ST.

FRANCIS BORGIA SITE REDEVELOPMENT

CONSULTATION
To: City of Cedarburg Plan Commission
Agenda Item:

6. E.

STAFF REPORT

Prepared by: Jonathan P. Censky

Date: 8/1/2016

Genera/Information

Applicant:

HSI Properties

Status of Applicant:

Contract Offer to Purchase

Location:

N44 W6035 Hamilton Road

Requested Action:

Concept Review

Existing Zoning:

1-1 (HPD)

Proposed Zoning:

RM-2 (PUD)

Surrounding Zoning:

N, S, E &W; 1-1(HPD)

Lot Size:

3.1 acres total

Existing Land Use:

Institutional

Report:

As Commissioners are aware, St. Francis Borgia has now closed the doors to their grade school located
southeast of the south church and has been proceeding ahead to solicit interest from developers for
redevelopment plans. That effort has resulted in a contract with HIS Properties, a Brookfield based real estate
developer with a diverse portfolio of projects they have completed in communities such as Delafield,
Wauwatosa; Milwaukee and Oak Creek, among others. The City is now in receipt of concept plans submitted
by HSI Properties that reflect the direction and goals of the Smart Growth Plan wherein they propose three
separate three-story apartment buildings with one facing Hamilton in the same location as the exiting grade
school, a second apartment building also facing Hamilton but located directly across from the church and the
third building is proposed at the south end of their site extending back from Washington Avenue.
This project will require an amendment to the Comprehensive Land Use Plan reflect the specific density of the
project and a rezoning from 1-1 Institutional and Public Service to RM-2, Residential Multi Family District with a
PUD Plan Unit Development Overlay District. Because of its location near downtown, the property has been
classified on the Comprehensive Land Use Plan as a 'Smart Growth Site" where a higher density residential
use is encouraged.
This meeting will serve the concept review requirement of the PUD rezoning process intended to allow for
discussion and feedback regarding issues that may have to be addressed should a rezoning petition be
submitted. Accordingly, Commissioners should be prepared to discuss site layout, building mass/scale,

HSI Consultation
August 1, 2016
Page 2
density, building height and location, traffic circulation, architectural style, etc. Commissioners are reminded
that the PUD Ordinance was recently amended to allow for increased flexibility when determining such things
as density, building height and location, architectural style and those limits are to be established on a case-bycase basis, in accordance with the following criteria:

Whether the project will provide better utilization of the land than would otherwise be realized if the site
were developed with the density requirements of the underlying district or as a PUD without an
increased density.

Whether the project makes adequate provisions such that an increase in residential density will not
have an unreasonable adverse effect on neighboring properties, existing and/or proposed public rightsow,way and/or municipal and other public services as a result of the type, intensity and frequency of the
use associated with the proposed project.

Whether the structures proposed for the project are harmonious with existing nearby structures and
land uses.

Whether building materials have been selected and are proposed to be utilized in a manner that is
harmonious with the natural environment and the general character of other buildings and structures in
the vicinity of the proposed development.

Whether the proposed project will result in the construction or upgrade of specific public infrastructure
improvements that will benefit the public at no cost to the City.

Whether the proposed project will enhance an existing structure that is deemed beneficial to the
character of the neighborhood where it is situated.

As proposed the project will consist of three separate apartment buildings including 98 units. This project will
be supported by 122 underground parking stalls and 89 surface stalls and they propose 40 separate onsite
parking stalls for t~e church. Access to the underground stalls for "building B" will be from Hilgen Street, for
"building C" will indirectly from Hamilton Road and "building A" will be served by surface parking. The church
parking will be accessed off Hamilton Road with one-way exit onto Washington Avenue.

Land Use Plan

According to the Smart Growth Comprehensive Land Use Plan 2025, this site is listed as SGA-11 (Smart
Growth Area-11 ). A Smart Growth Area is identified as an infill or redevelopment area where public
infrastructure and transportation facilities already exist and therefore they represent cost effective opportunities
for new development that will have minimal impact on existing facilities. Specifically, the Smart Growth Plan

HSI Consultation
August 1, 2016
Page 3
states that since this area is within easy walking distance from both the downtown business district and the
South Washington Avenue business, it would be appropriate for Mixed-Use Office or High-Medium Density
Residential.
Rectory

While the plans sh'ow the removal of the rectory, the Parish will retain the historic church. The applicant is
aware that he will need to pursue a recommendation from the Landmarks Commission and approval from this
Commission to remove the rectory from the Washington Avenue Historic District and then to raze the structure.
Procedure

Procedurally, if Commissioners support this concept, the applicant will next need to meeting with the
Landmarks Commission to request a recommendation to remove the rectory from the Historic Preservation
District. If successful there, he will then need to file a petition with the City Clerk for an amendment to the City's
zoning district map designation and add a PUD Planned Unit Development Overlay District to the underlying
basic use district. The petition will need to be accompanied by a fee as required under Section 13-1-230.
Impact fees

98 lots@ $5,021.57/lot

=$492,113.86 due at time of building permit acquisition.

Staff Comments:

The applicant has not provided sufficient information regarding architectural to be able comment. However,
staff views this location as being critical to establish a design that reflects the historic character of the area.
While the information submitted shows their quality of work, the buildings do not appear to capture the
established architectural look of this area Cedarburg. Furthermore, staff feels that the City would be served
better if "Building A" were reoriented and perhaps divided into two to historically complimentary buildings
aligned with Washington Avenue and then relocated the supporting parking to the rear. Staff feels that would
provide a better pedestrian feel and establish an architectural vista leading to the historic downtown rather than
a view of a parking lot. The following comments should also be considered as part of you discussion:
The exit onto Washington Avenue would have to be posted "No Left Turn" to be functional given the
traffic volume at this location.
Storm water management plans will be required.
Impact fees due at time of building permit acquisition.
Building must meet all State Fire Codes (sprinkler, alarms, access, etc.

JUL 121016

CllY OF CEDARBURG

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12 July 2016

HSI Cedarburg
MULTIFAMILY PROPOSAL

Cedarburg, WI

Archirecturc
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