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Home My WebLink AboutItem I PLAN COMMISSION STAFF REPORT JANUARY 3, 2023 ITEM I: PUBLIC HEARING: ZONE CHANGE FROM TWO FLAT RESIDENTIAL DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (TR-10-PD) AND FROM URBAN MIXED USE DISTRICT TO URBAN MIXED USE DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (UMU-PD) FOR PROPERTIES LOCATED BETWEEN THE 600 BLOCK OF JEFFERSON ST AND 600 NORTH MAIN ST . GENERAL INFORMATION Applicant: Scott Kwiecinki, Horizon Development Group, Inc. Property Owners: Hoopman & CO Downtown LLC, City of Oshkosh Redevelopment Authority Action(s) Requested: The applicant requests a zone change from the existing Two Flat Residential – 10 District with a Planned Development Overlay (TR-10-PD) and Urban Mixed Use District (UMU) to Urban Mixed Use District with a Planned Development Overlay (UMU-PD) for properties located on the west side of the 600 block of Jefferson Street and east side of the 600 block of North Main Street. Applicable Ordinance Provisions: Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance. Property Location and Background Information: The subject area consists of eleven total parcels located on the west side of Jefferson Street and east side of North Main Street, south of East Irving Avenue and north of East Parkway Avenue. The properties fronting N Main St consist of vacant and commercial land uses. The properties fronting Jefferson St. are vacant residential land uses. The surrounding area consists primarily of residential uses to the east and mixed commercial uses to the west. The 2040 Comprehensive Land Use Plans recommends Center City land uses for the subject area. Subject Site Existing Land Use Zoning Vacant TR-10-PD Retail and Vacant UMU Recognized Neighborhood Organizations Downtown Page 1 ITEM I: Rezone parcels in the 600 block of N. Main St & Jefferson St. 2 Adjacent Land Use and Zoning Existing Uses Zoning North Mixed Commercial UMU South Mixed Commercial and Residential UMU-PD and TR-10-PD East Residential TR-10-PD West Mixed Commercial UMU Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS Zone Change The applicant is requesting a zone change to Urban Mixed Use District with a Planned Development Overlay for all subject properties. This request is intended provide consistent zoning to allow for the lots to be combined into one lot through a CSM. The applicant intends to have all existing structures on the subject properties razed to allow for future development of the site. The applicant has submitted conceptual plans for a 3-story, 42-unit senior community building and a 2-story, 10-unit townhome building with parking lots for each, which will be addressed as General Development Plan (GDP) and Specific Implementation Plan (SIP) in the future. At this time, the applicant is requesting appropriate zoning for the conceptual development in order to apply for tax credits for the project. Staff is supportive of the proposed rezone as it will assist in the future development of the site. Staff does not have concerns with proposed rezone to UMU-PD as land uses allowed in that district meet the Center City land use recommendations in the 2040 Comprehensive Plan designated for this area. Also, the proposed Planned Development Overlay will allow for further review of site modifications to ensure compatibility with neighboring land uses. Page 2 ITEM I: Rezone parcels in the 600 block of N. Main St & Jefferson St. 3 FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Zoning Map amendment, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-381 (D)(2): (a) Advances the purposes of this Chapter as outlined in Section 30-03 and the applicable rules of Wisconsin Department of Administration and the Federal Emergency Management Agency. (b) Is in harmony with the Comprehensive Plan. (c) Maintains the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts. (d) Addresses any of the following factors that are not properly addressed on the current Official Zoning Map: (ii) Factors have changed (such as new data, infrastructure, market conditions, development, annexation, or other zoning changes), making the subject property more appropriate for a different zoning district. Staff recommends approval of the Rezone with the findings listed above. Page 3 Sign_______ Staff ________ Date Rec’d ________ City of Oshkosh Application Zoning Map Amendment (Rezoning) **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: _________________________________________________________________________________ Date: ____________ Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Status of Petitioner (Please Check):  Owner  Representative  Tenant  Prospective Buyer Petitioner’s Signature (required): _______________________________________________________________ Date: ____________ OWNER INFORMATION Owner(s): __________________________________________________________________________________ Date: ____________ Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Ownership Status (Please Check):  Individual  Trust  Partnership 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: ___________________________________________________________________ Date: ____________ ZONING AND DEVELOPMENT INFORMATION Address/Location of Rezoning Request: _________________________________________________________________________ Tax Parcel Number(s): _________________________________________________________________________________________ Rezone property from: ___________________________________________ to ___________________________________________ Purpose for Rezoning:__________________________________________________________________________________________ ____________________________________________________________________________________________________________ Describe existing property development and land use: ________________________________________________________________ ____________________________________________________________________________________________________________ Describe proposed development and/or proposed land use: ____________________________________________________________ ____________________________________________________________________________________________________________ Proposed time schedule for development and/or use of the property: ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ Zoning Adjacent to the Site: North: _________________________________________________________________________ South: _________________________________________________________________________ East: _________________________________________________________________________ West: _________________________________________________________________________ SUBMIT TO: Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130 PHONE: (920) 236-5059 Scott Kwiecinski, Horizon Development Group, Inc. 12-05-2022 5201 East Terrace Drive, Suite 300 Madison WI 53718 608 354-0820 s.kwiecinski@horizondbm.com x xx HOOPMAN & CO DOWNTOWN LLC 12-05-2022 P.O. Box 1099 Oshkosh WI 54903-1099 920 216-1083 hoopmans@firstweber.com x Properties including 656 N. Main St. and 645 Jefferson St. 90402260000, 90402240000, 90402230000, 90402250000, 90402280000, 90402310000, 90402320000, 90402330000, 90402340000, 90402350000, 90402360000, 90402370000 UMU & TR10-PD UMU-PD Proposed multifamily housing development 656 N. Main St. parcels include a vacant building and vacant land. RDA property consists of vacant land. Approximately 52 units multifamily housing to be developed on above referenced parcels, including a 2- and 3- story building and associated parking. Closing and construction start will occur approximately March 1, 2024, following tax credit and commitment of other required project funding. Completion of the project would be spring 2025. UMU UMU-PD and TR10-PD TR10-PD UMU Page 4 2 SUBMITTAL REQUIREMENTS – Must accompany the application to be complete. (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)  Map of the immediate area showing property involved. Area to be rezoned must be outlined in color  A site plan drawn to readable scale showing present status of property and proposed development  Street address, adjacent streets, intersections and any other information or landmarks to help identify the property  Location of existing uses, structures, fences and signs and location of proposed uses, structures, fences and signs  A narrative statement explaining the zone change and discussion of the project  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 SUMMARY OF PROCESS The City of Oshkosh Plan Commission and Common Council act on all amendments to the Official Zoning Map. The petitioner or owner should be present at both the Plan Commission and Common Council meetings to discuss and answer questions regarding the request. The application package is reviewed by Planning Services staff to determine conformance with adopted city plans, zoning requirements and development standards. A staff recommendation is prepared for consideration by the Plan Commission and Common Council. The petitioner will be provided with a copy of the staff report and meeting notice several days prior to the Plan Commission meeting. The staff report and meeting notice will also be available on the City’s website. No notice is sent to the petitioner or owner regarding the Common Council’s consideration of the request. Petitioners and owners are encouraged to contact Planning Services staff to find out when the request will be sent to the Common Council for review. Neighborhood opinion is an important factor in the decision-making process. If the proposed development is expected to have significant impact on other properties, the petitioner may be required to conduct a neighborhood meeting to solicit public input prior to action by the Plan Commission and City Council. Planning Services staff is available to offer assistance in compiling a mailing list for the neighborhood meeting. If deemed appropriate, notification by mail informing the property owners within 100 feet of the subject property of the proposal may substitute for the public meeting. Please note that a meeting notice will be mailed to all abutting property owners regarding your request. Within 90 days of filing a complete application, Plan Commission shall hold a public hearing to consider the request. Within 60 days of the public hearing, the Plan Commission may make a written report to the Common Council with recommendations regarding the proposal. The Plan Commission’s report is advisory only. The Common Council will make the final decision regarding all zone change requests. The Plan Commission may lay over requests to subsequent meetings if incomplete information is provided or additional questions or concerns are raised at the meeting. After the Plan Commission makes its recommendation, the request will be forwarded to the Common Council for consideration. This generally occurs three weeks after the Plan Commission meeting depending on the date the Council meeting is scheduled (the Council meets on the 2nd and 4th Tuesday of every month) and on the availability of a legal description for the zone change. Wisconsin State Statutes require a zone change to be published as Class II notice in the local newspaper, the City takes care of this publication requirement prior to the Council meeting. The Common Council may approve the Official Zoning Map amendment as originally proposed, may approve the proposed amendment with modifications, or may deny approval of the proposed amendment. If the Official Zoning Map amendment is approved, the Ordinance is published in the newspaper on the following Saturday and will be effective on Sunday. City administrative offices are notified of the effective date of the Ordinance and will make changes to the Official Zoning Map accordingly. For more information please visit the City’s website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm x x x x x Page 5 Development Narrative Rezoning Application – December 5, 2022 Horizon Development Group, Inc. is proposing a 52-unit apartment community located at 656 N. Main Street and 645 Jefferson Street in Oshkosh, Wisconsin. The project will be all new construction and will consist of a 3-story, 42-unit senior community with underground parking and a 2-story, 10-unit general occupancy townhome building. The development will include a mix of one-, two-, and three-bedroom unit types with one- and two-bedroom units located in the apartment building and three-bedroom units located in the townhome building. Approximately 85% of the total units will be income-restricted affordable housing for households earning between 30% and 60% median income and remaining units rented at market rate. Planned common areas include a community room with kitchen, fitness center, on-site leasing office, and Community Service Facility (CSF). The CSF is a small space (approx. 500 SF) which may be accessed by those in the community and not limited to tenants of the property. A partnership will be formed with a local agency or nonprofit that is willing to occupy the space and extend supportive services in the community. The proposed development area includes several parcels that would all be rezoned to UMU-PD to permit the intended use of multifamily housing. The subject parcels would then be combined into one lot for purchase by a single-purpose LLC at closing. The proposed project will begin construction by March 2024 and be completed by spring 2025, pending successful award of tax credit and other financing commitments. The total number of units and attached concept site plan remain subject to change. Horizon Construction Group, Inc. will be the general contractor and Horizon Management Services will be the property manager. Horizon is a Madison, Wisconsin-based group of companies specializing in full-service development, construction, and management of residential multifamily real estate. Horizon has 38 years of experience in developing multifamily communities and has steadily grown into an industry leader working from its core values of honesty, respect, integrity, and compassion. Horizon has completed 94 multifamily housing communities totaling over 5,000 residential units and has expertise in systematically leading projects through the design, entitlement, financing, and construction phases. Our integrated services and development approach allow for optimized building design, real-time materials and cost feedback, operations- and energy-minded space designs, and long-term property sustainability. Page 6 Subject Property Map Winnebago County GIS, Imagery Date: April 2020 Adjacent Counties Lakes, Ponds and Rivers Navigable Waterways Navigable - Permanent (unchecked) Navigable - Intermittent (unchecked) Navigable - Stream (unchecked) Navigable - Permanent (checked) Navigable - Intermittent (checked) Navigable - Stream (checked) Tax Parcel Boundary Road ROW 12/5/2022, 12:30:01 PM 0 0.02 0.040.01 mi 0 0.04 0.070.02 km 1:1,450 Winnebago County GIS Winnebago County GIS | Imagery Date: April 2020 |Page 7 REZONE/GDP/SIP 3400-3454 JACKSON ST PC: 01-03-2023 RAMSEY/BARBARA A KAGAK 637 JEFFERSON ST OSHKOSH, WI 54901 RK FIVE LLC 3166 QUAIL RUN DR OSHKOSH, WI 54904 MARLA J TONN 664 N MAIN ST A OSHKOSH, WI 54901 ALEE CHASE INVESTMENTS LLC 515 N MAIN ST #A OSHKOSH, WI 54901 688 NORTH MAIN LLC 688 N MAIN ST OSHKOSH, WI 54901 ALL STAR INSURANCE SERVICE LLC 5899 HELM RD WINNECONNE, WI 54986 ELEVAN LEASING LLC 1920 WALNUT ST OSHKOSH, WI 54901 JOANNE M BERNHARDT/MIRANDA I DURAN 632 JEFFERSON ST OSHKOSH, WI 54901 KAYLEE BORK 640 JEFFERSON ST OSHKOSH, WI 54901 TUTAFUTA LLC 611 FRANKLIN ST OSHKOSH, WI 54901 YVONNE M ATTOE 648 JEFFERSON ST OSHKOSH, WI 54901 COBALT PROPERTY MANAGEMENT LLC 5156 REYNOLDS AVE WAUNAKEE, WI 53597 BAM PROPERTY HOLDINGS LLC PO BOX 3522 OSHKOSH, WI 54903 KZ HOLDINGS LLC 2080 W 9TH AVE #198 OSHKOSH, WI 54904 ROBERT/KRISTALEE WILCOX 1729 BERNHEIM ST OSHKOSH, WI 54904 NORSKE HOLDINGS LLC 5550 W FISK AVE OSHKOSH, WI 54904 RAYMANN PROPERTIES LLC 823 MOUNT VERNON ST OSHKOSH, WI 54901 GLENN R/CAROL A RAND 2905 PRAIRIE WOOD DR OSHKOSH, WI 54904 STANNARD REAL ESTATE LLC 653 N MAIN ST OSHKOSH, WI 54901 NATHAN M HENNAGER 663 N MAIN ST OSHKOSH, WI 54901 NORTHERN ASPEN LLC 105 E RIVER DR OMRO, WI 54963 FINK INK LTD 1275 W SMITH AVE OSHKOSH, WI 54901 ROHAN MEIER & MORGAN LLC 671 N MAIN ST OSHKOSH, WI 54901 KRIS LARSON 2 JACKSON ST OSHKOSH, WI 54901 SCOTT KWIECINSKI; HORIZON DEVELOPMENT GROUP INC 5201 EAST TERRACE DRIVE, SUITE 300 MADISON, WI 53718 HOOPMAN & CO DOWNTOWN LLC PO BOX 1099 OSHKOSH, WI 54903 Page 8 N MAIN ST N MAIN ST E IRVING AVE IRVING AVW IRVING AVW IRVING AV DIVISION ST DIVISION ST MT VERNON ST MT VERNON ST JEFFERSON ST JEFFERSON ST IDA AVIDA AV DIVISION ST DIVISION ST C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 12/7/2022 1 in = 120 ft1 in = 0.02 mi¯656 N MAIN/JEFFERSON ST656 N MAIN/JEFFERSON 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 9 I I TR-10-PD TR-10-PD SR-9 TR-10 UMU CMUUMU I SR-5 I-UTO I-PD I I-PD I-PD UMU CMUUMU-PD CMU SR-5 CMU CMU-PD TR-10PDUTO UMU-PD I-PD UMU UMU UMU-UTO CMU-PD I-PD UMU-PDMR-36 UMU TR-10 UMU-PD-UTO TR-10 I-PD MR-36-UTO TR-10UMU-UTO I-PD UMU-UTO Roe Park N MAIN ST N MAIN ST JACKSON ST JACKSON ST HIGH AV HIGH AV E IRVING AVE IRVING AV ALGOMA BLVD ALGOMA BLVD W IRVING AVW IRVING AV GRAND ST GRAND ST BROAD ST BROAD ST DD II VV IISS II OONN SS TT MT VERNON ST MT VERNON ST MONROE ST MONROE ST CHURCH AV CHURCH AV SCOTT AVSCOTT AV JEFFERSON ST JEFFERSON ST MERRITT AVMERRITT AV E MELVIN AVE MELVIN AV W LINCOLN AVW LINCOLN AV IDA AVIDA AV WRIGHT ST WRIGHT ST STERLING AVSTERLING AV FULTON AVFULTON AV E LINCOLN AVE LINCOLN AV CENTRAL ST CENTRAL ST PPEEAARRLLAAVV FRANKLIN ST FRANKLIN ST W MELVIN AVW MELVIN AV EASTMAN ST EASTMAN ST FREDERICK ST FREDERICK ST DALE AVDALE AV W PARKWAY AVW PARKWAY AV OXFORD AVOXFORD AV HUDSON AVHUDSON AV MADISON ST MADISON ST UNION AVUNION AV PLEASANT ST PLEASANT ST VILAS AVVILAS AV ROCK PLROCK PL SSTTEERRLLIINNGG AAVV CENTRAL ST CENTRAL ST DIVISION ST DIVISION ST FRANKLIN ST FRANKLIN ST WRIGHT ST WRIGHT ST JEFFERSON ST JEFFERSON ST E LINCOLN AVE LINCOLN AV MONROE ST MONROE ST I-PD I-PD MULTIPLE UMU-PD-UTO C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 12/7/2022 1 in = 500 ft1 in = 0.09 mi¯656 N MAIN/JEFFERSON ST656 N MAIN/JEFFERSON 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 10 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 12/7/2022 1 in = 100 ft1 in = 0.02 mi¯656 N MAIN/JEFFERSON ST656 N MAIN/JEFFERSON 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 11