HomeMy WebLinkAbout13. 21-356JULY 13, 2021 21-356 RESOLUTION
(CARRIED__7-0_____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN AMENDMENT
AND SPECIFIC IMPLEMENTATION PLAN FOR A MULTI-
FAMILY DEVELOPMENT LOCATED AT THE SOUTHWEST
CORNER OF JACKSON STREET AND MARION ROAD
INITIATED BY: MERGE, LLC/MERGE URBAN 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 J from a 5-story multi-family development to a 4-story
multi-family development to allow for a multi-family residential development located
at redevelopment site J, at the southwest corner of Jackson Street and Marion Road; and
WHEREAS, the Plan Commission finds that the Specific Implementation Plan for
a multi-family residential development and the General Development Plan amendment
for a 4-story multi-family residential development to the previously approved General
Development Plan at redevelopment site J, at the southwest corner of Jackson Street and
Marion road, 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 for a 4-story multi-family residential development to the
previously approved General Development Plan at the southwest corner of Jackson Street
and Marion Road and the Specific Implementation Plan for said development, per the
attached, is hereby approved with the following conditions:
1. Connections from the site to City-owned property shall be addressed through an
easement to be recorded with the Winnebago County Register of Deeds or copy of
existing.
JULY 13, 2021 21-356 RESOLUTION
CONT’D
2. BSM to allow reduced number of parking spaces to 90 spaces.
3. BSM to allow multi-family use without outdoor recreation space.
4. BSM to allow reduced building foundation landscaping along street facing façade
to 19 points.
5. BSM to allow reduced building foundation landscaping along main entrance
façade to 131 points.
6. BSM to allow reduced yard landscaping points to 1,510 points.
7. All mechanical equipment shall be screened from view as approved by the
Department of Community Development.
8. Street frontage landscaping shall be installed as part of the Phase 2 development
or installed in conformation with the Landscape Ordinance within 3 years.
9. BSM to reduced door/window area on the west ground floor facade to 9%.
10. BSM to allow residential units facing the waterfront without functional patios or
decks.
11. Final building exterior materials shall be approved by the Plan Commission.
12. BSM to allow temporary fencing with signage during construction of the site.
13. Final landscaping, lighting, and signage plans shall be reviewed and approved by
the Department of Community Development.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons, Planning Services Manager
DATE: July 8, 2021
RE: Approve General Development Plan Amendment and Specific Implementation
Plan for a Multi-Family Development Located at the Southwest Corner of
Jackson Street and Marion Road
BACKGROUND
The applicant requests approval of a General Development Plan amendment and Specific
Implementation Plan to allow for a multi-family residential development located at
redevelopment site J, at the southwest corner of Jackson Street and Marion Road. The subject
site is a 2.62 acre irregularly shaped vacant lot, located at the southwest corner of Jackson Street
and Marion Road. The property is zoned Riverfront Mixed Use with a Planned Development
Overlay and Riverfront Overlay (RMU-PD-RFO) and the 2040 Comprehensive Land Use Plan
recommends City Center use for the subject site. The surrounding area consists primarily of
commercial uses as well as a multi-family use to the west along with the Riverwalk and the Fox
River to the south. 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 Phase 1 development of Site J.
ANALYSIS
The proposed Phase 1 development will include a 4-story, 74 unit apartment building with a
total of 90 bedrooms (1.21 bedrooms per unit). Density for the site is approximately 28.2 units
per acre. The RMU District allows for 1,200 sq. ft. per dwelling unit, which results in a maximum
of 95 dwelling units for the site. The Phase I development is under the maximum of density for
the entire site. The General Development Plan (GDP) for the site listed the Phase I building
(Building 2) as a 5-story multi-use building. The proposed change to a 4-story multi-family use
requires a GDP amendment. Staff is supportive of the GDP amendment as the proposed use is
still be compatible with the overall approved GDP as well as the 2040 Comprehensive Land Use
Plan recommendation of Center City.
The applicant is requesting BSMs related to parking, landscaping, and exterior design standards.
To offset the landscaping code deficiencies the applicant has provided increased parking lot
landscaping as well as increased glazing on the building facades. Staff is comfortable that the
applicant has adequately offset the requested BSMs and feel that the overall site design is
complimentary to the surrounding area.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
FISCAL IMPACT
Approval of this project should result in an increase in the assessed property value for the site.
The developer is anticipating spending approximately $17.8 million on this phase of the
development.
RECOMMENDATION
The Plan Commission recommended approval of the General Development Plan and Specific
Implementation Plan with conditions on July 6, 2021. Please see the attached staff report and
meeting minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
ITEM: GENERAL DEVELOPMENT PLAN AMENDMENT & SPECIFIC
IMPLEMENTATION PLAN APPROVAL FOR A MULTI-FAMILY
DEVELOPMENT LOCATED AT SOUTHWEST CORNER OF JACKSON
STREET & MARION ROAD
Plan Commission meeting of July 6, 2021.
GENERAL INFORMATION
Applicant: Merge, LLC / Merge Urban Development
Property Owner: Mackson Corners Waterfront LLC
Action(s) Requested:
The applicant requests approval of a General Development Plan amendment and Specific
Implementation Plan to allow for a multi-family residential development located at
redevelopment site J, at the southwest corner of Jackson Street and Marion Road.
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 2.62 acre irregularly shaped vacant lot, located at the southwest corner of
Jackson Street and Marion Road. The property is zoned Riverfront Mixed Use with a Planned
Development Overlay and Riverfront Overlay (RMU-PD-RFO) and the 2040 Comprehensive
Land Use Plan recommends City Center use for the subject site. The surrounding area consists
primarily of commercial uses as well as a multi-family use to the west along with the Riverwalk
and the Fox River to the south.
Subject Site
Existing Land Use Zoning
Vacant lot RMU-PD-RFO
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial UMU-PD
South Riverwalk I-PD-RFO
East Commercial CMU-RFO
West Multi-family RMU-PD-RFO
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Center City
ANALYSIS
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 2
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 Phase 1 development of Site J.
Use
The proposed Phase 1 development will include a 4-story, 74 unit apartment building with a
total of 90 bedrooms (1.21 bedrooms per unit). Density for the site is approximately 28.2 units
per acre. The RMU District allows for 1,200 sq. ft. per dwelling unit, which results in a
maximum of 95 dwelling units for the site. The Phase I development is under the maximum of
density for the entire site.
The General Development Plan (GDP) for the site listed the Phase I building (Building 2) as a 5-
story multi-use building. The proposed change to a 4-story multi-family use requires a GDP
amendment. Staff is supportive of the GDP amendment as the proposed use is still compatible
with the overall approved GDP as well as the 2040 Comprehensive Land Use Plan
recommendation of Center City.
Site Design/Access
Proposed site plan.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 3
The site will have a single two-way access from Marion Road. A total of 90 parking spaces will
be provided for the site (34 underground spaces, 56 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. The applicant has noted that the proposed 90 parking spaces are consistent
with the approved GDP, which included shared parking for Sites H, I, and J totaling 270
parking spaces. The applicant further noted that 117 parking spaces provided for Site H (Brio)
along with the proposed 90 spaces on Site J and 94 expected parking spaces on future Site I
result in 301 total spaces for the three sites will provide adequate parking given the typology of
the mixed-use development in combination with residents mostly utilizing one vehicle unit
(based on other similar projects). 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. Also, the site is centrally located and the area is relatively walkable.
The total impervious surface ratio for Phase 1 will be 48%, which is well under the maximum of
80% for the RMU district.
Required Provided
Parking Spaces Minimum: 172 90
Impervious Surface Maximum: 80% 48%
Building Height Maximum: None 51.5 ft.
Setbacks Minimum Provided
Front Setback (Marion Rd.) 10 ft. 12 ft. (parking lot)
Street Side Setback (Jackson
St.) 10 ft. ~74 ft. (pavement)
Waterfront (south)
30 ft. from
Ordinary High
Water Mark
37 ft. from Ordinary High
Water Mark
Side (west) 10 ft. 10 ft.
The building and paved areas for Phase 1 are meeting all applicable setbacks. 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 the site has access to the Riverwalk for recreation purposed.
Also, the site is located in a walkable urban area and with predominantly studio/1-bedroom
units, the residents will be primarily adults.
A traffic impact analysis (TIA) was conducted for the site and recommended a mid-block
crossing on Marion Road between Jackson and Campus Place. Staff will further
evaluate the viability and location of a mid-block crossing. The site plan shows
connections to the Riverwalk from the development. Staff is recommending a condition that an
easement be drafted and recorded with the Winnebago County Register of Deeds for any
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 4
connections to City-owned property.
Storm Water Management/Utilities
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.
Landscaping
Proposed landscaping plan.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 5
Points Required Points Provided
Building Foundation
488 (244 on side of main
entrance, 122 on street facing
side)
487
(131 on side of main entrance,
19 on street facing side)
Paved Area 280 (84 tall trees, 112 shrubs) 576
(350 tall trees, 210 shrubs)
Street Frontage
(Marion Rd.) 330 (165 medium trees) Not provided
Street Frontage
(Jackson St.) 430 (215 medium trees) Not provided
Yards 1,545 1,510
Total 3,073 2,573
Building Foundation
The landscape plan is one point shy of 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.
The plans is not meeting either of these requirements.
Staff is supportive of a BSM to allow the reduced building foundation landscaping point
requirement as it is only deficient by one point and the increased paved area points serve to
offset that minimal reduction. Staff is also supportive of a BSM for the reduced street facing
and main entrance side landscaping reduction as the street-facing (north) foundation will
mostly be screened by paved area/yard landscaping to the north of the building and the street-
facing (east) foundation is a relatively short end of the building which does not provide enough
façade length to meet the point requirement. The most prominent building elevation is the
waterfront façade, which staff feels is sufficiently landscaped around the foundation to meet the
intent of the ordinance.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being more than doubled. 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 one parking row end missing a tree, at the southeast corner of the parking lot. The
applicant will need to provide a tree in this location to meet this requirement, and can be
addressed during the Site Plan Review process.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 6
Two transformer boxes and a generator pad are shown within parking row ends. This
mechanical equipment will need to be fully screened with evergreen shrubs or trees. This can
also be addressed during Site Plan Review.
Street Frontage
Code requires 100 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 applicant
is requesting a BSM to defer the street frontage planting requirement to Phase 2 of the
development. Staff is supportive this BSM with a condition that the required street frontage
landscaping be provided within 3 years.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping is slightly short of meeting this requirement. Staff is supportive of a BSM to allow
reduced yard landscaping points as is site constraints provide minimal available yard area for
additional plantings. Also, the scale and density of the development closely resemble that
found in the CMU district, which exempts landscaping requirements. This recommendation is
consistent with staff’s opinion discussed as part of the GDP request.
Signage
Signage plans were not included with this request. The applicant has stated that signage for the
project is anticipated to be building-mounted and is likely to include tenant signage that cannot
be defined at this time. Ground signage is not being requested. All sign will need to be
compliant with RMU signage standards. This can be addressed under a separate sign permit.
Temporary construction fencing is being proposed to enclose the site during construction, as
was utilized for the Brio site. The 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.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan does not exceed the
maximum 0.5 foot candle lighting level allowed at the property lines. Several areas of the
parking lot are under the minimum 0.4 fc lighting level. Lighting levels in these areas will need
to be increased to the minimum 0.4 fc. Proposed light fixture height is 18’, which is under the
maximum of 20’ for the RMU district.
The applicant has provided image of the proposed light fixtures/poles (shown below) for the
site lighting, which are double head cutoff fixtures. Staff is recommending that the applicant
revise their lighting plan to utilize ornamental light fixtures utilized for the existing Aurora site
to the north as well Site H (Brio). This will provide consistency for the character of the
development area.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 7
Building Facades
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 8
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 9
The Riverfront Overlay District Design Standards requires buildings to be clad on all sides with
at least 70% class I materials. It also requires residential uses to include windows and doors
areas at a minimum of 15% of the ground floor façade area. For upper floors, the total area of
windows and doors shall comprise a minimum of 15% of the total façade area above the ground
floor.
The submitted building elevations are deficient of the code requirement for class I materials on
all facades. The applicant is requesting a BSM to allow “ceramic cladding” as a class I material
to meet the requirement on all facades. The applicant describes the material as being a ‘step up’
from the Nichiha fiber-cement cladding that was approved for Brio. The applicant also states
that the ceramic coating is more durable, has a 50-year warranty on the panels and 20-year
warranty on the finish. As this is a new material that has not previously reviewed or approved,
staff is recommending that Plan Commission analyze the material to determine if it is
appropriate to classify as a class I material.
The building facades meet window/door area requirements on all facades, with the exception of
the west ground floor. The applicant has noted that this glazing reduction is necessary to
screen the retaining wall, ramp, and mechanical and electrical equipment. Staff is supportive of
a BSM to allow the reduction as the west façade is minimally visible, facing the existing Anthem
Apartments and all other façade areas exceed 15% door/window area to offset the requested
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 10
BSM. Also, landscaping features will be included along the façade to “break up” the ground
floor walls.
Required Class I Provided Class I
Class I with
Ceramic
Cladding
North 70% 40% 95%
South 70% 42% 94%
East 70% 48% 100%
West 70% 43% 100%
Required door/window
area
Provided door/window
area
North ground floor 15% 37%
North upper floors 15% 28%
South ground floor 15% 46%
South upper floors 15% 32%
East ground floor 15% 87%
East upper floors 15% 17%
West ground floor 15% 9%
West upper floors 15% 26%
The Riverfront Overlay District also specifies that a patio or balcony shall be provided for each
unit facing the waterfront. The applicant is requesting a BSM as not all units on the waterfront
(south) side of the building will be provided with a deck or patio. According to the applicant,
providing a balcony on each unit creates a design challenge by giving the appearance of
‘stacked’ balconies and the current design provides for a more aesthetically pleasing pattern on
the façade. They also note that it allows some of the water-facing units to be more attainably
priced without the added cost of a patio door and balcony. The units without a balcony have a
9’ wide by 8’ tall window in each living room. A roof terrace is also planned for the building
that would be open to all residents, giving everyone access to a space with a view of the river
regardless of the location of the unit within the building.
Staff is supportive of the proposed BSM as the waterfront façade will maintain the desired
waterfront connection with the proposed design. The variation of window sizes and balcony
placement serve to enhance the appearance of the façade. The waterfront façade significantly
exceeds the glazing requirement of 15% for both the ground floor and upper floor areas to offset
the requested BSM.
Overall Site
The applicant is requesting BSMs related to parking, landscaping, and exterior design
standards. To offset the landscaping code deficiencies the applicant has provided increased
parking lot landscaping as well as increased glazing on the building facades. Staff is
comfortable that the applicant has adequately offset the requested BSMs and feel that the
overall site design is complimentary to the surrounding area.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 11
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
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. Connections from the site to City-owned property shall be addressed through an
easement to be recorded with the Winnebago County Register of Deeds or copy of
existing.
2. BSM to allow reduced number of parking spaces to 90 spaces.
3. BSM to allow multi-family use without outdoor recreation space.
4. BSM to allow reduced building foundation landscaping along street facing façade to 19
points.
5. BSM to allow reduced building foundation landscaping along main entrance façade to
131 points.
6. BSM to allow reduced yard landscaping points to 1,510 points.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 12
7. All mechanical equipment shall be screened from view as approved by the Department
of Community Development.
8. Street frontage landscaping shall be installed as part of the Phase 2 development or
installed in conformation with the Landscape Ordinance within 3 years.
9. BSM to reduced door/window area on the west ground floor facade to 9%.
10. BSM to allow residential units facing the waterfront without functional patios or decks.
11. Final building exterior materials shall be approved by the Plan Commission.
12. BSM to allow temporary fencing with signage during construction of the site.
13. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
The Plan Commission approved the General Development Plan Amendment and Specific
Implementation Plan with conditions on July 6, 2021. The following is Plan Commission’s
discussion on the item.
Site Inspections Report: Ms. Propp and Mr. Hinz reported visiting the site.
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 multi-family residential development located at
redevelopment site J, at the southwest corner of Jackson Street and Marion Road.
Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land
use and zoning classifications in this area. 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 Phase 1 development of Site J. The proposed Phase 1
development will include a 4-story, 74 unit apartment building with a total of 90 bedrooms (1.21
bedrooms per unit). Density for the site is approximately 28.2 units per acre. The RMU District
allows for 1,200 sq. ft. per dwelling unit, which results in a maximum of 95 dwelling units for
the site. The Phase I development is under the maximum of density for the entire site.
The General Development Plan (GDP) for the site listed the Phase I building (Building 2) as a 5-
story multi-use building. The proposed change to a 4-story multi-family use requires a GDP
amendment. Staff is supportive of the GDP amendment as the proposed use still be compatible
with the overall approved GDP as well as the 2040 Comprehensive Land Use Plan
recommendation of Center City. The site will have a single two-way access from Marion Road.
A total of 90 parking spaces will be provided for the site (34 underground spaces, 56 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. The applicant has noted that the proposed 90 parking
spaces are consistent with the approved GDP, which included shared parking for Sites H, I, and
J totaling 270 parking spaces. The applicant further noted that 117 parking spaces provided for
Site H (Brio) along with the proposed 90 spaces on Site J and 94 expected parking spaces on
future Site I result in 301 total spaces for the three sites will provide adequate parking given the
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 13
typology of the mixed-use development in combination with residents mostly utilizing one
vehicle unit (based on other similar projects). 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. Also, the site is centrally located and the area is relatively walkable. Staff
recommends approval of the General Development Plan amendment and Specific
Implementation Plan with the findings and conditions listed in the staff report.
Mr. Hinz opened up technical questions to staff.
Ms. Propp said that on the rendering there are different colors represented but the actual image
shows one color.
Mr. Lyons said it is hard to see on the rendering, but there are different products that will be
distant in real life.
Ms. Propp asked if this new material will be the main material for this building.
Mr. Lyons confirmed that the primary cladding on the building would be ceramic lap product
along with glazing.
Ms. Propp asked if there are going to be three more buildings.
Mr. Lyons confirmed.
Ms. Propp asked if the total number of units that was approved in the general development
plan will remain.
Mr. Lyons said that if it changed from the original plan, it would have to be addressed when
they come back.
Ms. Propp asked about the amount of parking. The commission is granting a modification for
reduced parking here but it doesn’t look like there is much parking for three buildings.
Mr. Lyons said that the next item on the agenda is the parking lot that’s helping facilitate the
parking for this. The parking they are proposing is 1.17 spaces per unit compared to similar
developments they have done.
Mr. Mitchell asked why there was a shift from their initial plan and what the size of the
bedrooms were.
Mr. Slusarek confirmed it was mostly studios and two bedrooms.
Mr. Hinz asked if there were any public comments and asked if the applicant wanted to make
any statements.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 14
Steve Miller, SlingShot Architecture, Joy Hanneman, Merge Urban Developments, and Pete
Reed, CeraClad, were available to answer questions.
Mr. Miller said that the upper volume is primarily the black cera cladding, windows and glass
balconies. The whole first floor is either the stone or glazing. It’s accented by aluminum
extrusions but they look like wood to warm up the building. On the right side, there is solar
shading that is the same wood looking aluminum slates. There were some concerns about the
fixtures the staff is proposing that match the Brio site.
Mr. Lyons said that bringing it up to the plan commission would be most appropriate.
Mr. Miller shared a handout with plan commission that shows alternative light fixtures other
than what staff had recommended.
Mr. Miller they were matching the parking lot light fixtures. The larger area shows a mix of
fixtures in the area. For this site, the interior of the parking lot will be screened by buildings and
won’t feel like it’s a part of site H. There’s additional technical reason the acorn fixtures don’t
meet the Wisconsin energy code at night. They would have to line the property which would
spill over. They are willing to look at different fixtures that would help bridge the gap.
Ms. Propp asked which they were recommending.
Mr. Miller said any on the second page of the handout.
Mr. Mitchell asked about the units and the accessibility features are including rent.
Mr. Miller said that Ms. Hanneman can help address most of the issues, but there are two type
A units for fully accessible and the rest of the units are type B, which are accessible but not to
the extent of type A. The building will also have an elevator.
Mr. Hinz asked if the fixtures that they are proposing would be similar to the other fixtures in
the area.
Mr. Miller said that in Site J they are proposing the original fixtures they wanted, but whatever
is selected will be consistent throughout the whole project. For Site I, it’s so close to site H, they
were going to go with the acorn fixtures.
Mr. Hinz asked if the tall parking lots would be different from the exterior lights.
Mr. Miller said that depending on the location the lights would have to be one-sided or two-
sided.
Mr. Hinz asked if the light fixtures being proposed are just for the parking lot lightings.
Mr. Miller confirmed and said this would include smaller scale lighting as well and pedestrian
lighting.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 15
Mr. Lyons said that staff was looking at consistently in the area. Right now they are deficiently
lit so they do have to increase the lighting plan. Staff did not know there was efficiency issues
with the acorn lighting. It is appreciated that they come up with alternatives that stay true to the
area. From a staff perspective, they would recommend to select an alternative lighting.
Ms. Hanneman said that like Brio, they have 33 one bedrooms, 7 waterfront walkups, which is
one bedroom plus a den. There are 16 two-bedrooms. None of these are low income housing
and there are not set asides for low income. The mix is to appeal young professionals who are
able to afford or attain studio unit. The reason for switching from five to four floors is because
they wanted to create the density to support new retail. The four story structure was the most
efficient way for them to get the density. They have oriented the fitness room and community
space that will face the future retail space. Based on the leasing activity at Brio, the parking will
be close to one car per unit. Some studio units won’t have a parking space and some of the two
bedrooms will have two spaces.
Mr. Mitchell asked where the parking would be for future developments.
Ms. Hanneman said that Site I is going to have a lot of parking stalls. The general development
plan has town homes that would nearly face each other on Site I and J.
Mr. Lyons said there is a ratio for commercial vs residential parking. It is in the parking overlay
so commercial spaces do not require parking.
Mr. Reed gave a handout to the plan commission about the CeraClad products. He said the
back page of the handout shows the gravity of the product. It started about four years ago in
Japan. CeraClad is a step up from competitive products. The ceramic finish is what makes
CeraClad different. It helps it to last a long time and is fade resistant as well. It has a 50 year
warranty with the structure and 20 years with the finish. The architects like it because of the
varying looks you can achieve with the product. The sample has voids in the product to help
make it lighter without losing strength.
Mr. Mitchell said that it seems difficult to understand what the final product will look like from
the rendering.
Mr. Miller asked if it was possible to pull up Merge Developments website to see the web
rendering of the product. The Brio building was a lot of the geological history of the site. This
site is conceived from the lumber industry that was big in Oshkosh. The wood grain and black
cladding was chosen from looking at historical photos. They are trying to go for a timeless look
other than trendy.
There were no other public comments on this item.
There were no public comments on this item.
Mr. Hinz closed public comments and asked if the applicant wanted to make any closing
statements.
ITEM VII: GDP amdt. & SIP Jackson St../Marion Rd. 16
There were no closing statements from the applicant.
Motion by Ford to adopt the findings and recommendation as stated in the staff report.
Seconded by Mitchell.
Mr. Hinz asked if there was any discussion on the motion.
Mr. Ford said he is fine with any of the alternative lighting that the group suggested as well as
the material being classified as class 1. Maybe longer term something to think about is if our
code is still working in that regard. If it’s more efficient to have these materials come up one by
one to this body or to build that flexibility into the code.
Mr. Perry said the alternative lights are appropriate and the traditional lights do not match this
development at all. The material is very strong and if you nick it, you see the same color all the
way through.
Mr. Mitchell said that there are local groups and architects who are more qualified to testify for
the material and he suggested that a possibility of materials being submitted ahead of time to
some sort of group or panel of local developers that could provide some feedback on the
product. He said he appreciates what they are doing including the accessibility features and the
underground parking. These nice new developments are great but can exclude people without
the financial means and what you get is a consolidation of wealth that doesn’t provide any
diversity but it’s understandable that its difficult and isn’t always practical.
Ms. Propp said she also feels she is not qualified to attest to the lighting or the material and is
taking other people’s words for it.
Mr. Hinz said that when new materials comes before the body, he assumes that the staff does a
lot of the research to make sure this is a viable product. The staff is there to help guide the
decision and does perform a lot of the work.
Mr. Lyons said that it would be great to have a group to help weigh in and the product they are
suggesting isn’t dissimilar to a lot of stuff they are proposing on their buildings so that helped
staff become comfortable with the product. It is new so it is relevant to have a discussion with
the board.
Motion carried 8-0.
TO: Brian Slusarek, Planner, City of Oshkosh
FROM: Rose Schroder, AICP, Bolton and Menk, Inc.
DATE: June 7, 2021
SUBJECT: SIP Submittal, Sites ‘I’ and ‘J’, Mackson Corners
This letter accompanies the applications for SIP review on sites known as Sites I and J,
Mackson Corners as included in previously considered GDP.
Site Description
This project is a mixed-use development that include a variety of waterfront residential units,
townhomes and mixed-use buildings. The first phase of construction will involve the waterfront
residential and associates parking facilities as shown on the phasing plan sheet.
The waterfront building is 4-story and includes 72 units, with enclosed basement level parking as
well as surface parking. An evaluation of parking can be found on the first page of the building
document set by Slingshot Architecture. Additional narrative about the themes and overall design
aesthetic and development program can be found throughout the pages of the same document
set.
Signage
Signage for the project is anticipated to be building-mounted and is likely to include tenant signage
that cannot be defined at this time. Signage can be expected to be of high-quality materials.
Detached signage is not currently requested.
Exceptions
One exception is requested as it relates to the GDP approved on 3/7/2019. The polan required a
‘yard’ planting point total of 4,048 points for the full-build of the site. The development team
proposed a reduced total of 1,700 pionts for the full site build out; of those points 190 points of
‘yard’ plant material would be installed on future phases of the project.
Please feel free to contact me at rose.schroder@bolton-menk.com or (515) 380-4396 for
additional information and/or to answer any questions that may arise during your review.
A.102
FIRST FLOOR
PLAN 417 MARION ROADOSHKOSH, WIMACKSON CORNERS WATERFRONT T 515-243-0074305 EAST COURT AVENUE, DES MOINES, IA 50309REVISION SCHEDULE
NO.DESCRIPTION DATE
100% DESIGN
DEVELOPMENT
2020.23
PRELIMINARY - NOT FOR CONSTRUCTION2021.04.20
KEYNOTE TEMPLATE
1.KEYNOTE TEXT
2.KEYNOTE TEXT
3.KEYNOTE TEXT
GENERAL KEYNOTE TEXT IF NECESSARY
Z
ST1
ST1ST1
160A
ST1
160B
160D160C160C
161A161ABN3BN3BN1
BN1 BN1 BN1
2
A.310
1
A.401
8'-0"62'-0"10'-0"
4A.201
2
A.201
3
A.201
61G
62B
STUDIO
110
REFER TO A.404
STUDIO
106
REFER TO A.404
2 BED
114
REFER TO A.414
LOBBY
160
RR
165
STORAGE
163
FITNESS
161
MAIL ROOM
162
1 BED
112
REFER TO A.405
1 BED
108
REFER TO A.405
1 BED
104
REFER TO A.405
1 BED+ WU
113
REFER TO A.409
MECH.
130
REFER TO A.402
BIKE
132
REFER TO A.401
TRASH CHUTE
131
REFER TO A.402
1 BED+ WU
111
REFER TO A.409
1 BED+ WU
109
REFER TO A.409
1 BED+ WU
107
REFER TO A.409
1 BED+ WU
105
REFER TO A.409
1 BED+ WU
103
REFER TO A.409
1 BED+ WU
101
REFER TO A.409
CORRIDOR
100
JANITOR
164
1 BED
102
REFER TO A.407
ABB B B B B
130A 132B
UE1UE1UE1UE1UE1UE1UE1ST2
131A UE UE UE UE UEUEUE
UE132A
UE
UEUEUEUEUEUEUE131B ST1F
B
1 10
C
8234567
D
E
9
A
ZZZZZ Z
2
A.311
8
A.508
1
A.201
S2
S2
S3
14141014
14
15
15
15
18 18 18 18 18 18 18
19 19 19 19 19 19 19
3
3
77
7
7
77
FE
33A
61 W61 W61 W61 W61 W
61 W62B
61W
61W
61W 61W 61W 61W 61W 61W
61X
61W
61 W
18
19
18
19
18
19
18
19
18
19
18
1919
16
14
14
2
FE
FE
4
60D 60F
STAIR 1
1003STAIR 2
0003
STAIR 1
150STAIR 2
151
ELEVATOR
152
2
A.301
4A.301 3A.3012A.3025A.302
FLOOR PLAN KEYNOTES
1.PRE-FINISHED METAL BALCONY. 6’x10’ BALCONIES AT 2-BEDROOM UNITS ONLY. 6’x8’
BALCONIES AT ALL OTHER UNITS WHERE SHOWN.
2.OVERHANG ABOVE
3.ALUMINUM STOREFRONT SYSTEM WITH INTEGRATED CANOPY + SOLAR SHADING.
REFER TO SPECIFICATIONS
4.ELECTRICAL METERS
5.GARAGE EXHAUST VENT - SEE MEP
6.CAST-IN-PLACE COLUMNS - REFER TO A.501 FOR FIRE RATINGS
7.STEEL COLUMNS - REFER TO A.501 FOR FIRE RATINGS
8.WHEEL STOP, ONE PER RUN, TYP.
9.PAINTED PARKING STRIPING
10.PARKING GARAGE RAMP
11.PARKING DRAINAGE - SEE CIVIL/MEP
12.ACCESSIBLE ACCESS LANE
13.TRENCH DRAIN
14.CAST IN PLACE RETAINING WALL - SEE STRUCTURAL
15.CONCRETE STAIRS + LANDINGS - REFER TO CIVIL
16.ACCESSIBLE RAMP MAX SLOPE 5%. MAX RISE OF 30” PER RUN. PROVIDE FALL
PROTECTION CURB ON RAMP 4” ABOVE RAMP SURFACE
17.PAINTED SURFACE STRIPPING
18.PRE-FINISHED GUARDRAIL WITH WOOD INSERTS
19.PRE-FINISHED STEEL STAIRS
20.SMOKE CURTAIN LEVELS 1.5 - 4
21.BOLLARD - SEE CIVIL
22.WALK-UP UNIT ROOF BELOW
FE. RECESSED FIRE EXTINGUISHER CABINET LOCATION
GENERAL KEYNOTES
1.ARCHITECTURAL LEVEL (1) 0’-0” = XX’ CIVIL FFE
2.ALL EXTERIOR WALLS ARE DIMENSIONED TO OUTSIDE FACE
OF SHEATHING UNLESS NOTED OTHERWISE
3.ALL CORRIDOR AND DEMISING WALLS ARE DIMENSIONED TO
CENTERLINE OF STUD UNLESS NOTED OTHERWISE
4.REFER TO THE A.400 SHEETS FOR ALL INTERIOR FLOOR PLANS
5.ALL GWB WALLS AND CEILINGS TO BE PAINTED P-1 UNLESS
NOTED OTHERWISE
6.ALL GWB WALLS TO HAVE PAINTED WOOD BASE UNLESS
NOTED OTHERWISE
7.ALL INTERIOR UNIT WALLS ARE 60A UNLESS NOTED
OTHERWISE
8.REFER TO A.501 FOR HORIZONTAL AND VERTICAL ASSEMBLY
INFORMATION
9.REFER TO A.601. FOR DOOR SCHEDULE, WINDOW, AND
STOREFRONT ELEVATIONS.
10.ALL SITE WORK INDICATED ON THE ARCHITECTURAL
DRAWINGS ARE FOR GENERAL REFERENCE ONLY. REFER TO
CIVIL DRAWINGS FOR COMPLETE SITE SCOPE AND DETAILING
11.REFER TO A.400’S FOR ALL ACCESSIBLE GRAB BAR & SOLID
BLOCKING LOCATIONS
N
N
SCALE: 1/8" = 1'-0"
1 FIRST FLOOR PLAN
A.102
SIP
SW CORNER MARION/JACKSON ST
PC: 07-06-2021
CITY OF OSHKOSH
PO BOX 1130
OSHKOSH, WI 54903
ANTHEM LUXURY LIVING LLC
5160 EXPO DR
MANITOWOC, WI 54220
MACKSON CORNERS WATERFRONT
LLC
604 CLAY ST
CEDAR FALLS, IA 50613
JACKSON STJACKSON STMMAARRIIOONN RRDD
DIVISION STDIVISION STC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/17/2021
1 in = 120 ft1 in = 0.02 mi¯SW CORNER MARION RD/JACKSON STSW CORNER MARION RD/JACKSON ST
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
I
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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: 6/17/2021
1 in = 500 ft1 in = 0.09 mi¯SW CORNER MARION RD/JACKSON STSW CORNER MARION RD/JACKSON ST
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
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/17/2021
1 in = 100 ft1 in = 0.02 mi¯SW CORNER MARION RD/JACKSON STSW CORNER MARION RD/JACKSON ST
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