HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT JULY 20, 2021
ITEM IV: PUBLIC HEARING: SPECIFIC IMPLEMENTATION PLAN FOR
EXPANSION OF A MULTI-FAMILY DEVELOPMENT AT 2750 MINERVA
STREET
GENERAL INFORMATION
Owner: Ruger Run LLC
Applicant: Corey Wallace
Action(s) Requested:
The applicant requests approval of a Specific Implementation 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. On June 22, 2021, a General Development Plan
(GDP) was approved for expansion of the existing multi-family use to include an additional 16-
unit building.
Subject Site
Existing Land Use Zoning
Multi-family residential MR-12 PD
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 IV: GDP 2750 Minerva St. 2
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Medium and High Density
Residential
ANALYSIS
Use
The approved GDP for the site was for a 16-unit apartment building to be located on the north
side of the site, resulting in a total of 32 residential units. The proposed site plan is consistent
with the approved GDP.
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.
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 is under the maximum of 60% for the MR-12
district. The applicant has provided a recreation area on the north side of the site to meet the
recreation area requirement.
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ITEM IV: GDP 2750 Minerva St. 3
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.
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.
Required Provided
Parking Spaces Minimum: 74 70
Impervious Surface Maximum: 60% of lot 51.29% of lot
Recreation Area ~1,800 sq. ft. ~2,600 sq. ft.
Minimum Provided
Front Setback (Minerva St.) 25 ft. 30 ft.
Side Setback (south) 10.5 ft. Existing building
Side Setback (north) 10.5 ft. 16 ft. (pavement)
Rear Setback (east) 25 ft. 40 ft.
Signage
No signage plans were included with this request.
Landscaping
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ITEM IV: GDP 2750 Minerva St. 4
Points Required Points Provided
Building Foundation 254 (63.5 street side) 257 (132.2 street side)
Paved Areas
100 (30 tall trees, 40
shrubs)
100
(250 tall trees, 0 shrubs)
Street Frontage 150 (110 medium trees) 150 (0 medium trees)
Yards 370 470
Bufferyard 237.6 386
TOTAL 1,111.6 1,363
Building Foundation
The building foundation landscaping point requirement of 60 landscaping points per 100 linear
feet of building foundation is being met for the proposed building. The requirement that 25%
of the points be on the street-facing side of the building is also being met.
Paved Area
The paved area requirement of 50 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. The tall tree requirement is being met, however the plan
does not show any shrubs for the paved area landscaping. This can be addressed during Site
Plan Review.
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
does not show medium trees provided along the street frontage. This can also be addressed
during Site Plan Review.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement.
Bufferyard
Code requires a 0.2 opacity bufferyard along the northwest property line, as the property abuts
an SR-5 zoning district. The bufferyard requirement may be met with a 15’ setback along with
198 evergreen tree landscaping points per 100 feet. The applicant has exceeded this bufferyard
requirement.
Storm Water Management/Utilities
Preliminary stormwater management plans have been included with this request. The
Department of Public Works has noted that final detailed storm water and site plans are
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ITEM IV: GDP 2750 Minerva St. 5
required to be reviewed and approved prior to construction through the Site Plan Review
process.
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking areas, with no more than .5 foot-candles of light
trespass at the property lines. The light fixtures need to be full cutoff fixtures, not to exceed the
maximum fixture mounting height of 20’.
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.
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ITEM IV: GDP 2750 Minerva St. 6
Overall Site
The applicant is requesting BSMs related to residential density as well as parking reduction. To
offset the BSMs, the applicant has exceeded the overall landscaping point requirement for the
site. Specifically, the bufferyard along the adjacent residential property to the northwest
significantly exceeds the bufferyard landscaping point requirement to mitigate the impact of the
development on neighboring residential properties. Staff is comfortable that the applicant has
adequately offset the requested BSM 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 consider 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.
Staff recommends approval of the General Development Plan amendment and Specific
Implementation Plan and the findings listed above with the proposed following conditions:
1. BSM to allow 32 residential units, where maximum density for the lot is 29 units.
2. BSM to allow reduced number of parking spaces to 70 spaces.
3. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
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Project Name: Minerva Street June 21, 2021
Proposed 16 Unit Apartment Buildings
Proposed SIP- written description
To preface, this SIP submittal follows a previous GDP submittal and zoning map change application which is still processing. This SIP submittal
presumes the GDP and zoning change is approved.
SIP:
Specific project themes and images:
The existing parcel was formerly developed with two (8) unit apartment buildings and one (24) stall tenant garage building on its south portion with
the intent to construct additional apartments to the north in the future. This development proposes an additional (16) unit apartment building and
one (11) stall tenant garage at the currently undeveloped north portion of the parcel. The buildings have been designed to closely resemble the
aesthetic of the existing buildings on the parcel as well as those on neighboring parcels to the south.
Specific mix of Dwelling Unit types and/or land uses:
The existing apartment buildings consist of (16) two-bedroom dwelling units and (24) detached tenant garage stalls. The development proposes an
additional (8) two-bedroom dwelling units, (8) one-bedroom dwelling units and (11) detached tenant garage stalls.
Specific residential densities and nonresidential intensities as described by dwelling units per acre:
There are no non-residential intensities proposed. The development proposes to create a parcel resulting in 13.38 dwelling units per acre.
Landscape surface area ratio:
The total parcel area is 102,402 sf. The proposed development consists of 52,519 sf of impervious area and 49,883 sf of pervious area. The
pervious area consists of a combination of landscaped beds, grass lawn a mulched play area.
Specific treatment of natural features, including parkland:
The site has been engineered to provide the required storm water management treatment and meet the City of Oshkosh landscape requirements.
The portion of the existing parcel intended for this development is relatively featureless and consists of overgrown grass/weeds. There are no
significant natural features affected by the proposed development.
Specific relationship to nearby properties and public streets:
At the north end of Minerva Street, the development proposes to add one (16) unit apartment building at the east side of the street. On the same
side of the street extending southward, there are currently four existing (8) unit apartments with the same relationship to Minerva Street. There are
no other public streets adjacent to the proposed development.
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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 plan s required by Plan
Commission:
The total parcel area is 102,402 sf. The proposed development consists of 52,519 sf of impervious area and 49,883 sf of pervious area. The
pervious area consists of a combination of landscaped beds, grass lawn and a mulched play area.
The density of the neighboring property to the south (in the same zoning district)- parcel #1229570700 is:
• Unit Density: (16) dwelling units / 50,520 sf (1.16 acres) = 13.8 units / acre.
A statement of rationale as to why PD zoning is proposed:
The existing parcel was formerly developed with two (8) unit apartment buildings and one (24) stall tenant garage building on its south portion, with
the intent to construct additional apartments and garage stalls to the north in the future. Since the construction of the initial phase of buildings, the
City has undergone a revamping of its zoning ordinance that resulted with redefined zoning districts. The resulting zoning district only allows a unit
density of up to12 dwelling units per acre.
Most of the parcels in the current zoning district were developed prior to the City rezoning. As such neighboring parcel unit densities are higher
than the proposed development. It is the applicant’s opinion that the proposed development conforms to the context (and densities) of other
neighboring parcels in the zoning district.
A complete list of zoning standards that would not be met by the proposed SIP and the locations in which such exceptions/base standard
modifications would occur:
• The current zoning of the parcel is proposed to be changed from an MR-12 to an MR-12 PD. Per zoning ordinance section 30-42, an MR-
12 PD allows a density of up to twelve units per acre, the development proposes 13.38 units per acre.
• Zoning sections 30-42 and 30-74 permit up to (8) unit apartment buildings. Buildings up to 20 units are allowed with a Conditional Use
permit.
• The parcel currently supports two principal apartment buildings and a tenant garage building. The development proposes an additional
principal apartment building and an additional tenant garage. Per zoning ordinance section 30-72 (H), a maximum of (2) principal
buildings shall be permitted on any one lot.
• The development proposes to bring the total dwelling units on site to (32). Ordinance section 30-75 (G) requires (74) parking stalls. With
garage stalls and exterior parking stalls, there are (70) proposed parking stalls.
Phasing schedule, if more than one development Phase is intended:
Only one development phase is intended. Contingent upon site and building governmental approvals the intent is to commence with construction
late-summer or early-fall of this year.
Agreements, bylaws, covenants, and other documents relative to the operational regulations of the development and particularl y providing for the
permanent preservation and maintenance of common open areas and amenities:
There are no anticipated covenants for this development. The owner company manages a maintenance program and has staff to perform
maintenance on this and other owned developments. The management plan, in addition to upkeep of the building’s interiors, includes periodic lawn
mowing/maintenance and re-mulching of landscape bed areas.
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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:
The initial GDP submittal was similar except in that it proposed two (8) unit apartments consisting of two-bedroom units. The owner representative
attended the initial Council GDP review meeting and presented an alternative including one (16) unit apartment with (8) two-bedroom units and (8)
one-bedroom units. The intent of the alternative was to reduce the impervious area of the proposed development and reduce parking needs in
response to zoning ordinance density and parking requirements.
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MINERVA STREETPROPOSED LAWNPROPOSED WATERRETENTIONPROPOSED 11-UNIT GARAGEEXISTING GARAGEEXISTING8-UNITEXISTING8-UNITEXISTING8-UNITEXISTING ASPHALTPARKING LOT(NO CURB & GUTTER)PROPOSED16-UNITMULTI-FAMILYBUILDING 'A'647'-0"455'-0"195'-0"120'-4"NEW WORK AREAEXISTING TO REMAINEXISTING ASPHALT DRIVE240'-0"PROPOSED TRASH ENCLOSUREW/ VINYL FENCE & GATESNEW CITY SIDEWALKBUILDING 'B'1222312415'-0"2SIDE YARD SETBACKBUFFER YARD SETBACK55661C101TYP.0'20'40'60'783 8 CYDUMPSTER8 CYDUMPSTEREQUALEQUAL8"8"10'-0"6' HIGH TREATED WOODPRIVACY FENCE.3 18" WIDE VERTICAL PICKETS.POST W/ BASE CONNECTIONTO SONOTUBE. EXTENDSONOTUBE DOWN TO MIN.4'-0" BELOW GRADE.12" DIA. TUBE UNLESSNOTED OTHERWISE.PROVIDE (2) SIDES LATCHAND HEAVY DUTY DROPROD. TYPICAL BOTH GATES.2ONE HR F.R. RATED WALLCONSTRUCTION. SEEGARAGE PLAN SHEET A106.EXISTING GARAGE- THISWALL WITHIN 5'-0" OFREFUSE ENCLOSURE TO BEONE HOUR F.R. RATEDCONSTRUCTION: REMOVESIDING AND SHEATHING,INSTALL 58" DENS GLASS ANDREINSTALL SIDING.2"6'-0"(2) 6'-0" H. x 4'-10" W. GATES.PROVIDE (2) SIDE LATCHAND HEAVY DUTY DROPROD. VERIFY GATE WIDTHWITH FIELD CONDITIONS.2"6'-0" POST BEYOND.6' HIGH VINYL PRIVACY FENCEWITH 1X 3 18" VERTICALTREATED WOOD PICKETS.4'-0" MIN.4'-0" MIN.12" DIA.CONCRETESONOTUBE.12" DIA.CONCRETESONOTUBE.CONSTRUCTION NOTES:1SITE PLANMILL AND OVERLAY EXISTING ASPHALT PAVING.NEW 4" CONC. SIDEWALK WITH 6 x 6 10/10 W.W.M. OVER MIN. 6"COMPACTED GRANULAR FILL. WORK IN RIGHT-OF-WAY TO BECOORDINATED WITH CITY OF OSHKOSH AND TO CONFORM TO CITYOF OSHKOSH STANDARDS.NEW ASPHALT PAVING OVER BASE COURSE WITH CONCRETECURB AND GUTTER PERIMETER.PAINTED LINE STRIPING.A.D.A. ACCESSIBLE AISLE. SLOPE NOT TO EXCEED 1:48.VAN ACCESSIBLE ADA PARKING SIGN.2000 SF RECREATIONAL AREA - INSTALL EDGING, WEED BARRIERAND WOOD MULCH. INSTALL PLAY SET- DESIGN TO BEDETERMINED.1970 SF COMMON OPEN SPACE. TOP SOIL WITH GRASS SEEN TOAREA TO REMAIN UNOBSTRUCTED.2345678C002SITE / SITE GRADING PLANSCALE: 1'' = 20'-0''NORTHJUNE 21, 20212025PROPOSED ALTERATION FOR:REVISION DATE:FIELD VERIFY ALL GIVEN DATA BEFOREPREPARATION OF SHOP DRAWINGS,CONSTRUCTION AND INSTALLATIONWesenberg ArchitectscPROJECT NUMBERThis design drawing and detail is the copyrightedproperty of WESENBERG ARCHITECTS. No parthereof shall be copied, duplicated, distributed,disclosed or made available to anyone withoutthe expressed written consent of WESENBERGARCHITECTS.SHEET NUMBERISSUE DATE:MINERVA STREET OSHKOSH, WI 54903RUGER RUN APARTMENTS16 UNIT APARTMENT &SET TYPE:SIP SUBMITTAL SET11 STALL GARAGEREFUSE ENCLOSURE PLANSCALE: 3/16'' = 1'-0''NORTHREFUSE ENCLOSURE ELEVATIONSCALE: 3/16'' = 1'-0''REFUSE ENCLOSURE ELEVATIONSCALE: 3/16'' = 1'-0''123Page 13
SIP
2750 MINERVA ST
OSHKOSH, WI 54901
BO M SHROYER/BRITTANY A
ZBLEWSKI
2796 MINERVA ST
OSHKOSH, WI 54901
RALPH A/BARBARA L GUENTHER
2787 MINERVA ST
OSHKOSH, WI 54901
TREVOR M BARTEL
2777 MINERVA ST
OSHKOSH, WI 54901
TIMOTHY A/KATHY J
LEHTIKANGAS
2767 MINERVA ST
OSHKOSH, WI 54901
JAMES M STEVENS
2757 MINERVA ST
OSHKOSH, WI 54901
PHENG/SUE YANG
2753 MINERVA ST
OSHKOSH, WI 54901
EE T VANG/SAKA YANG
2743 MINERVA ST
OSHKOSH, WI 54901
KRISTOPHER L/ERIN A
STRAUGHTER
2733 MINERVA ST
OSHKOSH, WI 54901
COREY WALLACE
240 ALGOMA BLVD
OSHKOSH, WI 54901
RUGER RUN LLC
3807 STATE ROAD 21 A
OSHKOSH, WI 54904
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Oshkosh City LimitOshkosh City LimitMINERVA STMINERVA STHAMILTON STHAMILTON STW PACKER AVW PACKER AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/22/2021
1 in = 120 ft1 in = 0.02 mi¯2750 MINERVA2750 MINERVA
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: 6/22/2021
1 in = 500 ft1 in = 0.09 mi¯2750 MINERVA2750 MINERVA
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 16
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/22/2021
1 in = 100 ft1 in = 0.02 mi¯2750 MINERVA2750 MINERVA
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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