho floor area, bulk,and visual character of such buildings. ❑ Engineering plans for all water and sewer systems,stormwater systerns,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 appropriaie 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 [lie location(s) 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. u 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 appllcaHon request. Applicant's Signature(required): Date: 3 Page 6 SINCE 1900 (Gran ter CONSTRUCTION � ARCHITECTURE, INC. T: 920.426.4774 1 F: 920.426.4788 4825 County Road A, Oshkosh, WI 54901 Ganther.com February 4, 2019 Dept. of Community Development Attn: Mark Lyons 215 Church Street Oshkosh, WI 54901 RE: Matthews Senior Living-3851 Jackson Street SIP 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 Specific Implementation Plan (SIP) proposal for 3851 Jackson Street is for an approximately 40,000 sf, 1-story, 53 unit assisted living facility. The facility will be the home to 67 elderly residents, including a memory care component. The facility will 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 53 resident rooms, 14 of which have potential for double occupancy rooms. All rooms will have private bathrooms with showers. Community dining and living areas, including exterior courtyards are provided along with the required staff support areas. The memory care courtyard will be secure. 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 look 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 37 stalls with 2 of those being handicap stalls. As staffing is estimated at 18-20 per maximum shift, this exceeds the maximum institutional parking allowance, but as approved at the GDP review, the additional stalls are necessary to provide adequate visitor parking. The additional stalls on the south side of the site adjacent to the vacant auto dealership G�u 90--( . February 4, 2019 Page 2 of 2 ru o-( r., will most likely 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 wetland revisions. The site is 196,804 sf (4.5180 acres). Greenspace and impervious calculations are as listed on the Civil drawings. Variations from the GDP include further development of all plans, including development of the stormwater pond and drainage, including a fence around the pond for resident safety. Alteration of the parking drive access to allow for truck deliveries to back into the loading area on the south side of the building. The proposed stalls on the south side of the building have been located adjacent to the building and shown to be included in the project rather than as optional. The rear courtyard areas have been enlarged, including a proposed gazebo, fencing and lighting. The building footprint has been slightly modified. Buffer yard fencing has been added to the north and west property lines. The position of the shed and dumpster have been switched to work with the loading drive. The monument sign has been located and the signage developed. The use has been approved as a conditional use in existing SMU-PD zoning. As the site is currently 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 Architecture, Inc. 117--7 Kenneth J. Koziczkowski, AIA Director of Architectural Services Ganther Construction Architecture, Inc. 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For full disclaimer please go to j�J[ It�QSE l www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI ,.,"✓/ [ Ikon 1 J:IGISTIanningRan Commission Site Plan Map TemplateRan Commission Site Plan Map Template.mxd User:minak Page 13 _ _ s t -' c z a L =s ar n r ' � � r 5 kfj ,, t N 1 in=0.04 mi r . :ail �Jf - � 1 in=200 ft .3 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 01 information are responsible for verifying accuracy. For full disclaimer please go to Printing Date:2/4/2019 Est lkCash www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:1GIS\PIanning\Plan Commission Site Plan Map TemplateRan Commission Site Plan Map Template.mxd User:minak Page 14