HomeMy WebLinkAbout25. 18-349 JUNE 26, 2018 18-349 RESOLUTION
CARRIED 6-0 LOST LAID OVER WITHDRAWN )
AS AMENDED
PURPOSE: APPROVE CONDITIONAL USE PERMIT AND GENERAL
DEVELOPMENT PLAN FOR MULTI-FAMILY DEVELOPMENT;
NORTHWEST CORNER OF WEST 6TH AVENUE AND OREGON
STREET (MORGAN DISTRICT)
INITIATED BY: THE MORGAN DISTRICT, LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS, the applicant submitted a Conditional Use Permit for the planned
development of apartments and townhomes at the northwest corner of W. 61h Avenue
and Oregon Street; and
WHEREAS,the Plan Commission finds that the General Development Plan for the
proposed planned development of the property at the northwest corner of W. 61h Avenue
and Oregon Street is consistent with the criteria established in Section 30-387(6) of the
Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a Conditional Use Permit for the planned development of apartments and
townhomes at the northwest corner of W. 61h Avenue and Oregon Street and the General
Development Plan for said development, per the attached is hereby approved with the
following conditions:
1. Waterfront setbacks to be met or a SSM sought during the SIP process
2. Final access drive layout will need to be addressed as part of the Specific
Implementation Plan and Access Control Variance sought if required.
3. Grant the City a permanent storm sewer and electrical easement adequate to
allow for the replacement and upgrade of the Stringham Watershed outfall and
municipal electrical equipment.
*BOLD AND ITALICS INDICATE AMENDMENT
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: June 20, 2018
RE: Approve Conditional Use Permit and General Development Plan for Multi -
Family Development; Northwest Corner of W. 6th Avenue and Oregon St.
(Morgan District) (Plan Commissions Recommends Approval)
BACKGROUND
The subject area consists of one parcel, approximately 21.83 acres in size, located at the
northwest corner of W. 6th Avenue and Oregon Street and is currently in an undeveloped state.
The site, now known as the Morgan District, was the historical location of Morgan Door / Jeld-
Wen facilities with that location closing several years ago and the improvements subsequently
removed.
ANALYSIS
The applicant is proposing to develop approximately 11.52 acres of the site for apartments /
townhomes. The remaining acreage to the east would be reserved for future commercial
development and the remaining acreage to the west would be reserved for future multi -family
development. The proposed conceptual site development consists of a mixture of four 5 -story
54 unit multi -family apartment buildings and 6 multi -unit townhome buildings. The
developer has indicated approximately 400 residential units upon being fully built out. The
conceptual site also includes an approximately 3,000 sq. ft. clubhouse, pool and associated
surface parking areas. Units in the multi -family building would range from 600 sq. ft. one
bedroom units to 1480 sq. ft. 3 bedroom units with final unit composition being dependent on
market demands. The conceptual townhomes consist of three 5 -unit buildings with 2
bedrooms each and the 7 -unit buildings with 2 bedrooms each. The applicant is proposing to
construct the development in phases. Phase I is intended to include the first two apartment
building, clubhouse, pool and private drives. Subsequent phases would add the remaining
multi -family buildings and townhomes as the market demands. The proposed development
indicates three access drives. The Department of Public Works has a concerns about the
double entrance / exit on W. 6th Avenue. The concerns are due to the current number of
proposed access drives which exceed the amount allowed by ordinance and concerns
City Hall, 215 Church Avenue P.O. Box 1 130 Oshkosh, WI 54903-1130 920.236.5000 http://www.cl.oshkosh.wi.us
regarding the spacing / size of the proposed drives. Final access drive layout will need to be
addressed as part of the Specific Implementation Plan (SIP) and Access Control Variance
sought if required.
Finalized parking plans, waterfront setbacks, landscaping plan, lighting plan, storm water
management plans and sign plan will occur during the SIP and Site Plan Review processes.
The applicant currently does not meet code for parking needs and waterfront setback, both
would require a Base Standard Modification (BSM) during the SIP process. Staff would like to
note that the concept renderings do include a roof sign which is prohibited by the City of
Oshkosh zoning code. A BSM would be required as part their SIP request and provide
sufficient justification for approval of the BSM. The applicant has provided conceptual
building elevations for the multi -family apartment buildings. The elevations appear to be a
combination of composite siding, metal siding, masonry and windows. No specific materials
or composition of materials have been provided at this time. No conceptual elevations have
been provided for the townhomes. Staff would like to note the development falls within the
Riverfront Overlay District (RF -0) and the will need to adhere to the standards and processes
found within section 30-245 (B) when undergoing the SIP process.
FISCAL IMPACT
Infrastructure will need to be extended to service this the site with those costs being paid for by
the developer. The value of the proposed residential apartment units (approximately 400 units)
should be in the $30 million range with the other two other phases still yet unknown but should
add value in the tens of millions of dollars based on the area that can be developed. These
assessed value numbers will become clearer as the developer seeks phased SIP approval. The
subject site is located in TID # 29 and will require approval of developer agreements by Council
for any financial assistance provided through TIF.
RECOMMENDATION
The Plan Commission recommended approval of a conditional use permit and general
development plan at its June 19, 2018 meeting.
Respectfully Submitted,
Darryn Burich
Director of Planning Services
Approved:
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: CONDITIONAL USE PERMIT AND GENERAL DEVELOPMENT PLAN FOR
A MULTI -FAMILY / TOWNHOME DEVELOPMENT LOCATED AT THE
NORTHWEST CORNER OF W. 6TH AVENUE AND OREGON STREET,
COMMONLY REFERRED TO AS "THE MORGAN DISTRICT"
Plan Commission meeting of June 19, 2018.
GENERAL INFORMATION
Applicant/Property Owner: The Morgan District, LLC.
Action(s) Requested:
The applicant requests approval of a Conditional Use Permit for a Group Development and
apartments / townhomes as well as a General Development Plan to allow for construction of said
development.
Applicable Ordinance Provisions:
Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance.
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject area consists of one parcel approximately 21.83 acres in size, located at the northwest
corner of W. 6f Avenue & Oregon Street. The subject area currently contains vacant land. The
site was the historical home to Morgan Door / Jeld-Wen facilities. The surrounding area is a
mixture of vacant land, single & two family residential and commercial land uses. The 10 and 20
Year Comprehensive Land Use Plans both recommend this area as Mixed Downtown.
Subject Site
Existing Land Use
Zoning
Commercial/ Vacant
RMU-PD RFO
Adjacent Land Use and Zoning
Existing Uses
Zoning
North
.........................................................................................................................................................................................................................................................................................................
Fox River
South
..............................
Single & Two Family ...Residential ............................................................................................
TR -10
East
Vacant
RMU-PD RFO
West
Single & Two Family Residential
RMU-PD RFO, TR -10
Comprehensive Plan Land Use Recommendation Land Use
10 Year & 20 Year Land Use Recommendation Mixed Downtown
ANALYSIS
Use
The applicant is proposing to develop approximately 11.52 acres of the site for apartments /
townhomes. The remaining acreage, approximately 5.3 acres, to the east would be reserved for
future commercial development and the remaining acreage to the west would be reserved for
future multi -family development. The proposed conceptual site development consists of a
mixture of four 5 -story 54 unit multi -family apartment buildings and 6 multi -unit townhome
buildings. The Riverfront Mixed Use zoning district requires a Conditional Use Permit for both
apartments and townhomes. The developer has indicated approximately 400 residential units
upon being fully built out. The conceptual site also includes an approximately 3,000 sq. ft.
clubhouse, pool and associated surface parking areas. Units in the multi -family building would
range from 600 sq. ft. one bedroom units to 1480 sq. ft. 3 bedroom units with final unit
composition being dependent on market demands. The conceptual townhomes consist of three 5 -
unit buildings with 2 bedrooms each and the 7 -unit buildings with 2 bedroom each. The
proposed 5 -story apartment buildings include first floor parking for the tenants.
The applicant is proposing to construct the development in phases. Phase I is intended to include
the first two apartment building, clubhouse, pool and private drives. Subsequent phases would
add the remaining multi -family buildings and townhomes.
Site Design/Access
The proposed development indicates three access drives. One off of W. 61h Avenue and two off of
Iowa Street. The Department of Public Works has noted that the current number of proposed
access drives exceed the amount allowed by ordinance and has a concern regarding the spacing /
size of the proposed drives. Department of Public works has also noted a concern about the
double entrance / exit on W. 6th Avenue and how it would line up with Minnesota Street. Final
access drive layout will need to be address as part of the Specific Implementation Plan (SIP) and
Access Control Variance sought if required.
The proposed apartment buildings will require a total of 440 parking spaces. The applicant is
proposing to provide 124 covered spaces and 164 surface spaces, totaling 288 provided parking
spaces for the multi -family development. The applicant is also proposing 123 parking spaces be
provided for the townhome development. Code requires a total of 72 parking spaces for two
bedroom townhomes. The applicant is proposing a ratio of 1.71 parking spaces per bedroom for
the townhomes. In total the applicant is proposing 411 parking spaces, whereas 512 spaces are
required. A Base Standard Modification (BSM) would be required to reduce the number of
required parking spaces below the minimum required. It is the applicant's position that
providing a ratio of 0.9 parking spaces per bedroom for the multi -family apartment buildings will
meet the needs of the development and given the flexibility to adjust the unit mix will make it
difficult to determine final parking needs of the multi -family development. At this time staff
does not support a BSM for reduced parking. Additional information and discussion on the
parking needs of the development can take place as part of the SIP process.
ITEM: CUP. GDP Morgan District 2
The Riverfront Mixed Use District allows a maximum waterfront setback of 45. Although no
exact setback dimensions have been provided, it appears the proposed buildings exceed the
maximum allowed setback. This will need to be address as part of the SIP process through either
realignment of the building layouts or more likely a BSM as the site has some unique geotechnical
challenges that impact where buildings can be placed.
Storm Water Management/Utilities
No storm water management plans have been submitted at this time. Storm water management
plans will be required during the Specific Implementation Plan and Site Plan Review processes.
Landscaping
A conceptual landscaping plan has been submitted with the application and includes a variety of
street and yard trees. A finalized landscaping plan including species, quantities and location of
plant materials will need to meet Zoning Code requirements and will be analyzed during the
Specific Implementation Plan review process.
Signage
The applicant has not provided a concept sign plan. A sign plan will need to be submitted as part
of the Specific Implementation Plan process. However, staff would like to note that the concept
renderings do include a roof sign. The City of Oshkosh zoning code prohibits roof signs. The
applicant would be required to request a BSM as part their SIP request and provide sufficient
justification for approval of the BSM.
Site Lighting
No photometric plans have been provided by the applicant. Final approval of the lighting plan
will occur during the Specific Implementation Plan and Site Plan Review processes.
Building Facades
The applicant has provided conceptual building elevations for the multi -family apartment
buildings. They appeared to be a combination of several type of composite siding, metal siding,
masonry and windows. No specific materials or composition of materials have been provided at
this time. No conceptual elevations have been provided for the townhomes. Staff would like to
note the development falls within the Riverfront Overlay District (RF -O) and the will need to
adhere to the standards and processes found within section 30-245 (B) when undergoing the SIP
process.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Conditional
Use Permit, staff recommends the Plan Commission make the following findings based on the
criteria established by Chapter 30-382 (F)(3):
(1) Is in harmony with the Comprehensive Plan.
(2) Would not result in a substantial or undue adverse impact on nearby property, the
character of the neighborhood, environmental factors, traffic factors, parking, public
ITEM: CUP. GDP Morgan District
improvements, public property or rights-of-way, or other matters affecting the public
health, safety, or general welfare.
(3) Maintains the desired consistency of land uses, land use intensities, and land use
impacts as related to the environs of the subject property.
(4) The conditional use is located in an area that will be adequately served by, and will not
impose an undue burden on, any of the improvements, facilities, utilities or services
provided by public or private agencies serving the subject property.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant's proposal and any
requirements recommended by the applicant to ameliorate such impacts.
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings based
on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of 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.
ITEM: CUP. GDP Morgan District 4
Staff recommends approval of the Conditional Use Permit and General Development Plan with
the findings listed above and the proposed following condition:
1. Waterfront setbacks to be met or a BSM sought during the SIP process.
2. Final access drive layout will need to be address as part of the Specific Implementation
Plan and Access Control Variance sought if required.
The Plan Commission approved of the Conditional Use Permit and General Development
Plan as requested with findings and conditions noted. The following is the Plan
Commission's discussion on this item.
Mr. Lyons presented the item and reviewed the site and surrounding area. The applicant is
proposing to develop approximately 11.52 acres of the site for apartments / townhomes. The
remaining acreage to the east would be reserved for future commercial development and the
remaining acreage to the west would be reserved for future multi -family development. The
proposed conceptual site development consists of a mixture of four 5 -story 54 unit multi -family
apartment buildings and 6 multi -unit townhome buildings. The developer has indicated
approximately 400 residential units upon being fully built out. The conceptual site also includes a
clubhouse, pool and associated surface parking areas. The applicant is proposing to construct the
development in phases. Phase I is intended to include the first two apartment building,
clubhouse, pool and private drives. Subsequent phases would add the remaining multi -family
buildings and townhomes. The proposed development indicates three access drives. The
Department of Public Works has a concerns about the double entrance / exit on W. 6th Avenue,
current number of proposed access drives exceed the amount allowed by ordinance and has a
concern regarding the spacing / size of the proposed drives. Finalized access drive layout,
parking plans, waterfront setbacks, landscaping plan, lighting plan, storm water management
plans, elevations and sign plan will occur during the SIP and Site Plan Review processes. The
applicant currently does not meet code for parking needs and waterfront setback, both would
require a BSM during the SIP process. Staff would like to note that the concept renderings do
include a roof sign which is prohibited by the City of Oshkosh zoning code. A BSM would be
required as part their SIP request and provide sufficient justification for approval of the BSM.
Mr. Borsuk inquired about the narrative and if the line of sight to the riverfront view was being
utilized to its maximum potential. He also asked about the impacted soil and how it would affect
the development. Then, Mr. Borsuk asked if this property was in a TIF (Tax Increment Financing)
District.
Mr. Lyons replied that the applicant is present and can answer those questions.
Mr. Burich added that it is a TIF District.
Sara Stichert, 416 W. 51h Avenue, is concerned about the impact of this project to the neighbors in
W. 51h Avenue. She stated that since the factory shut down, it has been a very quiet
neighborhood. She is also concerned about the increased traffic to the area. She feels as the
ITEM: CUP. GDP Morgan District
aesthetics of the proposed plan is not appealing and does not match the neighborhood. She is
worried how close the buildings are to the river walk. She hopes that the developer would
consider reducing the height of the buildings to match the rest of the neighborhood. She
questioned if the lines in the pictures were roof lights or not.
Mr. Lyons stated that they are just call out lines and not lights on the roof.
Mr. Borsuk asked if Ms. Stichert was representing herself and the neighborhood.
Ms. Stichert said she was not representing the neighborhood.
Paula Field, 416 W. 51 Avenue, stated that she discussed the proposed plan with other neighbors.
She does not find the buildings aesthetically appealing and feels as though it looks like an old
factory building. She is curious how the developer will make the buildings match the
neighborhood which has 60 to 100 year old homes in it. She mentioned that in the past, the
developer compared the proposed buildings to being similar to the Oshkosh Corporation
headquarters. She added that the other building on the riverfront do not match what is being
proposed. She is concerned about the roof sign, losing views of the riverfront and the increase in
traffic. She stated that the 400 block of W. 5th Avenue is not designated for large vehicles and is
not capable of the weight load.
Todd Paschke, 432 W. 51h Avenue, stated he is also concerned about the increase in traffic. He
feels if there is damage on W. 51h Avenue due to construction that the developer should pay to
have the road repaved.
Ed Bowen (The Morgan District, LLC), 601 Oregon Street, said he does not anticipate using W. 51
Avenue for construction traffic. There are currently no plans to utilize W. 51h Avenue for traffic.
He said W. 61h Avenue would be more likely to be used for traffic. Mr. Bowen said that the 2
dimension renderings do not display the materials as well as it should. The materials have not
been finalized but will meet the Riverfront Overlay class materials. He said they will try their
best to match the neighborhood during the Specific Implementation Process. He added that the
architect is present and aiming for a modern design. Mr. Bowen said that 90% of the windows
will have views of the riverfront but the architect can also comment on the maximization of line
of sight. Mr. Bowen said he will be considerate of the neighbors' concerns as the plan progresses.
Joseph Lee GLA Architects), 311 E. Chicago Street, recapped what Mr. Bowen had stated. He
explained that he has designed over 7,000 units. He said that the main reason for the orientation
of the buildings is to allow the maximum line of sight of the riverfront to all the residents. Mr.
Lee expanded on the clubhouse area and that the tenants can rent it out for gatherings. He added
that the pool deck area will have 2 open spaces that the public would also have access too. It was
a goal to make the river front views available to all, including the community. He showed more
renderings of the buildings and reminded the group that they were only in the General
Development Plan phase. Mr. Lee is aiming for modern and industrial aesthetics to the buildings.
He said he is open to ideas and feedback.
ITEM: CUP. GDP Morgan District
Mr. Mott asked if there would be a barrier for the pool area.
Mr. Lee replied that there would be and is hoping for a transparent barrier.
Mr. Hinz asked if the building had similarities to the Miles Kimball building.
Mr. Bowen stated that it is similar to the Miles Kimball building and the Oshkosh Corporation
headquarters in materials. This is because the modern architectural design is trending towards
the industrial appearance.
Mr. Fojtik mentioned that he has seen this trend in bigger cities. He added that he does like the
orientation of the buildings because it does not create a wall like carrier to the riverfront.
Mr. Bowen said that he is trying his best be sensitive to the surrounding neighbors that is part of
the reason for the orientation.
Mr. Borsuk asked what line of sights were available to the tenant who would live in the rear of
the apartments.
Mr. Lee said that they would have a 40% view of riverfront due to the design of the balconies and
windows.
Mr. Bowen added that the angular design of the balconies, windows and orientation of the
building allows over 90% of the windows to have a river view.
Mr. Borsuk brought up the impacted soil and asked how it would affect the development.
Mr. Bowen stated that it would have some effect on the development. It will affect the method
for putting in footings, foundation and how the buildings are constructed. During the
construction, they will have to avoid certain areas as well.
Mr. Borsuk asked about the Specific Implementation Process and asked if there were any
examples in the area that would have similar materials as to what was being proposed.
Mr. Bowen stated that there is still time to choose the materials and finalize them.
Mr. Borsuk inquired about the vertical white bands on the buildings.
Mr. Bowen replied that the colors on the renderings are not exact. He said that they will have
more exact colors during the Specific Implementation Process.
Mr. Lee added that the vertical white bands may be detailed in the future.
Mr. Borsuk asked about the commercial phase and timeline.
ITEM: CUP. GDP Morgan District
Mr. Bowen stated that they are only in Phase 1 of the project. Phase 1 is what the market
currently supports and needs at the moment. The bulk of the area would be for commercial use.
Motion by Vajgrt to approve the conditional use permit and general development plan for a multi-
family/ townhome development located at the northwest corner of W. 6th Avenue and Oregon Street
with the following conditions:
1. Waterfront setbacks to be met or a BSM sought during the SIP process.
2. Final access drive layout will need to be address as part of the Specific Implementation Plan and
Access Control Variance sought if required.
Seconded by Hinz.
Mr. Perry added that he hoped Plan Commission was more sensitive to public comment. He
would like Plan Commission to consider the type of people this development would draw in. He
said he will support the plan because he cannot see a less detrimental plan to the area.
Mr. Borsuk said he would also support the proposed plan. He brought up that he had recently
walked through the neighborhood and that it was a very nice area.
Motion carried 8-0.
ITEM: CUP. GDP Morgan District
City of Oshkosh Dept. afCammuniiyDevelopment
215 Church Ave., P,O. Box €130
clay 2 Planned Development Application PHONE:
54901
Oshkosh PfiONE: (92D# 236-6059
For General Development Plan or Specific Implementation Plan
"KEASE TYPE OR PRINT USING "CK INK"
APPLICANT INFORMATION
Petitioner* 01a 4j t, A�. F Sin► c -r, LC bate: I
Petitioner's Address: 4A n P -e-600 S'.r City: ° State: "_ Zip: p �`
Telephone #: (qz0) Fax: ('f w) 2.13 - 730 Other Contact # or Email:
Status of Petitioner (Please Check):. Owner ; Representative Tenant Prospective Buyer
Petitioner's Signature (required): Date:`
OWNER INFORMATION
Oviner(s): S 14rnnt; Date:. -.
Owner(s) Address:
Telephone #: ( )
Fax: (
City:
State: Zip,
Other Contact i# or Email:
Ownership Status (Please Check): _ Individual ; Trust Partnership X 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: ��� Gate:
TYPE OF REgUEST;..
RI: General Development Plan (GDP) O'General Development Plan (GDP) Amendment
❑, Specific Irnpiernentatfon. Plan (SIP) ❑ Specific Implementation Plan (SIP) Amendment
SITE.INFORMATION .
Address/Location of Proposed Project: f1 VTv-ux• N ` U off% yt4v VV` a €. j b _l+l - -
Proposed Project Type: Y�I �XG JCE /M U1, r t - 6Atr!M i_ t' T
Current Use of Property:. \)4-f ,AO -t UPPI NZoning: ffM V" -Pt,
Land Uses. Surrounding Your Site: North:-. L
South:. a. IC / #21sT-DEM)Tt.4L
East:
West:>$ttaCr�Ttrlt. �MFGr4tl1'
It is recommended that the applicant meet with Planning.Servlces staff prior to submittal to discuss the proposal..
Application fees are due of time of submittal. Make check. payabteio. City of Oshkosh.
Please referic the fee schedule for appropriate tee. FEEZ NON: REFUNDABLE
For more information please visit the City's website at vesvvvci.oslit�oshvfiusfarrrr€ursify Deve.Copmen*/f'lctnn€ng:ptm
Staff DateRec'd
Page 6
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
u Proposed grading plan.
* Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
a Architectural plans for any nonresidential buildings, multi -family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
a Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
❑ Signage plan for the project, including all project identificalion signs, concepts for public fixtures and signs,
and group development signage'themes that may or may not vary from City standards or common
practices.
Li Specific written description of the proposed SIP including:
Specific project themes and images.
Specific mix of dwelling unit types and/or land uses.
• Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
Specific treatment of natural features, including parkland.
Specific relationship to nearby properties and public streets.
• Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/iniensity of various parts of the development; building coverage; and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
. A statement of rationale as to why PID zoning is proposed. This statement shall list the standard
zoning requirements that, in the applicant's opinion, would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
A complete list of zoning standards that would not be met by the proposed SIP and the locations)
in which such exceptions/base standard modifications would occur.
Phasing schedule, if more than one development phase is intended.
❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
a A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials pre included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request,
Applicant's Signature (required):
Page 7
Date: ,rte
City of -Oshkosh Appli,cation
Conditional Use Perm -it
MASE TYPE OR PRINT USING RAC KINK!!
SUBMIT Tb-.
Dept. of Community Development.
215 Church A46.-, k0; SQ)C 1136
-Oshkosh, Wisconsin 549031130
:PHONE. p ) -236-5Q69
Page 8 Sidfff D6.te Rec'd
Briefly explain how the proposed conditional use -wilt not have a negative effect on the issues below.
1: Health, safety, and general welfare of occupants of surrounding lands:. - -
EVCLo-E tiMEti T 0 AP U0 `� s � �j.�l� tut�'�?:l~��
2: 'Pedesfrian and vehicular circulation and safety.
k a IJ 1:0 V�PT-s F ��ci Ss c 2 ss
3.- Noise; air, water, or otherforms of environmental pollution:
i -E�DT. 0 AvgAX I 5T i
4.' The demand' for and availability of public services andt facilities,
S. :Character and future development of the area
vIi +b— I tM P e l�Ik i!k tJ .iC ttJ w l L D4,�
SUBMITTAL "REQUIREMENTS :- Must accompany the application to be complete.
A narrative of the proposed conditional -use and project Including:
❑ Proposed use of the property
^❑ Existing use of the property
❑ Identification of structures on the property and discussion of their relation to the project
o 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.
C1 Effects -on adjoining properties to include: noise, hours of operation, glare; odor,fumes, vibration, etc.
❑ Surrounding land uses
L] Compatibility of the proposed usemith adjacent and other.properties in the area.
a Traffic generation
o Any,otherinformation.perfinent. to adequate understanding of the Intended use and its relation to nearby properties
➢ A compjete site plan including:: .
❑ Two (2) full-size (24".x 36")'scaled and dimensioned prinfs of site. plan and building elevations
0. Two (2) 8.!/2" x. Tl (minimum) to, i 1" x 17" (maximum).reduction.ofthe building elevations and site plan
LI: One compact disc: or diskette. with digital pians and drawings of the project in AutoCAD 2000 format with fonts and
plot style, table: file (if plans have been prepared digitally)
o. Title block that provides all contact information 'for the petitioner and/or owner, if different
❑. Full --name and contact information of petitioner's engiheers/surveyors/architects,, or other design professionals used in
the plan:preparation
❑ The date: of the original plan and lafest date of revision to the plan
o. A north arrow an d:graphic.scale. Said scale. is not to be smaller than one inch equals sixty feet (1 "=60') unless
otherwise approved by Department of Community Development:prior to submittal
C1.1: 'All property lines an d.existing.and'proposed right-of-way lines with bearings and dimensions clearly labeled
❑All'required ijuildfngsetback an offset lines
❑ All existing and proposed. buildings, structures, .and paved areas, including building_ entrances, walks, drives, decks,
patios fences walls
o Location of all outdoor storage and refuse, disposal areas and:the design and materials used for construction
❑ Cocationand:drrnension of-dil on-site parking (and off=site parking provisions if they are t.o be employed), including a
-_ summary oEihe numberof;parking stalls_providedperthe requiCementsofiSection.30-175 C!ty of Oshkosti:Zoning.
Ordinance.; _
❑ Location and dimension of ail loading an service areas on the subject property
'_o _ Lo_catron,:heighf:desrgn .illumination power and onentdtion of al{ exterior ightrng;on the property including a
photomeirics plan_:
❑ Location of all extenor mechanical equipment and utilities and elevations of proposed screening devices where
applicable (I e yrsbie 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;'
enerators:
2
Page 9
THE MORGAN PARTNERS
Professional Real Estate Services
The Morgan District — Oshkosh, WI
Project Summary
The Morgan Partners LLC, an Oshkosh based partnership, is pleased to submit the
attached plans for consideration by the City of Oshkosh as part of it's redevelopment of the
former Morgan Doors/Jeld-Wen facility at Oregon Street and the Fox River. At project
completion, we believe this project will consist of a great mix of commercial/retail uses, as well
as hundreds of high quality multifamily apartments of varying styles- from townhouses to
condos to high rise residential buildings.
The submitted site plan shows the fully built out residential portion of this site, which
may consist of up to 400 units, in addition to the areas we anticipate reserving for commercial
development closer to Oregon Street. Generally speaking, the residential areas of this site are
designed to ensure full visibility to all residents of the water views provided by the proximity to
the Fox River, as well as provide a transition from the lower density single family homes located
along 6' Avenue through the site to the higher density multistory units located along the river.
We believe that this will keep more complimentary housing types in closer to proximity to each
other, as well as allow us to utilize the surface parking areas necessary -for the larger building to
create view corridors to the water from the lower density units along 6th Avenue. In addition to
the aforementioned surface parking, each of the higher density multifamily buildings will also
feature structured parking to ensure that more of the site is utilized for tax base creating
housing construction, which will generate a higher level of activity throughout the overall area.
While the tendency of past river -front developments has been to orient buildings parallel
to the river, we believe that the.depth of our site to 61h Avenue would be impacted negatively
by choosing to orient the tallest buildings parallel and close off any of the natural
interconnectedness provided by allowing both a visual and physical path from the southern
edge of the site all the way to the Riverwalk and the riverfront areas on the north end of the
site. That said, a strong building presence is maintained along the river by moving the
northernmost units as close to the river as possible and providing the shared clubhouse/pool
area within the area between the buildings and Riverwalk as well.
Due to particular geotechnical and- environmental characteristics of the site, there are
areas of the site that are better suited to be left as capped and/or naturally undeveloped
features, including certain areas of the parking lots that will remain capped with asphalt, or the
Page 10
existing storm outfall located along the abandoned right-of-way extending northeast of Iowa
Street. Other natural characteristics of this site that require special treatment include the
higher water table due to proximity to the river, which makes geo-piers a requirement for
foundation construction closest to the river. This impacts the size, type and orientation o
buildings that can be built onsite as well, which is reflected in our design.
Potential variations from the zoning code that may be required by the development
include a possible height variance in certain areas to accommodate the higher density buildings
near the riverfront; adjustments to allow the size, type and location of signage that is
anticipated; potential allowances for new and varied exterior cladding materials that are
currently not permitted by the zoning code yet being used frequently in buildings such as the
Oshkosh Corp. headquarters; and potentially other base standard modifications as identified by
City Staff.
It is our hope to begin constriction on this project during fall of 2018, with Phase I
completion of buildings and required site infrastructure in fall of 2019. Our phased construction
strategy will allow us to begin construction in short order, yet respond quickly to the demand
shown by the market as we bring each building online upon completion and lease -up of the
previous building. The ability to adjust unit mix and floorplan within the overall building shell
will ensure that we are serving the market most effectively with as little risk to the overall
project as possible.
In summary, we are excited to begin work on a project that has been a long time in the
making, while bringing to market a new, more thoughtfully designed and amenity -rich
multifamily product that we feel will set the standard in the central city area for years to come.
Page 11
MORGAN DISTRICT
OSHKOSH, WI
GENERAL DEVELOPMENT PLAN SUBMITTAL EJ L A
A R C H I T E C T S
MAY 2, 2018
JLA PROJECT NUMBER: TBD
•
FUTURE
MULTI -FAMILY
DEVELOPMENT
I�
FUT R i
COMMERCIAL
DEVELOPMENT
0
Il
■
J L A
A R C H I T E C T S
MADISON MILWAUKEE
iuvaoir<rrvWnewP eom
MORGAN DISTRICT
GENERAL DEVELOPMENT PIAN
SUBMITTAL
PEOGEESS DOOUMENTS
ARCHITECTURAL SITE
LAYOUT PLAN
ASP -100
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iim11 11
e■� 11 11 �■eMADISON MILWAUKEE
I
MORGAN DISTRICT
Vo! MWAT.11A III
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■■a ■n '.111 Ilii' o1 11 1111 PROGRESS DOCUMENTS
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MADISON : MILWAUKEE
° 111 It 11 111
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i
SUBMlffAL
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0 0ELEVATIONS
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SUBMIFAL
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MORGAN DISTRICT
�{ I G NERAL M—MENT PLAN
• ISUIlMUAL
, Is
BUILDING
PERSPECTIVES
�•
J L A
A R C H I T E C T S
MADISON MILWAUKEE
REFUSE 2BR
ROOM 05 8 S.F.--------- -----
HFJ F -A ----- I ----- I -----
31 PARKING SPACES
— - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - — - —
MORGAN DISTRICT
m� — ------------------------------ ----------------------- ------------------------- --------------------
BE-
I L
REFUSE 72BR
ROOM
----- ------------
Y 2BR GENERALDWEL PL
S. F.
MAIL
Be
SUBMI-L
J 4--18"T 6-V� -IT
37--9- 1I9— —1—
—T
FIRST FLOOR PLAN
m .
3x x J L A
A R C H I T E C T S
x- t3-0 zs-0 tY-9' ifi'-6• z -a 3P-iP 1$6 z zs'-to• a -3P z-4 - stse6 ts-4 MADISON : MILWAUKEE
lla-ap.co
- - vreolcCt ruriatx. Tao
b
2BR 16R 76R 16R 16R 16R 2BR
11 52 S.F. 735 S.F. 735 S.F. 735 S.F. 735 S.F. 735 S.F. 1146
b 2BR
IBR ST1 BR I BR ISR 2BR MORGAN DISTRICT
g 11 52 S.F. 736 S.F. 600 S.F. 735 S.F. 735 S.F. 735 S.F. 1146 S.F.
R
b 4 _
GENERAL VEYMOPMENTPLAN
SUEWAL
t/z'
PROGRESS DOCUMENTS
_ _ —
13-0 26'-P�3Y-P 13�te' e 6 4 6 xs-0 6t 6 5-tP 30-t 43 2 lx -4 8-2 36 6t9_4t�s'_q.
3z' -r
SECOND THRU
FOURTH FLOOR PLAN
A102
m .
J L A
A R C H I T E C T S
MADISON MILWAUKEE
ala-op,co
fi'-n — s'-ia is -a ie -m
1 "T'
4 4
a 2BR 3BR 3 BR 1BR 2BR
11 52 Sr�l
F1480 S.F. 1478 S.F. 736 S.F. 1146 S.F.
4
4§MORGAN DISTRICT
3BR 3BR 1 BR 2BR
1392 S.F. 1478 S.F. 736 S.F. 1146 S.F.
b GENERAL DEVELOPMENT PLAN
UBMITTAL
PR060.Ew^SSOOCUdMENTS
-a a-ia 6- V -c •-as. - o -s s_ _ _ ff_ -a i4- a T—V—t—t-
V
of lRuuicf
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FIFTH FLOOR PLAN
A105
J L A
A R C H I T E C T S
MADISON : MILWAUKEE
i—pm
MORGAN DISTRICT
S% LAN
46% 0% t60
Su3MIUALMENT PPROGESSCUMENi3.CONCEPT DATA
Cha �a ,a�A109
CONCEPT DATAciRESIDENTIAL
UNITS
PARKINGPROVIDEDBUILDINGUSEST.16R16R+2BR36RTOTALBEDSCOVERED
SURFACETOTAL
RATIO
Al
APARTMENTS
329018434803141
72
09BRA2APARTMENTS
3
29
0184
348031
4172
0.9BR
A3
APARTMENTS
3
290IS4543141
72
0.9BR
A4
APARTMENTS
3
29
0IS45431
41
720.9BR
SUB—TOTAL
12
6%54%0%33%7%43%
1160
72 16
216320124
164
37%1.11U
2880.9BR
T1TOWNHOMES0
00
5 0
5
10
10
7
17
T2
TOWNHOMES00
0
5 0
5
10
10
7
17
T3
TOWNHOMES00050
5
10
107
17
T4TOWNHOMES
0
007
0
7
14
14
1024
TSTOWNHOMES0
0
0
7 0
714
14
10
24T6
TOWNHOMES
0
0
0
7 07
74
14
10
24
SUB—TOTAL
0
0%0%0%TDTALS
0
0
36
7272
S1
123
1.71BR
72llfi
0
252
392
GDP ALAN W STIEVO ANNETTE F MOORE
THE MORGAN DISTRICT 357 W 6TH AVE 426 W 5TH AVE
PC: 06-19-18 OSHKOSH WI 54902 OSHKOSH WI 54902
BERNARD J/KATHRYN S HAVLIK
2851 OAK RIDGE RD
NEENAH WI 54956
DONALD J/LAURA M NORTHROP
323 W 6TH AVE
OSHKOSH WI 54902
JEFFREY SKOU
PO BOX 81
MARQUETTE WI 53947
KARGUS PROPERTIES LLC
819 OREGON ST
OSHKOSH WI 54902
L12 PROPERTIES LLC
448 W 7TH AVE
OSHKOSH WI 54902
LTV LLC
601 OREGON ST A
OSHKOSH WI 54902
MARY M SCHMIDT
438 W 5TH AVE
OSHKOSH WI 54902
CAROLYN DILEY
410 W 5TH AVE
OSHKOSH WI 54902
JAMES E TICE
327 W 6TH AVE
OSHKOSH WI 54902
JOEL R/MOLLY A NOVOTNY
1731 DOTY ST
OSHKOSH WI 54902
KNOLL STANLEY R
1715 BERNHEIM ST
OSHKOSH WI 54904
LAYNE L RANGELOFF
449 W 4TH AVE
OSHKOSH WI 54902
MARK J/JUDITH M KALBUS
335 BUSSE RD
COLOMA WI 54930
NHIA LONG LOR/CHIA LEE
307 W 6TH AVE
OSHKOSH WI 54902
PAULETTE FELD/SARA L STICHERT PERPETUA H MOLASH
416 W 5TH AVE 336 W 6TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902
RANGELOFF 922 OREGON STREET LLC RENEE G MOXON
3000 OREGON ST 351 W 6TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902
Page 22
CITY OF OSHKOSH
PO BOX 1130
OSHKOSH WI 54903
JASON M/ANGELLA M GELHAR
437 W 4TH AVE
OSHKOSH WI 54902
JULIANNE URBSCHAT
313 W 6TH AVE
OSHKOSH WI 54902
KOMOROWSKI PROPERTIES LLC
2522 FOND DU LAC RD
OSHKOSH WI 54902
LEE XIONG
346 W 6TH AVE
OSHKOSH WI 54902
MARY EIDEN
1855 CLIFFVIEW CT
OSHKOSH WI 54901
OREGON SUITE C LLC
601.OREGON ST C
OSHKOSH WI 54902
R & C RENTALS LLC
PO,BOX 825
OSHKOSH WI 54903
RICHARD G HUNT
421 W 5TH AVE
OSHKOSH WI 54902
RICHARD/JERRI KATE STERLING ROBERT P/DIANE ZICK
443 W 4TH AVE 347 W 6TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902
SHARON A KRIZ
625 PHEN DR
REDGRANITE WI 54970
SHERRIANE AIROLA
322 W 6TH AVE
OSHKOSH WI 54902
RONALD D FRANKLIN SR
1079 DURFEE AVE
OSHKOSH WI 54902
THOMAS P/MARY M HENDRICKS
PO BOX 2162
OSHKOSH WI 54903
TODD S PASCHKE
WILLIAMS FAMILY IRREV TRUST YESHUA D TATE
432 W 5TH AVE
1806 DOTY ST 403 W 6TH AVE
OSHKOSH WI 54902
OSHKOSH WI 54902 OSHKOSH WI 54902
457 W 12TH AVE LLC
MORGAN DISTRICT LLC
1505 MARQUETTE AVE
601 OREGON ST B
OSHKOSH WI 54901
OSHKOSH WI 54902
Page 23
Z
f -c
-7T-H-AV
��
�y��,ff�+ N 1 in = 0.04 mi
lin = 200 ft
City of Oshkosh maps and data are intended to be used for general identification purposes only, andi7
the Clty of Oshkosh assumes no liability for the accuracy of the information. Those using the �'
information are responsible for verifying accuracy. For full disdaimer please go to Printing Date: 5131/2018
�
www.cl.oshkosh.wi.us/G]Sd�ciaimer Prepared by: City of Oshkosh, WI
i
I \rl.SlPlanninalPlan Commission Site Plan Mao TemolateTlan Commission Site Plan Map Template.mxd User. minak
Page 24
1 in= 550 ft
n't
City of Oshkosh maps and data are intended to be used for general identification purposes only, and cit .
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date: 5/31/2018 � 6f
information are responsible for verifying accuracy. For full disclaimer please go to C.1J����t t
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI
1GIS1PIanningRan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User.
Page 25
'fel= vimi(j.,v1 wurmc'f
o il`Lii of�jj.3fil �,a, iii=('o
City of Oshkosh maps and data are intended to be used for general identification purposes only, and
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the
information are responsible for verifying accuracy. For full disclaimer please go to
www.ci.oshkosh.wi.us/GlSdisclaimer
N
1 in=0.03 mi
1in=180 ft
Printing Date: 5/31/2018
Prepared by: City of Oshkosh, WI
. A
VV
Oshkosh