HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT AUGUST 21,2018
ITEM 11: SPECIFIC IMPLEMENTATION PLAN FOR AN 8 UNIT MULTI FAMILY
STRUCTURE FOR PROPERTY LOCATED AT 129 W. 17TH STREET
GENERAL INFORMATION
Chet Wesenberg Architect, LLC
Property Owner: General Contracting Services LLC
Actino(s) Requeated:
The applicant requests Specific Implementation Plan approval to allow for un8unit apartment
building and 8unit garage onthe property atI29YV. I7t"Street.
Applicable Ordinance Provisions:
Planned Development standards are found inSection 30-387o[the Zoning Ordinance.
Property Location and Type:
The subject area consists ofone parcel approximately l.645acres bnsize, located mnthe south side
of W. 1711, Street and east ofOregon Street. The subject area currently contains avacant
commercial building and associated surface parking. The site previously contained ucommercial
bar with anattached banquet hall. In2OI4, aportion ofthe structure was destroyed byfire and
subsequently ydeno6abcd. The surrounding area consists of aoixboeof singleaodhw family
residential uses tothe nor_�� suodbandeaotaavveUaoan�xcduoccozozoer�ial�n�dbz to the
, �
west. The 10 and 20 Year Comprehensive Land Use Plans both recommend this area as a
commercial node for the subject area.
Subject
Existing Land Use Zoning
Commercial/Vacant NMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoninq
Single &Two Family Residential SR-9
East Single &Two Family Residential SR-9
West Mixed Use NNIU
Comprehensive Plan Land Use Recommendation Land Use
10 Year&20 Year Land Use Recommendation Commercial
I
ANALYSIS
The Plan Commission previously approved a zone change from Neighborhood Mixed Use
(NMU) to Neighborhood Mixed Use with Planned Development Overlay(NMU-PD) and a
Conditional Use Permit(CUP) and General Development Plan for four duplexes and an 8 unit
multi-family structure for the property at the June 19, 2018 Plan Commission meeting. The
Common Council then approved the item at the July 10, 2018 Council meeting. The applicant is
now requesting that the Plan Commission approve the Specific Implementation Plan (SIP)for
Phase I of the intended development on the site. Phase I will consist of the 8 unit multi-family
structure and 8 unit garage. In the future, the applicant intends to do Phase II and add 4 duplexes
with associated parking on the remainder of the site. This SIP is only for the multi-family
structure and its associated garages and surface parking.
Use
The proposed development consists of an alteration and addition to the existing 2 story building
to an 8 unit apartment building. The developer also proposes to construct a new 8 unit garage
structure. The current NMU zoning district permits multi-family buildings up to a maximum of 4
units. In order to accommodate the increase in unit size, the applicant had the site rezoned to
NMU-PD and received a Base Standard Modification (BSM) to increase the maximum allowed 4
unit building to an 8 unit building. The applicant received a CUP for the 4 duplexes that would
occur as part of Phase 11 for the site. The 8 unit building plus 4 duplexes lead to a relatively low
density of only 9.72 units per acre due to the site's large size relative to the other parcels in the
area. The proposed density is just slightly higher than what would be allowed in the adjacent
Single Family Residential—9 District(SR-9). The SR-9 district allows a maximum density of 9.62
units per acre. The 8 unit building by itself would lead to a density of 4.86 units per acre.
Site Design/Access
The proposed development will have one 24' driveway entrance on W. 17th Avenue. The
applicant is proposing to close an existing eastern curb cut and restore the curb. The
development includes 8 surface parking spaces and 8 garage parking spaces for the multifamily
development. The applicant would add parking for the duplexes as part of a separate request in
the future. Currently,the proposed development meets code requirements for off-street parking.
Storm Water Management/Utilities
The applicant has had several discussions with the Department of Public Works regarding storm
water management for the area. Revised storm water management plans were submitted as part
of the Specific Implementation Plan and Site Plan Review processes. The Department of Public
Works informed the applicants that they would have to collect and convey their storm water on
site. The applicant submitted a revised site plan showing catch basins and related storm lines to
be located near the north property line at the east and west sides of the building. The final storm
water management plans will be approved during the site plan review process.
Landscaping
A revised landscaping plan has been submitted with the application and includes a variety of
proposed shrubs and trees. The revised plan includes a mixture of building foundation, paved
ITEM H. SIP 129 W.17'Avenue 2
area, street frontage and buffer yard landscaping. The landscaping plan includes species,
quantities and location of plant materials and meets Zoning Code requirements. This plan was
analyzed during the SIP review process. The proposed landscaping meets the requirements laid
out in the zoning ordinance. Staff has requested that the applicant treat the area between the
applicant's property and the NNITJ-zoned single-family property to the east as a buffer yard. The
applicant is in turn proposing more landscaping in this buffer yard.
Signage
The applicant has an example sign drawing for the development. It indicates a 2'-10" tan by 74"
long monument sign. The NMU district allows 25 sq. ft. of sign copy area. The signage standards
require that signs meet principal structure setbacks for each zoning district. The proposed
monument sign meets the 25 sq. ft. area limitation but not the required 25 ft. setback. The sign
therefore requires a Base Standard Modification (BSM). The applicant is requesting this BSM.
The applicant would keep the flagpoles currently located in the front yard and install the new
monument sign. In exchange for receiving the BSM the applicant would remove the existing
pylon sign located in the front yard. The signage was addressed as part of the SIP process.
Site Lighting
The applicant submitted a photometric plan as part of the SIP and Site Plan approval process.
This plan appears to meet lighting standards. The proposed lighting meets the .4 foot-candle
minimum requirement for parking areas and has no more than .5 foot-candles of light trespass at
the property line. The proposed fixtures are LEDs and the 17 foot height complies with the 20
foot maximum height for the NMU zoning.
Building Facades
The applicant has provided building elevations for both the multifamily building and duplexes.
Section 30-242 (A) requires multi-family uses to be clad in 100% Class I, Class II or Class III
materials and the primary entrance shall be on the front faqade facing the street. The building
elevations appear to be in compliance with the zoning code requirements. The applicant will
maintain the existing brick on the existing building,while using a vertical LP Smart Siding system
for the proposed connection between the existing building and new addition. The applicant
would then use a horizontal LP Smart Siding system to clad the main mass of the new addition.
According to the applicant, LP Smart Siding has a similar appearance to fiber cement but is more
cost effective to install. Staff looked at the proposed siding and this siding appears to be a "Class
IIF' siding material under the Zoning Ordinance.
Refuse Enclosure
The plan includes a proposed a dumpster enclosure along the main access drive. The proposed
enclosure would service both the multi-family structure and is proposed to be a split-face block
structure. The enclosure meets the intent of the zoning ordinance and staff does not have issues
with the enclosure.
ITEMIL• SIP 129 W.17"'Avenue 3
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Specific
Implementation Plan, 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.
Staff recommends approval of the Specific Implementation Plan with the findings listed above
and the proposed following condition:
ITEM IL• SIP 129 W.17"Avenue 4
1. The SIP approval shall be only for the proposed 8 unit multi-family apartment building, 8
unit garage, vehicle access/circulation, lighting, storm water management, and
landscaping.
2. Base Standard Modification to allow a setback of 8'-4" from the front lot line for the 2'-10"
x 74" Monument Sign. As a condition of this Base Standard Modification the applicant
shall remove the existing pylon sign currently located on site.
3. Applicant shall install landscaping as indicated and shall treat the yard between the
applicant's property and the property to the east as a buffer yard between an NNfU and an
SR-9 property.
4. Applicant shall install lighting and storm water management and comply with all
standards for these two elements.
ITEM 11. SIP 129 W.17'Avenue
SUBMIT TO:
City of Oshkosh Dept.of Community Development
City IV i Iwo 215 Church P.O.Box 1130
Planned Development Application Oshkosh,WI 54901
Oshkosh PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK'
APPLICANT INFORMATION
Petitioner: CHET WESENBERG ARCHITECT, LLC Date: 07.16.18
Petitioner's Address: 240 ALGOMA BLVD., SUITE A City: OSHKOSH State: WI zip: 54901
Telephone 4f: (920) 230.4900 Fax: Other Contact # or Email: CH ETMES EN BERG(@.
CWARCHITECTURE.NET
Status of Petitioner (Please Check), Owner XRepresentative Tenant Prospective Buyer
e
Petitioner's Signature (required): ° yy � Date: 07.16.18
OWNER INFORMATION
Owner(s): GENERAL CONTRACTING SERVICES, LLC Date: 07.16.18
Owner(s) Address: 4820 COUNTRY CLUB ROAD —city: OSHKOSH State: WI Zip: 54902
Telephone #: (920) 579.0532 — Fax: Other Contact# or Email: MRVIENOLAa
YAHOO.COM
Ownership Status (Please Check): - Individual Trust - Partnership - Corporation
Property Owner Consent: (required)
By signature hereon, ]/We acknowledge that City fficials and/or employees may, in the performance of their functions,enter
upon the property to inspect or gof-1,Terother inf m tion necessary to process this application. I also understand that all
meeting dates are tentative 9t'fal may e pos ,6n d by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner's Signafur4
Date: 07.16.18
TYPE OF REQUEST:
11 General Development Plan (GDP) El General Development Plan (GDP) Amendment
XSpecific Implementation Plan (SIP) El Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 129 WEST 17TH AVENUE
Proposed Project Type: RESIDENTIAL
Current Use of Property: VACANT Zoning:
Land Uses Surrounding Your Site: North: NMU/TR-10
South: SR-9
East: SR-9
West: SR-9
➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
➢ 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 visit the City's website of www.ci.oshkosh.wi.us/Communify-Developmenf/Planning.htm
Staff Date Rec'd�Glu
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
Li 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 fable summarizing all proposed species.
• 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.
• Engineering plans for all wafer and sewer systems, stormwater systems, roads, parking areas, and
walkways.
• Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
• 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/intensity 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 PID project.
A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
Phasing schedule, if more than one development phase is intended.
Li 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.
Li 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 are 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.
Date:
Applicant's Signature (required):
CHET
I °
ARCHITECT, LLC
129 W. 17THAVENUE
STATE IMPLEMENTATION PLAN SUBMITTAL 16 July 2018
Written Narrative:
Specific Project Themes and Images:
The development consists of alteration and addition to an existing two-story building. The Building is
proposed to be converted to an eight (8) unit apartment building. A separate eight (8) unit garage
structure is also proposed to be utilized by future building tenants.
Exterior elevations have been included for both buildings in the submitted drawing set. The exterior
perimeter and finish materials have been designed to meet applicable standards in ordinance Section
30-242.
Specific mix of dwelling unit types and/or land uses:
The eight (8) proposed dwelling units are to consist of four (4)two-bedroom first-floor units and four(4)
two-bedroom second-floor units.The detached garage is proposed to consist of eight (8) garage units;
one (1) for each dwelling unit.
Specific residential densities and nonresidential intensities as described by dwelling units per acre and
landscaping surface area ration and/or other appropriate measures of density and intensity:
Other than the proposed tenant garages there are no non-residential uses proposed.
Residential density:
Eight (8) dwelling units proposed/ 1.645-acre parcel = one (1) dwelling unit per .2 acres
Or one (1) unit/8720 sqft.
Landscaping surface ration:
48,988 sqft. Pervious area/71,656 sqft. Parcel = 68%grass and landscape beds
Specific treatment of natural features, including parkland:
A majority of the parcel (south portion) is intended to remain in its present state as a grass lawn except
for planting trees to meet landscaping requirements.
Specific relationship to nearby properties and public streets:
Access to the parcel is proposed to remain as it is existing. Current access is via an asphalt driveway
extending from West 17th Avenue at the west side of the lot's street frontage.
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Statistical data on rnininnunn lot sizes within the development:
The 1.645-acre parcel is not proposed to be divided into any further lots. The parcel is 'T' shaped with
130 feet of street frontage along West 171h Avenue and extends southward for a depth of 375 feet.
Statement ofrationale ostowhy PID zoning proposed:
The current Neighborhood Mixed Use (NMU) zoning allows for single family dwelling units and two flat
units with uptofour/4\ unit buildings via a conditional use permit.The parcel size is much larger than
the required 60' x 100' NMU district minimum. Limiting this parcel to a single-family home or other
NMU permitted use would not allow much of the parcel to be developed.The existing building on the
site was constructed in 1952. Its size, configuration, and orientation combined with a building addition is
appropriate for an eight (D) dwelling unit building. Allowing the proposed development will allow the re-
purposing of this existing building.
e'purpodngnfthisexistingbui|ding.
Complete list of zoning standards that would not be met by the proposed SIP:
Eight (8) unit apartment building—currently NK4U permits four(4) unit buildings asconditional use.
ExistinQaspha|td/iveispnopusedto /emain—driveenooachestherequired7''6" sideya/dsetbackon
the parcels west side.
Proposed sign location is within the required 25''0" front yard setback.
Existing building location is within the required 25''0" front yard setback.
Phasing Schedule:
This SIP submittal is for phase one (1) of a previously approved GDP. Construction is anticipated to
commence in late September. Completion is expected to require warmer temperatures tu finalize site
work.Therefore, completion is expected in April.There is no set schedule for phase two (2) of the GDP.
Agreements, bylaws, covenants, and other documents relative to the operational regulations:
N/4
A written description that demonstrates how the SIP compares to the approved GDP:
SIP submittal does not differ from the approved GDP submittal except for the location of the garbage
enclosure, and the landscaping plan has been further defined.
2�O AL{�O»x� 8OULEV�RD—
[)3UKD3H,'
TEL�� 92O23O47OO
v/wwcworc11,iiecbi
SIP JUSTIN J/KATIE E POESCHL JAMES E SMITH
129 W 17TH AVE 112 W 17TH AVE 1129 HONEY CREEK CIR
PC: 08-21-18 OSHKOSH WI 54902 OSHKOSH WI 54904
RICHARD A PAULIK ROBERT P MACKEY PHILLIP D SMITH/JULIE STROOI<
119 W 17TH AVE 122 W 17TH AVE 126 W 18TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
DOMINIC A SHAFFER BRAD J/JUDITH A BAHLS OLIVIA J ACKATZ
134 W 17TH AVE 136 W 18TH AVE 144 W 18TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
MATTHEW G MARKS RONALD L/KAREN J STOCKINGER JEROME MUEHLENBERG
150 W 18TH AVE 158 W 18TH AVE 166 W 17TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
WITZKES TAVERN LLC RENEE L NEMITZ TODD D/DYANE D CHRISTIE
1700 OREGON ST 1720 OREGON ST 1721 DOTY ST
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
JAMES L POLLNOW EDWARD H PIERCE REBECCA J EWALD
1724 OREGON ST 1725 DOTY ST 1730 OREGON ST
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
JOEL R/MOLLY A NOVOTNY MAOSHETON YANG/KA B THAO BETTE G COVILL
1731 DOTY ST 1734 OREGON ST 1738 OREGON ST
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
CHRISTINE L EMMER MARGARET H VOLKMAN MICHAEL J KIRSCH
1743 DOTY ST 1752 OREGON ST 1826 IMPERIAL RD
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54904
ZWIRCHITZ PROPERTIES LLC GENERAL CONTRACTING SERVICES LLC THOMAS R/JAMIE MUTSCH
2545 SHOREWOOD DR 4820 COUNTRY CLUB RD 55 W 17TH AVE
OSHKOSH WI 54901 OSHKOSH WI 54902 OSHKOSH WI 54902
DANIEL J/STEPHANIE J MATAIC ALEX C DOBBERSTEIN CHET WESENBERG ARCHITECT,LLC
629 MADISON AVE 103 W 17TH AVE 240 ALGOMA BLVD STE A
OMRO WI 54963 OSHKOSH WI 54902 OSHKOSH WI 54901
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