Memo

Date:      7/12/2005

To:          Town Planning Commisison Members

From:     George L. Dearborn Jr., AICP

RE:        Agenda Item 5 Town Special Use Permit – Stepping Stones Learning –

  Northwest Corner of Irish Road & West American Drive

Overview

The applicant is proposing to construct a 9,526 square ft. building for a daycare on a parcel located on the northwest corner of West American Drive. The applicant is also showing a potential future expansion of 4,800 square feet. 

1.       The CSM – The applicant is preparing a certified survey map (CSM) to create smaller parcel of 61,382 square feet for this development.  (See GIS map). 

2.       Bike Pedestrian Trail – A bike/pedestrian trail is required. No sidewalk is specified by the applicant.

3.       Fences – No fences are identified on the site plan.  No play area is identified for the children.  Any areas proposed for this purpose must be shown on the final site plan and any fencing will require a fence permit.

4.       Outdoor lighting – No outdoor lighting is identified.  All lighting must meet Town of Menasha requirements which specifies that lights will all be direct cut off.

5.       Signs – No signs are identified. 

6.       Parking – Parking is shown on the site plan.  All parking must be no closer than the required 25 feet from the street yard setback, and 10 feet from the side yard setback per 17.13-B (4)(f)(1). 

7.       Accessory Structures - No accessory structures are identified on the concept plan. 

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

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

10.   Landscaping – Landscaping has been shown on the site plan.  All landscaping will be reviewed under the detailed site plan review process and must meet or exceed the minimum requirements of the landscaping ordinance. 

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

12.   Access - Site access shall be internally oriented with limited access points, per 17.13-B (9)(b).  All access points shall be located 200 feet apart.  

13.   All business, servicing, processing, and storage shall be conducted within completely enclosed buildings per 17.13-B (9)(f).

14.   Stormwater and Erosion Control - A stormwater and erosion control plan has been submitted for review by the Town Engineer., per 17.13-B (9)(g) and Chapter 31.

15.   Open Space - 30% of the site shall be open space, per 17.13-B (10)(a).  The concept plan shows that 49% of the site is open space.

16.   FAR (Building Floor to Site Area Ratio) – The applicant satisfies 17.13-B (10)(b), which states that buildings shall not exceed 40 percent of the gross site area.

17.   Building Height – The building is 20 feet in height. 

18.   Building Setbacks – This submittal meets or exceeds requirements for building setbacks per 17.13-B (10)(d).

19.   Loading docks – No loading docks are proposed by the applicant.

20.   Roof Mounted Equipment – No roof mounted equipment is identified. 

21.   Outside Storage – No outside storage is proposed by the applicant.

22.   Refuse Storage – Refuse storage is identified and shown as being screened. 

23.   Architectural Control – The exterior façade is shown as incorporating brick and siding.  The brick façade does not meet the height requirements of 7 feet as required under the B-5 zoning district.

24.   Fire Protection – Although the building does not meet the threshold to require  fire sprinklers, the proposed addition will mandate that the entire building be sprinklered.  It is recommended that fire sprinklers be installed in the building now and that the applicant consult with the Fire Department for specific fire protection requirements.    

25.   Utilities – The applicant shall consult with the Utility District for location of water and sewer laterals. 

R-2

 
Staff Recommendation

The application is substantially complete and all remaining issues can be addressed through the site plan review process; therefore staff recommends approval of the Town B-5 Conditional Use Permit with the following conditions:

1.       CSM -- A certified survey map is required to create the new parcel.

2.       Bike/Pedestrian Trail – A ten foot wide asphalt trail shall be required along the southern property line within the West American Drive right of way.

3.       Fences – Any fence that may be proposed by the applicant shall require separate application and review by Town staff and shall meet 17.13-B (4)(c) and 17.03(6)(a).

4.       Outdoor lighting – All outdoor lighting must conform to the requirements of 17.13-B (4)(d) and 17.03(6)(b) and shall be reviewed by Town staff.  

5.       Signs – A separate application and review by Town staff is required and shall meet 17.13-B (4)(e) and 17.28 in their entirety.

6.       Parking – Parking shall meet the setbacks required by 17.13-B(4)(f)(1) of 25 feet from the street yard setback and 10 feet from the side yard setback.  The number of parking stalls shall be equal to the number of employees at the greatest shift and estimated number of customers at peak hours.  One stall shall be handicap accessible and clearly signed and designated as such.  All parking requirements shall meet 17.26 and 17.13-B (4)(f)(2).

7.       Accessory Structures - All accessory structures are subject to separate application and review by Town staff per 17.13-B (4)(g) and 17.03(6)(f).

8.       Radio and Television Antennas – Antennas shall be in accordance with the requirements of 17.13-B (4)(h). 

9.       Satellite Dishes – Satellite dishes shall be in accordance with 17.13-B (4)(i). 

10.   Landscaping – A landscaping plan shall be submitted and shall meet or exceed the requirements of Chapter 29 in its entirety.

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

12.   Access - Site access shall be internally oriented and access points shall be limited to one (1) per 17.13-B (9)(b).    

13.   Services - All services are required to be underground per 17.13-B (9)(c) and no transformers, electric, gas, or other meters shall be visible from the surrounding roadways or neighboring properties per 17.13-B (9)(d).

14.   All business, servicing, processing, and storage shall be conducted within completely enclosed buildings per 17.13-B (9)(f).

15.   Stormwater and Erosion Control - A stormwater and erosion control plan shall meet the requirements of Chapter 31 in its entirety.

16.   Open Space - 30% of the site shall be open space per 17.13-B (10)(a). 

17.   FAR (Building Floor to Site Area Ratio) – The building floor area shall not exceed 40 percent of the site area per 17.13-B (10)(b).

18.   Building Height – The building shall not exceed 40 feet in height in accordance with 17.13-B (10)(c).

19.   Building Setbacks – This submittal shall meet or exceed requirements for building setbacks per 17.13-B (10)(d).

20.   Loading areas  – Should loading areas be needed, the applicant shall not generally be allowed to face them toward the public right of way.  All truck maneuvering must be contained on site without using public right of way.  The loading area shall be in accordance with 17.13-B (10)(e).

21.   Roof Mounted Equipment – Should roof mounted equipment be utilized by the applicant it shall be screened, and/or painted using colors and material compatible with the principal building per 17.13-B (10)(f).

22.   Outside Storage – All outside storage shall be in accordance with 17.13-B (10)(g).

23.   Refuse Storage – Refuse storage shall be identified and shall meet 17.13-B (g)(2) & (3).

24.   Architectural Control – All facades shall meet 17.13-B (i) and shall be submitted for reviewed by Town staff.  Please note plain concrete blocks shall be prohibited.

25.   Fire Protection – Applicant shall consult with the Fire Department for specific fire protection requirements.  The applicant is encouraged to install fire suppression sprinklers in the building, as no additions shall be possible without the installation of fire sprinklers for the entire building.    

26.   Utilities – Applicant or designee shall consult with the Utility District to discuss the location of water and sewer lateral connections.

Findings of Fact

Staff finds that this Town Special Use Permit is in compliance with Chapter 17 of the Winnebago Town/County Zoning Ordinance subject to the conditions as noted above and to Chapter 30 Comprehensive Plan Ordinance.