HomeMy WebLinkAboutItem III
PLAN COMMISSION STAFF REPORT NOVEMBER 7, 2023
ITEM III: GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC
IMPLEMENTATION PLAN FOR A HOSPITAL DEVELOPMENT AT
NORTHWEST CORNER OF OREGON STREET & WEST 6TH AVENUE
(PARCEL 0900010000)
GENERAL INFORMATION
Applicant: HGA – Jim Medinger
Owner: ThedaCare, Inc.
Action(s) Requested:
The petitioner requests approval of a General Development Plan (GDP) amendment and
Specific Implementation Plan (SIP) for a hospital development at the northwest corner of
Oregon Street and West 6th Avenue.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject area consists of a 21.38 acre vacant property with Fox River frontage at the
northwest corner of West 6th Avenue and Oregon Street. The area had historically been used for
industrial purposes by multiple wood manufacturers. The site is zoned Riverfront Mixed Use
District with Planned Development and Riverfront Overlays (RMU-PD-RFO). The surrounding
area consists primarily of residential uses to the south and west along with commercial uses
along Oregon Street and the Fox River to the north. The subject property is located within the
South Shore West subarea of the Imagine Oshkosh Center City Master Plan and included in the
South Shore Redevelopment Plan Area. The 2040 Comprehensive Land Use Plans recommends
Center City use for the subject area.
A General Development Plan was approved for the proposed hospital development on
November 22, 2022. The approval included a condition that all requested base standard
modifications (BSM) will be addressed as part of the Specific Implementation Plan (SIP)
application.
Subject Site
Existing Land Use Zoning
Vacant RMU-PD-RFO
Recognized Neighborhood Organizations
Historic 6th Ward
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
Adjacent Land Use and Zoning
Existing Uses Zoning
North Fox River RMU-PD-RFO
South Commercial & Residential CMU & TR-10
East Vacant RMU-PD-RFO
West Residential & Commercial RMU & TR-10
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Center City
ANALYSIS
Use
The applicant is proposing an 18 bed hospital and medical office building with an ambulatory
surgery center. The overall building is two stories and approximately 87,000 sq. ft. The hospital
will offer around-the-clock emergency and inpatient care and will also have a retail pharmacy
and ambulatory surgery center. The proposed use is consistent with the approved General
Development Plan.
The proposed plans were discussed at a Plan Commission workshop on September 19, 2023,
with Plan Commission voicing support of the proposal. A neighborhood meeting was held on
September 14, 2023 with neighbors supportive of the project.
The proposed hospital use is considered an indoor institutional use, which is prohibited in the
RMU district. Staff is supportive of a base standard modification (BSM) to allow the proposed
land use as it is consistent with 2040 Comprehensive Plan goal of supporting expansion of
industry clusters that have high growth potential based on the Oshkosh region’s assets, which
includes Healthcare/Medical. The use is also consistent with South Shore West (Center City)
subarea desired land uses, which includes medical practices. Health and personal care stores
are also listed as a market with unmet demand and development potential for the Center City
area within the Imagine Oshkosh plan. The plan is also consistent with the mixed use concept
of the South Shore Redevelopment plan, which includes hospital as an allowable use within the
plan area. This was stated in the GDP, with the base standard modification being deferred to
the SIP phase.
Site Design/Access
The site will have two accesses off of West 6th Avenue and will have parking lots on both the
east and west sides of the building as well as an ambulatory drop-off on the northeast end of
the building and a pharmacy drive-through on the south side of the building. This is a
modification from the approved GDP, which had the building and parking lot further to the
east, along Jackson Street. Staff is supportive of the revised site plan as a larger setback from
Oregon Street will allow for sufficient space to be maintained for future Oregon Street bridge
re-construction in 2029. The proposed layout should also limit the impact to the neighborhood
to the west as there is no direct access point to the neighborhood.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
Site Plan
The zoning ordinance does not specify required parking for hospitals and is to be determined
by the Director of Community Development, or designee, based on a parking study. According
to the applicant, industry standards require 4 stalls per bed for hospitals and 1 stall per 250 sq.
ft. of the building’s gross floor area for medical office building/ambulatory surgery center. With
18 beds in the hospital and 60,000 square feet of medical office/surgery center building area, a
total of 312 parking stalls are needed. The plan includes a total of 321 parking stalls to meet this
requirement. The impervious surface ratio for the site is 24.9%, which is well under the
maximum impervious surface ratio of 80% for the RMU district. The proposed building height
of 44’ is compliant with RMU standards as there is no maximum height in the RMU district. A
traffic impact analysis (TIA) was completed for the site. Staff reviewed the TIA and did not
note any concerns with the plans as they relate to the TIA. The TIA reviewed both initially
anticipated traffic patterns and future anticipated traffic patterns.
The applicant is requesting a base standard modification (BSM) to allow the pharmacy drive-
through pick-up window on the south façade, facing West 6th Avenue, where code prohibits
drive-through windows from being located between the principal building and the street right-
of-way. Staff is supportive of the requested BSM as the pick-up window will be in the most
suitable location as it will not face the riverfront or Oregon Street and will not obstruct
parking/circulation for the site. Additional yard landscaping has been provided on the street
side of the pick-up window which serves to offset the requested BSM. Also, the significantly
increased setback of approximately 110’ from the West 6th Avenue right-of-way mitigates the
impacts of the drive-through window on a street-facing side of the building.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
Building/Parking Setbacks
Required Provided
Waterfront Setback (north)
Minimum: 30 ft.
Maximum: 45 ft. 80 ft. (building)
Front Setback (Oregon St.) Minimum: 10 ft. 250 ft. +/- (pavement)
Street Side Setback (W. 6th Ave.) Minimum: 10 ft. 46 ft. +/- (pavement)
Side Setback (southwest) Minimum 10 ft. 30’ +/- ( pavement)
Rear Setback (west) Minimum: 10 ft. 90 ft. +/- (utility storage)
The applicant is requesting a BSM to allow increased waterfront setback to 80’, from the
maximum setback of 45’ from the ordinary high water mark for the RMU district. The applicant
has stated that the increased setback is needed due to contaminated soils along the river and is
also intended to allow additional privacy to the hospital patients from the public Riverwalk.
Staff does not have concerns with this setback increase as the maximum setback is intended for
water-oriented commercial uses. A waterfront presence would not typically be associated with
a hospital land use.
Part of the property and proposed building is located within the 100-year floodplain. The
applicant has noted that the building will be built approximately 7’ above the floodplain
elevation, exceeding the 2’ minimum requirement.
The site plan includes a medical gas tank storage area on the west side of the western parking
area for storage of tanks up to 15’ in height. The proposed enclosure will be constructed of 8’
tall metal panel fencing to match metal panels used on the building. The applicant is planting
evergreen trees around the perimeter of the fencing to further screen the enclosure from view.
The applicant has noted that the existing building located at the northeast corner of West 6th
Avenue and Iowa Street is intended to remain at this time. The owner is currently evaluating
options related to this building along with potential development of the remainder of the
available site. The structure will need to continue to be maintained to ensure code compliance
while redevelopment options are evaluated.
At this time the applicant is reviewing options for the remaining undeveloped area of the site.
Staff suggest adding a condition to the approval that the remaining undeveloped portion of the
property will need to be maintained in compliance with City of Oshkosh ordinances to ensure
the overall project & property have a positive impact on the surrounding area.
Storm Water Management/Utilities
The applicant has been in discussion with the Department of Public Works regarding storm
water management for the area. Finalized storm water management plans will need to be
submitted and approved as part of the Site Plan Review process.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
Landscaping
Landscape plan
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Building Foundation
The landscape plan shows a combination of grasses, deciduous shrubs, and evergreen shrubs.
The applicant is meeting the total point requirement of 80 points per 100 linear feet of building
foundation.
Paved Area
The landscape plan is meeting the paved area requirement of 50 landscaping points per 10
parking stalls or 10,000 sq. ft. of paved area. The code further specifies 30% of all points will be
devoted to tall trees and 40% will be devoted to shrubs. A tall deciduous/shade tree is required
at the ends of all parking rows. The plan is meeting these requirements.
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 landscape plan
is meeting these requirements for the West 6th Avenue, Iowa Street, and Oregon Street
frontages, with the exception of the Oregon Street frontage being slightly deficient of the
medium tree requirement. This can be addressed during Site Plan Review.
The applicant is requesting a BSM to allow street frontage landscaping to planted further than
10’ from the West 6th Avenue and Oregon Street right-of-way lines. According to the applicant,
the increased distance from the street is needed along West 6th Avenue due to the presence of
impacted soils in this area. They are proposing the increased distance along Oregon Street to
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
accommodate future construction of the Oregon Street bridge. Staff does not have concerns
with the requested BSMs as they are needed due to unique site circumstances related to
contaminated soils and the proximity to the Oregon Street bridge.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The landscape plan is
exceeding this requirement.
Bufferyards
Code requires a 0.4 opacity bufferyard for development in an RMU district abutting a TR-10
district. Although the residences to the southwest of the site immediately abutting the
development are zoned RMU, staff is recommending that the 0.4 opacity bufferyard be applied
to mitigate the impacts of the development on these residences. To meet this bufferyard
requirement, the applicant has provided a 30’ setback along with a solid row of Arborvitae trees
along the property line, along with additional deciduous trees.
Signage
The applicant has not submitted finalized signage plans. The proposed site plan includes a
monument sign along West 6th Avenue and the provided building elevations show wall signage
on the north, east, south, southeast, and northeast facades. The monument sign meets the 10’
street side setback requirement and the wall signage appears to be within the maximum sign
area of 1 sq. ft. per linear foot of building frontage. Final signage plans will need to meet RMU
district signage standards and will be reviewed under a separate permit for signage.
Site Lighting
A photometric plan has been provided by the applicant. The provided plant meets the
minimum lighting level of 0.4 fc for all parking/drive areas. Lighting levels do not exceed the
maximum of 0.5 fc at the property lines and 1.0 fc at the right-of-way line. The fixtures will be
full cut-off fixtures and will have a height of 20 ft., which is under the maximum fixture height
of 23’ (including base) for the RMU district. The fixtures will be shielded so that the lighting
elements are not visible from neighboring residential properties.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
Building Facades
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
The proposed elevations include a combination of glass, brick veneer, wood composite panel,
and metal panels. The Riverfront Overlay District Design Standards require buildings to be
clad on all sides with at least 70% Class I materials. They also required nonresidential uses to
include windows and doors areas at a minimum of 25% of the ground floor façade area. For
upper floors, the total area of windows and doors shall comprise a minimum of 15% of the total
façade area above the ground floor.
The submitted building elevations are meeting the 70% Class I material requirement on all
facades, with the exception of the west hospital façade, which includes 67.5% Class I materials.
According to the applicant, the reduced Class I materials on this façade are the result of the
west delivery and services area, which also includes screened mechanical and storage areas.
Staff is supportive of the requested BSM as this part of the building will be least visible from the
streets and riverfront and will only be minimally (2.5%) less than the code requirement. The
applicant has offset the request as the overall building façade area for the site exceeds the 70%
requirement by 4.2%.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
The building facades meet window/door area requirements except for the west hospital façade
(5% first floor, 13.2% upper floor), north clinic ground floor façade (0%), and south clinic
ground floor façade (16.4%). As previously noted, the west hospital façade is utilized as a
delivery and services area. The applicant has noted that windows on this façade are not
desirable based on the interior functions of the mechanical and storage areas. The ground floor
of the north-facing clinic façade also includes mechanical/storage and delivery area, which
would not benefit from window area. For the south clinic facades, the interior functions along
the ground floor are for patient surgery prep and recovery spaces which need privacy due to
their function.
To compensate for the window reductions on these façade areas, the applicant has exceeded the
overall first floor window area requirement for the site by 10% and overall upper floor window
area requirement by 6%. Staff is supportive of the reduction of window area on these particular
facades as they would be better suited with the reduced window area and the applicant has
increased window areas in other façade areas to compensate for the reduction.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
The Riverfront Overlay District also specifies that at least one functional entrance is required on
the waterfront facade. The plans do not include an entrance on the north building facade. Staff
is supportive of a BSM to allow this facade without an entrance as a waterfront entrance would
not typically be associated with a hospital land use.
The RFO standards also state that if a riverwalk path is present, a minimum 5-foot wide paved
pedestrian path shall be provided that connects the riverwalk path to the waterfront entrance.
The proposed plans show a sidewalk being provided from the site to the Riverwalk to meet this
requirement.
Overall Site
The applicant is requesting BSMs for the land use, drive-thru window location, increased
waterfront setback, reduced Class I materials and window/door area on specific façade areas,
waterfront façade without an entrance, and landscaping placement. To offset these BSMs, the
applicant will be exceeding the overall landscaping point requirement for the site and
increasing overall Class I materials on the building. Staff is comfortable that the applicant has
adequately offset the requested BSMs and the overall site is complimentary to the surrounding
area.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings
based on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose
and intent of this Chapter.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
(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.
(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 Amendment and Specific
Implementation Plan with the findings listed above with the proposed following conditions:
1. BSM to allow an indoor institutional (hospital) use in a Riverfront Mixed Use (RMU)
district.
2. BSM to allow the pharmacy drive-thru pick-up window located between the principal
building and W. 6th Avenue.
3. BSM to allow increased waterfront building setback to 80’, where code allows a
maximum waterfront setback of 45’ in the RMU district.
4. BSM to allow street frontage landscaping to be located with further than 10’ from the
public right-of-way along W. 6th Avenue and Oregon Street.
5. BSM to allow reduced Class I materials on the west hospital façade to 67.5%, where code
requires building elevations to consist of 70% Class I materials in the Riverfront Overlay
(RFO) district.
6. BSM to allow reduced window/door area on ground floor of west hospital façade to 5%,
where code requires windows and doors to comprise a minimum of 25% of the ground
floor façade area in the Riverfront Overlay (RFO) district.
7. BSM to allow reduced window area on upper floor of west hospital façade to 13.2%,
where code requires windows and doors to comprise a minimum of 15% of the upper
floor façade area in the Riverfront Overlay (RFO) district.
8. BSM to allow reduced window/door area on ground floor of north clinic façade to 0%,
where code requires windows and doors to comprise a minimum of 25% of the ground
floor façade area in the Riverfront Overlay (RFO) district.
9. BSM to allow reduced window/door area on ground floor of south clinic façade to
16.4%, where code requires windows and doors to comprise a minimum of 25% of the
ground floor façade area in the Riverfront Overlay (RFO) district.
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ITEM III GDP Amend. / SIP – NW Corner Oregon St. & W. 6th Ave.
10. BSM to allow a waterfront facade without a functional entrance.
11. All remaining undeveloped portion of the property will be maintained in compliance
with City of Oshkosh ordinances.
12. Final landscaping and signage plans shall be reviewed and approved by the Department
of Community Development.
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thomas.arquilla@thedacare.org
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Specific Implementation Plan Project Narrative
250 W. 6th Avenue, Oshkosh WI 54092
Revised October 05, 2023
Introduction
ThedaCare and Froedtert Health is presenting this Specific Implementation Plan to the City of Oshkosh
for consideration for a Neighborhood Hospital land use within the current Riverfront Mixed Use –
Planned Development (RMU-PD-RFO) zoning district on the former Jeld-Wen site at 250 W. 6th
Avenue. This submittal is the continuation of the General Development Plan approved for this site in
December 2023.
ThedaCare and Froedtert Health, as a new joint venture, plan to create a health campus of the future
on the former Jeld-Wen site that will include a hospital and outpatient care services. The smaller scale,
modern community hospital will offer easy, around-the-clock access to emergency and inpatient care
in a highly efficient setting. The hospital will be open 24 hours a day, seven days a week, 365 days a
year.
The hospital is expected to have emergency care, inpatient beds, and 24/7 coverage with board-
certified emergency physicians. For patients requiring additional care, observation and tests, plans call
for 24/7 Computed Tomography (CT) scans, x-ray, ultrasound, and mammogram with outpatient
access. The campus will also offer MRI and lab services, in additional to a retail pharmacy, ambulatory
surgery center with four operating rooms and an onsite medical office building for robust primary care
and specialties. More services may be added over time based on community needs. The anticipated
operating hours of the medical office building and ASC to be 7am to 7pm.
Care will be collectively delivered to patients through the joint venture, coordinated between
ThedaCare and the Froedtert & Medical College of Wisconsin health network providers, and will be an
extension to the trusted medical care currently provided to the City of Oshkosh by ThedaCare and the
Froedtert & MCW health network.
Proposed Development
This initial development includes one-story 18 bed neighborhood hospital and a two-story medical
office building with an ambulatory surgery center, which is consistent use to the approved GDP. The
overall building is two stories of approximately 87,000 total sq. ft. The hospital and medical office
building is proposed in the central area of the parcel with the parking lots situated to the east and west
of the building. This is a slight change to the General Development Plan, which showed the
development to the east along Oregon Street. The partnership intends to maintain ownership of the
remaining land, reserving it for potential future expansion of the campus or other uses. The primary
access points to the development will be located on W. 6th Avenue, with a secondary access point
along Iowa Street to the west.
Traffic Impact Analysis
As requested by the City of Oshkosh, a traffic impact analysis was completed by TADI for this project.
The findings of this study are included for reference by the city.
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Soils Management Plan
In 2012 the Wisconsin Department of Natural Resources issued a Certificate of Completion to Jeld-Wen
for a Voluntary Party Liability Exemption (VPLE) process to address hazardous substances discovered
on the property. With the Certification of Completion, the Wisconsin DNR had determined that the
investigation of hazardous substances and restoration (to the extent practicable) of the property was
complete. While conditions for the issuance of a Certificate of Completion were met, strict
requirements are in place for the management of on- site soils and the maintenance of barriers.
The partnership is working with Wisconsin Department of Natural Resources in developing a soils
management plan. The partnership has also developed a plan for maintaining the portions of the
parcel that will not be developed as part of the initial construction.
Undeveloped Areas
The ownership group is currently reviewing options related to development of the remaining
undeveloped areas of the site. Nothing has been determined at this time, and will be brought forth
for the necessary city approvals, at that time.
Community Outreach
Being a good neighbor and partnering with the community are core values of ThedaCare and Froedtert
Health. Understanding that the redevelopment of the former Jeld-Wen parcel is important to the
surrounding neighborhood and community, ThedaCare and Froedtert Health recently hosted a
neighborhood meeting on September 14th, 2023, to keep the public informed and gather valuable
feedback.
Project Schedule
We are anticipating starting construction late in 2023, with anticipated completion by mid-2025. Once
the team received all the needed local and state approvals, including this SIP review, construction will
commence.
Base Standard Modifications (BSM)
Below is a list of requested Base Standard Modifications to the underlying base zoning requirements as
part of the Specific Implementation Plan. These items we see are needed by the project because of
specific site conditions and design restriction based on the proposed use.
1. Zoning Use: Indoor Institutional Use is permitted use as a conditional use per the standard
Riverfront Mixed Use. It is requested to allow a hospital and clinic indoor institutional use for this
property, which will help the City achieve its goal of maintaining services for and addressing needs
for local urgent care within core areas of the City.
2. Maximum Waterfront Setback as required from High Water Mark, per the RFO zoning overlay. This
requirement would be 45ft Max, where our preferred design to places the building approximately
80ft from the high watermark, due to the presence of contaminated soils along the river. This
separation also allows additional privacy to the Hospital patients from the public riverwalk.
3. Allowance of a Pharmacy Drive-through window to be located between the building and public
street. Being that this site and building does face many streets, and this window is separated from
the street by an internal access drive, this would be least visually impacted location. The drive-up
window will have limited operating hours consistent with the operation of the Medical Office
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Building and Retail Pharmacy. This drive-up function will comply with the stacking requirements of
a minimum of 55’ in front of and 25’ after service window, as indicated in the zoning code.
4. Wall mounted building signage are proposed to be located on the roof mounted mechanical
screening. A wall mounted sign is proposed facing east as facility identification. A second wall
mounted sign is proposed facing south toward 6th avenue identifying the Hospital with Emergency
signage. A third wall mounted sign is proposed on the north façade facing the river. Detailed
signage package shall be submitted later, and not included as part of the initial SIP. Base signage
code does not allow wall signage located above the top edge of vertical wall or lowest edge of roof
line. The intent is that all exterior wall mounted signage is to be back lite.
5. A variance is requested to increase the 10-foot offset requirement for street frontage plantings
along 6th Avenue. Trees and evergreens will be provided that meet City ordinance for quantities.
However, due to the presence of impacted soils on site in this area, planting trees or evergreens
with larger rootballs will result in the disturbance of additional impacted soils which may require
off-site disposal at a landfill. All efforts have been made to reduce/minimize disturbance of
impacted soils in this area including modifications to grading and utility layouts. We are therefore
limited in our ability to meet the requirement to plant trees within the 10-foot offset. We request
a base standard modification for a 30-foot offset for the street frontage tree planting requirement.
Exterior Design & Theming
The exterior design concept is a modern design, with a use of brick, glazed curtain wall, and various metal
and composite panels. This style and material palette is consistent with the brand used for other
facilities in Wisconsin.
To comply with the zoning standards for exterior materials, the design consists primarily of Class 1
materials of brick and glazing, which account for more than the 70% minimum collectively. The other
Classification of materials make up the rest of the materials as allowed by code. See the included
elevations for individual façade calculations. We included calculations for the façades with and without
inclusion of the roof top mechanical equipment screen walls.
The design also follows the standard of a minimum 25% glazing at first floor and 15% at other floors as a
whole. The northern façade, facing the river has slightly less glazing calculated individually, based on the
primary uses of patient rooms with smaller windows, and imaging rooms that not conducive to windows
for natural light.
Parking
Being that the zoning code does not specifically define parking quantities for this use, the minimum
parking calculations are based precedent industry standards.
Hospital: 4 stall per bed for hospital (18 beds x 4 = 72 stalls)
MOB/ASC: 1 stall per 250sf of the 60,000 BGSF (60,000 / 250 = 240 stalls)
Required: 312
Provided: 321
We have also identified bicycle parking as outlined in the zoning code. Minimum bicycle parking space is
based on 5% of automobile parking which equals 16 minimum bicycle parking stalls.
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Site Grading and Utilities
We have developed the site grading and utility plans in conjunction with the impacted soils/soil
management plan to provide a cap on the existing soils on site. The developed plan also provide positive
drainage away from the building, collecting storm water internally to the best of our abilities with the
perimeter of the site draining to the adjacent right-of-way to the south, riverfront to the north, and
vacant land to the east (part of parcel but not within current scope of proposed development project).
Storm water runoff is collected via catch basins and conveyed via underground storm sewer, connecting
to existing storm sewer stubs at the north edge of the property underneath the existing river walk.
Storm water peak runoff reduction is not required. Storm water quality is being achieved via Upflow
filter systems installed as part of the storm sewer system. Sanitary sewer connections are proposed at
the west edge of the property and southeast of the proposed development (two total laterals).
Redundant water services and a dedicated fire service are provided from the south (6th Street). A
backflow preventer will be installed within the building.
Landscape and Screening
The intent of landscape and screening on the project is to follow municipal ordinance. Screening is
provided directly adjacent to the residential properties, provided screening density follows the RMU-PD
to TR-10 opacity of 0.4 (1,640 points required). A dense evergreen hedge along with lower-level shrubs
and multi-stemmed ornamental trees are utilized to provide a dense screen along this property line.
Additional City ordinances that are followed in the design are, building foundation (1,131 points
required), Paved Areas (1,153 points required), Street Frontage (119 points required). Trees and shrubs
are provided internal to the parking lot in majority of the landscape islands. Plantings surrounding the
foundation vary from upright grasses to low deciduous and evergreen shrubs. Street frontage will be
provided to the maximum extent within the 10-foot zone, however due to impacted soil management
limitations, some trees will be outside of this zone.
The overall intent of the planting palette is to incorporate seasonal interest using flowering shrubs and
ornamental trees for spring blooms along with perennials and ornamental grasses for mid-summer bright
colors. Plant selections will also have vibrant fall tones and winter structure to provide four season
interest. Native seeding is utilized along the public riverwalk to provide a transition from a manicured
look surrounding the building to a natural feel along the river.
Site Lighting
Site parking and drive lighting will be provided using LED full cutoff pole mounted lights. Pole heights will
be twenty feet with a maximum base of three feet resulting in a total height of not more than twenty-
three feet. Light levels, as demonstrated in the accompanying photometric, provide a minimum of .4
footcandles and a maximum of 3 footcandles average. Full cutoff downlights in known canopies will
provide additional higher light levels at drop off zones for increased safety at pharmacy drive and
emergency department entries. Light trespass at property line have been listed in calculation summary
and only exceed .5 footcandles at entry drives to property.
Reference documents include E030.1 and PDF cutsheets for basis of design fixtures.
Bulk Medical Gas Storage Area
Locations of anticipated oxygen and propane storage tanks are indicated on the included plans. A
microbulk liquid oxygen storage tank and vaporizer system is planned to satisfy the oxygen gas demand
of the proposed development. The oxygen tanks and vaporizers are anticipated to be approximately 15’
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tall and will be surrounded by metal enclosure and gates for accessibility. The system will be located to
satisfy NFPA distance requirements and other requirements to be specified by the system vendor. A
bulk oxygen delivery truck will replenish the tanks as necessary on a continual schedule. Piping will route
from the storage location to the building underground.
Stand-by fuel for the facility will be supplied by propane horizontal tanks and vaporizing system
enclosed with a metal fence complimenting the building façade materials.
Signage
Locations of anticipated monument sign, directional signage, and building signage is indicated on the
included plans. We anticipate one monument sign at the main east drive, along with smaller directional
signs located by each other entry drive. Signage design and details are not included with this package
and will follow later.
Page 22
Page | 6
Zoning Requirements for Riverfront Mixed Use – Planned Development – Riverfront Overlay
All lots Requirement Provided
Minimum Lot Area: 23.266 Acre
Residential: 1,200 square feet per dwelling unit.
Nonresidential: 10,000 square feet.
Maximum Impervious Surface:
80 percent 28.2 Percent
Minimum Lot Width:
40 feet 861.5 feet
(Along 6th Ave)
Minimum Lot Depth:
None
Provided: N/A
Minimum Lot Frontage at Right-of-Way:
40 feet 861.5 feet
Maximum Principal Building Height:
None N/A
Minimum Principal Building Separation:
0 or 10 feet N/A
Minimum Pavement Setback: (pedestrian uses only)
0 feet N/A
Minimum Garage Door Setback to Alley: (if applicable)
10 feet N/A
Minimum Parking Required: See Article III
See Calculation in Narrative
Waterfront Lots Requirement Provided
Waterfront Setback: (from the Ordinary High Water Mark)
Min 30 feet - Max 45 feet See Plans
Minimum Street Setback:
10 feet See Plans
Minimum Side Setback:
10 feet* See Plans
Minimum Vehicle Parking Setback (lot line to pavement, excludes driveway entrances)
45 feet from the Ordinary High Water Mark. See Plans
10 feet from all other lines
Page 23
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0 OREGON ST
PARCEL 0900010000
GDP AMEND/SIP
PC: 11-07-2023
424 OREGON STREET LLC
ATTN RUBY MORAN
1 SEAGATE FL 27
TOLEDO OH 43604
KNB PROPERTIES LLC
106 WOODSIDE CT
NEENAH WI 54956
L12 PROPERTIES LLC
1211 OSHKOSH AVE
OSHKOSH WI 54902
457 W 12TH AVENUE LLC
1505 MARQUETTE AVE
OSHKOSH WI 54901
COREGRO GLBP OSHKOSH LLC
153 E FLAGLER ST #116
MIAMI FL 33131
KINDERMAN PROPERTIES LLC
1714 W LINWOOD AVE
OSHKOSH WI 54901
ELISE HALLOCK
2032 SHAWNEE LN
OSHKOSH WI 54901
SJPK LLC
2130 DOTY ST
OSHKOSH WI 54902
BONGERT HOMES LLC
230 OHIO ST STE 200
OSHKOSH WI 54902
CATERINA CORTESE
241 W 6TH AVE
OSHKOSH WI 54902
ERIC J/CAMEO J ENGLAND
247 W 6TH AVE
OSHKOSH WI 54902
KOMOROWSKI PROPERTIES LLC
2522 FOND DU LAC RD
OSHKOSH WI 54902
KARGUS PROPERTIES LLC
2934 SHOREWOOD DR
OSHKOSH WI 54901
JULIANNE URBSCHAT
313 W 6TH AVE
OSHKOSH WI 54902
SHERRIANE AIROLA
322 W 6TH AVE
OSHKOSH WI 54902
MARY L SHEW
327 W 6TH AVE
OSHKOSH WI 54902
PAMELLA J TRYBA
332 W 6TH AVE
OSHKOSH WI 54902
MARK J/JUDITH M KALBUS
335 BUSSE RD
COLOMA WI 54930
JOHNATHON D HITZ
336 W 6TH AVE
OSHKOSH WI 54902
LAKESIDE CUSTOM BUILDERS
3428 SHENANDOAH TRL
NEENAH WI 54956
LEE XIONG
346 W 6TH AVE
OSHKOSH WI 54902
RENEE G MOXON
351 W 6TH AVE
OSHKOSH WI 54902
ALAN W STIEVO
357 W 6TH AVE
OSHKOSH WI 54902
DONALD/LAURA NORTHROP
3748 GLENAYRE LN
OSHKOSH WI 54904
YESHUA D TATE
403 W 6TH AVE
OSHKOSH WI 54902
CAROLYN DILEY
410 W 5TH AVE
OSHKOSH WI 54902
PAULETTE FELD
SARA L STICHERT
416 W 5TH AVE
OSHKOSH WI 54902
RICHARD G HUNT
421 W 5TH AVE
OSHKOSH WI 54902
ANNETTE F MOORE
426 W 5TH AVE
OSHKOSH WI 54902
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TODD S PASCHKE
432 W 5TH AVE
OSHKOSH WI 54902
ANGELLA M GELHAR
437 W 4TH AVE
OSHKOSH WI 54902
KAYLEIGH DEAN
438 W 5TH AVE
OSHKOSH WI 54902
JERRI KATE STERLING
443 W 4TH AVE
OSHKOSH WI 54902
LAYNE L RANGELOFF
449 W 4TH AVE
OSHKOSH WI 54902
NHIA LONG LOR/CHIA LEE
4620 E TEXACO RD
CUSHING OK 74023
CBC PROPERTY MANAGEMENT
912 WINDWARD CT
OSHKOSH WI 54901
BLACK DOG VENTURES LLC
PO BOX 6482
MONONA WI 53716
R & C RENTALS LLC
SALZER JR, HAROLD/PAMELA
PO BOX 825
OSHKOSH WI 54903
KNOLL STANLEY R
KEY INVESTMENTS
W6154 MAPLE BLUFF LN
MENASHA WI 54952
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MINNESOTA ST
DIVISION ST
W 5THAV
W 4TH AV
PEARL AV
IOWA ST
W 6TH AV
W 5TH AV
W 7TH AV
W 8TH AV
MARION RD
JACKSON ST
OREGON ST
W 9TH AV
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 10/11/2023
1 in = 300 ft1 in = 0.06 mi¯0 OREGON ST,PARCEL 0900010000
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 28
COMM
ERCE
ST
NEBRASKA ST
W PARKWAY AV
DIVISION ST PEARL AV
MT VERNON ST
FREDERICK ST
CITY CENTER
CAMPUS PL
WAUGOOAV
CHURCHAV
PEARLAVDAWESST
W 5TH AV
E 7TH AV
MERRITT AV
IOWA ST
MINNESOTA ST
MICHIGAN
ST
E PARKWAY AV
NEBRASKA ST
MICHIGAN ST
IOWA ST
IDA AV
CHURCH AV
OTTER AV
OSCEOLA ST
W 4TH AV
W 7TH AV
E 11TH AV
JEFFERSON ST
UNION AV
W 3RD AV
W 12TH AV
W 6TH AV
W 7TH AV
W 4TH AV
W 11TH AV
W 10TH AV
W 6TH AV
W 8TH AV W 8TH AV
W 11TH AV
W 10TH AV
E 9TH AV
E 8TH AV
W 7TH AV
W 8TH AV
W 6TH AV
W 11TH AV
W 10TH AV
W 12TH AV
W 5TH AV
PEARL AV
PIONEER DR
E 10TH AV
MARION RD
DIVISIONST
FRANKLIN ST
MINNESOTA ST
N MAIN ST
ALGOMA BLVD
OREGON ST
WISCONSIN ST
CEAPE AV
JACKSON ST
HIGH AV
W 9TH AV
WITZELAV
OHIO ST
OHIO ST
S MAIN ST
CMU
CMU
CMU
CMU
CMU
CMU
CMU-PD
CMU-PD
CMU-PD CMU-PD
CMU-RFO
HI
I II
III
I
II
I
I I I
II
I
I
I-PD
I-PD
I-PD
I-PD
I-PD
I-PD
I-PD
I-PD
I-PD-RFO
I-PD-UTO
I-UTO
MR-12
MR-36
MR-36-UTO
RMU
RMU
RMU-PDRMU-PD
RMU-PD
RMU-PD
RMU-PD
RMU-PD-RFO
RMU-PD-RFO
RMU-RFO
SR-9
TR-10
TR-10 TR-10
TR-10
TR-10-PDTR-10-PD
UI-RFO
UMU
UMU
UMU
UMU
UMU
UMU
UMU
UMU-PD
UMU-PD
UMU-PD
UMU-PD-UTO UMU-UTO
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 10/11/2023
1 in = 680 ft1 in = 0.13 mi¯0 OREGON ST,PARCEL 0900010000
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 29
DIVISION ST
IOWA ST
MINNESOTA
ST
W 4TH AV
W 7TH AV
W 8TH AV
W 6TH AV
W 5TH AV
MARION RD
JACKSON ST
OREGON ST
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 10/11/2023
1 in = 280 ft1 in = 0.05 mi¯0 OREGON ST,PARCEL 0900010000
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 30