HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT MARCH 19, 2019
ITEM IV: GENERAL DEVELOPMENT PLAN APPROVAL FOR A MULTI-FAMILY
DEVELOPMENT LOCATED AT 3054 W. 20TH AVENUE
*This item was laid over from the February 19, 2019 meeting.
GENERAL INFORMATION
Applicant: Mark Mertens
Property Owner: 20th 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. 201h 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. 201h 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)
_........... ._.........................._.............................._._...—........................_..........._........._..........................._._............_....---............................_......_........__.._...................._......_-.....__.............---......--....._..........._...__..._.............................._......�..
SouthVacant/Sinle FamilY......._.............................._..........----................................._.._..... EXT/SR-3._..........---_....__._................................................................
_ _
East Vacant/Agricultural MR 12
.___......._._... ....... ........ ........ .....__......................-..............._............__...........____............................_....._.......__ ......__. .._.._........... _ _..............................._......................................
_
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
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
ITEM IV-GDP 3054 W.20tk 2
along Sawyer Creek. The final design and construction of that pedestrian trail will need to be
addressed as part of the SIP.
The applicant has revised the access drive location to help mitigate some of the concerns raised during the
2119119 Plan Commission meeting. They have increase the distance from the adjacent CBRF from
approximately 22'to 46'. The petitioner is also showing a conceptual fence along the property line adjacent
to the CBRF. During the SIP staff can work with the applicant to further buffer/mitigate the driveway
location via the use of a fence, enhanced landscaping, landscaping berm or a combination of them.
The applicant has also revised the site plan to move the western most building further from the adjacent
CBRF development. The building has been moved by approximately an additional 20'to the northeast.
This change should also help buffer the multi family development from the adjacent use. Similar to the
access drive, staff can work with the applicant to provide an additional fence, enhanced landscaping,
landscaping berm or a combination of them along this area if the Plan Commission feels it is warranted.
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.
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 exceed minimum facade requirements for
multi-family exterior design standards. MR-12 generally allows a maximum building size a 12
units,the applicant is proposing to construct structures three and half times as large. Although
staff does support the BSM for increased size,we feel the building elevations will need to be
enhanced well beyond the minimum standards to mitigate the vast increase in building mass.
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):
ITEM IV GDP 3054 W.20th 3
(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 General Development Plan with the findings listed above and
the proposed following condition:
1. Base Standard Modification to exceed the maximum allowed 12 units per building to 42
units per building.
2. Building elevations shall be enhanced beyond the base code requirements for multi-family
development to mitigate the increased building size.
3. Final design and construction of the pedestrian trail will be required as part of the Specific
Implementation Plan.
ITEM IV-GDP 3054 W.201h 4
SUIWlt TO:
ICA City of Oshkosh ref ,a+ r,f Community r erv,irn,�'
;< 215 r.r dl A 0,Finx t a,{
Oshkosh
Planned Development Application
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: r tt, t � �� �;`� m° Cute: ( a
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Petitioner's Address: ` � e_019 )0 � g ��t- Stag: Zip: � � ��,�..,.
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Telephone #: (`/r��) Z� 1 p t Fcax: � } . _t'��— other Contact it or Ernall.�3<,
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Statia,s at Petitioner(Please Check): Owne,4�--7Represenlative Tenant 4 o5pective Pryer
Petitioner's is Signature (r ;uiredj; Dote.
OWNER INFORMATION r
Owner(S):y JP $1 ¢1.! 6`i'' e ? f L I '' s. ._ d£ '. a f Date:
O'Wner(S) Address: ,s t� t_$ 3 r k b. * #_ It ;f. c_a t ��~wF,. r air„ n
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Telephone is: (Pry P ) 15. a'f Fax, }ir r Contact or1 r(1Z�it
Ownership Stratus (Please Check): Individual Trust partnership Corporation
Property Owner Consent:(required) p
By signature hereon,1/We acknowle>ig titi at ily fficials ancl./o I ees may,' lie performance of th it functions,enter
upon the property to inspect or cgather o ier` for nation r7-ces���to rocess this pplication. I also under islond that all
meeting dates are tentative and nm y p s1po ied b Plug ri'm"#S rvices Divi ion for I impl ate bip, signs car other
ridministraiive reasons, � " � e
G Property Owner's Scareafur,�;.�,�� � � tDate:„,_...w._I—ld ,(q
TYPE OF RE!RUEST:
t3 eneral Development Flan (G[)Pj General Del eloiDni-F t Plan (GDP) Amendment
0 Specific Imp4ementation Plan (SIPS 0 Spocific Irris_Slenim�,nt zlion Plan (SIP) Arnendm nt
SITE INFORMATION
Address/Location of Proposed Project:
Proposed Pra;ec, Type:
t „
Current Usk,of Property: ���'._£ �> 1' Zor erg:
Land Uses Surrounding Your Site:
East:
X It Is recommended 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 fee. FEE IS NON-REFUNDABLE
#-or mart,infint cis n please:visit the C-ity's w€bsitt, at
Staff Data Rec'd
Architectural Narrative—Oshkosh, Wisconsin
This development location offers the ideal balance of urban convenience and natural green space.
Occupants can enjoy a beautifully 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, wally-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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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 NRUSCH
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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