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HomeMy WebLinkAboutItem V PLAN COMMISSION STAFF REPORT FEBRUARY 7, 2023 ITEM V: PUBLIC HEARING: ZONE CHANGE FROM MULTI-FAMILY RESIDENTIAL- 12 DISTRICT (MR-12) TO MULTI-FAMILY RESIDENTIAL-12 DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (MR-12-PD) AND APPROVAL OF A GENERAL DEVELOPMENT PLAN FOR PROPERTY LOCATED AT NORTH SIDE OF W 20TH AVENUE GENERAL INFORMATION Applicant: Chet Wesenberg Architect, LLC Property Owner: Castle Rock Land Co LLC Action(s) Requested: The applicant requests a zone change from the existing Multi-family Residential-12 District (MR- 12) to Multi-family Residential-12 District with a Planned Development Overlay (MR-12-PD). The applicant also requests approval of General Development Plan for a mixed multi-family residential/commercial development. Applicable Ordinance Provisions: Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance. Property Location and Background Information: The subject site consists of a 17.3 acre vacant lot on the north side of W. 20th Avenue, east of Clairville Rd. The site is zoned Multi-family Residential 12 District (MR-12). The surrounding area consists of a mixture of residential, institutional, and open-space/recreation uses. The 2040 Comprehensive Land Use Plan recommends Medium and High Density Residential use for the subject area. Subject Site Existing Land Use Zoning Vacant MR-12 Recognized Neighborhood Organizations Fox Chase Page 1 ITEM V: North side W 20th Ave. 2 Adjacent Land Use and Zoning Existing Uses Zoning North Recreation/Conservation I South YMCA I East Residential & Recreation/Conservation I West Residential MR-12-PD Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Medium and High Density Residential ANALYSIS Zone Change The applicant is requesting a zone change to add a Planned Development Overlay for the subject parcel. This request is intended to provide some flexibility to the zoning ordinance to accommodate development of the site for multi-family residential use including an on-site drive- through coffee shop. The applicant has submitted preliminary plans for the mixed multi-family residential/commercial development of the property, which will be addressed as General Development Plan (GDP) review to follow. Page 2 ITEM V: North side W 20th Ave. 3 Staff is supportive of the proposed rezone as it will also assist development of the site and provide further review to mitigate potential impacts on neighboring properties. Use/Site Design The proposed development will have two driveway accesses off of W 20th Ave. and consist of 8 eight-unit and 9 sixteen-unit apartment buildings. The site will also have a community building which will include a drive-through coffee shop. The eight-unit apartments are permitted and the sixteen unit apartments are a conditional use within the MR-12 district. Staff does not have concerns with the proposed multi-family residential use as it is consistent with the Medium and High Density Residential 2040 Comprehensive Land Use Plan recommendation. With approval of the rezone, the applicant is requesting a base standard modification (BSM) for indoor sales and drive-through and in-vehicle sales or service. Staff is supportive of the proposed BSM as the drive-through coffee shop is centrally located on the site and a substantial distance from existing neighboring residential properties (approximately 360’ west and 300’ east). Staff feels that the proposed use will be relatively compatible with neighboring land uses, in particular the YMCA site immediately south across W 20th Ave. Page 3 ITEM V: North side W 20th Ave. 4 The site plan meets density, impervious surface, setbacks, and parking stall requirements for the MR-12 district. Final site layout will be approved as part of the SIP request. Required Provided Parking Spaces Minimum: 496 506 Impervious Surface Maximum: 60% of lot 48% of lot Density Maximum: 209 Dwelling Units 208 Dwelling Units Minimum Provided Front Setback (south) 25 ft. 25 ft. Side Setback (east) 10.5 ft. 14 ft. Side Setback (west) 10.5 ft. 25 ft. Rear Setback (north) 25 ft. 58 ft. A base standard modification may also be needed for the coffee shop drive-through lane as the stacking length appears to be less than 100’ in front of the order station. This may also be addressed during the SIP phase. The site plan appears to be compliant with all other dimensional requirements. Signage Sign renderings were not included with this request. Final sign plans will be reviewed as part of the SIP request. Landscaping A landscape plan was not included with the submittal. Staff is recommending an additional 100 landscaping points be provided along the coffee shop drive-through lane beyond the code requirement to offset the BSM for indoor sales and drive-through and in-vehicle sales and service. Final landscaping plans will be reviewed as part of the SIP request. Storm Water Management/Utilities The Department of Public Works has reviewed the plans and noted that final plans will need to show storm water BMP’s and how utilities (specifically water) will serve the site. It was also noted that final plans will need to comply with Chapter 14 Storm Water Management requirements and storm water from the newly paved area shall be collected and conveyed. This will be addressed during the SIP and Site Plan Review processes. Page 4 ITEM V: North side W 20th Ave. 5 Site Lighting A photometric lighting plan was not submitted with this request. Final lighting plans will be reviewed as part of the SIP request. Building Facades Building elevation plans were not submitted as part of this request. Final building elevations will be submitted as part of the SIP phase and will be reviewed for compliance with multi-family residential design standards. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Zoning Map amendment, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-381 (D)(2): (a) Advances the purposes of this Chapter as outlined in Section 30-03 and the applicable rules of Wisconsin Department of Administration and the Federal Emergency Management Agency. (b) Is in harmony with the Comprehensive Plan. (c) Maintains the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts. 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. Page 5 ITEM V: North side W 20th Ave. 6 (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 Rezone and General Development Plan with the findings listed above and the following conditions: 1. Base Standard Modification to allow indoor sales and drive-through & In-Vehicle Sales or Service in the MR-12 zoning district. 2. An additional 100 yard landscaping points shall be provided along the coffee shop drive- through lane. Page 6 Page 7 Page 8 Project Name: 0 West 20th Avenue JAN. 3RD, 2023 Proposed Multi-Family Residential Development Proposed Zoning Change Narrative: The owner 0 West 20th Avenue, parcel #1329343000, would like to develop the 17.34 acre site into a multi-family residential development. The parcel is currently zoned MR-12. While we generally understand MR-12 to be the most pertinent zoning district for the proposed planned development, we anticipate some variations to the current MR-12 ordinances and are therefore requesting a re-zone to MR-12-PD. To enable the planned development process including City Plan Commission and Common Council review, the parcel zoning is requested to be changed from MR-12 to MR-12-PD. Please refer to the submitted zoning map and architectural site plan for more information regarding the proposed development. Page 9 Page 10 Page 11 Project Name: Sawyer Creek Crossings Jan. 3rd, 2023 0 WEST 20TH AVENUE GDP NARRATIVE: NARRATIVE: GENERAL PROJECT THEMES AND IMAGES: The proposed development consists of (8) eight unit multi-family residential buildings, (9) sixteen unit multi-family residential buildings, various size detached tenant garage buildings, and a Community Center building. All buildings are being cohesively designed to be contextual to each other. Common features include asphalt finished pitched roofs and a combination of brick and horizontal lap sided exterior walls. Each building will be of the same material colors. GENERAL MIX OF DWELLING UNIT TYPES AND LAND -USES: The proposed development consists of (8) eight-unit multi-family residential buildings, (9) sixteen-unit multi-family residential buildings, various size detached tenant garage buildings, and a Community Center building. The sixteen-unit buildings will have eight one-bedroom and eight two-bedroom apartments, whereas the eight-unit buildings will have eight two- bedroom apartments. The clubhouse is intended to serve as a tenant community gathering space and is intended to include a multi-purpose area for various functions, an exercise area, and a café/coffee shop. Additional site amenities include two recreational play areas and extension of the existing pedestrian path that connects neighboring properties. APPROXIMATE RESIDENTIAL DENSITIES AND NONRESIDENTIAL INTENSITIES: DWELLING UNITS PER ACRE: 208 total dwelling units / 17.34 acres = 12 dwelling units per acre OFF STREET PARKING INTENSITIES: 212 tenant garage stalls and 271 off-street parking stalls GENERAL TREATMENT OF NATURAL FEATURES : There is an existing wetland area at the north end of the site that will be preserved. The proposed extension of the neighborhood pedestrian path encompasses and focuses on the wetland area. The development axis off of 20th Avenue creates a focal point to the natural area without being obstructed by off-street parking. GENERAL RELATIONSHIP TO NEARBY PROPERTIES AN D PUBLIC STREETS : The development borders the north side of 20th Avenue. The location is directly opposing the west YMCA along 20th Avenue. There are two development axis proposed from 20th Avenue to distribute traffic. GENERAL RELATIONSHIP OF THE PROJECTTO THE COMPREHENSIVE PLAN OR OTHER AREA PLANS : PROPOSED EXCEPTIONS FROM THE REQUIREMENTS OF THE ZONING ORDINANCE : In an MR-12 zoning district: • the proposed sixteen-unit multi-family residential buildings are only permitted via conditional use. • The clubhouse/community building is intended to support a coffee shop-like retail area. A restaurant land use is not permitted in a MR-12 district. • The clubhouse coffee shop is proposed to have a drive-through service window which is not permitted in a MR-12 district. • There are two off-street parking runs in access of twenty-five stalls without a proposed intermediate curbed landscape island. Page 12 Page 13 Winnebago County and City of Oshkosh, City of Oshkosh City of Oshkosh Zoning Map City of Oshkosh Zoning Map The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show the approximate relative location of property, boundaries and other feature from a variety of sources. These map(s)/datasets are provided for information purposes only and may not be sufficient or appropriate for legal, engineering, or surveying purposes. They are provided “AS-IS” without warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. Any flood information shown on this map DOES NOT represent the official adopted FEMA 1 in = 752 ft 1 in = 0.14 mi ¯ Prepared by: City of Oshkosh, WI Printing Date: 10/17/2022 Page 14 EX I S T I N G WE T L A N D TRASH ENCLOSURE TRASH ENCLOSURE AS S U M E D R O A D C E N T E R L I N E WO R K P O I N T Sa w y e r C r e e k Cr o s s i n g TRASHENCLOSURE Bench & Pergola Bench & Pergola B e n c h & P erg ola Bench & Retaining Wall Connect to Neighborhood Path Connect to Neighborhood Path Mailboxes Pull Off Lane Pull Off Lane TRASH ENCLOSURE PA T I O SE A T I N G CL U B H O U S E & CA F E B U I L D I N G Landscape Bed NE W D N R WE T L A N D YM C A EN T R Y D R I V E PROPERTY LINE 25' SIDEYARD SETBACK PR O P E R T Y L I N E 25 ' R E A R S E T B A C K PROPERTY LINE 25' BUFFERYARD SETBACK PR O P E R T Y L I N E 25 ' B U F F E R Y A R D S E T B A C K PR O P E R T Y L I N E 25 ' F R O N T Y A R D S E T B A C K 20 T H A V E N U E PROPERTY LINE 10' BUFFER YARD SETACK PA T I O SE A T I N G 16 UNIT 8 U N I T 8 G A R A G E ST A L L S 8 UNIT 24 GARAGE STALLS 24 GARAGE STALLS 20 G A R A G E ST A L L S 20 G A R A G E ST A L L S 8 UNIT 8 U N I T 16 UNIT8 UNIT 16 UNIT 8 UNIT 16 U N I T 16 G A R A G E ST A L L S 16 UNIT 8 UNIT 24 GARAGESTALLS 24 GARAGESTALLS 8 UNIT 26+2 SURFACE STALLS 9+ 1 S U R F A C E S T A L L S 10+1 SURFACE STALLS 26+2 SURFACE STALLS 9+1 SURFACE STALLS 22+1 SURFACE STALLS 22 + 1 S U R F A C E S T A L L S 17 + 1 S U R F A C E S T A L L S 17 + 1 S U R F A C E S T A L L S 8+ 1 S U R F A C E S T A L L S 18 + 1 S U R F A C E S T A L L S 7 SURFACE STALLS 12 S U R F A C E S T A L L S 16 UNIT 32 G A R A G E ST A L L S 16 U N I T 16 U N I T 30+2 SURFACE STALLS 27+2 SURFACE STALLS 16 U N I T 20 G A R A G E ST A L L S PL A Y A R E A TRELLIS & BENCH BENCH BENCH B E N C H PL A Y A R E A SA W Y E R C R E E K C R O S S I N G : 16 U N I T B U I L D I N G S 1 - B E D R O O M U N I T S 2 - B E D R O O M U N I T S 8 U N I T B U I L D I N G S 2 - B E D R O O M U N I T S TO T A L A P A R T M E N T U N I T S TO T A L 1 - B E D R O O M U N I T S TO T A L 2 - B E D R O O M U N I T S AP T . G A R A G E P A R K I N G S T A L L S AP T . S U R F A C E P A R K I N G S N D . S T A L L S AP T . A D A S T A L L S / V A N S T A L L S TO T A L A P T . S T A L L S CL U B H O U S E P A R K I N G S N D . S T A L L S CL U B H O U S E A D A S T A L L S / V A N S T A L L S TO T A L C L U B H O U S E S T A L L S SI T E T O T A L G A R A G E S T A L L S SI T E T O T A L S U R F A C E S N D . S T A L L S SI T E T O T A L A C C E S S I B L E / V A N S T A L L S SI T E T O T A L P A R K I N G S T A L L S SI T E T O T A L B I K E S T A L L S 7 SURFACE STALLS 8+1 SURFACE STALLS 9 7 2 7 2 8 6 4 20 8 7 2 13 6 21 2 25 4 14 / 3 48 3 2 2 0/ 1 2 3 21 2 27 6 14 / 4 50 6 4 9 21 9 ' - 6 " 31 9 ' - 6 " 26 8 ' - 1 0 5 / 2 5 6 " SC A L E : 1 " = 4 0 ' 80 ' 40 ' 0' 20 ' 10 ' PICK-UP TY P I C A L 24 ' - 0 " 9'x 1 8 ' TY P . ST A L L DRIVE-THRU 22' - 0" OR D E R IS S U E D A T E : PR O J E C T N U M B E R Th i s d e s i g n d r a w i n g a n d d e t a i l i s t h e c o p y r i g h t e d pr o p e r t y o f W E S E N B E R G A R C H I T E C T S . N o pa r t h e r e o f s h a l l b e c o p i e d , d u p l i c a t e d , di s t r i b u t e d , d i s c l o s e d o r m a d e a v a i l a b l e t o a n y o n e wit h o u t t h e e x p r e s s e d w r i t t e n c o n s e n t o f WE S E N B E R G A R C H I T E C T S . FIE L D V E R I F Y A L L G I V E N D A T A B E F O R E PR E P A R A T I O N O F S H O P D R A W I N G S , CO N S T R U C T I O N A N D I N S T A L L A T I O N . RE V I S I O N S : SH E E T N U M B E R Proposed Addition and Alterations for:© W e s e n b e r g A r c h i t e c t s PR I N T E D : SE T T Y P E : PR E L I M I N A R Y FO R P R O P E R IN T E R P R E T A T I O N , T H E S E DR A W I N G S S H A L L B E PR I N T E D I N C O L O R 12 / 2 8 / 2 0 2 2 3 : 0 9 : 3 3 P M G: \ S h a r e d d r i v e s \ C W A P r o j e c t s _ C u r r e n t \ 2 1 3 9 _ S a w y e r C re e k C r o s s i n g \ P r o g r a m s \ R e v i t \ 2 0 2 2 1 1 1 6 _ S a w y e r C r e e k C r o s s i n g _ S i t e M o d e l _ F i n a l O p t i o n . r v t AS 1 0 0 Owner SAWYER CREEK CROSSING 12 / 2 8 / 2 0 2 2 21 3 9 20th Street Oshkosh, WI DE V E L O P M E N T P L A N NO . D E S C R I P T I O N D A T E 1" = 4 0 ' - 0 " 1 PR O P O S E D D E V E L O P M E N T P L A N Pr o j e c t No r t h . 8 7 4 T r u e N o rth Page 15 REZONE/GDP 0 W 20TH AVE PC: 2-7-2023 CITY OF OSHKOSH PO BOX 1130 OSHKOSH, WI 54903 OSHKOSH COMMUNITY YMCA 324 WASHINGTON AVE OSHKOSH, WI 54901 ROBERT J/MARILYN K POTRATZ REV TRUST 3400 PRESERVE CT OSHKOSH, WI 54904 DANIEL N POLLNOW 3410 PRESERVE CT OSHKOSH, WI 54904 BRAD L HARTWIG 1828 PRESERVE DR OSHKOSH, WI 54904 PATRICK M/LISA M OCONNOR 1814 PRESERVE DR OSHKOSH, WI 54904 CARY T/SUSAN M FARAH 1800 PRESERVE DR OSHKOSH, WI 54904 JAMES/CINDY PRELLER 1813 PRESERVE DR OSHKOSH, WI 54904 MIRZA/MUFLEHA AHMED 2000 MORNINGSTAR LN OSHKOSH, WI 54904 NANCY A BONGERT 3375 W 20TH AVE OSHKOSH, WI 54904 CRAIG T HARVOT 3351 W 20TH AVE OSHKOSH, WI 54904 JEFFREY L /KAREN T HAFEMEISTER 3249 W 20TH AVE OSHKOSH, WI 54904 TRAVIS W GROFF/RENNE M RICHARDS GROFF 3256 W 20TH AVE OSHKOSH, WI 54904 PAMELA H CELAN 3420 PRESERVE CT OSHKOSH, WI 54904 ROBERT J /DEBRA A WALKER 3421 PRESERVE CT OSHKOSH, WI 54904 JAMES R/ NANCY J SMITH 3411 PRESERVE CT OSHKOSH, WI 54904 DENNIS C/ SUSAN M KRUEGER 3401 PRESERVE CT OSHKOSH, WI 54904 JAMES C/ LORI A MICHAL III 7122 QUIET CREEK DR BRADENTON, FL 54904 MATSCHE & MARCIA M THOMPSON, DIANE 1900 PRESERVE DR OSHKOSH, WI 54904 RAYMOND R/ JAMIE L CARVER 1914 PRESERVE DR OSHKOSH, WI 54904 CROWE LIFE ESTATE, KELLEY J & DEBORAH A 1942 PRESERVE DR OSHKOSH, WI 54904 CHERYL ALMBERG 1956 PRESERVE DR OSHKOSH, WI 54904 GAIL PIERSON 2850 W 20TH AVENUE OSHKOSH, WI 54904 SCOTT GREUEL 2860 W 20TH AVENUE OSHKOSH, WI 54905 TOWN OF ALGOMA 15 NORTH OAKWOOD RD OSHKOSH, WI 54904S CASTLE ROCK LAND CO LLC 3807 STATE ROAD 21 A OSHKOSH, WI 54904 CASTLE ROCK LAND CO LLC 3807 STATE ROAD 21 A OSHKOSH, WI 54904 CHET WESENBERG ARCHITECT LLC 240 ALGOMA BLVD SUITE A OSHKOSH, WI 54901 Page 16 Rusch Park Oshkosh City Limit Oshkosh City Limit Oshkosh City Li mit Oshkosh City Li mit Oshkosh City LimitOshkosh City Limit W 20TH AVW 20TH AV MM OORRNNIINNGGSSTTAARR LLAA PRESERVE D R PRESE RVE D R PP RR EE SS EE RR VV EE CC TT C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/9/2023 1 in = 220 ft1 in = 0.04 mi¯0 W 20TH AVE0 W 20TH 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 Page 17 I I SR-5 HI-PD SR-3 MR-12 MR-12 SR-3 RH MR-12-PD MR-12-PD SR-5 MR-12 Rusch Park Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit Oshkosh City LimitOshkosh City LimitW 20TH AVW 20TH AV CLAIRVILLE RD CLAIRVILLE RD CCAASSEEYYTTRR MOCKINGBIRD WAYMOCKINGBIRD WAY MM EE A A D D OO WW P P A A R R KK DD RR WW YY AA TTTT WW AAYY SSAA WW YY EE RR CC RR EEEEKK DDRR PR ESE RVE CT PR ES E RVE CT C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/9/2023 1 in = 500 ft1 in = 0.09 mi¯0 W 20TH AVE0 W 20TH 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 Page 18 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/9/2023 1 in = 200 ft1 in = 0.04 mi¯0 W 20TH AVE0 W 20TH 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 Page 19