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HomeMy WebLinkAbout28. 18-539 OCTOBER 23, 2018 18-539 RESOLUTION (CARRIED 6-0 LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE CONDITIONAL USE PERMIT AND SPECIFIC IMPLEMENTATION PLAN FOR A MULTI FAMILY DEVELOPMENT; NORTHWEST CORNER OF WEST 6TH AVENUE AND OREGON STREET COMMONLY REFERRED TO AS THE "MORGAN DISTRICT" INITIATED BY: THE MORGAN DISTRICT, LLC PLAN COMMISSION RECOMMENDATION: Approved w/conditions WHEREAS, a conditional use permit and the general development plan for the proposed planned development at the northwest corner of W. 61h Avenue and Oregon Street was previously approved; and WHEREAS, the applicant has submitted a specific implementation plan for a multi-family development located at the northwest corner of W. 61h Avenue and Oregon Street; and WHEREAS, the Plan Commission finds that the specific implementation plan for the planned development for a multi-family development located 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 and specific implementation plan for a multi- family development located at the northwest corner of W. 61h Avenue and Oregon Street, per the attached, is hereby approved with the following conditions: 1. SSM to increase the maximum allowed waterfront setback to 105', 133' and 47' respectively. OCTOBER 23, 2018 18-539 RESOLUTION CONT'D 2. SSM to reduce the number of required parking spaces for Phase 1 from the required 324 to 290 as indicated on the site plan. 3. SSM 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. SSM 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. SSM 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 6th Avenue 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. i a�` E , . �aUA Oshkosh TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: October 17, 2018 RE: Approve Conditional Use Permit and Specific Implementation Plan for Multi - Family Development; Northwest Corner of W. 6th Avenue and Oregon Street Commonly Referred to as the "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. The subject area currently contains vacant land. The site was the historical home to Morgan Company / Jeld-Wen facilities. The Oshkosh Common Council previously approved a Conditional Use Permit (CUP) and General Development Plan for the proposed development at their June 26th, 2018 meeting. 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 site development consists of a mixture of four 5 -story 54 unit multi- family apartment buildings, 6 multi -unit townhome buildings, a clubhouse, pool and associated surface parking areas. The applicant now proposes to move forward with Phase I of development which includes 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 Specific Implementation Plan (SIP). The applicant will need a Base Standard Modification to increase the allowed setback, to reduce the number of required parking spaces for Phase 1, to reduce the number of required exterior bike parking spaces, to allow a 6' fence within the waterfront front yard setback around the pool / clubhouse area and to reduce the required 6' deep balconies to allow 4-5' deep balconies. Final City Hall, 215 Church Avenue P.O. Box 1 130 Oshkosh, WI 54903-1130 920.236.5000 hitp://www.ci.oshkosli.wi.us storm water management plans will be reviewed 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. Master sign plan shall be submitted and approved as a separate planned development amendment or meets the underlying Riverfront Mixed Use code requirements. The lightning plan will need to meet the 0.4 foot-candles requirement for all vehicular circulation areas. The landscaping plan will need to include the required 440 street frontage landscaping points along W. 6th Avenue and the required 180 street frontage landscaping points along Iowa Street. Interior landscaping island shall be added for parking rows exceeding 20 spaces. The applicant has provided building elevations for the multi -family apartment buildings. The Riverfront Overlay District (RF -0) 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 upper and ground floors for residential uses to be comprised of a minimum of 15% windows and doors. The proposed elevations meet or exceed the RF -O requirements for both exterior materials and glazing. No building elevations have been provided for the clubhouse at time. 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. FISCAL IMPACT Infrastructure will need to be extended to service this site with those costs being paid for by the developer. TID #29 was projected to have a total improvement value of approximately $57.7 million and consist of residential, commercial and retail uses. The proposed residential apartment units (approximately 400 units) should account for approximately $30 million towards the original $57.7 million total, with the future phases adding additional value. These assessed value numbers will become clearer as the developer seeks phased SIP approval for the additional phases. 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 the Conditional Use Permit and Specific Implementation Plan with conditions at its October 16, 2018 meeting. Respectfully Submitted, , �, ' / 4,o �, 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 SPECIFIC IMPLEMENTATION PLAN FOR A MULTI -FAMILY DEVELOPMENT LOCATED AT THE NORTHWEST CORNER OF W. 6Ta AVENUE AND OREGON STREET, COMMONLY REFERRED TO AS "THE MORGAN DISTRICT" Plan Commission meeting of October 16, 2018. 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. 61h 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 Exzstin Land Use Zonin Commercial /Vacant RMU-PD TO Adjacent Land Use and 'Zoning Existing Uses _ Zoning 777 7] North Fox River -- - - --- ---._.-�._.. _--------------- ----..._...-- .._........ South Single LekTwo Family Residential - . _ TR -10 .-..-_.....-._-_... _.-_. -- -----. -_.-..-__ — ..--- ----- ------ East Vacant RMU-PD RFO West I Single & Two Family Residential RMU-PD RFO, TR -10 Comprehensive` Plan Ladd Use Recommendation Lance 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 261h, 2018 meeting. The applicant is proposing to develop approximately 11.52 acres of the site for apartments / townhornes. 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 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 parkin�'areas. Units in the multi-fan-fily 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. 611 Avenue and one at the intersection of Iowa Street and W. 511, Avenue. The applicant has revised the W. 6f 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. 611, 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 ITEM. • CUI'.SIPMorgan District 2 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 unitmixed 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 V. 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 SSM 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. ITEM; CIIP.SIPMorgan District Landscaping 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. 611, Avenue and approximately 180' of new development area along Iowa Street. The current plan shows no landscaping along either W. 6f Ave. or Iowa Street. The applicant will need to add the required 440 points along W. 611, Ave. and 180 points along Iowa Street. The plan does indicate 720 landscaping points being provided along W. 511' Avenue. This portion of W. 51� 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. Signage 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 51h 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 104U 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 51� 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. ITEM: CURSIP 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 -0). The RF -0 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 -0 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 -0 requirements for both exterior materials and glazing. The applicant is requesting one BSM related to the RF -0 design requirements. The RF -0 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 30-352 (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. • CUASIP Morgan 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)(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 Conditional Use Permit and Specific Implementation Plan with the findings listed above and the proposed following condition: 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. ITEM. • CMSIPMorgan District 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 Oh Avenue 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 DepartmeiA 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. The Plan Commission approved of the Conditional Use Permit and Specific Implementation Plan as requested with conditions. The following is the Plan Commission's discussion on this item. Mr. Lyons presented the item and reviewed the site and surrounding area. He explained that the Oshkosh Common Council previously approved a Conditional Use Permit (CUP) and General Development Plan (GDP) for the proposed development at their June 26th, 2018 meeting. 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 and no longer includes three bedroom units. Subsequent phases would add the remaining multi -family buildings and townhomes. The applicant has provided building elevations for the multi -family apartment buildings. The proposed elevations meet or exceed the Riverfront Overlay District requirements for both exterior materials and glazing. No building elevations have been provided for the clubhouse at time. Mr. Borsuk asked if there was any consideration for the remaining undeveloped portion of the site to be landscaped as grass. Mr. Lyons stated staff did not feel it was appropriate to condition at this time but it could definitely be part of this discussion. Ed Bowen (The Morgan District, LLC), 601 Oregon Street, recapped some of the highlights from the General Development Plan discussions. He said there has been some modifications in the last couple months to the renderings and exterior. He stated the initial plans had a significant amount of metal on the exterior. He said in order to achieve the 70% Class I materials requirements, the majority of the metal has been replaced with brick, which mirrors more closely with some of the existing neighborhood. Mr. Bowen brought examples of the materials and floor plans. He stated there has also been an increase to the glass on the structures which has been evenly distributed throughout the units. He explained the clubhouse did not have a 2-demnsional elevation but he did bring in a rendering. He presented the rendering and explained that the clubhouse does have ITEM. CURSIP Morgan District similar materials and styles as the apartments. He added that he did not anticipated any deviation from the overall design of the clubhouse rendering. Mr. Borsuk asked if there was a plan for the build out of the site. Mr. Bowen replied there is not because they are still in the process of finding users for the commercial side of the site. He added they are hoping to get significant commercial in the remaining parts of the site. He stated there is no real timeline and that there is currently grass at the area by Oregon Street. Mr. Borsuk inquired about the timeline for the residential/west side of the site, Mr. Bowen responded the residential area would be dependent on the demand of the market. He said they may know more about the demand once the first building goes online. He explained how the fifth floor is designed for condo -like replacement units with dens. Mr. Borsuk asked if there were intentions to grass the area where the townhomes would be located by 6th Avenue. Mr. Bowen responded they most likely would not be grassing the area because of the soon to be work to be completed in that area. He mentioned there are cap requirements for the site and they would have to meet those requirements. Mr. Fojtik commented that the proposed buildings looked extremely attractive. Mr. Bowen stated the site is very modern. He explained the reason why they chose the architect that they did for designing the site. Ms. Propp stated there is also a modern look across the river. She said she loves balconies but has some concerns about the balcony sizes with only being 4 feet wide. Mr. Bowen said some balconies have more depth than others. He explained the balconies are not bolt on balconies but are built in balconies and support the structure which has more impact on the size of the balconies. Joseph Lee (JLA Architects), 311 E. Chicago Street, stated the smaller units have the smaller balconies. and some units have no balcony. Mr. Bowen stated the balconies are scaled appropriately for each unit. He explained there was a unique variation in units from the condo -like replacement units to micro units that are 400 square feet. Ms. Propp asked if they were market rate units. Mr. Bowen responded they are and have no intentions of doing tax credits or similar programs. ITEM. • CURSIPMorgan District Mr. Borsuk asked if all three buildings were going to be built at the same time. Mr. Bowen replied they would be built out in phases. He predicted around three years with a best case scenario of 18-24 months. He mentioned they would still have to go through Site Plan Review as well as other steps in order to start the development. Motion by Vajgrt to approve the conditional use permit and specific implementation plan fora multi- family development located at the northwest corner of W. 6th Avenue and Oregon Street, commonly referred to as 'The Morgan District" with the following conditions: 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 I 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 6th Avenue and the required 180 street frontage landscaping points along Iowa Street. 9. Interior landscaping island shall be added for parking rows exceeding 20 spaces. M. 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. Seconded by Hinz. Ms. Propp reiterated on Mr. llojtWs comment and said she feels this is going to be a marvelous development. Mr. Fojtik added the development also has a good range of units. Ms. Propp asked where the Riverwalk was located on the property. Mr. Lyons showed where it was on the aerial photo. Motion carried 9-0. ITEM: CUP.&P Morgan District "PLEASE TYPE ail PRINT USING BLACK INK APPUC IN ORMAT C)N �] Petilloner: _ jar P4 V -(,j - 15 7�i C ?'.. � ,L Date: G tt Pelitioner's'Address: �� 0Qtu'') ST, YT -6 1. City: OSli �$' wState: Zip: c Telephone #: (`()�' ' L=ax: ( j117 Other Contact # or Ernall: �l, ►� d+1 Status of Peiitlonor (Please Check . �( w r r-. re ntallve Tenant .: Praspecfive Buyer Petitioner's Signature (required): 1 pate; OWNER INFORMATION Owner(s): 1A A9O,f6 Owner(s) Address: City: Telephone #: ( ) Fax: [ } Date: State: zip; Other Contact # or Email: Ownership Status (Please Check): = - Individual :_: Trust Parinershfp A- Corporafion 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 te=mabey1he,Plnning Services Division for incomplete submissions or other administrative reasolProperty Owner's Signature: Dale: 4'--7�/ P SITE INF9fj lAiJOj+( v Address/Locaflon of Proposed Project: ) Da66m) _ , T_. � Proposed Project Type: j�1U L`��ivt) ir`� U rf �( P sv► "} Current Use of Properly: Land Uses Surrounding Your Site: Eng: MV- Pru North: 0-1 \1 "_ C "I V ie—,Am I LA South: CID WMVA(_ I AL GS lI `N7 114 L East: V 14 L14 rJr L►ko / o VK tkn G&2 t A L West: `� 5 ��EA) Ti o t trti—O7 IP ? "Please note that a meeting notice wilt be mailed to all abutting property owners regarding your request. It Is recommended fhaf the applicant rrLeel with Planning Services stats prior to submittal to discuss the proposal. y Application fees are due at time of submittal. Male check payable to City of Oshkosh. r Please refer to the fee schedule for approprlale fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.ci.osl)kosh.wi.us/Commilnily_Dovelopnient/Plarining.htm Staff Date Rec'd SUBMIT To. City of Oshkosh Application Oepf.ofCommiir*jDeyeiopmenl City 215 Church Ave., F.O, Box 113D O41 Conditional Use Permit Oshkosh ,YfisconsinSAM3-1130 shkosh PHOW. (420) 236-5059 "PLEASE TYPE ail PRINT USING BLACK INK APPUC IN ORMAT C)N �] Petilloner: _ jar P4 V -(,j - 15 7�i C ?'.. � ,L Date: G tt Pelitioner's'Address: �� 0Qtu'') ST, YT -6 1. City: OSli �$' wState: Zip: c Telephone #: (`()�' ' L=ax: ( j117 Other Contact # or Ernall: �l, ►� d+1 Status of Peiitlonor (Please Check . �( w r r-. re ntallve Tenant .: Praspecfive Buyer Petitioner's Signature (required): 1 pate; OWNER INFORMATION Owner(s): 1A A9O,f6 Owner(s) Address: City: Telephone #: ( ) Fax: [ } Date: State: zip; Other Contact # or Email: Ownership Status (Please Check): = - Individual :_: Trust Parinershfp A- Corporafion 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 te=mabey1he,Plnning Services Division for incomplete submissions or other administrative reasolProperty Owner's Signature: Dale: 4'--7�/ P SITE INF9fj lAiJOj+( v Address/Locaflon of Proposed Project: ) Da66m) _ , T_. � Proposed Project Type: j�1U L`��ivt) ir`� U rf �( P sv► "} Current Use of Properly: Land Uses Surrounding Your Site: Eng: MV- Pru North: 0-1 \1 "_ C "I V ie—,Am I LA South: CID WMVA(_ I AL GS lI `N7 114 L East: V 14 L14 rJr L►ko / o VK tkn G&2 t A L West: `� 5 ��EA) Ti o t trti—O7 IP ? "Please note that a meeting notice wilt be mailed to all abutting property owners regarding your request. It Is recommended fhaf the applicant rrLeel with Planning Services stats prior to submittal to discuss the proposal. y Application fees are due at time of submittal. Male check payable to City of Oshkosh. r Please refer to the fee schedule for approprlale fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.ci.osl)kosh.wi.us/Commilnily_Dovelopnient/Plarining.htm Staff Date Rec'd Melly 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. I� 1maa)4rt\/r 2. Pedestrian and vehicular circulation and safely. 3. Noise, air, water, or other forms of environmental pollution. 4. The demand for and availobilily of public services and facilities. 5. Character and future development of the area. SUBMITTAL REQUIREMENTS —Must accompany the appticallon to be complete. y 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 [heirrelaflon to the project Q 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, vibral(on, etc. o Surrounding land uses ❑ Compatibility of the proposed use with adjacent and other properties in the area. a Traffic generation ❑ Any other informalfon pertinent to adequate understanding of the intended use and its relation to nearby properties A complete site plan Including; ❑ Two (2) full size (24" x 36") scaled and dimensioned prints of site plan and building elevations g Two (2) 8'h" x I 1 (minimum) to t l " x 17" (maximum) reduction of the building elevations and site plan cl One compact disc or diskette with digital plans and drawings of the project In AutoCAD 2000 format with fonts and plot style table file (i€ plans have been prepared digitally) o Title block that provides all contact information for the petllionerand/or owner, if different a Full name and contact information of petitioner's engineers/surveyors/orchitects, or other design professionals used in the plan preparation * The date of the original plan and latest date of revision to the plan Is A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1"W 60') unless otherwise approved by the Department of Community Development prior to submittal ❑ All property Ilnes and existing and proposed right-of-way lines with bearings and dimensions clearly labeled ❑ All required building setback and offset lines Q All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks, patios, fences, walls ❑ Local'ton of all outdoor storage and refuse disposal areas and the design and materials used for construction a Location and dimension of all on-site parking (and off-slte 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 pourer and orientation of all exterior lighting on the property including a photornetrfcs plan ❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (Le. visible from a public street or residential use or district), Mechanical equipment Includes, but is not limited to, HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators Aft $U8WrTo: City of Oshkosh De -pt. of Commurily C evelopment Planned Development 215 Church Ave., P,O, Box 1 130 C11yf Pld Dlt Application oNoa�f1 5490n11 Oshkosh For General Development Plan or Specific Implementation Plan "PLEASE TYPE OR PRINT USING BLACK INK" APPLICANT INFORMATION Petitioner: Date: Petitioner's Address: [��S �� �T,. ITE City: 6�qvl_os Slate: zip:.019 oz- Telephone Z Telephone #: (r'10 I Fax: ( } Other Contact It or Email; Ca. [ tV4 Status of Petitioner (Please Check): er : Re FEs� tative T nt Prospective Buyer Petitioner's Signature (required): Date: / y� OWNER INFORMATION np Owner(s):_l1ffh'r Kr}GT - Date: Owner(s) Address: - __ __ _ City: stale: Zip: Telephone #: ( ) Fax: ( ) Other Contact ## or Email:.. _ Ownership Stalus' (Please Check). -_ Incilvidual t_ Trust 1 Parinership ;.i Corporation Property Owner Consent: (requires!) By signature hereon, i/We acknowledge ihof City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather otherinformallalt necessary to process this application. I also undersfand that all meeting dates are fentailve and maybe p stp}� by the Planning Services Division for incomplete submissions or other administrative reasons. d 7/ AI Property Owner's Signature _ Date: P TYPE -OF REgy_ESL C] General Development Plan (GDP) Cl General Development Plan (GDP) Amendment 13 Specific Implemenfallon Plan (SIP) KSpecilic Implementation Plan (SIP) Amendment SITE INFORMATION Address/ Location of Proposed Project: , q2i Proposed Project Type: __...ivlV�-'f .I. Ftp Zvi I t ,� 1) C461 -OP I:vi V N) 'r Current Use of Properly: Lia 0 Zoning: Land Uses Surrounding Your t,r l r 140 t 1 South: COY ff1Cl t tiT L East: V4C l4ta-T C0 v1APA 1� t vi L West: CS 1 b+11'T I L L}614 -r- ' - N rJ� '- 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 fee schedule for appropriate fee. FEE -IS NON-REFUNDABLE For more information please visit the City's website at www.ci.Oshkosh.wi.us/Coiylthunity..Development/Planning,htm Staff Dofe Rec'd 10 • Specific treatment and location of recreational and open space areas, including designafion of ' any such areas to be classified as common open space. ri Proposed grading plan. Q 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. e� Architectural plans for annonresidential buildings, multi -family structures, or building clusters, other than conventional single-family or Iwo -family homes on individual lots, in sufficient detail to indicate the floor area, bull;, and visual character of such buildings. Q Englneedng plans for all water 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. cr 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 intensifies 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 develop men f; 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-slatemenf 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 locaflon(s) in which such exceptions/base standard modifications would occur. Phasing schedule, if more than one development phase is intended. cr 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 written description that demonstrates how the SIP is consistent with the approved GOP 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 arta aware that failure to submit the required completed application materials may result In denial or. delay of the application request, Applicant's Signature (required): Date: / 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/Jeid-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 (SACT) 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 larsdscape 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 restrlctions and other items. 0 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. In 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 RFD 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 oridrited 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 riverfro6t (.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 SSM 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 riot 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 1.15/1312 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 1/1311 and have not had any complaint from ownership/management of those projects. a 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 tho 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 BSM 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. 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W:.rcn.hrsan� nmm ur .n.�:MxrnMW.I.yx.+xr. 1 CODE COMPLIANCE I HELLER F1i7:7&lalmfl "ww3nBNMm+sh MA7-7369 01., A J.:�1+1Ls,.L. ?h:6'tAT9.9T33 daW�.d. tl uj1m;*M LA N OuCAP L' Ali Crr l'r L'CTII K l .rnw,rdmiQh0ipr,00m -••-••—••—�—�— 10ukWVCv — — Tasaaza 0 � tl d �rv1r MVM00M1 fi—ARA! L 1AN154;CAPE PIAN 'L B B B O 6 O O B ® 'Y �, _ ■ii"i= ■,moi.'.. ■iii' ■i�.� ® ■ ■ ■ F�.- ® on NMI ®ii ®iii 70 e ■ ■■ ■■ L"inm FAIR e ■ ■■a rfju ■■ ueiOrD 0 7 .. .. 71 ■■ ■■ ■■ .■ ■I I■I til �i■I ® �■ u n ■■ e ■■I ■■I ■■I ;■1 .■ ■■ o so u ■■ ■■ .. e ° ! _ ®Iii •ii aii ,iii fi ° on ME on ME so ON .. a .IbV'I.I.N i:: IR Im ME momm :win ME ME so e ONON ON ■ .. ON on ON ME ME ME ..F .. ■■. ■■, e ■■1'i■■�li : ■1 ° ■■1 ■''■1 ■■1 ■.1 ■ .■ u .. on a■I :.I■I 1 e ■ u 7 .■ IIIIIIII■IIIIIIIIIIIII■IIS ■■ ■■ ■■ ■■ a ■■ ■■ .■■■ ■■ ■■ .■ ■■ ■. .. a °, ■ ■■ ■■ a - ME ME m • ■ u'�- .. _ 7 .- ®IIIIIIII�IIIIIIIIIIIIIIIIII e o _ ■ ■._ .. .. .. a e ^"'!■ ■. v. .. 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MEW — — — — — — U. m PROPOSED MORGAN DISTRICT DEVELOPMENT FOR: los= THE MORGAN PARTNERS r) 421 OREGON STREET - OSHKOSH, WI 54902 j m FAI W <, MORGAN 3 r �t W <, 1 AF KOK, ONTOT 0 I�qqj SM 00 SII'/CUT' ALAN W STIEVO ANNETTE F MOORE THE MORGAN DISTRICT 357 W 6TH AVE 426 W 5TH AVE PC: 10-16-18 OSHKOSH WI 54902 OSHKOSH WI 54902 BERNARD J/KATHRYN S I-IAVLIK CAROLYN DILLY CITY OF OSHKOSH 2851 OAK RIDGE RD 410 W 5TH AVE PO BOX 1130 NEENAH WI 54956 OSHKOSH WI 54902 OSHKOSH WI 54903 DONALD J/LAURA M NORTHROP JAMES E TICS JASON M/ANGELLA M GELHAR 323 W 6TH AVE 327 W 6TI-I AVE. 437 W 4TH AVE OSHKOSH WII 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 JEFFREY SKOU JOEL R/MOLLY A NOVOTNY JULIANNE URBSCHAT PO BOX 81 1731 DOTY ST 31.3 W 6TH AVE MARQUETTE WI 53947 OSHKOSH WI 54902 OSHKOSH WI 54902 KARGUS PROPERTIES LLC KNOLL STANLEY R KOMOROWSKI PROPERTIES LLC 819 OREGON ST 1715 BERNHEIM ST 2522 FOND DU LAC RD OSHKOSH WI 54.902 OSHKOSH WI 54904 OSHKOSH WI 54902 L12 PROPERTIES LLC LAYNE L RANGELOFF LEE XTONG 448 W 7TH AVE 449 W 4TH AVE 346 W 6TH AVE OSHKOSI-I WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 LTV LLC MARK J/JUDITH M KALBUS MARY EIDEN 601 OREGON ST A 335 BUSSE RD 1855 CLIFFVIEW CT OSHKOSH WI 54902 COLOMA WI 54930 OSHKOSH WI 54901 MARY M SCHMIDT NHIA LONG LOR/CHIA LEE OREGON SUITE C LLC 438 W 5TH AVE 307 W 6TH AVE 601 OREGON ST C OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 PAULETTE FELD/SARA L STICHERT PERPETUA H MOLASH R & C RENTALS LLC 416 W 5TH AVE 336 W 6TI-I AVE PO BOX 825 OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54903 RANGELOFF 922 OREGON STREET LLC RENEE G MOXON RICHARD G HUNT 3000 OREGON ST 351 W 6TH AVE 421 W STH AVE OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902 27 . RICHARD/JERRI KATE STERLING ROBERT P/DIANE ZICK 443 W 4TH AVE 347 W 6TH AVE OSHKOSH ESTI 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 DURFLE 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 4N 12TH AVE LLC MORGAN DISTRICT LLC 1505 MARQUETTE AVE 601 OREGON ST B OSHKOSH WI 54901 OSHKOSH WI 54902 City of Oshkosh maps and data are krterxfed to be used for general k[enfiicaW purposes only, and bre Cr)r of Oshkosh assumes no Ltliity for the accuracy of the information. Those using the ntomaton are responslNe for verifying accuracy. For fA disddmer please go to +Ykaw d.oshkosh.W.ustoiSdie.P,Wmer Nin=0.041 1 in = 200 ft Panting Date: 5/3912018 Prepared by: City of Oshkosh, Wi 04% it of;v 0s" Nosh User: mina< 29 '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