HomeMy WebLinkAboutItem V 1
PLAN COMMISSION STAFF REPORT DECEMBER 6, 2022
ITEM V: CONDITIONAL USE PERMIT REQUEST FOR A MULTI-FAMILY USE AT 913
& 915 SOUTH MAIN STREET
GENERAL INFORMATION
Applicant/Owner: Titan Commercial LLC
Actions Requested:
The applicant is requesting a Conditional Use Permit to establish a multi-family use at 913 & 915
South Main Street.
Applicable Ordinance Provisions:
Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is a 0.27 acre parcel located on the west side of the 900 block of S. Main Street.
The property has a three story historic retail building built in 1895, which has been vacant for
several years. The property is zoned Central Mixed Use District (CMU) with a 2040
Comprehensive Land Use Plan recommendation of Center City. The surrounding area consists
predominately of commercial and industrial uses to the north, south, and east as well as
residential uses to the west. The subject property is also located in the South Shore East (Sawdust
District) planning area identified in the Imagine Oshkosh (2017) plan.
Subject Site
Existing Land Use Zoning
Vacant commercial CMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial CMU
West Two-family Residential TR-10
South Commercial CMU
East Commercial & Institutional HI
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Center City
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Item V– CUP – 913 915 S. Main St. 2
ANALYSIS
Use
The petitioner is proposing to convert the existing building into apartment units. A Conditional
Use Permit was approved for a multi-family development on the subject site on November 27,
2018, which expired on November 27, 2019. The applicant is requesting to renew the CUP as they
were previously unable to secure needed tax credits to complete the project and now intend to
reapply for the tax credits.
As proposed, the first floor will be remodeled into five live/work “townhome style” apartment
units, while the upper two floors will consist of 18 loft style apartment units in a mixture of 1 and
2-bedroom configurations. The use is permitted via a conditional use permit within the CMU
zoning district.
The large storefront glass facades will allow for home offices, galleries, and meeting spaces on the
(Main St.) front of the building with moveable partition walls to separate the living spaces from
the home office or gallery spaces. Four of the five first floor units will reuse existing front entries
off of Main Street and also have private entries off of private parking spaces on the rear side of
the building.
The application states that the layout is designed to allow the first floor live/work units to
transition back to full storefront retail at some point in the future if necessary. Staff is
recommending that 2-hr rated floor-ceiling assembly be installed to ensure that the units can be
converted back to commercial space.
Staff remains somewhat concerned about the conversion of the first floor’s more traditional
“Main Street” style storefronts into a residential use that doesn’t “activate” pedestrian activity at
the street. The long term vision for the area per the Imagine Oshkosh Plan is of a “mixed-use,
pedestrian-oriented district bringing together corporate tenants, entertainment venues, and
regional hospitality”.
Ideally, the subject property would be a good candidate as a mixed-use building with upper floor
residential and first floor retail/commercial. That being said, the City has not done a lot to
promote this area of S. Main Street as a retail destination corridor in part because there is
currently not a lot of public parking available and a historical heavy industrial land use pattern
that doesn’t promote that type of activity. Staff intends on revisiting both of those concerns as
part of planning for the area but the transition of land use from industrial will likely be a longer
term accomplishment versus the on street parking which may be able to be accomplished in the
short term. So the staff concern remains that at some point in the future, this can be a thriving
pedestrian oriented district. Although some of the surrounding industrial sites have recently been
redeveloped for commercial uses along with the recently approved future Mill on Main mixed
use development, this may be a few years off. Staff is willing to support the ground floor units if
they are constructed to more easily allow the units to be rehabilitated into commercial spaces.
Additionally, all window openings should be maintained or restored and the rehab of the first
floor window fronts should not reduce any of the glazed area and should remain as to look like a
storefront.
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Item V– CUP – 913 915 S. Main St. 3
Site Design
The proposed renovation does not include any changes to the existing building footprint, parking
area or exterior appearance of the site. According to the applicant, the five first floor units will
have high floor to ceiling heights and large storefront glass windows with private ground floor
entries.
Recycling and trash containers will be placed on the rear (alley side) of the building. A code-
compliant enclosure must be provided to screen the recycling and trash containers from view.
Access and Circulation
The parking area is accessed from a public alley on the rear (west) side of the property. The
Department of Public Works reviewed the site plan and noted that any pavement work will
require full site plan review. Staff does not have concerns with the proposed/existing driveway
width (roughly 72’) as the existing driveway has historically functioned as such without issue and
the entrance width is needed for access to the rear parking spaces and building entrances.
Parking
The proposed site plan includes 5 parking stalls to the rear of the building, accessed from the
alley. Properties within the CMU District are exempt from off-street parking requirements.
However, residential uses must provide evidence of the availability of off-street public or private
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Item V– CUP – 913 915 S. Main St. 4
parking in the amount of 1 parking space per dwelling unit within 1,000 ft. of the unit. Therefore,
the applicant must provide evidence of 18 additional parking stalls for tenants within 1,000 ft. of
the building.
Signage and Lighting
No signage is being proposed at this time. The submitted site plan notes that exterior lighting
fixtures will be used on the Main Street side of the building to illuminate the pillars and entries
with wall mount lighting to be used on the rear (alley) side of the building to illuminate the rear
entries and parking area. A lighting plan needs to be submitted as part of the site plan review
process to verify that the lighting is compliant with the City’s lighting ordinance.
Landscaping
A landscape plan is not required for the site as no additional building area or pavement is being
added.
Storm Water Management
The Department of Public Works reviewed the proposal and did not note any storm water
concerns.
RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Conditional
Use Permit, staff recommends the Plan Commission make the following findings based on the
criteria established by Chapter 30-382 (F)(3):
(1) Is in harmony with the Comprehensive Plan.
(2) Would not result in a substantial or undue adverse impact on nearby property, the
character of the neighborhood, environmental factors, traffic factors, parking, public
improvements, public property or rights-of-way, or other matters affecting the public
health, safety, or general welfare.
(3) Maintains the desired consistency of land uses, land use intensities, and land use impacts
as related to the environs of the subject property.
(4) The conditional use is located in an area that will be adequately served by, and will not
impose an undue burden on, any of the improvements, facilities, utilities or services
provided by public or private agencies serving the subject property.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant’s proposal and any
requirements recommended by the applicant to ameliorate such impacts.
Staff recommends approval of the proposed Conditional Use Permit for a multi-family use at 913
& 915 South Main Street as proposed with the findings listed above and the following conditions:
1. All existing window openings shall be maintained and all boarded up window openings
shall be restored.
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Item V– CUP – 913 915 S. Main St. 5
2. First floor fenestration ratios along South Main Street shall be maintained.
3. Department of Community Development to approve 1st floor elevations and floor plans.
4. The project shall be reviewed by the City’s Landmarks Commission.
5. A 2-hour rated floor-ceiling assembly provided for separation of ground floor units to
allow for conversion to commercial space.
6. Evidence of 18 additional parking stalls within 1,000 feet of building for tenant use shall
be provided to the Department of Community Development.
7. Trash and recycling containers shall be located within a refuse enclosure at least 6 ft. in
height.
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Conditional Use Permit Application
909 – 915 S. Main Street, Oshkosh, WI (Formally Known As 913 S. Main Street)
Application Narrative
11/04/2022
The following narrative is to be used as an attachment to the formal Conditional Use Permit Application
for 909-915 S. Main Street, Oshkosh, WI (the “913 S. Main”).
Proposed Use of the Property: The new owners of 913 S. Main are proposing to convert the historic 3
story building that is currently on the site into loft style apartments. The first floor will be converted
into five “live/work” apartment units which will have high floor to ceiling heights, large storefront glass
windows on Main Street with private ground floor entrances. The large storefront glass facades will
allow for home offices, galleries, meeting spaces, etc on the street side of the building with moveable
partition walls to separate the more private living spaces from the more visible home office or gallery
spaces. Four of the five first floor units will reuse historic front entries off of Main Street and also have
private entries off of private parking spaces at the rear of the property. Part of the financing mechanism
being proposed to complete all of the renovations is the use of WHEDA affordable housing tax credits
and those tax credits require at least some 3-bedroom, townhome style units in the development in
order to secure the credits. These first-floor units will meet those requirements while at the same time
re-opening up the storefront façade of this historic building along S. Main Street.
In addition to the five first floor townhome style units, the upper two floors will hold another 18 loft-
style apartments in a mixture of 1- and 2-bedroom configurations. The one-bedroom units are
approximately 700 sf, while the 2 bedroom units are an average of 900 sf and the 3 bedroom ground
floor units range between 1,300 and 1,800 sf.
In addition to the use of WHEDA affordable housing tax credits, the project is expected to take
advantage of both Federal and State historic tax credits. It is currently assumed that the building will
qualify for historic tax credits based on the age of the building and its architectural uniqueness as a
Romanesque Revival style building and prominence on this section of South Main Street. As such, the
building will need to be renovating according to National Park Standards to maintain the historic
integrity of the building.
Existing Use of the Property: The property has a historic three-story building that was built between
1890 and 1903. The building has been mostly vacant for many years and is filled with a great deal of
miscellaneous items including items from previous businesses located in the building like old industrial
sewing machines, etc. Due to the long history of vacancy in the building the building does suffer from
neglect and deferred maintenance. The new owners intend to restore the building to its former glory.
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Identification of Structures on the property and discussion of their relation to the project: As
mentioned earlier there is a 3-story building located on the property. The main building was built
sometime between 1890 and 1903. A three-story addition was latter added to the south of the main
building. The building along with the addition take up nearly 100% of the property site. There is a small
parking area off the back of the building which is approximately 24’ deep x the width of the original
building. As noted earlier the building will be converted to residential apartments and the parking will
remain as parking in order to partially serve the parking needs for the new residential units. The spaces
located in this existing parking area will be designated to serve the first-floor residential units with direct
access into their living units.
Projected number of residents, employees, and/or daily customers: With 23 total apartments we
anticipate the number or residents to be anywhere from 23 to 70 depending on the final household
makeup of the residents. The only employees will be those that are part of the property management
and maintenance staffing. We will employ a 3rd party professional property management team that is
approved by WHEDA and has experience in managing WHEDA tax credit projects. The management
team will have caretakers and/or maintenance staff living on site. Additionally, the property
management company will have a property manager dedicated to the site. Titan Property Management
employees will be responsible for managing and maintaining the apartments. We anticipate that there
will be minimal daily customers other than those than may visit the live/work units from time to time
depending on the end users of those of those units.
Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square
feet and acreage to the nearest one-hundredth of an acre:
Total number of units: 23
Total floor area of the building: Approx: 32,600
Landscape area: Since the building and existing parking area take up 100% of the site, there really will
be no landscaped area, other than pots and planters located at the rear of the site to separate the
building proper from parking.
Parking area: 6 spots plus room for egress and dumpsters. Total SF is approximately 2,000 sf. Or 0.046
acres
Total Site is approximately 12,117sf or 0.28 acres
Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration,
etc.: As a residential adaptive re-use of this building effects on adjoining properties will be very
minimal. Further have the property management team located adjacent to the site will ensure peaceful
enjoyment of the residents and their neighbors.
Surrounding land uses: The building to the north which abuts the subject property is a machine shop,
across the alley to the west area residential single family and duplex homes. The building to the south
as previously mentioned is an office building owned by the current owner of the subject property, that
building houses the owner’s property management offices as well as other office tenants. Across Main
Street to the east are other office and light manufacturing uses.
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3 | P a g e
Compatibility of the proposed use with adjacent and other properties in the area: We believe this to
be an excellent use for the site as it is a transition from residential uses to the west to more light
industrial and offices uses to the east. It is located on a busy street with no on street parking so having
retail on the first floor would be difficult to impossible to attract given that retail users typically require
easily accessible nearby parking with direct access to the storefront. Our layout as designed allows the
first floor live/work units to transition back to full storefront retail at some point in the future if the
street parking and/or other characteristics of the neighborhood change over time. This use is a good
transitional use as we could envision artists or other craftspeople talking over these apartments and
enlivening the storefronts again to generate interest on the street at the city furthers their plans to
create an entertainment district in this area.
Traffic Generation: This development should have minimal impact on addition traffic to the site. The
only additional traffic will be the residents of the building and their visitors.
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CUP
913 S MAIN ST
PC: 12/06/2022
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
JAMES C GOLLNICK
907 S MAIN ST
OSHKOSH, WI 54902
G REINKE & CO INC
900 S MAIN ST
OSHKOSH, WI 54902
GRANCY LLC
920 S MAIN ST
OSHKOSH, WI 54902
SAWDUST DEVELOPMENT 915 LLC
S73W14855 CHERRYWOOD DR
MUSKEGO, WI 53150
TITAN COMMERCIAL LLC
923 S MAIN ST STE E
OSHKOSH, WI 54902
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S MAIN ST
S MAIN ST
W 9TH AVW 9TH AV
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E 8TH AVE 8TH AV
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E 11TH AVE 11TH AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 11/15/2022
1 in = 120 ft1 in = 0.02 mi¯913 S MAIN ST913 S MAIN 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
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HI
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 11/15/2022
1 in = 500 ft1 in = 0.09 mi¯913 S MAIN ST913 S MAIN 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
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 11/15/2022
1 in = 100 ft1 in = 0.02 mi¯913 S MAIN ST913 S MAIN 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
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