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HomeMy WebLinkAboutItem V PLAN COMMISSION STAFF REPORT MARCH 18, 2025 ITEM V: APPROVAL OF DESIGN ALTERATION REVIEW FOR THIRD STORY ADDITION AT 600 OREGON STREET GENERAL INFORMATION Applicant: Corey Wallace Owner: General Contracting Services LLC - Matt Vienola Action(s) Requested: The applicant requests approval of Design Alteration Review for a third story addition at 600 Oregon Street, located within 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 0.21 acre mixed commercial/residential lot at the southeast corner of Oregon Street. and West 6th Ave. The commercial/residential property has a two-story building with associated gravel parking area and is zoned Central Mixed Use District (CMU). 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. In February 2022, Plan Commission approved Central Mixed Use District Design Standards Project Review to allow building modifications at the subject site, along with a parking lot expansion and a new garage on the neighboring property to the east. The approved plans were never constructed. Subject Site Existing Land Use Zoning Mixed Use CMU Recognized Neighborhood Organizations None Page 1 ITEM V: Design Alteration Review - 600 Oregon St. Adjacent Land Use and Zoning Existing Uses Zoning North Vacant RMU-PD-RFO South Mixed Use CMU East Vacant CMU West Commercial CMU Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS The applicant is proposing to amend the approved plans for the building to include a third story addition. There are no changes proposed to the approved design of the existing building, parking lot, or garage. Google Streetview of existing building Rendering of building with approved modifications (2022) Page 2 ITEM V: Design Alteration Review - 600 Oregon St. Rendering of building with approved modifications (2022) Proposed plans are to have two commercial use tenants on the first floor and two residential units on the second floor. The proposed third floor addition will be a 248.63 sq. ft., 9’ 1” high, extension of the living space of the 2nd floor north dwelling unit. It is proposed to be accessed via a spiral stair from within the unit. The applicant notes that it will be a flexible-use space that may be used by residents for a variety of purposes such as a reading room, lounge area, or recreation room. The exterior of the proposed third story addition is proposed to have horizontal lap siding, to match the previously approved tenant garage building to the east of the principal building. The siding is proposed to be a brown tone color intended to be contextual with the brown tone of the existing brick finish of the existing building’s first and second floor. According to the applicant, the third floor room with exterior walls offset from the primary building exterior walls takes on the form of a penthouse. As it is not uncommon for traditonal penthouses, the exterior materials are proposed to not match, but to be similar to and contextual to the materials of the main building façade. Being further away from pedestrian and vehicle view, it is meant to be similar to, but more abstract than the street-level building materials. Page 3 ITEM V: Design Alteration Review - 600 Oregon St. Rendering of building with proposed third story addition Page 4 ITEM V: Design Alteration Review - 600 Oregon St. Page 5 ITEM V: Design Alteration Review - 600 Oregon St. The following is the design theme for the Central Mixed Use District listed in the Exterior Design Standards ordinance: The design theme for the Central Mixed Use District is based on its historical, pedestrian-oriented development pattern that incorporates retail, residential, and institutional uses. Building orientation and character includes minimum setbacks at the edge of the sidewalk, multi-story structures, use of alleys for access, and on-street or other off-site parking. The design theme is characterized by a variety of architectural styles popular at the time, including Italianate, Romanesque, and Neoclassical, in a 2- or 3-story format with office, storage, or residential located over commercial. The façades of these buildings have a traditional main street storefront appearance, are relatively small in scale, have street yard and side yard setbacks of zero feet, have prominent horizontal and vertical patterns formed by regularly spaced window and door openings, detailed cornice designs, rich detailing in masonry coursing, window detailing and ornamentation, and are predominately brick, stone, or wood. Exterior building materials are of high quality. Exterior appurtenances are minimal. Exterior colors are harmonious, simple, and muted. Exterior signage blends, rather than contrasts, with buildings in terms of coloring (complementary to building), location (on-building), size (small), and number (few). The CMU District design standards state that the height of buildings shall be compatible with existing buildings in the immediate area and buildings shall not be more than 2 stories taller than the height of a building of similar use on one of the immediately adjoining properties. Staff does not have concerns with the increase in building height as it will remain compatible with neighboring two-story building heights. Page 6 ITEM V: Design Alteration Review - 600 Oregon St. The CMU District design standards state that selected building materials shall be compatible with those of existing buildings in the immediate area. The design standards also state that wood, thin board textured vinyl, fiber cement, or textured metal clapboard siding may be appropriate, particularly if the proposed non-masonry exterior was used on a building which conforms to the design theme described above, as determined by Plan Commission. The neighboring building to the south of the site is constructed with siding, which appears to utilize vinyl siding, while the buildings to the west (across Oregon Street) are primarily brick. Staff does not have concerns with the design of the third story addition as it is relatively small in size and acts as a traditional penthouse addition and the street-facing sides consist predominantly of window openings, which appear to match the trim of the approved building modifications. Although there are non-masonry materials utilized in the surrounding area, staff has potential concerns with allowing lap siding on the addition of an existing masonry building. Therefore, staff is recommending Plan Commission make the determination on if the proposed lap siding is an appropriate exterior material for the proposed addition. Google Streetview looking south from Oregon St./W 6th Ave. intersection RECOMMENDATION/CONDITIONS Staff recommends approval or denial of the proposed Design Alteration Review for a third story addition be determined by Plan Commission. Page 7 Page 8 Page 9 Project Name: 600 (& 602)S. Oregon Street FEB. 13TH, 2025 Special Area Design Review Narrative REV.- FEB. 24TH, 2025 Narrative: Proposed Use of Property: The property is proposed to have two business use tenants on the first floor and two residential dwelling units on the second floor. Existing Use of Property: The property is currently vacant and under construction from a previously approved project submittal. This submittal relates to a project revision to add a “rooftop” room in one of the 2nd floor dwelling units. Formerly, similar to the proposed use, the property also had two business use tenants on the first floor, and three residential dwelling units on the second floor. Identification of structures on the property and discussion of their relationship to the project: The primary building is currently the only building on the property. The prior approved project included a tenant garage building which has not yet been constructed. Projected number of residents, employees, and/or daily customers: The business uses of each of the two first floor tenants have not yet been determined, so the number of employees and/or daily customers is unknown. Per building code occupant load calculations, the maximum anticipated building occupancy is 28 total for the first floor businesses and 14 total for the upper floor dwelling units. Effects on adjoining properties to include noise, hours of operation, glare, odor, fumes, vibration, etc: The two former use business function tenant areas on the 1st floor are proposed to remain business use, and the three former dwelling units on the second floor are proposed to be reduced to two dwelling units. Since the use type is not proposed to change and the intensity of the use of the second floor is proposed to be reduced, effects to neighboring properties are not anticipated to change. Surrounding Land Uses: Land use to the: east: vacant lot; zoned CMU /UMU south: existing building use unknown; zoned CMU west: Law Office, zoned CMU north: vacant lot; zoned RMU-PD-RFO Compatibility of the proposed use with adjacent and other properties in the area: The two former use business function tenant areas on the 1st floor are proposed to remain business use, and the three former dwelling units on the second floor are proposed to be reduced to two dwelling units. Since the use type is not proposed to change and the intensity of the use of the second floor is proposed to be reduced, compatibility with adjacent properties is not anticipated to change. Traffic Generation: The two former use business function tenant areas on the 1st floor are proposed to remain business use, and the three former dwelling units on the second floor are proposed to be reduced to two dwelling units. Since the use type is not proposed to change and the intensity of the use of the second floor is proposed to be reduced, the traffic generation is not anticipated to change. Page 10 2 / 2 Use of the Proposed Third Floor Room: The third floor room is proposed as an extension of the living space of the 2nd floor north dwelling unit. It is proposed to be accessed via a steel spiral stair from within the unit. It is a flexible-use space that may be used by residents for a variety of purposes, such as a reading room, lounge area or recreation room. Proposed Third Floor Exterior materials: The third floor room, with exterior walls offset from the primary building exterior walls, takes on a form of a penthouse. As is not uncommon for traditional penthouses, the exterior materials are proposed not to match, but to be similar to and contextual to the materials of the main building façade. Being further away from pedestrian and vehicle view, it is meant to be similar to but more abstract than the street level building materials. The exterior of the third floor room is proposed to have the same horizontal lap siding as that proposed for the prior approved adjacent tenant garage building. The siding is proposed to be a brown tone color intended to be contextual with the brown tone of the existing brick finish of the primary building’s first and second floor. Other Proposed Exterior & Site changes: The third floor room addition is the only proposed exterior change from the prior circa 2022 approved project. Page 11 OR E G E O N S T R E E T EXISTING METERS. COORDINATE WITH UTILITY COMPANY TO PROVIDE (1) GAS & ELECTRIC FOR EACH UNIT/TENANT AND ONE HOUSE METER. PROPOSED ONE-WAY ENTRY DRIVE PROPOSED TRASH ENCLOSURE - SEE DETAIL PROPOSED GARAGE SEE APT. ENTRY LANDING & STAIRS PROPOSED MULCH BED PROPOSED LANDSCAPE BED W 6th AVENUE EXISTING BUILDING EXISTING BUILDING PROPERTY LINE EXISTING GRAVEL PARKING LOT EXISTING LAWN 90 ' - 0 " 100' - 0"50' - 0" PROPOSED LANDSCAPE BED PROPOSED LANDSCAPE BED PR O P O S E D LA N D S C A P E B E D UP UP UP UP PROPOSED SIDEWALK PR O P O S E D S I D E W A L K EXISTING 600 OREGON STREET BUILDING PR O P E R T Y L I N E EXISTING 602 OREGON STREET BUILDING PROPOSED WOOD DECK OVER ROOF Du m p s t e r (3 Y r d ) Du m p s t e r (3 Y r d ) 21 ' - 0 " . 11 ' - 4 " . AS103 NORTH LANDING PROPOSED ASPHALT PARKING LOT SEE CIVIL DRAWINGS +100'-0" (Verify) FLOOR ELEVATION +101'-8" UNEVEN EXISTING FLOOR LEVEL. EXACT ELEVATION VARIES. FLOOR ELEVATION +100'-0" UNEVEN EXISTING FLOOR LEVEL. EXACT ELEVATION VARIES. CA N O P Y O V E R E X I S T I N G E X T E R I O R CO N C R E T E L O A D I N G D O C K S L A B CURB CUT RAMP UP DOWNSPOUT TO U.G. STORM DOWNSPOUT TO U.G. STORM DOWNSPOUT TO U.G. STORM DOWNSPOUT TO GRADE DOWNSPOUT TO GRADE PROPOSED MULCH BED PROPOSED MULCH BED PR O P O S E D M U L C H B E D PROPOSED CONCRETE CURB & GUTTER PROPOSED CONCRETE CURB & GUTTER - SEE CIVIL DRAWINGS PR O P O S E D C O N C R E T E C U R B & G U T T E R PEDESTAL-MOUNTED MAIL BOXES AS SELECTED BY OWNER APARTMENT DOOR BELLS PROPOSED WOOD FENCE AS104 AS101 1 WE S T R A M P SOUTH LANDING SOUTH RAMP EAST STAIRS WEST STAIRS UP 5 AS102 6 AS102 2' - 9 " 7 ' - 3 " AS1024 10 ' - 3 " 10 ' - 3 " 10 ' - 3 " 11 ' - 3 " 6' - 0 " 10 ' - 3 " P 0024 P 0022 P 0023 7 A800 9 10 NAV D88 DATUM = ARCHITECT DRAWING DATUM 754.31' = 100'-0" ISSUE DATE: PROJECT NUMBER This design drawing and detail is the copyrighted property of WESENBERG ARCHITECTS. No part hereof shall be copied, duplicated, distributed, disclosed or made available to anyone without the expressed written consent of WESENBERG ARCHITECTS. FIELD VERIFY ALL GIVEN DATA BEFORE PREPARATION OF SHOP DRAWINGS, CONSTRUCTION AND INSTALLATION. REVISIONS: SHEET NUMBER PR O P O S E D A D D I T I O N A N D A L T E R A T I O N S F O R : © Wesenberg Architects PRINTED: SET TYPE: CONSTRUCTION SET FOR PROPER INTERPRETATION, THESE DRAWINGS SHALL BE PRINTED IN COLOR. 2/11/2025 12:26:05 PM G:\Shared drives\CWA Projects_Current\2455_600 Oregon Street- Revision for Matt V\Programs\Revit\2022 02 25_600 Oregon Street_Building Model- 2025 REVISION.rvt AS100 Ma t t V i e n o l a TH E L E H M A N N B U I L D I N G 2022-02-25 2455 60 0 S . O r e g o n S t . , O s h k o s h , W I 5 4 9 0 2 ARCHITECTURAL SITE PLAN 1/8" = 1'-0"1 ARCHITECTURAL SITE PLAN N KEYNOTE LEGEND - BY SHEET Key Value Keynote Text P 0022 E.C. TO REFER TO SITE PHOTOMETRICS PLAN FOR SITE FIXTURES. ROUGH-IN ADDITIONAL BELOW GRADE CONDUIT FOR FUTURE INSTALLATION OF RESIDENTIAL DECORATIVE LIGHT POLE IN THIS AREA. P 0023 THIS AREA TO RECEIVE ROUGH GRADE TO 6" BELOW INDICATED ELEVATIONS. FINAL GRADING AND FINISHES TO BE DETERMINED BY OWNER. P 0024 VAN-ACCESSIBLE A.D.A. PARKING SIGN WITH POST. 7 AS 1 0 4 1 NO. DESCRIPTION DATE 1 Site Plan App Rev Page 12 Page 13 SPECIAL AREA DESIGN REVIEW 600 OREGON ST PC: 3-18-2025 GENERAL CONTR SERVICES PO BOX 3306 OSHKOSH WI 54903-3306 AQUIRE PROPERTIES LLC 2625 S WASHBURN ST OSHKOSH WI 54904-9044 MIDWEST AZTEC LLC 1800 LAKE BREEZE RD OSHKOSH WI 54904-7124 SEAMAN REAL ESTATE LLC 614 OREGON ST OSHKOSH WI 54902-5966 424 OREGON ST LLC THEDACARE INC - FINANCE/AP 3 NEENAH CENTER 4TH FL NEENAH WI 54956-3070 COREGRO GLBP OSHKOSH LLC 153 E FLAGLER ST #116 MIAMI FL 33131-1101 CRISLIN HOLDINGS LLC 611 OREGON ST APT A OSHKOSH WI 54902-5965 HISTORIC 6TH WARD NEIGHBORHOOD ASSOC EMAILED TO REP Page 14 W 6TH AV W 7TH AV W 5TH AV NEBRASKA ST W 8TH AV OREGON 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: 2/20/2025 1 in = 120 ft1 in = 0.02 mi¯600 OREGON ST.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 15 COMMERCE ST NEBRASKA ST DIVISION ST PEARL AVCITY CENTER WAUGOO AV PIONEER DR W 5TH AV E 7TH AV IOWA ST MINNESOTA ST W 4TH AV OTTER AV MARKETST MARKETST NEBRASKA ST IOWA ST E SOUTH PARK AV E 11TH AV W 12TH AV W 7TH AV W 6TH AV W 8TH AV W 11TH AV W 10TH AV W 6TH AV W 11TH AV W 10TH AV W 8TH AV W 5TH AV W 7TH AV W 12TH AV E 9TH AV E 8TH AV E 10TH AV MARION RD STATE ST MINNESOTA ST HIGH AV OREGON ST WASHINGTON AV CEAPE AV JACKSON ST W SOUTH PARK AV W 9TH AV N MAIN ST S MAIN ST CMU CMU CMU CMU CMU CMU-PD CMU-PD CMU-PD CMU-PD CMU-PD-RFO HI I I I III I I I I I I I I II I-PD I-PD I-PD I-PD I-PD-RFO RMU RMU-PDRMU-PD RMU-PD RMU-PD RMU-PD-RFO RMU-PD-RFO RMU-PD-RFO RMU-RFO TR-10 TR-10 TR-10 UI-RFO UMU UMU UMU UMU-PD UMU-PD 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: 2/20/2025 1 in = 500 ft1 in = 0.09 mi¯600 OREGON ST.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 16 W 5TH AV W 8TH AV W 7TH AV W 6TH AV OREGON 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: 2/20/2025 1 in = 100 ft1 in = 0.02 mi¯600 OREGON ST.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 17