Loading...
HomeMy WebLinkAboutItem I PLAN COMMISSION STAFF REPORT FEBRUARY 19, 2025 ITEM I: SPECIFIC IMPLEMENTATION PLAN FOR A MULTI-FAMILY RESIDENTIAL DEVELOPMENT AT 0 BOWEN STREET, COMMONLY KNOWN AS VACANT PROPERTY LOCATED NEAR THE SOUTHWEST CORNER OF EAST MURDOCK AVENUE AND BOWEN STREET (PARCEL 1504830300) GENERAL INFORMATION Applicant: Mach IV Engineering & Surveying, LLC Property Owner: Thomas Rusch Action(s) Requested: The applicant requests approval of a Specific Implementation Plan (SIP) for a multi-family development. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject site consists of a 2.26-acre vacant lot on the southwest corner of East Murdock Avenue and Bowen Street. The site is zoned Urban Mixed Use District with Planned Development Overlay (UMU-PD). The surrounding area consists of industrial uses to the north, commercial and institutional uses to the east, commercial uses to the west, as well as vacant land to the south. The 2040 Comprehensive Land Use Plan recommends Neighborhood Commercial use for the subject area. On October 22, 2024, Common Council approved a General Development Plan (GDP) for a multi-family development at the subject site. Subject Site Existing Land Use Zoning Vacant UMU-PD Recognized Neighborhood Organizations N/A Page 1 ITEM I: SIP 0 Bowen Street Adjacent Land Use and Zoning Existing Uses Zoning North Industrial UI South Vacant UMU-PD East Commercial & Institutional UMU-PD & I West Commercial UMU-PD Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Neighborhood Commercial ANALYSIS Use The applicant is proposing a multi-family development, which will include two 8-unit apartment buildings, one 16-unit apartment building, and detached garages. The proposed 32 units results in a density of 14.2 units per acre, while the maximum density is 36 units per acre for apartment buildings in the UMU district. The minimum lot area is 1,200 sq. ft. per dwelling unit, and the applicant is proposing 3,049 sq. ft. of lot area per dwelling unit which exceeds the necessary requirement. As proposed, two of the apartment buildings will have 8 units and one of the buildings will have 16 units. The UMU district allows apartments of 3-12 units per building. Apartments with 13-16 units are allowed as a Conditional Use. Staff does not have concerns with the proposed 16 unit building as the site will remain under the maximum density and is not adjacent to lower intensity land uses. Site Design/Access The proposed site will utilize an existing driveway access on East Murdock Avenue and Bowen Street. As part of the General Development Plan review, a condition was recommended that a cross access agreement will need to be registered with the Winnebago County Register of Deeds to allow the shared accesses. The applicant has included north cross access agreement and south cross access agreements with their SIP submittal which will be reviewed during the Site Plan Review process. The applicant is providing 32 garage parking spaces and 36 uncovered spaces to meet the parking requirement of 1 space per dwelling unit. The GDP approval included a Base Standard Modification (BSM) to allow a reduced setback to 18.7 feet, where code allows a minimum of 25 feet. Required Provided Parking Spaces Minimum: 32 68 Impervious Surface Maximum: 75% of lot 49% of lot Density Maximum: 82 Dwelling Units 32 Dwelling Units Page 2 ITEM I: SIP 0 Bowen Street Minimum Provided Front Setback (east) 25 ft. 25 ft. Side Setback (south) 7.5 ft. 25 ft. Street Side Setback (north) 25 ft. 18.7 ft. Rear Setback (west) 25 ft. 28.1 ft. Interior Side Setback (north) 7.5 ft. 20.3 ft. Interior Side Setback (east) 7.5 ft. 7.5 ft. The plan includes a refuse enclosure at the northeast part of the parking lot. The plans show the refuse enclosure at 6’ 8” height with a brick masonry unit exterior. The exterior is consistent with the exterior of the principal buildings. Code requires recreation area for multi-family developments at a minimum of 200 sq. ft. plus 25 sq. ft. per bedroom, for a total of 1,800 sq. ft. of recreation area. The applicant is proposing a recreation area of 1,800 sq. ft. on the south side of the site which meets the necessary requirement. Page 3 ITEM I: SIP 0 Bowen Street Signage Sign renderings were not included with this request. Final signage plans will be reviewed under a separate building permit. Landscaping Points Required Points Provided Building Foundation 383 539 Paved Areas 144 (43.2 tall trees, 57.6 shrubs) 150 (75 tall trees, 75 shrubs) Street Frontage (Murdock Avenue) 135 (66.3 medium trees) 145 (45 medium trees) Street Frontage (Bowen Street) 80.7 (40.35 medium trees) 130 (30 medium trees) Yards 223 234 TOTAL 965.7 1,198 Page 4 ITEM I: SIP 0 Bowen Street Building Foundation The building foundation landscaping point requirement of 40 landscaping points per 100 linear feet of building foundation is being met for each of the buildings. Code also specifies that 25% of the required points shall be on the street-facing side and 50% shall be on the main entrance side of the building. This requirement is being met for all buildings. Paved Area The paved area requirement of 40 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 and intermediate parking row islands. Street Frontage Code requires 60 points per 100 feet of street frontage. This requirement is being met. Code further specifies, that 50% of the required street front points be devoted to medium trees. The plan shows River Birch trees contributing toward this requirement; however, these are considered tall trees. The plan will need to be modified during the Site Plan Review process. Yards Code requires 10 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 final submitted plans are required to be in full compliance with the requirements of the City of Oshkosh Municipal Code Chapter 14 for storm water management. Site Lighting The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot- candle minimum requirement for parking and drive areas, while not exceeding the maximum of .5 foot-candles of light trespass at the side/rear property lines and 1.0 foot-candle at the right- of-way line. The fixtures must be shielded so that the lighting elements are not visible from neighboring residential properties. This will be verified during Site Plan Review. Page 5 ITEM I: SIP 0 Bowen Street Building Facades 8-unit Apartment building elevations 16-unit apartment building elevations Page 6 ITEM I: SIP 0 Bowen Street 24-stall garage elevations 8-stall garage elevations The proposed buildings will be constructed primarily of brick and will also include vinyl siding around the window and door areas. Street-facing facades of multi-family buildings are required Page 7 ITEM I: SIP 0 Bowen Street to have 20% of the façade area devoted to windows and doors. The street facing facades are meeting this requirement. Code also specifies that the primary building entrance shall be on the front façade facing the street. The applicant is requesting a BSM to allow the primary building entrances for the buildings along the street to be on the back (south) façade of the building. Staff is supportive of this BSM request as the buildings are oriented toward the centralized parking area on the site, where it is more functional to provide the primary entrance. The applicant has offset the requested BSM by increasing the window area on the street-facing facades to 21.6% (8-unit building) and 23.4% (16-unit building), where the code minimum is 20%. Also, the buildings are constructed primarily of Class I materials (brick and glass) to provide an attractive appearance. Overall Site The applicant is requesting BSMs related to building design standards. To offset the requested BSMs, the applicant has provided increased landscaping and enhanced building materials. Staff is comfortable that the applicant has adequately offset the requested BSMs and the overall site will be consistent with the approved GDP and compatible with 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 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 the Zoning Ordinance as the proposed multi-family use of the site will not have a negative impact on the public because the 16-unit apartment building is a conditional use and the 8-unit apartment buildings are permitted in the UMU district and do not have a negative impact on the neighboring properties. (b) The proposed Planned Development project is consistent with the City’s Comprehensive Plan because it is consistent with the Comprehensive Plan goal of encouraging compatible land use development. (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 because the multi-family use is not adjacent to lower intensity land uses. (g) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development because the plans meet the exterior design standards for multi-family residential use. (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 because the subject property is within a mixed use area with multiple land uses. (i) The proposed Planned Development project provides alternative approaches to addressing development performance that relate to and more than compensate for any requested base standard modifications of any standards or regulations of the Zoning Ordinance as the additional landscaping required and enhanced building material of the applicant will serve to offset requested base standard modifications (BSMs). Page 8 ITEM I: SIP 0 Bowen Street Staff recommends approval of the Specific Implementation Plan with the findings listed above and the proposed following conditions: 1. Base Standard Modification to allow primary building entrances not located on the front façade facing the street. 2. Final landscaping, lighting, and signage plans shall be reviewed and approved by the Department of Community Development. 3. Except as specifically modified by this Specific Implementation Plan, the terms and conditions of the original General Development Plan approval dated October 22, 2024 (Resolution 24-552) remain in full force and effect. Page 9 Page 10 Page 11 Page 12 Site Implementation Plan (SIP) General Location Map The site is located at 585 East Murdock Avenue. The existing site is a vacant lot. The site is 2.23 acres in size. The site to the north is immediately fronted by a public right of way (ROW) and further north is an industrial warehouse development, the south side is a vacant lot under urban mixed use planned development, the east side is immediately fronted by a retail gas station under urban mixed use planned development immediately followed by public ROW with a further east institutional fire station and residential single family homes, the west side is a retail grocery store under urban mixed use planned development. The site is currently zoned urban mixed use with a PD overlay; therefore we are requesting a PD amendment. Abutting zoning is as follows: North: Urban Industrial South: Urban Mixed Use – Planned Development East: Institutional West: Urban Mixed Use – Planned Development Specific Use The intent of the project is to develop the site into residential apartments. The Lot will be developed as Fairfield Apartments. Improvements include two 8-unit Apartment buildings and one 16-unit apartment building, associated surface stalls, detached garages, and stormwater management practices. The site will have 14.3 apartments per acre Traffic Patterns The site will develop new ingress/egress points with the neighboring parcels that are south and west and have its own stormwater management practices. Grading Site grading is modified to accommodate the proposed development and direct storm flow to the appropriate stormwater management facilities in order to comply with City and State stormwater regulations. Drainage Site drainage will be primarily directed toward storm water practices. The practices are sized to meet City and State stormwater performance standards. Open Spaces The existing site is a vacant lot and entirely green space. The proposed site plans decrease the amount of green space to about half of what is existing Statistical Data The minimum lot area required is 1200 SF per dwelling unit, The proposed lot area is 3,049 SF per dwelling unit. Page 13 The maximum impervious surface ratio is 75%. The Minimum dwelling unit structure area required is 500 SF per dwelling unit or 400 SF per individual dwelling unit. Fairfield Apartments Lot Size 97,123 SF Green Space 48,909 SF (50%) Impervious Surface 48,214 SF (50%) Landscaping Concept landscape plans are included in sheet Planned Development Planned uses are Apartments. Architectural Plans Architectural site plans, floor plans, and detached garages plans are included for the site. Engineering Plans Concept site and landscape engineering plans are included. The plans include proposed grading, stormwater management, site utilities, landscaping and erosion control. Proposed Exceptions from Zoning Ordinance The site’s zoning is currently Planned Development (PD). This request is to amend the PD to allow the development as described above. The proposed site requests the following exceptions from the City’s Zoning Ordinances: 1. 13 to 16 unit apartments to be listed as conditional use. Chapter 30, Article III: Land Use Regulations. Section 30-74, pg.7 Page 14 OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OH P OHP OHP OHP OHP OHP OHP OHP OHP OHP O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P O H P OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP FO FO E E E E E E ME T E R SA SA BM 525 BM 526 FF=753.08 FF=753.06 FF=753.06 FF=753.75 SA SA MONUMENT SIGN ST CB SA CB MURDOCK AVENUE BO W E N S T R E E T CB 24' 29.4' 5' 24' 29.3' 18' 18' 18' PROPOSED 8-UNIT APARTMENT C F.F.E.=754.00 PROPOSED 8-UNIT APARTMENT B F.F.E.=755.00 PROPOSED 16-UNIT APARTMENT A F.F.E.=754.50 PROPOSED 8-STALL GARAGE B F.F.E.=753.50 PROPOSED 24-STALL GARAGE A F.F.E.=754.50 SA SA ST SA ST ST ST ST ST ST 5' 5' 29.3' 10.2' 37.9' 25.1' 41.4' 40.9' 28.1' 18.4' 19.8' 25' Y Y CB CB 6.3' TYP 8' TYP 6.3' TYP 8' TYP 6.3' TYP 8' TYP 132' 52.3' 71.3' 52.3' 52.3' 71.3' 81.7' 22.3' 163' 44.7' 81.5' 22.3' 18.2' 5' 5' 7.7' 13.8' 40.2' 8.1' 9' TYP 9' TYP 9' TYP 86' 5.3'7' 86' 4' 5.5' 4' 5.5' 19.8' 54' 74.6' 24' 34.5' 14.4' 39.6' 8' 5' 7.7' 5' 11' 38.7' 72.4' 7' 22' 16' 17' 34' 20.5' 35.4' 169' 5' 48.5' 55.9' 70.3' 16.7' 112.1' 4' 7.7' TYP 5' TYP 5' TYP 14.3' R5' R3' R3' R2.5' R5' R3' R3'R3' R1.5'R1.5'R1.5'R1.5' R5' R5.8' 16' ST D D D D Y D D 18.9' 12' S89°46'07"W 428.79' S89°46'07"W 189.32' N0 0 ° 1 3 ' 5 3 " W 1 4 9 . 3 2 ' S0 0 ° 1 3 ' 5 3 " E 3 0 0 . 0 0 ' N89°43'22"E 225.03' S0 5 ° 4 2 ' 3 0 " E 1 5 1 . 3 8 ' D PR I V A T E D R I V E PRIVATE DRIVE 5' 5' 5' 14' CO CO CO CO 25-FOOT BUILDING SETBACK 25 - F O O T B U I L D I N G S E T B A C K 7.5-FOOT BUILDING SETBACK 7. 5 - F O O T B U I L D I N G S E T B A C K 25-FOOT BUILDING SETBACK 7. 5 - F O O T B U I L D I N G S E T B A C K 5-FOOT PAVEMENT SETBACK 5- F O O T P A V E M E N T S E T B A C K 5-FOOT PAVEMENT SETBACK 5- F O O T P A V E M E N T S E T B A C K 5-FOOT PAVEMENT SETBACK 5- F O O T P A V E M E N T S E T B A C K 20.3' 6.4' SITE STATISTICS PARCEL ADDRESS: PARCEL NUMBER: PARCEL SIZE: ZONING: EXISTING SITE GREEN SPACE: IMPERVIOUS AREA BUILDING: PAVEMENT: TOTAL IMPERVIOUS: PROPOSED SITE TOTAL DISTURBED AREA: GREEN SPACE REQUIRED: GREEN SPACE PROVIDED: IMPERVIOUS AREA BUILDING: PAVEMENT: TOTAL IMPERVIOUS: PARKING PROVIDED PARKING SPACES REQ'D/CALCS: PARKING SPACES PROVIDED: 585 E MURDOCK AVENUE 91504830300 97,123 SF (2.23 AC) UMU-PD 97,123 SF (100.0%) 0.0 SF (0.0%) 0.0 SF (0.0%) 0.0 SF (0.0%) 97,840 SF (2.25 AC) 25% (24,281 SF) 48,909 SF (50.4%) 22,318 SF (23.0%) 25,896 SF (26.6%) 48,214 SF (49.6%) 1 STALL PER DWELLING UNIT 0-2 BEDROOMS + 0.5 STALL PER BEDROOM 3+ 24 DWELLING UNITS 2 BEDROOM X 1 STALL 8 DWELLING UNITS 1 BEDROOM X 1 STALL 24 STALLS + 8 STALLS = 32 STALLS 36 STALLS + 32 GARAGE STALLS = 68 STALLS, INCLUDING 3 ADA HANDICAP ISSUE DATE: PROJECT NUMBER This design drawing and detail is the copyrighted property of WESENBERG ARCHITECTS. No part hereof shall be copied, duplicated, distributed, disclosed or made available to anyone without the expressed written consent of WESENBERG ARCHITECTS. FIELD VERIFY ALL GIVEN DATA BEFORE PREPARATION OF SHOP DRAWINGS, CONSTRUCTION AND INSTALLATION. REVISIONS: SHEET NUMBER Pr o p o s e d A d d i t i o n a n d A l t e r a t i o n s f o r : © Wesenberg Architects PRINTED: SET TYPE: PRELIMINARY FOR PROPER INTERPRETATION, THESE DRAWINGS SHALL BE PRINTED IN COLOR 10/24/2024 11:43:27 AM R:\Jobs\2210-01-24 MURDOCK AVE\DRAWINGS\2210-01-24 Eng.dwg C200 Fa i r f i e l d A p a r t m e n t s NOVEMBER 4, 2024 2413 SITE PLAN NO.DESCRIPTION DATE Project Number: 2260 Salscheider Court Green Bay, WI 54313 PH:920-569-5765; Fax: 920-569-5767 www.mach-iv.com 2210-01-24 0 GRAPHIC SCALE 20 401020 SHEET KEY NOTES: STANDARD DUTY ASPHALT; SEE DETAIL A SHEET C600 CONCRETE SIDEWALK; SEE DETAIL B SHEET C600 PATIO; REFER TO ARCHITECTURAL DRAWINGS CONCRETE CURB & GUTTER; REFER TO SHEET C400 FOR STANDARD AND REVERSE PAN. SEE DETAIL C SHEET C600 STOOP LOCATION; REFER TO ARCHITECTURAL DRAWINGS DUMPSTER PAD; SEE DETAIL D SHEET C600 DUMPSTER ENCLOSURE; REFER TO ARCHITECTURAL DRAWINGS CONCRETE FLUME; SEE DETAIL E SHEET C600 ADA HANDICAP STALL, SYMBOL; SEE DETAIL F SHEET C600 ADA HANDICAP SIGN; SEE DETAIL G SHEET C600 ADA HANDICAP WARNING PLATE; SEE DETAIL H SHEET C600 BOLLARD; SEE DETAIL I SHEET C600 4" WIDE PAINT STRIPE; COLOR BY OWNER BICYCLE RACK; REFER TO ARCHITECTURAL DRAWINGS SNOW STORAGE AREA RECREATIONAL GREENSPACE, REFER TO ARCHITECTURAL PLANS CONCRETE CURB AND GUTTER TO MATCH EXISTING BIOFILTER; SEE SHEETS C300 AND C400 KNOX BOX 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 1 2 3 TYP 4 5 6 7 8 9 10 11 12 X 4 13 TYP 14 15 1 1 1 1 2 16 2 2 2 3 TYP 3 TYP 4 4 4 4 4 5 5 5 8 9 9 10 11 11 10 9 9 9 18 13 TYP 13 TYP 14 15 16 17 18 19 17 18 17 1717 4 4 18 18 18 19 19 19 Page 15 SPECIFIC IMPL. PLAN (SIP) PARCEL 1504830300 PC: 2.19.2025 THOMAS N RUSCH 3807 STATE ROAD 21 A OSHKOSH WI 54904-9323 EDWARD A NELSON 806 HURON AVE OSHKOSH WI 54901-3077 DEBRA L KAHUT 1710 BOWEN ST OSHKOSH WI 54901-3046 NBP OSHKOSH LLC 44 S BROADWAY 1ST FL WHITE PLAINS NY 10601-4418 BRUCE R BARTEL 2124 HAZEL ST OSHKOSH WI 54901-2449 Page 16 HURON AV BOW EN S T E MURDOCK 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: 7/22/2024 1 in = 120 ft1 in = 0.02 mi¯BASE MAP 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 E GRUENWALD AV E NEVADA AV GRAND ST BROAD ST BROAD ST POWERS ST MONROE ST GROVE ST E TENNESSEE AV OAK ST ASHLAND ST E CUSTER AV ASHLAND ST MT VERNON ST SHELTER CT E CUSTER AV E TENNESSEE AV E SMITH AV HURON AV MALLARD AV HURON AV E BENT AV E TENNESSEE AV E CUSTER AV E NEVADA AV GREENWOOD CT HAZEL ST MT VERNON ST GROVE ST EVANS ST E SMITH AV MT VERNON ST MT VERNON ST ALPINE CT OAK ST MT VERNON ST EVANS ST DOCTORS CT ASHLAND ST HARRISON ST BOWEN S T E MURDOCK AV E LINWOOD AV HAZEL ST Oshkosh City Limit Oshkosh City Limit BP DR-6 DR-6 DR-6DR-6 I I I I I MR-12 MR-12 MR-12MR-20 MR-20 NMU NMU NMU-PD SR-3 SR-3 SR-5 SR-9 TR-10 TR-10 UI UI UI-PD UMU UMU UMU UMU-PD UMU-PD UMU-PD 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: 7/22/2024 1 in = 500 ft1 in = 0.09 mi¯ZONING MAP 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 18 HURON AV BOW EN S T E MURDOCK 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: 7/22/2024 1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP 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 19