HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT JUNE 1, 2021
ITEM IV: PUBLIC HEARING: GENERAL DEVELOPMENT PLAN FOR EXPANSION
OF A MULTI-FAMILY DEVELOPMENT AT 2750 MINERVA STREET
*All pertinent information can be found in ITEM III
GENERAL INFORMATION
Owner: Ruger Run LLC
Applicant: Corey Wallace
Action(s) Requested:
The applicant requests approval of General Development Plan to allow for expansion of a
multi-family development.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area consists of an approximately 2.44 acre parcel located on the east side of the
Minerva Street (north) terminus. The site currently has two 8-unit apartment buildings, built in
2005, and associated surface and garage parking areas. The surrounding area consists of multi-
family residential uses to the south, single family uses to the west, and vacant/agricultural lands
to the north and east. The 2040 Comprehensive Land Use Plan recommends medium and high
density residential use for the subject area.
Subject Site
Existing Land Use Zoning
Multi-family residential MR-12
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Vacant/agricultural Town of Oshkosh
South Multi-family residential MR-12
East Vacant/agricultural Town of Oshkosh
West Single family residential SR-5
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ITEM III B: GDP 2750 Minerva St. 2
Comprehensive Plan Land Use Recommendation
Land Use
2040 Comprehensive Land Use Recommendation Medium and High Density
Residential
ANALYSIS
Use
The proposed expansion of the site will include two new 8-unit apartment buildings, for a total
of four 8-unit apartment buildings on the site. The 8-unit apartment buildings are permitted in
the MR-12 district. The applicant is requesting a base standard modification (BSM) to allow for
32 units, where the maximum density for the site is 29 units (3,600 square feet of lot area per
unit). Staff is supportive of the increased density as the proposed use is consistent with the 2040
Comprehensive Land Use Recommendation of medium and high density residential use for the
site.
The applicant has noted that they had intended to develop the subject area as a phase II
following the 2007 development. The zoning ordinance at that time would have allowed for a
density of 34.9 units. Below is a comparison of the current zoning ordinance and the zoning
ordinance at the time of the original development (2007).
2007 (R-3) 2021 (MR-12)
Maximum Density 3,000 sf per unit
(34.9 units) 3,600 sf per unit (29.1 units)
Front setback 25’ 25’
Side setback
7.5’ 1-story, + 3’
for each
additional story
7.5’ 1-story, + 3’ for each
additional story
Rear setback
25’ 1-2 story
buildings, + 5’
for each
additional story
25’ 1-2 story buildings, + 5’
for each additional story
Recreation area None 200 sf + 25 sf per bedroom
Maximum impervious
surface None 60%
Parking requirement 2 spaces per
unit (0-2 beds)
2 spaces per unit (0-2 beds),
plus 1 guest space per 3
dwelling units
The proposed plans were discussed at a Plan Commission workshop on May 4, 2021. Plan
Commission was supportive of expansion of the multi-family use, but had concerns of lack of
recreation area for tenants.
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ITEM III B: GDP 2750 Minerva St. 3
Site Design/Access
The site currently has one access off of Minerva St., which will remain as the only access point.
The total impervious surface ratio for the site will be about 65%, which is over the maximum of
60% for the MR-12 district, and will require a BSM.
A BSM is also needed for recreation area not being provided, where code requires a minimum
recreation area of 200 sq. ft. plus 25 sq. ft. per bedroom. The site currently does not have any
recreation area and the expansion plans do not include recreation area. As previously noted,
Plan Commission voiced concerns of lack of recreation area on site and in the surrounding area.
The existing site has currently has 40 parking stalls (24 garage units, 16 open stalls). A total of 30
new parking stalls will be added with the site expansion (11 garage units, 19 open stalls), for a
total of 70 parking stalls. A BSM is being requested as the provided number of stalls is slightly
under 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.
Required Provided
Parking Spaces Minimum: 74 70
Impervious Surface Maximum: 60% of lot 65% of lot
Recreation Area ~1,800 sq. ft. 0 sq. ft.
Minimum Provided
Front Setback (Minerva St.) 25 ft. 37.9 ft.
Side Setback (south) 10.5 ft. Existing building
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ITEM III B: GDP 2750 Minerva St. 4
Side Setback (north) 10.5 ft. 19.9 ft.
Rear Setback (east) 25 ft. 35.9 ft.
Staff has concerns of the requested increased impervious surface and lack of recreation area
resulting from the two proposed multi-family buildings. The applicant has the option to
modify their plans for only one new multi-family building with 8-16 units, which could serve to
meet the impervious surface requirement and provide space for recreation area.
Staff is supportive of the reduced parking as it is only slightly under the maximum and should
be sufficient to meet parking demands of the tenants. All base standard modification requests
will be addressed as part of the SIP submittal.
Signage
No signage plans were included with this request.
Landscaping
The submitted plans did not include a landscaping plan. The applicant will need to meet all
landscaping requirements or apply for base standard modifications as part of the SIP process.
Storm Water Management/Utilities
A preliminary storm water management plan was included with this request. The Department
of Public Works has noted that the site will be subject to requirements of Chapter 14 of the City
of Oshkosh Municipal Code Storm Water Management. This will be addressed during the SIP
and Site Plan Review processes.
Site Lighting
Lighting plans for the site have not yet been submitted. Lighting plans will be required to be
submitted as part of the SIP request.
Building Facades
Building elevation plans were included with this request and will match the appearance of the
existing two buildings on the site. Staff does not have concerns with the proposed elevations as
they appear to be compliant with multi-family exterior design standards and are consistent with
the existing buildings on the site.
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 consider findings based on the
criteria established by Chapter 30-387 (C)(6):
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ITEM III B: GDP 2750 Minerva St. 5
(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.
(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.
(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 Plan Commission recommend the appropriate scale of development for the
proposed General Development Plan with one of the following options:
1) Denial of the proposed two 8-unit buildings.
2) Approval of the proposed two 8-unit buildings.
3) Approval of one 16-unit building.
4) Approval of one 12-unit building.
Final development plans and appropriate Base Standard Modifications will need to be
addressed during the Specific Implementation Plan (SIP) process.
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