HomeMy WebLinkAboutItem IV PLAN COMMISSION STAFF REPORT MAY 7,2019
ITEM IV: GENERAL DEVELOPMENT PLAN APPROVAL FOR MULTI-USE
DEVELOPMENTS LOCATED AT MARION ROAD REDEVELOPMENT SITES
H, I &J, GENERALLY DESCRIBED AS THE INTERSECTION OF MARION
ROAD AND JACKSON STREET
GENERAL INFORMATION
Applicants: Dan Drendal-Slingshot Architecture
Joy Hannemann-Merge Development
Property Owner: Redevelopment Authority City of Oshkosh
Action(s) Requested:
The applicant requests approval of a General Development Plan to allow for multi-use
developments located at redevelopment sites H. I &J, generally described as Marion Road and
Jackson Street.
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 a mix of Riverfront Mixed Use with a Planned Development Overlay
and Riverfront Overlay (RMU-PD-RFO) and Urban Mixed Use with a Planned Development
Overlay (UMU-PD). The three parcels encompass approximately 5.82 acres in total. Parcel J is a
vacant lot approximately 2.63 acres and is located at the southwest corner of Jackson Street and
Marion Road. Parcel I is a vacant lot approximately 1.41 acres and is located on the north side of
Marion Road, approximately 315 feet west of Jackson Street. Parcel H contains a parking lot and
graded building pad located at the southwest corner of Pearl Avenue and Jackson Street and is
approximately 1.78 acres. The surrounding area consists of multi-family and commercial uses.
The 2040 Comprehensive Land Use Plan recommends City Center use for the subject area.
These parcels were previously acquired by the City of Oshkosh as part of the Marion Road and
Pearl Avenue Redevelopment Project. The original redevelopment area was created as part TID
No. 13 in 1998. The parcels originally contained a mixture of industrial, commercial and
residential buildings. After being acquired by the City the structures were removed and site graded
for development.
Subject Site
Existing Land Use Zoning
Vacant lands and parking RMU-PD-RFO, UMU-PD
Page 1
Adjacent Land Use and Zoning
Existing Uses Zonin
North Commercial/Institutional I-PD, UMU-PD, I-UTO
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Mixed-Uses/River RMU-PD-RFO
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Commercial/Office/Jackson Street UMU-PD, UMU, CMU-RFO
..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Mixed-Uses RMU-PD-RFO, UMU-PD, I-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Center City
ANALYSIS
Use/Site Design/Access
The applicant is proposing a three site mixed used development in the Marion Road
redevelopment area. The applicant proposal includes a mixture of residential, commercial and
office uses. The parcels are described as Parcels J,H & I as found in the Marion Road Pearl
Avenue Redevelopment Plan. The applicant has identified several potential Base Standard
Modifications (BSM) that will be required for the development and those are further outlined
following. Each individual site will be required to obtain independent Specific Implementation
Plan approval to move forward.
Site
Site J is the primary focus of the development. It is located at the southwest corner of Jackson
Street and Marion Road. The parcel is approximately 2.62 acres and is proposed to consist of
three buildings and associated surface parking. Building 1 would be an approximate 110,000 sq.
ft. multi-use 5-story building. The building is proposed to include 111 upper floor residential
units with commercial and office space on the ground floor. The building is split in the middle to
include a pedestrian walkway leading to Jackson Street. Building 2 would be an approximately
85,000 sq. ft. multi-use 5-story building and consist of 9 walkup residential units on ground floor,
29 upper floor residential units and commercial space on the ground floor. Building 3 would be
an approximately 7,600 sq. ft. 2-story row home building consisting of 8 residential units. The
applicant is proposing 62 on-site parking spaces as part of the Site J development. Site J will be
accessed by a single driveway located near the northwest corner of the property along Marion
Road. This location is required as a median exists within Marion Road. The applicant is
proposing 78%impervious surface, which falls below the code required 80%maximum.
Site H
Site H is located at the southwest corner of Jackson Street and Pearl Avenue. The parcel is
approximately 1.78 acres in size and presently consists of a parking lot and building pad. The site
contained soil contamination and a parking lot cap was constructed in 2010 as part of the
remediation plan. The applicant is proposing to make minor modifications to the existing parking
lot and develop a 2-story approximately 21,600 sq. ft. mixed use building. The building will
ITEM TV- GDP Merge 2
Page 2
include 14 upper floor residential units and approximately 10,800 sq. ft. of first floor commercial.
The proposed parking lot modifications would yield approximately 128 available parking spaces.
Site H is accessed by the 2 existing shared driveways. One driveway is located at the southeast
corner and one located at the northwest corner of the site. The applicant is proposing 80%
impervious surface, which falls below the code required 85%maximum.
Site I
Site I is located on the north side of Marion Road approximately 315 feet west of Jackson Street.
The parcel is approximately 1.41 acres in size and is presently vacant. The applicant is proposing
to construct nine two-story town home units and a surface parking lot. The units are
conceptually depicted as three 3-unit buildings. Site I includes the construction of 91 on-site
parking spaces. The applicant is proposing 67%impervious surface, which falls below the code
required 85%maximum.
Storm Water Management/Utilities
No storm water management plans have been submitted at this time. Storm water management
plans will be required as part of the Specific Implementation Plan (SIP) and Site Plan Review
process.
Landscaping
The applicant has provided detailed conceptual landscaping plans. They include a variety of
trees, shrubs and bushes. Exact species have not been identified at this time and a full planting
schedule will be required during the SIP process. The applicant has also identified several
potential BSM's related to landscaping and those will be further discussed in a separate section.
Final landscaping plan approval will take place as part of each SIP request.
Site
Building Foundation
Per the applicant's site plan, a total of 1,660 foundation landscaping points are required per
building. The provided plan indicates a total of 1,660 foundation landscaping points are being
provided per building. The landscaping ordinance also specifies that 50%of the required points
must be located along the primary building facade, or in this case the east facade. All building
foundation landscaping requirements are being meet.
Paved Area
Code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area,equating
to a required 119 paved area landscaping points. The applicant exceeds this requirement by
providing a total of approximately 308 paved area landscaping points. The code further specifies
30% of all points will be devoted to medium or tall trees and 40%will be devoted to shrubs.
Again, the applicant exceeds both requirements.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The subject parcel has 800 feet of frontage
along Marion Road and Jackson Street,equating to a required 800 landscaping points. The plan
ITEM TV- GDP Merge 3
Page 3
provided indicates 110 points. A BSM will be required during the SIP and is further discussed
below.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan,
4,048 yard landscaping points are required and the applicant is providing 1,700. A BSM will be
required during the SIP process and is further discussed below.
Site H
Building Foundation
Per the applicant's site plan, a total of 184 foundation landscaping points are required per
building. The provided plan indicates a total of 184 foundation landscaping points are being
provided. The landscaping ordinance also specifies that 50% of the required points must be
located along the primary building facade, or in this case the east facade. All building foundation
landscaping requirements are being meet.
Paved Area
Code requires 40 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area,equating
to a required 197 paved area landscaping points. The applicant meets this requirement by
providing a total of approximately 197 paved area landscaping points. The code further specifies
30% of all points will be devoted to medium or tall trees and 40%will be devoted to shrubs.
Again, the applicant exceeds both requirements.
Street Frontage
Code requires 60 points per 100 feet of street frontage. The subject parcel has 370 feet of frontage
along Pearl Avenue and Jackson Street,equating to a required 222 landscaping points. The plan
provided indicates 110 points. A BSM will be required during the SIP process and is further
discussed below.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan,
216 yard landscaping points are required and the applicant is providing 216. All yard
landscaping requirements are being meet.
Site I
Building Foundation
Per the applicant's site plan, a total of 240 foundation landscaping points are required per
building. The provided plan indicates a total of 240 foundation landscaping points are being
provided. The landscaping ordinance also specifies that 50% of the required points must be
located along the primary building facade, or in this case the east facade. All building foundation
landscaping requirements are being meet.
Paved Area
Code requires 40 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area, equating
to a required 152 paved area landscaping points. The applicant meets this requirement by
ITEM TV- GDP Merge 4
Page 4
providing a total of approximately 152 paved area landscaping points. The code further specifies
30% of all points will be devoted to medium or tall trees and 40%will be devoted to shrubs.
Again, the applicant exceeds both requirements.
Street Frontage
Code requires 60 points per 100 feet of street frontage. The subject parcel has 320 feet of frontage
along Marion Road, equating to a required 192 landscaping points. The plan provided indicates 0
points. A BSM will be required during the SIP process and is further discussed below.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan,
113 yard landscaping points are required and the applicant is providing 113. All yard
landscaping requirements are being meet.
Siege
No signage plans have been provided at this time. Final signage approval will be required as part
of the Specific Implementation Plan.
Building Facades
Conceptual building elevations have been included for Site J only. 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 exterior design standards. Site J will also require
Conditional Use Permit (CUP) for exterior design standards per the requirements of a Project
Review within the Riverfront Overlay District.
Lighting
No lightning plans have been provided at this time. Final lighting plan approval will be required
as part of the Specific Implementation Plan.
Anticipated Base Standard Modifications
The applicant has identified several Base Standard Modifications that will be required to
construct the proposed development. As the project is still in the conceptual phase and plans
may still be adjusted, staff is not recommending any BSM's be granted at this time but does want
to discuss them as part of the official record.
Setback reduction
The RMU zoning district for Site J requires a 10' street setback. The northeast corner of the Site J
includes a radius corner,the radius corner results in the required setback having a greater impact
than what would be traditionally found for a standard corner. The applicant is proposing to
reduce the setback approximately 4 feet to establish a more traditional urban core development
pattern with a street orientated building. This type of development pattern would be consistent
with what is typically found in the Central Mixed Use District (CMU) zoning district. Staff is in
support a BSM to reduce the required street setback as this unique development more closely
resembles central city urban development and should be an asset to the area. The exact setback
dimension will be required during the SIP process so the appropriate BSM can be granted.
ITEM TV- GDP Merge 5
Page 5
Ground Floor Area-Multiple Use Buildings
Specific to Site J, Mixed Use Building within the Riverfront Overlay District are required to
including 70% ground floor commercial with a maximum of 30%residential. The applicant's
proposal includes 54.6% commercial and 45.4%residential. The applicant states they intend to
provide a unique walk-up unit along the Fox River, which has necessitated the need for a BSM.
Objective H1.2 of the 2040 Comprehensive Plan identifies the need to develop a variety of
housing types to address unmet housing needs. Staff is in support of a BSM because the
applicant is seeking to provide a housing type presently not available in the center city. The
exact building configuration and associated use breakdown will be required during the SIP
process so the appropriate BSM can be granted.
Parking
Residential land uses require two parking spaces per dwelling unit up to 2 bedrooms and an
additional 0.5 space per additional bedroom over two. The code further specifies parking for one
or more uses shall provide a total number of parking spaces which shall not be less than the sum
total of the separate parking needs. The proposed development would need to account for
maximum parking of both the residential and commercial components. The applicant is
proposing to provide 281 parking spaces or 1.15 per dwelling unit between all 3 sites. In the
applicant's experience with development of similar scale and concept,the shared parking
between commercial and residential at this rate is sufficient. The applicant identifies several
factors that result in the lower parking demand than what is identified in the zoning ordinance;
smaller size residential units including studio and micro typically have a lower parking demand,
development is intended to be walkable and fit within the urban setting of downtown and the
campus, the mixed use development style provides offsetting peak parking demands between the
residential and commercial uses to more fully utilize parking over a 24 hour period. The
development area is also located along the Cities public transit system. Two examples of similar
parking strategies utilized by the developer can be found in the project narrative. The exact
building configuration and associated parking layout will be required during the SIP process so
the appropriate BSM can be granted.
Landscaping
The applicant is deficient in street frontage plantings for Site J, H and L This is a result of a
combination of utility easements and desired narrow building setbacks to create a more urban
environment. As a result, the applicant is unable to meet the code requirements for street
plantings. The applicant is proposing a private/public partnership to install additional street trees
within the street terrace areas where possible. Staff has had preliminary discussion with the City
Landscaping Operations Manager related to this proposal. After initial discussions it appears this
is a viable solution to the applicant's street planting needs,but final details for exact planting
locations within the terrace will need to be approved during the SIP process. Staff is in support
of a BSM for street plantings and feels the proposed solution can accommodate both the aesthetic
intent of the ordinance and the unique urban character of the proposed development.
The applicant is also deficient in yard plantings for Site J. Site J is proposed as a higher density
urban development similar to what is typically found the center city. The applicant is proposing
ITEM TV- GDP Merge 6
Page 6
to provide 1,700 of the Riverfront Mixed Use (RMU) District's required 4,048 yard landscaping
points. If this project was being developed within the Central Mixed Use District (CMU) the
applicant would be exempt for yard landscaping requirements. Staff is in support of a BSM for
yard landscaping as the scale and density of this development more closely resembles that found
in CMU. By providing 1,700 yard points the applicant is exceeding what would typically be
required for this type of development. As this is still in the conceptual phase of development final
landscaping plans and a planting schedule will be required during the SIP process so the
appropriate BSM can be granted.
The base standard modifications being discussed in this staff report are not being
recommended for approval at this time. Rather approval, conditional approval, or denial of
each BSM will be undertaken as Specific Implementation Plans for each project are brought
forward for review in the future. Staff is identifying the need for a BSM based upon this
generalized review under the GDP. The GDP serves to identify any specific concerns that staff
may have regarding a proposed BSM and whether staff is generally supportive or opposed to
the particular BSM so that it may be accounted or addressed during future SIP review.
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 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.
ITEM TV- GDP Merge 7
Page 7
(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 General Development Plan with the findings listed above and
the proposed following condition:
1. No Base Standard Modifications shall be granted as part of the General Development Plan
(GDP) approval. Rather approval, conditional approval, or denial of each BSM will
be undertaken as Specific Implementation Plans for each project are brought
forward for review in the future
ITEM TV- GDP Merge 8
Page 8
SUBMIT TO:
CityOCity of Oshkosh Dept.of Community Development
215 Church Ave.,P.O.Box 1 130
of Planned Development Application Oshkosh,WI 54901
Oshkosh
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Dan Drendal Date: 2019.04.01
Petitioner's Address: 305 E Court Ave City: Des Moines State: IA Zip: 50309
Telephone #: ( ) 515.243.0074 Fax: ( ) Other Contact#or Email: dan@slinshotarchitecture.com
Status of Petitioner (Please Check): ❑Owner X Representative []Tenant. ❑ Prospective Buyer
Digitally signed by Dan Drendal
Dan Drendal DN:—Den Drendal,o,ou.small=dang^slings"tarthiledure.com,c=US 2019.04.01
Petitioner's Signature (required): Data:2019.04.011352.07-06'00' Date:
OWNER INFORMATION
Owner(s):
Joy Hannemann Date: 2019.04.01
Owner(s) Address: 604 Clay Street City: Cedar Falls State: IA Zip: 50613
715.450.6181 joy@mergeurbandevelopment.com
Telephone #: ( ) Fax: ( ) 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 postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
DgWy a9 dlby Joy"vn.
Joy Hannemann °" oy"�"° °_''"`�°°°"`"" °' 2019.04.01
l=j°y6�.merB�e�dovebpmmycan c=115
Property Owner's Signature: Dte:10t90 d„551:«�ar Date:
TYPE OF REQUEST:
Iii General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment
❑Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 0 Marion RD 54901-4719 Sites J, H, and
Proposed Project Type: Mixed-Use Development
Current Use of Property: Vacant/ Redevelopment Zoning: RMu,PD,RFO,UMU
Land Uses Surrounding Your Site: North: Commercial
South: Fox River
East: Office/Commercial
West: Residential
➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal,
➢ Application fees are due at time of submittal.Make check payable to City of Oshkosh.
➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Staff Date Rec'd
Page 9
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
❑ Proposed grading plan.
❑ Specific landscaping plan for the subject site,specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
❑ Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
❑ Engineering plans for all 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.
❑ 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.
❑ 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.
1 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.
MgR1111 signed by Dan
DMal
DN:u )3n�real.o.Dan Drenda M
2019.04.01
Applicant's Signature (required): De_
'..
2019A40115:53:11-DW0 Date:
3
Page 10
JNIISH0T
ARCHITECTURE
Apr 1, 2019
City of Oshkosh
Mark Lyons, Principal Planner/Community Development
21S Church Avenue
Oshkosh, WI S4903-1130
RE: Site H, I, and J Proposal Response to Conceptual Review
Dear Mr. Lyons,
On behalf of our development and design teams, thank you for the opportunity to present a conceptual
proposal for sites H, I, and J. In response to feedback from staff, council, and community, we are
submitting a revised concept along with additional clarifications.
SITE NARRATIVE
Brownfield site; currently a vacant lot, this area was once home to a concrete ready-mix industrial use.
As a brownfield site, contaminated soils will be addressed and mitigated to preserve quality of life for
future generations.
Native plant material; the native Wisconsin plant palette is diverse and well-suited for the weather
extremes of the region. Using native plant material will greatly reduce the need for irrigation beyond
the establishment period. Native plant material will also have a greater initial success rate, reducing
the resources needed for replacement of failed plantings.
Locally sourced construction materials; decorative stone, Wisconsin Urban Wood, concrete pavers,
and crushed granite walking surfaces are all local options that will be explored with the goal of using
as much locally sourced construction materials as possible.
Low impact design; stormwater infiltration will improve water quality design by reducing stormwater
contaminates and suspended solids. Stormwater will be directed from impervious surfaces to pervious
surfaces such as permeable pavers and depressed landscape areas like bioswales and biocells.
Public greenspace; public and public/private shared greenspace will be weaved in and around the site
to improve the quality of life for residents of this development as well as the greater community.
Green streetscapes with quality street trees and native plantings will contribute to a quality walkable
public streetscape; townhomes will front onto the public right-of-way with direct access to the
streetscape from each unit, contributing to a welcoming streetscape environment. Public/private
shared greenspace will run through the heart of the development, connecting pedestrians to the Fox
River riverfront.
Kayak launch and river access; connecting people with our waterbodies is an important environmental
concept. Rivers connect people with other people as well as other rivers, lands, lakes, and oceans
creating an infinite linkage to the world around us. It increases our awareness of the interconnected
world we live in. Specifically, this development aims to create a public river access and kayak launch
space that also includes an outdoor classroom that would be used by the University of Wisconsin-
Oshkosh.
SLINGSHOTARC HIT ECTURE.COM
305 EAST COURT AVE,DES MOINES,IA 50309
T 515-243-0074 Page 1 of 3
Page 11
JNI1SHOT
ARCHITECTURE
REQUESTED LANDSCAPE CODE EXEMPTIONS
Street frontage plantings; the combination of existing utility easements and desirable narrow building
setbacks to create a more urban environment restrict the amount and type of street frontage
plantings for sites "H", "I" and "J".
As a result, ownership requests a public/private partnership in the public right-of-way on Pearl Street
and Marion Road for sites "I" and "H" to meet the intent of the street frontage plantings. Site "I"
plantings would be sufficient to satisfy the requirements. Site "H" would fall just short of the
requirements because of the limited length of the Pearl Street frontage. Site H also fronts on Jackson
Street which is scheduled for future improvements that have not been fully designed, making a
potential public/private partnership in this right-of-way more difficult; consequently, no street
frontage plantings are indicated along Jackson Street.
Site J street frontage has similar issues of utility easements and narrow building setbacks. Two (2)
shade trees are propose near the Fox River bridge for a total of 110 street frontage points.
Yard plantings; Sites H and I are lower density sites than Site J and there will not be any issue meeting
the yard planting requirements. Site J is proposed as a higher density urban development with up to S
floors and over 200 dwelling units. Per yard planting requirements, 202,400 sf of gross floor area
would require 4,048 points on an urban site with limited open space in which to absorb that number
of plantings. Ownership requests an exemption to this requirement and proposes that Site J provide
1,700 points of yard landscaping.
REQUESTED ZONING CODE EXEMPTIONS
RMU requires a 10'-0" side and street setback. The corner of our northeast building is currently set 4.3'
closer to the property line than the minimum 10'-0 setback. This will allow us to get a better corner
presence and activation at the corner of Jackson and Marion, which will also have plantings to soften the
edge from building, sidewalk, and street.
According to Article III Section 30-79: Multiple Use Building, Riverfront Overlay is requiring ground
floor area to consist of 30% residential and 70% commercial. We are currently S4.6% commercial and
4S.4% residential. Our intent is to provide a type of walk-up unit along the Fox River, which will create
a unique living arrangement and views out to the riverfront. A similar strategy will be developed
toward the north end of the walk-ups to provide a residential presence for tenants accessing from the
various parking lots. The commercial will be located out toward Jackson and some inward through
active pedestrian spaces between the buildings.
DISTRICT PARKING STRATEGY
Residential land use requires parking count to be at a minimum: Two spaces per dwelling unit
containing zero, one or two bedrooms, plus 0. S space per additional bedroom over two bedrooms
per unit. One guest parking space shall be provided for every three dwelling units.
We are requesting to provide 1.1S parking spaces per dwelling unit in order to meet our parking
strategy goal. Our intention is to provide parking within a district parking strategy through off-site
parking facilities shared between sites H, 1, and J. This strategy allows for effective sharing of the 281
provided parking stalls accounting for residential users and offsetting daytime commercial uses.
In our experience with other developments of similar scale and concept, these rates are sufficient
given several factors differing from the standards set by the zoning code:
Page 2 of 3
Page 12
JNIISH0T
ARCHITECTURE
1. Smaller scale residential units including studio and micro units driving more single occupant
dwellings owning one car or less.
2. Development of a walkable, mixed-use, urban site within walking distance from campus and
downtown facilitating a lifestyle that does not mandate car ownership.
3. Mixed-use development at this scale provides for offsetting time schedules to more fully utilize
parking throughout a 24 hour period.
In two of our example projects, these parking strategies are being put into practice successfully:
1. Northside Yard Development - Stevens Point, WI - Our approved site plan provides 13S spaces on
site for 211 units (.64 spaces per unit) with the any additional parking usage being shared by the
adjacent neighborhood in a district parking strategy. The project also contains 27,000 sf of
commercial space.
2. Riverplace - Cedar Falls, IA - This mixed-use project is fully occupied through 3 of 4 phases of
construction. The project is parked at approximately 1.7S spaces per unit (1 per studio, 2 per 1
bedroom and 2 per 2 bedroom) and in the first year of operation averages a peak utilization of on
site parking at 60-6S%. The project also contains approximately 12,000 sf of retail/office
currently constructed and occupied.
3. Additional examples are constructed without on site parking in Des Moines or Waterloo where the
downtown does not require on site parking. Within these districts, there are some structured
parking facilities that are shared within the district, so the example is successful but not a direct
comparison to the conditions found in Oshkosh, WI.
We are available to provide additional information as requested. Please do not hesitate to reach out with
any questions. We are excited to bring this project to the community of Oshkosh!
Sincerely,
Dan Drendel, AIA
Slingshot Architecture
Page 3 of 3
Page 13
"I 3�3��� d o�uaw°u a�°au°ow=aQ,�ou3 M N 3 W ® �osrs Inn`HsoNHso O�
1 O H S L I N G oz�°3���s�d 33a�s'���ss3°6oE N01�08
INOMANgAIN J
NOIIonHISNOO 80d ION-),HVNIWIl38d
V w 7
° o o in x z _ �o 3 0
"nmo oa ao v��m N mFz�F�vi a ` '�� o 0
� m �nS Fo oYc� voN" 2 _ ° O
uw o m z °
-Fo- v
° ¢ O E � oo wwr
a,S �a
�O x zo oo Eo o °� NOLL 2�N �v u w v OO 2N _ O ¢ mo- 0o UUx
z a lwdgm ID h mgKK uL mp S z� _ _ - wz"s 0
m m m x m U1 N d d Vml M m • W f�D H
2-�o-
133N1SNOS)DW
a=p az zo
oa Go�z-
o -- -- --
a
0
a
m 0$E
m °n
I ozwgg
oL
41
FROM
Z
o ai o ez oai t{({jai oai onz oai 10
\\\ _
mm I n
m o
z
G
2 �
/ J C
/ }
/ 0
,
,
12
a t
o 2 0 0
/ o E
no0 aF on off ow o mwo0
'a LLo �a a's b= s ov N� �offo
F zom'o �,.o o. 00S^hoc° —
cl
, o
°°Q
zy�av�-Oc'000 z
0 o�aoo� aNao � LL°a'oav oa'o
�sda3 3����d o�uaw°u a�°au°ow=aQ,�ou3
N 3 W ® L064S Wl`HSONHSO
a� 0
10 H S L I N G ozs�d36oE W01108
NOIIonHISNOO 80d ION-),HVNIWI-138d
om pn w 1
c in
ory 'f0"� c�o�'^ N c�o'^�o ww~Zw0 a = o 0
uwi p ¢m ..o— ¢o0 o in w m�z�Fw vi = ww o
� o �m N Nwv ��Owa 3oc- �=
.�o uwi vmi o mN uwi vio�v"io �;V in3Nm Yoe �^m' F
aNl7 uwi om o. `" >o`° Y uwi o`." >oo aw o ti, m zm '^ `v '- °°r o w= V w z
rmpo v a c rcao'^ g° v Ntioz000g 0 c
° o N ¢ o d n N N ¢ o�n N m _ N 0 m F m 0 z "o E m c
vim, v LL` 2Ev '^ - = ���Nw � -YID o = oc¢.��O�x cvrr F jO a� `as
z o� ° o NO m '^at7°aim' '^O`° '^t7°aim' z �ma�m um> N¢ m °= ao is os �S V '
_ vo xO°0 0 oaaa�� m_ z 0 �� �a
K N x m vi N d vi N o d d N m N m • • w V N i
�LL3
JACKSON STREET
aGo��a
_ 030� a/ I -aozp�oo
ooaz asz
a �
WQo \
al \ ONQ E,o
\, I
Qom? o8t
aQ0 �
S I
t
I
I
dAl 6
ClI
`\ BOO ---Odd
A1—Odd
wa �'
s v o
aw aLL
c.G. a ° 3U a w w 0l7 o C -. to g
u o- a.°G
o o S S c U w o s s v a ° o-o s s v LL N S S n c c o oaz oaz e ;'
ID ol
Z Z ON E n NO•mi`~ mU O G-� M ONNNU p�NN nC U n I- W mo /
ti vp� O °i �p�h C U� Q v��n m v66 n°c o ~ o f
a ¢ O n o Q '^ O I-° c'a_-�°, Z ¢ O'° m Ln o a
0 7o0'Op� zo0'2p 3 �0�0o rvoa0 o aao `v z O1 -
� a'�^a°�.n° w�za'^ ..
a � m
EN -ago
o Y sos
`F w ° o o� vim o �3�• / o E �wiW
s p p a
p 0 o a s o m _ o m o m 3 �w ,;�a / � o �
a�j a� c � oo s,: Om �' E aw
m ° 3 U O l7
O uwi
u o�sso � Noss�v n= 3 oLLsszo ��
Z ZOONE3MONm-Y l7 o...O °U
`�N Q W �'.i ma O G.� 6� pJ`y.i Q C N n 'E
Z O o
ol
a O no OI- v°, Zn�O O oN n�Oow °o / 3a x
7 0 0'O p z o p0 0 _ 3 o d 0 o N o 0 o as o.� Z
O O vza'—^a <�z a Q°z.n° w SEE
0
O
0
O
0
z
,e�p
❑ ❑ ❑ ❑ ❑ ❑
12t, Men
❑ /// //
L 0
rc
Z�e L
r
b O 9
'"' N
OME K
W� N
/
o
Z
w
Z
w
V `�
. o
� o
0
0
U w LU �
mN mQ O
wy Zz a + a
_ w U— _ I,
~Q Hy O ^^
vI LJJ
U LL a N Q O w w J a
LLJ a O O W y EL3 ~ U
Ui
Zi Z"' w Ou a Z C U
_ :.. Q OO CO Q
ace aN u
Page 16
0
O o
O
o IA
OS�
Jbn
2
e
4
N 0
z(j E65
=CV
J o00
ff
m�0
I'd.ta ily
r=
e�
Lew i
Z D
�c 65
n
0
N co)Y
0)0 N
�p (U USN
�LLLL'� =202
_ C7 U(n Cn Cn Cn Cn
J _W C)= CU CU
00 CA NCO 0)
w - h°O NCO N-:- 7
m� NAM—CO CO Z
- FLU
o� f
cn __ `
�o
' C M v
z v. �N Y
N Chi iNU
'O CO p" N�0 C
O n Y pE
I n NLL LL O) (,2=
� U 0) C CO Cn
U �D D 00 CU N M
�V�O(A CU N NO �o
Q _ 1 mCO....N CO CA CO—CVLi
w
C 4 C C
X L
V O O >
QC > >
O X x > U L O
C 0 a C
//��,
Y —� -�� `° Q 0�000^
Z W
W >
6) > > U)
O c a� w
Zm a m ++ O
z ado° � 3 z 0'0,-0 0�
Z QQO W =mo y M Q NiNN Q + 2 u
U mm�� h � � � � LL VI W
^/ Z L" 0 W W O J
II_YL_ 4 4 o w a 3°T w °° Z o Q o0000 4=� vi LL 3 Q o r
1. F �a�'Q'C Qy L��i z 4LO LO0 � W LL O W O _
m ua�c Q c� ,?y > �c Lu coT m o o C OU C�
ma > O E m mm ❑ ❑ ❑
w a�ag U �a ON > Q m�> � of O w ����N6 N � Q
� o� � 3 � L a SOU m � � � � � � � �
Page 17
O
Y
0
N
o
e y
J J N Z J
5
C9F =pLLZ ii w
QY K(70roia
} N O y 0 U O
F o �
0j c �a a�UwlFu.
fn a) (7 W W oe� QNy�wo
N
~ C7Qo
fn X 0 Y Q y N O
O
wJ0 Q�y ooUo
OF`
=WZ OQ� as
Zp0 co
OwQ
c�
LO
N U
f0
L N
sz
z
�� sz
i
1
ss ss
� aego
J
W
Fcn
J w o C)
ZQz 0
Q 0
dN
f0
O
n �
� O
y H
V Z +N
7 'J
J W Q
a ~�
F V V O
T 0 zJ W
77 � �M w 0_ ��JQ � LL
/ W QLL O ' d� a
/\\//�®gj 7 Q v 0 J a N a
�f L� Z 0 �O Q�Q m o
in
w—w O LLM ~ate N N
u)m
~w� ~ Q� (n� 11
cn NO QW ZZy W in
T �m� xw U� �YZ Q �_ 9� �� W
wOZa
W Y
O�Zy
N(r�Q
�� � <
QOQ
3 � WWZ =01 o
OJ
u) Q 00 aLmJU a
u) W mu ML
O O 0O0 0p mLLO w�ro OO
N
`� � Oa
( EE l
SllVIS 9NDIdVd
Page 18
0
O o
Y
O
o
I I
LL
r
Zee
oz
f
Q
O c�W
a m Wo
a w
® w —
A O
V') cf') LLJ
O z =' D
OD
O LLJ
_
W ~
zu
00
Page 19
�I lillllv'Illlll i
I
�' + - ,fir 'ate- •_ •ys-
• ot-J1 F.fr yy.--
--�p
ti 4i if _
0
O o
Y
O �
0
I
r
LL
0
Oz
�W
Q mo
ry W0
C o c,=
U W
O
LIJ
- o
� w
z
0
I z of w
O �[
Z u
LL G) Q
Page 21
GDP 90 RIVERWAY LLC ANNEX 71 LLC
MERGE 90 RIVERWAY DR 409 MASSACHUSETTS AVE 300
PC:05-07-19 OSHKOSH WI 54901 INDIANAPOLIS IN 46204
ANTHEM LUXURY LIVING LLC AURORA MEDICAL GROUP INC CITY OF OSHKOSH
5160 EXPO DR PO BOX 341880 PO BOX 1130
MANITOWOC WI 54220 MILWAUKEE WI 53234 OSHKOSH WI 54903
ST PETERS CONG THE RIVERS PHASE II OSHKOSH LLC DAN DRENDAL
449 HIGH AVE 230 OHIO ST 200 305 E COURT AVE
OSHKOSH WI 54901 OSHKOSH WI 54902 DES MOINES IA 50309
JOY HANNEMANN
604 CLAY ST
CEDAR FALLS IA 50613
Page 22
SUBJECT
SITE
� �►+i�:�+i+ice = �
rPAP I'M
t
III IN
t =
SUBJECT
SITE
I
0.0
City of Oshkosh maps and data are intended to be used for general identification purposes only,and
the City of Oshkosh assumesthe
Prepared by: Oshkosh,
MEN
ENIME
INN Mom
- '�■I■1■� JIIIIIIII■ ■ —■
.� � ■ ■1
11 CNE =.
INS El
0
SUBJECT �-
?� SITE
SUBJECT
SITE
0IM
' D -
SOME ��1111■1- 111111 - - - ' 1 - • RMU-
■111111111 111111■ '
i.IIIIII■ - 1 111111111111�- - _r, , . ° .
9I•mill oil
1�1 111111111111'111111111111 oil 1111111 III! a i0 ` -
iME
I11 ■ i�111111111 111111111111 11111111■ mIN
om ■"I■0City of Oshkosh maps and data are intended to be used for general identification purposes only,and
-
in=0.1 mi A%
the City of Oshkosh assumesthe
Prepared by: Oshkosh,W1 Oshkosh
_ �• �1 , �,gib►:
r
r, -
s" t
a:
I
^d ti
a � ,
n
T Y�
,
f,
V 1
tc �
o.
i
G
Low
IM
1J1rr� � r N mi
Er � tin= 03
tin= 140ft
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 Printing Date:4/2/2019 ,r�information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh
Prepared by: City of Oshkosh,WI
J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd ser. ak