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Home My WebLink AboutItem II PLAN COMMISSION STAFF REPORT FEBRUARY 1, 2022 ITEM II: PUBLIC HEARING: ZONE CHANGE FROM URBAN MIXED USE DISTRICT (UMU) TO CENTRAL MIXED USE DISTRICT (CMU) AND APPROVAL OF PROJECT REVIEW FOR PROPERTIES LOCATED AT SOUTHEAST CORNER OF OREGON STREET & WEST 6TH AVENUE (600 OREGON STREET) GENERAL INFORMATION Applicant: Corey Wallace: Chet Wesenberg Architecture LLC Property Owner: SJPK LLC: Sheila & Jerry Kanter & Redevelopment Authority of Oshkosh Action(s) Requested: The applicant requests a zone change from the existing Urban Mixed Use District (UMU) to Central Mixed Use District (CMU). The applicant also requests approval of Central Mixed Use District Design Standards Project Review to allow building modifications, parking lot expansion, and a new garage at the southeast corner of Oregon St. & W 6th Avenue. Applicable Ordinance Provisions: The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning from one classification to another but relies on the Comprehensive Plan and good planning principles. Central Mixed Use District Design Standards are found in Section 30-245 of the Zoning Ordinance. Property Location and Background Information: The subject area consists of a 0.21 acre mixed commercial/residential lot at the southeast corner of Oregon St. and W 6th Ave. and a 0.103 acre vacant lot immediately to the east with frontage along W 6th Avenue. The commercial/residential property has a two-story building with associated gravel parking area and is zoned Central Mixed Use District (CMU). The vacant lot to the east is zoned Urban Mixed Use District (UMU) and is located within the area identified as the South Shore Redevelopment Area. The surrounding area consists predominantly of commercial uses as well as vacant land to the north and east. The 2040 Comprehensive Land Use Plans recommends Center City use for the subject area. Subject Site Existing Land Use Zoning Mixed Use & Vacant CMU & UMU Recognized Neighborhood Organizations None Page 1 ITEM II: Rezone & Project Review 600 Oregon St. 2 Adjacent Land Use and Zoning Existing Uses Zoning North Vacant RMU-PD-RFO South Mixed Use CMU East Vacant UMU West Commercial CMU Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS Zone Change The applicant is requesting a zone change for the lot immediately east of 600 Oregon St. (parcel ID 90300130101) from the existing Urban Mixed Use District (UMU) to Central Mixed Use District (CMU). This request is intended to provide consistent zoning with 600 Oregon St. to allow for the lots to be combined for expansion of the parking area and a new garage. According to the applicant, the building is not currently occupied. Proposed renovations to the building include two commercial tenant areas on the first floor and two 2-bedroom dwelling units on the second floor. Staff is supportive of the rezone request as it will allow for this 50’ wide lot to be combined with the existing mixed use property (600 Oregon St.) which will serve to accommodate improved parking for the commercial and residential units. The proposed CMU zoning designation is consistent with the 2040 Comprehensive Land Use Plan recommendation of Center City for the area. The zone change is also consistent with the South Shore Redevelopment Area Plan, which applies Central Commercial (C-3) zoning standards under the prior zoning ordinance, which corresponds with the current CMU zoning district. Page 2 ITEM II: Rezone & Project Review 600 Oregon St. 3 Central Mixed Use District Project Review The applicant is proposing modifications to the existing building as well as new parking/drive surfaces and a new tenant garage. Design Standards for Central Mixed Use District Project Review apply to all new construction, building additions, and building alterations and include requirements for the following: - Urban design guidelines as determined by the Plan Commission and as evidenced by certain existing structures within the Downtown. - Building setback - Building height - Building mass - Horizontal rhythms - Vertical rhythms - Roof forms - Exterior materials - Siding - Exterior surface - Awnings and marquees - Exterior lighting - Signage The applicant is proposing modifications to all existing building facades which will include the following: West Façade Remove existing storefront window and infill the existing first floor masonry openings and install new storefront window assembly in same openings. Replace existing concrete steps in same location. North Façade Replace windows in three existing openings. Create a new masonry opening near the west end and add storefront window assembly contextual to those on the west façade. This is intended to create the appearance of the Oregon St. storefront wrapping around the corner to encompass part of the north façade along 6th Avenue. Remove door, modify opening and install a new window to provide consistent appearance with the existing windows. Page 3 ITEM II: Rezone & Project Review 600 Oregon St. 4 East Façade Install new steps and entry door at the north end to serve apartments on the second floor and new ADA compliant exterior ramp with stairway to access the two first floor business tenant entrances. Enlarge an existing upper floor window. Replace the existing canopy of the rear entrance of 602 Oregon St. South Façade Replace existing windows. Replace existing door and add first floor window area at the southwest corner of the building. Exterior concrete masonry unit to remain. Staff is supportive of the proposed façade modifications as they will serve to enhance the appearance of the building and will be an overall improvement to the site. The window areas appear to meet the glazing requirement that clear, or slightly tinted glass or related glazing material shall be used. The building exterior will remain compatible with similar neighboring buildings along Oregon Street and the modifications meet exterior design standards requirements for the Central Mixed Use District. Page 4 ITEM II: Rezone & Project Review 600 Oregon St. 5 Google Streetview of existing building Rendering of building with proposed modifications Page 5 ITEM II: Rezone & Project Review 600 Oregon St. 6 Parking/Garage With approval of the rezone request and CSM to combine 600 Oregon St. with the neighboring vacant lot to the east, the applicant is proposing a new parking area with 6 surface parking spaces and a 5-stall garage for tenant use. The exterior of the proposed garage will be fiber cement lap siding. The Central Mixed Use District design standards state that wood, thin board texture vinyl, fiber cement, or textured metal clapboard siding may be appropriate as an exterior material. In this case, staff feels that the proposed fiber cement siding on the garage is appropriate as it will be located to the rear of the building, fronting W 6th Avenue, and will be compatible with surrounding existing buildings along W 6th Avenue. Also, neighboring properties on the south side of W 6th Avenue are zoned Urban Mixed Use District (UMU), which allows for fiber cement as an exterior building material. The site plan appears to be in compliance with setback requirements for the CMU district. The final plan will need to be compliant with paved area landscaping and lighting requirements, and will be reviewed as part of the Site Plan Review process. Page 6 ITEM II: Rezone & Project Review 600 Oregon St. 7 FINDINGS/RECOMMENDATION/CONDITIONS Staff recommends approval of the rezone from Urban Mixed Use District (UMU) to Central Mixed Use District (CMU) for property located at the southeast corner of Oregon Street & W 6th Avenue. Staff also recommends approval of Central Mixed Use District Design Standards Project Review for building modifications, parking lot expansion, and a new garage as proposed. Page 7 Page 8 Page 9 Project Name: 600 Oregon Street DEC. 23, 2021 Building Renovation and New Garage Building Proposed Zoning Change Narrative: The owner of 600 & 603 Oregon Street anticipates conducting building and site renovation improvements. The current off-street parking east of the existing building has limited area which causes vehicle circulation challenges. The owner is in the process of acquiring a portion of the parcel to the east to enable a site expansion to improve the off-street parking. By expanding the site with the additional property to the east, the vehicle circulation can be improved and a tenant garage can be constructed to improve the parking. While the parcel of 600 and 602 Oregon Street is in a CMU zoning district, the parcel to it’s east is currently in an UMU district. The zoning map amendment is requested to change the acquired lot from a UMU to a CMU to be consistent with the property of 600 Oregon and thereby allow the properties to be combined to enable proposed site improvements. Page 10 Page 11 Page 12 Project Name: 600 Oregon Street DEC. 23, 2021 Building Renovation and New Garage Building CMU Design Renovation NARRATIVE: PROPOSED USE OF THE PROPERTY: the property consists of a two-story building. The first floor is proposed to include two business tenant areas. The second floor is proposed to include two (2) bedroom dwelling units. The first floor future business tenant areas are not leased so the specific future business occupancies are unknown. EXISTING USE OF THE PROPERTY: The building is currently not occupied. Its former occupancies are similar to the proposed use; except in that the first floor area supports one business tenant in lieu of the proposed two, and the second floor consists of three dwelling units in lieu of the proposed two. IDENIFICATION OF STRUCTURES ON THE PROPERTY AND DISCUSSION OF THEIR RELATION TO THE PROJECT: The property consists of a building at the west portion of the parcel. The building includes a two-story brick veneer mass (600 Oregon Street) to the north connected to a one- story cmu building mass (602 Oregon Street) to the south. A gravel parking lot comprises the remainder of the parcel east of the building. The project proposes to renovate the existing building resulting in two (2) bedroom dwelling units on the second floor and (2) leasable business tenant spaces on the first floor. Construction of a tenant garage building in proposed at the east portion of the site. PROJECTED NUMBER OF RESIDENTS, EMPLOYEES, AND /OR DAILY CUSTOMERS: The second floor is proposed to consist of two (2) bedroom apartments. Based on an estimated maximum of two residents per bedroom, the anticipated number of residents is not expected to exceed 8. The potential maximum occupant load of the first floor business areas as calculated by International Building Code methods is projected to be 27. The actual number of anticipated employees and customers is difficult to estimate due to not knowing what business will eventually lease the first floor, but it is not expected to approach the 27 allowable occupants as calculated by the building code. PROPOSED AMOUNT OF DWELLING UNITS, FLOOR AREA, LANDSCAPE AREA, AND PARKING AREA: Dwelling Units: two (2) bedroom dwelling units at the 2,761 sf second floor Floor Area: First Floor: 3,710 sf (business tenants) Second Floor: 2,761 sf (dwelling units) Site Area: 13,543.75 sf; .31 acres Proposed Landscape / Green Area: 585 sf; .01 acres Proposed Parking Area: 5,818.65 sf; .13 acres (include paving and proposed tenant garage) Page 13 2 / 2 EFFECTS OF ADJOINING PROPERTY: The project does not propose to change the former use of the building and does not propose to increase the size of the uses; therefore the proposed renovations are not expected to have any impact on the adjoining properties. SURROUNDING LAND USES: Property to the North / other side of W. 6th Street: currently vacant green space. Property to the East: currently vacant green space. Property to the South: two story mixed-use building. First story business (currently vacant); Second story residential Property to the West / other side of Oregon Street: Business office COMPATABILITY OF PROPOSED USE WITH ADJACENT PROPERTIES: The proposed use of the property is not proposed to be changed; therefore, the proposed use will remain as compatible with adjacent properties as it currently is and has been. TRAFFIC GENERATION: It is difficult to assess potential traffic due to not knowing what business will eventually lease the first floor tenant areas. There are six off-street parking stalls proposed along with a five stall tenant garage. The building use and the parking stall quantity requirements have not changed from those prior to the renovation, so it can be reasoned that the traffic generation will not change. OTHER: • The use of the existing building is proposed to remain the same. The intention of the proposed project is to upgrade and rejuvenize an aging building and aging site. Building façade modifications are proposed along with new site surfaces and a new tenant garage. Page 14 OREGEON STREET PROPOSEDASPHALTPARKING LOTEXISTINGMETERSPROPOSEDENTRYDRIVEPROPOSED TRASH ENCLOSURE PROPOSEDGARAGEAPT.ENTRYPROPOSED WOOD FENCE & MULTCH BEDPROPOSEDLANDSCAPE BEDW 6th AVENUEEXISTINGBUILDINGEXISTINGBUILDINGPROPERTY LINEEXISTINGGRAVELPARKING LOTEXISTINGLAWN90' - 0"100' - 0"50' - 0"PROPOSEDLANDSCAPEBEDPROPOSED LANDSCAPE BEDPROPOSED LANDSCAPE BEDPROPOSEDHARDSCAPEPATIOUP UPUPUPPROPOSED SIDEWALKPROPOSED SIDEWALK EXISTING600 OREGON STREETBUILDINGPROPERTY LINEEXISTING602 OREGON STREETBUILDINGPROPOSEDWOOD DECKOVER ROOFDumpster (3 Yrd) Dumpster (3 Yrd) 21' - 8".21' - 0".11' - 4". OVHD's (9'W x 7'Tall)LANDINGLANDINGPROPOSEDASPHALTPARKING LOT(+98'-3")Max.(+98'- 3")Max.(+99'-4")Max.+100'-0"(Verify)+97'-8"(TBD)(+101'-8")(+100'-0")CANOPY OVER EXISTING EXTERIOR CONCRETE DOCK SLAB (+101'-8")Existing Concrete SlabCURB CUTRAMPUP DOWNSPOUT TOU.G. STORMDOWNSPOUT TOU.G. STORMDOWNSPOUT TOU.G. STORMDOWNSPOUTTO GRADEDOWNSPOUTTO GRADE(+xx'-x") T.B.D.AREA PROPOSED TO BEREZONED FROM UMU TOCMUDEC.23, 20212133PROPOSED ALTERATION FOR:REVISION DATE:FIELD VERIFY ALL GIVEN DATA BEFOREPREPARATION OF SHOP DRAWINGS,CONSTRUCTION AND INSTALLATIONWesenberg ArchitectscPROJECT NUMBERThis design drawing and detail is the copyrightedproperty of WESENBERG ARCHITECTS. No parthereof shall be copied, duplicated, distributed,disclosed or made available to anyone withoutthe expressed written consent of WESENBERGARCHITECTS.SHEET NUMBERISSUE DATE:OSHKOSH, WISCONSIN 54911 600 & 602 OREGON STREETSET TYPE:ZONING CHANGEAPPLICATIONBUILDING RENOVATION AND NEW GARAGE CONSULTANTS:CONSULTANTS:PROPOSED SITE PLANSCALE: 1'' = 10'-0''NORTHPROPOSED AREA TO BE REZONED IS CURRENTLY VACANT. AREACONSISTS OF PERVIOUS SURFACE WITH NO EXISTING BUILDINGSOR STRUCTURES. THE AREA IS PROPOSED TO BE UTILIZED TOEXPAND THE OFF-STREET PARKING FOR 600 OREGON STREET. INADDITION TO ASPHALT PAVING, A GARAGE IS PROPOSED TO BECONSTRUCTED ON THE AREA REQUESTED FOR REZONING.2Page 15 REZONE/CMU DISTRICT PROJECT REVIEW 600 OREGON ST PC: 2/1/2022 RIVERFRONT DEVELOPMENT III LLC 55 E JACKSON BLVD 500 CHICAGO, IL 60604 REDEVELOPMENT AUTH CITY OF OSHKOSH PO BOX 1130 OSHKOSH, WI 54903 LAWRENCE/TAMARA S MUGERAUER 75 LAKE REST AVE OSHKOSH, WI 54902 SEAMAN REAL ESTATE LLC 614 OREGON ST OSHKOSH, WI 54902 DENNIS J/MAUREEN WINKLER 122 W 7TH AVE OSHKOSH, WI 54902 424 OREGON STREET LLC 1 SEAGATE 24TH FL TOLEDO, OH 43604 CRISLIN HOLDINGS LLC 611 OREGON ST APT A OSHKOSH, WI 54902 COREY WALLACE 240 ALGOMA BLVD SUITE A OSHKOSH, WI 54901 SJPK LLC 2130 DOTY ST OSHKOSH, WI 54902 Page 16 OREGON STOREGON STW 6TH AVW 6TH AV W 7TH AVW 7TH AV W 8TH AVW 8TH AV NEBRASKA STNEBRASKA STW 5TH AV W 5TH AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/17/2022 1 in = 120 ft1 in = 0.02 mi¯600 OREGON ST600 OREGON ST 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 17 TR-10 HI I I CMU I CMU RMU-PD-RFO I I CMU-RFO CMU-PD UMU UMU-PD I RMU I I-PD-RFO RMU-PD-RFO RMU-RFO UMU CMU I-PD I I-PD I I UMU TR-10 I I CMU-PD I I UMU-PD RMU-PD CMU UI-RFO I-PD RMU-PD-RFO CMU I-PD-RFO RMU-PD I-RFO I CMU-PD-RFO RMU RMU-PD MULTIPLE CMU-PD CMU RMU-PD RMU RMU-RFOW 9TH AVW 9TH AV OREGON STOREGON STS MAIN STS MAIN STW SOUTH PARK AVW SOUTH PARK AV N MAIN STN MAIN STHIGH AV HIGH AV JACKSON STJACKSON STCEAPE AVCEAPE AV WWAASSHHIINNGGTTOONN AAVV W 7TH AVW 7TH AV W 6TH AVW 6TH AV W 8TH AVW 8TH AV IOWA STIOWA STW 11TH AVW 11TH AV W 10TH AVW 10TH AV W 12TH AVW 12TH AV NEBRASKA STNEBRASKA STMINNESOTA STMINNESOTA STPPEEAARRLLAAVVMMAARRIIOONNRRDD STATE STSTATE STE 10TH AVE 10TH AV PIONEER DR PIONEER DR E 8TH AVE 8TH AV E 9TH AVE 9TH AVCOMMERCE STCOMMERCE STEE 1111TTHH AAVV E SOUTH PARK AVE SOUTH PARK AV CMU-RFO C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/17/2022 1 in = 500 ft1 in = 0.09 mi¯600 OREGON ST600 OREGON ST 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 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/17/2022 1 in = 100 ft1 in = 0.02 mi¯600 OREGON ST600 OREGON ST 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