HomeMy WebLinkAboutItem I
PLAN COMMISSION STAFF REPORT MAY 6, 2025
ITEM I: GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC
IMPLEMENTATION PLAN FOR INDOOR AND OUTDOOR CONTRACTOR
SPACE AT 225 EAST NEVADA AVENUE
GENERAL INFORMATION
Owner: Dan Hickey (Hickey Roofing)
Applicant: William Aubrey
Action(s) Requested:
The petitioner requests General Development Plan (GDP) Amendment and Specific
Implementation Plan (SIP) approval for indoor and outdoor contractor space at 225 East Nevada
Avenue.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject area consists of two parcels totaling approximately 5.19 acres in size (north parcel is
approximately 3.05 acres and south parcel is approximately 2.44 acres). The subject site is
bordered by four street frontages: East Custer Avenue on the south, Grand Street on the east, East
Nevada Avenue on the north, and Harrison Street on the west. The surrounding area consists
mostly of industrial uses to the north and east and residential uses to the south and west.
A Planned Development was approved in 2017 for a multi-family development of 56 residential
units on the south parcel (Resolution 17-44). In 2018, a GDP Amendment and SIP were approved
for a daycare and parking/storage facility on the north parcel (Resolution 18-215). The south
parcel is currently used for 56 apartment units (Waite Rug). The approved day care was never
established on the north parcel and the existing building area remains vacant.
Subject Site
Existing Land Use Zoning
Residential UMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Industrial UI
South Residential UMU, MR-12, TR-10
East Industrial UMU-PD & UI-PD
West Residential SR-9
Page 1
ITEM I – GDP Amendment/ SIP – 225 E Nevada Ave. 2
Recognized Neighborhood Organizations
None
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Neighborhood Commercial
ANALYSIS
Use:
The applicant is proposing to utilize the existing building on the north site (225 East Nevada
Avenue) for indoor and outdoor contractor space. According to the applicant (Hickey Roofing),
improvements to the site will include rebuilding the existing 4,000 sq. ft. area on the west end of
the building to be used for office space and additional warehousing. A fenced-in storage yard will
be added to the north/west side of the building. The applicant also notes that there will be a
maximum of approximately 15 employees on site at any given time.
The proposed indoor storage and outdoor storage land uses are not permitted in the Urban
Mixed Use (UMU) zoning district. A Plan Commission workshop was held on September 19,
2023, with Plan Commission voicing support for the proposed contractor use. Staff is supportive
of a Base Standard Modification (BSM) to allow the indoor and outdoor contractor space as it is
compatible with surrounding industrial land uses to the north and east and is consistent with the
historical industrial/storage use of the property. Staff is recommending that additional
landscaping be provided around the fenced-in outdoor storage area to further screen it from the
surrounding area.
Site Design:
The site currently has two driveway accesses to overhead doors from East Nevada Avenue as
well as a driveway access from Grand Street to the existing shared parking area. The applicant is
proposing an additional access from East Nevada Avenue for a new parking area on the west end
of the building which will also provide access to the proposed outdoor storage area and an
overhead door on the southwest corner of the building. The outdoor storage areas will be
screened from public view with 8’ tall slatted chain link fencing. Per outdoor storage screening
requirements, the fence slatting will need to be pre-woven or interwoven at a minimum opacity
of 90%.
Page 2
ITEM I – GDP Amendment/ SIP – 225 E Nevada Ave. 3
Site Plan
The plan shows 6’ tall solid wood fencing extending into the west (Harrison Street) front yard
area, along the south property line. A BSM is needed to allow the proposed fencing as code limits
fencing in front yard areas to a maximum of 4’ tall and 50% opaque. Staff is supportive of a BSM
to allow the proposed fencing as it significantly exceeds the front yard setback requirement and
will not be closer to the street than the neighboring Waite Rug apartment building to the south.
The proposed plan includes 13 new parking spaces on the west side of the building, in addition to
the 14 existing spaces in the shared parking area on the south side of the building. Provided
parking for the site meets the code requirement of one parking space per 2,000 sq. ft. of gross
storage area. The proposed parking and outdoor storage areas meet setback requirements for the
UMU District. The total proposed impervious surface area for the site is under the maximum of
85% for the UMU District.
Required Provided
Front Setback (east) 5 ft. min. (pavement) 54.8 ft. (new pavement)
Street Side Setback (north) 0 ft. min. Existing building
Street Side Setback (west) 5 ft. min. (pavement) 51.7 ft. (new pavement)
Side Setback (south) 5 ft. min. (pavement) 7 ft. (new pavement)
Parking Min. 27 spaces 27 spaces
Impervious Surface 85% max. 69%
Page 3
ITEM I – GDP Amendment/ SIP – 225 E Nevada Ave. 4
Signage:
The applicant’s submittal does not include additional signage.
Lighting:
The applicant has submitted a photometric lighting plan which shows wall-mounted light
fixtures along with one new light pole. Lighting levels on the plan meet the 0.4 fc minimum
lighting level for all parking and drive areas and does not exceed the maximum of 0.5 fc at the
property lines or 1.0 fc at the public right-of-way.
Storm Water Management:
The applicant has been in contact with the Department of Public Works regarding storm water
management for the site. Final storm water management plans will be reviewed during the Site
Plan Review process.
Landscaping:
Paved area landscaping points are required for the proposed paved areas and yard landscaping
points are required for the proposed outdoor storage area.
Points Required Points Provided
Paved Area 52.7 (16 tall trees, 21 shrubs) 148 (100 tall trees, 48 shrubs)
Yards 57 792
Total 109.7 940
Paved Area:
The landscape plan is exceeding the point requirement of 40 points per 10 parking stalls or 10,000
sq. ft. of paved area. Code further specifies that 30% of the required points shall be devoted to tall
trees and 40% to shrubs and each parking row end shall have a tall deciduous tree planting. The
plan is meeting these requirements.
Yards:
The landscape plan is significantly exceeding the yard requirement of 10 points per 1,000 sq. ft. of
floor area for the new storage areas. The applicant is providing arborvitae trees around the
storage area, totaling almost 14 times the required number of yard landscaping points. The
additional yard landscaping points will serve to offset requested BSMs and further screen the
outdoor storage area.
Page 4
ITEM I – GDP Amendment/ SIP – 225 E Nevada Ave. 5
Building Facades:
The applicant plans to repair decayed masonry mortar joints on all facades along with the
following updates:
• North Elevation: The five existing openings on the western portion of the building will be
re-opened with new overhead doors.
• East Elevation: No changes.
• South Elevation: On the western portion of the elevation, the existing pump room is being
removed. An existing opening will be filled in with matching brick veneer and all other
areas where the room was removed will be filled in to match.
• West Elevation: The existing open end of the building will be filled in with a new wall
with new metal wall panels, new overhead doors, and new vinyl windows.
Code requires alterations to buildings constructed prior to the effective date of the current zoning
ordinance to match or be substantially similar to the existing building design and materials. The
proposed renovation will utilize brick/brick veneer and metal panels, which are consistent with
existing building materials.
Page 5
ITEM I – GDP Amendment/ SIP – 225 E Nevada Ave. 6
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 make the following 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 property use and site design will not have a
negative impact on the public. The storage use is compatible with neighboring
industrial/storage uses and increased landscape screening is being provided to buffer the
outdoor storage use from the public right-of-way, while the indoor storage use will be
concealed within an existing former industrial building.
(c) The proposed Planned Development project will maintain the desired relationship
between land uses. The indoor and outdoor storage uses are compatible with the
surrounding industrial/storage uses.
(h) The proposed Planned Development project will improve the functional arrangement
of the area as the new paved parking lot and driveway accesses will be an improvement
from the existing gravel areas on the site.
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ITEM I – GDP Amendment/ SIP – 225 E Nevada Ave. 7
(i) The proposed Planned Development project provides alternative approaches to
addressing development performance for the requested base standard modifications
through the building updates which will serve to offset requested base standard
modifications (BSMs).
Staff recommends approval of the General Development Plan Amendment and Specific
Implementation Plan with the findings listed above and the following conditions:
1. BSM to allow indoor storage use in an Urban Mixed Use (UMU) District.
2. BSM to allow outdoor storage in a UMU District.
3. BSM to allow 6’ tall solid fencing in front yard, where code allows a maximum fence
height of 4’ and maximum 50% opacity in front yards.
4. Final landscaping plan shall be reviewed and approved by the Department of Community
Development.
5. Except as specifically modified by this GDP Amendment and SIP, the terms and
conditions of the original GDP Amendment and SIP dated April 24, 2018 (Resolution 18-
215) remain in full force and effect.
Page 7
Oshkosh
APPLICANT INFORMATION
Petitioner: William Aubrey
Telephone #: (920) 410-0336
Petitioner's Signature (required):
OWNER INFORMATION
Status of Petitioner (Please Check): 1Owner x Representative i Tenant Prospective Buyer
Ownerls): Dan Hickey (Hickey Roofing)
Owner(s) Address: 1427 Broad Street
Telephone #:(920) 426-4008
Planned Development Application
For Generai Development Plan or Specific Implementation Plan
Property Owner Consent: (required)
Petitioner's Address: W8716 Spring Road State: WI Zip: 54944
Eil. Waubrey_art@yaho0.com Contact preference: O Phone Email
Property Owner's Signature:
TYPE OF REQUEST:
Estirnated Cost:
City of Oshkosh
Ownership Status (Please Check): D Individual D Trust D Partnership XCorporation
O General Development Plan (GDP)
O Specific implementation Plan (SIP)
SITE INFORMATION
A
**PLEASE TYPE OR PRINT USING BLACK INK**
Current Use of Property: Unoccupied
Address/Location of Proposed Proiect 225 Nevada Avenue
Proposed Project Type: Commercial Renovation
South:
East:
Land Uses Surrounding Your Site: North: Commercial
West:
Emait: info @hickeyroofing.com Contact preference:
City: Hortonville
City:.
Multi-Family
Oshkosh
Commercial
Residential
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 al
meeting dates are tentative gnd may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Date:
State:
O General Development Plan (GDP) Amendment
O Specific Implementation Plan (SIP) Amendment
SUBMIT TO:
Dept. of Community Development
215 Church Ave., P.O. Box 1130
Sign
Oshkosh, WI 54901
Room 204
PHONE: (920) 236-5059
Email: planning@ci.oshkosh.wi.us
Staff
Date: 9-30-24
WI
Date: 9-29-24
9-30-24
D Phone Emaii
Date:
Zoning: UHU
Zip: 54901
It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
Application fees are due at time of submital. Make check payable to City of Oshkosh.
Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at https://www.ci.oshkosh.wi.us/CommunityDevelopment/
Date Rec'd
A A
Page 8
SUBMITTAL REQUIREMENTS -Must accompany the application to be complete.
(Submit only digital files. If fle size exceeds 10 mb, please send through a fle transfer. Please note at the discretion
of Community Development staff may request a hard copy)
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
please request a waiver in writing to the Division's Director or designee.
O A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following itenms
(Submit only digltal files. Please note at the discreton of Community Development staff may request a hard copy):
O General location map of the subject site depicting:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
Curent zoning of the subject site and abutting properties, and the jurisdiction (s) that maintains that
control.
A graphic scale and north arow.
Generalized site plan showing the pattern or proposed land uses, including:
General size, shape, and arangement of lots and specific Use areas.
Basic street pattern and pattern of internal drives.
General site grading plan showing preliminary road grades.
Basic storm drainage pattern, including proposed on-site stormwater detention.
General location of recreational and open space areas, including designation of any such areas to
be clasified as common open space.
O Statistical data, including:
Minimum lot sizes in the development.
Approximate areas of all lots.
Density/intensity of various parts of the development.
Building coverage.
Landscaping surface area ratio of all land uses.
Expected staging.
Conceptual landscaping plan.
General signage plan.
General outline of property owners association, covenants, easements, and deed restrictions.
A written description of the proposed Planned Development, including:
General project themes and images.
The general mix of dwelling unit types and/or land uses.
Approximate residential densities and nonresidential intensities.
General treatment of natural features.
General relationship to nearby properties and public streets.
General relationship of the project to the Comprehensive Plan or other area plans.
Proposed exceptions from the requirements of the Zoning Ordinance and enhancements that will
be provided to compensate for them.
Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portlon of the area included in a previously approved GDP
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
An existing conditions map of the subject site depicting the following:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that
maintains that control.
Existing utilities and recorded easements.
All lot dimensions of the subject site.
A graphic scale and a north arrow.
An SIP mnap of the proposed site showing at least the following: All property lines and existing arnd proposed right-of-way lines with bearings and dimensions clearly labeled
All required and proposed building setback and offset lines
ImpervioUs surface ratio (percentage)
2
Page 9
All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks.
patios, fences, walls LOcation of all outdoor storage and refuse disposal areas and the design and materials used for construction
Location and dimension of all on-site parking (and off-site parking provisions if they are to be utilized), including
Summary of the number of parking stalls provided per the requirements of Section 30-175 City of Oshkosh Zoning
Ordinance Location and dimension of all loading and service areas on the subject property
Location, height, design, illumination power and orientation of all exterior lighting on the property including a
photometrics plan Location of all exterior mechanical equipment and utilities and elevations of propOsed screening devices where
applicable (i.e. visible from a public street or residerntial use or district). Mechanical equipment includes, but is not
imited to: HVAC equipment, electrical transformers and boxes, exhaust flues. plumbing vents. gas regulatorS,
generators
O Proposed grading plan.
O Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species and required and
provided landscaping points for all applicable landscaping components (building foundation, paved
areas, street frontages, yards, bufferyards). Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings. The architectural plans shall include a percentage
breakdown of exterior materials applied to each building façade.
Conceptual Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas,
and walkways. Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and grOUp development signage themes that nmay or may not Vary from City standards or common
practices. Any other necessary information as determined during pre-submittal meeting with City staff.
O Specific written description of the proposed SIP including:
Specific project themes and images.
Specific mix of dweling unit types and/or land uses. Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
Specific treatment of natural features, including parkland.
Specific relationship to nearby properties and public streets. Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of varioUs parts of the development; building coverage, and
landscoaping surface area ratio of all land uses; proposed staging:; and any other plans required by
Plan Commission. A statement of rationale as to why PD zoning is proposed. This statement shall list the standard
Zoning requirements that, in the applicant's opinion, would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
A complete list of zoning standards that would not be met by the proposed SIP and the location (s)
which SUch exceptions/base standard modifications would ocCur and enhancements that will
be provided to compensate for them. Phasing schedule, if more than one development phase is intended. Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open oareas and amenities. A written description that demonstrates how the SIP is consisternt with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
Planning Staff may waive certain requirements if deemed not applicable to the project review.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
Date: 9-30-24
3
Page 10
The project will improve the existing building and land so that It can house contractor business
and storage for those businesses. Improvements will include remodeling two of the existing
bathrooms and rebuilding the existing 4,000 square foot area on the west end of the building.
This area will become and office and additional warehousing. Addition of concrete pavement to
the property for entrance, drive and parking will be added. A fenced in yard on the North/west
portion of the building will be added with additional landscaping to improve the looks or hide this
fenced in section. The building will be used for storage and commercial use.. The setbacks for
the concrete do not come within 5’ of the south property line I believe). The requested BSM’s
would be to keep the building as storage and warehousing for commercial use. An addition of a
front fenced in area with additional landscaping to improve the looks.
Page 11
Page 12
GDP AMENDMENT/SIP
225 E NEVADA AVE
PC: 5-6-2025
ACME MINI STORAGE LLC
2341 SHORE PRESERVE DR
OSHKOSH WI 54904-7785
1550 HARRISON CORP
C/O PAUL JANSEN JR
1734 RIVER MILL RD
OSHKOSH WI 54901-2769
HOUSING AUTHORITY
PO BOX 397
OSHKOSH WI 54903-0397
DUSTIN CAMPSHURE
SARAH STOFFREGEN
1406 GRAND ST
OSHKOSH WI 54901-3056
BROADPOINT PROPERTIES LLC
1427 BROAD ST
OSHKOSH WI 54901-3047
JASON R LASKY
3348 FOND DU LAC RD
OSHKOSH WI 54902-7319
GROUND HARBOR STORAGE
14828 TELLURIDE ST
SUMMERSET SD 57769-6201
MIDTOWN NBHD ASSOC
EMAIL TO REP
Page 13
E NEVADA AV
E CUSTER AVE CUSTER AV
EASTMAN ST
GRAND ST
MT
VERNON
ST
GRAND ST
HARRISON ST
E NEVADA AV E NEVADA AV
E CUSTER AV
MT VERNON ST
EASTMAN ST
GRAND ST
MT VERNON ST
HARRISON ST
I
MR-12
SR-9
TR-10
TR-10
UI
UI-PD
UMU
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: 4/16/2025
1 in = 120 ft1 in = 0.02 mi¯225 E NEVADA AVE.ZONING & 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
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