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HomeMy WebLinkAbout08. 14-42 JANUARY 28, 2014 14-42 RESOLUTION CARRIED__7-0______LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE PLANNED DEVELOPMENT FOR CONSTRUCTION OF MULTIPLE FAMILY DEVELOPMENT AT 2490 JACKSON STREET INITIATED BY: HERMAN & KITTLE PROPERTIES, INC., PETITIONER PLAN COMMISSION RECOMMENDATION: Approved with conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned development for construction of a 54 unit multiple family apartment building, accessory garage structures, surface parking facility, playground, outdoor recreational area and stormwater management facility at 2490 Jackson Street, per the attached, is hereby approved with the following conditions: 1) Base standard modification to allow density of 15.6 units per acre. 2) Curbing is installed along all parking facility areas. 3) Base standard modification to allow a monument sign for development identification no taller than ten feet or greater than 100 square feet (50 square feet per side) of sign area designed to match the aesthetics and materials of the building with landscaping at its base, as approved by the Department of Community Development. 4) Detention basin is 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. 7HKQIH ON THE WATER TO: FROM DATE: RE: Honorable Mayor and Members of the Common Council Darryn Burich Director of Planning Services January 23, 2014 Approve Development Plan for Construction of Multiple Family Development at 2490 Jackson Street (Plan Commission recommends approval) BACKGROUND The subject property is a 3.45 acre parcel of land located along the east side of Jackson Street approximately 275 feet north of Bacon Avenue and is surrounded on the north, south and west by the Town of Oshkosh. The subject area is bordered on the north and south by low density residential and agricultural use, west across Jackson Street by commercial retail and service and east by multiple - family residential. The petitioner came before and received Plan Commission recommendation of approval of a Comprehensive Plan Land -Use Amendment from commercial to residential designation as well as a zone change of the subject property from M -3 General Industrial to R -3 Multiple Dwelling District zoning designation with a Planned Development Overlay on December 17, 2013. These items will be brought before the Common Council for action on January 280, which will coincide with this Plan Development review. ANALYSIS The proposed development includes construction of a 54 -unit three -story apartment building, two garage structures and surface parking facilities with the building situated along the southern lot line to the center and rear with parking facilities to the north and a storm water facility and monument sign proposed at the Jackson Street frontage. The multiple family structure is designed as an apartment community intended to serve veterans and contains one to four bedroom units with balconies or patios as well as internal amenities. Vehicular access is proposed to be provided in the form of a 24 foot wide driveway on Jackson Street with pedestrian walks included within the development. A development sign at the Jackson Street entrance has been discussed designed to match the aesthetics and materials of the building with landscaping around the sign base as approved by the Department of Community Development. A conceptual landscape plan demonstrates vegetative screening on the north and south property lines with more ornamental landscaping at the entrance and rear of the property with quantities which will be required to meet code standards. Storm water management is identified in the form of a retention area situated at the western portion of the lot near the Jackson Street frontage with formal plans requiring approval by the Department of Public Works. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of this request at its January 21, 2014 meeting. Approved, City Manager ITEM: DEVELOPMENT PLAN REVIEW FOR THE CREATION OF A MULTIPLE FAMILY APARTMENT DEVELOPMENT ON PROPERTY LOCATED AT 2490 JACKSON STREET Plan Commission meeting of January 21, 2014 GENERAL INFORMATION Applicant: Herman & Kittle Properties, Inc. Owner: Andrew B. Ujazdowski Actions Requested: Approval of a development plan for a 54 -unit multiple family apartment building, accessory garage structures, surface parking facility, playground, outdoor recreational area, and stormwater management facility. 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 subject property is a 3.45 acre parcel located along the east side of Jackson Street approximately 275 feet north of Bacon Avenue and is surrounded on the north, south and west by the Town of Oshkosh. The subject area is bordered on the north and south by low density residential and agricultural use, west across Jackson Street by commercial retail and service and east by multiple- family residential. In October 2013, the Plan Commission conducted a workshop to discuss the viability of a multiple - family land -use on the parcel and along the Jackson Street corridor in general and the Plan Commission was comfortable supporting residential uses within the Jackson Street corridor on a case by case basis. The petitioner came before and received Plan Commission recommendation of approval of a Comprehensive Plan Land -Use Amendment from commercial to residential designation as well as a zone change of the subject property from M -3 General Industrial to R -3 Multiple Dwelling District zoning designation with a Planned Development Overlay on December 17, 2013. These items will be brought before the Common Council for action on January 28`', which will coincide with this Plan Development review. Subject Site Existing Land Use Zonin Single- Family Residential and Contractor Yard M -3 (R -3 PD pending Council action) Adjacent Land Use and Zoning Existin Uses Zoning North Single Family Residential and Agricultural Town of Oshkosh Zoning South Single and Two-Family and Agricultural Town of Oshkosh Zoning East Multiple- Family Residential R -3 West Commercial Retail and Service across Jackson Street) C -2 Comprehensive Plan Land. Use Recommendation Land Use 10 Year Land Use Recommendation Commercial (Residential pending Council action) 20 Year Land Use Recommendation Commercial (Residential pending Council action) ANALYSIS Design/Layout The proposed development plan includes the construction of a 54 -unit three -story apartment building, two garage structures and surface parking facilities. Density is considered medium -high at approximately 15.6 units per acre (one unit per 2,800 square feet), which is slightly greater than the density permitted within the R -3 zoning district (50 units, 14.5 units per acre /one unit per 3,000 square feet). Green space constitutes 48% of the site while impervious surfaces (parking & buildings) constitute approximately 52% of the total land area. The development is designed with the apartment building situated along the southern lot line to the center and rear of the lot with parking facilities to the north. A stormwater facility and monument sign is proposed at the Jackson Street frontage and the development plan includes areas designated for playground and outdoor recreation uses. The multiple family structure is designed as an apartment community intended to serve Veterans and contains 13 one - bedroom apartments, 19 two - bedroom apartments, 12 three - bedroom apartments, and 10 four - bedroom apartments as well as internal amenities including a community room, fitness center, wellness center, media room, game room, library and resident storage facilities. All units also include a balcony or patio. Access/Parkin Vehicular access to the development is proposed to be provided in the form of a 24 foot wide driveway located on Jackson Street leading to the interior of the site and building's lobby entrance and parking facilities. The submitted plans do not designate curbing on -site and staff would point out and reinforce with recommendation that curbing is required within the Municipal Code for all multiple- family parking areas. Pedestrian walks are included within the development plan and connect the building entrances with the parking and outdoor recreational areas as well as extend to the right of way. There are not currently public walks located on Jackson Street but the inclusion of internal pedestrian walks to the right of way allow connection for when they are eventually installed. Signage A development sign has been discussed at the Jackson Street entrance and the area of its location has been depicted on the plan. The Municipal Code permits only a small amount of ground signage for residential districts (maximum of 16 square feet for all sides) and staff understands that Item - 2490 Jackson -MF PD larger developments that are set back from the street such as this have unique identification issues. Therefore staff is recommending a base standard modification to allow a monument sign for development identification no taller than ten feet or greater than 100 square feet (50 square feet per side) of sign area. The sign must be situated to meet setback requirements and staff recommends that its design match the aesthetics and materials of the building with landscaping required around the sign base as approved by the Department of Community Development. Landscaping A conceptual landscape plan has been submitted with the proposal that demonstrates the petitioner's intent to provide vegetative screening on the north and south property lines with a more ornamental landscaping approach at the street/entrance and rear of the property. 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 a retention area situated at the western part of the lot near the Jackson Street frontage. 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 deterrent to intrusion and more aesthetically pleasing. Building Elevations The apartment building is a three -story structure with an overall height of approximately 45 feet. The inclusion of multiple roof heights, facade plane offsets and balconies break up the overall mass of the main roof and provide extensive building articulation. The roofline is enhanced with cornice and frieze details and the exterior facade walls consist of a combination of brick and fiber cement panel siding with fagades including aluminum storefront entrances, vinyl windows, patio screen doors, and mixed material decks. The two accessory garage structures are designed to be compatible with the principal building with primary exterior finish of fiber cement panel siding enhanced at the corners with brick veneer. RECOMMENDATION /CONDITIONS Staff recommends approval of the Development Plan for the multifamily apartment development with the following conditions: 1) Base standard modification to allow density of 15.6 units per acre. 2) Curbing is installed along all parking facility areas. 3) Base standard modification to allow a monument sign for development identification no taller than ten feet or greater than 100 square feet (50 square feet per side) of sign area designed to match the aesthetics and materials of the building with landscaping at its base, as approved by the Department of Community Development. 4) Detention basin is 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 planned development as requested with conditions noted. The following is the Plan Commission's discussion on this item. kenr - 2490 Jackson -NIF PD Mr. Buck presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in said area. He discussed the proposed land use amendment and zone change presented at the Iast meeting which the Commission recommended for approval. He reviewed the site plan for the development and discussed the various features and amenities to be included with this project. He also reviewed the access to the site, the parking and pedestrian walks, and the proposed signage for the development. He further stated that the project would require base standard modifications for the signage and the density of units. He also reviewed the proposed landscaping plan as well as the detention basin, building elevations and features, and renderings of previously developed apartment complexes in other communities. He concluded with reviewing the conditions recommended for this request. Mr. Borsuk questioned if at least the first floor of the structure would be constructed with brick. Mr. Buck responded that the first floor as well as the interior columns and sides of the structure would be brick. Mr, Borsuk voiced his concern with the transitional yards and questioned who will be responsible for setbacks and additional landscaping when adjacent properties are redeveloped. Mr. Buck responded that required landscaping and transitional yard setbacks were unknown at this time as it would depend on the proposed use when the adjacent properties are redeveloped. Mr. Bowen commented that he thought the City owns the property to the south of the development with plans for storm water detention use. - Mr. Burich stated that he did not want to impose additional requirements on this development without knowing what would be developed on the adjacent sites and felt we should wait and see what uses may be proposed in the future for adjacent properties. Mr. Bowen questioned if there was adequate room for the installation of sidewalks on Jackson Street in the future and if there was anything from a mechanical standpoint that would be an issue Mr. Buck replied that this area was not under a singular municipal entity as far as the parcels as part of them are in the City and the other properties are still part of the Town of Oshkosh. Kyle Peterson, representing Herman & Kittle Properties, 112 E. North Avenue, Lake Bluff, Illinois, stated that he made a formal presentation at the last meeting regarding the development and passed around samples of the materials to be used on the structure. Mr. Hinz inquired if the renderings presented of other developments were the same color scheme that would be utilized on this project. Mr. Peterson responded that this development would be similar but not exactly the same. He further discussed the guarantee on some of the materials to be utilized. Mr. Cummings questioned if the materials had a 25 or 50 year guarantee on them, what happens when that time period has expired. Item - 2490 Jackson -Al F PD Mr. Peterson indicated that the warranty expires on the materials which only means that at that point the colors may start to fade however repairs would be made as needed so the development would still be properly maintained. Ms. Lohry arrived at 4:15 pm. Mr. Borsuk commented that he felt this was spot zoning of the property and could cause additional requirements on adjacent property owners if they redeveloped their land in the future and therefore additional landscaping features should be applied to this development to address this concern. He also stated that he was not present at the last meeting but was not in support of this request as he wanted to see a long term plan for the Jackson Street corridor prior to approving any developments in this area. He did not support the proposed land use amendment and stated that timing was an issue with this development due to their tax credit submission however he did not feel that the Commission should take this issue into consideration. Mr. Cummings questioned if this property used to be a nursery in the past. Mr. Burich responded that parcel was located further to the south of this site. Motion by Nollenberger to approve the development plan for the creation of a multiple family apartment development on property located at 2490 Jackson Street with the following conditions: 1) Base standard modification to allow density of 15.6 units per acre. 2) Curbing is installed along all parking facility areas. 3) Base standard modification to allow a monument sign for development identification no taller than ten feet or greater than 100 square feet (50 square feet per side) of sign area designed to match the aesthetics and materials of the building with landscaping at its base, as approved by the Department of Community Development. 4) Detention basin is designed without riprap above the water line and native plants be planted on the side slopes of the basin and emergentplants on the safety shelf. Seconded by Propp. Ms. Propp stated that she was pleased with the proposed development and did not consider this to be spot zoning as there was already a mixture of various uses in this area. Mr. Hinz commented that he liked the placement of the green space facing Jackson Street rather than the building being located closer to the roadway with the detention area behind it. Ms. Lohry agreed with Mr. Hinz. Motion carried 7 -1. (Ayes- Bowen/Fojtik/ Hinz / Cummings /Propp/Lohly/Nollenberger. Nays- Borsuk) Item - 2490 Jackson -MFPb City of Oshkosh Application SUBMIT TO: Dept. of Conununity Development Planned Development Review 215 Church Ave., P.O. Box 1130 Development Wisconsin 54903 -1130 OfHKOfH ❑ Conditional Use Permit Review PHONE: (920) 236 -5059 ON THE WATER * *PLEASE TYPE OR PRINT USING BLACK INK ** APPLICANT INFORMATION Petitioner: Herman & Kittle Properties, Inc. Date: 1/22113 Petitioner's Address: 112 E. North Avenue City: hake Bluff State: El Zip: 60044 Telephone #: 317 - Fax: (3 i7 Other Contact # or Email: kpeterson @hermankittle.com Status of Petitioner (Please Check): Owner R6Ms9tative Tenant Prospective Buyer Petitioner's Signature (required). Date: 11/0 � l3 �f Owners ): 4-4� y --ALL` � ��� Date: Owner(s) Address: �( f r J Ci Stat ty r' �j �� Telephone M f-11 !; ) Other Contact # or Email: Ownership Status (Please Check): Indivi al Trust Partnership Corporation 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 t process this application. I also understand that all meeting dates are tentative and may be postponed by the Pl , Se is D' pjncomp to su issions or other administrative reasons. Property Owner's Signature: t Date/ SITE INFORA'IATION Address/Location of Proposed Project: _ 2490 Jackson Street Oshkosh, WI 54909 Parcel No.1 91519591300 Proposed Project Type: Multifamil Current Use of Property: Commercial Zoning: M -3 Land Uses Surrounding Site: North: Residential South: Vacant hand /Commercial and Multifamily East: Imultifamily West: Jackson StreetlCommercial * *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 clieck 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 u,�vw .ci.oshkosh.\i,i.us /Conununity Development/Planning.htm f r Staff Date Recd Ir'� ✓ 13 N Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below. 1. Health, safety, and general welfare of occupants of surrounding lands. IThe proposed development plan will complement the existing residential and commercial character of the surrounding properties. 2. Pedestrian and vehicular circulation and safety. The proposed plan will be consistent with the current residential and commercial conditions in the area and should not have a negative effect pedestrian and vehicular circulation and safety. 3. Noise, air, water, or other forms of environmental pollution. The proposed development will not produce noise, air, water, or any other forms of environmental pollution. 4. The demand for and availability of public services and facilities. The proposed development will provide on -site services and facilities for residents to use. S. Character and future development of the area. The proposed development plan is consistent with the character of the area andwill contribute to the future growth and development of the Jackson Street corridor. SU13AIITTA.L RE UMINIENTS — Must accompany the application to be complete, ➢ A NARRATIVE of the proposed conditional use/Development Plan including: 0 Existing and proposed use of the property W 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 la 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. 91 Compatibility of the proposed use with adjacent and other properties in the area. Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.) �l 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: Al Two (2) full size (minimum 24" x 36 ") scaled and dimensioned prints of site plan and building elevations 9 Two (2) 8 ' /z" x 11 (minimum) to 11" x 17" (maximum) reduction of the site plan and building elevations tf One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style table file (if plans have been prepared digitally) W 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 19 The date.of the original plan and revision dates, if applicable A A north arrow and graphic scale. Et All property lines and existing and proposed right -of -way Iines with dimensions clearly labeled All required setback and offset lines P All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, signs, decks, patios, fences, walls, etc. •fit 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 X1 Location and dimension of all loading and service areas 0 Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan P 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. Proposed Apartment Community We are proposing an apartment community with approximately 54 apartment homes for Veterans. The development will consist of 1, 2, 3, & 4 bedroom apartments. All units will include a balcony /patio and the property will feature an abundant amount of common area amenities. The apartment community we are proposing is defined by the following principal factors: Veterans Housing Our housing development is intended to serve Veterans who have served in one of the five branches of the US Armed Forces (Army, Navy, Airforce, Marine Corps, and Coast Guard), who have been discharged or released therefrom under conditions other than dishonorable. Lutheran Social Services will provide a comprehensive package of on -site services to those who need them. Proximity Most appropriately the proposed apartments are located in or near employment centers (as opposed to distant suburbs), near public transportation and near services such as grocery stores, clinicslhospitals, schools, etc. Compatibility There are four commercial rental buildings that currently occupy the property. The property will be redeveloped to a residential use --- the current buildings will not be used as part of the new development. The property will operate in a similar manor to the residential and commercial uses that surround it. Based on a recent traffic study of a comparable property, it is estimated that approximately 25 cars will be entering and /or Ieaving the property during the morning hours of operation and approximately 32 will be entering and /or leaving during the evening hours. Comparable Development There is a comparable development nearby called Veterans Manor located iri Milwaukee, WI. While Veterans Manor provides only supportive housing for Veterans, the proposed development will feature housing that is for Veterans in need of supportive services as well as independent Veterans. 0 I ID w QJ u �� 3 IM'HSONHSO Z aq � as _ 5' p r b7 O dr ALNnooCOV03NNIM 133UIS NOSNOtlf O6bZ 1!] d oho ¢ c =I 6 r„K . ,�osyo kD •+ RdvnOS NOSXOVf z o = z _ I ID w QJ u �� 3 d. ,I m . »' amo E R r E � ®■■�1 ■ ■���■ ■ ■ ■1 � x « w . =2} / • ?9 ± % 3mS mglAk J e 2 / ; {� $ a + ■ sk2m@arvoBZ kmm m9ory 77\ /24 / 2 § / \| \ ) §10 . �; In % \ ] w) �k Q\ � /� 1■� �� � ■��1 � ®■■�1 ■ ■���■ ■ ■ ■1 In % \ ] w) �k Q\ � /� § /2§ §i| a'e7mo ;| /f! � z� Gmmm@aA , 1353 mgory „Bi §/ < / 5 ) ! / § / ! § «■ r /�4 lamGm@D § . fu |\w| b &E � / R 2/ \� u § )� _ g k$$ §)\ a § E §� G �a )) \ \§ /I t Z s nz� Lr) e MR) O IM'HSONHSO Eli l.1Nf1000EJVB3NNIM O N � 133813 NO i3w o6n p — a'� mill ! 3LIN1lDS NOsNovr g g t Z s nz� Lr) e MR) O 0 a w M lu Q� O N � Via€ X9 N e X) oQ zo�o���� N W^t m � o LU © 0 a T� LU H N o ado-ts � X � o� z oz O JLu U m°uzz W � z = _-i w � w a ~ W ,m ,mz vi X %5 n �" mw- d C v fd.liE 0 a w M lu THOMAS A WRIGHT /SHANNON PD- APARTMENT COMPLEX ANDREW B UJAZDOWSKI 2490 JACKSON ST FINGER 318 12TH ST 19105 W CAPITOL DR STE 200 PC: 01 -21 -14 BROOKFIELD WI 53045 2708 NEENAH WI 54956 2821 CAPITAL CREDIT UNION 1010 PROSPECT ST KIMBERLY WI 54136 1625 LAVERNE KOMOROWSKI 3952 APPLE LN OSHKOSH WI 54902 HERMAN & KITTLE PROPERTIES KYLE PETERSON 112 E NORTH AV LAKE BLUFF'IL 60044 BOSS RAIL REAL ESTATE LLC 5711 GREEN VALLEY RD OSHKOSH WI 54904 9700 JAMES WILLIAMS 2447 JACKSON ST OSHKOSH WI. 54901 LOIS LUEBKE MARITAL TRST 870 HONEY CREEK RD OSHKOSH WI 54904 SAINT VINCENT DE PAUL SOCIETY OF OSHKOSH 2551 JACKSON ST OSHKOSH WI 54901 1509 )3 s . = SFt. The City of Oshkosh cr eates and maintains GIS maps and data for its own use. They may show the approximate relative location of property, boundaries and other feature from a variety of sources. These map {sydatasets are provided for information purposes only and may not be sufacient or appropriate for legal, engineering, or surveft purposes. They are provided "AS -IS' without warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. JaGISTianningTian Commission Site Man Site Plar Map Template.mxd N 1 in= 0.02mi A 1in =115 ft Printing Date: 12/4/2013 Prepared by: City of Oshkosh, WI 0 QfHKQlH ON THE WATER i ricer /L� The City of Oshkosh creates and maintains G!S maps and data for its own use. They may show the approximate relative location of property, boundaries and other feature from a variety of sources. These maptsydatasets are provided for information purposes only and may not be sufncient or appropriate for legal, engineering, or surveying purposes. They are provided "AS -IS' without warranties of any kind and the City of Oshkosh assumes no rabiftly for use or misuse. JAGIS1PIanning +Plan Commission Site Alan Map i2mplale%Aan Commission Site Plan MapTempiale.mxd 1in- 0.19mi 1 in = 1,000 ft Printing Date: 12/4/2013 Prepared by: City of Oshkosh, Wi 0.- O.fHKO.f H ON THE WATER 15 11s -r