HomeMy WebLinkAboutItem VI
PLAN COMMISSION STAFF REPORT MARCH 4, 2025
ITEM VI: GENERAL DEVELOPMENT PLAN FOR AN OFF-SITE PARKING LOT AT
VACANT PROPERTY LOCATED ON THE SOUTH SIDE OF WEST 10th
AVENUE WEST OF SOUTH MAIN STREET (PARCEL 0302450000)
GENERAL INFORMATION
Applicant: White Label Lofts LLC
Property Owner: Sawdust Development 915 LLC
Action(s) Requested:
The applicant requests approval of a General Development Plan (GDP) for an off-site parking
lot.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of a 0.17-acre vacant lot on the south side of West 10th Avenue, west of
South Main Street. The site is zoned Central Mixed Use District with a Planned Development
Overlay (CMU-PD). The surrounding area consists of residential uses to the north, south, and
west, and commercial uses to the east. The 2040 Comprehensive Land Use Plan recommends
Center City use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant CMU-PD
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Residential & Pending Multi-Family TR-10 & CMU
South Residential TR-10
East Commercial CMU-PD
West Residential TR-10
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Center City
Page 1
ITEM VI: GDP 0 W 10th Avenue
ANALYSIS
Use/Site Design
The applicant is proposing an off-site parking lot, which will include 14 uncovered parking
spaces. The parking lot will support the proposed new multi-family development located north
of the site at 913 and 923 South Main Street. The proposed site will have driveway access off
West 10th Avenue.
The CMU district allows for off-site parking lots as a Conditional Use. Staff does not have any
concerns with the proposed off-site parking lot as the site abuts another off-street parking area,
and is compatible with the neighboring commercial uses and the proposed multi-family use to
the north.
Minimum Provided
Front Setback (north) 5 ft. 7 ft.
Side Setback (east) 5 ft. 0 ft.
Side Setback (west) 5 ft. 8 ft.
Rear Setback (south) 5 ft. 8 ft.
Page 2
ITEM VI: GDP 0 W 10th Avenue
The CMU district requires a 5’ pavement setback from all property lines. However, a pavement
setback is not required for off-street parking areas abutting other off-street parking areas when
either or both properties are less than 60’ in width. With that, a 0’ setback is permitted along the
east property line. A Based Standard Modification (BSM) is needed for the parking lot bump
out in the setback area. Staff does not have any concerns as only a small bump out area extends
into the setback and a 6’ solid fence is provided. The submitted site plan shows the drive aisle as
22’ in width, but this will need to be increase to 24’. This will be addressed and reviewed as part
of the Specific Implementation Plan (SIP) process.
There is no maximum impervious surface ratio for the CMU district.
Signage
Sign renderings were not included with this request and are not required for the GDP approval.
Final signage plans will be submitted and reviewed as part of the SIP request.
Landscaping
The provided site plan includes conceptual landscaping. The CMU district exempts landscaping
requirements, but must meet requirements for paved area and bufferyards. The SIP submittal
will need to include a final landscape plan including both paved area and bufferyard
landscaping points. The application will need to meet all landscaping requirements or apply for
BSMs as part of the SIP process.
Paved Area
The code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area. The
code further specifies 30% of all points will be devoted to tall trees and 40% will be devoted to
shrubs. The code also requires that a deciduous tree be planted at all parking row ends. The site
plan shows required landscape islands. Landscaping points will be verified during the SIP
process.
Bufferyards
A 0.4 opacity bufferyard is required along the neighboring Two Family Residential-10 (TR-10)
zoned properties west and south of the site. The applicant is providing a 10’ wide bufferyard
along west property line and 0’ wide bufferyard along south property line along with 6’ solid
fencing. The site plan shows a 10’ bufferyard setback, but this will need to be reduced to 8’ due
to the drive aisle needing to be increased from 22’ to 24’. The applicant will need BSMs to allow
for the reduced 8’ and 0’ bufferyard setbacks, where code requires 10’ for abutting Two Family
Residential-10. Staff is supportive of the BSM request along the west property line due to the
needed width to provide parking stalls and drive aisles. Staff is also supportive of the BSM
request along the south property line as only part of one parking stall and the associated bump
out extend into the bufferyard. Staff is recommending additional medium/tall evergreen trees
be installed to offset these BSM requests.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final submitted plans
are required to be in full compliance with the requirements of the City of Oshkosh Municipal
Page 3
ITEM VI: GDP 0 W 10th Avenue
Code Chapter 14 for storm water management. This will be addressed during the SIP and Site
Plan Review processes.
Site Lighting
A photometric lighting plan has not been submitted with this request, and will be required as
part of the SIP request.
Building Facades
No new buildings on the site are being proposed.
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 consider 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 the Zoning Ordinance as the proposed off-site parking lot use of the site
will not have negative impact on the public because it is a conditional use in the CMU
district and is compatible with neighboring commercial uses and the proposed multi-
family use to the north.
(c) The proposed Planned Development project would maintain the desired
relationships between land uses, land use densities and intensities, and land use impacts
because the off-site parking lot use will support the proposed adjacent multi-family use.
(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 because the subject property is within a mixed use area with residential and
commercial land uses.
Staff recommends approval of the General Development Plan with the findings listed above
and the proposed following condition:
1. All requested BSMs will be addressed as part of the Specific Implementation Plan (SIP)
application.
Page 4
Page 5
Page 6
Page 7
1 | P a g e
General Development Plan Application
15 W. 10th Avenue, Oshkosh, WI
In Support of Redevelopment of 911-923 S. Main Street, Oshkosh, WI
Application Narrative
1/17/2025
The following narrative is to be used as an attachment to the formal General Development Plan
Application for 15 W. 10th Avenue, Oshkosh, WI in support of the redevelopment of 911-923 S. Main
Street, Oshkosh, WI (the “White Label Lofts”).
General Themes and Images. The existing site is a vacant lot at 15 W. 10th Avenue. The vacant lot is
located across the street to the south and west of a proposed redevelopment of the property at 911 to
923 S. Main Street. 911-923 S. Main Street is currently zoned CMU however proposes to develop a new
47-unit apartment development (the White Label Lofts”) which will build a new 4 story apartment
building at the site of 923 S. Main Street and connect the new building to an existing building at 911 to
917 S. Main Street that will be converted through adaptive reuse into loft style apartments. The
property directly to the north across W. 10th Avenue is currently zoned TR-10. The properties to the
south and west are also zoned TR-10. The property that abuts to the east is zoned CMU and is owned
and used by 5th Ward Brewing Company, a microbrewery operation.
This vacant lot is proposed to be converted to a 23-stall parking lot with site screening and landscaping
as required by the City of Oshkosh code. The 23-stall parking lot will be used to support the proposed
White Label Lofts apartment development project at 911-923 S. Main Street.
The General Mix of Dwelling Unit types and/or Land Uses: This will be a parking lot only with 23
parking spaces and all prescribed landscaping and screening.
Approximate residential densities and nonresidential intensities: The only residential component is the
fact that 23 parking spaces will be supporting the White Label Lofts redevelopment.
General treatment of natural features: There really are no natural features in this previously developed
lot that will be redeveloped into parking, however all prescribed new landscaping will be developed on
site.
General relationship to nearby properties and public streets: The existing site is a vacant lot at 15 W.
10th Avenue. The site in one lot west of the intersection of W. 10th Avenue and S. Main Street. The
vacant lot is located across the street to the south and west of the proposed White Label Lofts
apartment development. The property directly to the north across W. 10th Avenue is currently zoned
TR-10 and has a vacant duplex on it. The properties to the south and west are also zoned TR-10 with a
Page 8
2 | P a g e
duplex and single family homes on them. The property that abuts to the east is zoned CMU and is
owned and used by 5th Ward Brewing Company, a microbrewery operation.
General relationship of the project to the Comprehensive Plan or other area plans: As noted earlier
this parking lot will be developed to support the White Label Lofts apartment development. The White
Label Lofts is a 47-unit affordable apartment project. The comprehensive plan sites the need for safe
and affordable apartments in Oshkosh. The Sawdust District plan calls for the development of
additional housing within the district. This parking lot project will allow for the support of those plans.
Proposed exceptions from the requirements of the Zoning Ordinance: none
Page 9
1 BEDROOM
(575 SF+)
2 BEDROOM
(875 SF+)
TOTAL 6 UNITS
2 UNITS
1 UNIT
18 UNITS
8 UNITS
8 UNITS
7 UNITS 47 UNITS
22 UNITS
15 UNITS
LEVEL 01 LEVEL 02 LEVEL 03
ATTIC /
LEVEL 04
UNIT COUNT - COMBINED BETWEEN ALL BLDGS.
5 UNITS
3 BEDROOM
(1,100+ SF)3 UNITS 2 UNITS 10 UNITS
16 UNITS
7 UNITS
5 UNITS
4 UNITS
1 UNIT
1 UNIT
10TH AND
MAIN LOT
27 STALLS
PARKING COUNT AT ALL LOTS
LOT BEHIND
BLDG 1
6 STALLS
SOUTH 10TH
LOT
14 STALLS
TOTAL
47 STALLS
REQ'D
1/UNIT = 47 - OK
ZONING REQUIREMENTS
ZONING
CMU (CENTRAL MIXED DISTRICT)
MIN SETBACKS
FRONT REQUIRED: 0' OR 5' ------ PROPOSED: 0'
CORNER STREET: 0' OR 5' --------PROPOSED: 0'
SIDE: 0' OR 5' ---------------------------PROPOSED: 0'
REAR: 0' OR 5' --------------------------PROPOSED: 0'
PAVEMENT: 5'---------------------------PROPOSED: 5'
MAX HEIGHT
IN CMU - MUST BE COMPATIBLE SURROUNDING STRUCTURES AND NOT EXCEED 2 STORIES
BEYOND ADJACENT STRUCTURES
PROPOSED:REHAB OF TWO EXISTING 3-STORY STRUCTURES. ADDITION OF NEW 4-STORY
STRUCTURE.
EXISTING BUILDING 1: 3 STORIES, 47'-4" PARAPET HEIGHT
EXISTING BUILDING 2: 3 STORIES, 45'-6"" PARAPET HEIGHT
NEW BUILDING" 4 STORIES, ESTIMATED 51' PARAPET HEIGHT
REQUIRED PARKING
1 PER DWELLING UNIT IN CMU - 1 : 1 RATIO
PROPOSED:47 DWELLING UNITS.
47 PARKING STALLS IN THREE LOTS - 1 : 1 RATIO
PARKING SCREENING
OFF-STREET PARKING AREAS ABUTTING OTHER RESIDENTIAL DISTRICTS SHALL PROVIDE A
BORDER AT LEAST 5' HIGH, EXCEPT AT THE FRONT YARD
OFF-STREET PARKING AREAS ABUTING OTHER OFF-STREET PARKING AREAS ARE NOT
REQUIRED TO HAVE A PARKING AREA SETBACK WHEN SITE IS LESS THAN 60' IN WIDTH
PROPOSED: APPROX 50' WIDE SOUTH 10TH LOT WILL HAVE ONE 5' FENCE ON WEST SIDE AND
ONE 5' BOUNDARY ON SOUTH SIDE.
LANDSCAPING STANDARDS - PAVED AREAS
50 POINTS OF LANDSCAPING PER 10 PARKING STALLS OR 10,000 SF PAVEMENT
PROPOSED: CORNER LOT: 10 UNCOVERED PARKING STALLS IN 7,000 SF AREA. TWO
PLANTER ISLANDS AT LEAST 7' WIDE PROVIDED.
BACK LOT: 6 UNCOVERED PARKING STALLS IN 970 SF AREA. TWO PLANTER
ISLANDS AT LEAST 7' WIDE PROVIDED
LOT ACROSS STREET: 14 UNCOVERED PARKING STALLS IN 7,300 SF AREA. TWO PLANTER
ISLANDS AT LEAST 7' PROVIDED
BUFFER YARDS
REQUIRED 0.4 OPACITY BETWEEN CMU AND TR-10 DISTRICT
PROPOSED: 10' BUFFERYARD WITH 6' HIGH SOLID FENCE WHERE SOUTH 10TH LOT
ABUTS TR-10 ZONING
TRASH SCREENING STANDARDS
TRASH SHALL BE SET BACK AT LEAST 5' FROM ALLEY WITH ENCLOSURE AT LEAST 6' HIGH
CONSTRUCTED OF WOOD OR MATERIALS SIMILAR TO PROPOSED BUILDING
PROPOSED: ONE TRASH AREA 14' x 9' WITH 19' SETBACK FROM ALLEY.
+2 STALLS
WHEN SNOW
REMOVAL NOT
NEEDED
+1 STALL WHEN
SNOW
REMOVAL NOT
NEEDED
+ 3 STALLS
= 50 STALLS
10TH AVE
S
M
A
I
N
S
T
.
S
M
A
I
N
S
T
.
AREA OF
NEW WORK
SOUTH
10TH
LOT
10TH AND MAIN
LOT
LOT
BEHIND
BLDG
1
EXISTING BLDG 1
3 FLOORS
19,008 SF
EXISTING BLDG 2
3 FLOORS
19,008 SF
NEW BLDG
4 FLOORS
21,994 SF
CAP PROJECT NO: M2412-03 | 02/10/25
913 S MAIN ST
SCALE:1" = 60'-0"
SITE LOCATION
SCALE:1" = 60'-0"
BUILDING KEY PLAN
Page 10
24' - 0" 18' - 0" TYP
TYP
9'
-
0
"
EXISTING
STRUCTURES
MAIN ENTRY
12
0
'
-
3
"
L
O
T
L
I
N
E
LO
T
L
I
N
E
10
4
'
-
1
0
"
STAIR
PROPOSED (4) BIKE
PARKING
STRUCTURED PARKING
UNDER MULTIFAMILY
17 COVERED SPACES
S
M
A
I
N
S
T
.
10TH AVE.
10 UNCOVERED PARKING
SPACES
123' - 0" LOT LINE
14 UNCOVERED PARKING
SPACES
10' - 0" 22' - 0" 18' - 0"
6
U
N
C
O
V
E
R
E
D
P
A
R
K
I
N
G
SP
A
C
E
S
13
'
-
9
"
5
4
'
-
0
"
7
'
-
0
"
12
0
'
-
3
"
7'
-
0
"
1
3
5
'
-
0
"
8
'
-
0
"
PROPOSED 6' SOLID
FENCING
ADJACENT CMU
ZONED SITE
TY
P
9'
-
0
"
AL
L
E
Y
18' - 0"
7' LANDSCAPE ISLAND W/
DECIDUOUS SHADE TREE
AND SHRUBS
PROPOSED 6'
SOLID FENCING
50' - 0"
10' BUFFERYARD W/ 2
DECIDUOUS SHADE
TREES AND
SURROUNDING
SHRUBS
8'-9" LANDSCAPE ISLAND
W/ DECIDUOUS SHADE
TREE AND SHRUBS
7' LANDSCAPE ISLAND W/
DECIDUOUS SHADE TREE
AND SHRUBS
REQUIRED
BUFFERYARD AT CMU
ZONING DISTRICT
BOUNDARY
8' LANDSCAPE ISLAND
W/ DECIDUOUS
SHADE TREE AND
SHRUBS
15' LIGHT POLE
AND FIXTURE
PROPOSED TRASH
ENCLOSURE w/ 5' WALL
SOUTH 10TH PROPERTY
IS LESS THAN 60' IN
WIDTH AND DOES NOT
REQUIRE A SETBACK
DUE TO ADJACENT
SITE'S PARKING LOT
LANDSCAPING AT ENDS
OF PARKING W/
DECIDUOUS SHADE TREE
AND SHRUBS
10' - 0"
TYP
9' - 0"24' - 0" 18' - 0"
44
'
-
0
"
TY
P
22
'
-
0
"
0' SETBACK PERMITTED
FOR BUILDING
FRONTAGE IN CMU, NO
FOUNDATION
PERMITTED IN PUBLIC
R.O.W.
0' SETBACK PERMITTED
FOR BUILDING
FRONTAGE IN CMU, NO
FOUNDATION
PERMITTED IN PUBLIC
R.O.W.
28
'
-
7
"
CONTINUOUS 6" HIGH
TIMBER WHEEL STOP
IS
L
A
N
D
16
'
-
6
"
2
4
'
-
0
"
IS
L
A
N
D
8'
-
9
"
19' - 0"
(OVER 200 LANDSCAPING POINTS)
22' - 0"
APRON
31' - 7"
5' BUFFERYARD W/
SHRUBS
16'-6" ISLAND W/
DECIDUOUS SHADE
TREE AND
SURROUNDING
SHRUBS
5'
-
2
"
HATCH AREA FOR SNOW
REMOVAL AREA IN
WINTER OVER 1
PARKING SPOT AND
EXTENDED DRIVE AISLE
IN SUMMER (SEE
PARKING COUNT TABLE)
40' - 0"
14
'
-
9
"
HATCH AREA FOR
SNOW REMOVAL IN
WINTER. TWO EXTRA
PARKING SPOTS IN
SUMMER (SEE PARKING
COUNT TABLE)
REDUCED FROM
REQUIRED WIDTH DUE
TO LIMITED ROW OF
PARKING
CAP PROJECT NO: M2412-03 | 02/10/25
913 S MAIN ST
Scale:
0'4'8'16'
1/32" = 1'-0"1 SITE PLAN
Page 11
GENERAL DEVELOPMENT
PLAN – 0 W 10TH AVE,
PARCEL 0302450000
PC: 3-4-2025
GOLLNICK RENTALS INC
905 S MAIN ST
OSHKOSH WI 54902-6017
JAMES C GOLLNICK
907 S MAIN ST
OSHKOSH WI 54902-6017
RODGER W WILTZIUS
147 W SOUTH PARK AVE
OSHKOSH WI 54902-6535
SAWDUST DEV 915 LLC
TITAN COMMERCIAL LLC
923 S MAIN ST STE E
OSHKOSH WI 54902-6017
G REINKE & CO INC
900 S MAIN ST
OSHKOSH WI 54902-6018
GRANCY LLC
920 S MAIN ST
OSHKOSH WI 54902-6018
MICHELE MARKS
W5478 COUNTY ROAD FN
NESHKORO WI 54960-9336
KATHERINE CHITKO
SKYLER TRENT
24 W 11TH AVE
OSHKOSH WI 54902-6010
JAMES R/LINDA MATHE
14 W 11TH AVE
OSHKOSH WI 54902-6010
DAVIES INC G.S.
1241 GLANE CT
OSHKOSH WI 54902-9188
BREWERS POINT LLC
4711 PLUMMERS POINT RD
OSHKOSH WI 54904-9512
Page 12
W 10TH AV
W 11TH AV
E 9TH AV
E 11TH AV
E 10TH AV
NEBRASKA ST
W 9TH AV
S MAIN ST
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 2/10/2025
1 in = 120 ft1 in = 0.02 mi¯BASE MAP
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
OTTER AV
BROAD ST
NEBRASKA ST
BROAD ST
COURT ST
E 14TH AV
MINNESOTA ST
W 5TH AV
E 7TH AV
MINNESOTA ST
W 16TH AVW 16TH AV
E 15TH AVW 15TH AV
W 11TH AV
W 7TH AV
W 14TH AV
W 6TH AV
W 12TH AV
W 8TH AV
W 10TH AV
NEBRASKA ST
E SOUTH PARK AV
E 11TH AV
W 12TH AV
W 7TH AV
W 15TH AV
W 6TH AV
W 14TH AV
W 8TH AV
W 11TH AV
W 10TH AV
E 9TH AV
E 8TH AV
E 10TH AV
NEBRASKA ST
BROAD ST
MINNESOTA ST
PIONEER DR
CEAPE AV
OREGON ST N MAIN ST
W SOUTH PARK AV
W 9TH AV
S MAIN ST
Oshkosh City Limit
Oshkosh City Limit
CMU
CMU
CMUCMU
CMU-PD
CMU-PD
CMU-PD
CMU-PD-RFO
CMU-RFO
HI
I
III
I I
I I
I
I-PD
I-PD
I-PD
I-PD
I-PD-RFO
RMU-PDRMU-PD
RMU-PD
RMU-PD
RMU-PD-RFO
RMU-PD-RFO
RMU-PD-RFO
RMU-RFO
TR-10
TR-10
TR-10
TR-10
UMU
UMU
UMU
UMU
UMU
UMU-PD
UMU-PD
UMU-PD
UMU-RFO
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 2/10/2025
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP
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
W 10TH AV
W 11TH AV
E 9TH AV
E 11TH AV
E 10TH AV
NEBRASKA ST
W 9TH AV
S MAIN ST
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 2/10/2025
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP
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