HomeMy WebLinkAboutItem VPLAN COMMISSION STAFF REPORT OCTOBER 16, 2018
ITEM V: CONDITIONAL USE PERMIT AND SPECIFIC IMPLEMENTATION PLAN
FOR A MULTI -FAMILY DEVELOPMENT LOCATED AT THE NORTHWEST
CORNER OF W. 61-11 AVENUE AND OREGON STREET COMMONLY
REFERRED TO AS "THE MORGAN DISTRICT"
GENERAL INFORMATION
Applicant/Property Owner: The Morgan District, LLC.
Action(s) Requested:
The applicant requests approval of a Conditional Use Permit for a Project Review within a Special
Area Design Review (Riverfront Overlay District, RF-O) for a multi -family development as well
as a Specific Implementation 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.
Riverfront Overlay District standards are found in Section 30-245(B) 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 Company / 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
Existin Laud' Use:,.Zoning.
Commercial / Vacant
RMU-PD RFO
Adjacent Land Use and Zoning
Existh 19
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 P1aft Laiid Use Pecorriiiieltdatiort Lund Use'
10 Year & 20 Year Land Use Recommendation Mixed Downtown
ANALYSIS
Use
The Oshkosh Common Council previously approved a Conditional Use Permit (CUP) and
General Development Plan (GDP) for the proposed development at their June 26'11, 2018 meeting.
The applicant is proposing to develop approximately 11.52 acres of the site for apartments J
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, 60' high multi -family apartment buildings and 6 multi -unit
townhome buildings. The Riverfront Mixed Use zoning district requires a CUP for both
apartments and townhornes. 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 now proposes to move forward with Phase I of development. Phase I is intended
to include the first three apartment building, clubhouse, pool, private drives and associated
surface parking lots. The units within the proposed buildings have been altered to only include
0-2 bedroom units, the proposed development no longer includes three bedroom units.
Subsequent phases would add the remaining multi -family buildings and townhomes. In order to
proceed with Phase I of the development the applicant must obtain a CUP to fulfill the Special
Area Design requirements and seek approval for the Planned Development's Specific
Implementation Plan (SIP).
Site Design/Access
The proposed development indicates two access drives. There will be one off of W. 61h Avenue
and one at the intersection of Iowa Street and W. 511, Avenue. The applicant has revised the W. 6"h
Avenue curb cut to line up with Nebraska Street and has been narrowed to fulfill the concerns
raised by Department of Public Works during the GDP process. The W. 61h Avenue entrance
should still create a "gateway" appearance while eliminating the conflicts of the prior alignment.
Phase I will require a total of 324 parking spaces based on the 162 units proposed. The applicant
is proposing to provide 93 interior covered spaces and 197 surface spaces, totaling 290 provided
parking spaces for phase I of the development. The applicant is proposing a ratio of 1.15 parking
spaces per bedroom or 1.62 spaces per unit, code would require 2 spaces per unit for 0-2 bedroom
units. A Base Standard Modification (BSM) is required to reduce the number of required parking
spaces below the minimum required. It is the applicant's position that providing a ratio of 1.15
parking spaces per bedroom for the multi -family apartment buildings will meet the needs of the
pedestrian friendly development and given the removal of three bedroom units and an increase
ITEMV: CUP. SIP AlorganDistrict
number of 1 bedroom and efficiency -type units, 1,15 spaces per bedroom should be sufficient.
The applicant states the architect used on the project has design similar to projects in Wisconsin
with ratios as low as 0.72 units per bedroom without any issues / complaints from the residents.
At this time staff supports a BSM for reduced parking. It is the staff's opinion that based on the
developments unit mixed and location / proximity to the center city, the reduction of onsite
parking spaces should not have a detrimental effect.
In conjunction with the BSM for parking, the applicant is requesting a BSM for bike parking. The
zoning ordinance requires 16 outdoor spaces be provided for the development. The applicant is
proposing to include 98 bike parking stalls as part of phase I, however, only 8 of those stalls will
be exterior. The applicant is proposing 30 interior stalls per building with an additional 8 exterior
stalls near the clubhouse. The strict application of the ordinance requires a BSM be granted from
the 16 required exterior stalls to the 8 provided, but in staff's opinion the applicant has greatly
exceeded the intent of the bike stall parking requirement and has further justified granting the
BSM related to vehicle parking spaces.
The Riverfront Mixed Use District allows a maximum waterfront setback of 45'. Exact setback
dimensions have been provided as part of the SIP, the proposed buildings exceed the maximum
allowed setback. Moving from east to west the setbacks are 105', 133' and 47' respectively, Due
to the natural meander of the riverfront and its associated ordinary high water mark, in
conjunction with the environmental challenges of the site, it is not practical to meet the 45'
maximum setback. Staff supports a BSM request to increase the maximum setbacks to the
aforementioned distances, the unique site characteristic combined with the proposed building
layout should aid in maximizing water views for all units and should not have a detrimental
impact on the overall development or the adjoining area.
The applicant is requesting a BSM to be allowed to construct a 6' fence within the waterfront front
yard. Code would allow a maximum of T, The applicant has not yet determined the final design
and materials of the fence but has generally described the fence and a combination of providing a
minimum level of privacy combined with provided sufficient security for the pool area. Staff is in
support of the BSM to increase the overall height of the fence but recommends final design /
material of the fence be approved by the Department of Community Development.
Storm Water Management/Utilities
Storm water management plans have been submitted and are being review by the Department of
Public Works and appear to be generally in compliance with the cities requirements. Final
approval of the storm water management plans will be required during the Site Plan Review
processes.
The Department of Public Works is working with the applicant on several utility easements and
the specifics for several utility connections. These items will need to be addressed prior to any
permit issuance as well as the completion of the Developers Agreement for the proposed
development.
ITEAI V : CU SIP nlorgan District 3
LandscapinZ
Building Foundation
Code requires 80 landscaping points per 100 linear feet of foundation. Each apartment building is
approximately 616 linear feet and the club house is approximately 270 linear feet. Phase I will
require 1,694 landscaping points. The applicant tis proposing 1,735 point. The applicant has also
met the requirements for location of building landscaping within 10' of the buildings and the
required percentage of points devoted to the main entrances.
Paved Area
Code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area, equating
to a required 985 paved area landscaping points for the parking areas. The plan indicates 1,035
points provided. The code further specifies 30% of all points will be devoted to medium or tall
trees and 40% will be devoted to shrubs. The proposed plan is deficient in parking lot interior
islands. Code requires parking rows with more than 20 spaces to include interior landscaping
islands with a maximum of 180' between islands. The applicant will need to revise the
landscaping plan to include the require island which may result in a loss of approximately 4
parking spaces.
Street Frontage
Code requires 100 points per 100' of street frontage. The subject area has 440' of frontage along
W. 61h Avenue and approximately 180' of new development area along Iowa Street. The current
plan shows no landscaping along either W. 611, Ave. or Iowa Street. The applicant will need to
add the required 440 points along W. 61h Ave. and 180 points along Iowa Street. The plan does
indicate 720 landscaping points being provided along W. 511, Avenue. This portion of W. 5t"
Avenue will be a private street. At this time no landscaping will be required along Oregon Street
as that portion of the applicant property was not part of the original Planned Development.
Si na e
The applicant has not provided a sign plan. However, the applicant has requested a BSM to be
allowed for up to two signs along Oregon Street and one Iowa St. / W 53h Avenue. At this time,
staff is not comfortable with issuing a BSM for more signs than would be permitted by the
underlying Riverfront Mixed Use (RMU)- Riverfront Overlay (RFO) zoning district. Without an
idea of what these signs would potentially look like and how they would be integrated into the
overall sign package, staff cannot support the request. It is the staff's opinion that the applicant
be required to submit a master sign plan as a separate Planned Development amendment or
meets the underlying RMU code requirements.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan does not meet the
minimum 0.4 foot-candles requirement for vehicle circulation areas at the drive entrance off of
Iowa St. / W 51h Avenue. The provided plan is in compliance with the maximum allowed 0.5 foot-
candles at the property lines. The lighting plan will need to be revised to meet the code
requirements prior to final approval during the Site Plan Review processes.
ITEAIV: CUP. SIP Morgan District 4
Building Facades
The applicant has provided building elevations for the multi -family apartment buildings. Staff
has reviewed them for compliance with both the multi -family design requirements and the
Special Area Design Standards for the Riverfront Overlay District (RF-O). The RF-O area allows
no more than 30% be made up of Class II or Class III materials. The elevations are comprised of
70% Class I materials, utilizing a combination of brick and windows. The RF-O area further
requires ground floors for residential uses to be comprised of a minimum of 15% windows and
doors and upper floors to also be comprised of 15% windows and doors. The proposed
elevations meet or exceed the RF-O requirements for both exterior materials and glazing. The
applicant is requesting one BSM related to the RF-O design requirements. The RF-O requires
functional patios or balconies with a minimum depth of 6'. The applicant is requesting to be
allowed to have some balconies range from 4-5' deep. The applicant believes by providing
balconies with larger widths (in some cases up to 14') they meet the intent of the "functional patio
/ balconies" requirement even though they do not meet the strict code requirement of 6' deep.
Staff is in support of the request BSM as wider balconies should serve to meet the intent of the
code provision.
No building elevations have been provided for the clubhouse at time. Staff recommends a
condition be placed that allows the Department of Community Development to approve the
clubhouse elevations as long as they are consistent with the design on multi -family buildings. If
the design is significantly different from the multi -family buildings, the applicant shall be
required to seek approval as a separate plan development amendment.
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
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.
ITEM V: CUASIPAIorgnte District 5
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)(b):
(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
bettiveen 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
exceptionsibase 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 Conditional Use Permit and Specific Implementation Plan with
the findings Iisted above and the proposed following condition:
ITEMV: CUP.SIPMorgan District 6
1. BSM to increase the maximum allowed waterfront setback to 105', 133' and 47'
respectively.
2. BSM to reduce the number of required parking spaces for Phase 1 from the required 324 to
290 as indicated on the site plan.
3. BSM to reduce the number of required exterior bike parking space from 16 to 8 as
indicated on the site plan.
4. Master sign plan shall be submitted and approved as a separate planned development
amendment or meets the underlying RMU code requirements.
5. Revise lightning plan to meet the 0.4 foot-candles requirement for all vehicular circulation
areas.
6. BSM to allow a 6' fence within the waterfront front yard setback around the pool /
clubhouse area with final design and materials to be approved by the Department of
Community Development.
7. BSM to reduce the required 6' deep balconies to allow 4-5' deep balconies.
8. Revise landscaping plan to include the required 440 street frontage landscaping points
along W 61hAvenue and the required 180 street frontage landscaping points along Iowa
Street.
9. Interior landscaping island shall be added for parking rows exceeding 20 spaces.
10. The final building elevations for the clubhouse shall be reviewed for consistency with the
approved multi -family buildings by the Department of Community Development. If the
elevations are found to be substantially different in design, the applicant shall seek
approval as a separate planned development amendment.
ITEM V : CUP.SIP Morgan Dislricl
SUBMIT TO:
OA% City of Oshkosh Application Depl,ofCommunRyCoveropment
City
215 Church Ave., P.O, Box 1130
nr Conditional Use Permit Cshkosh,WLsconsrt54903-1130
Oshkosh PHONE; (920) 236-5059
"PLEASE TYPE OR PRINT USING BLACK INKr'
APPLICANT INFORMATION
Petitioner: y� Or�Gt� -rt c r L L C Date: b l
Petitioner's Address: 60i MUO 51 . b City: OSLJ V08 0 State: V-') Zip:
Telephone #: (70) 7-C _ c 71C S 1 Fax: ( ) Other Contact ## or Email: A aL+ ►� q; s
Status of Petitioner (Please Check . X w r re ntative Tenant t Prospective Buyer
Petitioner's Signature (required): 1 Date: %
OWNER INFORMATION I
Owner(s): ' t406 SA S A?Q J6
Owners) Address: City:
Date:
State: Zip:
Telephone #: ( } Fax: [ ) Other Contact # or Email:
Ownership Status (Please Check): ::Individual ::.'Trust Partnership XCorporation
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 m;Vbe�pstponed by the Ply nning Services Division for incomplete submissions
or other administrative reasons. rti� �/ � �
Property Owner's Signature:
Date: _ C /
SITE INFORMATION v
Address/Location of Proposed Project: �`2)
Proposed Project Type: _- MVVT1 f0tvt) Ll T (Nt " 'tv� E ?J T
__--- Current Use of Property: UA e 14 N- I')_
Zoning: M\J`. N 1`-r�
rV
Land Uses Surrounding Your Site: North: - Jf t J C 04 V i-'f I r4m i LA
South: Cvtvlt4Mr' AJ_ FS `Ni r L
East: V W 64 Aft` LA- t0 b / ( o v t IA 6(U 1 A
r
West:. -D E i
*'Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
Y Application fees are due at time of submittal. Make check payable to City of Oshkosh.
Please refer to the tee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please the City's website at www.ci.oslikosh.wi,us/Community_Development/Plannirig.hIrn
Slaff Date Rec`d
Briefly explain how the proposed conditional use will not have a negative effect on the Issues below.
1, Health, safely, and general welfare of occupants of surrounding lands.
16�c 'Y'4aaAY,Vr
2. Pedestrian and vehicular circulation and safely.
3. Noise, air, water, or other forms of environmental pollution.
4. The demand for and availability of public services and facilities.
5. Character and future development of the area.
SUBMITTAL REQUIREMENTS -- Must accompany the application to be complete,
y A narrative of the proposed conditional use and project Including:
❑ Proposed use of the property
❑ Existing use of the property
U Identification of structures 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.
❑ Surrounding land uses
❑ Compatibility of the proposed use with adjacent and other properties in the area.
• Traffic generation
❑ Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties
Y A complete site plan Including:
U Two (2) full size (24" x 36") scaled and dimensioned prints of site plan and building elevations
❑ Two (2) 8 1/2" x 1 I (minimum) to 11 " x 17" fmaximum) reduction of the building elevations and site plan
❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and
plot siyie table file (if plans have been prepared digitally)
❑ Title block that provides all contact information for the petitioner and/or owner, if different
❑ Full name and contact information of petitioner's engineers/surveyors/architects, or other design professionals used in
the plan preparation
❑ The date of the original plan and latest date of revision to the plan
a A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1 "=60') unless
otherwise approved by the Department of Community Development prior to submittal
❑ All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled
❑ All required building setback and offset lines
U All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks,
patios, fences, walls
❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for construction
❑ 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 30-175 City of Oshkosh Zoning
Ordinance
❑ Location and dimension of all loading and service areas on the subject property
❑ Location, height, design, illumination power and orientation of all exterior fighting 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 iransformers and boxes, exhaust flues, plumbing vents, gas regulators,
generators
SUBMITT(D:
CA City of Oshkosh Dept. of Community Development
City 215 Cnwctt Ave., P.O. Box 1 130
of Planned Development Application PHONE:(920)236-�4
Oshkosh
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BtACK INK"
APPLICANT INFORMATION
Petitioner: Jq f:. Mo kLmj ll-npl! G'i_, U- C Date: 1&/9E
Petitioner's Address:. kS► �. t kk,) O �T.,._. E Y City: ��� 1� f�_� I State:" Zip: 9 dZ.
Telephone #: (('70) c S Fax: ( } Other Contact # or Email: I IiA rkiD e 'er
l ( t`t't
Status of Petitioner (Please Check): COw er - Re. rest tative = T nt 7 Prospective Buyer
Petitioner's Signature (required): Date: /!�
OWNER INFORMATION
Owner(s): jY(c ihi]si G -.---- gate:
Owner(s) Address:
City:
State: Zip:
Telephone #: ( J Fax: i ) Other Contact # or Email:
Ownership Status (Please Check): Individual Trust Partnership Corporation
Property Owner Consent: (required)
By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter
upon the property to inspect or gather other information necessary to process this application, I also understand that all
meeting dates are tentative and may be p5ysip by the Planning Services Division for incomplete submissions or other
administrative reasons. /) 4 eI
Property Owner's Signature _ _ Date:
TYPE Of REQUEST,
❑ General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment
❑ Specific Implementation Pion fSIP) (,Specific implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Locaflon of Proposed Project:
Proposed Project Type: _ 1AVi.-f' I .Vie 1.,4 I I Loy 10 rJ
Current Use of Property, J tJ Zoning: f � -P h
Land Uses Surrounding Your Site: North: 1� t�(L iNr V t,-r I }
South: CDi„t %liCl eVT JAL
East: ` Ae j4N7 LAY D ell mIvi FO-C I v� i
West: 0--5 t"b FA)TA L A 16 (4.r ).&4,
It is recommended that the applicant meet with Planning Services staff prior to submiffat to discuss the proposal.
Y Application fees are due at time of submittal. Make check payable to City of Oshkosh.
Please refer to the tee schedule for appropriate fee. FEE IS NON-REFUNDABLE
for more information please visit the City's websiie at www.ci,oshkosh.wi.us/Coininunily_Devefopment/Ptanning.htm
Staff Date Rec'd
10
• Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
a Proposed grading plan.
a 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.
u 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.
u Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
u 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.
u 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 PD 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 location(s)
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.
u 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,
Applicant's Signature (required): Dale:
11
THE MORGAN PARTNERS
Professional Real Estate Services
The Morgan District — Oshkosh, Wi
Project Narrative - SIP/SAD Review
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 boors/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. This narrative is intended to address the necessary
base standard modifications, as well as provide the necessary info to complete the full PD
review as well as comply with the Special Area Design (SAD) district review process for the RFO
overlay district.
Our site, which will consist of 54 units per building over 3 buildings during this first
phase of construction, which also eventually include commercial office/mixed use
development, condominium units and townhouse style rental units. We were approved for the
general development plan in June, with a substantially similar development pattern, and units
that were similar in appearance. We have since finalized our parking layouts, selected more
detailed building materials, and provided further details to city staff on our intention to phase
this development over the next 2-3 years. By reserving the farthest east part of our site for a
possible commercial office development, we allow the maximum amount of flexibility as we
continue discussions with users for that site, but get the overall development kicked off still in
2018, with unit turnovers ready for late 2019, ideally. The final site plan we are submitting
includes a very good mix of high -density residential units planned for the first phase, ample
parking to serve those units, as well as high levels of interconnectedness to waterfront
recreational activities by providing passive green spaces, active spaces such as the pool deck
and other areas. Stormwater features are integrated seamlessly into the landscape in many
areas due to our proximity to the river and high water table, meaning more of our site can be
utilized actively. To be certain, this is a vast improvement over both future and current
conditions on site and should serve as a catalyst for activity on the south side of the Fox River.
Following our GDP approval in June of 2018, we have incorporated several changes to
the site plan as well as the initially proposed building elevations to address a handful of items
that needed base standard modifications or incorporate feedback from the City of Oshkosh and
12
other stakeholders. Below is a list of remaining BSM's needed by the project because of site
conditions, design restrictions and other items.
® Elevations: All elevations are compliant with material standards for the RMU/RFO
district, Sufficient amount of window openings are present on all floors and all material
reach the 70% threshold of Class I material as proscribed. 1n addition, we have provided
balconies on all 4 sides of the property that are integrated into the structure of the
building and are therefore made more of an integral part of the floorplan, adding to the
already highly designed feeling of interconnectivity to the water and outside living'
areas. A base standard modification is needed, however, for the depth of the balcony
areas, which range in depth from 4-5 feet, shy of the RFO requirement of 6 feet. This is
offset, however, by the larger widths of these balconies, which in some instances are as
wide as 14 feet, creating a larger, more functional outdoor living area, and therefore
meeting the spirit of the code if not the exact letter.
Signage: While a final signage plan has not yet been determined, we do anticipate
having multiple development signs at the main entrance, which would require a BSM to
allow up to 2 signs along the Oregon Street ROW and potentially a sign along the Iowa
S./5th Ave. ROW. While we would like to obtain this BSM as part of the SIP process, we
will make every effort to comply with the code overall, with any necessary BSMs to be
handled in a future PD amendment and potentially the submittal of a master sign plan.
• Site Plan:
o Setbacks: As approved during the GDP review, our site plan does not follow the
development pattern established by previous riverfront projects, with buildings
oriented parallel to the river. By necessity, to obtain the density desired by both
the City of Oshkosh and the developer, we have oriented our buildings
perpendicular to the river to maximize the views from the "side" units and
increase the feeling of connectedness to the water from all parts of the building.
This also allows us to maximize water views from the future phases of the
project, which will be constructed south of the buildings and will have views
through the openings between buildings. Due to the natural meander of the
riverfrorit (as defined by the "ordinary high water mark"), as well as site specific
items such as environmentally sensitive areas, floodways and potential wetlands,
it is not practical for our buildings to meet the maximum setback of 45'. Our
buildings (at 105', 133' and 47', respectively) are sited specifically to provide
maximum waterfront exposure to all residents in all parts of the building. Were
we to place the buildings in a manner that met this setback, there would be a
staggered pattern that would force the eastern buildings to black water views
from the future buildings, putting the future phases of construction at a
13
detriment and making the site seemed scattered and poorly planned. Complying
with a 45' maximum setback on our site simply is not feasible given the
curvature of the shoreline and the natural elements present on this site.
o Paving: We also anticipate a BSM necessary in order to pave within the setback
area in order to provide additional connections to the Riverwalk.
o Parking: We will be providing parking onsite in a number of different ways,
including covered, structured parking available for rent as well as surface parking
in the corridors between buildings. While our parking count is shy of the
required 2 stalls per unit of 0-2 bedrooms, we believe that. in all practicality,
these stalls will not be necessary. First and foremost is the growing desire from
many downtown residents to not have a car. This development is pedestrian
friendly enough that going without a vehicle, which is a growing preference
among renters, will be feasible. In addition, we have a large number of one
bedroom (and small number of efficiency -type units) that will most likely be
occupied by single residents, making the number of required, vehicle spaces
unlikely to be necessary. We feel a more applicable method of parking
measurement is in the stall/bedroom metric, which gives us a 1.15/BR as
opposed to our 1.62/unit, which is shy of the 2/unit required by code. In
reviewing with our architect, they have designed projects in Wisconsin that have
parking ratios as low as .72/unit but have generally maintained counts above
1/BR and have not had any complaint from ownership/management of those
projects.
o Bike Parking: This is an additional item that will require a BSM, as we intend to
meet the spirit of the ordinance by providing bike storage racks combined with
every interior parking garage spot, giving us more than 30 interior stalls' per
building, well in excess of the 16.we are required for the overall development.
We do anticipate -providing a number of "visitor" bike racks in a location near the
clubhouse, however, and would ask that we be permitted to reduce our exterior
space in half to 8, placed in compliance with the code at a location approved by
Dept. of Community Development staff.
Landscaping: While not technically a landscaping item, we will require a BSM for the
fencing surrounding the pool deck, which will need to be 6' (as opposed to the 4'
allowed by code) in order to provide safety and security for the residents using the pool
and associated facilities. We also anticipate a BSM to ensure that we are not required to
do "offsite" landscaping. While the parcel has frontages along 3 major roads, the work
area at the moment is limited to a portion of 6th Avenue. The parcel frontage on Oregon
is not being touched as part of this phase and as such we do not anticipate landscaping
that now, as we would likely be forced to remove it in 12-24 months for future
development along that part of the site.
14
In discussion with city staff on these items over the past several months, we believe that this
project is the right site plan at the right time, and believe these 85M requests should be
palatable to staff as we are complying with as much of the ordinance as is feasible, with
deviations only occurring when absolutely necessary. We are very excited to have brought this
project far enough that we are discussing items this specific and are looking forward to
continuing to work with the City of Oshkosh to make this project a reality. This is a once in a
lifetime opportunity for a group with deep roots in this community and we anticipate
continuing down the road to maximize the potential of this site for future generations.
15
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BERNARD J/KATHRYN S HAVLIK CAROL.YN D1LEY CITY OF OSHKOSH
2851 OAK RIDGE RD 410 W 5TH AVE PO BOX 1130
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PO BOX 81 1731 DOTY ST 313 W 6TH AVE
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448 W 7TH AVE 449 W 4TH AVE 346 W 6TH AVE
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LTV LLC MARK J/JUDITH M KALBUS MARY EIDEN
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438 W 5TH AVE 307 W 6TH AVE 601 OREGON ST C
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3000 OREGON ST 351 W 6TH AVE 421 W 5TH AVE
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27
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PO BOX 2162
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MORGAN DISTRICT LLC
1505 MARQUETTE AVE
601 OREGON ST B
OSHKOSH WI54901
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the Gfty of Oshkosh assumes no kaN4 for the a=racy of the information. Those using the
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Printing Date: 5/3112018 bf
Prepared by: City of Oshkosh, W1 0 s
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Printing Date: 5/3112018
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the City of Oshkosh assumes no Witt' for the acuracy of the information. Those using the
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31