HomeMy WebLinkAboutItem VI
PLAN COMMISSION STAFF REPORT MAY 4, 2021
ITEM VI: GENERAL DEVELOPMENT PLAN AMENDMENT & SPECIFIC
IMPLEMENTATION PLAN APPROVAL FOR A MULTI-FAMILY
DEVELOPMENT LOCATED AT SOUTHWEST CORNER OF PEARL
AVENUE & RIVERWAY DRIVE
GENERAL INFORMATION
Property Owner/Applicant: Morgan Crossing 2, LLC
Action(s) Requested:
The applicant requests approval for a General Development Plan (GDP) amendment 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 Urban Mixed Use District with a Planned Development Overlay
(UMU-PD) and consists of a 1.4 acre vacant parcel, located at the southwest corner of Pearl
Avenue and Riverway Drive. The surrounding area consists predominantly of multi-family
residential and institutional land uses. The 2040 Comprehensive Land Use Plan recommends
Center City use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant land UMU-PD
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Institutional I-UTO
South Multi-family residential RMU-PD-RFO & I-PD
East Commercial UMU-PD
West Multi-family residential UMU-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Center City
Page 1
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 2
ANALYSIS
The subject property known as Morgan Crossing Apartments received various Planned
Development and Conditional Use Permit approvals and amendments as indicated in the
following timeline:
2004 - PD/CUP approval (Res. 04-429) which permitted, with conditions, construction of
two 51 unit three-story buildings, a 1,200 square foot community room, and underground
and surface parking.
2006 – PD/CUP amendment (Res. 06-313C) to eliminate the proposed 1,200 square foot
community room and add a fourth floor to each building to serve as a community room,
patio and fitness center.
2007 – PD/CUP amendment (Res. 07-71) to allow 2,250 linear feet of temporary construction
signage with perimeter security fencing along Pearl Avenue and Dawes Street.
2015 – PD amendment to allow division of the parcel into two parcels.
To date, one of the two proposed apartment buildings has been constructed (completed in
2008). The applicant has noted that this was planned to be a two-phase development; Phase I
being the construction of the existing building and Phase II being the construction of the sister
building soon after. Shortly after completion of the first building in 2008, the financial
downturn occurred and the applicant was unable to secure funding for construction of the
second building. The applicant is now requesting Specific Implementation Plan (SIP) approval
for phase II, with the existing Planned Development (Res. 04-429) for the site functioning as the
General Development Plan (GDP). The applicant will also need approval of a GDP amendment
as the height and density are being significantly increased.
Use
The proposed development will include a 5-story, 83 unit apartment building with a total of 118
bedrooms (1.42 bedrooms per unit). Density for the site is approximately 59 units per acre. The
UMU District allows for 1,200 sq. ft. per dwelling unit, which results in a maximum of 51
dwelling units for the site. The proposed 83 units for the site result in approximately 740 sq. ft.
of lot area per dwelling unit. Staff is supportive of a BSM to allow the increased density as the
proposal is consistent with the 2040 Comprehensive Land Use Recommendation of Center City
use for the area, which promotes high density housing.
Page 2
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 3
Site Design/Access
Propose site plan.
The site will have a single access from Riverway Drive for a two-way driveway with a parking
lot that will connect with the existing Phase I parking lot. A total of 97 parking spaces will be
provided for the site (57 underground spaces, 40 surface spaces). The total number of parking
spaces does not meet 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. The applicant is requesting a BSM for the reduced parking number.
According to the applicant, the provided parking for the site will be sufficient due to the
availability of rideshare programs. Staff is supportive of the reduced parking as each unit will
be provided at least one parking space and the majority of the units will be one-bedroom or
studios with the remaining units being two-bedroom units. Also, the site is centrally located
and the area is relatively walkable.
The total impervious surface ratio for the site will be 67%, which is well under the maximum of
75% for the UMU district.
Required Provided
Parking Spaces Minimum: 193 97
Impervious Surface Maximum: 75% 67%
Building Height Maximum: 45 ft. 76 ft.
Page 3
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 4
Setbacks Minimum Provided
Front Setback (Riverway
Dr.) 25 ft. 17 ft.
Street Side Setback (Pearl
Ave.)
25 ft. (may be
reduced to 12 ft.) 17 ft.
Side (south) 7.5 ft. 20 ft.
Rear (west) 25 ft.
0 ft. (shared parking)
25 ft. (building)
Base Standard Modifications are needed for the proposed front (Riverway Dr.) and street side
(Pearl Ave.) setbacks. Staff is supportive of the front and street side setbacks being reduced to
17’, where code requires a 25’ setback, as it is consistent with the setbacks of the existing phase I
building and is appropriate due to the higher density character of the area. The shared parking
area (0’ rear setback) will require a cross access agreement.
Staff is also supportive a BSM for the increased height of the structure as the proposed 5-story
height is consistent with the heights of buildings in the surrounding area, including the recently
approved Merge development, and is appropriate given the center city setting of the site.
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.
Page 4
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 5
Landscaping
Proposed landscaping plan.
Points Required Points Provided
Building Foundation
302 (151 on side of main
entrance, 75.5 on street facing
side)
303
(151 on side of main entrance,
76 on street facing side)
Paved Area 160 (48 tall trees, 64 shrubs) 165
(55 tall trees, 64 shrubs)
Street Frontage
(Riverway Dr.) 119.4 (59.7 medium trees) 120
(90 medium trees)
Street Frontage
(Pearl Ave.) 219.6 (109.8 medium trees) 220
(130 medium trees)
Total Street Frontage 339 (169.5 medium trees) 340
(220 medium trees)
Yards 1,230 481
Total 2,031 1,629
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
Page 5
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 6
50% of the required points must be located along the main entrance side of the building. The
plans is meeting both of these requirements.
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 and each island shall include a tall deciduous/shade tree. The landscape
plan shows 5 parking row ends that are missing trees. Staff is recommending that the applicant
add trees to the plan to meet this requirement.
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. The provided
landscaping plan is meeting these requirements for both the Pearl Ave. and Riverway Dr.
frontages.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points does not meet this requirement. Staff is supportive of a BSM to allow
reduced yard landscaping points as site constraints provide minimal available yard area for
additional plantings. Due to the site constraints and the center city setting, staff does not have
concerns with reduced yard landscaping points.
Signage
Signage plans have not been included with this request, however the site plan includes a
proposed ground sign that appears to be located within the 20’ X 20’ vision triangle. Ground
signage for the site may not be placed within the 20’ X 20’ vision triangle and must meet
requirements for multi-family residential signage. Signage for the site may be addressed under
a separate building permit.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan is exceeding the
maximum 0.5 foot candle lighting level allowed at the north, east, and west property lines. Staff
is supportive of a BSM to allow the proposed increased lighting levels along the driveway
entrance (east property line) to 1.12 fc as it will provide increased lighting for vehicular access
in the public right-of-way. Staff is also supportive of increased lighting along the west property
line to 2.96 fc as proposed, to accommodate the shared property line/parking lot. Staff is
recommending that the remaining areas of the site be limited to 0.5 fc at the property line.
The parking areas are meeting the minimum 0.4 fc lighting level and 20’ high light poles are
being utilized which meet the code maximum of 20’ for the UMU district.
Page 6
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 7
Building Facades
Page 7
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 8
Final building elevations have been submitted for the development which consist
predominantly of masonry (approximately 80%) on all facades. The street-facing facades (north
and east) show a total of 14% of the façade area devoted to door/window area, where code
requires a minimum of 20% street-facing facades be devoted to door/window area. Staff is
supportive of a BSM to allow the reduced door/window area as the enhanced exterior materials
provide an attractive appearance from the street and are consistent with the style/materials of
the existing phase I apartment building immediately to the west.
Overall Site
The applicant is requesting BSMs related to density, setbacks, building height, reduced parking,
landscaping, lighting and façade glazing. To offset the landscaping code deficiencies the
applicant has provided enhanced architectural features on all facades to improve the
appearance of the site. Given the challenges related to the lot layout, the applicant has provided
sufficient overall landscaping for the site. 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 Planned
Development district, staff recommends the Plan Commission make the following findings
based on the criteria established by Chapter 30-387 (C)(6):
Page 8
ITEM VI: GDP amdt. & SIP Pearl Ave./Riverway Dr. 9
(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.
(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.
Staff recommends approval of the General Development Plan amendment and Specific
Implementation Plan and the findings listed above with the proposed following conditions:
1. Cross access agreement for shared driveway/parking lot shall be filed with the
Winnebago County Register of Deeds.
2. BSM to allow reduced front yard (Riverway Dr.) and street side (Pearl Ave.) setbacks to
17’.
3. BSM to allow increased density to 59 units per acres
4. BSM to allow increased building height to 76 feet.
5. BSM to allow reduced number of parking spaces to 97 spaces.
6. BSM to allow multi-family use without outdoor recreation space.
7. BSM to allow reduced yard landscaping points to 481 points
8. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
9. BSM to allow increased lighting level at the east property line (driveway entrance) to
1.12 fc and 2.96 fc at the west property line.
10. BSM to reduced door/window area on the street-facing facades (north/east) to 14%.
Page 9
Page 10
Page 11
Page 12
MORGAN CROSSING PHASE 2 GDP/SIP Written Description
The Property consists of approximately 1.41 acres located at the intersection of Pearl Ave and
Riverway Dr in Oshkosh, WI. The parcel is currently vacant land. Past uses of the site include
City of Oshkosh Right-of-Way (Railroad Corridor), a University Parking Lot, Universal foundry
and residential buildings.
Morgan Crossing 2, LLC (“The Developer”) proposes to environmentally remediate the site and
construct a multifamily apartment community with underground parking. The units will be
rented at market-rate with a target market of young professionals, UW Oshkosh staff, seniors
and co-living. The density will be approximately 59 units per acre.
Construction will begin with the excavation of the underground parking garage. Based on
discussions between the Developer and their Environmental Consultant, contaminated soils will
likely be able to be reused on site and capped by a combination of the building, parking lot and
geogrid fabric. The building structure will be a 5 story wood frame construction with a red brick
façade, materially similar in appearance to the existing Morgan Crossing building. Several
existing trees on the site will have to be removed in order to carry out the environmental
remediation and make room for the improvements. The landscaping for the project will be high
density with small trees and shrubbery planted along the perimeter of the building and a
sprinkler system installed to maintain the landscaping. There will be a monument sign on the
corner of Pearl Ave and Riverway Dr that will meet code requirements.
Base Standard Modifications:
The Developer is requesting a base standard modification on the number of parking spaces.
Current code requires 2 parking stalls for every one bedroom and two bedroom unit. The
development plans reflect 83 units (5 studios, 43 one bedroom, 35 two bedroom). The
development plans have 97 parking stalls, which is fewer than the 166 stalls that would be
required by code per the proposed unit mix. The Developer has had conversations in the past
with the City development office in which the City expressed support for fewer parking spaces
than required by current code based on reduced need due to the widespread availability of
rideshare services. The Developer is also constructing underground parking in accordance with
the City’s desire for higher density along the Pearl Ave corridor.
Per the terms of an easement agreement with ATC, the Developer is unable to place trees
within the bounds of the easement and is therefore relocating those trees elsewhere on the
parcel.
The Developer is additionally requesting a base standard modification on the number of points
for the yard requirement. Based on the total square footage of the building, 1230 points are
Page 13
MORGAN CROSSING PHASE 2 GDP/SIP Written Description
required in the yard category. Due to the high density of the proposed development (with
underground parking and 2 additional floors compared to existing phase), the limited size of the
parcel and restrictions of the ATC easement and powerlines, the Developer is able to achieve
481 points in the yard category. The landscaping will be similar in appearance and volume to
the existing phase (photos in section “Proposed Exterior Finishes & Landscaping”).
Site Data:
Total Site Area: 1.41 Acres, 61,501 SF
Building Footprint: 0.45 Acres, 19,650 SF (32.0%)
Sidewalk/Parking Lot Area: 0.49 Acres, 21,545 SF (35.0%)
Green Space: 0.47 Acres, 20,306 SF (33.0%)
Building Data:
5 floors of wood frame construction above one level of underground parking
Gross Building Area (including underground parking): 123,025 SF
Classic red brick façade (materially similar to adjacent existing phase)
83 total units:
Parking Data:
Total Parking Stalls: 97 (57 covered, 40 surface)
Handicap Accessible Parking Stalls: 4 (2 covered, 2 surface)
Zoning Data:
UMU-PD: Urban Mixed Use – Planned Development
Unit Type # of Units Average SF
Studio 5 655
1 Bed, 1 Bath 43 762
2 Bed, 2 Bath 35 1120
Page 14
MORGAN CROSSING PHASE 2 GDP/SIP Written Description
Proposed Interior Finishes (representative photos):
Page 15
MORGAN CROSSING PHASE 2 GDP/SIP Written Description
Proposed Exterior Finishes & Landscaping (representative photos):
Page 16
MORGAN CROSSING PHASE 2 GDP/SIP Written Description
Proposed Elevation:
Page 17
NORTH
SCALE IN FEET
0'20'40'
CONCRETE PAVEMENT
ASPHALT PAVEMENT (LIGHT) (17,601 S.F.)
ASPHALT PAVEMENT (HEAVY)
LANDSCAPE AREA
GREEN SPACE
PROPOSED 18" STANDARD CURB AND
GUTTER
PROPOSED 18" STANDARD SHEDDING
CURB AND GUTTER
TRAFFIC FLOW ARROW
HANDICAPPED PARKING
INDICATES NUMBER OF PARKING STALLS
WALL PACK
LIGHT POLE (1 LAMP)
LIGHT POLE (2 LAMPS)
LIGHT POLE (3 LAMPS)
LIGHT POLE (4 LAMPS)
1
SITE DATA
TOTAL PARKING STALLS PROVIDED = 97 (57 COVERED, 40 SURFACE)
HANDICAP ACCESSIBLE PARKING STALLS = 4 (2 COVERED, 2 SURFACE)
ZONING
LEGEND
TOTAL AREA = 1.41 ACRES, 61,501 S.F.
BUILDING AREA = 0.45 ACRES, 19,650 S.F. (32.0%)
SIDEWALK/PARKING LOT AREA = 0.49 ACRES, 21,545 S.F. (35.0%)
GREEN SPACE = 0.47 ACRES, 20,306 S.F. (33.0%)
PARKING DATA
UMU-PD: URBAN MIXED-USE - PLANNED DEVELOPMENT
NOTE
ALL DISTURBED AREAS SHALL BE TOPSOILED
TO A DEPTH OF 6 INCHES, SEEDED AND
MULCHED. AREA TO BE RAKED FREE OF
STONES AND CLUMPS.
90102440200
PARCEL NO.
12
*NOTE: ALL DIMENSIONS ARE TO THE FACE OF CURB,
UNLESS NOTED OTHERWISE
RESERVEDPARKING
2
RESERVEDPARKING
VANACCESSIBLE
PEARL AVENUE
RIVERWAY DRIVEDAWES STREET2
1
7
8
7
11
7
PROPOSED BUILDING
19.650 S.F.
PROPOSED RETAINING
WALL AND CONCRETE
STEPS PER ARCHITECTURAL
PLAN
24.0'20.
6
'
5.
9
'
20.
0
'
24.
0
'20.0'20.0'24.0'24.0'20.0'20.0'7.0'9.0' (T
Y
P
.
)
8.0
'10.0'10.0'
10.0'
10
.
0
'10.0'R5.0'R3.0'R5.0'R5.0'R3.0'R3.0
'
R8.0'
R42.0'
R18.0'R100.0'R30.0'R54.0'24.0'30.0'PROPOSED 18" STANDARD
SHEDDING CURB AND GUTTER (TYP.)
PROPOSED 18" STANDARD
CURB AND GUTTER (TYP.)
10/2020
2035373D
2035373
BDR
BBB
BDR
2SITE PLAN
MORGAN CROSSING APARTMENTS PHASE II
FOR BAYLAND BUILDINGS, INC.
CITY OF OSHKOSH
WINNEBAGO COUNTY, WISCONSIN
CURB CUT PER CITY OF
OSHKOSH STANDARDS
SIDEWALK WITH INTEGRAL
CURB
RIDE SHARE
DROP OFF LOCATION
CURB OPENING REQ'D
PER CITY OF OSHKOSH
STANDARDS
FOR RIDE SHARE DROP
OFF LOCATION.
RECONSTRUCT SIDEWALK
AS NEED TO INSTALL
INTEGRAL CURB
RETAINING WALL PER
ARCHITECTURAL PLAN R10.0'R5.0'RETAINING WALL,
BY OTHERS
5.
0
'
5.
8
'
10.
0
'
PROPOSED LIGHT POLE
PROPOSED LIGHT POLE
PROPOSED SIGN
TO MEET CITY CODE
Page 18
GDP/SIP
0 Pearl Ave
PC: 05-04-21
90 RIVERWAY LLC
90 RIVERWAY DR
OSHKOSH, WI 54901
ANNEX 71 LLC
409 MASSACHUSETTS AVE 300
INDIANAPOLIS, IN 46204
ST PETERS CONG
449 HIGH AVE
OSHKOSH, WI 54901
MORGAN CROSSING 2 LLC
300 N MAIN ST 300
OSHKOSH, WI 54901
Page 19
HIGH AV
HIGH AV
PPEEAARRLLAAVVDDAAWWEESSSSTT
RIVERWAY DRRIVERWAY DRCAMPUS PL
CAMPUS PL
MARION RD
MARION RD
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2021
1 in = 120 ft1 in = 0.02 mi¯0 PEARL AVE0 PEARL AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2021
1 in = 500 ft1 in = 0.09 mi¯0 PEARL AVE0 PEARL AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 21
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2021
1 in = 100 ft1 in = 0.02 mi¯0 PEARL AVE0 PEARL AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 22