HomeMy WebLinkAboutItem VI PLAN COMMISSION STAFF REPORT FEBRUARY 19,2019
ITEM VI: GENERAL DEVELOPMENT PLAN APPROVAL FOR A MULTI-FAMILY
DEVELOPMENT LOCATED AT 3054 W.20TH AVENUE
GENERAL INFORMATION
Applicant: Mark Mertens
Property Owner: 201h Street Partnership LLC
Action(s)Requested:
The applicant requests approval of a General Development Plan to allow for a multi-family
development located at 3054 W.20t"Avenue.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject area is currently zoned Multi-Family Residential-12 with a Planned Development Overlay
(MR-12-PD) and consists of two parcels encompassing approximately 14.36 acres, located on the north
side of W.20th Avenue and approximately 770' east of Clairville Road.The subject area contains
vacant lots,storm water facilities and floodway/floodplain.The surrounding area consists of multi-
family uses to the west,vacant land to the north,east and south. The 2040 Comprehensive Land Use
Plan recommends Medium and High Density Residential use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant land MR-12-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Vacant Agricultural R-1 (County)
............. ................. ....................................................................... .............. ......................................................................................... ................................................................
South Vacant/Single EXT/SR-3
I.........._-.1.1-1............ -................................................. ......................................................... ...........................-1-1-1-1-1-1-.......... ........................................
East Vacant/Agricultural MR-12
.................................................................1 -.1 ' ...........� � . ........... ........... ...........................................................I........... I................_ I..............................................................................................................................
West Multi-Family/Vacant MR-12-PD/R-1 (County)
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Medium&High Density Residential
Page 1
ANALYSIS
Use
In 2008 the subject area and lots immediately west,were approved as part of the Planned
Development for two Community Based Residential Facilities(CBRF) and 25 single family
condominiums. Subsequently,the two CBRF's were developed but the single family condominium
project never proceeded. As part of the CBRF development, storm water management facilities were
constructed on the subject parcels.The plan also called for the construction of a pedestrian trail along
Sawyer Creek and connections to the adjacent parcels.
The applicant is looking to purchase the property and construct a new multi-family development. The
applicant is seeking to construct three 42 unit buildings. The buildings are proposed at the maximum
allowed height of 45' and include 42 grade level parking spaces within the buildings. The proposed
buildings are a mixture of 21 one bedroom units and 21 two bedroom units. As the parcels were
previously approved for single family condominiums,the applicant is required to seek approval of a
new General Development Plan(GDP)to alter the use to multi-family.
The site is currently a vacant field that does include some floodplain/floodway areas and designated
wetlands. The proposed concept plan includes three 42 unit multi-family buildings, an associated
accessory structure and surface parking areas.The applicant has provided a very general concept plan
at this time as the primary focus of this request is to establish the change in use from single family to
multi-family. The MR-12 zoning district establishes a maximum apartment building size of 12 units
per building. The applicant is requesting a Base Standard Modification(BSM)to increase the
maximum allowed 12 units per building to 42 units per building. The MR-12 zoning district requires
3,600 sq. ft. of lot area per unit. The maximum allowed density on the 14.36 acre site is 173 units or
12.1 units per acre. The applicant is proposing 126 total units or 8.8 units per acre.Staff is in support
of the requested BSM as the development is significantly below the allowed density and the position
of the structures should aid in minimizing the impact of the larger structures. Staff understands the
need for the larger building size to incorporate enclosed parking within the buildings. Staff supports
the concept for enclosed parking within the buildings as it also preserves/increases green space
throughout the site that would be traditionally taken up by surface parking lots.
Site Design/Access
Vehicular access to the development is provided by a shared access driveway at the southwest corner
of the proposed development,which currently serves the adjacent CBRF's.The applicant indicates 126
grade level parking spaces, as well as 126 surface parking spaces that would be used to accommodate
the use's parking requirements. The current concept plan does not depict the 126 surface parking
spaces and that layout will need to be addressed as part of the Specific Implementation Plan (SIP).
The concept plan does maintain the 15'wide pedestrian easement along Sawyer Creek. The final
development of that pedestrian trail will need to be addressed as part of the SIP.
Storm Water Management/Utilities
No storm water management plans have been submitted at this time. Revised storm water
management plans will be required as part of the Specific Implementation Plan and Site Plan Review
process.
ITEM VI-GDP 3054 W.20th 2
Page 2
Landscaping
No landscaping plans have been provided at this time. A finalized code compliant landscaping plan
will be required as part of the Specific Implementation Plan.
Signage
No signage plans have been provided at this time. Final signage approval will be required as part of
the Specific Implementation Plan.
Building Facades
Concept building elevations have been included. The proposed buildings are a mixture of pre-cast
concrete panels clad in brick or stone accents.The upper floors are clad in two colors of horizontal lap
siding with a horizontal transition board in complimentary colors. The windows are traditional sash
style. The apartment also features a private deck with an extended gable roof canopy. Final building
elevations including materials and a breakdown of each material will be reviewed during the SIP
process and will need to be in compliance with the multi-family exterior design standards.
FINDINGS/RECOMMENDATION/CONDITIONS
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 intensifies, 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.
ITEM V1-GDP 3054 W.20th 3
Page 3
0)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 General Development Plan with the findings listed above and the
proposed following condition:
L Base Standard Modification to exceed the maximum allowed 12 units per building to 42 units
per building.
ITEM VI-GDP 3054 W.20th 4
Page 4
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SITE INFORMATION
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Address/t,cscrtticrn of Proposed Project:
pmlposed r3r^c3ect Type:
C"tere;rit Use of
Lana Uses 5u�rounding Yotit ercrth:
East:
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It is recommended mended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal,
Application tees are due of time of submittal.Make check payable to City of Oshkosh,
Please refer to the fee schedule for appropriate feed FEE l5 ON-REFUNDABLE
For nmor?rnf trn.,,atior%please v€slf the City'. Jebsjf�,ta'. .v �..
Staff__ w ._ . ate Ft�c`d
Page 5
Architectural Narrative—Oshkosh, Wisconsin
This development location offers the ideal balance of urban convenience and natural green space.
Occupants can enjoy a beautifiilly landscaped campus that borders Sawyer Creek with walking
paths and natural areas on the site. The campus will include a total of three 3-story apartment
buildings with at-grade enclosed parking garage within the building footprint. The campus will
be built in phases as dictated by the local market forces.
The building will have an elevator and be fully accessible. It will include a mix of one and two-
bedroom apartment home units. Each will include its own stove,refrigerator,microwave,
pantries, miniblinds, dishwasher, clothes washer and dryer, wall{-in closets, ceiling fans. The
units are air conditioned and have radiant baseboard heat. Each'resident will be assigned one
parking stall within the at grade parking garage. Other shared amenities include a fully furnished
community gathering room, fitness room, and outdoor recreation areas.
The 42-unit buildings will house 21 one-bedroom and 21 two-bedroom units on three stories
above a grade level parking garage with 42 indoor parking stalls. A solid podium of pre-cast
concrete is provided at the enclosed parking garages to help create a strong foundation for the
lighter residential occupancies above. Each apartment will be feature a private deck with an
extended gable roof canopy. The base of each building will be an exposed aggregate precast
panel with a mix of brick masonry and cast stone appointments to accent the Community Room
and Main Building Entrance. For further color and texture interest on the exterior fascade, each
deck area will feature accent colored shake siding. Exterior walls of the upper floors are clad in a
two colors of horizontal lap siding with a horizontal transition board in complimentary colors.
Windows are traditional sash style with muntin patterns for additional character.
The building is thoughtfully positioned to promote convenient vehicular and pedestrian
circulation. 42 stalls of surface parking are provided in front of each of the buildings to comply
with the zoning requirement of 2 stalls per apartment. The buildings have been designed with a
two slope roof truss to limit the overall height to be exactly 45'-0", in accordance with the
maximum height allowed within the MR-12 zoning.
Page 6
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GDP 3508 W 20TH AVENUE LLC CITY OF OSHKOSH
3054 W 20TH AVE 3504 W 20TH AVE PO BOX 1130
PC: 02-19-19 OSHKOSH WI 54904 OSHKOSH WI 54903
CYPRESS HOMES ROWENE F BOSSART LIVING TRUST THOMAS N RUSCH
1230 W COLLEGE AVE D 3276 OLD ORCHARD LN 3807 STATE ROAD 21 A
APPLETON WI 54914 OSHKOSH WI 54902 OSHKOSH WI 54904
JULIE KIEFER TOWN OF ALGOMA 20TH STREET PARTNERSHIP LLC
2810 FOX TAIL LN 15 N OAKWOOD RD 20320 W MILL CREEK TRL
OSHKOSH WI 54901 OSHKOSH WI 54904 NEW BERLIN WI 53146
MARK MERTENS
420 CONCORD DR
BROOKFIELD WI 53005
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