HomeMy WebLinkAboutItem IX PLAN COMMISSION STAFF REPORT AUGUST 6,2019
ITEM IX: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A MIXED-USE
SITE LOCATED AT 851 SOUTH MAIN STREET
GENERAL INFORMATION
Owner/Petitioner: Bridgeview Holdings LLC-Will Steiner
Action(s) Requested:
The petitioner requests an amendment to the Specific Implementation Plan approval for a mixed-
use site located at 851 South Main Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
On April 22, 2008, the Common Council approved a Planned Development for the block bounded
by South Main Street, West 81h Avenue, Nebraska Street and West 91h Avenue for a multi-family
development on the western portion of the site and renovation of the existing 4-story building
(formerly Miles Kimball) on the east side of the site. The multi-family development to the west of
the subject site was constructed in 2008 per the approved Planned Development. The Miles
Kimball building was never renovated,but the surrounding facility was razed in 2006 according
to prior building permit records.
The approximate 0.83 acre site includes a 4-story structure built in 1900, according to City
Assessor information. The site was formerly used for light manufacturing/industrial purposes
(Miles Kimball) and is now vacant. The surrounding area contains a mix of industrial,
commercial and residential uses. The subject property is located within the South Shore East
redevelopment area which is generally located on the south side of the Fox River from the west
side of South Main Street to Lake Winnebago with the southern boundary of 161h Avenue; and is
immediately west of the area being identified as the "Sawdust District."
On May 22, 2018,Common Council approved a Specific Implementation Plan (SIP) amendment
to renovate the building to include two restaurant or retail tenant spaces on the first floor, two
patios on the south side of the building, office spaces on floors 2-4 and the addition of a rooftop
bar and patio area.
Subject Site
Existing Land Use Zoning
Vacant Industrial (former Miles Kimball) CMU-PD
Page 1
Adjacent Land Use and Zoning
Existing Uses ' Zoning
North Vacant UMU
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Mixed commercial/residential CMU
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Vacant RMU
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Multi-family residential CMU-PD
Comprehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Mixed-Use Downtown
20 Year Land Use Recommendation Mixed-Use Downtown
ANALYSIS
Use
The previously approved Planned Development (2018) of the site was for renovation of the
building to include two tenant spaces on the first floor that will either be a restaurant or retail
space along with two patios on the south side of the building, office spaces on floors 2-4 and
rooftop addition(51h floor)for a bar (50 patrons or less) and patio area. The only change to the
approved uses is that plans for the rooftop bar and patio have been removed. The plans for the
offices, restaurant/retail spaces and ground level patios have not changed.
Site Design&Access/Parking
The petitioner is proposing various revisions to the approved site design. Along with removing
the rooftop addition from the plans, the glass enclosed stair and elevator tower on the west end of
the building and glass enclosed stair tower on the south side of the building are no longer
included in the plans. The mechanical room on the northwest corner of the building is also no
longer included in the plans and the area will only include opaque screening for ground mounted
equipment, which will match the building exterior. No other changes to the site design are being
proposed.
Lighting
No changes have been made from the approved SIP.
Siege
Conceptual signage plans have been submitted which include wall signage on the north, south
and east facades which show a reduction in size from the previously submitted conceptual plans.
The signage can be addressed under a separate building permit.
Landscaping
A detailed landscaping plan has been submitted and appears to be in compliance with paved area
landscaping requirements as the parking row end trees that were missing on the previous SIP
submittal have been added.
ITEM IX-SIP Amendment-851 S Main St 2
Page 2
Storm Water Management
The Department of Public Works reviewed the plans and noted that storm water requirements
need to follow the Municipal Code. This can be addressed during the site plan review process.
Building
No changes are being proposed to the remaining building facades from the previous SIP, except
that there will be a significant reduction of overall window area due to the removal of the glass
enclosed stair/elevator towers and rooftop addition from the plans. Staff does not have concerns
with the proposed changes to the building plans as the enhancement of the existing brick facades,
new windows and details will still improve the appearance of the facades.
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.
(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.
ITEM IX-SIP Amendment-851 S Main St 3
Page 3
(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 Specific Implementation Plan amendment as proposed, with
the findings listed above.
ITEM IX-SIP Amendment-851 S Main St. 4
Page 4
SUBMIT TO:
ICA City of Oshkosh Dept.of Community Development
215 Church Ave., P.O. Box 1 130
City0f Planned Development Application Oshkosh,WI 54901 59
Oshkosh
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Bridgeview Holdings LLC - Will Steiner Date: 7/18/19
Petitioner's Address: 300 Ohio Street City: Oshkosh State: WI Zip: 54902
Telephone #: (920) 277-6576 Fax: ( ) Other Contact# or Email: will@wsteiner.com
Status of Petitioner (Please Check): O er e resentative a Tenant a Prospective Buyer
Petitioner's Signature (required): Date:_ 7/18/19
OWNER INFORMATION
Owner(s): Bridgeview Holdings LLC - Will Steiner Date: 7/18/19
Owner(s) Address: 300 Ohio Street City: Oshkosh State: WI Zip: 54902
Telephone #: (920) 277-6576 Fax: ( ) Other Contact# or Email: 54902
Ownership Status (Please Check): a Individual a Trust a Partnership a 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.
Property Owner's Signature: Same as applicant Date:
TYPE OF REQUEST:
❑ 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: 851 South Main Street
Proposed Project Type: Office - Floors 2,3,4 and Restaurant/ Retail - Floor 1
Current Use of Property: Vacant Building Zoning: CMU-PD
Land Uses Surrounding Your Site: North: Vacant/ Commercial
South: Commercial
East: Vacant
West: Multi-family 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 ReCA(ge S
SUBMITTAL REQUIREMENTS-Must accompany the application to be complete.
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
please request a waiver in writing to the Division's Director or designee.
❑ A neral Development Plan (GDP)submittal, per Section 30-387(C)(4), shall include the following ite
(digit files should be submitted):
❑ A ful ' e (24" X 36") hard copy plan set including the required plans listed below and a digit plan set.
❑ Genera cation map of the subject site depicting:
• All ds for which the Planned Development is proposed and other lands withi 00 feet of the
boun ies of the subject property.
• Current z ing of the subject site and abutting properties, and the jurisdi on(s) that maintains that
control.
• A graphic scale nd north arrow.
❑ Generalized site plan sho ' g the pattern or proposed land uses, inclu ' g:
• General size, shape, d arrangement of lots and specific us areas.
• Basic street pattern and ttern of internal drives.
• General site grading plan s wing preliminary road gr S.
• Basic storm drainage pattern, i luding proposed o ite stormwater detention.
• General location of recreational d open spac areas, including designation of any such areas to
be classified as common open spac
❑ Statistical data, including:
• Minimum lot sizes in the development.
• Approximate areas of all lots.
• Density/intensity of various parts of e develop nt.
• Building coverage.
• Landscaping surface area r o of all land uses.
• Expected staging.
❑ Conceptual landscaping pla
❑ General signage plan.
❑ General outline of prop y owners association, covenants, easements, a deed restrictions.
❑ A written description the proposed Planned Development, including:
• General pr act themes and images.
• The ge ral mix of dwelling unit types and/or land uses.
• Appr imate residential densities and nonresidential intensities.
• G eral treatment of natural features.
• eneral relationship to nearby properties and public streets.
General relationship of the project to the Comprehensive Plan or other area plans.
• Proposed exceptions from the requirements of the Zoning Ordinance.
Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
❑ A Specific Implementation Plan (SIP)submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP
(digital files should be submitted):
❑ A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set.
❑ An existing conditions map of the subject site depicting the following:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
• Current zoning of the subject property and all abutting properties, and the jurisdictions) that
maintains that control.
• Existing utilities and recorded easements.
• All lot dimensions of the subject site.
• A graphic scale and a north arrow.
❑ An SIP map of the proposed site showing at least the following:
• Lot layout and the arrangements of buildings.
• Public and private roads, driveways, walkways, and parking facilities.
Page 62
• 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.
I 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.
Applicant's Signature (required): 1M2& Date: 7/18/19
Page 73
♦ �
July 18, 2019 EXCEL
ARCHITECTS•ENGINEERS•SURVEYORS
Project Narrative
Project: Bridgeview Holdings
851 South Main Street
Oshkosh, WI
Bridgeview Holdings, LLC is requesting Specific Implementation Plan (SIP) Amendment
& Encroachment approval for the renovation of an existing vacant building located at
851 South Main Street into a mixed-use space containing office, restaurant and retail
tenants. The property is currently zoned CMU-PD.
The property is part of an approved General Development Plan on the block bounded
by South Main Street, West 8t" Avenue, Nebraska Street and West 9t" Avenue in the
South Shore Redevelopment Project Area. The west portion of the block contains
townhouses and the proposed renovation project is on the eastern portion of the block.
Surrounding land uses include: vacant and commercial to the north, south and east and
multi-family residential to the west. The proposed project will be compatible with the
surrounding zoning, which includes: Urban Mixed Use (UMU) to the north, Riverfront
Mixed Use (RMU) to the east, Central Mixed Use (CMU) to the south, and Central
Mixed Use w/ PD Overlay (CMU-PD) to the west.
The property currently consists of an existing (4) story 24,524 sq. ft. (6,131 sq. ft. per
floor) vacant building and gravel and grass lawn area. The building renovation will
include offices on floors 2, 3 and 4 and potential restaurant and retail space on first
floor. Small entrance canopies and window eyebrows have been added to identify the
entrances and enhance the human experience at the grade level.
Proposed exterior building modifications are designed to pay homage to its
manufacturing past and bring back to life this century old industrial building by capturing
the current mixed use trend while reclaiming and enhancing the existing industrial
building with Spartan brick massing and steel applique. Because of these
modifications, a conceptual building code narrative has been included with the proposal
to show the intent of how this facility will meet the building code. These modifications
will include:
• All the existing painted exterior brick will be tuck-pointed, bead blasted and
sealed to bring back their original industrial aesthetic
• New punched window openings along the south, north and west facades
o Include proportions and details from turn of the century industrial buildings
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• New entrance canopy to identify the north entrance
o Brick piers with stone caps
o Exposed steel columns and beams
o Wood fascia
o Enhances the existing industrial appearance
• New mechanical screen on the northwest fagade
o Provide opaque screening to mask the ground mounted mechanical units
along with the electrical service gear.
• New eyebrows over new windows on the first floor tenant spaces
o Brick piers with stone caps
o Exposed steel columns and beams
o Wood fascia
o Enhances the existing industrial appearance
• New patios from the first floor tenant spaces along south fagade with entrances
from the two first floor tenant spaces
• Wood framed open air pergola over the patios
o Brick piers with stone caps
o Exposed steel columns and beams
o Wood framing members to provide shade over patios
o Enhances the existing industrial appearance
The hours of operation and number of employees is currently pending based on the
tenant mix for the building. Traffic Generation can also be determined once final
tenants are identified.
The building renovation will be a positive change to the area. The redeveloped property
will fit with the character of the existing neighborhood and there will be no negative
impact on neighbors. This development will also create an excitement to the downtown
neighborhood by providing a facility that will provide modern conveniences and services
while not forgetting Oshkosh's historic manufacturing past.
SIP Narrative Requirements:
• Specific project themes and images
o The proposed development, in an effort to be respectful to the buildings
manufacturing history, is a blend of turn of the century charm and modern
day amenities. With the reclamation of the original brick fagade and
addition of exposed steel structured canopies and eyebrows, this facility
will provide users with a sense of its storied past while furnishing the
comforts of modern-day amenities.
• Specific mix of land uses
o The proposed uses will include restaurants, retail spaces and office space.
These uses and services will be a needed addition to a developing and
growing area.
• Specific residential densities and nonresidential densities as described by
dwelling units per acre, and landscaping surface area ratio and/or other
appropriate measures of density and intensity.
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o The proposed 24,524 sq. ft. facility with include 17,181 sq. ft. of space for
office use, and 6,131 sq. ft. of space for either restaurant or retail space.
The proposed site will include 27.6% open space and 72.4% impervious
surface. The exterior lighting on the site will meet the code requirements
and provide an inviting atmosphere for the public. Site lighting plans are
included with the SIP amendment submittal.
• Specific treatment of natural features
o The major natural feature on the property is the existing four story brick
building. The proposed development will reclaim the original brick and
enhance the original industrial building with exposed steel structural and
elements.
• Specific relationship to nearby properties and public streets
o The existing building is centrally located on the east side of the site and
will remain in its current location. Parking areas are proposed on the west
and north sides of the building as previously intended on the existing SIP.
• 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.
o The existing lot is 36,316 sf (0.83 ac) and contains a 6,170 sf (0.14 ac)
building and 12,002 sf (0.28 ac) of gravel for a total of 0.42 acres of
impervious coverage (50%) and 0.42 acres of open space (50%). The
proposed site will contain a building footprint of 6,170 sf (0.14 ac), 20,115
sf (0.46 ac) of impervious surfaces, and 10,031 sf (0.23 ac) of open space.
Based on the surface coverages, the proposed site is comprised of 72.4%
impervious surfaces, and 27.6% open space. The proposed driveway will
be in generally the same location as the current SIP that will be amended.
• 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.
o The proposed SIP is a revision to the previously approved SIP; however
the proposed revisions made to the development will provide much
needed services and amenities to the downtown neighborhood. In
addition, the proposed site generally follows the previously approved SIP
with minor modifications to the layout.
• 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.
o Section 30-191(E)(2)(b) — Refuse or Recycling Enclosures
■ Dumpster enclosure is located in the front setback
• The proposed property has street frontage on three sides.
Finding a compliant location is difficult if not impossible. In
an effort to comply with the intent of the ordinance, the
proposed dumpster enclosure materials will match the
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existing building materials including adding brick piers.
Dumpster enclosure detail is provided with submittal.
o Section 30-54(G)
■ Minimum Pavement Setback
• The patio concrete on the southeast corner of the building is
located within the 5' pavement setback. The proposed
location creates no adverse conditions to the public.
o Section 30-114 (B)(3)
■ Permitted Projects into All Required Yards
• Several eyebrows, a brick pier, and some signage are
proposed to encroach into the right of way along the eastern
side of the site. Because the existing historic building is
currently built on the east right of way line, any additions or
amenities along the east facade will need to extend in the
right of way. This will create no foreseen adverse effects to
the public are created and aide in the overall industrial
design of the development. An encroachment request is
being made with the SIP amendment for these items.
o Section 30-190
■ Lighting Levels
• We are not meeting the required lighting levels at the north
property line to the public street. Due to the proximity of the
property line from our proposed light pole location, we are
not able to meet this requirement. We are meeting the
required levels to the west property line to the neighboring
property. The site spillover is not onto neighboring
properties and into right of way providing greater visibility for
the public.
o Section 30-176
■ Loading Zone
• A dedicated load zone area is not proposed on the site.
Deliveries will be planned to be made outside of peak hours.
A straight or van truck can access the site using the same
route and turning radius as a refuse pick-up truck. Street
parking is allowed on 8t" Street. This will allow semi
deliveries to be made via wheeled dolly from 8t" Street.
• Phasing Schedule
o The proposed project is planned for 1 phase.
• How is this SIP consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the
proposed SIP.
o The proposed SIP differs from the approved SIP in following ways:
■ New entrance canopies at the north and west entrances have been
added to aid in the identification of the building entrances.
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■ Eyebrow details have been added to the first floor windows to add
to the articulation of the existing fagade.
■ Two patios on the south side of the two retail / restaurant uses with
wood framed pergola will shade these uses.
■ Punch windows along the north and south facades have been
revised to create better rhythm and symmetry.
■ The uses of the development have been changed to include
restaurants, retail, and office.
■ Additional signage has been added to aide in the identification of
the proposed commercial uses. The proposed signage will meet
current zoning regulations. Locations and square footage is
provided on the plans that are included with the submittal.
■ The design of the dumpster enclosure has been changed to be
more consistent with the overall development. The materials of the
dumpster are consistent with the building materials.
■ The lighting of the brick fagade has been revised to accent the new
building rhythm and symmetry created by the punched window
locations.
■ The amount of parking has been reduced from 52 spaces on the
current SIP to 40 on the proposed SIP.
■ The sidewalk connection to the residential development to the west
has been removed. Pedestrians from the residential development
to the west have access to the site along the public sidewalk on the
south and east sides of the site.
■ Two additional connections to the public sidewalk are proposed on
the south side of the building for access to the building and the
restaurant use on the southeast corner of the building.
■ The grading of the proposed site has been revised from the current
approved SIP to provide the required quality treatment for the
redevelopment on the proposed site. The bio-retention area to the
west will not be utilized as previously intended.
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SIP AMENDMT 25 W NINTH AVE LLC 31 W 9TH AVE LLC
851 S MAIN ST 907 S MAIN ST 907 S MAIN ST
PC:08-06-19 OSHKOSH WI 54902 OSHKOSH WI 54902
901 SOUTH MAIN LLC REDEVELOPMENT AUTH CITY OF OSHKOSH GOLLNICK INDUSTRIES INC
907 S MAIN ST PO BOX 1130 907 S MAIN ST
OSHKOSH WI 54902 OSHKOSH WI 54903 OSHKOSH WI 54902
GOLLNICK RENTALS INC MK1 LLC BRIDGEVIEW HOLDINGS LLC
905 S MAIN ST 905 OREGON ST ATTN:WILL STEINER
OSHKOSH WI 54902 OSHKOSH WI 54902 300 OHIO ST
OSHKOSH WI 54902
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