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HomeMy WebLinkAbout26. 20-190 APRIL 28, 2020 20-190 RESOLUTION (CARRIED 6-1P LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC IMPLEMENTATION PLAN FOR MIXED USE DEVELOPMENT AT THE SOUTHWEST CORNER OF JACKSON STREET AND PEARL AVENUE INITIATED BY: MERGE DEVELOPMENT PLAN COMMISSION RECOMMENDATION: Approved w/conditions WHEREAS, Council previously approved a General Development Plan for multi- use developments located at Marion Road Redevelopment Sites H, I and J; and WHEREAS, the applicant would like to amend the previously approved General Development Plan for Parcel H from a 2-story mixed use building to a 5-story mixed use building and request a Specific Implementation Plan to allow for a mixed-use development located at redevelopment site H, at the southwest corner of Pearl Avenue and Jackson Street; and WHEREAS, the Plan Commission finds that this amendment for a 5-story mixed use building to the previously approved General Development Plan and Specific Implementation Plan request for 5-story mixed use building at the southwest corner of Pearl Avenue and Jackson Street, is consistent with the criteria established in Section 30- 387(6) of the Oshkosh Zoning Ordinance. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that the amendment request for a 5-story mixed use building to the previously approved General Development Plan at the southwest corner of Pearl Avenue and Jackson Street and the Specific Implementation Plan for said development, per the attached, is hereby approved with the following conditions: 1. Cross access agreement for shared driveways shall be filed with the Winnebago County Register of Deeds. APRIL 28, 2020 20-190 RESOLUTION CONT'D 2. BSM to allow increased building height to 62 feet. 3. BSM to allow reduced number of parking spaces to 117 spaces. 4. BSM to allow dumpster enclosure closer to street than the building. 5. BSM to allow multi-family use without outdoor recreation space. 6. BSM to allow increased parking row length without intermediate landscape island to 189 feet and 198 feet. 7. BSM to allow 3 parking row ends and 1 intermediate parking lot island without trees. 8. BSM to allow 0 street frontage landscaping points for Jackson St. frontage. 9. BSM to allow 0 street frontage landscaping points devoted to medium trees. 10. Final landscaping plan shall be reviewed and approved by the Department of Community Development. 11. BSM to allow temporary fencing with signage during construction of the site. 12. Parking lot light fixtures shall be same style and height as parking lot light fixtures at neighboring Aurora site to the south. 13. BSM to allow metal panels (Alpolic ACM) and fiber cement panels (Ribbed & Illumination Nichiha) as Class I building materials. Oshkosh TO• Honorable Mayor and Members of the Common Council FROM. Mark Lyons Planning Services Manager DATE. April 23, 2020 RE. Approve General Development Plan Amendment and Specific Implementation Plan for Mixed Use Development at the Southwest Corner of Jackson Street and Pearl Avenue (Plan Commission Recommends Approval) BACKGROUND On May 14, 2019, a General Development Plan (GDP) was approved for multi-use developments located at Marion Road Redevelopment Sites H, I and J This request only pertains to Site H. The subject site is a 1.78 acre irregularly shaped vacant lot with a paved parking area, located at the southwest corner of Jackson Street and Pearl Avenue. The property is zoned Urban Mixed Use with a Planned Development Overlay (UMU-PD) and the 2040 Comprehensive Land Use Plan recommends City Center use for the subject site. The surrounding area consists primarily of commercial uses. ANALYSIS The applicant is proposing a 5-story approximately 57,000 sq. ft. mixed use building which will included 60 upper floor residential units and approximately 9,000 sq. ft. first floor commercial. The residential units will consist of 28 studio units, 16 one-bedroom units and 16 two-bedroom units. The ground floor will consist of 85% commercial space and 15% residential amenity and support spaces. The approved GDP for the site was for a 2-story mixed use building with 14 upper floor residential units. As the proposed size and use of the building has significantly increased, a GDP amendment is required. The applicant is requesting a Base Standard Modification (BSM) for to allow fiber cement and metal panels as Class I materials to meet the 50% Class I requirement on each facade. The proposed metal panels and fiber cement panels are considered Class III materials. The metal panels are white Alpolic ACM panels and the fiber cement panels are a combination of ribbed Nichhia and "illumination" panels. Staff is supportive of the requested BSM as these materials are of high quality and comparable with other Class I materials. As proposed, the elevations will provide a modern exterior appearance which will be compatible with the surrounding area. City Hall,215 Church Avenue P 0 Box 1130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us The applicant is requesting BSMs primarily related to building height, reduced parking, landscaping and building materials. To offset the landscaping code deficiencies the applicant has exceeded the total landscaping point requirement for each category with the exception of yards. Given the challenges related to the unique lot layout, the applicant has provided sufficient overall landscaping for the site. Along with the increased landscaping, high quality proposed building materials provide for an attractive overall development. FISCAL IMPACT Approval of the Specific Implementation Plan (SIP) should not require expansion of any city services as they are already provided to the area and will result in additional assessed improvement value from the new development. The applicant has estimated an approximate $10 million dollar total investment for the project. RECOMMENDATION The Plan Commission recommended approval of the General Development Plan amendment and Specific Implementation Plan with findings and conditions at its April 21, 2021 meeting. Please see the attached staff report and meeting minutes for more information. Respectfully Submitted, Approved.� er Mark LyonE Mark A. Rohloff Planning Services Manager City Manager City Hall,215 Church Avenue P.O. Box 1130 Oshkosh,WI 54903-1130 920.236.5000 http-//www.ci.oshkosh.wi.us ITEM: GENERAL DEVELOPMENT PLAN AMENDMENT &SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR A MIXED-USE DEVELOPMENT LOCATED AT THE SOUTHWEST CORNER OF JACKSON STREET AND PEARL AVENUE Plan Commission meeting of April 21,2020 GENERAL INFORMATION Applicants: Joey Wendinger-ISG Inc. Joy Hannemann-Merge Development Property Owner: Redevelopment Authority City of Oshkosh Action(s) Requested: The applicant requests approval of a General Development Plan amendment and Specific Implementation Plan to allow for a mixed-use development located at redevelopment site H, at the southwest corner of Pearl Avenue and Jackson Street. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Type: The subject site is a 1.78 acre irregularly shaped vacant lot with a paved parking area,located at the southwest corner of Jackson Street and Pearl Avenue. The property is zoned Urban Mixed Use with a Planned Development Overlay (UMU-PD) and the 2040 Comprehensive Land Use Plan recommends City Center use for the subject site. The surrounding area consists primarily of commercial uses. Subject Site Existing Land Use Zonin Vacant lot with parking UMU-PI) Adjacent Land Use and Zoning Existing Uses Zoning North Vacant/Commercial UMU-PD-UTO,I-UTO -- ....__..-_._._...............__.........._........_ _........................._.....-................_._.................._.—...........__...---_._....__-.............................__.....---...__-...._.__..._._.................._.........................-�......._...._ _........_..........._ South Commercial UMU-PD -........_._ ._..-........................_.....................__._.._._................................._................._..._................................_..._....__._.-........-....................................._----....__..._..._..._........._.........................._.......__....-........_._......-..................._ East Commercial UMU _..........---.....__....................._........._.._.........._......__....._...........................-._......__...._..._-..................__.........---....._..__._....._...._..................................._..__._....-........_.................................._..............---.....__......._........-_...-............ West Institutional UMU-PD,I-PD Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation I Center City ANALYSIS On May 14, 2019, a General Development Plan(GDP) was approved for multi-use developments located at Marion Road Redevelopment Sites H,I and J. This request only pertains to Site H. Use The applicant is proposing a 5-story approximately 57,000 sq. ft. mixed use building which will included 60 upper floor residential units and approximately 9,000 sq. ft.first floor commercial. The residential units will consist of 28 studio units, 16 one-bedroom units and 16 two-bedroom units. The ground floor will consist of 85%commercial space and 15%residential amenity and support spaces. Two associated outdoor patios are also beingproposed along the Jackson Street sidewalk. �. The approved GDP for the site was for a 2-story mixed use building with 14 upper floor residential units. As the proposed size and use of the building has significantly increased, a GDP amendment is required. Site Design/Access The proposed development will have an access from Jackson Street as well as an access from I Pearl Avenue. Both accesses are existing shared driveways and will require a cross-access E agreement. Re aired Provided Parking Spaces Minimum: 150 117 impervious Surface Maximum: 85% of lot 85% of lot Building Height Maximum: 45 ft. 62 ft. The parking lot provided on the site plan does not meet the minimum parking requirement of 1 space per 300 square feet of gross floor area for indoor sales and 2 spaces per dwelling unit. According to the applicant,270 total parking stalls will be provided between the 3 sites (H, I and J) included in the GDP for a parking ratio of 1.07 spaces per dwelling unit total for the sites. f The applicant feels that the proposed number of parking spaces will be sufficient for the development as the majority of the residential units will be single occupants with one car or less. The applicant also notes that this is a walkable, mixed-use urban site in an urban setting that does not mandate car ownership. The applicant's narrative cites two examples of similar developments that successfully function with less than 2 parking spaces per unit: Stevens Point, WI(Northside Yard Development) with 0.64 spaces per unit and Cedar Falls, Iowa(Riverplace) with 1.75 spaces per unit. E Staff is supportive of a Base Standard Modification(BSM) for reduced parking on the site as the E' proposed 117 parking spaces meets the minimum spaces for the commercial use (30) and provides 1.45 spaces per residential unit. Given the scale and location of the residential units fwithin a "downtown" setting, staff feels that the proposed parking is sufficient for the site. ITEM-GDP Amendment and SIP Merge 2 Staff is also supportive a BSM for the increased height of the structure as the proposed 5-story, 62 ft.height is consistent with the heights of buildings in the surrounding area and is appropriate for the downtown setting of the site. The total impervious surface area for the site is at the maximum of 85%of the lot for the Urban Mixed Use (UMU) district. The plan includes a dumpster enclosure located at the north side of the site and includes a brick exterior which is consistent with materials of the main building. A BSM is required for the location of the dumpster enclosure as it extends closer to Pearl Avenue than the building,where code prohibits exterior trash storage/dumpsters from being stored between a building and the street. Staff is supportive of the BSM as the unique lot configuration leaves little feasible area for a dumpster enclosure and the proposed landscape plan shows significant landscaping to the north of the enclosure to screen it from the public right-of-way. Minimum Provided Front Setback(north) 0 ft. 5 ft. (Pearl Ave.) Street Side Setback 0 ft. 0 ft. (east) Side Setback(west) 0 or 5 ft. 0 ft. (shared driveway) Rear Setback(south) 5 ft. 0 ft. (shared driveway) The proposed site plan meets setback requirements for the UMU District with the exception of the shared driveway along the south(rear)property line. As previously noted, a cross access agreement will be required for the shared driveways. Multi-family uses are required to provide outdoor recreation space. A BSM is needed to waive this requirement. Staff is supportive of this BSM as site constraints do not provide feasible area for outdoor recreation. Also,the site is located in a walkable urban area and with predominantly studio/1-bedroom units,the residents will be primarily adults. Storm Water Management/Utilities Storm water management plans have been provided and are being reviewed by the Department of Public Works. The applicant has been in discussion with the Department of Public Works regarding storm water management for the area. Finalized storm water management plans will need to be submitted and approved as part of the Site Plan Review processes. f t f f f j E ITEM-GDP Amendment and SIP Merge 3 i Landscaping Points& wired Points Provided Building Foundation 214 (107 on side of main 413.8 entrance) (289.9 on side of main entrance) Paved Area 468 (140.4 tall trees, 187.2 640.8 shrubs) (206 tall trees,403.7 shrubs) Street Frontage 0 129.7 (64.85 medium trees) (Jackson St.) (0 medium trees) Street Frontage 109.3 (54.65 medium trees) 395.3 (Pearl Ave.) (0 medium trees) Total Street Frontage 239 (119.5 medium trees) 395.3 (0 medium trees) Yards 570 251.4 Total 1,491 1,701.3 Building Foundation The landscape plan meets the total point requirement for the building foundation. The landscaping ordinance also specifies that 25%must be on the side facing the public street and 50% of the required points must be located along the main entrance side of the building or in this case the east facade of the building. The plan meets the minimum requirement with a total of 289.9 points shown along the east facade of the building. Paved Area The paved area requirement of 40 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area is being met. The code further specifies 30% of all points will be devoted to tall trees and 40%will be devoted to shrubs. Both of these point requirements are being met. Landscape planter islands are required at the ends of all parking rows, driveway entrances and intermediate locations such that there is a maximum of 180 feet(20 parking stalls)between islands and each island shall include a tall deciduous/shade tree. The landscape plan shows 3 parking row ends and 1 intermediate island missing a tall deciduous/shade tree. The applicant states that the 3 parking row ends do not allow for planting of trees due to conflicts with overhead utilities and associated easements. The large intermediate island cannot support a tree because it will be used for snow storage as little feasible area is available for snow storage on site. Staff is supportive a BSM to allow these islands without trees due to the hardships noted by the applicant. The applicant accommodates for this BSM by significantly exceeding total paved area landscaping points required for the site. The applicant is requesting a BSM to allow three of the parking rows to exceed 180 ft. without an intermediate landscape island. Two of these are 21 space double parking rows (189 linear feet)with the third row being a 22 space single parking row(198 linear feet). The applicant notes that an overhead utility easement runs through these parking rows which restricts the ability to install the required intermediate trees. Staff is supportive of the BSM due to this ITEM-GDP Amendment and SIP Merge 4 hardship as the additional 1-2 stalls without an island will not have a significant impact on the site overall. Street Frontage Code requires 60 landscape points per 100 feet of street frontage. The landscaping ordinance also specifies that 50%of the required points must be devoted to medium trees. Street frontage landscaping points are not provided along the Jackson Street frontage and the required medium trees are not provided along either frontage. Staff is supportive a BSM to allow 0 street frontage landscaping points along Jackson Street as there is in insufficient space between the building and front property line. The applicant also notes that underground utilities along the front property lines restrict the ability to plant trees. To accommodate for this,the applicant is proposing to exceed the total combined street frontage landscaping point requirement along the Pearl Avenue frontage. Staff is also supportive a BSM to allow 0 medium tree points along both frontages as the applicant states that significant underground utilities hinder the ability to plant the medium trees. To offset this BSM,the applicant has worked with the City Forester to provide 4 shade trees within the Pearl Avenue right-of-way. Yards Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. The provided 251.4 yard landscaping points do not meet this requirement. Staff is supportive of a BSM to allow reduced yard landscaping points as site constraints provide minimal available yard areas for additional plantings. Due to the site constraints and downtown setting, staff does not have concerns with reduced yard landscaping points. Due the location of the site within a UMU district, code requires all landscaping requirements to be met. However,the property will function as a downtown site which would typically be zoned Central Mixed Use (CMU) and be exempt from landscaping requirements for building foundations, street frontages and yards. Therefore,the proposed landscape plan exceeds landscaping totals that would normally be expected for a mixed-use property in this setting. Sinae Signage plans have not been included with this request,however the exterior elevation renderings show wall signage on the first floor facades that appear to be in compliance with wall signage standards for the UMU district. Final signage plans will be addressed under a separate building permit and must be in compliance with signage standards for the UMU district. Temporary construction fencing is being proposed to enclose the site during construction. The k proposed fencing will be 6' tall chain link and include a mesh exterior which will include graphics pertaining to the development. A BSM will be required as code does not allow signs to be attached to fences. Staff does not have concerns with the BSM as the signage will only be displayed during construction. E ITEM-GDP Amendment and SIP Merge 5 Site Lighting A photometric plan has been provided by the applicant. The provided plan appears to meet the maximum 0.5 foot candle lighting level allowed at the property lines. The minimum lighting level of 0.4 foot-candles is being met for the parking area. The applicant is proposing decorative lighting fixtures for the parking area. Staff is recommending a condition that the parking lot light fixtures and poles be consistent with the style and height of the existing light poles/fixtures at the neighboring Aurora site to the south. Building Facades Commercial building design standards require facades to consist of at least 50%Class I materials. The specific elevations breakdown is as follows: Provided Class I including Required Class I Provided Class I Fiber Cement&Metal Panels North 50% 52% 100% South 500,6 32% 100% East 509/6 45% 100% West 50% 38% 99% The applicant is requesting a BSM for to allow fiber cement and metal panels as Class I materials to meet the 50%Class I requirement on each facade. The proposed metal panels and fiber cement panels are considered Class III materials. The metal panels are white Alpolic ACM panels and the fiber cement panels are a combination of ribbed Nichhia and "illumination" panels. E E' Staff is supportive of the requested BSM as these materials are of high quality and comparable with other Class I materials. As proposed, the elevations will provide a modern exterior appearance which will be compatible with the surrounding area. Overall Site The applicant is requesting BSMs primarily related to building height, reduced parking, landscaping and building materials. To offset the landscaping code deficiencies the applicant has exceeded the total landscaping point requirement for each category with the exception of yards. Given the challenges related to the unique lot layout, the applicant has provided sufficient overall landscaping for the site. Along with the increased landscaping,high quality proposed building materials provide for an attractive overall development. Staff is comfortable I that the applicant has adequately offset the requested BSMs and the overall site is complimentary to the surrounding area. I' ITEM-GDP Amendment and SIP Merge 6 FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Planned Development district, 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 i densities/intensities. i (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. E (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 exceptions/base,standard modifications variation of any standard or regulation of this E Chapter. f (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. f Staff recommends approval of the General Development Plan amendment and Specific Implementation Plan and the findings listed above with the proposed following conditions: i 1. Cross access agreement for shared driveways shall be filed with the Winnebago County Register of Deeds. 2. BSM to allow increased building height to 62 feet. 3. BSM to allow reduced number of parking spaces to 117 spaces. 4. BSM to allow dumpster enclosure closer to street than the building. 5. BSM to allow multi-family use without outdoor recreation space. 6. BSM to allow increased parking row length without intermediate landscape island to 189 feet and 198 feet. 7. BSM to allow 3 parking row ends and 1 intermediate parking lot island without trees. ITEM-GDP Amendment and SIP Merge 7 8. BSM to allow 0 street frontage landscaping points for Jackson St. frontage. 9. BSM to allow 0 street frontage landscaping points devoted to medium trees. 10. Final landscaping plan shall be reviewed and approved by the Department of Community Development. 11. BSM to allow temporary fencing with signage during construction of the site. 12. Parking lot light fixtures shall be same style and height as parking lot light fixtures at neighboring Aurora site to the south. 13. BSM to allow metal panels (Alpohc ACM) and fiber cement panels (Ribbed& Illumination Nichiha) as Class I building materials. The Plan Commission approved of the General Development Plan amendment and Specific Implementation Plan with findings and conditions noted. The following is the Plan Commission's discussion on this item. Site Inspections Report:Ms. Erickson,Mr. Fojtik,Mr. Ford, Mr.Hinz,Ms. Palmeri and Ms. Propp reported visiting the site. I Staff report accepted as part of the record. The applicant requests approval of a General Development Plan amendment and Specific Implementation Plan to allow for a mixed-use development located at redevelopment site H, at the southwest corner of Pearl Avenue and Jackson Street. i Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land E use and zoning classifications in this area. On May 14,2019, a General Development Plan was approved for multi-use developments located at Marion Road Redevelopment Sites H,I and J. This request only pertains to Site H. The applicant is proposing a 5-story approximately 57,000 sq. ft.mixed use building which will included 60 upper floor residential units and approximately 9,000 sq.ft. first floor commercial. The residential units will consist of 28 studio units, 16 one-bedroom units and 16 two-bedroom units. The ground floor will consist of 85% commercial space and 15%residential amenity and support spaces. Two associated outdoor patios are also being proposed along the Jackson Street sidewalk. The applicant is requesting BSMs primarily related to building height,reduced parking, landscaping and building materials. To offset the landscaping code deficiencies the applicant has exceeded the total landscaping point requirement for each category with the exception of yards. Given the challenges related to the unique lot layout,the applicant has provided sufficient overall landscaping for the site. Along with the increased landscaping,high quality proposed building materials provide for an attractive overall development. He said staff recommends approval of the General Development Plan amendment and Specific Implementation Plan with the findings and conditions listed in the staff report. Mr. Lyons stated there is a full set of samples for the building materials. He showed them to Plan Commission and gave a brief overview of each one. He noted some of the samples may not reflect the exact color being used on the building. He said the renderings show a better job of the colors being used. He reminded Plan Commission that the site is a highly contaminated capped site which only allows for a specific building footprint. He said this is a very unique ITEM-GDP Amendment and SIP Merge 8 development and there hasn't been anything like this in Oshkosh yet. He explained the reason for multiple BSMs which is due to the zoning. Mr. Fojtik opened technical questions to staff. Ms. Propp inquired about the 3 redevelopment sites and where they were located. Mr. Lyons pointed out the location of each site on the map. Mr.Fojtik asked if there were any public comments and asked if the applicant wanted to make any statements. There were no statements from the applicant. There were no public comments on this item. f Mr. Fojtik closed public comments and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant. Motion by Erickson to adopt the findings and recommendation as stated in the staff report. Conditions: E 1. Cross access agreement for shared driveways shall be filed with the Winnebago County Register of Deeds. 2. BSM to allow increased building height to 62 feet. 3. BSM to allow reduced number of parking spaces to 117 spaces. 4. BSM to allow dumpster enclosure closer to street than the building. 5. BSM to allow multi family use without outdoor recreation space. 6. BSM to allow increased parking row length without intermediate landscape island to 189 feet and 198 feet. 7. BSM to allow 3 parking row ends and 1 intermediate parking lot island without trees. 8. BSM to allow 0 street frontage landscaping points for Jackson St.frontage. 9. BSM to allow 0 street frontage landscaping points devoted to medium trees. 10. Final landscaping plan shall be reviewed and approved by the Department of Community Development. 11. BSM to allow temporary fencing with signage during construction of the site. 12. Parking lot light fixtures shall be same style and height as parking lot light fixtures at neighboring Aurora site to the south. 13. BSM to allow metal panels (Alpolic ACM)and fiber cement panels (Ribbed& Illumination Nichiha) as Class I building materials. Seconded by Propp. ITEM-GDP Amendment and SIP Merge 9 Mr. Fojtik asked if there was any discussion on the motion. Mr.Perry commented most of the units are studios and 1-bedroom units. He said he was hoping for more 2-bedroom units and units that are totally wheelchair accessible. He said it should be a requirement on developments of a certain size to have that available due to the extreme shortage in the area. Ms. Palmeri mentioned that was a request of hers at previous discussions. She said from her understanding,there will be a number of units that are accessible for visitation and for residents themselves. She said she is pleased the request is supporting density, going vertical and decreasing parking. She stated her concerns are the dumpster being close to the street,the removal of the trees,the removal of the outdoor recreation space and reducing the landscaping along Jackson Street. She stated she is torn on this request. Mr.Lyons addressed a few of Ms.Palmeri's concerns. Mr.Perry stated he has similar concerns as Ms. Palmeri. Ms. Propp stated it is an exciting development. She said it does not have everything Plan Commission wishes to see but it is a difficult site to develop on. She stated she appreciates Mr. Perry's concern about accessibility but said Plan Commission cannot require it. She said it needs to be changed in the ordinance to make it a requirement. Mr. Fojtik commented he does like the development but agrees the dumpster location is a legit concern. Mr. Lyons said the dumpster is located on the Pearl Avenue side. He explained staff worked with the applicant to find a location that could be easily accessed while not significantly impacting parking. He said it was a struggle to find something that worked without significantly impacting the parking. He explained the applicant is trying to integrate the dumpster into the corner to screen it the best they can. He said staff agrees with the dumpster location concern and typically does not agree with dumpsters in the front yard unless they are adequately screened and that there are no better options. I Motion carried 6-0-1 (Present:Ford). I s i ITEM-GDP Amendment and SIP Merge 10 SUBMIT TO: City Of Oshkosh Dept.of Community Development AM y 215 Church Ave.,P.O.Box 1 130 C''of Planned Development Application PHONE:Oshkosh,( 2 54901 OS(•,I���� PHONE:(920)236-5059 Oshkosh For General Development Plan or Specific Implementation Plan "PLEASE TYPE OR PRINT USING BLACK INK"" APPLICANT INFORMATION Petitioner: Joey Wendinger - ISG Date: 02/24/2020 Petitioner's Address: 508 East Locust Street city: Des Moines State: IA Zip: 50309 Telephone #: (515) 243-9143 Email:Joey.Wendinger@ISGlno,com Contact preference: ❑ Phone X Email Status of Petitioner (Please Check): ❑Owner XRepresentative ❑Tenant ❑ Prospective Buyer Petitioner's Signature (required): Date: 02/24/2020 OWNER INFORMATION Owner(s): Joy Hannemann - Merge Urban Development Date: 02/24/2020 Owner(s) Address: 604 Clay Street city: Cedar Falls State: IA Zip: 50613 Telephone#: (715) 450-6181 Email:joy@mergeurbandevelopment.com Contact preference: ❑ Phone ❑ Email Ownership Status (Please Check): ❑Individual ❑Trust XPartnership ❑Corporation i 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 i meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: hk �- -'' Date: 2-27-2020 I i I, TYPE OF REQUEST: E' ❑ General Development Plan (GDP) M General Development Plan (GDP) Amendment M Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment SITE INFORMATION Site H, SW corner of Jackson Street and Pearl Avenue I; LOT 2 CSM 6553 DOC#1577796 R OF D Address/Location of Proposed Project: Parcel ID:901-0202-0000 Proposed Project Type: Mixed-Use Development Current Use of Property: Vacant/Parking Lot Zoning: UMU-PD E Land Uses Surrounding Your Site: North: Commercial development and Pearl Avenue followed by parking lot and church l South:Commercial development and parking lot followed by Marion Road I East: East Jackson Street followed by commercial development and Pearl Avenue I West: Commercial and municipal development followed by Marion Road € ➢ it is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. ➢ Application fees are due at time of submittal.Make check payable to City of Oshkosh. ➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE E, For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm Sign Staff Date Reli4ge 9_ f F SUBMITTAL REQUIREMENTS—Must accompany the application to be complete. (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy) The following information must be provided in order for the application to be considered complete and able to be scheduled for Plan Commission Review. Please use the checklist below to determine the required information to be submitted at the time of application. If all information below cannot be provided at the time of application, please request a waiver in writing to the Division's Director or designee. A General Development Plan (GDP)submittal, per Section 30-387(C)(4), shall include the following items (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy): »j General location map of the subject site depicting: • All lands for which the Planned Development is proposed and other lands within 100 feet of the boundaries of the subject property. • Current zoning of the subject site and abutting properties,and the jurisdictions) that maintains that control • A graphic scale and north arrow. J�Q Generalized site plan showing the pattern or proposed land uses, including: • General size,shape, and arrangement of lots and specific use areas. • Basic street pattern and pattern of internal drives. • General site grading plan showing preliminary road grades. • Basic storm drainage pattern, including proposed on-site stormwater detention. • General location of recreational and open space areas,including designation of any such areas to be classified as common open space. Statistical data,including: • Minimum lot sizes in the development. • Approximate areas of all lots. • Density/intensity of various parts of the development. I • Building coverage. Landscaping surface area ratio of all land uses. Expected staging. X Conceptual landscaping plan. X General signage plan. X General outline of property owners association, covenants, easements,and deed restrictions. �( A written description of the proposed Planned Development,including: €' . General project themes and images. I' a The general mix of dwelling unit types and/or land uses. • Approximate residential densities and nonresidential intensities. • General treatment of natural features. • General relationship to nearby properties and public streets. • General relationship of the project to the Comprehensive Plan or other area plans. • Proposed exceptions from the requirements of the Zoning Ordinance. Q Traffic Impact Analysis (TIA),if deemed necessary by the Director of Planning Services, or designee. A Specific Implementation Plan (SIP)submittal, per Section 30-387(C)(5), shall include the following items. Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy): J� An existing conditions map of the subject site depicting the following: • All lands for which the Planned Development is proposed and other lands within 100 feet of the boundaries of the subject site. • Current zoning of the subject property and all abutting properties,and the jurisdictions) that maintains that control. • Existing utilities and recorded easements. • All lot dimensions of the subject site. A graphic scale and a north arrow. Q An SIP map of the proposed site showing at least the following: Lot layout and the arrangements of buildings. • Public and private roads, driveways,walkways, and parking facilities. • Specific treatment and location of recreational and open space areas, including designation of any such areas to be classified as common open space. Page 102 �( 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. �j 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 the floor area, bulk, and visual character of such buildings. X Engineering plans for all water and sewer systems,stormwater systems, roads, parking areas, and walkways. X 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. X 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 appropriate 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 the location(s) in which such exceptions/base standard modifications would occur. • Phasing schedule,if more than one development phase is intended. X 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. X 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 application request. j' Applicant's Signature (required):_ ­�7Nve-1 Date: 02/24/2020 L f sI' Page 113 RE: NIARION ROAD REDEVELOPMENT SITE Ii MIXED USE DEVELOPMENT - OSHKOSII. WI Mark, A catalyst development is planned for the southwest corner of Pearl Avenue and Jackson Street formerly known as Site H. Design for Brio,a mixed use development is underway.We appreciate this opportunity to present the following project narrative for Brio, which includes the following types of requests: • General Development Plan (GDP)Amendment • Specific Implementation Plan(SIP) Project Narrative The subject property is located at the southwest corner of Pearl Avenue and Jackson Street in Oshkosh,Wisconsin and consists of approximately 1.78 acres.The site is zoned Urban Mixed Use- Planned Development(UMU-PD).The surrounding area consists of multi-family and commercial uses.The 2040 Comprehensive Land Use Plan recommends City Center use for the subject area. Site H presently consists of a parking lot and building pad. The site contained soil contamination and a parking lot cap was constructed in 2010 as part of the remediation plan. The proposed project seeks to make minor modifications to the existing parking lot and to develop a 5-story approximately 57,000 square foot mixed use building.The building will include 60 upper floor residential units and approximately 9,000 square feet of first floor commercial.The residential density is 60 units/1.78 acres= 33.71 dwelling units per acre.A breakdown of the proposed units is provided below. E € a 28 Studio units. • 16 One-bedroom units. la 16 Two-bedroom units. I' The ground floor includes 85%commercial space and 15%residential amenity and support spaces.This complies with the 50% minimum commercial and 30%maximum residential mix as required by City Code(Section 30-79). E The proposed parking lot modifications would yield 117 available parking spaces on Site H,an increase from the existing 88 parking spaces.This site is part of the GDP including nearby Sites I and J with a total of 270 planned parking spaces,a rate of 1.07 per dwelling unit between all three sites.The site is accessed by 2 existing shared driveways.One driveway is located at the southeast corner,and one is located at the northwest corner of the site. Loading and enclosed trash storage are planned for { the northwest corner of the building.Site H parking is as follows: • 117 Parking spaces, • 23 Bicycle parking spaces(13 interior and 10 exterior). This project proposes 85%impervious surface which complies with the code required 85%maximum.This calculation includes the cross-access easement area which covers approximately 10,600 square feet of the total lot area,or 13.6%of the lot. The landscape analysis and plan utilized the following site calculations: • 398 linear feet of street frontage, • 534 linear feet of building foundation, • 77,678 square feet of lot area, 115 East Hickory Street+Suite 300+Mankato,MN 56001 507.387.6651+1SGEnc.com Architecture+Engineering+Environmental+Planning Page 12 • 59,965 square feet of gross floor area, • 48,518 square feet of paved parking area and 117 parking stalls. The landscape analysis and proposed design yield the following 1,521 required landscape points and 1,635.5 proposed landscape points.This is a surplus of 114.5 landscape points. Stormwater management is accomplished with two existing biofilters located in the southwest and southeast portions of the site. The biofilters were constructed in 2010 as part of the remediation plan and were designed then to account for the full buildout of the building pad and site. The southeast biofilter, Biofilter No. 3, will be disturbed as part of building construction, and will be replaced approximately in its existing location as part of this project.The treatment area of the new Biofilter No.3 will be at least as big as the existing, No additional stormwater management facilities are proposed as part of this project. Landscaping within the biofilters is limited to non-woody plants. Native non-woody plants have been accounted for in biofilter design and landscape ` point analysis per code standards. Site lighting is modeled to match the existing fixture style and light output.The project team is coordinating with City Staff on the precise fixture manufacturer and model, and will ensure the lighting provided within Site H and across associated Sites I and J I will be consistent across the whole redevelopment area as required. Brio is Italian for enthusiasm and vivacity.The architectural design of the building is intended as an eye catching landmark with playful forms and color. Materials support City Code and are comprised of brick, glazing, fiber cement panels and architectural metal panels. Landscaping is mostly native and compatible with the surrounding areas,as well as present and future land uses. Staging: Project staging will occur wholly within Site H.The American Transmission Company, an easement holder described in detail below, prohibits staging with the area of their easement. Site H is proposed to be constructed first. Subsequent SIPs will be submitted to the City for the development of Sites €!€ I &J Easements A significant overhead utility easement bisects the site from northwest to southeast.The easement impacts are evident in a variety of site design elements due to proximity and constructability constraints.A final plan must be approved by the American Transmission Company according to the easement.The following is a summary of constraints within the easement: • Limits to site fill, no more than one foot grade change, • No trees or woody plants, minimal planting generally, • No light poles, • 30-foot offset from overhead lines to building face(OSHA requirement for worker safety). There is also a utility easement running roughly parallel to the back of sidewalk on the east side and north side of the parcel.This easement limits trees and woody plants, and puts improvements in its boundaries in jeopardy when utility work is necessary. Its impact is evident in landscaping and limited patio structure within its bounds. A number of additional easements exist within the property.The project team is working with the City of Oshkosh to release many of them. Included in the submittal are exhibits for each recorded easement within Site H, including applicable commentary on status of release. Page 2 of 4 507.387,6651+13UInc.com Page 13 Site H, is Lot 4 of Certified Survey Map 6553 and is party to a Declaration Cross Access Easements, Storm Water Control and Maintenance, This document will need to be amended to provide a new legal description for Biofilter No. 3. Otherwise no amendments to this document are anticipated to be required. GDP Amendment The development proposed for Site H has evolved to better support the housing market and to better address the site context, since the original GDP application in early 2019.The building increased from two stories to five stories,formerly 14 units with 60 units now proposed, necessitating a GDP Amendment. Base Standard Modifications(BSM)for Site H ORIGINAL TO MAY 7, 2019 GDP • Original parking ratio 281 parking spaces or 1.15 stalls per dwelling unit between all 3 sites. o Update: Proposed parking ratio of 1.07 between all 3 sites. Examples from Merge Development provided in the original GDP Submittal,and re-shared below support this request: ■ "Smaller scale residential units including studio and micro units driving more single occupant dwellings owning one car or less. ■ Development of a walkable, mixed-use, urban site within walking distance from campus and downtown facilitating a lifestyle that does not mandate car ownership. ■ Mixed-use development at this scale provides for offsetting time schedule to more fully utilize parking I throughout a 24 hour period. ■ Two project examples implement these practices successfully: • Northside Yard Development-Stevens Point,Wisconsin.The approved plan provides 135 spaces on site for 211 units(0.64 spaces per unit)with any additional parking usage being E! shared by the adjacent neighborhood in a district parking strategy.The project also contains 27,000 square feet of commercial space. • Riverplace- Cedar Falls, Iowa.This mixed-use project is fully occupied through three of four phases of construction.The project is parking at approximately 1.75 spaces per unit(1 per studio, 2 per 1 bedroom,and 2 per 2 bedroom)and in the first year of operation averages a peak utilization of on-site parking at 60-65%.The project also contains approximately 12,000 square feet of retail/office currently constructed and occupied. • Additional examples are constructed without on-site parking in Des Moines or Waterloo where the downtown does not require on-site parking.Within these districts,there are some structured parking facilities that are shared within the district,so the example is successful, but not a direct comparison to the conditions found in Oshkosh,WI." • Original landscaping to provide some street trees on Pearl Avenue o Update: Proposed to plant four trees on Pearl Street frontage.Tree species(hybrid Elm and Linden) have been discussed and received verbal approval from City Forester. o Update: Landscaping points are being met across zones, but not precisely within zones.All on-site green spaces are proposed with pedestrian-friendly, non-turf plants. Medium and low shrubs of the highest quality (year round color or interest and/or native species)are proposed to ensure a safe urban environment and clear views from the building's extensive ground floor windows. NEW PROPOSED BSMS • Building height of 62 feet. Building was formerly proposed as 2-story. Page 3 of 4 507.387,6651+ISGincxom Page 14 • Parking island waiver for one island which lies within overhead utility easement.The parking row is one space too long (21 stalls proposed, 20 stalls is the threshold for an island).The island planting would be restricted to minimal plantings per utility easement. • Building fagade lighting. The design intent is to have in-grade lighting that will wash the exterior walls at the first floor level.At the upper levels, horizontal fins wrap the building on the east and west elevations at the floor lines. Lighting attached to the top side of the fins and bump-outs on the north and south elevations would wash the building wall above and illuminate the underside of the fin or floor overhang above. In both cases, lighting with a tight beam spread will be used that can be directed toward the walls and fins in an effort to focus the lighting where intended. We respectfully request the original/updated and new BSMs be approved for the following reasons: • Brio is positioned as a desirable, mixed use urban development near the heart of downtown Oshkosh.The site is walkable and connected to the City's pedestrian network. • The site is constrained by underground,capped contamination;an awkward, overhead easement;and an eastern underground utility easement. Extensive underground utilities,and allowances for a future bridge approach on Jackson Street impact the terrace, limiting plantings in the Jackson Street right-of-way.As proposed, Brio is being developed to its greatest potential now in order to best utilize existing infrastructure and to limit new and future disturbance on the 6 property. i High-quality building and site materials and amenities are reinforcing Brio as a quality development.The site is planned to be fully landscaped -there is minimal mowed turf planned on the parcel Summary The Brio project details outlined in this narrative,and the included plans and renderings, propose a mixed use project at a key a location in Oshkosh. It offers a desirable housing product,and a vibrant ground floor commercial use with great visibility.This SIP is consistent with the original May 7,2019 GDP for a mixed use development in character and use. I Thank you for your consideration of this request on behalf of Merge Urban Development. Please contact me at 507.387.6651 or via email at Joey.Wendinger@ISGlnc.com if there is any additional information we can provide in support of this project. i Sincerely, I i ` Joey Wendinger Associate Principal,Senior Project Manager ISG i i l i E,. 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