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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT MAY 6, 2025 ITEM II: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR PARKING MODIFICATION AT 300 EAST CUSTER AVENUE GENERAL INFORMATION Owner: Oshkosh Housing Authority Applicant: Dan Hickey (Hickey Roofing) Action(s) Requested: The petitioner requests Specific Implementation Plan (SIP) Amendment approval for modification to the approved parking arrangement at 300 East Custer 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 General Development Plan (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 Recognized Neighborhood Organizations None Page 1 ITEM II - SIP Amendment – 300 E Custer Ave. Comprehensive Plan Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Neighborhood Commercial ANALYSIS Use: There are no changes being proposed to the existing multi-family use (56 units) on the south parcel (300 East Custer Avenue). The 2018 GDP Amendment & SIP approval was for the north site (225 East Nevada Avenue) for a day care and parking/storage facility. The north site is being proposed to be converted to an indoor/outdoor storage use, the applicant will no longer have access to the north building for parking needs. Site Design: Code requires a minimum of one parking space per dwelling unit plus one guest space per four units for multi-family residential uses, resulting in a minimum of 70 parking spaces for the site. The loss of parking access on the north site results in 52 total remaining spaces to be utilized by the south site for Waite Rug tenants, including 25 spaces in the shared parking lot on the north site. Page 2 ITEM II - SIP Amendment – 300 E Custer Ave. Due to site limitations, staff is supportive of reduced tenant parking for the Waite Rug site. However, staff is recommending that at least one parking stall be provided per residential unit. On-street parking is available in front along East Custer Avenue to accommodate visitor parking for the site. To achieve the recommended 56 parking spaces, the applicant is proposing to relocate the current garbage pick-up turnaround on the west end of the shared parking lot to the driveway on the north side of the parking lot. This will allow the applicant to achieve the additional four parking spaces by removing the current two handicapped spots and relocating them in the current turnaround along with an additional parking space. Removing the current two handicapped spaces will create one extra parking spot in that area, for a total of 56 parking spaces. An additional 160 sq. ft. of pavement will be added to create the three additional parking spaces in the current turnaround. The additional pavement of 160 sq. ft. will result in approximately 64.3% impervious surface ratio for the site, which will remain under the maximum of 75% for the Urban Mixed Use (UMU) District. The applicant will need to provide a revised shared parking agreement, which can be addressed during Site Plan Review. Signage: No signage plans were submitted with this request. Storm Water Management/Utilities: Final storm water management plans will be reviewed during the Site Plan Review process. Landscaping: No additional landscaping is proposed or required for this request. 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 this Chapter as the site will maintain sufficient parking for the residents and guests (one parking space per unit and on-street parking available). (c) The proposed Planned Development project would maintain the desired relationships between land uses, land use densities and intensities, and land use impacts in the environs of the subject site as only a minor change to the site is being proposed (additional 160 sq. ft. of pavement). Page 3 ITEM II - SIP Amendment – 300 E Custer Ave. Staff recommends approval of the Specific Implementation Plan Amendment as proposed with the findings listed above and the following conditions: 1. A revised cross-access agreement shall be recorded with the Winnebago County Register of Deeds. 2. Base Standard Modification (BSM) to allow 56 parking spaces, where code requires a minimum of 70 parking spaces. 3. Except as specifically modified by this Specific Implementation Plan (SIP) Amendment, the terms and conditions of the original General Development Plan Amendment and SIP dated April 24, 2018 (Resolution 18-215) remain in full force and effect. Page 4 Oshkosh APPLICANT INFORMATION Petitioner: Dan Petitioner's Address: Petitioner's Signature (required): Owner(s): OWNER INFORMATION Planned Development Application Owner(s) Address:\\O LoNOTn Aye Property Owner Consent: (required) Property Owner's Signature: TYPE OF REQUEST: For General Development Plan or Speclfic Implementation Plan SITE INFORMATION Ownership Status (Please Check): Olndividual D Trust O Partnership 0 Corporation General Development Plan (GDP) O Specific Implementation Plan (SIP) City of Oshkosh Telephone #: (920) M0 678 Email:nto@hiceyrooq.oContact preference: Phone Email Status of Petitioner (Please Check): 0Owner Representative TenantX Prospective Buyer Address/Location of Proposed Project: Proposed Project Type: Estimated Cost: Housag *PLEASE TYPE OR PRINT USING BLACK INK** Comncslal Current Use of Property: Lommeal South: East: West: City: Ochlosh Telephone #: (920) 2-95Emai: Ldcaduedalkkg Contact preference: O Phone Email Land Uses Surrounding Your Site: North:Commroal City: CEnkosh 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 and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. E XE Mpt Commerea Resedenla SUBMIT TO: 215 Church Ave., P.O. Box I 130 Ave Oshkosh, WI 54901 Dept. of Community Development Room 204 uMM-A0) UMU-P0) PHONE: (920) 236-5059 Email: planning@ci.oshkosh.wi.us Date: Sign State:WIip: 54901 O General Development Plan (GDP) Amendment Date: O Specific Implementation Plan (SIP) Amendment Date: ||-4 State: wzio: S490a Staff Date: l-)4 24 Zoning: UMu-0 It Is recommended that the applicant meet with Planning Services staff prlor to submittal to discuss the proposal. 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 For more information please visit the City's website at https://www.ci.oshkosh.wi.us/CommunityDevelopment/ Date Rec'd 300 East Custer Avenue Page 5 SUBMITTAL REQUIREMENTS -Must accompany the application to be complete. (Submit oniy digital files. If file 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 appication. please request a waiver in writing to the Division's Director or designee. A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy): 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. Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that control. A graphic scale and north amOW. 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 deterntion. General location of recreational and open space areas, including designation of any such areas to be classified as Common open space. O Statistical data, including: Minimum lot sizes in the development. Approimate areas of all lots. Density/fintensity 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. O Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee. A Specific Implementation Plan (SIP) submital, per Section 30-387(C)(5), shall include the following items. Note that the area included in an SIP may be only a portion 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 abutfing 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 map of the proposed site showing at least the following: All property lines and existing and 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 6 All existing and proposed buldings. 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 of-site parking provisions if they are to be utilized), including a summary of the number of parking stls 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, ilumination 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 screerning devices where applicable (i.e. visible from a public street or residential use or district). Mechanical equipmernt includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators 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. O Signage plan for the project, including all project identification signs, concepts for public fixtures and signs, and grOup development signage themes that may or may not vary from City standards or common practices. Any other necessary information as determined during pre-submittal meeting with City staff. Specific written description of the proposed SIP including: SpecifiC project themes and images. Specific mix of dwelling 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 landscaping 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 statenment 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) in which such exXceptions/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, byaws, covenants, and other documents relative to the operational regulations of the development and particularly providing for the permanent preservation and maintenance of common open areas and amenities. A written description that demonstrates how the SIP is consistent 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 requlred applic atlon materlals are Included with this application. I am aware that fallure to submit the required completed appllcatlon materlals may result in denial or delay of the applicatlon request. Applicant's Signature (required): Date: 3 Page 7 Page 8 1435 1321 222 300 1337 1331 1327 1320 1324 1330 1334 309225 1316A 1324A 300 1515 310 320 330 340 1320 1325 1333 1517 1513 1507 1503 1441 201203 205207 MT VERNON ST MT VERNON ST MT VERNON ST MT VERNON ST EASTMAN ST EASTMAN ST E CUSTER AVE CUSTER AV GRAND ST GRAND ST E NEVADA AVE NEVADA AV HARRISON ST HARRISON ST EASEMENT - RELEASED L:\GIS_Maps\Planning Base Map - For Windows 10.mxd User: katrinam 3 0 0 E C U S T E R A V E City of Oshkosh maps and data are intended to be used for general identification purposes only, and theCity of Oshkosh assumes no liability for the accuracy of the information. Those using the information areresponsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Printing Date: 1/23/2025 1 in = 100 ft1 in = 0.02 mi¯ 10 0 1020304050607080901001101201301401501601701805 Feet Prepared by: City of Oshkosh, WI Page 9 Page 10 SIP AMENDMENT 300 E CUSTER AVE PC: 5-6-2025 EXCEL PROPERTIES LLC 230 OHIO ST STE 200 OSHKOSH WI 54902-5894 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 BRIANNA & ALEX NIGL BRENNAN PULVER 1334 GRAND ST OSHKOSH WI 54901-3872 SALZER RENTALS LLC PO BOX 825 OSHKOSH WI 54903-0825 LILLIAN L HEFT 1337 GRAND ST OSHKOSH WI 54901-3871 CEREBRAL PALSY OF WI INC 1930 ALGOMA BLVD OSHKOSH WI 54901-2104 MIDTOWN NBHD ASSOC EMAIL TO REP Page 11 E NEVADA AV E CUSTERAVE CUSTER AV MT VERNON ST EASTMAN ST GRAND ST GRAND ST HARRISON ST E NEVADA AV E CUSTER AV E NEVADA AV MT VERNON ST MT VERNON ST EASTMAN ST GRAND ST HARRISON ST I MR-12 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: 4/23/2025 1 in = 120 ft1 in = 0.02 mi¯300 E CUSTER 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 Page 12