Memo

Date:      April 5, 2005

To:          Town Planning Commission Members

From:     Community Development Department Staff

RE:          Agenda Item #5 – Wisconsin Workforce Development – 1401 McMahon Drive – Proposed 7,120 sq. ft. Office

_______________________________________________________________________________________

Overview

The applicant is proposing a 7,120 square foot office at 1401 McMahon Drive on a 1.2 acre site, which is to the south of the McMahon Engineering Building in the McMahon Business Park.  The proposed tenant for the building is Wisconsin Workforce Development.

The proposed site plan shows all the basic elements required for the B-5 Planned Commercial District: building, parking lot, dumpster enclosure, landscaping, and retention facilities. A CSM will be presented at a future meeting creating the 1.2 acre site.

Findings of Fact

1.       This proposal is consistent with the Commercial designation in the 2005 Update to the 2003 Town of Menasha Comprehensive Plan.

2.       This proposal is compliant with Winnebago County/Town Zoning Code Chapter 17.13-B B-5 Planned Commercial District.

3.       The proposal shall meet WCTZC Chapter 17.13-B in its entirety including the following:

 

Architecture

a.       Elevations -- All architectural facades meet WCTZC 17.13-B (10)(i)(2)(a).  Building facades are proposed to be faced with masonry.  The applicant has submitted a preliminary elevation detailing the proposed façade.  Architectural elevations, floor plans, material samples, and color samples shall be submitted to the Community Development Department for approval and shall meet WCTZC 17.13-A in its entirety. 

b.       Setbacks – The building meet the required setbacks per WCTZC Chapter 17.13-B (10)(d)(1)-(4).

Site Plan

c.        Site Plan – The site plan submitted show the entire extent of the property.  The applicant will have to submit a CSM to create this site.

Landscaping and Screening

d.       Landscaping – A landscaping plan has been submitted by the applicant.  The landscaping plan does not meet the requirements of TOM Chapter 29:

1.       The stormwater detention pond is not screened and landscaped per TOM Chapter 29.05(2).

2.       Eighteen (18) trees are proposed, twenty (28) are required; fifty-six (56) shrubs are proposed, ninety-nine (99) are required.

e.       Refuse Storage – The dumpster enclosure meets setbacks and is gated as per WCTZC Chapter 17.13-A (10)(g)(2).

f.         Services – No air conditioning unit or services for gas or electric are identified.  These must be identified and screened.

g.       Fences – No fences are proposed.  All fences require separate application and review. 

h.       Roof Mounted Equipment – No roof mounted equipment is identified.  Applicant shall identify RMEs if any exist and provide detail on how they will be screened.

i.         Open Space – The shall provide 29,664.36 square feet or 30% of the site for open space per Chapter 29.07(3)(a) and WCTZC 17.13-A (10)(a). 

j.         FAR (Building Floor to Site Area Ratio) – The applicant meets the requirement for FAR per WCTZC 17.13-A (6)(b).

k.        Outside Storage – No outside storage is identified by the applicant, nor shall outside storage be allowed.  All business, servicing, processing, and storage shall be conducted within completely enclosed buildings per WCTZC 17.13-B (9)(f).

Traffic and Access

l.         Parking – Parking stalls are identified on the plan submitted by the applicant and meet the size requirements of WCTZC 17.26(3)(b).  The parking lot setbacks meet WCTZC 17.13-B (4)(f)(1).  The number of parking stalls should equal one per 300 square feet.  The building is 7,120 square feet; 40 stalls are provided and only 24 are required.

m.     Access – The driveway curb cuts shall require an excavation permit and escrow.  All improvements shall meet the TOM Standard Specifications for Storm Sewer and Street Construction. 

Lighting

n.       Lighting – Lighting details were not submitted and were not shown on the site plan.  The light details shall be submitted.  The fixtures for the building have not been identified or shown on the plan.  All fixtures including exterior building fixtures are required to be direct cut-off fixtures.  These requirements are per WCTZC 17.13-A (3)(b)(1)-(5).

Stormwater and Erosion Control

o.       Stormwater and Erosion Control – A Stormwater and Erosion Control Plan has not been submitted.  The submitted Stormwater and Erosion Control Plan shall meet WCTZC 17.13-A (5)(g) and TOM Municipal Code Chapter 31 in its entirety. 

 

General

 

p.       Signs – Any proposed signs require separate application and review. 

q.       Accessory Structures – No accessory structures are proposed.

r.         Radio and Television Antennas – No antennas are shown on the site plan. 

s.       Satellite Dishes – No satellite dishes are shown on the plan.   

t.         Noxious uses - Uses that are offensive due to odor, smoke, fumes, dust, noise, vibration, radioactive emissions, pollution, or excessive danger of fire or explosion shall not be allowed, per WCTZC 17.13-B(9)(a).

Fire Protection

 

u.       A key box is required and requires application with the Fire Department. 

v.        The sprinkler system may be required and requires verification with the Fire Department. 

Utilities

w.      Utilities – The location of the utilities has not been submitted by the applicant.  At the time of building permit fees are required for Sewer Area Connection and inspection.

Staff Recommendation

Staff recommends approval of the 7,120 square foot office proposed by Wisconsin Workforce Development located at 1401 McMahon Drive also known as parcel number 0085223 with the following conditions:

 

1.       The proposal shall meet WCTZC Chapter 17.13-B in its entirety including the following:

 

Architecture

a.       Elevations -- All architectural facades shall meet WCTZC 17.13-B (10)(i)(2)(a).  Building facades are proposed to be faced with masonry.  Architectural elevations, floor plans, material samples, and color samples shall be submitted to the Community Development Department for approval and shall meet WCTZC 17.13-A in its entirety. 

b.       Setbacks – The building shall meet the required setbacks per WCTZC Chapter 17.13-B (10)(d)(1)-(4).

Site Plan

c.        Site Plan – A CSM will have to be submitted creating the 1.2 acre site.

Landscaping and Screening

d.       Landscaping – A landscaping plan has been submitted by the applicant.  The landscaping plan does not meet the requirements of TOM Chapter 29:

a.       The stormwater detention pond is not screened and landscaped per TOM Chapter 29.05(2).

b.       Eighteen (18) trees are proposed, twenty (28) are required; fifty-six (56) shrubs are proposed, ninety-nine (99) one are required.

e.       Refuse Storage – The dumpster enclosure meets setbacks and is gated as per WCTZC Chapter 17.13-A (10)(g)(2).

f.         Services – No air conditioning unit or services for gas or electric are identified.  These must be identified and screened.

g.       Fences – No fences are proposed.  All fences require separate application and review. 

h.       Roof Mounted Equipment – No roof mounted equipment is identified.  Applicant shall identify RMEs if any exist and provide detail on how they will be screened.

i.         Open Space – The shall provide 29,664.36 square feet or 30% of the site for open space per Chapter 29.07(3)(a) and WCTZC 17.13-A (10)(a). 

j.         FAR (Building Floor to Site Area Ratio) – The applicant meets the requirement for FAR per WCTZC 17.13-A (6)(b).

k.        Outside Storage – No outside storage is identified by the applicant, nor shall outside storage be allowed.  All business, servicing, processing, and storage shall be conducted within completely enclosed buildings per WCTZC 17.13-B (9)(f).

Traffic and Access

l.         Parking – Parking stalls are identified on the plan submitted by the applicant and meet the size requirements of WCTZC 17.26(3)(b).  The parking lot setbacks meet WCTZC 17.13-B (4)(f)(1).  The number of parking stalls should equal one per 300 square feet.  The building is 7,120 square feet; 40 stalls are provided and only 24 are required.

m.     Access – The driveway curb cuts shall require an excavation permit and escrow.  All improvements shall meet the TOM Standard Specifications for Storm Sewer and Street Construction. 

Lighting

n.       Lighting – Lighting details were not submitted and were not shown on the site plan.  The light details shall be submitted.  The fixtures for the building have not been identified or shown on the plan.  All fixtures including exterior building fixtures are required to be direct cut-off fixtures.  These requirements are per WCTZC 17.13-A (3)(b)(1)-(5).

Stormwater and Erosion Control

o.       Stormwater and Erosion Control – A Stormwater and Erosion Control Plan has not been submitted.  The submitted Stormwater and Erosion Control Plan shall meet WCTZC 17.13-A (5)(g) and TOM Municipal Code Chapter 31 in its entirety. 

 

General

 

p.       Signs – Any proposed signs require separate application and review. 

q.       Accessory Structures –No accessory structures are proposed.

r.         Radio and Television Antennas – No antennas are shown on the site plan. 

s.       Satellite Dishes – No satellite dishes are shown on the plan.   

t.         Noxious uses - Uses that are offensive due to odor, smoke, fumes, dust, noise, vibration, radioactive emissions, pollution, or excessive danger of fire or explosion shall not be allowed, per WCTZC 17.13-B(9)(a).

Fire Protection

 

u.       A key box is required and requires application with the Fire Department. 

v.        The sprinkler system may be required and requires verification with the Fire Department. 

Utilities

w.      Utilities – The location of the utilities has not been submitted by the applicant.  At the time of building permit fees are required for Sewer Area Connection and inspection.