HomeMy WebLinkAbout11-303JULY 13, 2011
11 -303 RESOLUTION
CARRIED 7 -0 LOST LAID OVER WITHDRAWN
PURPOSE: APPROVE PLANNED DEVELOPMENT FOR CONSTRUCTION
OF A MULTIPLE FAMILY DWELLING DEVELOPMENT ON THE
WEST SIDE OF NORTH MAIN STREET, BETWEEN MURDOCK
AVENUE AND VIOLA AVENUE
INITIATED BY: FAIR ACRES TOWNHOMES LLC, PETITIONER
PLAN COMMISSION RECOMMENDATION: Approved w /conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned
development to construct a multiple family dwelling development in phases, per the
attached, is hereby approved with the following conditions:
1) Certified Survey Map or other land division instrument is used to reconfigure the
property lines as presented on the site plan.
2) Base standard modification to setbacks, as depicted on the site plan:
a. Reduced Main Street front yard setback for signage from 25 feet to 15 feet.
b. Reduced Viola Avenue front yard setback for buildings from 25 feet to 19 feet.
c. Reduced Viola Avenue front yard setback for signage from 25 feet to 10 feet.
d. Reduced rear yard setback for drives from 25 feet to 6 feet 6 inches and 10
feet.
e. Reduce the rear yard setback for community center from 25 feet to 11 feet 6
inches.
3) Access Control variance to allow a three lane entrance (36 foot wide at the
property line /46 foot wide at the curb) off North Main Street.
4) Cross access agreements with the Fair Acres Shopping Center to the west and
the Associated Bank to the south are provided.
5) Cross Parking Agreement with the Fair Acres Shopping Center to the west is
provided.
6) No signage beyond house numbers is allowed on the individual residential
buildings and area dedicated for signage on the community center is limited to no
greater than 10% of any facade.
7) Detention basins are designed without riprap above the water line and native
plants be planted on the side slopes of the basin and emergent plants on the
safety shelf.
O
QfHKO.IH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Pl ing Services
DATE: July 7, 2011
RE: Approve Planned Development for Construction of a Multiple Family Dwelling
Development on the West Side of North Main Street between Murdock Avenue and
Viola Avenue (Plan Commission recommends approval)
BACKGROUND
The 7.9 acre development area includes an entire 7.48 parcel and 0.42 acres of an adjacent parcel.
They are located at the 1800 block of North Main Street and the 700 block of Viola Avenue generally
at the southwest corner of North Main Street and Viola Avenue. The development area has
approximately 435 feet of frontage on Viola Avenue and approximately 550 feet of frontage on North
Main Street. The property is currently vacant but contains a substandard private drive leading from
Main Street to the Fair Acres Shopping Center. It is bound on the north with a single family
neighborhood and elementary school; commercial shopping center with Pick -n -Save as the anchor on
the west; predominately single - family residential neighborhood on the east across North Main Street;
and a small commercial strip center and public detention pond to the south. A neighborhood meeting
to present the development plan proposal was held with area property owners on June 23, 2011 and no
objections or negative comments were received.
ANALYSIS
The applicant is proposing to divide off two lots from the 7.9 acre parcel for future commercial
development along the western edge of the site and construct a multiple family dwelling development
on the remaining portion consisting of a community center, four 8 -unit buildings, three 6 -unit, and one
5 -unit building with an internal roadway /walkway system and stormwater management facilities.
There will be 55 total units, 35 -3 bedroom and 20 2- bedroom designed as townhouse units. The
development plan requires several base standard modifications to the dimensional regulations of the
zoning ordinance for setbacks for signage, some of the dwelling structures, the drive leading to the
internal development from Viola Avenue, and the placement of the community center structure. The
development is proposed to have vehicular access by two driveways with the primary access from
North Main Street and the secondary access from Viola Avenue. An internal roadway system will
connect all buildings, garages, and parking areas as well as providing access to the shopping center and
a connection from the Associated Bank site to the south to the Fair Acres parking area. Extensive
pedestrian walks are incorporated into the development connecting all townhouses to the internal
walkway system and parking is provided in the forms of garages and driveways for each unit, surface
parking, and overflow parking within the shopping center with the parking stall numbers meeting code
requirements. Signage is proposed at each entrance in the form of monument signs of modest size and
no other signage is being recommended other than on the community center structure. Landscaping
plans consist of trees, evergreens, shrubs, and building perimeter plantings as well as privacy and
ornamental fencing. Stormwater management is identified in the form of two wet detention basins on
the south and west side of the development which will service both the townhouse site and the future
commercial lots. Both landscaping and stormwater plans will require approval by the Department of
Community Development and the Department of Public Works respectively during the building permit
process. The buildings are designed as two -story townhomes with three units being single -story to
provide housing choice for people with disabilities. All units will have individual entrances with
attached garages. The community center consists of the rental office, gathering space, outdoor patio,
kitchen, restrooms, outdoor playground, computer room, laundry, and an exercise facility.
FISCAL IMPACT
None anticipated other than the value of the new construction will be added to the property tax rolls.
RECOMMENDATION
The Plan Commission approved of this request at its July 5, 2011 meeting.
Approved,
/e(� ? T vV
City Manager
ITEM: DEVELOPMENT PLAN REVIEW FOR THE CREATION OF A
MULTIPLE FAMILY HOUSING DEVELOPMENT ON PROPERTY
LOCATED AT THE 1800 BLOCK OF NORTH MAIN STREET AND THE
700 BLOCK OF VIOLA AVENUE
Plan Commission meeting of July 5, 2011
GENERAL INFORMATION
Applicant: Fair Acres Townhomes, LLC
Owner: 1900 Jackson Street, LLC
Actions Requested:
Approval of a development plan for a multiple family dwelling development that includes:
■ Two commercial lots for future development
• Community Center
• Four 8 -unit buildings (32 units)
• Three 6 -unit buildings (18 Units)
• One 5 -unit building (5 units)
• Internal roadway /walkway system and off - street parking facilities
• Two stormwater management facilities and open spaces
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the Planned Development overlay
district in Section 30 -33 of the Oshkosh Municipal Code.
Property Location and Type:
The 7.9 acre development area includes an entire 7.48 parcel and 0.42 acres of an adjacent parcel.
They are located at the 1800 block of North Main Street and the 700 block of Viola Avenue
generally at the southwest corner of North Main Street and Viola Avenue. The development area
has approximately 435 feet of frontage on Viola Avenue and approximately 550 feet of frontage
on North Main Street. The property is currently vacant but contains a substandard private drive
leading from Main Street to the Fair Acres Shopping Center. It is bound on the north with a single
family neighborhood and elementary school; commercial shopping center with Pick -n -Save as the
anchor on the west; predominately single - family residential neighborhood on the east across
North Main Street; and a small commercial strip center and public detention pond to the south. A
neighborhood meeting to present the development plan proposal was held with area property
owners on June 23, 2011 and no objections or negative comments were received.
Subject Site
Existing Land Use Zonin
Vacant/Underdeveloped drive aisle and parking C -2PD
Adinevnt T,and Tice and Zoning
Existing Uses ?
Zonin
North
Residential and Institutional ....... E l e mentar y )
... .....................- ......._....... ...._ . _ .............. . ............
... ........... _._ .............. ................................ ......._._..
Commercial
.............. ..........
Commercial (Bank/Strip Center), Institutional
C -2PD
South Retention
Basin) _ . ...._._....._ ......... .......... _ _................
....................._........................
.._._._..
_ .......................... . _ ............. ._.................... _
East
.._._._......._.._......._......................................_....
..................._... ... ....................... ..........
...... ... _ _._........ _.._._................._...... ....._.........................
West
........ .................._ .......... _ . .............. .
Commercial (Pick N Save /Miscellaneous Commercial)
C -2 PD
Comprehensive Plan Land Use Recommendation
Land Use
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
ANALYSIS
Property Confi urg ation
The applicant is proposing to utilize a 7.48 acre parcel of land as well as combine it with
approximately 0.42 acres of the adjacent property to the west (fronting Viola Avenue) for a 7.9
acre development site. Of these 7.9 acres, the plan is to divide off two lots for future commercial
development along the western edge of the development immediately adjacent to the Fair Acres
Shopping Center. One lot is proposed to be 0.44 acres and the other lot 0.83 acres. Staff believes
that both of these lots are suitable in size for future commercial development.
This Development Plan approval is meant to provide the Plan Commission and Common Council a
review /approval of the conceptual land division and future lot configuration as to provide
assurance to the developer that a certified survey map or other land division instrument would be
acceptable and could be approved by staff, with review and oversight of the technical elements of
the land division. Because of the Planned Development zoning designation, any development on
the commercial lots will require Plan Commission and Common Council approval.
Design/Layout
The proposed development plan includes the construction of four 8 -unit buildings (32 units), three
6 -unit buildings (18 units), and one 5 -unit building (5 units) for a total of 55 units and a 2,000
square foot community center and playground. Of the 55 units, 35 are proposed to be 3- bedroom
and 20 are proposed to be 2- bedroom. The structures are designed as townhouse units with
individual entrances, driveways /garages and incorporate either porches or patios. The development
is served by an internal private roadway and pedestrian walk network linking North Main Street,
Viola Avenue and the Fair Acres Shopping Center. Parking facilities include attached garage
spaces, private driveway spaces; surface parking stalls and overflow parking at the shopping
center. Density is considered low at approximately 8.3 units per acre (one unit per 5,250 square
feet), which is greater than the density permitted in the R -1 or R -2 Zoning Districts (40 units, 6.05
units per acre /one unit per 7,200 square feet) and less than the density permitted within the R -3
zoning district (96 units, 14.5 units per acre /one unit per 3,000 square feet). Green space
constitutes 43% of the site while impervious surfaces (roads & buildings) constitute approximately
57% of the total land area.
The multi - family residential complex is designed to be integrated into the community and
surrounding neighborhood with five of the eight buildings fronting the public street and the
Item - SW N Main & Vola -MF PD
remaining three buildings and the community center located within the interior of the development
area. Two areas are designated for stormwater retention and are situated as buffers between the
proposed residential buildings and the commercial property.
As depicted, the development plan requires several base standard modifications to the dimensional
regulations of the Zoning Ordinance.
(a) Front Yard Setback (North Main Street): An identification sign is located within 15 feet
of the North Main Street right -of -way where a 25 foot setback is required. Staff is in
support of the base standard modification as the sign is modest in size, would conflict with
sidewalk location if setback further, be difficult for motorists to notice from a distance and
it does not create any vision clearance issues.
(b) Front Yard Setback (Viola Avenue): The buildings fronting Viola Avenue are proposed
to be situated with a 19 foot setback and the identification sign is proposed to be setback
10 feet where the code requires a 25' setback. Staff supports these base standard
modifications because the existing homes along Viola have a pre - established setback
between 10 -12 feet. Setting the proposed townhouse building further back would be
inconsistent with the character of the street as well as reducing space for the fire
lane /private drive that encroaches into the rear yard setback. The identification sign
would not be visible from Viola Avenue traffic if setback further because of the location
of the townhouse porches.
(c) North Transitional Yard Setback: The 8 -unit structure located at the northwest corner of
the development area is setback 22 feet 10 inches and encroaches into the north
transitional yard setback by 2 feet 2 inches. Staff believes that the installation of the solid
fencing and canopy trees along this lot line offsets the encroachment. However, it needs
to be noted that the structure appears to have room to be moved south in order to attain the
25 foot setback but would be much closer to the main entrance and the pedestrian walk.
(d) Rear Yard Setback: The drive leading from Viola Avenue to the internal development
area encroaches in the rear yard setback area at two locations; one is 6 feet 6 inches and
the other is 10 feet from the rear lot line where the code requires a 25 foot setback. The
encroachment is felt not to be problematic as the area is located to the rear of the
townhouses next to the rear loading area and employee parking for the adjacent shopping
center and is not an often used customer convenience location. The petitioner has also
attempted to mitigate the substandard setback by including a row of lilac bushes at the
location.
(e) Rear Yard Setback: The community center is located with an 11 foot 6 inch setback to the
rear property line where a 25 foot setback is required. The petitioner has indicated that
they had considerable difficulty locating the community center in a central location and
felt that the encroachment into the setback is negligible as the future commercial site is
not yet developed. They attempted to increase the amount of small shrubs and lilacs in the
area to help screen the area and offset the reduced setback. Staff feels that this area, with
the playground, patio and community center should maintain setback or have a higher
level of screening such as privacy fencing. Alternatively, the property line could be
moved further west to allow the 25 foot setback but this would reduce the area available
for the future commercial site.
Access /Circulation
Vehicular access to the development is proposed to be provided in the form of two driveways; a
primary entrance from North Main Street and a secondary entrance on Viola Avenue. An
Item - SW N Main & Viola -MF PD
additional connection is provided connecting the proposed development to the Fair Acres
Shopping Center. The primary entrance on North Main Street is designed as a 36 foot wide three -
lane (one entrance — two exits) and the secondary entrance is a 24 foot wide two -lane driveway.
These drives provide access to the internal roadway system, which is appropriately sized for
emergency service apparatus, and connects all the buildings, individual garages, individual
driveways, and surface parking areas while also providing full circulation from street to street and
street to the shopping center. The primary east -west private roadway is curved and includes speed
humps as traffic calming devices designed to discourage and limit higher speed travel. The
addition of low level wrought iron fencing near the community center and proximity of the
structures to the roadway also help to create an "encroached upon" environment that has been
shown to slow vehicle speeds.
An additional roadway is included in the development which does not connect to the multi - family
development but instead connects the Associated Bank site to the south with the Fair Acres
parking area running south of the proposed future commercial lot. This drive fulfills a condition of
the bank's development, provides the future commercial site with an additional access and acts as
a fire lane to assist the Fire Department with access to the southwestern building.
Extensive pedestrian walks are incorporated into the development design connecting all individual
townhouse entryways to the internal walkway system. The walkway system is designed as a 5 foot
wide concrete sidewalk situated in such a way that all dumpsters, surface parking areas and the
community center are accessible for pedestrians without entering vehicle drive lanes, except at
crosswalks. Additionally, the pedestrian walk network links the public walks on North Main
Street and Viola Avenue to the walkway located in front of the Fair Acres Shopping Center
partially retrofitting a pedestrian friendly environment onto a site currently devoid of pedestrian
facilities.
Parkin
Parking is provided for the development in four forms: private garage spaces attached to each
townhouse unit; private driveways servicing each unit; open surface parking for general use; and
overflow parking located within the commercial shopping center through a cross parking and cross
access agreement. On -site parking stall numbers meet the requirements of the Zoning Ordinance
in that 128 spaces are required and 138 spaces are provided (55 garage spaces, 55 driveway spaces
and 28 surface stalls). The ability to allow overflow parking in the commercial center is
advantageous in that it provides almost unlimited stalls for guests or larger gatherings.
Bicycle parking is also provided at four separate locations on the site. A large bicycle parking area
is provided at the community center and three smaller bicycle parking areas are situated to be
convenient for the individual buildings.
Si gnage
Two development identification signs are proposed; one at the entrance on North Main Street and
another at the secondary entrance on Viola Avenue. Both signs are proposed to be 3 foot 8 inch
tall monument signs constructed of brick veneer with stone caps. The proposed signs are modest
in size with the main entrance sign area being 18 square feet (36 square feet both sides) and the
secondary entrance sign being 11 square feet (22 square feet both sides). The building elevations
do not indicate any wall mounted signage but staff assumes the individual units to have house
numbers and the community center to have limited identification signage. Staff suggests that no
Item - SW N Main & Hola -MF PD
signage beyond house numbers be allowed on the individual residential buildings and that the
community center be limited to no greater than 10% of any fagade area be dedicated for signage.
Landscapin Screening
A landscape plan has been submitted with the proposal including many trees, evergreens, shrubs
and building perimeter plantings. It appears that particular attention was directed at screening the
rear and side yards of the existing homes on Viola Avenue in that a 6 foot tall vinyl privacy fence
is incorporated into the development and that canopy tree species (Skyline Honey locust) are
planted in such a way to provide additional vertical screening at maturity. The public street
frontage of all dwelling units includes a 3 foot high ornamental wrought iron fence for both a
modicum of privacy and as an aesthetic element. A full review for landscaping compliance has
not been conducted prior to the drafting of this staff report but it is important to point out that
landscaping quantities and planting locations will be required to meet code and will be reviewed at
time of site plan review/building permit issuance.
Stormwater Detention
Stormwater management is identified in the form of two wet detention basins situated on the south
and west side of the development area between the proposed buildings and the future commercial
lots. These locations will function not only as stormwater facilities but as features of the
development. The petitioner has indicated in their narrative that the ponds are designed to not only
treat the stormwater of this development but are sized to also take in stormwater for the future
commercial development sites. Formal erosion control, drainage and stormwater management
plans must be approved by the Department of Public Works and staff suggests that a more
"natural" style of detention basin be utilized involving planting of emergent plants in the safety
shelf area and native plants on the side slopes rather than the use of riprap as it is better
functioning, environmentally friendly, is a more effective deterrent to intrusion and more
aesthetically pleasing.
Building Elevations
The proposed development consists of eight residential buildings and one community center. The
residential structures are designed as two -story townhomes with a height of approximately 26 feet.
Three dwelling units on the site are single -story to provide housing choice for people with
disabilities. Dwellings facing a public street have porch style entrances to the street and the garage
in the rear. Dwelling units facing the internal drives have an entrance and garage on the same
fagade with patio on the backside of the unit. Materials selected for the project are consistent
across all structures in an effort to create a neighborhood development feel and include composite
wood siding with matching trim, brick veneer, vinyl railings and windows, prefinished aluminum
fascia/gutters and downspouts, fiberglass entry doors, and steel overhead garage doors.
The community center is designed to coordinate with and compliment the residential structures
and is constructed of the same materials. It is fully accessible and provides space for the rental
office, a community room gathering space for residents and an outdoor patio. Other amenities
include a kitchen, restrooms, outdoor playground, computer room, laundry and exercise facility.
RECOMMENDATION /CONDITIONS
Staff recommends approval of the Development Plan for the multifamily apartment development
with the following conditions:
Item - SW N Main & Vlola -MF PD
1) Certified Survey Map or other land division instrument is used to reconfigure the
property lines as presented on the site plan.
2) Base standard modification to setbacks, as depicted on the site plan:
a. Reduced Main Street front yard setback for signage from 25 feet to 15 feet.
b. Reduced Viola Avenue front yard setback for buildings from 25 feet to 19 feet.
c. Reduced Viola Avenue front yard setback for signage from 25 feet to 10 feet.
d. Reduced north transitional yard setback for building from 25 feet to 22 feet 10
inches.
e. Reduced rear yard setback for drives from 25 feet to 6 feet 6 inches and 10 feet.
f. Reduce the rear yard setback for community center from 25 feet to 11 feet 6 inches.
3) Access Control variance to allow a three lane entrance (36 foot wide at the property
line /46 foot wide at the curb) off North Main Street.
4) Cross access agreements with the Fair Acres Shopping Center to the west and the
Associated Bank to the south are provided.
5) Cross Parking Agreement with the Fair Acres Shopping Center to the west is provided.
6) No signage beyond house numbers is allowed on the individual residential buildings
and area dedicated for signage on the community center is limited to no greater than
10% of any fagade.
7) Detention basins are designed without riprap above the water line and native plants be
planted on the side slopes of the basin and emergent plants on the safety shelf.
The Plan Commission approved of the development plan as requested with revised conditions.
The following is the Plan Commission's discussion on this item.
Mr. Buck presented the item and reviewed the site, surrounding area, zoning and current land uses
in said area. He also reviewed the site plan for the development and discussed the various features
of the proposal. A neighborhood meeting was held at which time no objections were heard and he
read an email submitted by Mr. Dillman who attended the meeting and supported the project but
felt that fencing should be required to be placed around the detention areas for the safety of
children. He also discussed the traffic flow through the development, the layout of the buildings,
and the base standard modifications being requested. He commented that condition #21) regarding
the reduced north transitional yard setback was in error and could be removed. He also discussed
the landscaping, pedestrian walks, access drives, parking, signage, fencing, and stormwater
detention for the development. Building elevations and the community center features were
reviewed as well as the conditions recommended for this request.
Mr. Nollenberger questioned how the community center would be handled on a long term basis
and if it would operate similar to a condo association where residents pay a fee to support its use.
Mr. Borsuk questioned how many of the dwellings would have a percentage at below limit rent,
what type of fencing was being proposed, and his concern with traffic impacts onto Murdock
Avenue.
Mr. Thorns inquired if the streets within the development were private, if standard curb and gutters
would be installed and if pedestrian walks would be created throughout the development, if
lighting plans were submitted, and if standard street lighting should be required on the main
accesses through the development.
Item - SW N Main & rtola -MF PD
Mr. Vajgrt questioned if lighting was required in the parking areas and externally on the garages.
Mr. Buck responded that curb and gutter would be installed in parts of the development but it was
not indicated in all areas and pedestrian walks were placed throughout the development. Lighting
plans had not yet been submitted but would be required to meet code requirements at the time of
site plan review and building permit issuance as light levels were dictated by these requirements.
Standard street lighting could be added to the main accesses if Commission members felt it was
necessary.
Ms. Propp inquired if public sidewalks existed on Viola Avenue and North Main Street around the
development.
Mr. Buck responded affirmatively.
Mr. Cummings questioned if some of the units were planned to be low limit rentals with no age
restrictions which would most likely result in more families occupying these units, has anyone
contacted the school district about the system's ability to accommodate the increased number of
students in this area.
Mr. Burich replied that the school district has indicated in the past that they have the capacity to
handle additional students in the system although some may have to be shifted to different
districts.
Mr. Cummings then questioned if some dialogue should be held with the school board regarding
this development.
Mr. Burich responded that the only thing that could be done is deny the development due to these
concerns although they have attended planning meetings in the past and the ability to
accommodate additional students has never been an issue.
Commission members further discussed lighting requirements for the development and what
would be appropriate and the City's code requirements regarding light levels in residential areas.
Mr. Borsuk then inquired if the school district was included in this review process.
Mr. Buck responded that the school district was notified of both the neighborhood meeting and the
Plan Commission meeting and has not contacted the City with any concerns or comments.
Harold Peerenboom, 37 Viola Avenue, questioned the placement of the vinyl fencing along the
residential homes on Viola Avenue and how far back from the lot will it be set as the existing
chain link fence goes all the way out to the sidewalk and is a visibility issue when backing out of
his driveway. He also questioned if the fence could be placed on the lot line or if a setback was
required.
Mr. Buck responded that code requirements regulate that the first 25 feet of fencing from the
sidewalk could be no higher than three feet and 50% open and that after the initial 25 feet, it could
Item - SW N Main & Viola -MF PD
be six foot tall and solid. Visibility should not be an issue for the fencing and it could be placed on
the lot line as there are no setback requirements for fencing.
Mr. Borsuk voiced his concerns with access onto Murdock Avenue as the Murdock Avenue access
near Jackson Street can be problematic. He felt a requirement for right - in/right -out may be
appropriate for this access.
Mr. Strong replied that the north/south access onto Murdock Avenue from the Pick and Save site is
shown on the high crash list however an additional north/south access on the east side was not as
big of a concern as that access drive was an indirect access and would not be intensely used. The
access drive on North Main Street would be a more direct route and more predominantly used.
Mr. Thorns questioned why the Murdock Avenue access was indicated on the site plan as a fire
lane.
Mr. Buck responded that this access would provide emergency services to this side of the buildings
and to eliminate the access to Murdock Avenue completely would be harmful to the bank at this
location and from a planning standpoint, the additional access will reduce exits on other accesses
to the site.
Cal Schultz, Keystone, explained that the lighting plans were intended to create a residential feel
for the development and exterior lighting would be installed at the front and back doors and the
lighting plans would comply with code requirements.
Mr. Thorns commented that he was concerned if the lighting would be adequate for the safety of
the children living at the development.
Mr. Schultz stated that the intention was to convert the development over to condominiums in the
future and the community center would become part of the condo association at that time however
in its initial stages, it would be rental property. There would be income restrictions on all two
bedroom units which were calculated to be for moderate income families. He also discussed the
various rental amounts planned for the units.
Mr. Bowen left the meeting at 5:45 pm.
Ms. Propp voiced her concern with the amount of usable green space for children on the site and if
it would be adequate.
Mr. Schultz replied that they were low density apartments by the square foot calculations and the
intention in the layout of the green space areas were to have the children play in the designated
playground area by the community center.
Mr. Borsuk inquired since the development was required to have access to Main Street, will it be
appropriately lighted for through traffic.
Mr. Schultz responded that the development was meant to be residential in nature and they were
not wishing to encourage traffic to use this access to get to the shopping center to the west.
Item - SW N Main & Vlola -MF PD
Motion by Vajgrt to approve the development plan for the creation of a multiple family
housing development on property located at the 1800 block off. Main Street and the 700
block of Viola Avenue as requested with the following conditions which includes the
removal of the condition related to the reduced north transitional yard setback for the
building:
1) Certified Survey Map or other land division instrument is used to reconfigure the
property lines as presented on the site plan.
2) Base standard modification to setbacks, as depicted on the site plan:
a. Reduced Main Street front yard setback for signage from 25 feet to I5 feet.
b. Reduced Viola Avenue front yard setback for buildings from 25 feet to 19 feet.
c. Reduced Viola Avenue front yard setback for signage from 25 feet to 10 feet.
d. Reduced rear yard setback for drives from 25 feet to 6 feet 6 inches and 10 feet.
e. Reduce the rear yard setback for community center from 25 feet to I1 feet 6 inches.
3) Access Control variance to allow a three lane entrance (36 foot wide at the property
line /46 foot wide at the curb) off North Main Street.
4) Cross access agreements with the Fair Acres Shopping Center to the west and the
Associated Bank to the south are provided.
5) Cross Parking Agreement with the Fair Acres Shopping Center to the west is provided.
6) No signage beyond house numbers is allowed on the individual residential buildings
and area dedicated for signage on the community center is limited to no greater than
10% of any fagade.
7) Detention basins are designed without riprap above the water line and native plants be
planted on the side slopes of the basin and emergent plants on the safety shelf.
Seconded by Thoms.
Mr. Borsuk commented that he felt that subsidized housing was perceived to be more concentrated
on the northeast side of the city and accesses crossing major streets should be more carefully
considered.
Motion carried 9 -0.
Item - SW N Main & Vola -MF PD
— .0
O.IHKOfH
ON THE WATER
City of Oshkosh Application
® Planned Development Review
❑ Conditional Use Permit Review
" *PLEASE TYPE OR PRINT USING BLACK INK "
APPLICANT INFORMATION
Petitioner: Fair _ Acres Townhomes , LLC
Petitioner's Address: 230 Ohio Street
Telephone #: (9 2 0) 230-36
Fax: (920) 230 - 6484
Other Contact #or Email: andy@alliancedevelopment.biz
Status of Petitioner (Please Check): 0 Owner ❑ Representative ❑ Tenant ❑ Prospective Buyer
Petitioner's Signature (required): Date: 6 /1 0/11
OWNER INFORMATION
Owner(s): 1900 J Street, LLC _ Date: 6/10/11
Owner(s) Address: 230 Ohio Street City: Oshkosh State: WI Zip: 54902
Telephone #: (9 230 -3628
Fax: ( 230 -6484
Other Contact #or Email: andy@alliancedevelopment.biz
Ownership Status (Please Check): ❑ Individual ❑ Trust ❑ Partnership ❑ Corporation (Limited Liability company)
Property Owner Consent: (required)
By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the
property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative
and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons.
Property Owner's Signature: ` Date: 6/10/11
SITE INFORMATION
Address /Location of Proposed Project: South of Viola Ave., west of N. Main Street parcel No. 915-1497-04-00
Proposed Project Type:
Residential (Multi - Family)
Current Use of Property:
Vacant / Asphalt Parking Lot
Land Uses Surrounding Site:
South: C -2 PD (Commercial)
East: C -1, R -2 (Single Family)
West: C -2 PD (Commercial).
"Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh.
➢ Please refer to the fee schedule for appropriate fee. FEE IS NON - REFUNDABLE
For more information please the City's website at www.ci.oshkosh.wi.us/ Community_Development /Planning.htm
Staffw Date Recd
North: R-1 (Single Family, Institutional)
SUBMIT TO:
Dept. of Community Development
215 Church Ave., P.O. Box 1130
Oshkosh, Wisconsin 54903 -1130
PHONE: (920) 236 -5059
Date: 6/10/11
City: Oshkosh State: WI Zip: 54902
Zoning: C -2 (PD Ov erlay)
Old
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Briefly explain how the proposed conditional use /development plan will not have a negative effect on the issues below.
The development dgnisala w elfare - of occunts famil ential that will not have a negative
effect on the health, safety, and general welfare of occupants of surrounding lands. The
multi - family use will be a good transition between single family to the east & commercial to the west.
2. Pedestrian and vehicular circulation and safety.
The proposed development will not be a high generator of new traffic to the adjacent roadways. vehicles
associated with each residential unit will exist and enter adjacent roadways from private main drives to
limit access points to the adjacent roadways. Pedestrian sidewalks are proposed throughout the development
3. Noise, air, water, or other forms of environmental pollution. and connected to publ si ewa s .
The proposed residential development will not create any environmental pollution.
4. The demand for and availability of public services and facilities.
The proposed development will require water, sanitary and storm sewer to the property. These utilities
are available in the adjacent public ROWS.
S. Character and future development of the area.
See attached narrative.
SUBMITTAL REQUIREMENTS — Must accompany the application to be complete.
➢ A NARRATIVE of the proposed conditional use /Development Plan including:
❑ Existing and proposed use of the property
❑ Identification of all structures (including paving, signage, etc.) on the property and discussion of their relation to the project
❑ Projected number of residents, employees, and/or daily customers
❑ Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the
nearest one - hundredth of an acre
❑ Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.
❑ Compatibility of the proposed use with adjacent and other properties in the area.
❑ Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
❑ Any other pertinent information to properly understand the intended use /plan and its relation to nearby properties and the
community as a whole
➢ A complete SITE PLAN and BUILDING ELEVATIONS must include:
❑ Two (2) full size (minimum 24" x 36 ") scaled and dimensioned prints of site plan and building elevations
❑ Two (2) 8 %" x 11 (minimum) to 11" x 17" (maximum) reduction of the site plan and building elevations
❑ One compact disc or diskette with digital plans and drawings of the project in AuLoCAD 2000 format with fonts and plot style
table file (if plans have been prepared digitally)
❑ Title block that provides all contact information for the petitioner and /or owner and contact information of petitioner's
engineers /surveyors /architects, or other design professionals used in the preparation of the plans
❑ The date of the original plan and revision dates, if applicable
• A north arrow and graphic scale.
• All property lines and existing and proposed right -of -way lines with dimensions clearly labeled
• All required setback and offset lines
❑ All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, signs, decks, patios,
fences, walls, etc.
❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening
❑ Location and dimension of all on -site parking (and off -site parking provisions if they are to be employed), including a summary
of the number of parking stalls provided per the requirements of Section 30 -36 City of Oshkosh Zoning Ordinance
Cl Location and dimension of all loading and service areas
❑ Location, height, design, illumination power and orientation of all exterior lighting on the property including a p�ies -lrl�n
❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e.
visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC
equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators, etc.
P: 920192619800 • F: 920192619801
C E i p � , � L� - , f I i '� E E R I N 100 Camelot Drive •Fond du Lac, WI 54935
www.excelengineer.com
PROJECT NARRATIVE
SITE INFORMATION
The proposed residential development is located on proposed 6.35 acres located south of Viola
Avenue and west of North Main Street. The existing site consists of an existing asphalt parking
lot and grass areas. The majority of the site currently drains to two existing catch basins located
west of the asphalt parking lot and is conveyed underground to storm sewer in North Main
Street.
The proposed development will consist of nine buildings. Four of the buildings are apartment
buildings consisting of 8 units, three of the buildings are apartment buildings consisting of 6
units, one of the buildings is an apartment building consisting of 5 units, and the ninth building
will be the community center. The proposed development will not have a negative effect on the
health, safety, and general welfare of occupants of surrounding lands. The proposed
development will be a good transition between single family uses to the east and commercial
uses to the west.
Each apartment consists of a single car garage attached to the dwelling. All apartment garages
connect to internal drives. This was done to limit the number of access points to the adjacent
roadways. The internal drives consist of an east/west drive.that connects the commercial site to
the west and N. Main Street. Two north/south drives are proposed with the far west drive
connecting to Viola Avenue. Additional off - street parking areas are proposed throughout the site
to provide additional visitor parking. Cross access and shared parking easements will be
developed with the property to the west. This will allow the residential development to utilize
the commercial parking lot to the west for overflow parking as needed. The proposed
development is estimated to generate 34 vehicle trips to and from the site during the peak hour.
Three dumpster enclosures are proposed and strategically placed throughout the site for easy
access. A six foot vinyl privacy fence is to be located at side yards adjoining existing residential
properties to the north. This fence will have appropriate size trees planted direct behind the
fence to enhance, over time, the privacy of this buffer. A three foot high wrought iron fence is
proposed for the front yard of all dwelling units facing public streets as well as adjacent to the
community center.
The site will also consist of sidewalks to allow easy pedestrian conveyance through the site as
well as easy conveyance to public sidewalks along Viola Avenue and N. Main Street. Bike racks
are located throughout the development to encourage biking as a mode of transportation both
within the development and outside of the development. Two stormwater management ponds
are proposed on the west side of the site. These ponds will treat stormwater from the residential
site and the vacant commercial sites to the west. A drainage easement will be created in order to
treat stormwater from the commercial sites to the west. These ponds will discharge to city storm
OWN
WROW
sewer. Two identification signs are proposed. One will be located adjacent to the driveway
intersection on N. Main Street and one at the driveway intersection on Viola Avenue.
BUILDING INFORMATION
The proposed development is made up primarily of two -story townhouses, twenty of which are 2
bedroom units with the remainder being 3 bedroom units. Two bedroom and three bedroom
units share the same footprint, with the third bedroom, when required, being located above the
garage. Three dwelling units on site are completely one -story in order to provide full
accessibility to those with physical handicaps. In addition, eight of the townhome style units
have additional accessible features for those with handicaps and all townhomes have an
accessible bathroom on first floor for the possibility of handicapped visitors. Dwellings facing a
public street have porch -type entrances to the street and a garage in the rear. (See the included
colored elevation) Dwelling units facing private drives have an entrance and garage on the same
side with a patio out the rear of the building. (See the included black and white elevations) Half
the number of dwelling units will be provided with a basement.
With all the possible variations listed above, few buildings in the development are planned to be
identical. The proposed development features 5 distinct building footprints for 8 total apartment
buildings. Each of the major building variations are represented on the drawings submitted with
this narrative, although not each building elevation has been drawn at this time.
Materials planned for the project are composite wood siding (similar to cement siding) with
matching composite trim, brick veneer, vinyl railings and vinyl windows. Materials are
consistent across the eight residential buildings and also the community center to create
consistency within the neighborhood development.
The fully accessible community center will provide a gathering space for the residents of the
proposed development. Shared amenities for the development include a community room with
kitchen and outdoor patio, a computer room, a laundry room, and an exercise room. The
community center also houses the rental office and a playground is to be located just off the rear
patio.
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PD- RESIDENTIAL DEVELOPMT FORMILLER FRANK W LIEBERT TIMOTHY F
VIOLA AV & N MAIN ST 9 VIOLA AVE 17 VIOLA AVE
PC: 07 -05 -11 OSHKOSH WI 54901 1971 OSHKOSH WI 54901 1971
STRACHAN JAMES R
10 E GRUENWALD AVE A
OSHKOSH WI 54901 2308
KRANZ TREVOR J
31 VIOLA AVE
OSHKOSH WI 54901
PEERENBOOM HAROLD D
37 VIOLA AVE
OSHKOSH WI 54901 1971
1900 JACKSON STREET LLC
ATTN ANDY DUMKE
230 OHIO ST STE 200
OSHKOSH WI 54902 5825
SCHULTZ ETAL ROBERT
1919 N MAIN ST
OSHKOSH WI 54901 2323
ANCHORBANK FSB
25 W MAIN ST
MADISON WI 53703 3375
CITY OF OSHKOSH
PO BOX 1130
OSHKOSH WI 54903 1130
DILLMAN JAMES A
1836 N MAIN ST
OSHKOSH WI 54901 2322
ASSOCIATED BANC CORP
206 N WISCONSIN AVE
DE PERE WI 54115
OSH AREA SCHL DIST OAKLAWN
PO BOX 3048
OSHKOSH WI 54903 3048
BUSH LIFE ESTATE HENRIETTA
1914 N MAIN ST
OSHKOSH WI 54901 2324
FORMILLER FRANK W
1816 N MAIN ST
OSHKOSH WI 54901
NEITZEL BRIAN D
1846 N MAIN ST
OSHKOSH WI 54901 2322
SCHELFHOUT TODD
1828 N MAIN ST
OSHKOSH WI 54901
BREWER JOHN H
1918 N MAIN ST
OSHKOSH WI 54901 2324
SCHULTZ WANDA J
1917 N MAIN ST
OSHKOSH WI 54901 2323
MCCARTHY JAMES E /BEVERLY
1854 N MAIN ST
OSHKOSH WI 54901 2322
MARKS CARRIE A
1842 N MAIN ST
OSHKOSH WI 54901 2322
DILLMAN MICHAEL R /DEBRA
1820 N MAIN ST
OSHKOSH WI 54901
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DISCLAIMER RESIDENTIAL DEVELOPMENT
This map is neither a legally recorded map nor Q �T
a survey and it is not intended to be used as one. VIOLA AV & N MAIN ST 1V Of HKOf H
This drawing is a compilation of records, data
and information located in various city, county ON THE WATER
and state offices and other sources affecting
the area shown and it is to be used for reference City of Oshkosh
purposes only. The City of Oshkosh is not re- Department of
sponsible for any inaccuracies herein contained.
If discrepancies are found, please contact the Scale: 1 — 2Q� Community Development
City of Oshkosh.
06/23/11
Created by - dff
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This map is neither a legally recorded map nor
a survey and it is not intended to be used as one.
This drawing is a compilation of records, data
and information located in various city, county
and state offices and other sources affecting
the area shown and it is to be used for reference
purposes only. The City of Oshkosh is not re-
sponsible for any inaccuracies herein contained.
If discrepencies are found, please contact the
City of Oshkosh.
VIOLA AV & N MAIN ST N O IHKOfH
ON TIE WAT
City of Oshkosh
Department of
Scale: 1 200
�� Community Development
=
06/23/1'
Created by - dff
DISCLAIMER RESIDENTIAL DEVELOPMENT O