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HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT APRIL 18, 2023 ITEM IV: GENERAL DEVELOPMENT PLAN & SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR AN OFF-SITE PARKING LOT FOR PROPERTY LOCATED AT SOUTH SIDE OF MARION ROAD GENERAL INFORMATION Applicant: Mercury Marine – Dave Hahn Owner: Oshkosh Redevelopment Authority Action(s) Requested: The applicant requests approval for a General Development Plan (GDP) and Specific Implementation Plan (SIP) for an off-site parking lot. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Type: The subject site consists of three vacant riverfront parcels totaling 0.97 acres located on the south side of Marion Road, immediately east of Mercury Marine Plant 33 (505 Marion Rd.). The surrounding area consists of multi-family residential uses to the east and north, Fox River to the south, and Mercury Marine to the west. The 2040 Comprehensive Land Use Plan recommends Center City uses for the subject area. A 2006 purchase agreement between Mercury Marine and the City of Oshkosh Redevelopment Authority for the sale of the subject site (previously owned by Mercury) gave Mercury the right to construct and occupy a parking lot on the subject parcels. Subject Site Existing Land Use Zoning Vacant RMU-PD-RFO Recognized Neighborhood Organizations None Adjacent Land Use and Zoning Existing Uses Zoning North Multi-family residential UMU-PD South Fox River & Riverwalk River & I-PD-RFO East Multi-family residential RMU-PD-RFO West Industrial UI-RFO Page 1 ITEM IV: GDP SIP South side Marion Rd.. 2 Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS Use The applicant is proposing to construct a 49-stall parking lot on the subject site to be utilized by employees of Mercury Marine Plant 33. Off-site parking lots are a conditional use in the RMU zoning district. According to the applicant, the Mercury Marine site has 58 employees on their largest shift and the existing Mercury Marine site has 32 stalls. Staff is supportive of the proposed use as it will provide needed parking for the Mercury Marine site to the west and is consistent with the previous agreement between Mercury Marine and the Redevelopment Authority. Staff also feels that a parking lot is an appropriate use for the site as an American Transmission Company (ATC) easement runs through the property, limiting the ability for any buildings to be built on the lot. Site Design/Access Page 2 ITEM IV: GDP SIP South side Marion Rd.. 3 The site will be accessed via an existing single entrance/exit from Marion Road. The total impervious surface ratio for the site will be about 61.8%, which is well under the maximum of 80% for the RMU district. Required Provided Impervious Surface Maximum: 80% of lot 61.8% of lot Minimum Provided Front Setback (Marion Rd.) 10 ft. 18.51 ft. Side Setback (east) 10 ft. 18.62 ft. Side Setback (west) 10 ft. 0 ft. (existing) Rear/Waterfront (south) 45 ft. 30.51 ft. The plan is meeting front and side (east) setbacks. Existing pavement on the Mercury Marine property to the west extends over the west property line onto the subject site. The plan includes a walkway connection to the existing parking area to the west. The applicant is requesting a base standard modification (BSM) for reduced waterfront setback to 30.51’, where code requires a 45’ waterfront setback for parking areas. Staff does not have concerns with the proposed setback reduction as the parking lot setback will generally align with the parking lot pavement of the adjacent Mercury Marine site. The applicant has provided a substantial amount of landscaping on the waterfront side of the pavement to offset this setback reduction. Storm Water Management/Utilities The applicant has been in contact with the Department of Public Works regarding storm water management for the area. The final storm water management plans will be approved during the Site Plan Review process. Landscaping Code requires paved area, street frontage, and bufferyard landscaping. Points Required Points Provided Paved Area 245 (73.5 tall trees, 98 shrubs) 410 (226 tall trees, 184 shrubs) Street Frontage 172 (86 medium trees) 173 (144 medium trees) Bufferyard (west) 0.2 opacity None (Vacated right-of-way) Bufferyard (southeast) 0.4 opacity None (Existing Riverwalk landscaping) Total 417 583 Page 3 ITEM IV: GDP SIP South side Marion Rd.. 4 Paved Area The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area is being exceeded. The plan is also meeting the requirement that 30% of all points will be devoted to tall trees and 40% will be devoted to shrubs. Code also requires a tall deciduous/shade tree at the ends of all parking rows. The applicant is requesting a BSM to allow the two interior parking row islands without trees. The applicant has noted that ATC prohibits planting trees within the easement that runs through the parking lot. The applicant has provided several shrubs within both islands in lieu of the required trees. Staff is supportive of the proposed BSM due to the inability to plant trees within these islands. The applicant has placed medium/tall trees along the perimeter of the parking lot to offset this request. Page 4 ITEM IV: GDP SIP South side Marion Rd.. 5 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 applicant is meeting both of these point requirements. Street frontage landscaping is required to be placed so that at maturity, the plant’s drip line is located within 10 feet of the public right-of-way. Several of the trees/shrubs that are contributing to the street frontage landscaping are located further than 10’ from the public right-of-way. Staff does not have concerns with a BSM to allow the increased distance from the right-of-way as the ATC easement limits the available area along the street frontage. The proposed landscaping placement will still meet the intent of the ordinance as the plantings will be located between the parking lot and public right-of-way. Bufferyards Code require a 0.2 opacity bufferyard along the west property line as the abutting Mercury Marine site is zoned Urban Industrial (UI). Staff is supportive of a BSM to waive this bufferyard requirement as the parking lot will be utilized by the Mercury Marine site. A 0.4 opacity bufferyard is required along the southeast corner of the site as it is abutting the Riverwalk parcel which is zoned Institutional district with a Planned Development overlay (I- PD). Staff is supportive of a BSM to waive this bufferyard requirement as the abutting parcel is utilized for the Riverwalk rather than development. Also, existing landscaping has been installed along this property to serve as a buffer. Signage No signage is being proposed. Site Lighting The applicant submitted a photometric plan that meets the 0.4 foot-candle minimum requirement for parking areas, and has no more than 0.5 foot-candles of light trespass at the property lines or 1.0 fc at the right-of-way line. Lighting will consist of full cut-off fixtures mounted on 20’ tall light poles, meeting the maximum light fixture height of 20’ for the RMU district. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Specific Implementation Plan, 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. (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. Page 5 ITEM IV: GDP SIP South side Marion Rd.. 6 (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 and Specific Implementation Plan with the findings listed above and the proposed following conditions: 1. Base Standard Modification to allow reduced waterfront setback to 30.51 ft., where code requires a 45 ft. waterfront setback for parking areas in the RMU district. 2. Base Standard Modification to allow two parking row islands without trees. 3. Base Standard Modification to allow landscaping devoted to street frontage landscaping points with drip line further than 10 ft. from the public right-of-way. 4. Base Standard Modification to allow 0 bufferyard landscaping points along west property line where code requires a 0.2 opacity bufferyard. 5. Base Standard Modification to allow 0 bufferyard landscaping points along the south/east property lines where code requires a 0.4 opacity bufferyard. 6. Final landscaping plan shall be reviewed and approved by the Department of Community Development. Page 6 Page 7 Page 8 Page 9 March 20, 2023 GDP-SIP Project Narrative Project: Mercury Marine Plant 33 – Parking Lot West of 505 Marion Road Oshkosh, WI 54901 Mercury Marine is requesting General Development Plan (GDP) and Specific Implementation Plan (SIP) review and approval for a parking lot project adjacent to their existing Plant 33 facility located at 505 Marion Road. The property consists of parcels: 90102260200, 90102270000 and 90102230000 in the City of Oshkosh. The property is owned by the Oshkosh Redevelopment Authority; however, Mercury Marine has retained the right to use this area for parking. The current zoning of the parcels is Riverfront Mixed Use with Planned Development and River Front Overlays (RMU-PD-RFO). The project site is bound by Mercury Marine Plant 33 to the west, multi-family residential apartment developments to the north and east and the Fox River to the south. GDP/SIP Narrative Requirements: • Specific themes and images o The parking lot project will include landscaping that meets City requirements to the maximum extent practicable; it will be designed with required resiliency in mind and complimentary style. Site lighting will be provided in a fashion that provides appropriate foot candles for safety with cut-off fixtures directed inward toward the development for minimal light trespass. • Specific mix of land uses o There will not be a mix of land uses for the project and the site will solely be used as additional parking. • Specific nonresidential intensities o No new buildings are proposed with the project. The proposed overall site will consist of approximately 62% impervious surface and approximately 38% landscape/open space. • Specific treatment of natural features o The existing rock rip rap protection will remain in place along the bank of the Fox River. o Plans will be provided to ATC for review and approval of the proposed development located under the existing overhead lines and adjacent to the support structures on site. An Encroachment Agreement with ATC will be required. Page 10 • Specific relationship to nearby properties and public streets o Mercury Marine has already been using the site for parking and the access to Marion Rd is already in place. The existing concrete driveway approach will remain in place; the existing gravel driveway will be replaced with an asphalt paved drive to match the proposed asphalt parking lot surface. No new traffic impacts are anticipated. • 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. o The overall redevelopment site totals 42,420 square feet (0.97 acres). The proposed redevelopment will include an addition of 19,655 square feet of impervious coverage yielding a total of 26,201 square feet of impervious area for this site. The existing impervious area was constructed prior to the adoption of Chapter 14 of the City of Oshkosh Municipal Code. • General relationship of the project to the Comprehensive Plan or other areas o The City Comprehensive Plan Update Year 2040 Future Land Use designates this area as “Center City” providing for high intensity office, retail, housing, hospitality, conference, and public land uses. Typical zoning districts include Urban Mixed Use, Central Mixed Use, Riverfront Mixed Use, and Industrial. The proposed parking lot use is in line with the Comprehensive Plan. • Phasing Schedule o No project phasing is proposed. The current project schedule calls for construction to commence in the beginning of May 2023 with completion by August 2023. • 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. o Pursuant to a purchase agreement dated March 30, 2006 between Mercury Marine and the City of Oshkosh Redevelopment Authority for the sale of property to the east the was previously owned by Mercury, Mercury has the right to construct and occupy a parking lot on the parcels that are the subject of this application. • 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. o The proposed redevelopment site is currently zoned with a Planned Development overlay and rezoning is neither requested nor is it required. • Proposed exceptions from the requirements of the Zoning Ordinance o Section 30-55 (L) – Density, Intensity, and Bulk Regulations for the RMU District ▪ Requires a minimum vehicle parking setback of 45 feet from the Ordinary High Water Mark (OHWM). Page 11 • The proposed parking lot will be located 31.51 feet from the OHWM as measured from the back of curb to the OHWM. The Code requires 245 landscape points for parking lot landscaping; 410 parking lot landscape points are proposed to offset the reduction in setback. o Section 30-253 (B) (4) (e) – Paved Area Landscaping ▪ Requires one (1) shade tree or tall deciduous tree shall be provided for every parking lot landscape island. • Overhead electrical transmission lines are located above the parking lot landscape islands and clearance requirements prohibit the installation of tall trees/shade trees. The landscape islands will contain shrubs and ornamental grasses/perennials in lieu of trees. o Section 30-253 (E) – Bufferyards ▪ Requires a bufferyard along the west property line with an opacity value of 0.2 due to the adjacent UI zoning of the Mercury Plant 33 property. • The current Mercury parking lot encroaches over the property line. In addition, the proposed parking lot is for the benefit of Mercury. In lieu of the bufferyard, a continuous landscape strip with a minimum width of seven feet (7’) is proposed. This landscape strip will provide 109 landscape points derived from tall evergreen shrubs and medium deciduous shrubs. Page 12 STAK E O U T I N F O R M A T I O N : VERIF Y S T A T I O N F O R I N L E T LOCA T I O N . R E F E R T O S T A K E O U T P O L I C Y FOR S T A K E O U T L O C A T I O N A N D O F F S E T S . STAK E O U T I N F O R M A T I O N : VERIF Y S T A T I O N F O R I N L E T LOC A T I O N . R E F E R T O S T A K E O U T P O L I C Y FOR S T A K E O U T L O C A T I O N A N D O F F S E T S . © 20 2 2 EX C E L E N G I N E E R I N G , I N C . SH E E T N U M B E R PR O J E C T I N F O R M A T I O N PR O F E S S I O N A L S E A L JO B N U M B E R 22 5 9 7 2 0 PROPOSED PARKING LOT FOR: MERCURY - PLANT 33 MARION ROAD ● OSHKOSH, WI NOT FOR CONSTRUCTION PR E L I M I N A R Y D A T E S C1 . 1 CI V I L S I T E P L A N OC T . 5 , 2 0 2 2 OC T . 2 1 , 2 0 2 2 NO V . 1 , 2 0 2 2 FE B . 2 7 , 2 0 2 3 MA R . 3 , 2 0 2 3 MA R . 8 , 2 0 2 3 MA R . 2 0 , 2 0 2 3 Page 13 GDP/SIP E OF 505 MARION RD PC: 4/18/2023 RIVER FRONT SENIOR APARTMENTS LLC 230 OHIO ST STE 200 OSHKOSH, WI 54902 ANNEX 71 LLC 409 MASSACHUSETTS AVE 300 INDIANAPOLIS, IN 46204 D & F INVESTMENTS LLP 1660 OSHKOSH AVE STE 100 OSHKOSH, WI 54902 MERCURY MARINE PO BOX 1939 FOND DU LAC, WI 54936 Page 14 MARIONRD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/29/2023 1 in = 120 ft1 in = 0.02 mi¯E OF MARION RD City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 15 W 6TH AV PEARL AV W 7TH AV DAWES ST IDA AV DIVISION ST CAMPUS PL IOWA ST MINNESOTA ST CHURCHAV PEARLAV FREDERICK ST DAWES ST W 5TH AV OSCEOLA ST RIVERWAY DR CHURCH AV W 4TH AV W 7TH AV S C A M PBELL RD UNION AV W 7TH AV W 6TH AV W 5TH AV PEARLAV W 5TH AV W 6TH AV W 3RD AV W 4TH AV MARION RD MARION RD MICHIGAN ST FRANKLIN ST ALGOMA BLVD HIGH AV OREGON ST JACKSON ST WISCONSIN ST WITZELAV OHIO ST OHIO ST CMU CMU CMU-RFO I I I I I I-PD I-PD I-PD I-PD I-PD-UTO I-UTO MR-12 MR-36 MR-36-UTO RMU RMU RMU RMU-PD RMU-PD RMU-PD RMU-PD-RFO RMU-PD-RFO SR-9 TR-10 TR-10-PD TR-10-PD UI-RFO UMUUMU UMU UMU UMU UMU UMU-PD UMU-PD-UTO UMU-UTO UMU-UTO C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/29/2023 1 in = 500 ft1 in = 0.09 mi¯E OF MARION RD City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 16 MARIONRD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/29/2023 1 in = 100 ft1 in = 0.02 mi¯E OF MARION RD City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 17