Agenda Item Number _____6______

Memo To: Plan Commission, Village Board

Fr: Trevor Fuller, Planning and Zoning Administrator

Re: ACTION RE: PETITION FROM BERNIE VAN EPEREN & CHRIS BATTLE REQUESTING PRELIMINARY APPROVAL OF A PLANNED DEVELOPMENT DISTRICT TO CONSTRUCT A MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING ON PARCELS AL-55 & AL-55-1, LOCATED AT 2050 RIVERSIDE DRIVE (current Allouez Business Center office building) Date: 13 December 2018 Attached are the proposed plans submitted by Bernie Van Eperen and Chris Battle for the preliminary review of the

planned development district at 2050 Riverside Drive. Representatives from the development will be present at the

meeting to talk about the project and answer any questions.

Planned Development District Process

The PDD process offers both the village and the developer flexibility from the zoning code. Not all details of the plan

need to be consistent with what is required in the zoning code, but deviation from the zoning code should be to

promote a development that is innovative in design, character, and quality.

The Plan Commission and Village Board are asked to make a decision on the preliminary plan review of the multi-family

apartment building proposal. Site specific details of the project should be discussed and concerns should be brought to

the attention of the developer, however, preliminary plan approval or disapproval should be on project concept only –

whether or not the proposed project would be consistent with the purpose, spirit, and intent of the Village

Comprehensive Plan, other village development plans, and the purpose defined in Article VI of Chapter 475 of the village

ordinances.

The petitioner is not prohibited from resubmitting the same or different proposal in the future if preliminary approval is

not obtained. Furthermore, approval is preliminary only and does not bind the Village of Allouez to final approval of the

project.

Reasons for a Planned Development District at this time include height and use. The property is zoned “Commercial,”

which allows for multi-family or mixed-use through a conditional use. The zoning of the properties to the immediate

north and south of this property allow for this use by right. Commercial zoning allows for a four story or 50-foot

structure. The proposed development is five stories and approximately 62-feet in height from Riverside Drive. The fifth

floor is shown to be setback from the building edge.

Recommendation

Staff has reviewed the presented plans and has shared initial comments with representatives of the development. Staff

recommends preliminary approval of the proposed project concept given that the concept is a similar use to a use

recently amended to be allowed in the “Commercial” Zoning District under a conditional use permit. The developer

should continue to work with staff in developing a final site plan that is consistent with the Village of Allouez

Comprehensive Plan and meets the necessary permit requirements.

The Plan Commission is asked to recommend to the Village Board to approve, not to approve, or table the PDD

petition. If the recommendation is not to approve, reason for the recommendation must be provided. The Plan

Commission can only table a decision for up to two months.

Preliminary PDD Review – Staff Comments

Site: 2050 Riverside Drive (Parcel AL-55 & AL-55-1) Petitioner: Bernie Van Eperen and Chris Battle Zoning Department review

­ Items to consider for preliminary approval:

This parcel is not specifically mentioned in the Comprehensive Plan or in the Riverside Drive and

Webster Avenue Corridor Study; however, the area to the immediate north is proposed multi-

family in the corridor study.

The proposed use is allowed in “Commercial” zoning districts through a conditional use permit

and is surrounded by property zoned “Light Industrial” to the north and south, which allows for

this use by right.

The property is located on an arterial road (STH 57/Riverside Drive), with complimentary

building uses in the area.

­ Items to consider for final approval:

The building setback is in line with the other buildings in the area. However, reconfiguring the

building to have parking on the side of the building and the building closer to the street should

be considered.

Commercial zoning allows for a four story or 50-foot structure. The proposed development is

five stories and approximately 62-feet in height from Riverside Drive. The fifth floor is shown to

be stepped back from the building edge, which is ideal should the extra story be considered.

The Comprehensive Bicycle and Pedestrian Plan calls for a pedestrian connection to the north

and south of the property (St. Joseph Street and Allouez Avenue, respectively). Although public

connection is not necessarily required, a private connection to the trail from the building is

suggested for residents of the building.

A pedestrian connection should be provided from where the proposed sidewalk is planned for

Riverside Drive/STH 57 to the front entrance of the building.

Building finishes and features should be of similar quality in the “front” and “back” of the

building, since the “back” is facing the Fox River.

The massing of the building should be broken up by architectural variations in the façade.

Parking does not appear to meet the standards of the zoning code, but less parking can be

considered, especially if designated bicycle parking is provided. If the building has mixed use

elements, designated parking during business hours only should be considered.

Green space seems to be adequate at this time.

All other zoning requirements for “Commercial” stipulated in Chapter 475 of Village Ordinances

should be met to the highest degree possible.

Fire Department review

­ Initial comments approved the idea to have a sprinkler system in the building and a paved drive around

the building. Will review more when detailed site plans are submitted for final approval.

Parks, Recreation, and Forestry Department review

­ No comments at this time. Will review more when detailed site plans are submitted for final approval.

Public Works Department review

­ No comments at this time. Will review more when detailed site plans are submitted for final approval.

Building Inspection review

­ No comments at this time. Will review more when detailed site plans are submitted for final approval.

Date Reviewed: December 13, 2018

Comments Submitted By: Trevor Fuller, Village of Allouez Planning & Zoning Administrator

5 STORY

APARTMENT

- PHASE 1 -

- PHASE 2 -

COURTYARD

STORMWATER

RETENTION

IN/OUT

@ LL 2

LOBBY

IN/OUT

@ LL 1

TRAFFIC

TRAFFIC

TR

AFFIC

TW

O

WAY

TR

AFFIC

SCALE: 1" = 40'-0"09/10/18

NEW RiversidePLANNING

SITE PLAN Phase 20' 80'40'20'

SCALE:09/10/18

NEW RiversidePLANNING

PERSPECTIVES Phase 2

RIVERSIDE DRIVE LOOKING SOUTH RIVERSIDE DRIVE LOOKING NORTH

FOX RIVER TRAIL LOOKING SOUTH FOX RIVER TRAIL LOOKING NORTH

7411172

1178

766 766

7361140

1140

741

8001197

771

1246747 747 1187

1139736STOR

T/C

774

1376

816

816

816

1129 1245

T/C

11571220

TERRACE

TERRACE

803

1152

50

T/C

50

T/C

LO

BB

Y

RETAIL

8702 SF

OFFICE

9054 SF

AMENITIES

SCALE: 1/64" = 1'-0"09/10/18

NEW RiversidePLANNING

LAYOUTS

FLOOR 02,03,04 FLOOR 05LL2 LL1 FIRST FLOOR

FOX

RIVER

TRAIL DRIVEWAY

LOOP

SURFACE

PARKING

RIVERSIDE

DRIVE

PARKING

BUSINESS / RESTAURANT / APT LOBBY AND AMENITIES

APARTMENTS

APARTMENTS

APARTMENTS

PARKING

APARTMENTS14' - 8"

11' - 4"

11' - 4"

11' - 4"

13' - 8"

10

' - 0

"10

' - 0

"

01

02

03

04

05

LL1

LL2

SCALE: 3/64" = 1'-0"09/10/18

NEW RiversidePLANNING

SECTION