HomeMy WebLinkAbout29. 17-225APRIL 25, 2017 17-225 RESOLUTION
CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN FOR THE
PLANNED DEVELOPMENT OF A MULTI -FAMILY
DEVELOPMENT AT 460,474 & 482 MARION ROAD
INITIATED BY: LAMICO, INC. AND CITY OF OSHKOSH
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a general
and specific implementation plan for the planned development of a multi -family
development at 460, 474, and 482 Marion Road, per the attached, is hereby approved with
the following conditions:
1. Base standard modification to permit:
a. An increase in the maximum building height permitted by code not to
exceed 52 feet in height.
b. A reduction in the code required parking stalls to 255 spaces (0.80
stalls/unit), as proposed.
c. An increase in the maximum impervious surface ratio permitted by code
not to exceed 61.57% as proposed.
d. A 90 foot diameter cul-de-sac bulb for future infrastructure improvements
on Dawes Street.
2. Placement of the easternmost access drive be coordinated with the Department of
Public Works to prevent conflicts with existing underground utilities.
3. Pedestrian access be shown to Dawes Street and installation be required when the
proposed cul-de-sac improvements are made.
4. 30 foot bicycle and pedestrian easement be provided along the easternmost
property line extending north from Marion Road towards Riverway Drive.
Condition to be implemented at time of Certified Survey Map and land swap
approval.
APRIL 25, 2017
17-225 RESOLUTION
CONT'D
5. Formal signage plans to meet code requirements be reviewed and approved by
the Department of Community Development prior to building permit issuance.
Should formal signage plans not meet code requirements, the applicant will be
required to request an amendment to the Specific Implementation Plan and receive
approval from the Plan Commission and Common Council.
6. Grading, erosion control and storm water plan be approved by the Department of
Public Works and the detention basin be designed without riprap above the water
line, include emergent plants on the safety shelf, and native plants on the side
slope.
TO: Honorable Mayor and Members of the Common Council
FROM: Allen Davis
Director of Community Development
DATE: April 20, 2017
RE: Approve General Development Plan and Specific Implementation Plan for the
Planned Development of a Multi -Family Development at 460, 474 and 482
Marion Road (Plan Commission recommends approval)
BACKGROUND
The subject area included in the request consists of three parcels totaling approximately 5.48
acres located within the Pearl/Marion Road Redevelopment Area at 460, 474 and 482 Marion
Road. The subject area currently contains vacant industrial buildings and a municipal water
tower owned by the City of Oshkosh. Prior land uses on the subject site included the former
Lamico crutch factory. The surrounding area consists of multiple -family residential and
commercial uses to the north, commercial and institutional uses and vacant Redevelopment
Authority -owned land to the east, and multiple -family residential to the south and to the west.
The 10 and 20 Year Comprehensive Land Use Plans have the subject property slated for mixed
downtown uses.
ANALYSIS
The proposed development includes demolition of the existing vacant industrial buildings and
construction of a four-story 140 unit apartment building with 310 bedrooms. 60 units are
proposed to be one -bedroom, one -bathroom units, 35 two-bedroom, two -bathroom, and 45
four-bedroom, four -bathroom units with all units to be fully furnished including a washer and
dryer. The development will include 255 parking stalls of which 206 will be uncovered surface
stalls and 49 covered surface stalls north of the building. The proposed parking count will
require a base standard modification as the minimum code required stalls would be 315. The
developer investigated underground parking which was infeasible due to high groundwater
and environmental contamination and indoor bicycle parking and storage facilities are
provided as well as its location on a bus route and adjacent to the riverwalk trail system allows
for alternative transportation options for residents. The apartment building also contains a
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
clubhouse with various amenities and the development includes a refuse enclosure and
loading facility, pedestrian walkways providing internal circulation between parking facilities,
entrances, and the public right-of-way, and an outdoor amenity area. The development
requires a base standard modification from the maximum impervious surface ratio permitted
as the development has a ratio of 61% where 50% is permitted in this zoning district. The
density is considered to be medium to high at 25 units per acre which is less than the density
permitted in this zoning district. Vehicular access is provided by two 26 foot wide two-way
drives from Marion Road that circle within the development for access to the parking areas
with the required on-site curbing. The applicant is proposing a 90 foot diameter cul-de-sac
bulb for future infrastructure improvements on Dawes Street which requires a base standard
modification from the zoning ordinance which requires a 100 foot diameter bulb, however the
proposed layout will provide adequate turn -around radius for snow removal and emergency
service vehicles. The applicant is proposing to widen the existing public sidewalk along
Marion Road to ten feet in width and staff is recommending the addition of pedestrian access
to Dawes Street when the cul-de-sac improvements are made. Staff is also recommending a
bicycle and pedestrian easement be provided along the easternmost property line to allow for
a future connection through the development area between the riverwalk system and
Riverway Drive. Signage is depicted on the west, north, and south building elevations which
appear to be code compliant as far as size, however two signs constitute roof signs and are not
permitted. Staff is recommending alternative options for sign placement that meets code
requirements with formal signage plans to be approved by the Department of Community
Development prior to building permit issuance. Lighting and landscaping plans have been
submitted that meet code requirements for the illumination levels and landscaping plans
exceed the required quantity for the site. Storm water management plans submitted depict
two detention ponds on the east and west sides of the development connecting to available
utilities in Marion Road which will require approval by the Department of Public Works. The
structure is proposed at 52 feet in height which requires a base standard modification to the 45
foot maximum in this zoning district and the exterior is proposed to be a variety of building
materials and varying roof heights to break up the overall mass of the structure and provide
screening of rooftop mechanicals. The proposed design is consistent with the objectives in the
Marion Road Redevelopment Area Plan and has the ability to be transformative with respect
to how off -campus student housing is provided and removes a blighted former manufacturing
facility. The proposed development will have a positive impact in this neighborhood and the
community overall.
FISCAL IMPACT
As this is a redevelopment of an existing city site, expansion of city services will not be
required to service this site as those services are already provided in the area. The proposed
redevelopment may involve infrastructure improvement in the form of extending utilities
which, in this case, would be borne by the developer of the subject property. Future right of
way extensions of Dawes Avenue would be borne by the City of Oshkosh funded by the
Capital Improvement Program or other funding mechanism as budgets permit.
City Hall, 215 Church Avenue P.O. Box 1 130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
RECOMMENDATION
The Plan Commission recommended approval of a general development plan and specific
implementation plan at its April 4, 2017 meeting.
Respectfully Submitted,
Allen Davis
Director of Community Development
Approved:
'4- ;Efd�
Mark A. Rohloff
City Manager
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC
IMPLEMENTATION PLAN FOR A MULTIPLE -FAMILY RESIDENTIAL
DEVELOPMENT LOCATED AT 460,474 AND 482 MARION ROAD
Plan Commission meeting of April 4, 2017
GENERAL INFORMATION
Applicant: Annex 71, LLC
Property Owners: Lamico, Inc. and City of Oshkosh (water tower site)
Actions Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan for development of a multiple -family residential apartment building located on the north
side of the 400 block of Marion Road within the Marion Road Redevelopment Area.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject area included with this request consists of three parcels totaling approximately 5.48
acres located within the Marion Road Redevelopment Area at 460, 474 and 482 Marion Road.
The subject area currently contains vacant industrial buildings and a municipal water tower
owned by the City of Oshkosh. Prior land uses on the subject site included the former Lamico
crutch factory. The surrounding area consists of multiple -family residential and commercial
uses to the north, commercial and institutional uses and vacant Redevelopment Authority -
owned land to the east, multiple -family residential to the south, and multiple -family residential
to the west. The 10 and 20 Year Comprehensive Land Use Plans have the subject property slated
for mixed downtown uses.
Subject Site
Existing Land Use
Zoning
Vacant Industrial/Municipal Water Tower
UI & I -PD
Adjacent Land Use and
Existing Uses I Zoning
North
Multiple -Family Residential & Commercial
UMU-PD
South
._....... ..
..... ........_...._......
Multiple -Family Residential
.....—_...._......__...................._.................
_ ... ........ _....... _..... __ .....- -- —
RMU-PD-RFO
East
- - ................_..-
Commercial, Institutional, and Vacant Land
-........._................ --..._..........._—...._........_......—_...._.......—.
._._..._........_......._......... ............... ..- ..... ..... -----...... -
UMU-PD
West
—_....._................_......._.........._..............._._._..._..._.-............_........_......._....
Multiple -Family Residential
..__......... _...... _.......... _....... _-........... __..._._....... _.......................
UMU-PD
Comprehensive Plan Land Use Recommendation Land Use
10 Year & 20 Year Land Use Recommendation Mixed Downtown
ANALYSIS
Design/Layout
The proposed development plan includes demolition of the existing vacant industrial buildings and
construction of a four-story 140 unit apartment building with 310 bedrooms. Of the 140 -units, 60 are
proposed to be one -bedroom, one -bathroom units, 35 are proposed to be two-bedroom, two -
bathroom, and 45 are proposed to be four-bedroom, four -bathroom units. Each unit is proposed to
be fully furnished and will include a washer and dryer.
The proposed development will include parking facilities of 255 spaces (0.80 stalls per unit) by way
of 206 uncovered surface parking stalls and 49 covered surface parking stalls located north of the
building which fronts Marion Road. The proposed parking count will require a base standard
modification to the code required minimum of 315 (2 -stalls per one and two bedroom unit and 3 -
stalls per four bedroom unit). Staff supports the proposed reduction in parking stalls as Annex's
developments located nation-wide typically provide a ratio of .70 to .80 spaces per bedroom. The
developer had investigated including underground parking for the development but found that
high groundwater (at approximately at 18 inches) combined with environmental contamination
made this infeasible and keep the current ground level unit design and thus abandoned the
concept. Additionally, the development provides adequate indoor bicycle parking and storage
facilities, is located on a GO -Transit bus route, and is adjacent to the Riverwalk trail system which
provides alternative transportation options for future residents.
The proposed apartment building also contains a clubhouse which includes a full kitchen for
community functions or resident gatherings, leasing offices, fitness room, conference/study rooms,
and other gathering spaces for residents. Additional site improvements include a refuse enclosure
and loading facility on the north side of the building and pedestrian walkways which provides
internal circulation between the surface parking facilities, building entrances and the public right-
of-way. The proposed plans also show a large outdoor amenity area on the west side of the
building which offer views of the Fox River.
Site Development Statistics
Development Area:
Building Footprint:
Paved Area:
Green Space & Landscaped Area:
5.48 acres (238,495 square feet)
15.6% (37,233 square feet)
45.9% (109,601 square feet)
38.5% (91,661 square feet)
The proposed development plan will require a base standard modification from the maximum
impervious surface ratio permitted by code because the development proposes an impervious ratio
of approximately 61% (maximum 50% impervious surface ratio is permitted in the UMU zoning
district). The density of the 140 -unit apartment development is considered medium to high at
approximately 25 units per acre (one unit per approximately 1,703 square feet), which is less than
the density permitted within the UMU zoning district (198 units, 36 units per acre/one unit per
1,200 square feet).
Item: GDP&SIP 460,474 AND 482 Marron Road
Access
Vehicular access to the proposed development area is provided by two Class II standard 26 foot
wide two-way drives leading from Marion Road to the development site. The eastern most access
drive is proposed to be located over existing public and private utility easements and will require
the applicant to work with City staff and local utility providers to ensure the proposed
development does not disturb existing utilities on-site. The drives enter the interior of the site and
"circle" within the development area to provide access to the proposed parking areas. The
submitted plans designate curbing on-site which the zoning code requires for parking lots that
exceed fifty stalls.
The applicant has also proposed a 90 foot diameter cul-de-sac bulb be dedicated to the public for
future infrastructure improvements on Dawes Street. The proposed cul-de-sac bulb will require a
base standard modification from the zoning ordinance which requires a 100 foot diameter cul-de-
sac bulb be constructed. Staff has worked with the applicant on the proposed cul-de-sac design and
is in support of the base standard modification because Dawes Street has low traffic volumes and
the proposed cul-de-sac layout will provide an adequate turn -around radius for snow removal and
emergency service vehicles.
Pedestrian access is shown via an internal sidewalk leading from Marion Road to proposed
building entrances and surface parking areas. Additionally, the applicant is proposing to widen the
existing public sidewalk running along Marion Road to approximately ten feet in width. The
proposed plan does have a few gaps in the internal pedestrian walk system which will have to be
corrected at the time of building permit review and approval. For example, the proposed plans do
not show pedestrian access to Dawes Street. Staff is recommending that pedestrian access be shown
on proposed plans to Dawes Street and installation be required when the proposed cul-de-sac
improvements are made. Additionally, staff is recommending that a 30 foot bicycle and pedestrian
easement be provided along the easternmost property line extending north from Marion Road
towards Riverway Drive. The proposed bicycle and pedestrian easement would allow for a future
connection through the development area between the Riverwalk system on the south and
Riverway Drive on the north.
Signage
Development identification signage is depicted on the building elevation plans on the west, north,
and south fagade of the building. The UMU district does permit development signage and the
proposed renderings do not appear to exceed code area requirements. However, it appears that
two signs as shown on the renderings would constitute "roof" signs and are thus not permitted.
The "Annex 71" sign on the elevator tower and the "Leasing" sign on top of the front canopy are
signs in question. Staff is recommending the applicant look at alternative options for sign
placement prior to the city recommending any base standard modifications for the signs. Staff is
proposing a condition that formal signage plans meet code requirements and be reviewed and
approved by the Department of Community Development prior to building permit issuance.
Should the formal signage plans not meet code requirements, the applicant will be required to
request an amendment to the Specific Implementation Plan and receive approval from the Plan
Commission and Common Council.
Item: GDP&SIP 460,474 AND 482 Marion Road
Landscaping/Lighting
A photometric plan has been submitted for review and the proposed lighting plans meet the
requirements of the exterior lighting code standards. At the property line, illumination will range
from 0.0 to 0.4 foot-candles where code permits up to 0.5 foot-candles. Additionally, the average
illumination standard proposed at the site is approximately 2.28 foot-candles where code permits a
maximum of 3.0 foot-candles in non-residential districts.
A landscape plan has been submitted for review and the proposed landscape schedule suggests a
total of approximately 2,438 points would be achieved through landscaping located at building
foundations, paved areas, street frontages and open yard spaces. Based on the required zoning code
landscaping standards the proposed development would need to provide a total of approximately
2,292 points through landscaping located at building foundations, paved areas, street frontages and
open yard spaces.
Stormwater Management
Stormwater management plans have been submitted for review and depict the creation of two
detention ponds located on the east and west side of the development area. The ponds are
proposed to be wet detention basins and stormwater connections from the development will link to
available utilities located in Marion Road. Formal erosion control, drainage and stormwater
management plans will be further reviewed and approved by the Department of Public Works
prior to building permit issuance.
Building Elevations
The apartment building is proposed to be a four-story structure with an overall height of
approximately 52 feet, which will require a base standard modification to the 45 foot height
maximum within the UMU zoning district. The exterior is proposed to be a combination of brick
veneer, a metal panel system, stucco, and a fiber cement panel system. Proposed renderings have
been submitted and depict how proposed exterior materials will be utilized to break up the overall
mass of the building. Additionally, varying roof heights provide ample screening of rooftop
mechanicals. Staff does believe the proposed building design is consistent with the objectives listed
in the Marion Road Redevelopment Area Plan which include; creating a strong street edge, design
is consistent with nearby developments, encourages pedestrian activity and interaction with the
street, and on-site parking is visually separated from the street.
The project as proposed has the ability to be transformative with respect to how off -campus student
oriented housing is provided in the community. Furnished units and various building amenities
combined with management driven community resident programming and engagement go beyond
the typical provision of just housing that is provided in the majority of the market. Additionally,
removal of a blighted former manufacturing facility will be a positive development in this
neighborhood and the community overall.
RECOMMENDATION/FINDINGS/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends that Plan Commission make the following findings based
on the criteria established by Chapter 30-387 (C)(6):
Item: GDP&SIP 460, 474 AND 482 Marion Road
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City's Comprehensive
Plan and other area plans. (It is the responsibility of the City to determine such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of uses
being proposed for the Planned Development project, including but not limited to public
sewer and water and public roads.
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(f) The proposed Planned Development project design does not detract from areas of natural
beauty surrounding the site.
(g) The proposed architecture and character of the proposed Planned Development project
is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not detract
from the physical appearance and functional arrangement of development in the area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
(j) For Planned Development projects that are proposed to be developed in phases, the
applicant can provide a timeline for development and can demonstrate that the project
would be successful even if all phases were not or could not be completed.
Staff recommends approval of the proposed General Development Plan and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1. Base standard modification to permit:
a. An increase in the maximum building height permitted by code not to exceed 52
feet in height.
b. A reduction in the code required parking stalls to 255 spaces (0.80 stalls/unit), as
proposed.
c. An increase in the maximum impervious surface ratio permitted by code not to
exceed 65%.
d. A 90 foot diameter cul-de-sac bulb for future infrastructure improvements on
Dawes Street.
2. Placement of the easternmost access drive be coordinated with the Department of Public
Works to prevent conflicts with existing underground utilities.
3. Pedestrian access be shown to Dawes Street and installation be required when the
proposed cul-de-sac improvements are made.
Itent: GDP&SIP 460,474 AND 482 Marion Road
4. 30 foot bicycle and pedestrian easement be provided along the easternmost property line
extending north from Marion Road towards Riverway Drive. Condition to be
implemented at time of Certified Survey Map and land swap approval.
5. Formal signage plans to meet code requirements and be reviewed and approved by the
Department of Community Development prior to building permit issuance. Should
formal signage plans not meet code requirements, the applicant will be required to
request an amendment to the Specific Implementation Plan and receive approval from
the Plan Commission and Common Council.
The Plan Commission approved of the General Development Plan and Specific Implementation
Plan as requested with conditions noted. The following is the Plan Commission's discussion on
this item.
Ms. Williams presented the item and stated it was the same area that was just reviewed for the
zone change request and discussed the development plans for the apartment complex as well as
the various amenities to be provided in addition to the housing units. She reviewed the
accesses to the site and the number of parking stalls to be provided which would require a base
standard modification as they were less than what code requires. She discussed the alternative
options available for transportation in this vicinity which would support the allowance of less
than the required number of parking stalls for the development. She also reviewed the
impervious surface ratios for the subject site and within the surrounding area which the
development would also require a base standard modification for as the ratio for the
development would exceed the maximum allowed by code. She discussed the density of the
development and reviewed the site plan which meets code requirements as well as the
landscape plans which exceed code requirements. She reviewed the storm water management
plans which are provided in the form of two detention basins on the site and displayed the
locations of these basins on the site plan. There would be one condition added to this request
containing the standard language relating to the construction of the detention basins. She
reviewed renderings of the building elevations and discussed the roof signage which does not
meet code requirements which will be addressed by the petitioner as the signage was
conceptual only and will be modified to meet code standards. She also discussed the cul-de-sac
bulb to be dedicated and that it would also require a base standard modification for it to be
constructed with a 90 foot diameter where code requires a 100 foot diameter bulb. She
reviewed the pedestrian accesses to the site and the bicycle and pedestrian easement requested
on the east side of the development and reviewed the building elevations which were consistent
with the Marion Road Redevelopment Area Plan. She reviewed the conditions recommended
for this request with an adjustment to condition 1.c. in relation to the maximum impervious
surface ratio permitted by code not to exceed 61.5% as proposed rather than 65% and the
addition of the condition relating to the construction of the detention basins.
Peter Jungbacher, 300 N. Main Street, discussed the larger redevelopment district area that went
back to the mid 1990's and the previous apartment developments constructed in this vicinity.
He discussed the concept plan which included access to Marion Road and displayed a
rendering of the concept plan. He discussed the connection to Pearl Avenue and Marion Road
and that it was meant to create a sense of neighborhood and connectivity in this area and his
concerns with the changes requested by this development that are different than the other
Item: GDP&SIP 460,474 AND 482 Marion Road
previously constructed developments. He discussed the impervious area concentration which
is more than most developments in the market and discussed the claim by the developers that
no underground parking was possible where other developments in this vicinity have this
feature. He felt the site looks like a lot of it is devoted to parking facilities and discussed the
advantages to the underground parking feature and the fact that this development is providing
19% less parking stalls than what is required by code. He further discussed the
accommodations being made for this project and passed out a summary of the variances from
the code which include a larger percent of impervious area, a taller building elevation, a smaller
cul-de-sac bulb, and fewer parking spaces. He discussed the density for the project and the
demand for parking as well as the integration into the neighborhood. He also discussed the lost
connection between Pearl Avenue and Marion Road with the alteration in the street plan that
eliminates the extension of Riverway Drive and Dawes Street and that there would not be much
connection to the north due to this change. He felt there was a missing element of planning as
far as the traffic pattern. He stated that all five projects developed in this vicinity have
contended with high water levels and soil contamination and that it was a cost issue and that
this development could utilize underground parking as he felt it was feasible.
Cheryl Jacklin, 602 Washington Avenue, stated that the property has been vacant and on the
market for a long time and that the developer was not requesting any tax money in the form of
TIF assistance to support their project. She further stated that the tax base for the city would be
improved if this project was approved and she would like to see the plan move forward as it
provides the city an opportunity to improve the area. She explained that the parcel has
adequate area to provide surface parking and that the off-street parking facilities proposed are
located so it will not be visible from the street.
Jeff Schultz, Martenson and Eisele, stated that he understood the 50% rule for impervious
surface for open space however the impervious surface on the site as proposed is nearly
identical with what currently exists on the parcel and recommended to not have underground
parking for this development.
Mr. Thoms questioned if they had considered using pervious pavers for some of the parking
areas.
Mr. Schultz responded that this was not necessary as the detention basins proposed address the
storm water issues for the site and a large consideration should be that a lot of storm water
runoff is currently coming from this site as it exists in its condition.
Mr. Burich stated that the impervious ratio permitted in the zoning ordinance is incorrect for
this zoning district and a text amendment will be coming back to the Commission at a later date
to address this error. He further discussed the rest of the impervious surface ratios of the other
developments in this vicinity.
Mr. Thoms commented that although there would be a base standard modification proposed for
this development that the intent was to change the code to correct the impervious surface ratio
in the current zoning ordinance.
Item: GDP&SIP 460,474 AND 482 Marion Road
Mr. Burich discussed how much of the impervious area is devoted to the structure and to the
parking facilities and that the ratio includes both elements and that this development is within
the same ranges as other developments in this area. He also distributed a breakdown of the
other apartment developments including the land area, building area, impervious area,
parking/drive area, and percent of impervious surface and parking areas.
Steve Gohde, Assistant Director of Public Works, discussed the pervious pavers brought up
previously and that they are meant for use in green space areas of a site and not for parking
purposes.
Mr. Borsuk commented that if there is contaminated soil on this parcel, that he did not feel that
pervious pavers should be utilized on this site.
Mr. Gohde stated that if this element was used on the site it would have to be lined due to the
contamination issues.
Mr. Bowen discussed the previous and current zoning ordinance relative to the impervious
surface ratios.
Joy Skidmore, representing Annex 71, LLC, 409 Massachusetts Avenue, Indianapolis, stated that
their company was established in 2009 and discussed their assets and developments in the
Midwest area and nation-wide. She discussed their other developments and the ratio calculated
for parking stalls which has nothing to do with the issues raised regarding underground
parking facilities. She further discussed the costs of creating underground parking and the
amount they invested for the land purchase alone. She reviewed the amenities offered with
their apartments and that all units are rented by the bed and are fully furnished which is how
all of their developments are constructed.
Mr. Borsuk questioned when we reviewed other properties in this area that were developed, if
there was grant money provided for clean up and remediation of the sites.
Allen Davis, Director of Community Development, indicated that all the developments along
the river had grant money that was utilized for remediation of the site and the city paid to
acquire, demolish, and site preparation for the properties. He further stated that there were
some instances where surface parking was utilized as a cap for the contaminated areas and TIF
funds were used as well for these developments.
Mr. Borsuk questioned if the installation of the cul-de-sac bulb was initiated by the city.
Mr. Burich responded that staff reviewed other alternatives but could not have a permanent
stub dead end street and the city is still proposing to put a road through the area and the
easement on the eastern side of the property will be utilized for a bicycle and pedestrian path
for a connection from the north to the riverwalk.
Mr. Thorns inquired if Riverway Drive would be extended to Marion Road.
Item: GDP&SIP 460,474 AND 482 Marion Road
Mr. Burich replied that there was adequate room to continue the road through in that area
however we do not know if it is necessary at this point.
Mr. Bowen questioned what the trigger mechanism would be to initiate the addition of the
extension of Riverway Drive as he felt that the pedestrian connection is more important in that
area.
Mr. Burich discussed the easements to be established for bicycle and pedestrian access and that
the city owns the property adjacent to the subject site.
Ms. Williams added that there would be requests for a land division and easements that would
come back to the Commission in the future to address these concerns.
Ms. Propp commented that if it is not necessary to extend Riverway Drive for traffic purposes
for vehicles, that she would still like to have the connection for access from the north for bicycle
and pedestrian purposes.
Mr. Bowen discussed this issue and stated that he supports it for other forms of transportation
needs other than for vehicular access as he felt it was important to have a connection from the
north that would lead to the riverwalk.
Mr. Thorns discussed the importance of access to the riverwalk via walkways that extend from
developments nearby as well as the development of parking areas dedicated for the public for
access to the riverwalk area as he felt there was a need to plan for public parking areas for this
purpose.
Mr. Nollenberger commented that he really wanted to see this area redeveloped and that he felt
this proposal was a very viable development for the site.
Motion by Nollenberger to approve a general development plan and a specific implementation
plan for a multiple family residential development located at 460, 474 and 482 Marion Road with
the following revised conditions:
Base standard modification to permit:
a. An increase in the maximum building height permitted by code not to exceed 52 feet in height.
b. A reduction in the code required parking stalls to 255 spaces (0.80 stallslunit), as proposed.
c. An increase in the maximum impervious surface ratio permitted by code not to exceed 61.57% as
proposed.
d. A 90 foot diameter cul-de-sac bulb for future infrastructure improvements on Dawes Street.
2. Placement of the easternmost access drive be coordinated with the Department of Public Works to
prevent conflicts with existing underground utilities.
3. Pedestrian access be shown to Dawes Street and installation be required when the proposed cul-de-sac
improvements are made.
4. 30 foot bicycle and pedestrian easement be provided along the easternmost property line extending north
from Marion Road towards Riverway Drive. Condition to be implemented at time of Certified Survey Map
and land swap approval.
Item: GDP&SIP 460, 474 AND 482 Marion Road
5. Formal signage plans to meet code requirements and be reviewed and approved by the Department of
Community Development prior to building permit issuance. Should formal signage plans not meet code
requirements, the applicant will be required to request an amendment to the Specific Implementation Plan
and receive approval from the Plan Commission and Common Council.
6. Grading, erosion control and storm water plan be approved by the Department of Public Works and the
detention basin be designed without riprap above the water line, include emergent plants on the safety
shelf, and native plants on the side slope.
Seconded by Borsuk. Motion carried 8-0.
Item: GDP&SIP 460, 474 AND 482 Marion Road
SUBMIT TO:
^A Dept. of Community Development
City of Oshkosh Application 215 Church Ave., P.O. Box 1130
cityOshkosh, Wisconsin 54903-1130
OOW
shkosh ® Planned Development Review PHONE: (920) 236-5059
❑ Conditional Use Permit Review
**PLEASE TYPE OR PRINT USING BLACK INK`*
APPLICANT INFORMATION
Petitioner: Annex 71 LLC Date: 2/17/17
Petitioner's Address: 409 Massachusetts Avenue, Ste 300
Telephone #: ( 317) 704-0607 Fax: (
City: Indianapolis State: IN Zip: 46204
Other Contact # or Email: joy@annexstudentlivinq.com
Status of Petitioner (Please Check): C Owner
/D Representative :1 Tenant X Prospective Buyer
Petitioner's Signature (required > ��. L ;t�.� Date:
OWNER INFORMATION
Owner(s): Lamico, Inc Date: 2/17/17
Owner(s) Address: 673 Central Street City:
Telephone #: (
Fax: (
Oshkosh
State: WI Zip: 54901
Other Contact # or Email:
Ownership Status (Please Check): C Individual D Trust :1 Partnership :1 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 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:
SITE INFORMATION
professionals in Oshkosh.
Address/Location of Proposed Project: 474-478 Marion Road, Oshkosh, WI 54901 Parcel No. 0102410000, 0102360000
Proposed Project Type: Market rate apartments for students and young
Current Use of Property: Varant inrhmtrial hi ildings Zoning: Urban Industrial
Land Uses Surrounding Site: North: UMU-PD
South: RMU-PD-RFO
East: UMU-PD & IPD
West:
UMU-PD
**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
Staff`,_ Date Rec'd�w) /
z
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.
The majority of the surrounding land uses are the same as the proposed rezone therefore the rezone to
UMU-PD will not affect the health, safety or general welfare of the occupants of the surrounding land.
2. Pedestrian and vehicular circulation and safety.
The proposed plan currently has sidewalks and curb cut that tie into existing dead end streets. The pedestrian
and vehicular circulation and safety will improve with this project.
3. Noise, air, water, or other forms of environmental pollution.
Preliminary reports included environmental contamination of the property. The contamination will need to be
addressed during construction of the proposed project and therefore improve and not further any pollution.
4. The demand for and availability of public services and facilities.
The proposed project intends to utilize existing public services already available at the site and not increase the
impact more than the previous use or surrounding uses.
5. Character and future development of the area.
This area has been slated for redevelopment and the majority of properties surrounding the site have been previously
redeveloped and rezoned to UMU-PD. This project will only further the City's objective of improving the character of the
Marion Road Redevelopment Area.
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 i t" 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 AutoCAD 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
❑ 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
photometrics plan
❑ 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.
�n��� srun�nr ��v�nc
ANNEX 71
OSHKOSH, WISCONSIN
PROJECT NARRATIVE
Annex Student Living is a fast-growing student housing developer serving the needs of colleges and universities
throughout the Midwest. Annex was formed with the purpose to create student living communities at regional
campuses, community colleges and Division II & III universities. Our goal is to bring the life experience and benefits
of big campus living to smaller campus communities.
Founded in 2009, Annex has a portfolio of communities valued at more than $100 million. We take pride in creating
environments that promote resident life and community belonging as this truly impacts our residents' futures and
academic success. Each Annex development is strategically planned and executed to ensure a finished product that
is cohesive with the goals and values of the schools and communities we serve.
Annex has nearly 2,000 beds in various stages of operation in Indiana, Illinois, Ohio and Michigan with several
hundred more in development in Indiana, Michigan and Missouri. Our rapid growth has been facilitated through
public-private partnerships, unique financing methods and community redevelopment efforts.
It is our mission to provide memorable college experiences through unique housing opportunities that serve as a
catalyst for economic development. We seek to:
• Create community by establishing relationships and trust with open communication to create a family
atmosphere.
• Innovate solutions by seeking input from our tenants, and adapting and absorbing that information to
provide a superior product
• Calculate risk by carefully analyzing the market to understand potential threats and create contingency
plans.
• Enhance culture of every student, campus and community.
Our property management company, Landmark Properties, Inc., is committed to building a community where people
feel that they belong, fit in and are cared for. A sense of community emerges when residents participate in events
allowing them to become better acquainted with roommates and other residents. This will help to foster better
friendships and give residents a chance to experience things beyond their normal school routine. It is also our goal
to assist in enhancing the overall quality of life for every resident by addressing four key components to a well-
rounded experience.
The four basic programming goals for Landmark communities are represented with the acronym P.A.W.S. Programs
targeting residents at Landmark communities will target the following core goals: Philanthropy, Academic, Wellness,
and Social. Every Landmark community is expected to complete two programs in each of the four P.A.W.S categories
per semester.
By focusing on programming that touches on the four core P.A.W.S. areas, Landmark gives residents a chance to
connect with others and experience personal growth.
This project will consist of a four-story complex with approximately 140 units and 310 bedrooms bringing the site
density to approximately 28 units/acre or 62 beds/acre. Surface parking will be provided at a ratio of 0.7-0.8 spaces
per bed as is consistent with our other developments across the country and a portion of the parking provided will
be covered. The units offered are fully furnished, will include washers and dryers, and each bedroom has its own
bathroom.
The complex will include indoor bicycle parking/storage, a clubhouse which will include a full kitchen for community
functions or student gatherings, leasing offices, fitness room, conferences/study rooms, and other gathering spaces
for residents. The current plan also offers a large outdoor amenity areas with views of the river. We anticipate these
will be used as outdoor recreation areas.
The existing facilities on the site are currently vacant and will be demolished with the construction of the project.
Initial environmental reports indicate some remediation/containment/restrictions will be necessary due to
contaminants found in the soil and groundwater, in addition to a large amount of organic material located beneath
the surface. Geopiers will be required for the foundations in lieu of a standard foundation and slab. Lastly the
buildings have tested positive for asbestos which will require remediation during demolition.
We are excited to propose a project that will improve the Marion Road Redevelopment Area as envisioned by the
city.
to
aemTiWry L� HlTWp'L tYCO'LCLVL6
fiynoyfiu3 vpsptwnnV.w�W4
Rw.'y.wtw3 iS61S vA'.v.N+ri 3z
w wmtF..wrvust
•Oul `91GS13'Q uosuaIJeW
V
z
F -
z
w
n
F—
X
w
z
z
Z
J
w
F-
CO
ama
AVMNSAW
NISNOOSWAINHOO OOV93NNIM'HSOMHSO dO All0 k'
JNIAll 1NKnis X3NNN . $
NVId 31lS
Wily i
s3 w {T {{ {
i4t�Tfi�.n.a.n.0:.
kj o = EEo Eoe� o
06 2tiE i 9� Bs'gg U w� gtgf k88EEp 1
F— 2
w !W
w}
WU
U
of J
W W
0] Q
u. a
M
19
1.2
c
0
ca
m
W
m
w
R
ta N
ca
cyi
c
0
ca
c
ca
0
m z
W O
0
z W
J
W
H
U
.Q
W
2
O
z
15+
^rarae;.
7 44411
i
1 tii�Ik�t"ld sca
�
j
ca
tv
r 5 f?
�a r s44-
�t ►`h►- - 1 a r ��iu f%t tz
co
'M JIN
Fj
Im
0.
Vi
f. it .rare-•ci3i-"`.. �.
;t.
--'^-.�,-...�-+,�� - _- f['�LH- •,4 CCp i fz� $v'"� i��a.ff �� as
ti
�lf� I t 9 itbt ss 'r
s-� cBy. 3d u"ssb j`w
r i
gil
tit}
ZvW
eke,
;r... fit, i y} d qui tClL
WIN I -I its K-tKt'
4, waV
Er
-MO — �iI yeti lf:� ii�jh z. s
1 S 1
r (' 't
t
ti
t t:
r ft,.t
3s_
voil
,. € � ■� I. �. i -� `� yr t{: s �;r'r'"sj _
��. �
c { r-
0
PD. REZONE RIVER FRONT SENIOR CITY OF OSHKOSH
460/474 /482 MARION RD APARTMENTS LLC PO BOX 1130
PC: 04-04-17 230 OHIO ST STE 200 OSHKOSH WI 54903-1130
OSHKOSH WI 54902-5825
LAMICO INC
673 CENTRAL ST
OSHKOSH WI 54901-4454
MORGAN DAWES LLC
300 N MAIN ST 300
OSHKOSH WI 54901-4817
ST PETERS LONG
435 HIGH AVE
OSHKOSH WI 54901-4708
90 RIVERWAY LLC
90 RIVERWAY DR
OSHKOSH WI 54901-3514
PARCEL F LLC
PO BOX 1099
OSHKOSH WI 54903-1099
MERCURY MARINE
PO BOX 1939
FOND DU LAC WI 54936-1939
D & F INVESTMENTS LLP
601 OREGON ST
OSHKOSH WI54902-5965
MARION ROAD APARTMENTS LLC ANNEX 71 LLC
230 OHIO ST 200 ATTN JOY SKIDMORE
OSHKOSH WI 54902-5825 409 MASSACHUSETTS AV STE 300
INDIANAPOLIS IN 46204
� - I'GNRL HV \
� l}9
_ a
f8S
f5
The City of Oshkosh creates 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(s)ldatasets are provided for information purposes only and may not be sufficient 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 liability for use or misuse.
H
�4j
N
lin=0.03 mi
lin=150ft
Printing Date: 3/2312017 °z
Prepared by: City of Oshkosh, WI Oshkosh
JAGISIPIanninglPlan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User, deborahhff
1 N
SUBJECT
SITE
._S I .
►lam,
N.��{i,.�
Illitlill , 111111111��11111m NEI
11 lip
I 1 ��711- Iml� Iltitll: 11
u
Ile
Ol