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Home My WebLink AboutItem III PLAN COMMISSION STAFF REPORT MAY 16, 2023 ITEM III: PUBLIC HEARING: APPROVAL OF DESIGN STANDARDS ALTERATION AND RENOVATION REVIEW FOR 135 HIGH GENERAL INFORMATION Applicant / Property Owner: Paul Winter Action(s) Requested: The applicant requests approval of a Design Standards Alteration and Renovation Review for a building located at 135 High Avenue that is in a Central Mixed Use Zoning District (CMU). Applicable Ordinance Provisions: 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 0.12-acre commercial lot on the south side of High Avenue, east of Division St. The commercial property is a two-story building, approximately 9,900 sq. ft. in size, and zoned Central Mixed Use District (CMU). The immediate surrounding area consists of commercial and residential uses, as well as an institutional land use directly to the east. The 2040 Comprehensive Land Use Plans recommends Center City use for the subject area. Subject Site Existing Land Use Zoning Vacant CMU Recognized Neighborhood Organizations Downtown Adjacent Land Use and Zoning Existing Uses Zoning North Apartments CMU South Driveway/Parking Lot I East Driveway/Parking Lot I West Mixed use CMU Page 1 ITEM III: Alteration and Renovation Review 135 High Ave 2 Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS The applicant is proposing to close up a west facing window that is towards the rear of the building. The west façade is next to an alleyway and the window in question does not currently have a window in it, nor do any of the other window openings on the west façade. Said window opening was previously boarded up with a piece of wood but that was recently torn down when a person broke into the building. The applicant stated that the rest of the west façade windows were removed 20 years ago and appear to be boarded up with plywood. The applicant also stated that the west wall was never intended to have windows put back in after they were removed and it does not make sense to have one window. Design Standards for Central Mixed Use District Alteration and Renovation Review applies to changes in the exterior appearance of a nonresidential or multi-family property such as: - Painting - Roofing - Siding - Architectural component substitution - Fencing - Paving - Signage - Exterior Materials The applicant is proposing modifications to the west facing building facade (alleyway) which include the following: West Façade The applicant stated they would like to box in the existing window opening and cover it with a siding material or a piece of steel. West facing façade - Photo from 8/15/22 Page 2 ITEM III: Alteration and Renovation Review 135 High Ave 3 Request is to close this window with siding material or steel Front Facade Page 3 ITEM III: Alteration and Renovation Review 135 High Ave 4 Section 30-171(6) of the zoning code states that exterior materials and surface features that are identical to the original exterior materials and surface features shall be used, and if replacement identical materials and features is not possible, other features and materials may be used; provided they are compatible with the design and style of the building, as determined by the Plan Commission. The proposed material options for the widow closure do not meet this standard as no other portion of the original building are steel or a siding material. This code section also states that original window and door openings shall not be blocked and, where currently blocked, shall be restored where possible. Lastly, this code section states that if window and door preservation is not possible, window and door features shall be replaced with identical features and materials; and if that is not possible, other materials may be used provided they are compatible with the design and style of the building, as determined by the Plan Commission. Staff is not supportive of the proposed building façade alterations as they do not meet the above noted code standards. FINDINGS/RECOMMENDATION/CONDITIONS Staff recommends denial of the Central Mixed Use District Design Standards Alteration and Renovation Review for building façade modifications as proposed. Page 4 Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 CMU DESIGN REVIEW 135 HIGH AVE PC: 5-16-2023 ANNE B HILLENBRAND TRUSTEE 300 N MAIN ST STE 300 OSHKOSH, WI 54901 NORTHERN TELEPHONE & DATA CORP PO BOX 3465 OSHKOSH, WI 54903 OSHKOSH LUXURY LOFTS LLC 2270 NORTH HAVEN LN OSHKOSH, WI 54904 WILKINS 145 LLC 2340 GENEVA ST OSHKOSH, WI 54901 WR RIDGE HOLDINGS LLC PO BOX 346 WRIGHTSTOWN, WI 54180 GILLENS LLC 5042 WASHINGTON ST BUTTE DES MORTS, WI 54927 OSHKOSH COMMUNITY CREDIT UNION 250 PEARL AVE OSHKOSH, WI 54901 KRIS LARSON 502 N MAIN ST OSHKOSH, WI 54901 PAUL WINTER PO BOX 435 BUTTE DES MORTS, WI 54927 Page 12 DIVISION ST PEARLAV CITY CENTER MARKET ST BROWN ST COMMERCE ST HIGH AV ALGOMA BLVD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/11/2023 1 in = 120 ft1 in = 0.02 mi¯135 HIGH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 13 BROAD ST DAWES ST COMMERCE ST NEBRASKA ST W PARKWAY AV PEARL AV DIVISION ST CAMPUS PL NORTHWESTERN AV MERRITT AV HUDSON AV PEARL AV COURT ST CITY CENTER WAUGOO AV CHURCHAV W 5TH AV OTTER AV E 7TH AV CENTRAL ST MT VERNON ST FREDERICK ST IDA AV E PARKWAY AV CHURCH AV MARKETST RIVERWAY DR DIVISION ST BROWN ST MARKETST UNION AV W 7TH AV W 6TH AV JEFFERSON ST W 7TH AV W 6TH AV PLEASANT ST MADISON ST OXFORD AV MARIONRD BROAD ST DIVISION ST DIVISION ST FRANKLIN ST STATE ST CENTRAL ST N MAIN ST CEAPE AV OREGON ST S MAIN ST JACKSON ST HIGH AV ALGOMA BLVD WASHINGTON AV WISCONSIN ST CMU CMU CMU CMU CMU CMU-PD CMU-PD CMU-PD-RFO CMU-RFO CMU-RFO I I I I I I I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD-RFO I-PD-UTO I-UTO MR-36 MR-36-UTO MULTIPLE RMU-PDRMU-PD RMU-PD RMU-PD RMU-PD-RFO RMU-PD-RFO RMU-RFOTR-10 TR-10 TR-10 TR-10 TR-10-PD TR-10-PD UMU UMU UMU UMU UMU UMU UMU UMU UMU UMU-PD UMU-PD UMU-PD UMU-PD UMU-PD UMU-PD-UTO UMU-RFO UMU-UTO UMU-UTO C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/11/2023 1 in = 500 ft1 in = 0.09 mi¯135 HIGH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 14 PEARL AV CITY CENTER MARKETST DIVISION ST BROWN ST HIGH AV ALGOMA BLVD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 4/11/2023 1 in = 100 ft1 in = 0.02 mi¯135 HIGH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 15