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Home My WebLink About19-17 REDEVELOPMENT AUTHORITY OF THE CITY OF OSHKOSH,WISCONSIN MAY 15, 2019 19-17 RESOLUTION CARRIED LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE GENERAL DEVELOPMENT PLAN FOR MULTI-USE DEVELOPMENTS LOCATED AT MARION ROAD REDEVELOPMENT SITES H, I AND J; MERGE, LLC BE IT RESOLVED by the Redevelopment Authority of the City of Oshkosh that the general development plan for Multi-Use Developments Located at Marion Road Redevelopment Sites H, I and J within the Marion Road/Pearl Avenue Redevelopment Area, per the attached, is hereby approved. BE IT FURTHER RESOLVED that the proposed site plan is consistent with Marion Road redevelopment guidelines and is harmonious with other existing development in the area. BE IT FURTHER RESOLVED that the Redevelopment Authority recommends that Plan Commission and Common Council approve the planned development. BE IT FURTHER RESOLVED that the developer shall comply with all zoning ordinance regulations and other conditions that may be applied to the planned development. TO: City of Oshkosh Redevelopment Authority FROM: Allen Davis, Community Development Director DATE: May 9, 2019 SUBJECT: 19-17 Approve General Development Plan for Multi-Use Developments Located at Marion Road Redevelopment Sites H, I and J; Merge, LLC Background The RDA granted an Option/Access Agreement for Marion Road lots H, I and J. As a condition of the Option, the Developer,Merge, LLC, was required to provide the RDA with a General Development Plan for all three parcels by May 31, 2019. Analysis Merge has made application to the City for the General Development Plan (GDP) for Parcels H, I and J. The Plan Commission reviewed the GDP on May 7, 2019 and recommended approval of the GDP. The GDP will be on the City Council agenda for action on May 14, 2019. The GDP is consistent with the design concepts Merge supplied when asking for the original Option. They continue to fine tune the commercial and residential components of the project. The project maintains all the important elements for the redevelopment site: this will be a mixed use commercial/residential development, a range of residential choices ranging from studios to 2- bedroom town homes, a strong Jackson Street presence, incorporation of the riverwalk into the design, and customized exterior finish to complement the City's history and surrounding structures. Fiscal Impact The proposed project would result in about$26 million in investment in the 3 parcels. The applicant has also submitted a TIF application that is currently under City review. Recommendation The RDA approves the General Development Plans for Marion Road Redevelopment Sites H, I and J. 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 Zonhn Vacant lands and parking RMU-PD-RFO,UMU-PD Page 1 Adjacent Land Use and Zoning Existing Uses Zoning NorthCommercial/Institutional I-PD, UMU-PD, I-UTO .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. SouthMixed-Uses /River RMU-PD-RFO .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. EastCommercial/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 ITEYI IV- 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 ITEYI IV- 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 ITEYI IV- 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. Signage No signage plans have been provided at this time. Final signage approval will be required as part of the Specific hnplementation 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. ITEYI IV- 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. Parkin 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 1. 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 ITEYI IV- 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 SSM based upon this generalized review under the GDP. The GDP serves to identify any specific concerns that staff may have regarding a proposed SSM and whether staff is generally supportive or opposed to the particular SSM 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. ITEYI IV- 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 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. 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 ITEYI IV- GDP Merge 8 Page 8 SUBMIT TO: ^A City of oa» cvonmmvmwoe�mnmont ' — z/sc»m oAvo' P.O. oox11uu of%: Planned Development �p�x^cat^�� o�� *o swo/ Oshkosh PHONE:(920)236-5059 For General Development Plan or Specific Implementation Plan "PLEASE TYPE OnPRINT USING BLACK|NK° APPLICANT INFORMATION Petitioner:Petitioner: = = = ' [�@� )�p��| Dote: 2010.04.81 �O� �� /�C�Urf AveM�� K8�'�� IA 50309 Pe�ione/'sAddnas � === ~- Court~ ' ", City: °~ Moines Stoh*�� p�______ Telephone #: ( ) 515.243.0074 Fox dan@slinshotarchitecture.com Status ofPetitioner (Please CheoW: oOwner XRepresentative F1 Tenant o Prospective Buyer [�� 3| '� 2�9 O4 01 Petitioner's Signature (required): �~ �~ ~ ' ��`^~"'`°:�°�� Dota: . ___ OWNER INFORMATION |C� �� 20100401 Owner(s): " Do�e� ��_.. Owner(s) Address: 60' Clay Street City: Cedar Falls State: IA Telephone #: ) 715'450'6181 Fox ( ) Other Contact# orEmail: ' — - pment.co Ownership Status (Please ChuoN: o|ndividuu| oTmd XPortnemhip oCoqzoxx6on Property Owner Consent:(nequhed) 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. | also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. | �� (]\� / /�3O��D� ~ ~ 201QU401 Prope�yOwner's 8gnmtuoe: ^ D=z��--'- Do|e: ��_ TYPE OF REQUEST: IiiiiiGeneral Development Plan (GDP) OGeneral Development Plan (GDP) Amendment OSpecific Implementation Plan (S|P) OSpecific Implementation Plan (S|P) Amendment SITE INFORMATION, Address/Location ufProposed Project: O Marion D 54901-4719 ~'fes °` ' and | ' Proposed Project Type. Mixed-Use Develot Current Use of Property: \/8C@nt/ Redevelopment oning: nmu.po.nro.umu Land Uses Surrounding Your Site: North: ConOnleFcio| South: Fox River East: {]ffiCe/CODlDlenCi8l 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_Developt-nent/Plonr)ing.htm Staff Date Kec'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 DreMal DN:Dan 2019.04.01 Dan D re n d a l.=US dan@sGn9sha�arGhiledure.com� Applicant's Signature (required): Date_2019A40115:53:11-DW0 Date: 3 Page 10 JNIISH0T ARCHITECTURE Apr 1, 2019 City of Oshkosh Mark Lyons, Principal Planner/Community Development 215 Church Avenue Oshkosh, WI 54903-1130 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. SLINGSI-IOTA RCHITECTURE.COM 305 EAST COURT AVE,DES MOINES,IA 50300 T 515-243-0074 Page 1 of 3 Page 11 JNIISH0T 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 5 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 54.6% commercial and 45.4% 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. 5 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 1.15 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 135 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 1.75 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 60-65%. 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 r L " O 0, 00 _ LL . . J z 4 Q sQ -. 00 oiE _ CLU � 0Z LU W au m Z LU z a m E w N a z W , N > � % 1 } . a 61 } W } f f J a a a LU a LU J d WW N U °° }.}. } Q 7wmw f f f d t r�. DC } .. I0.8Z I0 tiZ �0 81 '0.8Z 10•tiZ ff8Z o }.. O, } i♦ r fifi f x ♦f r } Wcr- f♦f / } LL f � F � J Cn J « li; 00 W Es r z +J ` „. Q1 w s i WtA r OC +) J O �p CO f i t� X f o Ln y� o6 0 N s , j O M W C J °N° a N O CL 7 M 0 0 oo d �� M >` r ��d0 cif L 3 N I l Al �d .......... ....... 0 or v r, 0 0 00 r � i i ■ a1_ ..... .........-- ... 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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 .......... � ....................//� Ag �9 3 4 � iii. sy �Wb .......... ...... 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