HomeMy WebLinkAboutItem VI
PLAN COMMISSION STAFF REPORT JULY 5, 2022
ITEM IV: SPECIFIC IMPLEMENTATION PLAN FOR MIXED USE DEVELOPMENT AT
PROPERTIES LOCATED ON THE EAST SIDE OF SOUTH MAIN STREET
GENERAL INFORMATION
Applicant: Jake Bunz: T. Wall Enterprises
Property Owner: Redevelopment Authority of Oshkosh
Action(s) Requested:
The applicant requests approval of Specific Implementation 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 Riverwalk.
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 Riverwalk. The area is currently a
mixture of commercial/industrial uses along with vacant land, utility and railroad property. The
area is zoned Riverfront Mixed Use District with a Planned Development Overlay (RMU-PD).
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.
On March 22, 2022, a zone change was approved to have all subject properties zoned Riverfront
Mixed Use District with a Planned Development Overlay (RMU-PD). A General Development
Plan was also approved for a mixed use development.
Subject Site
Existing Land Use Zoning
Commercial, Industrial, Vacant RMU - PD
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial & Fox River RMU-RFO
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ITEM IV: SIP E Side S Main St.. 2
South Industrial HI
East Railroad & Fox River RMU-PD
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
The proposed use of the site was approved with the General Development Plan (3/22/22). The
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, walking paths, pool, pickle ball court, and
Dog Park across E. 9th Ave.
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Site Design/Access
The proposed site will have access from the end of E. 7th Avenue, S. Main St. (vacated E. 8th Ave.),
and E. 9th Avenue. All three buildings will have both underground and surface parking. Below is
a breakdown of the residential units, commercial space, and parking, which includes 4 additional
residential units, 575 sq. ft. of commercial area, and 45 parking spaces (includes 36 new on-street
parking spaces to be created with additional right-of-way) as compared to the approved GDP.
* Commercial building space for Building A3 to be determined based off market demands at time of
construction.
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The residential units for the site have an average 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 688 spaces. The code requirement of 1 space per 300 sq. ft.
of commercial area results in a minimum parking requirement of 75 spaces, for a total
requirement of 763 parking spaces for the site.
The applicant is requesting a BSM for reduced parking as the plan includes a total of 503 parking
spaces, with 467 on-site (36 on-street). The site will have a total of 447 bedrooms, resulting in
slightly more than 1 parking space per bedroom. Staff feels that this will meet the parking needs
of the residential units and is supportive of the requested BSM for reduced parking. 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. A total of 468 bicycle parking stalls have been provided, substantially
exceeding the minimum of 20 spaces. This will serve to offset the requested BSM for reduced
parking. As noted in the GDP, electric vehicle charging stations will be provided for 30% of the
covered parking stalls, with all of the covered stalls wired to accommodate charging stations in
the future.
Required Provided
Parking Spaces Minimum: 763 467 (additional 36 on-street)
Impervious Surface Maximum: 80% of lot 68% of lot
Minimum Provided
Front Setback (E. 7th Ave.) 10 ft. 0 ft. (plaza/walkway)
Front Setback (S. Main St.) 10 ft. 0 ft. (patio/walkway)
Front Setback (E. 9th Ave.) 10 ft. 0 ft. (plaza/walkway)
Side Setback (northwest) 10 ft. 3.1 ft. (parking lot)
Side Setback (northeast) 10 ft. 3.9 ft. (parking lot)
The applicant is requesting reduced front yard setbacks along E. 7th Ave., S. Main St., and E. 9th
Ave. to 0’ for entrance plaza/walkway, where code requires a 10’ front yard setback. The
applicant is also requesting reduced side yard setbacks to 3.1’ (northwest) and 3.9’ (northeast),
where code requires a 10’ setback. According to the applicant, the reduced front setbacks are
intended to create a Main Street with an activated retail-focused atmosphere. The buildings will
meet the 10’ setback requirement. They also note that the reduced setbacks along the northwest
and southeast property lines are needed to maximize parking for the riverfront restaurant, park,
retail, and Riverwalk users.
Staff is supportive of the reduced front setbacks as it will serve to provide a pedestrian-oriented
use of the site. Although the site is zoned RMU, the site will function similar to properties within
the Central Mixed Use district (CMU), which would have a 0’ front setback requirement. Staff is
also supportive of the side yard setback reductions as they are necessary to allow for the needed
parking on the site. The reduced parking setbacks should not negatively impact neighboring
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ITEM IV: SIP E Side S Main St.. 5
properties as the parking areas will be abutting an existing parking lot (northeast) and the
Riverwalk (southeast). However, staff is recommending the southeast setback be increased to 5.9’
along the southeast parking lot by reducing the drive aisle width to the code minimum of 24’.
Staff is also recommending a BSM to allow 0’ setbacks for future internal property lines for
potential certified survey maps as may be needed to separate project phases.
The applicant is requesting a BSM to allow structures to be placed within the required 30’ X 30’
vision clearance triangle at the corner of S. Main St. and E. 7th Avenue. Staff does not have
concerns with the building/patio being constructed within the vision triangle as E. 7th Avenue will
only be utilized for parking lot access to the site. Also, as previously noted, the site is in a
downtown area and will function similar to a CMU zoned property, which would typically be
exempt from corner vision clearance requirements.
The proposed dog park on the south side of E. 9th Ave. will be enclosed with chain link fencing
and have a wrought iron fenced entrance/exit vestibule. The vestibule will have a concrete pad
with a 5’ front setback off of E. 9th Ave. A BSM is needed for the vestibule pavement setback.
Staff does not have concerns with a BSM for the reduced setback to 5’, as it will only be used as
pedestrian/dog entrance area to the dog park and should prevent damage/mud to the entrance
area from foot traffic. The wrought iron fencing will be limited to 4’ in height. Fencing located
outside of the 10’ setback may be up to 6’ tall.
Signage
The proposed building elevations include wall signage, a projecting sign, canopy signs, and a roof
sign. Total on-building sign area falls under the maximum of 1 sq. ft. of signage per linear foot of
building frontage for each building façade, with the exception of the northeast façade on Building
A1 which shows a wall sign and roof sign totaling 295 sq. ft. on a 65 foot façade length. A BSM
will also be required for the roof sign type as code prohibits roof signs. The plan also shows a
mural area on the northwest façade of Building A1. This will be addressed under a separate
mural permit.
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According to the applicant, the large roof sign and overall increased sign area on this façade is
being proposed because it is the most prominent building façade, facing downtown and the Fox
River, providing way-finding for boaters and drivers. They also note that the overall wall signage
for the site is 1,664 sq. ft., well under the total façade frontage of 2,942 linear feet.
Staff is supportive of the requested BSM for increased on-building signage on the northeast
building façade as the BSM is being offset by providing substantially less signage on the
remainder of the building than allowed by code. Staff is also supportive of the roof sign as it is on
a uniquely prominent façade and will incorporate the Sawdust District logo, serving as
placemaking for the Sawdust District.
The proposed corner projecting sign on the northwest corner of Building A2 also requires a BSM
as the top of a projecting sign will be at 58’ 4”, where code prohibits projecting signs from being
installed above the second story window sill or 18 ft., whichever is less. The applicant states that
the sign is intended to mark the entrance to the development and district and to be an icon to all
users on S. Main Street.
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Staff is supportive of the increased sign height as it will serve to identify the entirety of the site
and will again incorporate the Sawdust District, providing placemaking for the area.
Landscaping
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Points Required Points Provided
Building Foundation A1 832 (208 street side) 1,354 (265 street side)
Building Foundation A2 696 (174 street side) 875 (58 street side)
Building Foundation A3 696 (174 street side) 1,000 (99 street side)
Building Foundation
Clubhouse 176 203
Paved Areas
565 (282.5 tall trees, 226
shrubs)
1,638
(1,250 tall trees, 384
shrubs)
Street Frontage (E. 7th Ave.) 201 (100.5 medium trees) 150 (0 medium trees)
Street Frontage (S. Main St.) 421 (210.5 medium trees) 0 (0 medium trees)
Street Frontage (E. 9th Ave.) 706 (353 medium trees) 772 (522 medium trees)
Street Frontage (Dog Park) 63 (31.5 medium trees) 100 (0 medium trees)
Yards 1,667 2,092
TOTAL 6,023 8,184
Building Foundation
The building foundation landscaping point requirement of 80 landscaping points per 100 linear
feet of building foundation is being met for all proposed buildings. Code further specifies that
25% of the required points must be on the street-facing side of the building. The applicant is
meeting this requirement with shrubs along the north elevation (E. 7th Ave.) for Building A1.
They are requesting BSMs for reduced street side foundation landscaping for Buildings A2 and
A3. Staff is supportive of the reduced foundation landscaping along these frontages as the plan
exceeds the overall foundation landscaping requirement for the buildings. Also, the foundation
landscaping on the interior side of the site provides enhanced appearance from the Riverwalk
and water front access.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The code further specifies 30% of all points will be devoted to tall trees
and 40% will be devoted to shrubs. Both of these requirements are being met.
The plan is also meeting the requirement that a deciduous tree be planted at all parking row ends
with the exception of 4 parking row ends along the west sides of the Building A1 and A2 parking
lots. Staff is supportive of a BSM to allow these trees to be relocated to interior parking lot
islands, as shown on the plan, as the western parking row ends are adjacent to a building and
may be less suitable for tree growth.
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ITEM IV: SIP E Side S Main St.. 9
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also specifies
that 50% of the required points must be devoted to medium trees. The landscaping plan is
meeting this requirement for the E. 9th Ave. frontage.
The plan shows no street frontage landscaping along the S. Main St. frontage. However, 10 tall
deciduous trees are shown along the street frontage within the public right-of-way. Staff is
supportive of a BSM to waive the street frontage requirement along this frontage as street trees
provided by the applicant will meet the intent of the requirement. Also, due to the downtown
setting and reduced front setback, providing street trees in lieu of trees within the property is
appropriate. The applicant will be required to coordinate right-of-way street-tree plantings with
the Department of Public Works.
Staff is supportive of the reduced E. 7th Ave. street frontage landscaping as the patio/walk area
reduces the useable area for tree plantings. Also, E. 7th Ave. only provides access to the restaurant
parking lot and will not receive vehicle/pedestrian traffic of a typical street.
The total street frontage point requirement for the dog park frontage on the south side of E. 9th
Ave. is being met with two tall deciduous trees along the entrance to the park. Staff is supportive
of using the tall trees to meet this requirement rather than providing the required 50% medium
trees as the tall trees will serve to provide shade and “break up” the entrance to the site.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that the exact easement for
the sanitary sewer will need to be finalized. All driveway to the public right-of-way will need to
follow City specifications regarding size and style. A cul-de-sac will need to be installed in the E.
7th Ave. right-of-way. Parking on S. Main St. will not happen as shown until the street is
reconstructed. Site utilities will need to be revised to minimize the number to the sanitary sewer
easement. Easements will need to be obtained for the storm sewer discharges that run
under/through the Riverwalk.
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking areas, but exceed the maximum of .5 foot-candles of
light trespass at the right-of-way lines along E. 7th Ave. (1.4 fc), S. Main St. (5.5 fc), and E. 9th Ave.
3.5 fc) as well as the property line shared with the Riverwalk (0.7 fc) for lighted greenspace. The
plan appears to show light poles installed within the public right-of-way along E. 7th Ave. These
will need to be placed within the site. This will be verified during Site Plan Review.
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ITEM IV: SIP E Side S Main St.. 10
Staff is supportive the BSM to allow the increased lighting along these property lines as it only it
will only be providing increased lighting in public access areas and should not negatively affect
neighboring properties.
The proposed 20’ light poles are under the maximum light fixture mounting height of 23’
(including 3’ base) for the RMU district and will have full cut-off fixtures per lighting code
requirements. The buildings will also include decorative building-mounted light fixtures.
Building Facades
Although the property is not located with the Riverfront Overlay District (RF-O), the site will
function as a riverfront property. Staff has reviewed the provided elevations for comparison with
RF-O design standards (Section 30-245(B)) which exceed the commercial design standards
requirements. These standards require buildings to be clad on all sides with at least 70% Class I
materials. They also require 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 Riverfront
Overlay District also specifies that a patio or balcony shall be provided for each unit facing the
waterfront.
The provided elevations (below) utilize a combination of glazing, masonry brick, and masonry
stone to meet the Class I and glazing requirements, with the exception of the east façade of
Building A1 and the southeast façade of the clubhouse, which includes 67% and 60% Class I
materials, respectively. Staff does not have concerns with this as the overall building façade Class
I material allotment for the site is about 87%, well over the 70% minimum. Staff feels that the
Class II/III material used on the remainder of the facade areas (Hardie Plank) will be
complementary to the building design. A balcony has been provided for each unit.
Staff feels that the building designs are consistent with the Sawdust District Core Subarea design
guidelines of modern industrial style architecture and inviting storefronts with large
windows/displays, prominent entrances, and attractive architectural detail.
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ITEM IV: SIP E Side S Main St.. 11
Building A1
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Building A2
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Building A3
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Clubhouse
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Overall Site
The applicant is requesting base standard modifications related to reduced parking, setbacks,
landscaping, specific signage requirements, and increased lighting. Staff feels that the applicant
has sufficiently offset these BSMs by significantly increasing the provided overall landscaping
points, providing off-site landscaping (street trees) and overall enhanced building materials
beyond the code requirement. The applicant has substantially exceeded the bicycle parking
requirement and has incorporated Sawdust District signage to contribute to the identity of the
area. Staff feels that the overall site is complimentary to the surrounding area and consistent with
the General Development Plan and Sawdust District guidelines.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission consider findings based on the
criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
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ITEM IV: SIP E Side S Main St.. 19
(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 Specific Implementation Plan with the findings listed above
with the proposed following conditions:
1. Base Standard Modification to allow reduced parking to 467 spaces, where code requires a
minimum of 763 spaces.
2. Base Standard Modification for reduced front yard setback (E. 7th Ave.) to 0’, where code
requires a 10’ front yard setback.
3. Base Standard Modification for reduced front yard setback (S. Main St.) to 0’, where code
requires a 10’ front yard setback.
4. Base Standard Modification for reduced front yard setback (E. 9th Ave.) to 0’, where code
requires a 10’ front yard setback.
5. Base Standard Modification for reduced side yard setback (northwest) to 3.1’, where code
requires a 10’ side yard setback.
6. Base Standard Modification for reduced side yard setback (northeast) to 5.9’, where code
requires a 10’ side yard setback.
7. Base Standard Modification for reduced side yard setback to 0’ for internal property lines,
where code requires a 10’ side yard setback.
8. Base Standard Modification for reduced front yard setback (south side of E. 9th Ave.) to 5’
for entrance vestibule, where code requires a 10’ setback.
9. Base Standard Modification to allow building and patio within 30’ X 30’ vision triangle at
intersection of S. Main St. and E. 7th Ave.
10. Base Standard Modification to allow 295 sq. ft. of wall signage on the northeast façade of
Building A1, where code allows a maximum of 65 sq. ft.
11. Base Standard Modification to allow a roof sign which includes a Sawdust District logo.
12. Base Standard Modification to allow projecting sign mounted (top) at 58’4”, where code
limits mounting height of projecting signs to 18’ which includes a Sawdust District.
13. Base Standard Modification to allow reduced building foundation landscaping points on
street side of Building A2 to 58 points, where code requires a minimum of 174 points.
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ITEM IV: SIP E Side S Main St.. 20
14. Base Standard Modification to allow reduced building foundation landscaping points on
street side of Building A3 to 99 points, where code requires a minimum of 174 points.
15. Base Standard Modification to allow reduced street frontage landscaping along E. 7th Ave.
to 150 points with 0 points devoted to medium trees, where code requires 201 street
frontage points with 100.5 points devoted to medium trees.
16. Base Standard Modification to allow reduced street frontage landscaping along south side
of E. 9th Ave. (Dog Park) to 0 medium tree points, where code requires 31.5 street frontage
points devoted to medium trees.
17. Base Standard Modification to allow reduced street frontage landscaping along S. Main St.
to 0 points, where code requires 421 street frontage points with 210.5 points devoted to
medium trees.
18. The applicant shall coordinate planting of street trees in public right-of-way with the
Department of Public Works.
19. Base standard modification to allow four parking row end islands without a deciduous
tree planted.
20. Base Standard Modification for increased lighting along the front property lines and side
property line to 1.4 fc (E. 7th Ave.), 5.5 fc (S. Main St.), 3.5 fc (E. 9th Ave.) and 0.7 fc (east
property line), where code allows a maximum of 0.5 fc lighting level at the property line.
21. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
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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: ________________________________________________________________________________________
Estimated Cost: _______________________________________________________________________________________________
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
P.O. Box 620037 Middleton WI 53562
608 444-0850 jake@twallenterprises.com
The Mill on Main, LLC
P.O. Box 620037 Middleton WI 53562
608 444-0850 jake@twallenterprises.com
Jake Bunz; The Mill on Main, LLC
43 E 9th Ave Oshkosh, WI
$70-$90m
Vacant RMU-PD
Mixed-Use Development/Multi-Family Development
River
Heavy Industrial
Vacant
Commercial
6/6/22
6/6/22
6/6/22
6/6/22
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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.
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.
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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.
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: _____________________
Jake Bunz, Project Manager,The Mill on Main, LLC
6/6/22
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P.O. Box 620037 Middleton, WI 53562
June 6, 2022
City of Oshkosh
Planning Department
215 Church Ave
Oshkosh, WI 54903
Re: The Mill on Main Development – Specific Implementation Plan
To Whom It May Concern:
Introduction
The Mill on Main, LLC is seeking Specific Implementation Plan approval for the
redevelopment of 43 E. 7th Ave (and all other associated parcels). The Mill on Main was
selected as the winner of the 43 E 7th Ave Request for Proposals due to its community
centered plan that encompasses the goals of the City, the Sawdust District Plan and the RFP.
Specific Implementation Plan
The Mill on Main, LLC is proposing an $70-90 million, mixed-use development with multi-
family and commercial uses. This development will be located at 43 E. 7th Ave located along
the Fox River, in the Sawdust District that is currently vacant. The development 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. Once completed, The Mill on Main will have 295 apartment units on 9.22 total acres
(approximately 32 units/acre), 22,375 square feet of commercial space, and 503 parking
stalls.
Phase Building Units Commercial
Sq Ft
Covered
Parking
Surface
Parking
1 A1 109 11,575 110 66
2 A2 95 7,800 96 52
3 A3 91 3,000* 114 65
Total 295 22,375 320 183
The proposed SIP is consistent with the approved GDP with exception to slight changes in the
unit counts, commercial sq ft and parking counts. These small modifications are due to
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P.O. Box 620037 Middleton, WI 53562
changes in unit layouts and sizes along with further refined building plans. The approved
GDP called for 291 units, 21,800 commercial sq ft, and 458 total parking stalls.
The three buildings will include studio, 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 or solid-
surface countertop kitchen islands, stainless steel appliances, large windows, wider than
standard hallways, 1-foot taller than standard ceilings, faucet sprayers, glass stove-tops, and
in-unit washer and dryers. The quality finishes and materials make our apartments the
resident’s home.
The site plan design 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 Mill on Main’s site layout connects the Riverwalk with the development’s park, green
space and walking paths provided on site. This will activate the river front. The design
situated the buildings to protect the waterfront aesthetics while accommodating a wide
variety of outdoor land uses.
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 and on the material boards, The Mill on
Main development will be constructed mainly with brick, brandywine and champagne
colors. That will be complimented with alabaster cordova stone and arctic white and iron
grey colored James Hardie plank. The Mill feature on building A1 will feature shadow rock,
crescent peak stone, and a Peruvian teak composite wood plank, to accomplish a historic
mill aesthetic.
The Clubhouse will utilize the same stone, Hardie plank, and wood plank with carriagehouse
colored brick, instead of brandywine.
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 the exterior
corner. These design features are a tribute to The Sawdust District, The City of Oshkosh and
its history.
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P.O. Box 620037 Middleton, WI 53562
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
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 to allow enough time so that
the phase opens at the start of leasing season, in Spring. This leaves enough time to lease
up each individual phase before opening the next phase.
Phase Construction Construction Start Occupancy
Phase 1 Building A1 and
*Clubhouse
Early 2023 Spring 2024
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 (*Clubhouse construction timeline TBD)
Site Amenities
The Mill on Main features many high-quality amenities that benefit both the residents and
the community members.
The proposal includes a small outdoor amphitheater, with two small pavilions for gathering,
open green space, potential ice-skating rink during the winter season, public and private Fox
River boat slips, a river-front restaurant, and walking paths throughout the site. 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.
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P.O. Box 620037 Middleton, WI 53562
User Amenity
Private
• Clubhouse including fitness center, yoga room, club/community
room (kitchen, lounge seating fireplace, etc.), game room (billiards,
darts, etc.), golf simulator, pool, hot tub, grilling area.
• Dog run
• Pickle ball courts
• Private boat slips
• Indoor and outdoor bike parking
Public/Private
• Riverside green space/park
• Small outdoor bandshell
• Potential skating rink
• Walking paths
• Pavilion areas
• Public boat slips
• River-front restaurant
• Bike parking stalls
• Dog park
Art
The Mill on Main will include creative buildings and an architecturally pleasing design, they
will be complimented with art throughout the site. As shown on the renderings, The Mill on
Main is also planning to add decorative murals/historic photos of Oshkosh along stretches
of the 1st floor of Building A1. These photos and murals should break up the façade and
highlight the elaborate history of Oshkosh and the Sawdust District as pedestrians and
residents walk past the building.
The Mill on Main is also planning a large 10’ diameter water wheel statue as the centerpiece
of the development and a tribute to the Fox River and Sawdust District. Example pictures
below:
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P.O. Box 620037 Middleton, WI 53562
Green/Sustainable Features
T. Wall Enterprises strives to design, construct and manage buildings with a forward
thinking, green/sustainable features. Like all T. Wall Enterprises developments, The Mill on
Main will feature:
• Electric Vehicle Charging Stations.
o 30% of our covered parking stalls will have electric vehicle charging stations
while 100% of our covered parking stalls will be wired to accommodate
electric vehicle charging stations in the future.
• From the outset, our architects will design these buildings to be Focus on Energy
Certified.
• Energy efficient appliances.
• LED lighting.
• Low-flow faucets.
• Double-paned, energy efficient windows.
• Double-insulated exterior walls and roof.
• Ample public and private bike parking
Planned Development – Statement of Rationale
The purpose of the Mill on Main’s use of a Planned Development Zoning is to provide for
relaxation of the certain development standards pertaining to the underlying standard
zoning district. In exchange, this development reflects the City’s planning policies as set
forth in the Sawdust District Neighborhood plan and the City’s comprehensive plan by
creating a mixed-use community with multi-family, commercial, and recreational uses for
private and public users.
Zoning Exceptions
Zoning
Ordinance
Section
Ordinance Variance
30-75(G)(1) –
Residential Land
Uses
Minimum required parking:
two spaces per dwelling
unit containing zero, on or
two bedrooms, plus 0.5
space per additional
bedroom over two
bedrooms per unit. One
guest parking space shall be
provided for every three
dwelling units.
Per this ordinance, The Mill on Main would
require 1,135 parking stalls, of which we
are proposing 503 total stalls. At all T. Wall
Enterprises developments, we shoot for a
1:1.1 parking ratio (1.1 stalls for every unit).
Here we are achieving that 1:1.1 ratio,
without including surface or street parking
stalls. Additional surface stalls can be used
for residents with more than one car,
resident’s guests, retail/commercial
customers and employees, park, and
Riverwalk users, etc. Residents use the
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P.O. Box 620037 Middleton, WI 53562
surface stalls during non-work hours (5pm-
9am), whereas retail customers use the
surface stalls during the day (10am- 5pm).
This parking ratio has been successful at
our other mixed-use developments,
Middleton Center, Peloton Residences,
Watermark Lofts, etc. The relaxed parking
standard also helps achieve the density
that is desired on site by both the City and
the Developer. Density is bound by parking.
30-79(B)(1)(b) –
Multiple Use
Buildings
In the Riverfront Overlay, at
least 70 percent of the
building’s ground floor area
shall consist of commercial
uses.
Per this ordinance, The Mill on Main would
require 58,344 sq ft of commercial space.
This proposal includes a total of 22,375
commercial sq ft, 27% of the buildings
ground floor area. This proposal includes
less commercial area so that there’s more
green/recreational park space and ground
level, covered parking to accommodate the
density. Also, given the state of
commercial and retail space due to COVID,
there’s no reason to overburden this
development and district with more
commercial space than it can absorb.
30-86(A)(2) –
Accessory Land
Uses and
Structures
A combined total of 1,200
of gross floor area for all
accessory structures on the
property is permitted by
right. For lots larger than 1
acre, the maximum
permitted combined total
of gross floor area of all
accessory structures on the
property shall be increased
by one square foot for
every 100 square feet of lot
area over one acre
Per this ordinance, The Mill on Main
clubhouse could not exceed 4,780 sq ft. The
proposed Mill on Main clubhouse is
approximately 6,000 sq ft. This increase will
accommodate all 295 units and the quality
amenities and resources that the residents
look for when living in a luxury T. Wall
property. The clubhouse must also be
spacious enough to accommodate T. Wall’s
in-house property management and
maintenance team needed to properly care
for both residents and the property.
Section 30-
242(G)(2) - Wall
or Roof-Mounted
Lighting
Full cutoff light fixtures are
required
Due to the prominent location of The Mill
on Main near downtown, on the Fox River
and at the entryway to the Sawdust
District, we are proposing the use of
direct/indirect (up/down) light fixtures on
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P.O. Box 620037 Middleton, WI 53562
the façade. Previous T. Wall Enterprises
developments have used this lighting in
downtown areas (pictures attached below)
and it has been extremely well received
within those respective communities.
Section 30-
271(B)(3)(c)(iv) –
Sign Groups,
Categories, and
Types
The top of the Projecting
Sign shall not be installed
above the windowsill of the
second story or 18 feet,
whichever is less
The projecting sign shown on the
renderings on the northwest corner of
building A2 is a tall, narrow sign that
extends from the bottom of the second
story to just under the top of the building.
Vertically, it reads “Mill on Main” to mark
the entrance to the development and be an
icon for South Main Street. Example
pictures below.
Section 30-
271(B)(3)(e)(ii) –
Sign Groups,
Categories, and
Types
The top of the sign shall not
extend above the top edge
of the vertical wall or above
the lowest edge of a roof
line of the portion of the
building to which it is
mounted
As shown in the renderings on the northern
end of building A1, this proposal includes a
large roof-mounted sign on top of the
building facing downtown Oshkosh and the
Fox River that reads “Mill on Main”. This
will be a iconic sign for the development
and weigh-finding sign for boaters and
drivers. Example pictures below.
Building façade lighting example
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P.O. Box 620037 Middleton, WI 53562
Projecting sign example
Roof mounted sign example
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P.O. Box 620037 Middleton, WI 53562
Conclusion
We thank you for your consideration for The Mill on Main’s proposed Specific
Implementation 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
&
By:________________________________
Jake Bunz, Project Manager
Page 32
Page 33
SIP
MILL ON MAIN
PC: 07/05/2022
RIVERFRONT DEVELOPMENT
LLC
55 E JACKSON BLVD 500
CHICAGO, IL 60604
BAGO LOFTS INC
3731 SHANGRI LA POINT RD
OSHKOSH, WI 54904
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
GD/RL KORTHALS TRUST/KP&D
SCHROEDER
600 S MAIN ST
OSHKOSH, WI 54902
BROOKLYN CONDOMINIUM
ASSOC
600 S MAIN ST STE 105
OSHKOSH, WI 54902
ERDMANN CLINIC LLC
497 E CALIFORNIA BLVD APT 314
PASADENA, CA 91106
JAMES LARSON ARCHITECT LLC
1369 RAHR AVE
OSHKOSH, WI 54901
WOHLT INVESTMENTS LLC
911 W 18TH AVE
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
BOLDTFAB LLC
1110 N DR MARTIN LUTHER
KING JR DR
MILWAUKEE, WI 53203
REDEVELOPMENT AUTH CITY
OF OSHKOSH
PO BOX 1130
OSHKOSH, WI 54903
FOX VALLEY & WESTERN LTD
17641 S ASHLAND AVE
HOMEWOOD, IL 60430
THE MILL ON MAIN LLC
PO BOX 620037
MIDDLETON, WI 53562
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Riverside Park
S MAIN ST
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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: 6/17/2022
1 in = 220 ft1 in = 0.04 mi¯MILL ON MAINMILL ON MAIN
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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HI
TR-10
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Oshkosh City Limit
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SCHOOL AVSCHOOL AV
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COMMERCE ST
COMMERCE ST
E 11TH AVE 11TH AV
E 7TH AVE 7TH AV
MULTIPLE
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/17/2022
1 in = 500 ft1 in = 0.09 mi¯MILL ON MAINMILL ON MAIN
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/17/2022
1 in = 200 ft1 in = 0.04 mi¯MILL ON MAINMILL ON MAIN
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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