Loading...
HomeMy WebLinkAboutItem V PLAN COMMISSION STAFF REPORT JULY 20, 2021 ITEM V: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A MULTI-FAMILY USE LOCATED AT 851 SOUTH MAIN STREET GENERAL INFORMATION Owner/Petitioner: Mach IV Engineering & Surveying LLC – Joel Ehrfurth Action(s) Requested: The petitioner requests an amendment to the Specific Implementation Plan approval for a multi- family use 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 8th Avenue, Nebraska Street and West 9th 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 16th 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. In August of 2019, the SIP was amended to remove the rooftop bar and patio. The plans for the offices, restaurants/retail spaces and ground level patios remained the same. Additionally, the petitioner proposed 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 were removed from the plans. The mechanical room on the northwest comer of the building was also removed. Page 1 ITEM VI- SIP Amendment – 851 S Main St. 2 Subject Site Existing Land Use Zoning Vacant Industrial (former Miles Kimball) CMU-PD Adjacent Land Use and Zoning Existing Uses Zoning North Vacant UMU-PD South Mixed commercial/residential CMU East Vacant RMU West Multi-family residential CMU-PD Recognized Neighborhood Organizations None Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Center City ANALYSIS Use The previously approved Planned Development (2019) of the site was for renovation of the building for restaurant/retail on the ground floor and offices on floors 2, 3, and 4. The applicant is proposing to amend the approved Specific Implementation Plan for residential apartment units on all floors with a total of 28 units and 44 total bedrooms. As multi-family residential uses are listed as desired within the South Shore East redevelopment area, staff is supportive of the proposed plan. The proposed building renovation is also consistent with the Sawdust District goal of rehabilitating existing historic buildings and providing residential opportunities. Site Design & Access/Parking The petitioner is proposing only minor revisions to the approved site design, which include removal of outdoor patio areas and a rear (west) addition for a lobby and elevator. According to the plans, each unit will have a balcony or patio. Page 2 ITEM VI- SIP Amendment – 851 S Main St. 3 Residential uses within the CMU district must provide evidence of availability of off-street parking in the amount of 1 parking space per dwelling unit within 1,000 feet of the unit. The applicant is providing 43 parking stalls, which meets the parking requirement for the proposed 28 units. The northeast corner of the building includes balconies and a concrete patio area that will extend into the public right-of-way. The Department of Public Works has noted that a CSM will be required to allow for the balconies off of the north side of the public right-of-way and the right-of- way can be vacated and then released pending any other public utilities that may occupy the space. No other changes to the site design are being proposed. Lighting A revised lighting plan has been submitted. Lighting levels will not exceed the maximum 0.5 fc at the property lines. Lighting levels will need to be increased at the northwest corner of the parking lot to meet the minimum 0.4 fc requirement. This can be addressed during Site Plan Review. Light fixtures will be mounted at 18’ and 20’ and will be full cut-off fixtures. Signage Conceptual signage renderings have been included on the exterior elevations, which include wall signage on the south façade. All signage will need to be compliant with CMU signage standards and can be addressed under a separate building permit. Page 3 ITEM VI- SIP Amendment – 851 S Main St. 4 Landscaping A detailed landscaping plan has been submitted and appears to be in compliance with paved area landscaping point requirements. A deciduous tree will need to be added to all 6 parking row ends. Deciduous trees shown on other areas of the site can be relocated to meet this requirement. Page 4 ITEM VI- SIP Amendment – 851 S Main St. 5 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 The proposed building elevations have been modified from the previously approved SIP, and include a combination of brick, concrete masonry unit (CMU), and metal products. As previously noted, each unit will also have a patio or balcony. Page 5 ITEM VI- SIP Amendment – 851 S Main St. 6 Staff does not have concerns with the proposed changes to the building plans as the facades will maintain the appearance of the existing building. Exterior materials will be predominantly brick and glass on all street-facing facades and will remain compatible with materials of surrounding buildings. 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. Page 6 ITEM VI- SIP Amendment – 851 S Main St. 7 (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. (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. Staff recommends approval of the Specific Implementation Plan amendment as proposed, with the findings listed above. Page 7 Page 8 Page 9 Page 10 SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A MIXED-USE SITE AT 851 SOUTH MAIN STREET MILES KIMBALL, LLC MACH IV PROJECT NO. 1788-01-20 CITY OF OSHKOSH WINNEBAGO COUNTY, WISCONSIN JUNE 18, 2021 PREPARED BY: Page 11 BACKGROUND The approximate 0.83 acre site includes a 4-story structure built in approximately 1900. 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 16th Avenue; and is immediately west of the area being identified as the "Sawdust District." 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. On April 22, 2008, the Common Council approved a Planned Development for the block bounded by South Main Street, West 8th Avenue, Nebraska Street and West 9th 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. On May 22, 2018, Common Council approved a Specific Implementation Plan (SIP) amendment to renovate the building to include two restaurants 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. In August of 2019, the SIP was amended to remove the rooftop bar and patio. The plans for the offices, restaurants/retail spaces and ground level patios remained the same. Additionally, the petitioner proposed 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 were removed from in the plans. The mechanical room on the northwest comer of the building was also removed from the plans and the area will only include opaque screening for ground mounted equipment to the building exterior. No other changes to the site design were proposed. In 2021, the ownership of the property changed to Miles Kimball, LLC. Based on post-pandemic market conditions, Miles Kimball, LLC is requesting a Specific Implementation Plan (SIP) Amendment & Encroachment approval for the renovation of an existing vacant building located at 851 South Main Street into a residential use facility. The proposed development will be residential space. The apartments will be a mix of two bedroom units and one bedroom units. PROPOSED SITE Site Design & Access/Parking The petitioner is proposing various revisions to the approved site design. Overall, the site is consistent with the currently approved SIP. The proposed site plans are included in the amendment request. Lighting A photometric plan is included in the SIP Amendment Request Signage Conceptual signage plans have been submitted which include wall signage. The signage will be addressed under a separate building permit. Landscaping Page 12 A detailed landscaping plan has been submitted. Stormwater Management The stormwater management aspect of the project will be met with the use of a biofilter. The biofilter will be located in the southwest corner of the site and designed to meet City ordinance. A detailed stormwater management plan will be submitted for review and approval during the during the site plan review process. Building Proposed exterior building modifications are designed to revitalize and enhancing the existing industrial building. Each of the apartment units will have a patio or balcony. The materials of construction on the facade is a mix of brick, CMU, and metal products. A breakdown of the facade materials of construction is included at the end of this narrative. 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. The property is part of an approved General Development Plan on the block bounded by South Main Street, West 8th Avenue, Nebraska Street and West 9th 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. SIP NARRATIVE REQUIREMENTS Specific project themes and images The proposed development, in an effort to be respectful to the buildings manufacturing history, is a blend of turn of the century architecture and modern design. Specific mix of land uses The proposed use will be residential apartments. 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. The proposed 24,524 sq. ft. facility will be devoted to apartment space. The proposed site will include 30% green/open space and 70% 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 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 a combination of materials and the addition of balconies. Specific relationship to nearby properties and public streets 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 north and west sides of the building as previously intended on the existing SIP. Page 13 Petitioner is requesting a small portion of right-of-way be vacated along S. Main Street to facility construction of a patio. 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. Parcel Size: 36,317 sf (0.83 ac) Existing Conditions Green Space 23,045 sf (63%) Impervious Area Building 6,206 sf Pavement 7,066 sf Total Impervious 13,272 sf (37%) Proposed Conditions Green Space 10,963 sf (30%) Impervious Area Building 6,800 sf Pavement 18,554 sf Total Impervious 24,354 sf (70%) 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. 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. Section 30-54(G) Minimum Pavement Setback The patio concrete on the northeast corner of the building is located within the ROW and pavement setback. The proposed location creates no adverse conditions to the public should that portion of the ROW be vacated 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 8th Street. This will allow semi deliveries (if any) to be made via wheeled dolly from 8th Street. Phasing Schedule Page 14 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. The proposed SIP differs from the approved SIP in that the primary use has changed from commercial to residential. Page 15 Page 16 SIP 851 S MAIN ST PC: 07-20-2021 BRIDGEVIEW HOLDINGS LLC 1302 S MAIN ST OSHKOSH, WI 54902 MK1 LLC 905 OREGON ST OSHKOSH, WI 54902 REDEVELOPMENT AUTH CITY OF OSHKOSH PO BOX 1130 OSHKOSH, WI 54903 31 W 9TH AVE LLC 907 S MAIN ST OSHKOSH, WI 54902 25 W NINTH AVE LLC 907 S MAIN ST OSHKOSH, WI 54902 GOLLNICK INDUSTRIES INC 907 S MAIN ST OSHKOSH, WI 54902 901 SOUTH MAIN LLC 907 S MAIN ST OSHKOSH, WI 54902 GOLLNICK RENTALS INC 905 S MAIN ST OSHKOSH, WI 54902 JOEL EHRFURTH 2260 SALSCHEIDER CT GREEN BAY, WI 54313 MILES KIMBALL LOFTS, LLC 327 RANDOLPH DR APPLETON, WI 54913 Page 17 S MAIN STS MAIN STW 9TH AVW 9TH AVNEBRASKA STNEBRASKA STW 7TH AVW 7TH AV W 8TH AVW 8TH AV W 10TH AVW 10TH AV E 8TH AVE 8TH AV E 9TH AVE 9TH AV E 10TH AVE 10TH AV E 7TH AVE 7TH AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/24/2021 1 in = 120 ft1 in = 0.02 mi¯851 S MAIN851 S MAIN City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer Page 18 HI TR-10 I I CMU I I CMU CMU-PD TR-10 RMU-PD-RFO UMU CMU-RFO I-PD-RFO UMU RMU RMU-RFO UMU RMU-PD-RFO UMU I-PD I I-PD I UMU-PD I RMU-PD-RFO UMU-RFO TR-10 I I CMU-PD I I UMU-PD RMU-PD-RFO I CMU UMU CMU I RMU-PD I-RFO CMU-PD-RFO I-PD-RFO RMU-PD CMU-RFO UMUUMU-PD CMU-PD RMU-PD RMU-RFO Oshkosh City LimitOshkosh City LimitOREGON STOREGON STS MAIN STS MAIN STW 9TH AVW 9TH AV CEAPE AVCEAPE AV W SOUTH PARK AVW SOUTH PARK AVJACKSON STJACKSON STW 7TH AVW 7TH AV W 6TH AVW 6TH AV W 8TH AVW 8TH AV PIONEER DRPIONEER DRNEBRASKA STNEBRASKA STW 11TH AVW 11TH AV W 10TH AVW 10TH AV W 12TH AVW 12TH AV W 14TH AVW 14TH AVMINNESOTA STMINNESOTA STOTTER AVOTTER AV BROAD STBROAD STWAUGOO AV WAUGOO AV E 10TH AVE 10TH AVSTAT E STSTATE STPPEEAARRLLAAVV E 14TH AVE 14TH AV E 11TH AVE 11TH AV E 7TH AVE 7TH AV CEAPE AVCEAPE AV BROAD STBROAD STMULTIPLE C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/24/2021 1 in = 500 ft1 in = 0.09 mi¯851 S MAIN851 S MAIN City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer Page 19 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/24/2021 1 in = 100 ft1 in = 0.02 mi¯851 S MAIN851 S MAIN City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer Page 20