HomeMy WebLinkAbout17. 14-541
DECEMBER 9, 2014 14-541 RESOLUTION
(CARRIED__7-0_____LOST________LAID OVER________WITHDRAWN________)
PURPOSE: APPROVE PLANNED DEVELOPMENT FOR AN AGE
RESTRICTED SENIOR LIVING DEVELOPMENT ON PROPERTY
LOCATED IN THE MARION ROAD REDEVELOPMENT AREA
(RIVERS 1.5)
INITIATED BY: NORTHPOINTE DEVELOPMENT CORPORATION
PLAN COMMISSION RECOMMENDATION: Approved with conditions
WHEREAS the Redevelopment Authority reviewed the site plan and determined
the proposed site plan is consistent with Marion Road redevelopment guidelines and is
harmonious with other existing development in the area; and
WHEREAS the Redevelopment Authority recommends that Plan Commission
and Common Council approve the planned development.
BE IT RESOLVED by the Common Council of the City of Oshkosh that the
planned residential development for construction of a senior living, age restricted
development, containing 4 stories of apartments with underground parking consisting of
at a minimum 12 one-bedroom and 28 two-bedroom apartments and associated
amenities on the parcel east of 475 Marion Road within the Marion Road/Pearl Avenue
Redevelopment Project Area, per the attached, is hereby approved with the following
conditions:
1) Base standard modification to allow substandard parking count of 1.4-stalls per
unit;
2) Base standard modification to density regulations allowing 34 units per acre;
3) Base standard modification to setbacks:
a. Front yard (Marion Road) setback from 25 feet to 20 feet for the parking lot
and from 25 feet to 4 feet for the identification sign.
b. Western side yard setback from 16 feet to 10 feet.
c. Eastern side yard setback from 16 feet to 5 feet for parking and refuse
enclosure.
d. Southern rear yard (riverfront) setback from 35 feet to 25 feet for the building
and from 35 feet to 2 feet for the refuse enclosure.
4) Cross access easements/agreements are provided between the subject property
and the property to the west for both the driveways and drive aisle;
5) Proposed ground sign be a monument style sign consistent in design with the
other apartment develop signs to the west and east, as approved by the
Department of Community Development;
DECEMBER 9, 2014 14-541 RESOLUTION
CONT'D
6) Base standard modification for the exclusion of the parking row island on the
northernmost row of parking stalls;
7) Base standard modification to allow the elimination of islands at the ends of
the vehicle circulation drop-off area with the condition that the striped
handicap access areas are protected from vehicles with a physical barrier as
approved by the Department of Community Development;
8) Landscaping is positioned with the intent to soften and screen the refuse
enclosure from the future public walkway and park space, as approved by the
Department of Community Development;
9) Pedestrian lighting is included at the apartments riverside patio and along the
private sidewalk, stairwell and handicap ramp connection to the riverwalk as
approved by the Department of Community Development;
10) Base standard modification to allow building height of 56 feet 6 inches;
11) Materials used for the refuse enclosure match or compliment the main
building's materials, as approved by the Department of Community
Development.
12) Review by the Plan Commission during a workshop of a finalized landscape
plan at a later date.
0
.�HKOlH
oN n�e wa�
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: December 4, 2014
RE: Approve Plan Development Review for a Multiple Family Apartment
Development on Property Located in the Marion Road Redevelopment Area
(East of 475 Marion Road) (Plan Commission Recommends Approval)
BACKGROUND
The City of Oshkosh Redevelopment Authority is requesting disposition of 1.19 acres of land
within the Marion Road Redevelopment area and Northpointe Development Corporation has
submitted sifie plans and elevations for Development Plan Review for Rivers Senior Living-
Phase 2, a multiple-family apartment building to be located on Marion Road along the Fox
River. The development is proposed to be established on an area of land to be divided from
the center of a 6.4 acre parcel and will have 240 feet of frontage on Marion Road and 70 feet
of frontage on the Fox River riverwalk and is situated between the Rivers Senior Apartment
building on the west and the Anthem Apartment building on the east.
ANALYSIS
The proposed development includes construction of a five-story 40-unit apartment building
with the upper four stories being residential apartment units and first story parking. The 40
units will be comprised of 28 two-bedroom units and 12 one-bedroom units with 56 parking
spaces. The building is proposed to be placed so its Ionger sides take advantage of the
adjacency of the river and riverwalk and is designed with individual patios/balconies on the
southern facing units along with a larger group patio. Access is proposed in the form of a
single driveway off Marion Road as well as access from this site to the apartment
development site to the west requiring cross access easements between the two properties.
A pedestrian walk is depicted connecting the front building entrance to a walk on the
remainder of the Redevelopment Authority's property and a private sidewalk connection to
the riverwalk from the patio area. Signage is depicted west of the driveway which is
consistent with the placement of the Rivers Senior Living signage however no details have
been provided but will have to meet code standards. Landscaping (conceptual), lighting, and
storm water detention plans have also not been submitted but will be required to be code
compliant and storm water management plans will require approval by the Department of
Public Works. A final landscape plan will be reviewed by the Plan Commission at a later
date. The five-story structure is proposed to compliment the other finro apartment
developments and will require numerous base standard modifications for parking count,
density, setbacks, sign location, and parking row islands.
FISCAL IMPACT
None anticipated but the development will add approximately $1.5 million dollars in assessed
value as well as generating new tax increment in TID # 21 that will help retire debt in the
district.
RECOMMENDATION
The Plan Commission approved of this request at its December 2, 2014 meeting.
Approved,
...-�.___,c�,,���-.....-- .
City Manager
ITEM: DEVELOPMENT PLAN REVIEW FOR A MULTIPLE FAMILY
APARTMENT DEVELOPMENT ON PROPERTY LOCATED IN THE
MARION ROAD REDEVELOPMENT AREA (EAST OF 475 MARION
ROAD)
Plan Commission meeting of December 2, 2014
GENERAL INFORMATION
Petitioner: Northpointe Development Corporation
Owner: City of Oshkosh Redevelopment Authority
Actions Requested:
The City of Oshkosh Redevelopment Authority is requesting disposition of 119 acres of land
within the Marion Road Redevelopment area and Northpointe Development Corporation has
submitted site plans and elevations for Development Plan Review for Rivers Senior Living-Phase
2, a multiple-family apartment building to be located on Marion Road along the Fox River.
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 development is proposed to be established on 1.19 acre area of land to be divided from the
center of a 6.4 acre City of Oshkosh Redevelopment Authority owned parcel within the Marion
Road Redevelopment Area. The parcel will have approximately 240 feet of frontage on Marion
Road and approximately 70 feet of frontage on the Fox River riverwalk and is situated between the
60-unit Rivers Senior Apartment Building on the west and the 80-unit Anthem Apartment
Building on the east.
Sub'ect Site
Existin' Land Use Zonin
Vacant/LJndeveloped C-3 PD
Ad'acent Land Use and Zonin
Existin Zlses Zonin
North Vacant Industrial (across Marion) C-3 PD & M-2
_.......................................................................................................................................................
South Fox River and Riverwalk C-3 PD
........................................................._.._..........................................................................................................................................................................................................._..............................................................................................................................................................
East Multiple Family C-3 PD
............................................................................................................................................................................................................................................. .........................................................................................
West Multiple Family Senior Living C-3 PD
Comprehensive Flan Land'Use Reeommendation ' Recommended Land Use
10 Year Land Use Recommendation Mixed Downtown and Parks,
Recreation& Open Space
20 Year Land Use Recommendation Mixed Downtown and Parks,
Recreation& Open Space
1
ANALYSIS
Land Disposition
The City and the Oshkosh Redevelopment Authority (RDA) have been warking with the
development community for a number of years to redevelop lands within the Marion Road
Redevelopment Area and has previously disposed of 1.78 acres of property to the west of the
subject site for the construction of the 60-unit Rivers Senior Living development and will be
disposing 2.3 acres of property to the east for the 80-unit Anthem Apartment Building(AKA
Rivers 2), which is currently under construction. Upon completion of environmental cleanup by
the City/RDA and construction of this proposed senior apartment complex Planned Development
by the petitioner,the subject 1.19 acres of land area will be transferred/sold to the petitioner. This
leaves a .27 acre piece of land for the installation of a pedestrian walkway and park space adjacent
this development on the east and 2.63 acres of land at the southwest corner of Jackson Street and
Marion Road to be marketed for future development.
Design/Layout
The proposed development plan includes construction of a five-story 40-unit apartment building
with the upper four stories being residential apartment units and first story parking. Of the 40-
units, 28 are proposed to be two-bedroom units and 12 are proposed to be one-bedroom units. The
development will also include parking facilities of 56 spaces (1.4-stalls per unit) by way of 32
surface parking stalls on the north side of the building fronting Marion Road and 24 interior first
story parking stalls. The proposed parking count will require a base standard modification to the
code required minimum of 80 stalls (2-stalls per unit). Staff supports the proposed reduction in
parking stalls as senior living establishments typically command fewer stalls than regular multiple
family buildings as well as that 30% (12 of the proposed 40 units) are one-bedroom units. Other
site improvements include a refuse enclosure on the east side of the building and pedestrian
walkway/ramp, concrete patio area and landscaped terrace area on the buildings south side facing
the river.
Site Development Statistics
Proposed Parcel Area: 51,747 s.f. 1.19 Acres
Building Footprint: 11,962 s.f. 23.1%
Paved Area: 19,600 s.f. 37.9%
Green space & Landscape Area 20,185 s.f. 39.0%
The density of the 40-unit apartment building development is considered high at approximately 34
units per acre (one unit per approximately 1,294 square feet), which is slightly higher than the
density permitted within the C-3 zoning district(35 units, 29 units per acre/one unit per 1,500
square feet) and will require a base standard modification to density regulations. Though it is
slightly higher than allowed by code, this density is consistent with the City's goal of activating
the central city and riverfront as it offers an urban-based population concentration vital to a healthy
downtown.
The building is proposed to be placed on the site so its longer sides take advantage of the
adjacency of the river and riverwalk and is designed with individual patios/balconies on the
southern facing units with larger group patio far resident gathering and activity. As designed,
multiple base standard modifications to zoning ordinance setback standards are necessary due to
the structure having to conform to the R-5 Multiple Dwelling District requirements including:
Item-East of 475 Marion-MF PD 2
• Northern front yard (Marion Road) setback from 25 feet to 20 feet for the parking lot and from
25 feet to 4 feet for the identification sign.
• Western side yard setback from 16 feet to 10 feet.
• Eastern side yard setback from 16 feet to 5 feet for parking and refuse enclosure.
• Southern rear yard (riverfront) setback from 35 feet to 25 feet for the building and from 35 feet
to 2 feet far the refuse enclosure.
Access
Vehicular access to the development is proposed in the form of a single driveway off Marion Road
on the eastern side of the development's frontage that is a Class II standard 30 foot wide two-way
drive. Additionally, access from this development site to the Rivers Senior Living development
site to the west is provided to allow access between them without the necessity of using Marion
Road as well as providing three points of ingress/egress for both development sites. Cross access
easements/agreements between the two properties will be necessary for both the drive and the
northern drive aisle.
A pedestrian walk is depicted connecting the front building entrance to a walk on the remainder of
the Redevelopment Authority's property, which is intended to include a publically developed
offsite pedestrian walk from Marion Road to the riverwalk and a future publically developed small
park area. Staff was initially concerned with the lack of pedestrian connection leading directly to
the riverwalk from the roadway but the plans are depicting an off-site public sidewalk connecting
Marion Road to the riverwalk on City Redevelopment Authority owned land to the east, which has
been negotiated with the Community Development and Parks Departments. A private sidewalk,
stairwell and handicap ramp connection to the riverwalk is also included leading from the
apartments riverside patio.
Si�na�
A development identification sign is depicted on the site plan west of the driveway located 4 feet
from the property line encroaching 21 feet within the required front yard setback. The developer
stated that because of the placement of the parking stalls at 20 feet the sign needs to be installed
closer to be visible. Additionally, the sign's placement is consistent with the placement of the
Rivers Senior Living development signage to the west. No sign details have been provided but the
base C-3 Zoning District allows for ample signage area so the design will be required to meet code
standards and reviewed during standard site plan/building permit review. Staff recommends a
condition that the proposed sign be a monument style sign consistent with the other apartment
development signs to the west and east.
Landscapin /�Lighting
Landscape plans have not been submitted with the proposal and code compliant landscaping will
be required to be reviewed at time of building permit issuance. However, the submitted plans
noticeably omit a required internal parking lot island in the northernmost row of parking stalls as
well as two striped out areas adjacent to the drop-off area, which should also be landscaped
islands. The petitioner has indicated that this island within the parking stall row must be left out in
order to maximize already deficient parking stall count of 1.4 stalls per unit and the two striped out
areas adjacent to the drop-off area are to be utilized as handicap stall access. Staff is in support of a
base standard modification for the exclusion of the parking row island due to the need to provide
parking stalls on a limited lot area but is concerned that the striped out/handicap access adjacent to
the drop-off area is in potential conflict with the vehicle circulation in the drop off zone. Staff
could support a base standard modification to allow the elimination of islands at these locations
only with condition that the striped out/handicap access areas be protected from vehicles with the
Item-East of 475 Marron-MF PD 3
inclusion of a curb or other barrier designed to physically impede vehicles from entering the
striped out/handicap access areas. Landscaping should also be positioned with the intent to soften
and screen the refuse enclosure from the public walkway and park space.
Lighting plans have not been submitted with the proposal and code compliant lighting will be
required to be reviewed at time of building permit issuance. However, staff suggests that low level
pedestrian lighting be included at the apartment's riverside patio and along the private sidewalk,
stairwell and handicap ramp connection to the riverwalk.
Stormwater Detention
Stormwater management plans have not been submitted with the application material though a
biofiltration basin is depicted within the front/Marion Road setback. Formal erosion control,
drainage and stormwater management plans will be required to be submitted to and approved by
the Department of Public Works prior to building permit issuance.
Building Elevations
The apartment building is proposed to be a five-story structure with an overall height of 56 feet 6
inches, which will require a base standard modification to the 45 foot height maximum within the
C-3 Zoning District. The exterior is proposed to compliment the senior living development to the
west and the apartment building to the east and be constructed of CMU split-face block, brick
veneer, fiber cement board and batten panel, and fiber cement siding/shakes. Entryways are
proposed on the north and south facades with a covered portico drop-off area on the north fa�ade.
Patios and private balconies are included for the units on the south side face of the building (river
views) and the garage door to the first floar parking is located on the east elevation. No details for
construction of the refuse enclosure have been supplied so staff is recommending a condition that
the materials used for the refuse enclosure match or compliment the main building's materials.
RECOMMENDATION/CONDITIONS
Staff recommends approval of the Development Plan for the multiple-family apartment building
development with the following conditions:
1) Base standard modification to allow substandard parking count of 1.4-stalls per unit;
2) Base standard modification to density regulations allowing 34 units per acre;
3) Base standard modification to setbacks:
a. Front yard (Marion Road) setback from 25 feet to 20 feet for the parking lot and
from 25 feet to 4 feet for the identification sign.
b. Western side yard setback from 16 feet to 10 feet.
c. Eastern side yard setback from 16 feet to 5 feet for parking and refuse enclosure.
d. Southern rear yard (riverfront) setback from 35 feet to 25 feet for the building and
from 35 feet to 2 feet for the refuse enclosure.
4) Cross access easements/agreements are provided between the subject property and the
property to the west for both the driveways and drive aisle;
5) Proposed ground sign be a monument style sign consistent in design with the other
apartment develop signs to the west and east, as approved by the Department of
Community Development;
6) Base standard modification for the exclusion of the parking row island on the
northernmost row of parking stalls;
7) Base standard modification to allow the elimination of islands at the ends of the vehicle
circulation drop-off area with the condition that the striped handicap access areas are
Item-East of 475 Marion-MF PD 4
protected from vehicles with a physical barrier as approved by the Department of
Community Development;
8) Landscaping is positioned with the intent to soften and screen the refuse enclosure from
the future public walkway and park space, as approved by the Department of
Community Development;
9) Pedestrian lighting is included at the apartments riverside patio and along the private
sidewalk, stairwell and handicap ramp connection to the riverwalk as approved by the
Department of Community Development;
10) Base standard modification to allow building height of 56 feet 6 inches;
11) Materials used for the refuse enclosure match or compliment the main building's
materials, as approved by the Department of Community Development.
The Plan Commission approved of the planned development for a multiple family apartment
development as requested with conditions_noted. The following is the Plan Commission's
discussion on this item.
Mr. Buck presented the item and reviewed the site and surrounding area as well as the zoning
classifications and land use in said area. He stated that the proposed 40-unit apartment building
would be situated between the other two apartment buildings and reviewed the site plan for the
development. He also discussed the other features of the plans such as the parking lot layout and
stall count, the landscaping, and refuse enclosure. He further stated that the number of parking
stalls provided will require a base standard modification to allow 56 stalls which is less than the
code requirements however since it is a senior living facility with part of the units being only one-
bedroom, staff felt the modification was supportable. He explained that the density is slightly
higher than what is permitted within the C-3 zoning district which would also require a base
standard modification to the code. He discussed the layout of the building including the patio
areas and balconies and the base standard modifications for setbacks far the parking lot, refuse
enclosure, building, and signage. He explained that the setbacks were necessary as it was a small
site and the petitioner was trying to maximize the green space on the site. He also discussed the
access to the development which would be off Marion Road and a secondary access from this site
to the Rivers Senior Living development to the west. He also discussed the pedestrian access
points proposed for the development and the signage for which no details were provided but would
be consistent with the signage for the other two apartment buildings adjacent to this site. Formal
landscaping plans have not yet been submitted but Mr. Buck reviewed the landscape features
included on the site plan. He also discussed the required landscape island that is being excluded
on the north row of parking stalls due to the lack of area which will also require a base standard
modification. He also reviewed the handicapped access area near the drop off zone and discussed
the landscaping to be installed around the refuse enclosure for screening purposes. Formal lighting
and storm water detention plans have also not yet been submitted at this time however a detention
area is depicted on the site plan along Marion Road. He reviewed elevations for the structure
which will require a base standard modification for the height as it exceeds the maYimum allowed
height in this zoning district and the materials proposed for the exterior which are proposed to be
consistent with the other apartment buildings. He also reviewed the location of the refuse
enclosure for which the materials would be required to be constructed to match the principal
structure's exterior. He reviewed the conditions recommended for this request.
Ms. Propp commented that she recalled there being environmental concerns with this site and
questioned if those issues had been resolved.
Item-East of 475 Marion-MF PD 5
Mr. Buck responded that he believed that part of the area of concern had been capped with the
park space area on the southeast corner of the site.
Allen Davis, Director of Community Development, added that the plans for the Anthem apartment
building pushed the parking lot over and the park green space area adjacent to it would act as a cap
of the area with environmental issues. He further stated that we wanted to provide a public access
area to the riverwalk between these two facilities and the southeast corner of the site cannot be
built on however the current development plans would meet the Wisconsin Department of Natural
Resources requirements.
Mr. Gray questioned the density requirements being allowed to be higher than what is allowed by
code requirements and the comment in the staff report relating to it being consistent with the City's
goal of activating the central city and riverfront. He questioned who set this goal.
Mr. Buck responded that it is part of the City's Comprehensive Plan to provide more residential
units in the downtown area.
Mr. Gray then questioned who would be using the public walk proposed to extend between the two
apartment buildings from Marion Road to the riverwalk.
Mr. Buck replied that anyone could access this sidewalk from Marion Road which has on-street
parking and the City desires to keep a connection from this street to the riverwalk.
Mr. Gray also questioned what is going to happen to the vacant space near the water tower.
Mr. Buck indicated that the Comprehensive Plan has this area marked for mixed use development
and the water tower is scheduled to be replaced at some point but it will remain in the same
location.
Mr. Gray inquired why the underground parking appeared to be only under half of the proposed
apartment building.
Mr. Buck responded that he believed it was related to a change in grading on the site.
Mr. Gray also inquired if a traffic study will be completed with all the new residential units
proposed for this area.
Mr. Buck replied that the Transportation Director has reviewed all the development plans for this
area and did not feel that traffic volumes are that significant to require a traffic study to be
completed as yet.
Mr. Thoms questioned if the access exit on the west side of the property was required.
Mr. Buck responded affirmatively.
Mr. Thoms then questioned when the public walk depicted on the east side would be constructed.
Mr. Davis indicated that it would depend on the completion date of the proposed development but
he would estimate it to be constructed in 2016.
Item-East of 475 Marion-MF PD 6
Mr. Thoms also questioned if the signage placement would interfere with snow removal due to its
close proximity to the road.
Mr. Buck responded that it was located near the apron for the driveway and he did not anticipate it
to be an issue other than the petitioner may have to shovel around it at times.
Mr. Thoms stated that due to the cross access arrangement with the other apartment building, he
had concerns regarding the number of parking stalls and if they would be adequate. He questioned
if the cross access agreement would allow for overflow parking to utilize the parking stalls at the
other apartment complex.
Mr. Burich replied that the cross access agreement was to provide another access point to both
developments but was not for parking purposes.
Mr. Buck added that the nature of senior living apartments does not generate the necessity for the
number of parking stalls required for multi-family apartments as there is less demand at these
types of units due to most seniors not possessing the multiple vehicles per unit as regular
apartments.
Mr. Burich added that the City tries to place less emphasis on parking in downtown areas and the
C-3 zoning district does not require providing parking and provided examples of mixed use
structures downtown that have residential units on the upper floors with commercial uses on the
lower levels.
Mr. Thoms commented that the City is trying to promote citizens to utilize the riverwalk and not
providing any public parking for this use he felt was an issue. He had concerns with approving
this development without any area reserved for public use.
Mr. Burich responded that the more space that is utilized for public parking would result in that
much less space available for development purposes which contribute to generating additional tax
revenues for the City.
Mr. Vajgrt inquired how many of the parking stalls would be underground.
Mr. Buck indicated that 24 stalls would be underground with 56 stalls total for the development.
Mr. Hinz commented that nine base standard modifications seem excessive and questioned if the
approval of this development would set precedence.
Mr. Burich explained that the zoning code standards in a C-3 zoning district does not possess the
setback and parking requirements of other districts and that other developments along the
riverfront have had numerous base standard modifications in the past. He further discussed these
issues and stated that the zoning ordinance code update was still in the process and would address
this once completed. He further stated that if this development was proposed to be a more
intensive use than an apartment building, there would be more concerns with granting numerous
base standard modifications of this nature.
Mr. Davis added that the soil contamination is an issue with excavating down further to provide
additional underground parking for this development and there would also be issues with the water
levels.
Item-East of 475 Marion-MF PD 7
Mr. Gray commented about the visioning study that was held for the riverfront and if approving
this development before reviewing the results of the study would be detrimental.
Mr. Burich responded that this development was consistent with the Marion Road redevelopment
guidelines as this visioning process was completed for this area in the late 1990's or early 2000's
and was planned for mixed use, residential, or commercial development.
Mr. Gray inquired if both of the other apartment buildings are also for senior living purposes.
Mr. Buck responded negatively.
Mr. Thoms commented on the lack of a formal landscape plan for this development and the
comments in the staff report that it would be required to be code compliant as he felt for this area
that this was not good enough. He felt the City should have imposed stricter landscaping
requirements for developments in this area and the developer should have to install something
more aesthetically attractive than simply meeting the minimum code requirements.
Mr. Burich indicated that without any other guidelines to reference it is difficult to conclude what
additional landscaping should be requested and although it is appropriate conversation relating to
this development, the City cannot impose additional requirements on just this specific site.
Mr. Thoms stated that the City should apply an overlay within the zoning code that would apply to
this area that could have aesthetic requirements that are more stringent than traditional
development areas as he did not feel that minimum code standards are good enough for this area.
He felt with the entire City's investment in the riverwalk that the area needs to possess more
aesthetic appeal than other sites.
Mr. Burich indicated that the developer would have to meet the code standards for landscaping
requirements and that the City's requirements are stricter than most other communities in the area.
He added that the Commission could also request that the developer come back with a formal
landscape plan for approval at a later date once the development proceeds to the Common Council
and is approved to move forward.
Mr. Thoms suggested that the Commission may want to consider requiring not only quantities of
trees and shrubs in this case but also types of species and features.
Mr. Burich responded that City staff has the ability to handle quantities when reviewing
landscaping plans but are not landscaping architects so determining appropriate species may be
difficult. He reiterated that a formal landscape plan can be brought back for approval after
approval of this potential development has been determined.
Ms. Propp commented that she understood the base standard modifications other than the one for
the building height and questioned what the reason was for it.
Mr. Davis indicated that the developer had to avoid excavating further down into the ground in
order to keep out of the water table and ground soil issues and this method of construction would
avoid that issue and also keep the costs down.
Item-East of 475 Marion-MF PD g
Mr. Burich added that the height limitations do not make sense in the downtown area and this
building is only three feet higher than the other existing apartment building.
Ms. Propp inquired about if there would be income limitations for residents of this proposed
development.
Andy Dumke, 230 Ohio Street, stated that market rate apartments and 55 and older restrictions
have nothing to do with each other. He further stated that there would be income restrictions for
this apartment building but the units at the Anthem apartment building were market rate. He
further explained the differences between the two types of housing and how the income restricted
units help with the tax credit application process.
Mr. Burich questioned how many years the income restrictions would last.
Mr. Dumke further explained the number of years that the restrictions may apply however he
stated that these restrictions were meant more for larger cities who could obtain higher rental rates
on market rate apartments. In this community, the difference between market rate and income
restricted units was very minimal.
Mr. Burich commented that a lot of developers utilize the t� credit program to assist in financing
their apartment developments that could eventually transition to market rate when that changes.
Mr. Thoms inquired if this facility would be similar to the original Rivers Senior Living
apartments.
Mr. Dumke responded affirmatively.
Mr. Thoms questioned if Mr. Dumke would have any issues with coming back to the Plan
Commission with a formal landscape plan at a later date.
Mr. Dumke responded negatively and stated that he is trying to do a better job of landscaping his
developments than just meeting the code standards.
Mr. Davis added that the City of Oshkosh Redevelopment Authority, (RDA), is currently working
on landscape plans for the park area adjacent to this site.
Motion by Vajgrt to approve the planned development for a multiple family apartment
development on property located in the Marion Road redevelopment area (east of 475
Marion Road) with the following revised conditions including an additional condition to
approve the landscape plan at a later date:
1) Base standard modification to allow substandard parking count of 1.4-stalls per unit;
2) Base standard modification to density regulations allowing 34 units per acre;
3) Base standard modification to setbacks:
a. Front yard(Marion Road) setback from 25 feet to 20 feet for the parking lot and
from 25 feet to 4 feet for the identification sign.
b. Western side yard setback from 16 feet to 10 feet.
c. Eastern side yard setback from 16 feet to S feet for parking and refuse enclosure.
d. Southern rear yard(riverfront) setback from 35 feet to 25 feet for the building and
from 35 feet to 2 feet for the refuse enclosure.
Item-East of 475 Marion-MF PD 9
4) Cross access easements/agreements are provided between the subject property and the
property to the west for both the driveways and drive aisle;
S) Proposed ground sign be a monument style sign consistent in design with the other
apartment develop signs to the west and east, as approved by the Department of
Community Development;
6) Base standard modification for the exclusion of the parking row island on the
northernmost row of parking stalls;
7) Base standard modification to allow the elimination of islands at the ends of the vehicle
circulation drop-off area with the condition that the striped handicap access areas are
protected from vehicles with a physical barrier as approved by the Department of
Community Development;
8) Landscaping is positioned with the intent to soften and screen the refuse enclosure fi�om
the future public walkway and park space, as approved by the Department of
Community Development;
9) Pedestrian lighting is included at the apartments riverside patio and along the private
sidewalk, stairwell and handicap ramp connection to the riverwalk as approved by the
Department of Community Development;
10) Base standard modification to allow building height of 56 feet 6 inches;
I1) Materials used for the refuse enclosure match or compliment the main building's
materials, as approved by the Department of Community Development.
12) The landscape plan be brought back to Plan Commission for comment.
Seconded by Cummings.
Ms. Propp commented that the Commission has never required a developer to come back far
approval of a landscape plan in the past and that it seemed like micro-managing.
Mr. Burich indicated that the developer could come back to the Commission for comments and
suggestions once a formal landscape plan is developed which could then leave the final approval
for the plans under the scrutiny of the Department of Community Development.
Mr. Bowen suggested that the review of the landscape plan be handled in the form of a workshop
rather than an action item. He felt that requiring the approval of the Plan Commission for this
aspect of the development was undermining the discretion of City staff that has always done a very
good job of ensuring that developments are constructed as approved. He felt that thoughts and
comments could be obtained in a workshop only and staff could follow through with approval of
the plans from that point.
Mr. Cummings commented that there are all types of landscaping features to be considered and he
felt that since the park area would be installed and maintained by the City, that the RDA could
work with Mr. Dumke on putting together a landscape plan that would be more consistent with the
adjacent sites.
Mr. Thoms stated that he was making a point of where the landscaping should be located and
discussed his reasoning for his feelings regarding the landscape plans for this area as it is adjacent
to the riverwalk. He further stated that this was a responsible developer who he felt would follow
through with appropriate plans and doing it in a workshop format would be fine and working with
the RDA in conjunction with their park plans would create a more harmonious look for the area.
Item-East of 475 Marron-MF PD 10
Mr. Cummings commented that he has seen extensive landscaping done in other communities on
riverfront areas and some of it had to be removed because it was creating negative issues.
Mr. Hinz stated that this was the same developer who constructed the Fair Acres project several
years ago and he worked well with staff and the Plan Commission on that project and he felt that
reviewing the landscape plan in a workshop would be sufficient.
Ms. Propp commented that she was frustrated about the lack of plans for the project and would like
to have an overall development plan for this area as well.
Mr. Burich indicated that Marion Road redevelopment plans were created years ago however all of
the current Plan Commission members were not on the board at that time. He thought the
redevelopment plans were created in 2005 or possibly earlier and these developments agree with
the redevelopment plans for this area.
Mr. Gray asked to clarify if the landscape plan review would be part of the Plan Commission
meeting as an action item or as a workshop.
Mr. Bowen reiterated that the landscape plan review should be handled as a workshop.
Motion by Vajgrt to amend his previous motion to approve the planned development for a
multiple family apartment development on property located in the Marion Road
redevelopment area (east of 475 Marion Road) with the following revised conditions
including an additional condition to review the landscape plan at a later date during a
workshop:
1) Base standard modification to allow substandard parking count of 1.4-stalls per unit;
2) Base standard modification to density regulations allowing 34 units per acre;
3) Base standard modification to setbacks:
a. Front yard(Marion Road) setback from 25 feet to 20 feet for the parking lot and
from 25 feet to 4 feet for the identification sign.
b. Western side yard setback from 16 feet to 10 feet.
c. Eastern side yard setback from 16 feet to S feet for parking and refuse enclosure.
d. Southern rear yard(riverfront)setback from 35 feet to 25 feet for the building and
fi°om 35 feet to 2 feet for the refuse enclosure.
4) Cross access easements/agreements are provided between the subject property and the
property to the west for both the driveways and drive aisle;
S) Proposed ground sign be a monument style sign consistent in design with the other
apartment develop signs to the west and east, as approved by the Department of
Comrriunity Development;
6) Base standard modification for the exclusion of the parking row island on the
northernmost row of parking stalls;
7) Base standard modification to allow the elimination of islands at the ends of the vehicle
circulation drop-off area with the condition that the striped handicap access areas are
protected from vehicles with a physical barrier as approved by the Department of
Community Development;
8) Landscaping is positioned with the intent to soften and screen the refuse enclosure from
the future public walkway and park space, as approved by the Department of
Community Development;
Item-East of 475 Marion-MF PD I 1
9) Pedestrian lighting is included at the apartments riverside patio and along the private
sidewalk, stairwell and handicap ramp connection to the riverwalk as approved by the
Department of Community Development;
10) Base standard modification to allow building height of 56 feet 6 inches;
11) Materials used for the refuse enclosure match or compliment the main building's
materials, as approved by the Department of Community Development.
12) The landscape plan be brought back to Plan Commission for comment.
Seconded by Cummings. Motion carried 8-1. (Ayes-Bowen/Thoms/Fojtik/Hinz/Cummings/
Propp/Vajgrt/Nollenberger. Nays-Gray.)
Item-East oJ475 Marion-MF PD �2
� {�, SUBMTT T0:
Ci of Oshlcosh A lication
`� pp Dept.of�Community Development
� � Planned Development Review 215 Church Ave.,P.O.Box L130
Oshkosh,Wisconsin 54903-1130
O.IHKO.fH ❑ Conditional Use Permit Review pHONE:(920)236-5059
ON THE WATER
**PLEASE Tl'PL OR PRINT USING BL.4CK[�IIC"*
APPLICANT INFORMATION
Petitioner: ���-M�o►N � �r'V� —���K. ��T `� ? Date: � �'�-{ ' I�-(
Petitioner'sAddress: yZ0 5 Ko�L. �r?� 5► City: OSt-t�oSN State: LJl Zip: s�{�O'Z,
Telephone#:(9Z�_30�9'-l�'d Paa:�{Z.p)�g�-°iy�{y Other Cont�ct#or Email:
Status of Petitioner(Please Check): CI O��ner ❑Representative LJ Tenant ❑ Prospective B er
� r---
/ i
Petitioner's Signature(required): � �~— ��/�c:l:L� . .� ' �h'J `� Date: /�"`���
OWN�R INFORMATION
Owner(s): �. 1 l+� O F OSN 1L.OS+r\ Date:
Owner(s)Address: City: State: Zip:
Telephone#:( ) Fax:( ) Other Contact#or Email:
Ownership Status(Please Checic): �Individual ❑Trust f i Pa�rtnership ❑Corporation
Property Owner Consent:(required) �
By si�ature hereon,I/We acknowledge that City officials and/or emptoyees may,in the perfo»nance of their fimctions,enter upon the
property to inspect or gather other information necessaiy to pi•ocess 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 adminish•ative reasons.
Prope�ty Owner's Signature: Date:
SITE INFORMATION
`'[1�� R�ve�L.S"�
Address/Location of Proposed Project:�����r► ��-�—U.-���^s: o� Parcel No. T3�
Proposed Project Type: Jll1 V L'T7 F/1M.1 L..�-/ 1ZES t p���/Ct„
Cunent Use of Propeity: `I P��,Pc �1,� Zoning:
Land Uses Suirounding Site: North: /��OC t�LV j=�G.�J���JC.-[
South: FO>C (Z� �/L._�
East: _ R�S��t��'T1/'�c�
West: �Z1GS����tT��
*'�Please note that a meeting notice tivill be mailed to all abi�tting property owuers regarding your request.
➢ Application fees are due at time of submittal. Malce checic payable to City of Oshlcosh.
➢ Ple�se refer to the fee schedule for approprinte fee. F��IS NON-REEUNDABL�
For nlore'viformation please the City's website at«����«.t.i.ashl:osli.�vi.uslConununi(y_Deve[opment!Planning.htm
Staff� Date Rec'd l! (O�� 1
13
Briefly explain how the proposed conditional useldevelopment plan tivil!not have a negati�e effect on the issues below.
]. Health,safety,and general welfare of occupants of surrounding lands.
l.J 1Tri N�S $�c�+�+� /� 1��cS���E�T�hL.. C��v�e.—LUU�M,��� , Tt'tE C7�c�I cta�?M��T
!.J�� t-�OT l�h✓� I�t Pl�c.C-t�T��J�G C FF�c�-'L ON Tl'tL ETt"1�1�f2�C L.
wE���rc-�. OF oc.c...���.r-�rs T�-tL 5..��ILa�►�r��� `h►�t>
2. Pedestrian and vehicular circulation and safety.
E�cos-n�t,-� P�.��cr �.Q�sz ri�kr� �.i� t!E rt��v�h GL < <R.C....� �h-Ra� �►�.�.
r+vr 3�c. µoa�p��d. PE���csT rz.�h,—� �+c��.� ✓Erhe��tZ h�3s �,.,,��` e �,
Go�tST�t,uL i�� G �t�/ Si Ae-+D SzJ�
3. Noise,air,water,or other forms of environmentai pollution.
7rt� ��s�.p D�vCZ�M,z�-r c.a i�� ,-�o� Gz�c=—r�c�. k,-��t ,r+o�s�,
/°c��Z.w�4"C+�/Z 02 �T-t��2 T��.� oF �u�.wn�.� .
4. The demand for and availab'ility of public services and facilities.
Pv3��� �7T'��.���-�5 �� h✓k t�h��.� � 'trtt S��..
5. Character and future development of the area.
'�1�. G��nkc.�2 �i— �n�t� V C✓�L JPµ.�rJ� w�� +�� s��^�`�,�rr�
`rt� -n-t.� .�n5•t�.�..-.s-r a��a:�c; •' m� �Z.�czs•' ,
SUBMITTAL REOUIREMENTS—Must accompany the application to be complete.
➢ A NARRATI�E of the proposed conditiona[use/Devetopment Plan including:
,� Existing and proposed ttse of the property
,2( Identification of all structures(including pavina,signage,etc.)on the pro�eity and discussion of their relation to the project
f� Projected number of residents,employees,aad/or dai(y customers
�f Proposed amount of dwelling nnits,floor area,landscape area,and parking area expressed in square feet and acreage to the
nearest one-hundredth of an acre
P� Effects on adjoining properties to incIude:noise,hours of operation,glare,odor,fumes,vibration,etc.
j� Compatibility of the proposed use with adjacent and other groperties in the area.
� Ti•affic generation(anticipated number of customers,deliveries,employee shift changes,etc.)
J� Any other pertinent information to properly anderstand the intended use/plan and its relation to nearby propeities and the
community as a whole
� A compl ete,SITE PLAN and BUILDING ELEYATIONS must incl ude:
,d Two(2)ful[size(minimum 24"x 3G")scaled and dimensioned prints of site plan and building elevations
� Two{2)8 '/x"x 11 (minimum)to]1"x 17"(maximum)reduction of the site plan and building elevations
�" One compact disc or diskette with digital plans and drawings of the pcoject in AutoCAD 2000 format with fonts and plot style
table file(if plans have been prepared digitally)
f� Title b]ock that pravides all contact infotmation for the petitioner and/or owner and contact information of petitionec's
engineers/surveyors/architects,or otl�er design professionals used in the preparation of the plans
� The date of the original plan and revision dates,if applicable
� A nonh an•ow and graphic scale.
,0' Al1 property lines and existing and proposed right-of-way lines with dimensions clearly la6eled
.� All required setback and offset lines
,� All existing and proposed buildings,sh•uctures,and paved areas,including building ent�•ances,walks,drives,signs,decks,patios,
fences,walJs,etc.
,ef Location of all outdoor storage and refuse disposal areas and the design and materials t►sed for screening
� Location and dimension of atl on-site parking{and off-site parlcing provisions if they are to be employed),including a summary
of the number of parking stalls provided per the requiremants of Section 30-3G City of Oshkosh Zoning Ordinance
,� Location and dimension of all loading and service areas � -fe�s�.l,�,:$cd d�r.n3 s:k ��•n ltv:e.v
❑ Location,height,design,illumination power and orientation of all exterior lighting on the propeity including a photometrics plan
❑ Location of all exterior mechanical equipment and utitities and elevations of proposed screening devices where ap�licabie(i.e.
visible from a public sU•eet or residential use oi•dish•ict). Mechanical equipment includes,but is not limited to;HVAC
equipment,elech-ical transfonneis and boxes,exhaust flues,plumbing vents,gas regutators,generators,etc,
��� 1 � J �D A1 1
Oc i�lh��ar '*� �I�i�ftti SQ.n�x �,:V:w�� 4� �1 Rn+ne�nr
7
1�
11/10/14
"Rivers Senior Living — Phase 2" Proiect Narrative
The proposed multifamily residential development will be a five-story building. The building foot print,
including decks and canopies will be approximately 12,720 s.f. The proposed building will sit on an
existing infill lot located between The Rivers apartment building and the Anthem apartment building.
The infill lot is approximately 63,400 s.f. (1.46 acres)of which 11,615 s.f. (27 acres)is planned to be
dedicated as park land. The park will be owned, developed and maintained by the city of Oshkosh. The
proposed development will include a parking area on the north side of the building,pedestrian walkways
from the building to the public sidewalk and river walk, and a concrete patio on the south side of the
building which will face the Fox River. Vehicular access to the site will be provided with one access
drive to Marion Road and one cross-access drive to"The Rivers Senior Living" development located to
the west. A ground sign will also be located along Marion Road. The proposed pavement area will be
19,600 S.F(0.45 acres)with 20,185 S.F. (0.46 acres)remaining as green space. See site plan for
additional information. �
The proposed building will consist of 4 stories of apartments over 1 story of underground parking located
partially below grade. There will be approximately 24 parking stalls on the underground parking level.
The dwelling units will consist of(12)one bedroom apartments and(28)two bedroom apartments for a
total of 40 units. Each of the units will be age-restricted to 55 and older and the building will be operated
in conjunction with"The Rivers Senior Living"apartment building located directly to the west of this
property. Age restricted properties tend to have less parking demand. "The Rivers Senior Living"
property has a parking ratio of 1.2 parking spaces per dwelling unit. "The Rivers Senior Living—Phase
II"properiy has a parking ratio of 1.4 parking spaces per dwelling unit. Units facing Marion Road will
include a sun porch and units facing the Fox River will enjoy a private balcony. Each apartment floor
will have common areas. There will be a leasing office, community room, exercise room and
approximately 1-3 employees servicing the building. The total building square footage for all five stories
combined will be 57;975 S.F. The exterior of the building will consist of CMLT split-face block,brick
veneer, fiber cement board&batten panel,fiber cement lap siding and fiber cement shakes.
The proposed development will not have any negative effects on adjoining properties and will be
compatible with the existing multifamily residential development located on either side. Per the Trip
Generation softwaxe,the proposed development will generate an average of 264 driveway trips per day.
Two exceptions to the zoning code are requested. The first exception request is to allow the north most
row of parking stalls to be constructed in the 25' fron.t pavement setback. This would be consistent with
the existing apartment buildings on each side. "The Rivers Senior Living"closest front pavement setback
is 14.27'. The front pavement setback for"Anthem"is 18.48'. The proposed pavement setback for"The
Rivers Senior Living—Phase II"is 20'. The second exception request is to allow the concrete patio and
comer of the building in the rear 35'pavement setback. This is necessary due to the property line
configuration necessary to dedicate the paxk land. This setback reduction request would be consistent with
what was allowed for"The Rivers Senior Living"and"Anthem"concrete patios.
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