Memo

Date:      April 5, 2005

To:          Town Planning Commission Members

From:     Community Development Department Staff

RE:          Agenda Item #2 – CUP Century Oaks Residential Care Communities, Inc. – NE Corner of West American Drive and Cold Spring Road (00802670101) – Proposed 32 bed Community Based Residential Facility (CBRF)

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Overview

Century Oaks Residential Care Communities, Inc. has submitted a preliminary site plan/landscaping plan and building elevations.  The applicant is proposing a thirty-two (32) bed Community Based Residential Facility housed in two 10,351 square foot buildings on a property that is zoned R-1 Rural Residential.  This requires a Conditional Use Permit.

 

The applicant is proposing three (3) structures.  Two of the structures proposed are the 10,351 square foot buildings.  The third structure proposed is a gazebo in between the 10,351 square foot buildings.  These structures meet the required setbacks from the property lines and the setbacks between buildings. 

 

Hours of operation will be twenty-four hours a day, seven days a week.  These hours of operation are “to provide supervision and personal care such as bathing, dressing, activities, care planning, and health maintenance.” (Winnebago County CUP Application, D-4)

 

For the proposed thirty-two (32) beds and six (6) employees, there will be twenty-nine (29) stalls provided for parking; Winnebago Town/County Zoning Ordinance Chapter 17.26 Traffic and Park Regulations requires nine (9) spaces (1 space/5 beds, 1 space/3 employees).  Parking will be to the front (south side) of the buildings on West American Drive.

 

Landscaping is proposed to be as shown in the attached site plan.  The proposed landscaping will contain a total of sixty-six (66) shrubs and ten (10) trees. The applicant is proposing a dumpster enclosure as well, which will be screened with a maintenance free fence and landscaping which is required.

 

A ten (10) foot asphalt pedestrian trail is required along the West American Drive right-of-way.

 

The site is 7.093 acres.  The proposed number of beds is thirty-two (32), which creates a density of 4.51 dwelling units per acre.  This is consistent with the Low Density Residential and Medium Density Residential designation identified in the 2005 Update to the 2003 Comprehensive Plan.

 

Findings of Fact

1.       This application is consistent with the 2005 Update to the Town’s 2003 Comprehensive Plan, which designates this property as Low Density Residential and Medium Density Residential.

2.       This proposal is compliant with County/Town Zoning Code Chapter 17.04(4) R-1 Rural Residential District.

3.       Property owners within 300 feet have been notified by mail.

 

Staff Recommendation

Staff recommends approving the CUP requested by Century Oaks Residential Care Communities, Inc. for a thirty-two (32) bed Community Based Residential Facility located at the NE Corner of West American Drive and Cold Spring Road (00802670101) with the following conditions:

1.       The Community Based Residential Facility (CBRF) shall be limited to 32 beds.

2.       The applicant shall be required to install a ten (10) foot wide asphalt trail the length of the frontage on their property and contained within the right-of-way of American Drive.  The required trail shall meet the Town’s Standards and Specifications for Street and Storm Sewer.  This trail shall be installed prior to the issuance of Final Occupancy.

3.       A sidewalk connection between the building and the pedestrian trail is required; a bike rack shall be required near this sidewalk connection.

4.       A sidewalk connection shall be provided between the entrances of the two proposed 10,351 square foot buildings.

5.       The applicant shall prepare a detailed site plan substantially similar in layout to the site plan submitted with the CUP that shall meet the specifications of Town of Menasha Municipal Code Chapter 6, the requirements of the Winnebago County/Town Zoning Ordinance Chapter 17.08, and all other conditions of approval of the CUP.  The applicant shall submit said site plan along with an application and the appropriate fees to the Community Development Department.

6.       The landscaping plan shall be modified as shown in Attachment 3.  A detailed landscaping plan with the required changes shown in Attachment 3 including species, number, and size shall be prepared and shall be submitted to the Community Development Department for review and approval. 

7.       The applicant shall prepare a Stormwater Management and Erosion Control Plan that meets the requirements of Town of Menasha Municipal Code Chapter 31: Erosion Control and Stormwater Management.  This along with the appropriate fees shall be submitted to the Community Development Department. The plan shall also be submitted to the Town’s Engineer at McMahon Associates, Inc.

8.       The applicant shall provide the details of the facades including samples and design of the buildings shown in this application to the Community Development Department for review and approval.

9.       The applicant shall submit state approved building and floor plans to the Community Development Department for review prior to application for building permits.

10.    The applicant shall be required to provide utilities that meet the Town of Menasha Standards and Specifications for Sanitary Sewer and Water Utilities.  Details shall be provided to the Community Development Department.

11.    All requirements of the Fire Department for fire protection shall be met including but not limited to:

a.       The building is required to be sprinklered.  This shall require permit application and fees.

b.       The building is also required to have a fire alarm system.  This shall require permit application and fees.

c.        A fire hydrant is required within 150 feet of the sprinkler connection.

12.    All exterior lighting shall be direct cut-off fixtures. Details of the lighting shall be submitted for review to the Community Development Department.

13.    The applicant shall be required to screen the dumpster enclosure with fencing, gate, and landscaping.  The fencing shall be of a maintenance free material and shall prohibit the use of chain link and slat construction.  Specifications shall be submitted to the Community Development Department for review and approval.

14.    The applicant shall be allowed to have one free standing sign, 25 feet in height, 100 square feet in area per side, and whereby the pole(s) is shrouded.  The applicant shall also be allowed one wall sign on one of the 10,351 square foot buildings not exceeding 2.5 square feet in area per lineal foot of building frontage.  These signs shall require Planning Commission review and approval prior to the issuance of any Sign Permit by the Community Development Department and prior to installation of the sign by the applicant.

15.    The applicant shall comply with all other local, state, and federal regulations.