HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT NOVEMBER 17,2020
ITEM III: GENERAL DEVELOPMENT PLAN & SPECIFIC IMPLEMENTATION PLAN
APPROVAL FOR A MULTI-FAMILY DEVELOPMENT LOCATED AT THE
4200 BLOCK OF STATE HIGHWAY 91
GENERAL INFORMATION
Property Owner/Applicant: S.C. Swiderski, LLC
Action(s) Requested:
The applicant requests approval for a General Development Plan(GDP) and Specific
Implementation Plan(SIP) for a multi-family development.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject area is zoned Suburban Mixed Use District with a Planned Development Overlay
(SMU-PD) and consists of one double-fronted parcel encompassing approximately 15.84 acres,
with frontage along State Highway 91 and State Highway 44. The subject area contains a vacant
lot. The surrounding area consists predominantly of residential and vacant land uses as well as
industrial uses to the north. The 2040 Comprehensive Land Use Plan recommends mixed uses
for the subject area.
Subject Site
Existing Land Use Zoning
Vacant land SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Residential and industrial HI
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Vacant Town of Nekimi
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Residential Town of Nekimi
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Residential and vacant Town of Nekimi
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Mixed use
ANALYSIS
The applicant is requesting General Development Plan (GDP) and Specific Implementation Plan
(SIP) approval for a new multi-family development on an existing vacant lot.
Page 1
Use
The proposed development will include 14 apartment buildings with a total of 172 units (60
one-bed, 72 two-bed, 40 three-bed) averaging 1.88 bedrooms per unit. A property management
office will also be included on the site. The Suburban Mixed Use District(SMU) does not
permit residential uses (including apartments). Therefore, a Base Standard Modification (BSM)
is being requested to allow the proposed multi-family residential land use. Staff is supportive
of the proposed BSM as the multi-family residential use is consistent with the 2040
Comprehensive Land Use Plan recommendation of mixed use for the subject area.
Site Design/Access
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The site will be accessed via a single entrance/exit from State Highway 91. The total impervious
surface ratio for the site will be about 49%, which is well under the maximum of 70% for the
SMU district. Parking for the site will consist of 100 detached garage spaces, 72 attached garage
spaces, and 277 surface spaces for a total of 449 parking spaces, exceeding the minimum of 2
spaces per dwelling unit containing 0-2 bedrooms, plus 0.5 space per additional bedroom over 2
bedrooms per unit and 1 guest parking space for every 3 dwelling units.
ITEM III:GDP SIP 4200 B11,STH 91 2
Page 2
Required Provided
Parking Spaces Minimum: 401 449
Impervious Surface Maximum: 70% of lot 49% of lot
Minimum Provided
Front Setback(STH 91) 25 ft. 32 ft.
Front Setback(STH 44) 25 ft. 66.13 ft.
Side Setback(east) 10 ft. 39.14 ft.
Side Setback(west) 10 ft. 26.99 ft.
An 8,300 sq. ft. recreation area is provided on the east side of the site, meeting the minimum
recreation area requirement of 200 sq. ft. plus 25 sq. ft. per bedroom. The code-required
pedestrian access is provided in the form of a pedestrian path that wraps around the site and
connects to the State Highway 91 right-of-way. The applicant has noted that 23 bicycle parking
spaces are being provided,which meets the minimum code requirement of 20 bicycle spaces.
Storm Water Management/Utilities
The applicant has been in contact with the Department of Public Works regarding storm water
management for the area. The final storm water management plans will be approved during
the Site Plan Review process. The Department of Public Works also noted that the sidewalk
needs to be installed through the driveway apron and grading needs to be coordinated for the
sidewalk along the State Highway 91 right-of-way.
Landscaping
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ITEM III.GDP SIP 4200 Blk STH 91 3
Page 3
Points Required Points Provided
Huntington Building 162 177
Foundation (9 buildings)
Fulton Building 240 305
Foundation (5 buildings)
Building Foundation 56 78
(Office)
1240 (372 tall trees 496 2298
Paved Area shrubs) (1800 tall trees,498
shrubs)
Street Frontage (STH 91) 663 (331.5 medium trees) 721 (345 medium trees)
Street Frontage (STH 44) 832.5
824 (412 medium trees)
(412.5 medium trees)
Yards 2,728 2,740.5
Bufferyard (east) u?ith 6'
solid fencing 376.3 1540
Bufferyard (west) with 6'
318 1364
solid fencing
Total 8,863.3 12,692
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for all buildings.
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. A tall deciduous/shade tree is required at the ends of all
parking rows. These requirements are also being met.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also
specifies that 50% of the required points must be devoted to medium trees. The landscape plan
shows medium trees along the frontages which meet the 50%point total requirement.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceeds this requirement.
ITEM III:GDP SIP 4200 B11,STH 91 4
Page 4
Buff eryards
A 0.4 opacity bufferyard is required along both the east and west property lines as the subject
site is bordering single family residentially zoned (Town of Nekimi) properties on both sides of
the property. A combination of 6' tall solid wood fencing and tall evergreen trees are shown on
the landscaping plan to meet bufferyard requirements along the east and west property lines.
The applicant is also meeting the landscape ordinance specification that 50% of the required
landscaping points must be located on the exterior side of the fencing.
Signage
A sign plan has been submitted which includes a 5' tall, 21 sq. ft. monument sign along the STH
91 frontage. The sign meets code requirements for multi-family residential monument signage.
Although the property has a base zoning of SMU, staff is recommending a condition that all
signage be compliant with multi-family residential sign requirements.
Site Lighting
The applicant submitted a photometric plan that appears to meet lighting standards. The
proposed lighting meets the .4 foot-candle minimum requirement for parking areas and has no
more than .5 foot-candles of light trespass at the property line. The proposed 20 ft.height of the
light poles/fixtures complies with the 20 foot maximum height for the SMU zoning district.
Building Facades
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ITEM III:GDP SIP 4200 B11,STH 91 5
Page 5
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ITEM III.-Huntingtonftont elevation
Page 6
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Huntington side and rear elevations
Final building elevations have been submitted for the project. The applicant is requesting a
BSM to the multi-family residential design standards to allow for A/C units that are not flush-
mounted to the building. The applicant notes that the A/C units will have silver faces to blend
into the grey siding. Staff is supportive of this BSM as use of consistent colors of the units and
the siding will not detract from the overall appearance of the structures. Also, this will be
consistent with A/C units on previously approved multi-family developments within the City.
The applicant is also requesting a BSM to allow reduced door/window area on the street-facing
(Huntington)building ends to 3%where code requires 20%of street-facing facades be devoted
to door/window area. Staff is supportive of this reduction due to hardships related to the
building design that do not allow for additional door/window area. Staff also feels that the
applicant has sufficiently offset the BSM by enhancing these facades with projections and gables
and also including Class I materials (brick), multiple siding colors and white trim to improve
the appearance of the facade.
Refuse Enclosure
The site plan includes a total of 5 dumpster enclosures. The proposed enclosures meet
dumpster enclosure requirements as they are constructed of 6' tall solid wood fencing and
located no closer to the street than the principal structures.
Overall Site
The applicant is requesting BSMs related to the land use and building design standards. To
offset these BSMs, the applicant has significantly exceeded the overall landscaping point
ITEM III:GDP SIP 4200 Blk STH 91 7
Page 7
requirement for the site and also provided fagade enhancements to improve the appearance of
the buildings. Staff is comfortable that the applicant has adequately offset the requested BSMs
and the overall site is complimentary to the surrounding area.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Specific
Implementation Plan, 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
densities/intensities.
(g) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(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
Chapter.
Staff recommends approval of the General Development Plan and Specific Implementation Plan
with the findings listed above and the proposed following conditions:
1. Base Standard Modification to allow a multi-family residential land use in the Suburban
Mixed Use District (SMU).
2. All signage shall be compliant with multi-family residential district signage
requirements.
3. Base Standard Modification to allow street-facing building ends (Huntington) with 3%
of the facade devoted to door/window area, where code requires 20% of street-facing
facades to be devoted to door/window area.
4. Base Standard Modification to allow air conditioning units not flush-mounted to the
building.
ITEM III:GDP SIP 4200 Blk STH 91 8
Page 8
5. Air conditioning units and wood porchesibalconies on the structures' facades shall be
painted/stained or colored to match or compliment the building's exterior fagade color.
6. Final landscaping and storm water management plans shall be reviewed and approved
by the Department of Community Development.
ITEM III:GDP SIP 4200 B11,STH 91 9
Page 9
SUBMIT TO:
City of Oshkosh Dept.of Community Development
City 215 Church Ave.,P.O.Box 1 130
OcQ shkosh Planned Development Application Oshkosh,WI 54901
PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: S.C. Swiderski, LLC Date: 10/15/2020
Petitioner's Address: 401 Ranger Street City:-Mosinee State: Wl Zip:_54455
Telephone #: (715 ) 693-9522 Email: jmiller(a--)scswiderski.com Contact preference: ❑ Phone .Email
Status of Petitioner(Please Check): ', wner/I_l Representative I_i Tenant i 1 Prospective Buyer
Petitioner's Signature (required): `� Date: 10 l(PILD
OWNER INFORMATION
Owner(s): S.C. Swiderski, LLC Date: 10/15/2020
Owner(s) Address: 401 Ranger Street City: Mosinee State: WI Zip: 54455
Telephone #: (715) 693-9522 Email: 'miller scswiderski.com Contact preference: ❑ Phone .Email
Ownership Status (Please Check): i l Individual i i Trust -� Partnership VCorporation
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
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner's Signature: v Date: /0 Ao1Zz)
TYPE OF REQUEST:
,0 General Development Plan (GDP) ❑General Development Plan (GDP) Amendment
❑Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: No site address assigned, part of the NE 1/4 of Sec 5 T17N R16E
Proposed Project Type: Suburban Mixed Use- Planned Development
Current Use of Property: Undeveloped Zoning: SMU-PD
Land Uses Surrounding Your Site: North: Commercial
South: Agricultural
East: Rural Residential
West: Agricultural, Rural Residential
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.
Y Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Sign Staff Date Rec'd
Page 10
❑ 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.
❑ 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.
❑ Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
❑ 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.
❑ 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.
❑ 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.
❑ 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.
Applicant's Signature (required): Date: � 2-0
3
Page 11
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GDP/SIP 41MPRINT INC JOSEPH A/DONNA AVERKAMP
4200 BLK STATE HWY 91 PO BOX 320 4102 STATE ROAD 91
PC: 11-17-20 OSHKOSH W154903 OSHKOSH WIS4904
JOSEPH A/DONNA AVERKAMP AKINS-PARSONS-WELCH PREY, DALE R
2875 PRAIRIE WOOD DR 2220 KEOTA LN 4094 STATE RD 44
OSHKOSH WI 54904 SUPERIOR CO 80027 OSHKOSH WI 54904
TAFFEL, NATHAN COOK, MARK D NOZAR JR LIV TST,JAMES F
210 E CHOWNING CROSS ST 4159 STATE RD 91 4097 STATE RD 91
THIENSVILLE W153092 OSHKOSH WI 54904 OSHKOSH WI 54904
TOWN OF NEKIMI S C SWIDERSKI LLC
3790 PICKETT RD 401 RANGER ST
OSHKOSH WI 54904 MOSINEE WI 54455
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