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HomeMy WebLinkAbout07. 12-102 MARCH 13, 2012 12-102 RESOLUTION (CARRIED___7-0____LOST_______LAID OVER_______WITHDRAWN_______) PURPOSE: APPROVE CONDITIONAL USE PERMIT/PLANNED DEVELOPMENT TO PERMIT MIXED COMMERCIAL/ RESIDENTIAL USE & ASSOCIATED AMENITIES AT 576-582 NORTH MAIN STREET INITIATED BY: SCOTT ANDERSON, OWNER PLAN COMMISSION RECOMMENDATION: Found consistent with Section 30-11(D) and approved with conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that a conditional use permit/planned development to permit a mixed commercial/residential use to create three upper floor living units and one ground floor unit, and associated amenities to include, but not limited to, a parking lot, refuse enclosure and courtyard style greenspace, at 576-582 North Main Street, per the attached, is hereby approved with the following conditions: 1) Base standard modifications of the Zoning Ordinance, as follow:  Permit a residential living unit of the first/ground floor on the east/rear side of the building, as proposed.  Allow 0 foot parking lot side yard setback on the north and south lot lines.  Allow 14 foot 6 inch parking lot front yard (Jefferson Street) setback.  Allow fencing along the southern lot line at 6 foot 4 inches high to encroach within 7 feet of the Jefferson Street property line.  Eliminate the required pedestrian walk from the building entrance to Jefferson Street.  Eliminate parking lot perimeter landscaping requirements on the north and south lot lines. 2) Jefferson Street fencing is limited to 4 foot high and no greater than 50% solid with design approval by the Department of Community Development and proposed landscaping is located on the street side of the fence. 3) Parking lot includes wheel stops on the northern row of parking stalls. 4) Refuse enclosure fencing match the proposed perimeter fencing on-site and the design and/or placement of the refuse enclosure allow refuse removal vehicles to enter and exit the site in a forward motion. OIHKOIIH ON THE WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burtch Director of Planning Services DATE: March 8, 2012 RE: Approve Conditional Use Permit/Planned Development to Create a Mixed Commercial/Residential Use and Associated Amenities at 576-582 North Main Street (Plan Commission recommends approval) BACKGROUND The subject property is a 0.37 acre/16,063 square foot parcel of land and is located mid-block of the 500 blocks of North Main Street and Jefferson Street, approximately 60 feet south of East Parkway Avenue. The property contains two two-story buildings built in 1894 (576-578 N. Main), 1890 (southern portion of 582 N. Main) and 1903 (northern portion of 582 N.Main), both of which are contributing structures within the North Main Street Historic District and considered eligible for the National Register as a local historic building. Both buildings are currently used as commercial space on the first floors and office/storage space and housing on the second floors. To the east/rear of the buildings is a graveled area that fronts the 500 block of Jefferson Street. This area was formerly the location of a two-family residence that was razed in 1979. City records for the parcel became inactive following the removal of the residence and no new use was established on the lot. However, the property has unofficially been used as a graveled parking area. ANALYSIS The proposed conditional use permit request is to add three upper floor living units within the northern building and the proposed development plan is needed to allow one ground floor unit and construction of a 13 stall parking lot, refuse enclosure and courtyard style green space. If all is approved, the end uses on the site will be three retail spaces (tattoo studio/art gallery,undetermined commercial space and the existing graphic art/printing business), a total of six living units on the property (four proposed units in 582 North Main Street and the existing two units in 576-578 North Main Street), as well as accessory parking and green space. The upper floor residential projects are consistent with the Comprehensive Plan as it aids in the stabilization of the central business district. The parking lot is intended to provide parking for the tenants of the six living units however it is substantially constrained in meeting zoning requirements due to the narrowness of the lot. Base standard modifications are necessary for front and side yard setbacks as well as eliminating the installation of perimeter landscaping along the north and south lot lines. Fencing is proposed along the south lot line and along Jefferson Street to screen the parking area. Staff is recommending some adjustment in the design and placement of the refuse enclosure to allow entering and exiting in a forward motion. The proposed plan is compatible with the existing development of the area and will help to invigorate and improve the downtown area. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of this request at its March 6, 2012 meeting. Approved, -- °a. 4. City Manager ITEM: CONDITIONAL USE PERMIT/PLANNED DEVELOPMENT APPROVAL TO ALLOW RESIDENTIAL USES AND DEVELOPMENT OF A PARKING FACILITY AT 576-582 NORTH MAIN STREET (ALSO 500 BLOCK JEFFERSON STREET) Plan Commission meeting of March 6, 2012 GENERAL INFORMATION Applicant: Steven Anderson Property Owner: Scott Anderson Action(s) Requested: The applicant is requesting two actions within this petition: A. Conditional Use Permit to create three second floor residential living units above the commercial space at 578-582 N. Main Street; and B. Planned Development approval to create a first/ground floor living unit and for the development of a 13 stall parking facility on the 500 block of Jefferson Street. Applicable Ordinance Provisions: Mixed commercial/residential use development is permitted only through the approval of a conditional use permit within the C-3 Central Commercial Zoning District. Criteria used for Conditional Use Permits are located in Section 30-11 (D) of the Zoning Ordinance. The site is also located within a Planned Development Overlay District, which standards are located in Section 30-33(E)(3) of the Zoning Ordinance and specifically regulated within Resolution 06-167: Near East Neighborhood Redevelopment Area. Property Location and Background Information: The subject property is a 0.37 acre/16,063 square foot parcel of land and is located mid-block of the 500 blocks of North Main Street and Jefferson Street, approximately 60 feet south of East Parkway Avenue. The property contains two two-story buildings built in 1894 (576-578 N. Main), 1890 (southern portion of 582 N. Main) and 1903 (northern portion of 582 N. Main), both of which are contributing structures within the North Main Street Historic District and considered eligible for the National Register as a local historic building. Both buildings are currently used as commercial space on the first floors and office/storage space and housing on the second floors. To the east/rear of the buildings is a graveled area that fronts the 500 block of Jefferson Street. This area was formerly the location of a two-family residence that was razed in 1979. City records for the parcel became inactive following the removal of the residence and no new use was established on the lot. However, the property has unofficially been used as a graveled parking area. Subject Site Existing Land Use Zoning Commercial C-3 DO &R-2 PD Adjacent Land Use and Zoning Existing Land Uses Zoning North Mixed-Use (Commercial Space with Upper Floor C-3D0 &R-2 PD Residential) &Vacant Commercial South Commercial Office & Tavern C-3 DO East Mixed Density Residential(across Jefferson) R-3 P ............................_.._._...._.-._....._._.. West Commercial Retail & Restaurant (across North Main) C-3 DO Comprehensive Plan Land Use Recommendation Use Category 10 Year Land Use Recommendation Mixed Downtown 20 Year Land Use Recommendation Mixed Downtown ANALYSIS The proposed conditional use permit request is to add three upper floor living units within the northern building and the proposed development plan is needed to allow one ground floor unit and construction of a 13 stall parking lot, refuse enclosure and courtyard style greenspace. If all is approved, the end uses on the site will be three retail spaces (tattoo studio/art gallery, undetermined commercial space and the existing graphic art/printing business), a total of six living units on the property (four proposed units in 582 North Main Street and the existing two units in 576-578 North Main Street), as well as accessory parking and green space. The proposed upper floor residential projects are consistent with the goals and objectives of the Comprehensive Plan that call for the creation of upper story residential units in the downtown and central city area, which aids in stabilization of the central business district. The inclusion of the first/ground floor residential unit also helps to reach that goal, however, the Zoning Ordinance does not permit residential units to be located on the first floor and a base standard modification as part of the development plan will be required to allow it. The intent of this regulation within the Zoning Ordinance was to prohibit the conversion of storefront commercial space typically fronting a commercial oriented street to an inappropriate residential use. In this particular instance, staff believes the ground floor residential use is appropriate and meets the intent of the Zoning Ordinance as the area proposed for the residential unit is behind and separate from the dedicated commercial space on North Main Street and is proposed to be accessed from Jefferson Street and therefore recommends the base standard modification for its establishment. The 13-stall parking lot development is intended to provide parking for the tenants of the six living units proposed for the lot. The design of the parking lot is substantially constrained in regard to meeting zoning requirements primarily due to the narrowness of the lot at only 60 feet in width. A multitude of base standard modifications are necessary to construct a functional lot including zero foot side yard setbacks on the north and south lot lines where five foot setbacks are required, 14 foot six inch front yard (Jefferson Street) setback where a 25 foot setback is required by code, and elimination of a dedicated pedestrian walk from the buildings rear entrance to Jefferson Street. Item—576-582 N Main PD/CUP 2 Furthermore, the lack of side yard setbacks on the north and south lot lines eliminates the ability of the applicant to install perimeter parking lot landscaping however the northern parking lot perimeter is bordered by the existing commercial structure (17 East Parkway Avenue) and a six foot four inch high privacy fencing is proposed along the southern lot line thereby meeting the screening intent of the landscape requirements. The privacy fencing on the south lot line and along Jefferson Street requires a base standard modification also as it encroaches within the front yard (Jefferson Street) setback at seven feet where 25 feet is required. Staff believes that the fencing proposed along the southern lot line is appropriate to act as a screen for the outdoor green space and residential parking area from the commercial parking area to the south, however staff feels the necessity of a six foot four inch high fence along the Jefferson Street frontage is unjustified and inappropriate as it creates an unfriendly street presence and will block visibility of the lot and rear building entrances "eyes on the street" and police patrol security. Staff therefore suggests that the Jefferson Street fencing be limited to 4 foot high and no greater than 50% solid with landscaping to be located on the street side of the fence. The property adjacent to the north side of the parking lot includes an existing building with 0 foot setback. In an effort to protect this structure from the proposed parking of vehicles, staff recommends that wheel stops be incorporated in the design of this section of the parking lot. In review of the parking lot layout, staff has concerns about the design and/or placement of the refuse enclosure as it relates to aesthetics and functionality. Code requires that refuse removal vehicles enter and exit a site in a forward motion, which may not be possible as designed but could be addressed with a redesign. Staff recommends a condition that the design and/or placement of the refuse enclosure allow this forward movement and that the enclosure match the other proposed fencing. Staff agrees with the applicant that the proposed conditional use and planned development are compatible with the existing development of the area and uses in the central business district as well as promoting the goals and objectives of the Comprehensive Plan and past and present redevelopment efforts downtown. The availability of renovated commercial space along North Main Street helps to encourage new business location within the downtown and the addition of living units helps to create an energetic environment where tenants/residents not only support the cash flow to the property/building owners through rent (making the commercial component more viable)but also provide resources for property maintenance/improvement and "built-in" customers for the nearby commercial activities and downtown special events. As stated in the application, it is staff's belief that this project will help to "invigorate and improve the downtown area". RECOMMENDATION/CONDITIONS A. Staff recommends findings that the proposed Conditional Use Permit is consistent with Section 30-11(D) of the Zoning Ordinance and be approved; and B. Staff recommends findings that the proposed Planned Development request is consistent with Section 30-33 (A) of the Zoning Ordinance and be approved with the following conditions: 1. Base standard modifications of the Zoning Code, as follow: • Permit a residential living unit of the first/ground floor on the east/rear side of the building, as proposed. • Allow 0 foot parking lot side yard setback on the north and south lot lines. • Allow 14 foot 6 inch parking lot front yard (Jefferson Street) setback. Item—576-582 N Main PD/CUP 3 • Allow fencing along the southern lot line at 6 foot 4 inches high to encroach within 7 feet of the Jefferson Street property line. • Eliminate the required pedestrian walk from the building entrance to Jefferson Street. • Eliminate parking lot perimeter landscaping requirements on the north and south lot lines. 2. Jefferson Street fencing is limited to 4 foot high and no greater than 50% solid with design approval by the Department of Community Development and proposed landscaping is located on the street side of the fence. 3. Parking lot includes wheel stops on the northern row of parking stalls. 4. Refuse enclosure fencing match the proposed perimeter fencing on-site and the design and/or placement of the refuse enclosure allow refuse removal vehicles to enter and exit the site in a forward motion. The Plan Commission approved of the conditional use permit/planned development as requested with conditions noted. The following is the Plan Commission's discussion on this item. Mr. Buck presented the item and reviewed the site and surrounding area as well as the zoning and land use in said area. He stated that the buildings were historic structures with a gravel nonconforming parking area in the back facing Jefferson Street. He described the current use of the site and the history of past uses and reviewed the site plan submitted for the development. He discussed the base standard modifications requested for the project which are mainly pertaining to the parking lot area as the lot is too narrow to meet required setbacks. He also stated that the privacy fencing proposed along the Jefferson Street side is recommended to be reduced to four feet high and 50 % open. The refuse enclosure is also being recommended to be relocated to allow refuse removal vehicles to enter and exit the site in a forward motion. He reviewed the conditions recommended for this request. Mr. Thorns questioned if the ground floor unit will front on the Jefferson Street side of the structure. Mr. Buck responded affirmatively. Mr. Cummings inquired since this structure was located in a historic district, what control would the City have in regard to the façades. Mr. Buck indicated that no Main Street façade changes were proposed with this development and the owner should come before the Landmarks Commission for advice if this would be a consideration. The Downtown Overlay zoning designation could also regulate any proposed changes to the façade. Motion by Thorns to approve the conditional use permit/planned development to residential uses and development of a parking facility at 576-582 North Main Street and the 500 block of Jefferson Street with the following conditions: 1. Base standard modifications of the Zoning Code, as follow: • Permit a residential living unit of the first/ground floor on the east/rear side of the building, as proposed. • Allow 0 foot parking lot side yard setback on the north and south lot lines. Item—576-582 N Main_PD/CUP 4 • Allow 14 foot 6 inch parking lot front yard(Jefferson Street) setback. • Allow fencing along the southern lot line at 6 foot 4 inches high to encroach within 7 feet of the Jefferson Street property line. • Eliminate the required pedestrian walk from the building entrance to Jefferson Street. • Eliminate parking lot perimeter landscaping requirements on the north and south lot lines. 2. Jefferson Street fencing is limited to 4 foot high and no greater than 50%solid with design approval by the Department of Community Development and proposed landscaping is located on the street side of the fence. 3. Parking lot includes wheel stops on the northern row of parking stalls. 4. Refuse enclosure fencing match the proposed perimeter fencing on-site and the design and/or placement of the refuse enclosure allow refuse removal vehicles to enter and exit the site in a forward motion. Seconded by Bowen. Motion carried 8-0. Item—576-582 N Main PD/CUP 5 City of Oshkosh Application Dept_of Dept_vi Ctarsrnurity De clop n �► Q Planned Development Review 215 cb,,irch Ave.,P.O.Box 113 Oshkosh,Wisconsin 54903-113 O11--ICQM F3 Conditional Use Permit Review PHONE(920)230.5059 Ct:THE WATER **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION n / 1 1Petitioner: � "-' � �'lL1 a 1�J _ Hate: ZI (Z (Z, � � Petitioner's Address: _. . V�{ — City:4$t-E'� __ State: ( Zip: 541c Telephone#: (75) 64.0 . Li° (5 Fax: ( ) Other Contact#or Email: Sill o Eli t2— rM&(c- . Co✓I�_ Status of-Petitioner(Please Check): ❑Owner XRcpresentative ❑Tenant ❑ Prospective Buyer Petitioner's Signature (required): Date: -''/(Z'I(2— OWNER INFORMATION Owner(s): 'g7C b Tr J327 Date: Owner(s)Address: ty: r'IJ C'.L-f �!C ��l•( pc v `f ( } �C� O P4 2 QFPrv) Ci State: Zip: Telephone z:f 11) 368 l'5('b Fax:( j Other Contact#or Email: Ownership Status(Please Check): )Individual ❑Trust 0 Partnership 0 Corporation Property Owner Consent:(required) By signature hereon, IJWe acknowledge that City officials and'or employees may,in the performance of their functions,enter upon the property to inspect or gather other info .lion nee :try to process this application. I also understand that all meeting dates are tentative and may be postponed by the Plan 'ng / :ice: •iv--ion for incomplete submissions or other administrative reasons. Property Owner's Signature: Date: /i ZI SITE INFORMATION AddresstLocation of Proposed Project: 5$2 7 5�(P • "AA" Parcel No. Proposed Project Type: 72E,Joki A-71 Ok) mil ( 7 ( O l3 - — Current Use of Property: Zoning: C Land Uses Surrounding Site: North: (P--e 1 1 (614A-- -1,2...c.,(A L— — South: (�'c�Y.A-M- i( East: (2 ' _- West: 1S 1 C (( C- 4*Please note that a meeting notice will be mailed to all abutting property owners regarding your request r Application fetes are due at time of submittal. Make cheek payable to City of Oshkosh. Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City's website at v.-w w.ci.ashkosh.wi.ua'Communit y_DevelopruenlJP1arming.htm Staff tt Date Ree'd<1 5q Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below. 1. Health,safety,and general welfare of occupants of surrounding lands. (vvtPr ✓( k CF - (c Wet,C. n,402eVe - eV .4-« rIPPEA-raP Oce-- 77.-ta✓ IJE(G.Edtj.e.rL.{, e.eA0 tMPrviE IZE sir y vL C ‘eG0.-( - fft•-'O l R tJ� 'EC_l R- cu, 1-r - 2. Pedestrian and vehicular circulation and safety. • i wQ(Ya (N l,. f1 C CGSs -(-b PA-4-4-«.0 k . C.vC"_ V FZ- LJ v(J ve-PPEr2-s°'v S. afl-P - (L. .- V C TEA-Ter Oa . P"Cf)E‹"r1r?c /k� IA,4-1.,K w4-(S �st�atr3 -- 3. Noise,air,water,or other forms of environmental pollution. • A I2 tU C P/ace c_EcT+_As) F C t t, T c.„„›(t L P 12-CV EA-)-t- to P•C.c..4•-11 o T .-r- oes 6 F C`ixr►1OZ"Cl d` • Pat,./Ac-4 'F - eNicCECs (s/E- tjoLSE 14, E SPA-GE • 4. The demand for and availability of public services and facilities, o C(t24�c�T p i t.r3 eTe S c,.,( - - M,✓ woL O 4 p P 941-yf-r5 f N b Ls?1 L C- C k DE1- Tie etc CC avys.o0(I-t'cr— f}OD(n.°L) tie HcC.c.- o 5. Character and feture development of the area. 12t-DVVE Lb ime tit-r vF tit(S Sr'TZ A-ETi eC; VA c.vLE dF ?t.( vv(P-( JJ , AS ,cc- R-c J S t7(c C, et C O 4 4C e-" rZC rNUc%STL iF ►T— (N Vow 0-t7-13.3 ¢Sr{(hcS SUBMITTAL REQUIREMENTS-Must accompany the application to be complete. > ANARRATIVE of the proposed conditional use'Development Plan including: ❑ Existing and proposed use of the property C. Identification of all structures(including paving,signage,etc.)on the property and discussion of their relation to the project D Projected number of residents,employees,and/or daily customers ❑ Proposed amount of dwelling units,floor area,landscape area, and parking area expressed in square feet and acreage to the nearest one-hundredth of an acre © Effects on adjoining properties to include:noise,hours of operation,glare,odor,fumes,vibration, etc. D Compatibility of the proposed use with adjacent and other properties in the area. O Traffic generation(anticipated number of customers, deliveries, employee shift changes,etc.) d Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the community as a whole > A complete SITE PLAN and BUILDING ELEVATIONS must include: ❑ Two(2)full size(minimum 24"x 36")scaled and dimensioned prints of site plan and building elevations ❑ Two(2) 5 Vs"x 11 (minimum) to 11"x 17"(maximum)reduction of the site plan and building elevations ❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAA 2000 format with fonts and plot style table file(if plans have been prepared digitally) Q Title block that provides all contact information for the petitioner andier owner and contact information of petitioner's engineers/surveyors/architects,or other design professionals used in the preparation of the plans D The date of the original plan and revision dates,if applicable O A north arrow and graphic scale. ❑ All property lines and existing and proposed right-of-way lines with dimensions clearly labeled ❑ All required setback and offset lines ❑ All existing and proposed buildings,structures,and paved areas,including building entrances,walks,drives,signs,decks,patios. fences,walls,etc. O Location of all outdoor storage and refuse disposal areas and the design and materials used for screening ❑ Location and dimension of all on-site parking(and off-site parking provisions if they are to be employed),including a summary of the number of parking stalls provided per the requirements of Section 30-36 City of Oshkosh Zoning Ordinance © Location and dimension of all loading and service areas D Location,height,design, illumination power and orientation of all exterior lighting on the property including a photornetrics plat ❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable(i.e. 'risible from a public street or residential use or district). Mechanical equipment includes,but is not limited to;HVAC equipment,electrical transformers and boxes,exhaust flues,plumbing vents,gas regulators, generators,etc. 6 ASPIRE ARCHITECTURE & DESIGN, LLC Sunday, February 12, 2012 City of Oshkosh Conditional Use Application Subject: 582 N. Main Street Narrative To whom this may concern: The property at 578, 580 &582 N. Main Street is being proposed to be redeveloped into 3-4 apartments and 1-2 retail spaces. The existing spaces have been underutilized over the past many years. At one point the space was used as a furniture store and storage space. Most recently, the spaces have been used for storage and vacant storefronts. The site/property consist of two buildings on Main street that appeared to have been renovated and connected as one space over 40 years ago based on construction styles. The original building them selves were probably built around the turn of the 20th century, possibly as late as the 1920's. There is also a two story addition built to the east that appears to be built at a later date. This space was mostly used for storage. 576 N. Main street is also part of this property. No work is being done in these buildings, which includes a commercial space and two apartments. This project consist of the following: 1st Floor Create an owner occupied retail space that will consist of a tattoo store (1,560 sf including work areas) and an art gallery(350 sf). The adjacent retail space(1,140 sf) will remain for rent as a mercantile space. The rear first floor space would be either a live work studio/loft apartment or office space) 2nd and 3rd floor The 2nd and third floor spaces would be constructed into loft style apartments creating minimal renovation and maximize open space. The unit to the north will be owner occupied (1,680 sf). The southern unit 205 (1,100 sf) will have an open concept and unit 201 will be a two story space(2,300 sf) Parking Lot The existing parking lot is run down and only gravel and small portions have asphalt and/or concrete remaining. We are proposing to create a 13 stall parking area which will have a fence and landscape enclosure, an enclosed dumpster area(fence), bike parking, and landscaped areas and grass areas for tenants pets. We will also include pathways for access to the new and existing tenant areas. A future gate is planned to secure the entry to the space. Exterior Renovations-building elevations The exterior renovations will consist of replacing doors and windows in their existing locations on the eastern side of the building and painting/cleaning up the existing masonry. 417 St. Clair Ave Sheboygan, WI 53081 920-457-4884 scott @aspirearchitects.com 7 Residents Apartments 8-12 tenants Retail space 115 8-10 people max(100 sf/person capacity of retail space) Retail 109 11 people (100 sf/person capacity of retail space) Gallery 114 20 people (15 sf/person capacity) Total Capacity 53 people Units Retail 115 1,560sf Retail 109 1,140sf Gallery 350sf Live/work 101 1,040sf Apartment 205 1,100sf Apartment 201 2,300 sf Owners Apartment 1,600 sf Landscaping Area Existing site area(concrete, gravel, asphalt) 8,865 sf Grass area 2,940 sf Paved area 4,022 sf Concrete Dumpster 300sf Concrete sidewalks 1,500 sf Effects on adjoining properties/Compatibility of the proposed use/Traffic Generation Adjacent properties are of similar use(retail/commercial 1st floor spaces with apartments on the upper levels). Business hours will be comparable hours to other businesses on Main Street. Normal business hours would be between 8:00 am and 10:00 pm. There would be no major noise impact with other businesses and apartment already having the same use. Traffic would be minimal with no major shift changes. The tattoo shop would have between 10-20 people a day at the most on a busy work day. We are proposing a similar use to adjoining properties. We are also proposing to create a nicer parking area as the existing space is somewhat blighted. The adjacent bar has a parking area currently immediately south of the this space. If you have a other questions, please feel free to contact us. Thank you for your time Sincerely,y' Scott M. ul., AIA Aspire Architecture&Design, LLC 417 St. Clair Ave Sheboygan, WI 53081 920-457-4884 scott @aspirearchitects.com 8 8878 County Road D Winneconne, WI 54986 (920) 716-4450 email: aron©asquarebuilders.com Project name: Steve Anderson- City of Oshkosh Development Review narrative Location: 582 North Main St. Oshkosh WI The following is a description of the project that is proposed for review by the City of Oshkosh. A-Square Builders LCC is preparing this information on behalf of Steve Anderson who is proposing to redevelop the existing building at 582 North Main St. This project is designed to recreate two retail spaces on the main floor of the building, create 4 studio styles apartments on the more floor and upper floors of the remainder of the building. This project would involve the refurbishment and development of approximately 10,000 square feet of existing building space. The existing structural components of the building will not change in relation to this project. However the exterior will receive some general maintenance and "sprucing up" to prolong the life of the building and improve the security and accessibility from the Jefferson Street side. The existing rear service entrance will be replaced with a new entry for access to the retail space in addition to the existing Main Street entrance. A new separate entrance will also be added for access to the main floor new apartment and the new second floor apartment. In conjunction with the new entrance, better lighting will be installed. The current broken concrete at the rear entrance will be removed and replaced with asphalt that will connect to the current parking area that will be rebuilt with this proposed project. The current parking area will be addressed as proposed on the plan provided. The current lot will be correctly graded, paved with asphalt, storm water collection, curbing installed, signage as needed, a privacy fence to provide detail and security. Refuse collection containers will be contained in a new fenced structure. The parking is designed to include parking for all the new tenant living space as well as space for the existing tenant space needed for the building immediately south of 582 North Main St. In order to create enough onsite parking for the residential tenant space we are requesting acceptance to exceed the required setbacks from the property lines to create an adequate amount of parking. The area surrounding the new parking will be finished with nicely landscaped areas of native plants. The "green" space area between the two buildings will have a walking path for access to the retail and residential spaces. This area will be landscaped with mulch and hardy plants and shrubs. The existing public utilities will be upgraded at the building. Currently the building has one gas and electric service and that will be upgraded to have separate gas and electric to the each of the tenants in the building as the plans propose. In conjunction with this project the electric service to the adjacent building that is owned by the applicant will also be upgraded for the entire building (two retail spaces and two upper floor apartments.) It has been determined that the creation of these spaces should not cause any issues in regards to the neighboring buildings and businesses in relation to hours of operation, parking, or pollution of any kind (noise, environmental, etc.), in all cases it should be viewed as an improvement. Although there may be small inconveniences during construction, every effort will be put forth to keep these disturbances to a minimal amount. Respectfully submitted lam. Aron Groth A-Square Builders LLC (920) 716-4450 Response to conditional use questions 1. Health, safety, and general welfare of occupants of surrounding lands. The existing area is blighted and unused. Vacant properties have a negative impact on the safety of neighborhoods. This mixed use layout will not only improve a property that has been neglected for many years, it will also create a building that will be constantly occupied, either by businesses on the first floor or tenants on the upper floors. The addition of tenants will have a positive impact on surrounding businesses by creating more foot traffic for businesses. 2. Pedestrian and Vehicular circulation and safety The parking area is unorganized and uncontrolled. It will now be designed in a way that will create 13 safe parking spots. It will also create landscaped areas that will create a positive visual interest in the area and it will also create a landscaped areas that the tenants can use for there personal enjoyment. 3. Noise, Air, water or other forms of environmental pollution Runoff from the run down parking area will now be better controlled. Currently, there is mud, puddles, and gravel on the site, which could be unsafe 4. The demand for availability of public services and facilities. Utility demands would be minimal. Current loads into the building will be sufficient. 5. Character and future development of the area The goal is to market towards the needs of young professionals that appreciate a more urban living lifestyle. 417 St. Clair Ave Sheboygan, WI 53081 920-457-4884 scott @aspirearchitects.com 1 Steven Anderson 586 N. Main St Apt A Oshkosh,WI 54901 Sunday, February 12, 2012 City of Oshkosh Conditional Use Application Subject: 582 N. Main Street Narrative To whom this may concern: As an addendum to the 2 other narratives provided by the builder, as well as the architect for this project, I, Steven Anderson, as an agent for this proposed project, wanted to address the compatibility issue in greater depth for those that would like a deeper understanding of our project. Currently there are few retail and residential spaces available for rent on the north end of the 500 block of North Main St. This lack of retail space prevents new businesses from moving downtown, and the lack of residential space limits the number of people that can live on Main St, which is a very desirable area to live in. These 2 issues are critical components necessary for creating a vibrant and eclectic downtown community. More people living in an area, means more people frequenting the various businesses in their immediate surroundings. The proposed commercial spaces will be partially occupied by a tattoo studio, as well as an art gallery. As an artist who works in many mediums, I know first hand that creating a venue where people can view and experience art can only serve to diversify and invigorate the area it is in. Being in proximity to many other businesses that cater to a younger crowd (i.e. the multiple bars surrounding the building) will draw more customers to existing businesses as well as our own. Its reasonable to assume that more businesses in an area will draw more people to that area, and in doing so, will benefit all of the businesses in that area.With the introduction of the weekly "farmer's market"to Main St, as well as the street and sidewalk improvements,business owners not currently in downtown Oshkosh may find the potential of opening on Main St attractive, and this is more possible with the addition of high quality retail space for lease. It is our goal to rehabilitate an eyesore into an asset, and to create a safe, affordable, high quality living and work space in downtown Oshkosh.Working in concert with the city of Oshkosh, we are confident we can make this goal a reality, and that our project will be a worthwhile addition to the downtown. By enabling more people to utilize the downtown, we believe our proposed project is extremely compatible with the current efforts being made to improve the downtown area, and that our work will be of great benefit to the community at large. Thank you for your consideration, Steven Anderson 11 • rcm a Z N O N - N< - ¢w r ¢z w y a — v gl I o ° Z a w =1 E _ E w�o o m m c ,_ct R.5 1 y- C irl: c S u c w i w u n d .2 S t 3 % c _ c m c c I . Z . ei. _ .LI laaAS 6uCSU. ---. 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