HomeMy WebLinkAbout26. 22-133MARCH 22, 2022 22-133 RESOLUTION
CARRIED___6-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN FOR A MIXED USE
DEVELOPMENT FOR PROPERTIES LOCATED ON THE EAST
SIDE OF SOUTH MAIN STREET
INITIATED BY: T. WALL ENTERPRISES
PLAN COMMISSION RECOMMENDATION: Approved w/ findings and conditions
WHEREAS, the Plan Commission finds that the General Development Plan for a
mixed use development for the properties located on the east side of South Main Street,
is consistent with the criteria established in Section 30-387 of the Oshkosh Zoning
Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a General Development Plan for a mixed use development for the
properties located on the east side of South Main Street, per the attached, is hereby
approved with the following findings:
1. The proposed Planned Development project is consistent with the overall
purpose and intent of this Chapter.
2. 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.)
3. 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.
4. 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.
5. The proposed Planned Development project will incorporate appropriate and
adequate buffers and transitions between areas of different land uses and
development densities/intensities.
MARCH 22, 2022 22-133 RESOLUTION
CONT’D
6. The proposed architecture and character of the proposed Planned
Development project is compatible with adjacent/nearby development.
7. The proposed Planned Development project will positively contribute to and
not detract from the physical appearance and functional arrangement of
development in the area.
8. 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.
BE IT FURTHER RESOLVED that the following are conditions of approval for the
General Development Plan for a mixed use development for the properties located on the
east side of South Main Street:
1. All requested base standard modifications (BSMs) will be addressed as part
of the Specific Implementation Plan (SIP) application.
ITEM: GENERAL DEVELOPMENT PLAN FOR MIXED USE DEVELOPMENT AT
PROPERTIES LOCATED ON THE EAST SIDE OF SOUTH MAIN STREET
Plan Commission meeting of March 1, 2022.
GENERAL INFORMATION
Applicant: Jake Bunz: T. Wall Enterprises
Property Owner: Redevelopment Authority of Oshkosh
Action(s) Requested:
The applicant requests approval of General Development Plan for a mixed use development for
properties generally located on the east side of S. Main St., along E 7th Ave, E 8th Ave, E 9th Ave,
and Pioneer Drive.
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 11 parcels located on the east side of South Main Street, in the general
vicinity of E 7th Ave, E 8th Ave, E 9th Ave, and Pioneer Drive. The area is currently a mixture of
commercial/industrial uses along with vacant land and utility and railroad property. The area is
zoned Riverfront Mixed Use District (RMU) with some of the parcels having a Riverfront Overlay
designation (RFO). The surrounding area consists primarily of commercial, industrial, vacant
and mixed land uses, with the Fox River to the north and railroad to the east. The subject area is
located within the River North and Core sub areas of the redevelopment area identified as the
Sawdust District. The 2040 Comprehensive Land Use Plans recommends Center City use for the
subject area.
Subject Site
Existing Land Use Zoning
Commercial, Industrial, Vacant RMU & RMU-RFO
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial & Fox River RMU-RFO
South Industrial HI
East Railroad & Fox River RMU-PD
ITEM III: GDP E Side S Main St.. 2
West Vacant & Approved Multi-family residential CMU-PD & UMU-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Center City
ANALYSIS
Use/Site Design
The applicant is proposing to reconfigure the subject parcels for a mixed use development. As
proposed, this will also include vacation of E 8th Avenue and extension of E 9th Avenue. A
Certified Survey Maps (CSM) will be required for the lot reconfiguration and public right-of-way
changes.
The proposed development will include three 5-story buildings and a private clubhouse. The two
buildings with frontage along S. Main St. (Buildings A1, A2) will be mixed use buildings with
first floor commercial space and multi-family units above. The eastern building (A3), with
frontage along E 9th Ave., will be a multi-family building with potential for future commercial
space. Commercial space shown on the plan includes ground floor retail space along S. Main St.
as well as a two-story waterfront restaurant at the northeast corner of the site. Other amenities
include a small outdoor amphitheater, potential skating rink, public and private boat slips,
walking paths, pool, pickleball court, and public dog park across E 9th Ave.
The plan meets the goals of the Sawdust District Core Subarea (Main St. frontage) as mixed use
and parks/open space are listed as desired land uses. The site design with buildings near the
sidewalks is consistent with the design and development guidelines and the increased public
City Hall, 215 Church Avenuenue 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: March 17, 2022
RE: Approve General Development Plan for a Mixed Use Development for
Properties Located on the East Side of South Main Street
BACKGROUND
The applicant requests approval of a General Development Plan for a mixed use development
for 11 parcels generally located on the east side of South Main Street, along East 7th Avenue,
East 8th Avenue, East 9th Avenue, and Pioneer Drive. The area is currently a mixture of
commercial/industrial uses along with vacant land and utility and railroad property. The
surrounding area consists primarily of commercial, industrial, vacant, and mixed land uses,
with the Fox River to the north and railroad to the east. The subject area is located within the
River North and Core sub areas of the redevelopment area identified as the Sawdust District as
well as the Southshore Redevelopment Plan. The 2040 Comprehensive Land Use Plans
recommends Center City use for the subject area.
ANALYSIS
The applicant is proposing to reconfigure the subject parcels for a mixed use development. As
proposed, this will include the vacation of East 8th Avenue, the extension of East 9th Avenue
and the conversion of the west/east segment of Pioneer Drive to a riverwalk. A Certified Survey
Map (CSM) will be required for the lot reconfiguration and public right-of-way changes.
The proposed development will include three 5-story buildings and a private clubhouse. The
two buildings with frontage along South Main Street will be mixed use buildings with first floor
commercial space and multi-family units above. The eastern building with frontage along East
9th Avenue will be a multi-family building with potential for future commercial space.
Commercial space shown on the plan includes ground floor retail space along South Main Street
as well as a two-story waterfront restaurant at the northwast corner of the site. Other potential
private site amenities include a small outdoor amphitheater, private and/or public boat slips,
walking paths, a pool, a pickleball court, and a public dog park across East 9th Avenue.
These proposed uses for the private tenants are still under development and will be finalized as
part of the Specific Implementation Plans (SIP). The applicant has indicated they intend own
City Hall, 215 Church Avenuenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
and develop these amenities and final determination on how / what will have public access is
still being determined. All three buildings will have both underground and surface parking.
The plan meets the goals of the Sawdust District Core Subarea as mixed use and parks/open
space are listed as desired land uses. The site design with buildings near the sidewalks is
consistent with the design and development guidelines and the increased public right-of-way
width is consistent with transportation goals to accommodate wider sidewalks, on-street
parking, and bike lane improvement. The plan also meets goals for the River North subarea as
both multi-family and parks/open space uses are considered desired land uses within the
subarea. The plan also accomplishes a key goal for the subarea by vacating the Pioneer Drive
right-of-way for riverfront access. The proposed vacation of East 8th Avenue for a campus style
development is consistent with transportation guidelines.
FISCAL IMPACT
Approval of this project will result in an increase in the assessed property value for the site. The
developer is anticipating spending approximately $70 million on the project. The developer has
indicated that they will be submitting a TIF application in the near future to request TIF
assistance.
RECOMMENDATION
The Plan Commission recommended approval of the General Development Plan on March 1,
2022. Please see the attached staff report and meeting minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons John Fitzpatrick
Planning Services Manager Assistant City Manager / Director of
Administrative Services
ITEM III: GDP E Side S Main St.. 3
right-of-way width is consistent with transportation goals to accommodate wider sidewalks, on-
street parking, and bike lane improvement.
The plan also meets goals for the River North Subarea (eastern portion of site) as both multi-
family and parks/open space uses are considered desired land uses within the subarea. The plan
also accomplishes a key goal for the subarea by vacating the Pioneer Drive right-of-way for
riverfront access. The proposed vacation of E. 8th Ave. for a campus style development is
consistent with transportation guidelines.
All three buildings will have both underground and surface parking. Below is a breakdown of
the residential units, commercial space, and parking.
The three buildings will include 1-bedroom, 1-bedroom plus den, 2-bedroom, 2-bedroom plus
den, and 3-bedroom units. Below is a conceptual breakdown of the units provided for each
building.
ITEM III: GDP E Side S Main St.. 4
The residential units for the site have a total of 1.55 bedrooms per unit. The code requirement of
two spaces per dwelling unit plus 1 guest space for every 3 dwellings units results in a minimum
parking requirement of 679 spaces. The code requirement of 1 space per 300 sq. ft. of commercial
area results in a minimum parking requirement of 72 spaces, for a total requirement of 751
parking spaces for the site.
The plan includes 458 on-site parking spaces. The site will have a total of 451 bedrooms,
resulting in slightly more than 1 parking space per bedroom. This should meet the parking needs
of the residential units. Although the site is not currently located within the Parking Requirement
Exemption Overlay, staff anticipates future on-street parking (as shown on the plan) and shared
public parking areas around the development in addition to on-site parking will meet the parking
needs of the commercial spaces. Base standard modifications required for parking will be
addressed as part of the SIP request.
The plan appears to be meeting the 10’ street back, 45’ waterfront setback, and 10’ side setback,
with the exception of the parking areas shown at the northeast and southeast corners of the site.
Any BSM’s needed for reduced setbacks will be addressed during the SIP phase. The site appears
to be under the maximum 80% impervious surface ratio for the RMU district. This will also be
reviewed during the SIP phase.
The applicant has noted that the development will have conduits and transformers sized to
provide electric vehicle charging stations for 100% of the covered parking stalls, but will initially
install charging stations at 30% of the covered parking stalls. They anticipate that this will cover
the electric vehicle needs for the next 5-10 years with the option to add more charging stations as
electric vehicles become more prevalent in the future.
Signage
Sign renderings were not included with this request. The preliminary building elevations show
wall signage for the ground floor commercial spaces and building name at the southwest corner
of the building. Final signage plans will be submitted and reviewed as part of the SIP request.
ITEM III: GDP E Side S Main St.. 5
Landscaping
A landscape plan was not included with the submittal. The SIP submittal will need to include a
final landscape plan including building foundation, paved area, street frontage, and yard
landscaping points. 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
The Department of Public Works has reviewed the plans and noted that storm water treatment
requirements shall be met onsite. This will be addressed during the SIP and Site Plan Review
processes.
Site Lighting
A photometric lighting plan has not been submitted with this request, and will be required as
part of the SIP request.
Building Facades
Preliminary color renderings of the building elevations were submitted with this request. The
applicant notes that the building exteriors will consist of brick, stone, and accents of hardiplank
siding, with specific siding plank and colors to be selected for the SIP phase. They also note that
each of the buildings are designed to produce a historical, old-town Main Street feel, with a
modern touch, achieving Sawdust District goals.
The preliminary plans appear to be consistent with Core Subarea design guidelines of modern
industrial style architecture and inviting storefronts with large windows/displays, prominent
entrances, and attractive architectural detail. Final building elevations and materials will be
reviewed for consistency with Sawdust District architecture and design guidelines as part of the
SIP phase.
ITEM III: GDP E Side S Main St.. 6
ITEM III: GDP E Side S Main St.. 7
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.
Staff recommends approval of the General Development Plan with the findings listed above and
the following conditions:
1. All requested base standard modifications (BSM) will be addressed as part of the Specific
Implementation Plan (SIP) application.
The Plan Commission recommended approval of the General Development Plan with findings
and conditions on March 1, 2022. The following is their discussion on the item.
Site Inspections Report: Ms. Propp, Ms. Davey, and Mr. Mitchell, all reported visiting the site.
Staff report accepted as part of the record.
ITEM III: GDP E Side S Main St.. 8
The applicant requests approval of General Development Plan for a mixed use development for
properties generally located on the east side of S. Main St., along E 7th Ave, E 8th Ave, E 9th Ave,
and Pioneer Drive.
Mr. Slusarek presented the item. The applicant is proposing to reconfigure the subject parcels for
a mixed use development. As proposed, this will also include vacation of E 8th Avenue and
extension of E 9th Avenue. A Certified Survey Maps (CSM) will be required for the lot
reconfiguration and public right-of-way changes.
The proposed development will include three 5-story buildings and a private clubhouse. The two
buildings with frontage along S. Main St. (Buildings A1, A2) will be mixed use buildings with
first floor commercial space and multi-family units above. The eastern building (A3), with
frontage along E 9th Ave., will be a multi-family building with potential for future commercial
space. Commercial space shown on the plan includes ground floor retail space along S. Main St.
as well as a two-story waterfront restaurant at the northeast corner of the site. Other amenities
include a small outdoor amphitheater, potential skating rink, public and private boat slips,
walking paths, pool, pickleball court, and public dog park across E 9th Ave.
The plan meets the goals of the Sawdust District Core Subarea (Main St. frontage) as mixed use
and parks/open space are listed as desired land uses. The site design with buildings near the
sidewalks is consistent with the design and development guidelines and the increased public
right-of-way width is consistent with transportation goals to accommodate wider sidewalks, on-
street parking, and bike lane improvement.
The plan also meets goals for the River North Subarea (eastern portion of site) as both multi-
family and parks/open space uses are considered desired land uses within the subarea. The plan
also accomplishes a key goal for the subarea by vacating the Pioneer Drive right-of-way for
riverfront access. The proposed vacation of E. 8th Ave. for a campus style development is
consistent with transportation guidelines. Staff recommends approval with the findings and
conditions as listed in the staff report.
Mr. Perry opened up technical questions to staff.
Ms. Propp asked if the corner off this site, at the river and the railroad where 9th Ave comes in and
curves up and then curves back down again to join Pioneer Dr, is going to be public parking.
Mr. Lyons said that area was not included in the RFP. That was done as part of two old projects.
We are looking at doing some of their shared parking options. It is kind of the plan that we are
still working on for those areas, but yes these are off of their site and on the private city owned
property.
Mr. Kiefer asked if the boat slips will be public.
Ms. Nieforth said they are still working on that aspect of the plan. If it does come off city land, the
city would have to own them. We have to work with the applicant to see what would be the best
ITEM III: GDP E Side S Main St.. 9
path forward, whether it be an easement or a lease. The applicant might be willing to have public
boat docks for those who want to come to the restaurant or to the commercial uses along South
Main St so that’s something we need to work out the details for.
Ms. Davey asked if the dog park would be right next to the public parking lot.
Ms. Nieforth said that the area that shows the dog park might not be the end result. It is another
detail they are working with the Parks Department. If it makes senses to go there, who’s
operating it, who’s building it and so on.
Mr. Perry asked for any public comments and asked if the applicant wanted to make any
statements.
Mr. Bunz said that the Mill on Main project is 3 buildings with a clubhouse and mixed use
buildings. They tried to design the site based off of the specs from the RFP and district goals.
They want to design it to have retail frontage along South Main St to activate it as much as we
can, but also really make the site opening and inclusive of the future riverwalk going in along the
Fox River. As far as the boat slips go we would like to have a few private slips and public slips so
people can enjoy the river, restaurant, retail and park. The goal of the site design was to capture
Fox River and Lake Winnebago views and really open it up to the water instead of packing the
buildings along the waterfront and closing it off. The site plan creates a wide variety for outdoor
uses. We wanted to invite the community in, for not only the residents but for the community as
well. We shoot for 1.1 parking stalls per unit in the developments. It has worked out well in the
other developments. It ends up working well because a lot of the residents are not there during
the day while the stalls are being used. The electric vehicle parking stalls is something we’ve been
shifting towards in all our developments. For this particular development, we’re going to have
electronic vehicle charring stations in 30% of our covered parking stalls. We will wire all of the
covered parking stalls for charging station to accommodate if years from now more people are
driving electronic vehicles. We will use energy efficient appliances, lightings, low flow faucets,
double pane energy efficient windows, double insulated exterior walls and roof and we have
ample bike parking on site for both public users and residents.
Ms. Propp asked what parts of the development would be public space.
Mr. Lyons said that the configuration of the public space is still something they are working on
with the Parks Department and Mr. Bunz and his team. The GDP is not the final form.
Mr. Bunz said that all of the green space can be accessed by the public.
Mr. Mitchell asked if they had looked at different layout designs that they could possibly swap a
building with the parking lot.
Mr. Bunz said that the reason this came about is the property line goes down in the middle of that
parking lot there. The idea for that area was to be a trailhead for riverwalk users. It was parking
for people using the riverwalk. We needed a bit of surface parking outside of that building for
ITEM III: GDP E Side S Main St.. 10
people with extra cars or guests to use. Instead of chopping the parking lot up, we tied into the
trailhead.
Mr. Lyons said that in the original riverwalk design plans it identified the need for some
trailheads and that was one of the areas that was identified early in the riverwalk plan to make
sure we give people access to the riverwalk.
Mr. Mitchell said that it would be nice if this trailhead was made as nice as possible and not just a
parking lot.
Ms. Davey said there has been a lot of thought put into several sustainability measures in this
complex. Have they considered adding solar for any portion of it, and if so how. Also, has there
been any feedback from the developers of the Miles Kimball building or from 600 North Main
with concerns about a 5 story building going in next to them.
Mr. Bunz said they typically do solar on almost all of the buildings depending on whose district it
is whether it’s Alliant Energy or MGE Energy. They maybe have two-thirds of their buildings
with solar on the rooftops. The buildings that we choose to do solar on if it’s in an MGE Energy
district. The reasoning behind that because of MGE has a 1 to 1 buyback program. So for a month
say you are producing X amount of energy and your building uses less than that amount of
energy, you can actually send that excess energy back into the grid and MGE will buy it back
from you for as much as you paid for it. Whereas as in this site with WE Energies they don’t have
that same 1 to 1 buyback program. They’ll pay you pennies back on the dollar for this solar that
you’re producing and putting back into the grid. So financially on a project like this,
unfortunately solar doesn’t make sense. The cost of the equipment is more than the project can
handle versus in a territory where it’s feasible financially.
Mr. Lyons asked if the roof structures would be designed at a fact if some of those changes in the
buyback programs took place, the solar could be added.
Mr. Bunz said they do that as a standard. All of the buildings are designed to bear the load of
solar on the roof.
Mr. Lyons said they have not heard anything from the owners of the 600 block of Main St on the
project nor Miles Kimball. There were a lot of parties involved during the RFP of this site and we
have not as this point heard any objections.
Ms. Scheuermann asked if the five story building prohibits rooftop entertainment.
Mr. Bunz said they haven’t put too much thought into rooftop entertainment with this project.
They may add some rooftop green features or patio and grill area. Those are on sites where
there’s not necessarily room on a courtyard or an extra part of the building where they can put
green space. They can look into it.
ITEM III: GDP E Side S Main St.. 11
Mr. Perry closed public comments and asked if the applicant wanted to make any closing
statements.
Motion by Propp to adopt the findings and recommendation as stated in the staff report.
Seconded by Kiefer.
Ms. Propp said this is a nice development but the price point might be difficult for Oshkosh. She
said she is going to lobby for the Parks Department and the city to negotiate maximum public
space out in that green area.
Motion carried 8-0.
Sign_______ Staff ________ Date Rec’d ________
City of Oshkosh Application
Zoning Map Amendment (Rezoning)
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
Petitioner’s Signature (required): _______________________________________________________________ Date: ____________
OWNER INFORMATION
Owner(s): __________________________________________________________________________________ Date: ____________
Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Ownership Status (Please Check): Individual Trust Partnership Corporation
Property Owner Consent: (required) By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative
and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons.
Property Owner’s Signature: ___________________________________________________________________ Date: ____________
ZONING AND DEVELOPMENT INFORMATION
Address/Location of Rezoning Request: _________________________________________________________________________
Tax Parcel Number(s): _________________________________________________________________________________________
Rezone property from: ___________________________________________ to ___________________________________________
Purpose for Rezoning:__________________________________________________________________________________________
____________________________________________________________________________________________________________
Describe existing property development and land use: ________________________________________________________________
____________________________________________________________________________________________________________
Describe proposed development and/or proposed land use: ____________________________________________________________
____________________________________________________________________________________________________________
Proposed time schedule for development and/or use of the property: ________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
Zoning Adjacent to the Site: North: _________________________________________________________________________
South: _________________________________________________________________________
East: _________________________________________________________________________
West: _________________________________________________________________________
SUBMIT TO:
Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130
PHONE: (920) 236-5059
Jake Bunz 1/31/22
P.O. Box 620037 Middleton WI 53562
608 444-0850 jake@twallenterprises.com x
1/31/22
The Mill on Main, LLC 1/31/22
P.O. Box 620037 Middleton WI 53562
608 444-0850 jake@twallenterprises.com
1/31/22
43 E. 7th Avenue, Oshkosh, WI
0301330500, 0301390100, 0301380000, 0301420000, 0301490000, & 0301550100
RMU - PDRMU
Redevelopment of the 43 E. 7th Ave RFP Parcel.
Vacant, unused.
Mixed-Use development with approximately
291 units and 22,800 commercial sq. ft.
Breakground on Phase 1 in Oct. 2022 and
Breakground on Phase 1 in Oct. 2022. Phase 2 and 3 would start construction the following years or every other year depending on lease-up.
N/A
HI
RMU-PD
UMU-PD & CMU-PD
By: Jake Bunz, Project Manager, The Mill on Main, LLC
2
SUBMITTAL REQUIREMENTS – Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
Map of the immediate area showing property involved. Area to be rezoned must be outlined in color
A site plan drawn to readable scale showing present status of property and proposed development
Street address, adjacent streets, intersections and any other information or landmarks to help identify the property
Location of existing uses, structures, fences and signs and location of proposed uses, structures, fences and signs
A narrative statement explaining the zone change and discussion of the project
Application fees are due at time of submittal. Make check payable to City of Oshkosh.
Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
SUMMARY OF PROCESS
The City of Oshkosh Plan Commission and Common Council act on all amendments to the Official Zoning Map.
The petitioner or owner should be present at both the Plan Commission and Common Council meetings to
discuss and answer questions regarding the request.
The application package is reviewed by Planning Services staff to determine conformance with adopted city
plans, zoning requirements and development standards. A staff recommendation is prepared for consideration
by the Plan Commission and Common Council. The petitioner will be provided with a copy of the staff report
and meeting notice several days prior to the Plan Commission meeting. The staff report and meeting notice will
also be available on the City’s website. No notice is sent to the petitioner or owner regarding the Common
Council’s consideration of the request. Petitioners and owners are encouraged to contact Planning Services
staff to find out when the request will be sent to the Common Council for review.
Neighborhood opinion is an important factor in the decision-making process. If the proposed development is
expected to have significant impact on other properties, the petitioner may be required to conduct a
neighborhood meeting to solicit public input prior to action by the Plan Commission and City Council. Planning
Services staff is available to offer assistance in compiling a mailing list for the neighborhood meeting. If deemed
appropriate, notification by mail informing the property owners within 100 feet of the subject property of the
proposal may substitute for the public meeting. Please note that a meeting notice will be mailed to all abutting
property owners regarding your request.
Within 90 days of filing a complete application, Plan Commission shall hold a public hearing to consider the
request. Within 60 days of the public hearing, the Plan Commission may make a written report to the Common
Council with recommendations regarding the proposal. The Plan Commission’s report is advisory only. The
Common Council will make the final decision regarding all zone change requests. The Plan Commission may lay
over requests to subsequent meetings if incomplete information is provided or additional questions or concerns
are raised at the meeting.
After the Plan Commission makes its recommendation, the request will be forwarded to the Common Council for
consideration. This generally occurs three weeks after the Plan Commission meeting depending on the date the
Council meeting is scheduled (the Council meets on the 2nd and 4th Tuesday of every month) and on the
availability of a legal description for the zone change. Wisconsin State Statutes require a zone change to be
published as Class II notice in the local newspaper, the City takes care of this publication requirement prior to
the Council meeting.
The Common Council may approve the Official Zoning Map amendment as originally proposed, may approve
the proposed amendment with modifications, or may deny approval of the proposed amendment. If the
Official Zoning Map amendment is approved, the Ordinance is published in the newspaper on the following
Saturday and will be effective on Sunday. City administrative offices are notified of the effective date of the
Ordinance and will make changes to the Official Zoning Map accordingly.
For more information please visit the City’s website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Sign_______ Staff ________ Date Rec’d ________
City of Oshkosh
Planned Development Application
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
Petitioner’s Signature (required): _______________________________________________________________ Date: ____________
OWNER INFORMATION
Owner(s): __________________________________________________________________________________ Date: ____________
Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Ownership Status (Please Check): Individual Trust Partnership Corporation
Property Owner Consent: (required)
By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter
upon the property to inspect or gather other information necessary to process this application. I also understand that all
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner’s Signature: ___________________________________________________________________ Date: ____________
TYPE OF REQUEST:
General Development Plan (GDP) General Development Plan (GDP) Amendment
Specific Implementation Plan (SIP) Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: __________________________________________________________________________
Proposed Project Type: ________________________________________________________________________________________
Current Use of Property: ________________________________________________________________Zoning: ________________
Land Uses Surrounding Your Site: North: _________________________________________________________________________
South: _________________________________________________________________________
East: _________________________________________________________________________
West: _________________________________________________________________________
It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
Application fees are due at time of submittal. Make check payable to City of Oshkosh.
Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City’s website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
SUBMIT TO: Dept. of Community Development
215 Church Ave., P.O. Box 1130 Oshkosh, WI 54901
PHONE: (920) 236-5059
Jake Bunz 1/31/22
P.O. Box 620037 Middleton WI 53562
608 444-0850 jake@twallenterprises.com
The Mill on Main, LLC 1/31/22
P.O. Box 620037 Middleton WI 53562
608 444-0850 jake@twallenterprises.com
1/31/22
43 E. 7th Avenue, Oshkosh, WI
Mixed-Use/Multi-Family Development
Vacant/unused Current: RMU. Proposed: RMU-PD
River
Heavy Industrial
Commercial
Vacant
By: Jake Bunz, Project Manager, The Mill on Main, LLC
1/31/22
2
SUBMITTAL REQUIREMENTS – Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
please request a waiver in writing to the Division’s Director or designee.
A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
General location map of the subject site depicting:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
A graphic scale and north arrow.
Generalized site plan showing the pattern or proposed land uses, including:
General size, shape, and arrangement of lots and specific use areas.
Basic street pattern and pattern of internal drives.
General site grading plan showing preliminary road grades.
Basic storm drainage pattern, including proposed on-site stormwater detention.
General location of recreational and open space areas, including designation of any such areas to
be classified as common open space.
Statistical data, including:
Minimum lot sizes in the development.
Approximate areas of all lots.
Density/intensity of various parts of the development.
Building coverage.
Landscaping surface area ratio of all land uses.
Expected staging.
Conceptual landscaping plan.
General signage plan.
General outline of property owners association, covenants, easements, and deed restrictions.
A written description of the proposed Planned Development, including:
General project themes and images.
The general mix of dwelling unit types and/or land uses.
Approximate residential densities and nonresidential intensities.
General treatment of natural features.
General relationship to nearby properties and public streets.
General relationship of the project to the Comprehensive Plan or other area plans.
Proposed exceptions from the requirements of the Zoning Ordinance.
Estimated project cost
Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
An existing conditions map of the subject site depicting the following:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that
maintains that control.
Existing utilities and recorded easements.
All lot dimensions of the subject site.
A graphic scale and a north arrow.
An SIP map of the proposed site showing at least the following:
Lot layout and the arrangements of buildings.
Public and private roads, driveways, walkways, and parking facilities.
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
3
Proposed grading plan.
Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
Specific written description of the proposed SIP including:
Specific project themes and images.
Specific mix of dwelling unit types and/or land uses.
Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
Specific treatment of natural features, including parkland.
Specific relationship to nearby properties and public streets.
Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
A statement of rationale as to why PD zoning is proposed. This statement shall list the standard
zoning requirements that, in the applicant’s opinion, would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
Phasing schedule, if more than one development phase is intended.
Estimated project cost
Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
Applicant’s Signature (required): _________________________________ Date: _____________________ 1/31/22
By: Jake Bunz, Project Manager, The Mill on Main, LLC
P.O. Box 620037 Middleton, WI 53562 608-345-0701 terrence@twallenterprises.com
January 31, 2022
City of Oshkosh
Department of Community Development
215 Church Ave
Oshkosh, WI 54903
Re: The Mill on Main Development – Rezoning & General Development Plan
To Whom It May Concern:
Introduction
The Mill on Main, LLC is seeking approval for the rezoning of 43 E. 7th Ave (and all other
associated parcels listed in the Rezoning Application) from Riverfront Mixed-Use (RMU) to
Riverfront Mixed-Use - Planned Development (RMU-PD), as well as approval of the
proposed General Development Plan.
General Development Plan
The Mill on Main, LLC is proposing a mixed-use development with multi-family and
commercial uses. The plan consists of three buildings and a private clubhouse. Buildings A1
and A2, located along South Main Street, are mixed-use buildings with first floor
commercial space and multi-family units above. Building A3 is a multi-family building with
the potential for future commercial space (to be determined based off market demands at
the time of construction*). All three buildings would be 5 stories high with parking
underground and at grade.
The three buildings will include 1-bedroom, 1-bedroom plus den, 2-bedroom, 2-bedroom
plus den and 3-bedroom units (unit mix included in enclosed proposal). Standard T. Wall
Enterprises units feature: high-quality finishes and fixtures including granite countertop
kitchen islands, stainless steel appliances, large windows, wider hallways, 1-foot taller
ceilings, faucet sprayers, glass stove-tops, and in-unit washer and dryers. The quality
finishes and materials make our apartments the resident’s home.
Phase Building Units Commercial
Sq Ft
Covered
Parking
Surface
Parking
1 A1 105 11,000 111 47
2 A2 95 7,800 96 56
3 A3 91 3,000* 114 34
Total 291 21,800 321 137
P.O. Box 620037 Middleton, WI 53562 608-345-0701 terrence@twallenterprises.com
Building Data Table – All values are informed estimates at this time and rounded to the nearest 100 square feet. Building size, unit counts,
and parking counts are subject to change as each phase develops.
The design of the site plan was focused on complimenting the future Riverwalk, capturing
Fox River and Lake Winnebago views, and taking advantage of the high visibility for retail
and commercial uses along South Main Street.
The Layout connects the Riverwalk with the interior living, green space and walking paths
provided on site. This will activate the river front. The design protects the waterfront
aesthetics while accommodating a wide variety of outdoor land uses.
The proposed General Development plan also includes a small outdoor amphitheater, open
green space, the potential for a skating rink during the winter season, public and private Fox
River boat slips, a river-front restaurant, and walking paths along the Riverwalk. Also
included is a private pickle ball court for residents and a public dog walk located across 7th
Avenue. The site plan will include ample indoor bike parking stalls for residents and outdoor
bike parking for Riverwalk users and retail customers.
Building Design
The 43 E. 7th Avenue Request for Proposals asked for all new construction to be brick or a
comparable masonry. As shown in the renderings, The Mill on Main development will
consist of red and tan brick, light tan and gray stone, along with accents of black Hardiplank
siding. Specific siding types and colors to be selected at the SIP level.
The Mill on Main buildings are designed to produce a historical, old-town Main Street feel,
with a modern touch, achieving Sawdust District goals.
Each of the three buildings has an architectural design feature located on it’s exterior
corner. These design features are a tribute to The Sawdust District, The City of Oshkosh and
its history.
Building Design Feature Description
A1 Sawmill Designed after the Sawmill District
A2 Airport Control Tower Designed after the EAA AirVenture and the
Wittman Regional Airport
A3 Lighthouse Tribute to the proximity of the Fox River and
Lake Winnebago
P.O. Box 620037 Middleton, WI 53562 608-345-0701 terrence@twallenterprises.com
Development Schedule
The development schedule below shows The Mill on Main’s proposed timeline.
Construction is broken down into 3 phases, starting with building A1 to provide a gateway
from Downtown Oshkosh into the Sawdust District.
The Mill on Main will aim to start construction on each phase in the Fall to open in time for
the start of leasing season the following Spring. This allows enough time to lease up each
individual phase before opening the next phase.
Phase Construction Construction Start Occupancy
Phase 1 Building A1 and
Clubhouse
Fall 2022 Spring 2023
Phase 2 Building A2 Fall 2023 or 2024 Spring 2025 or 2026
Phase 3 Building A3 Fall 2025 or 2026 Spring 2027 or 2028
Development Timeline
Conclusion
We thank you for your consideration for The Mill on Main’s proposed rezoning and General
Development Plan. We know our team’s proposal will help Oshkosh achieve their goals for
the Sawdust District by providing high-density, mixed-use development that engages the
community, activates South Main Street and provides connectivity to the Riverwalk. We
seek to add to the high-quality development that this community is experiencing now and
desires for the future.
To reiterate our submittal from the Redevelopment Authority’s RFP, “We want to ensure
that Oshkosh remains a successful place to live, work, shop, and play.”
Thank you for your consideration.
Sincerely,
The Mill on Main, LLC
By:________________________________
Terrence R. Wall, President of
T. Wall Enterprises Manager, LLC, Its Manager
I I D SIT
PHASE STORIES COMMERCIAL
SQFT
MIXED-USE 1 5 11,000 105 111
MIXED-USE 2 5 7,800 95 96
MULTI-FAMILY 3 5 3,000* 91 114
PRIVATE AMENITY 1 1 5,000
26,800 291 321
NOTE: ALL VALUES ARE INFORMED EST/MATES ATTHIS TIME, AND ROUNDED TO THE NEAREST l00SQ FT
BUILDING SIZE. UNIT COUNTS, AND PARKING COUNTS ARE SUBJECT TO CHANGE AS EACH PHASE DEVELOPS.
ALL MUL Tl-FAMILY BUILDINGS ARE DESIGNED TO HAVE UNDERGROUND PARKING. NUMBER OF STORIES IS
ABOVE GRADE AND REPRESENTS A MAXIMUM NUMBER OF STORIES. AREA TOTAL MAY SHOW MORE THAN
ACTUAL AREA DUE TO THE FLEXIBILITY OF BUILDING USES AND SIZES NOT YET DEFINED.
JLA 43 E 7th AVENUE
ARCHITECTS RENDERED MASTERPLAN
RIVERFRONT MIXED USE-RIVERFRONT
OVERLAY (RMU-RFO)
SITE= 330,847 SF (7.60 ACRES)
MARCH 17, 2022
1"=120'@ l lxl7 T.Wal I EnterprisesLLC
Creating Places Where People Interact
REZONE/GDP
43 E 7TH AVE
PC: 3-01-2022
6TH WARD LLC
45 W 6TH AVE
OSHKOSH, WI 54902
MILES KIMBALL LLC
1425 MEMORIAL DR
MANITOWOC, WI 54220
BERGSTROM CORP
1 NEENAH CENTER FL 7
NEENAH, WI 54956
CITY OF OSHKOSH
PO BOX 1130
OSHKOSH, WI 54903
ERDMANN CLINIC LLC
497 E CALIFORNIA BLVD APT 314
PASADENA, CA 91106
JAMES LARSON ARCHITECT LLC
1369 RAHR AVE
OSHKOSH, WI 54901
DUMKE & ASSOCIATES LLC
601 OREGON ST A
OSHKOSH, WI 54902
GD &RL KORTHALS TRUST/KP & D
SCHROEDER
600 S MAIN ST
OSHKOSH, WI 54902
KUETTNER FINANCIAL HOLDINGS
LLC
600 S MAIN ST 105
OSHKOSH, WI 54902
BROOKLYN ASSOC CONDO
OWNERS INC
600 S MAIN ST STE 105
OSHKOSH, WI 54902
901 SOUTH MAIN LLC
907 S MAIN ST
OSHKOSH, WI 54902
G REINKE & CO INC
900 S MAIN ST
OSHKOSH, WI 54902
EVERETT IND BLDG CO
PO BOX 1138
FOND DU LAC, WI 54936
WIS PUBLIC SERVICE CORP
PO BOX 19001
GREEN BAY, WI 54307
ALRO STEEL CORP
PO BOX 927
JACKSON, MI 49204
REDEVELOPMENT AUTH CITY OF
OSHKOSH
PO BOX 1130
OSHKOSH, WI 54903
FOX VALLEY & WESTERN LTD
17641 S ASHLAND AVE
HOMEWOOD, IL 60430
JAKE BUNZ
PO BOX 620037
MIDDLETON, WI 53562
Riverside Park
S MAIN STS MAIN STW 9TH AVW 9TH AV S MAIN ST BRIDGES MAIN ST BRIDGEPPIIOONNEEEERRDDRR
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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: 2/17/2022
1 in = 220 ft1 in = 0.04 mi¯43 E 7TH AVE43 E 7TH 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
HI
TR-10
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Oshkosh City LimitOshkosh City LimitOREGON STOREGON STS MAIN STS MAIN STCEAPE AVCEAPE AV
W 9TH AVW 9TH AV
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PIONEER DRPIONEER DRNEBRASKA STNEBRASKA STWAUGOO AV
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BROAD STBROAD STW 7TH AVW 7TH AV
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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: 2/17/2022
1 in = 500 ft1 in = 0.09 mi¯43 E 7TH AVE43 E 7TH 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
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 2/17/2022
1 in = 200 ft1 in = 0.04 mi¯43 E 7TH AVE43 E 7TH 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