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HomeMy WebLinkAboutItem 7 PLAN COMMISSION STAFF REPORT MARCH 3, 2026 ITEM 7: General Development Plan for a Two Flat Residential Use and Off-Site Parking Lot at 14 West 10th Avenue and 20 West 10th Avenue Applicant: White Label Lofts LLC Property Owner: Sawdust Development 915 LLC Action Requested: The applicant requests approval of a General Development Plan (GDP) to allow a two flat residential use and an off-site parking lot. Applicable Ordinance Provisions: Planned Development - Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject site consists of two 50’ x 150’ residential lots, each containing an existing two flat residential building, located on the north side of West 10th Avenue, west of South Main Street. The properties are zoned Two Flat Residential – 10 District (TR-10). The previous item was a request to have these properties rezoned to 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. Use/Site Design: The applicant is proposing to demolish the two flat building on the eastern lot (14 West 10th Avenue), while the two flat building at 20 West 10th Avenue will remain. The applicant plans to construct an off-site parking lot on both subject properties with a total of 30 parking spaces. The parking lot will support the previously approved multi-family development located east of the site at 913 and 923 South Main Street. The proposed site will have two accesses from the alley running between West 9th Avenue and West 10th Avenue. The proposed rezone to CMU-PD District (previous item) will allow for the off-site parking lot as a Conditional Use. A Base Standard Modification (BSM) will be needed to allow the two flat building to remain, as single- and two-family uses are not permitted in the CMU District. A Plan Commission workshop was held on January 20, 2026. Plan Commissioners were supportive of the proposed plan. A neighborhood meeting was held on January 7, 2026. Neighbors in attendance were supportive of the proposed plan. Following the neighborhood meeting, Planning staff received a concern from a neighboring property owner regarding potential increased traffic along West 9th Avenue and the alley as a result of the proposed off- site parking lot. Staff does not have concerns with the proposed off-site parking lot as it meets setback requirements and dimensional standards for parking lots. A certified survey map (CSM) will need to be approved to combine the two lots into one, or a cross-access agreement will need to be filed with the Winnebago County Register of Deeds to allow the parking lot to be constructed over the property line. The City’s Transportation Committee has reviewed the plan Page 1 ITEM 7: GDP 14 & 20 W 10th Avenue and recommended converting the alley to one way, north to south, access. The recommended traffic change to one way access would be on a future Common Council meeting for review. Staff is supportive of a BSM to allow the two flat residential structure to remain as it is compatible with neighboring single- and two-family residences on the block. Minimum Provided Front Setback (south) Building: 0 ft. pavement: 5 ft. 11 ft. Street Side Setback (east) Building: 0 ft. pavement: 5 ft. 7 ft. Side Setback (west) Building: 0 ft. pavement: 5 ft. 12 ft. (pavement) Rear Setback (north) Building: 0 ft. pavement: 5 ft. 12 ft. Signage: No signage plans were submitted with this 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 Specific Implementation Plan (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. Page 2 ITEM 7: GDP 14 & 20 W 10th Avenue Bufferyards: A 0.4 opacity bufferyard is required along the neighboring Two Family Residential-10 (TR-10) zoned properties west and north of the site. The applicant is providing a 12’ wide bufferyard along west and north property lines along with 6’ tall solid fencing to meet the bufferyard requirement. 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 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. Findings: 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 existing two flat residential use is compatible with neighboring residential uses and the off-site parking lot will not have a negative impact on the public because it is a conditional use in the CMU district and will support with the approved multi-family use to the east. (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 two flat residential use is consistent with neighboring residential uses to the west and the off-site parking lot use will support the approved multi-family use to the east. (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. Recommendation/Conditions: Staff recommends approval of the General Development Plan with the findings listed above and the proposed following conditions: 1. Traffic in the alley shall be changed to one-way traffic only, per Common Council review. 2. Base Standard Modification (BSM) to allow a two flat residential use in the CMU district. 3. All other requested BSMs will be addressed as part of the Specific Implementation Plan application. Page 3 Page 4 Page 5 Page 6 WHITE LABEL LOFTS Rezoning and General Planned Development Narrative January 12, 2026 White Label Lofts is a mixed-income residential development located in the heart of the Sawdust District in downtown Oshkosh. The project centers on the adaptive reuse of two historic buildings in the 900 block of South Main Street, returning the currently vacant and blighted structures to productive use while reinforcing the ongoing revitalization of this downtown central business district. The redevelopment will introduce loft-style residential units above ground-floor amenity spaces, preserving the architectural character of the historic buildings while adapting them for modern living. An existing one-story building and concrete garage located at 923 South Main Street will be removed to allow for construction of a new three-story addition. The new three- story addition will be constructed to the south of the existing structures and will include an elevator connector tower serving both the historic buildings and the new addition, allowing for accessibility throughout the development. The project is being co-developed by Wisconsin Redevelopment, LLC, a Wisconsin-based real estate development firm with specialized expertise in Low-Income Housing Tax Credit (LIHTC) and adaptive reuse projects. The lead developer is Todd Hutchison, principal and founder of Wisconsin Redevelopment and a resident of Oshkosh. Additional members of the development team include Ryan Pattee of Bayshore Sawdust Development, LLC, an emerging developer with Historic Buildings at 913-921 S. Main St. to be renovated Page 7 strong local ties and experience navigating complex urban, mixed-use, main-street redevelopment projects, and Tory Nett of Titan Commercial LLC, an experienced property management firm that has expanded into development activities. Collectively, the team brings a shared commitment to the Oshkosh community and a passion for restoring its historic buildings while positioning them to support renewed interest in downtown living. The surrounding neighborhood is undergoing significant reinvestment and a great renaissance. The Milwaukee Bucks’ G League arena for the Wisconsin Herd is located just two blocks south of the site. A new Riverwalk is just a few short blocks to the north, complementing nearby projects such as the recently completed MK Lofts redevelopment one block north and the Mill on Main mixed-use development by T Wall Enterprises, currently under construction. In addition, a new ThedaCare hospital was just completed a few blocks west along the river, further strengthening the area’s momentum. White Label Lofts has received an allocation of 2025 9% Low-Income Housing Tax Credits from WHEDA. The project will include 49 one-, two-, and three-bedroom apartments. All units will feature new mechanical systems, kitchens, and bathrooms with high-quality finishes, while retaining the historic character of the original buildings. Preserved features include hardwood floors, wood beadboard ceilings, wood wainscoting, large windows, tall ceilings, and skylights. The development also includes two duplex properties located on 10th Street behind the Main Street buildings. One duplex will be removed to accommodate additional parking for the lofts, while the second will be renovated as market-rate apartments. The market-rate duplex will be held separately from the affordable housing component, either as an individual condominium or through a master lease structure, with the development team retaining control of this portion of the project. These are the two lots that need to be rezoned from TR-10 to CMU-PD with the General Planned Development to allow for the one duplex to remain in a CMU district. One – Story Building at 923 S. Main St to be removed Page 8 Page 9 Page 10 W 8TH AV W 10TH AV E 9TH AV E 11TH AV E 10TH AV E 8TH AV NEBRASKA ST W 11TH AV 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: 12/1/2025 1 in = 120 ft1 in = 0.02 mi¯14 & 20 W 10th Ave.NOTICE 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 11 E 9TH AV E 10TH AVW 10TH AV S MAIN ST W 9TH AV E 9TH AV E 10TH AVW 10TH AV W 9TH AV S MAIN ST S MAIN ST CMU CMU-PD CMU-PD HI I RMU-PD TR-10 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: 1/28/2026 1 in = 80 ft1 in = 0.02 mi¯14 & 20 W 10th 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