HomeMy WebLinkAbout04. 14-408
SEPTEMBER 9, 2014 14-408 RESOLUTION
(CARRIED___7-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR AN EXCEPTION
TO THE DOWNTOWN OVERLAY DISTRICT STANDARD
MODIFICATION; 522-530 NORTH MAIN STREET
INITIATED BY: OSHKOSH HOUSING AUTHORITY
PLAN COMMISSION RECOMMENDATION: Found consistent with Standards set forth
in Section 30-11(D) of the Zoning Ordinance and approved w/condition
WHERAS, the applicant desires to install two awnings/marquees with signage on
the Main Street façade of the building known as Mainview Apartments (formerly the
Raulf Hotel) at 522-530 North Main Street.
AND WHERAS, the Plan Commission recommends approval of the above
requested exceptions to the building design standards of the Downtown Overlay
District
NOW, THEREFORE BE IT RESOLVED by the Common Council of the City of
Oshkosh that a conditional use permit is hereby approved under Section 30-11 of the
Oshkosh Zoning Ordinance for exceptions to the building design standards of the
Downtown Overlay District as noted above, with the following condition:
1) The awnings/marquees with signage are deemed appropriate by the Wisconsin
Historical Society Preservation Office.
�
1HKOlH
oN n�e wn�a
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich �
Director of Planning Services
DATE: September 4, 2014
RE: Approve Conditional Use Permit for an Exception to the Provisions of the Downtown
Overlay District/ 522-530 North Main Street (Plan Commission Recommends
Approval)
BACKGROUND
The subject building is a multiple-family apartment building with approximately 110 rental units and
commercial/service space on the ground floor located at 522-530 North Main Street, approximately
150 feet north of the North Main Street and Church Avenue/Merritt Avenue intersection. The building
is a 10-story brick structure constructed in 1927/1928. It was originally developed (and used until the
late 1970s) as a hotel that has since been adapted for public housing use. The structure is included
in the North Main Street Historic District and identified as a "pivotal" contributing structure on the
National Register of Historic Places (listed in 1996).
ANALYSIS
In 2009 the Common Council adopted a re-write of the Zoning Ordinance to create a section for the
Downtown Overlay District providing design standards to ensure protection of the historic structures in
the downtown from inappropriate alterations. The Oshkosh Housing Authority is currently undergoing
major rehabilitation to the building's interior and exterior working closely with the Wisconsin Historical
Society Historic Preservation Office and the National Park Service to ensure that it meets the
standard of maintaining the architectural significance and historic preservation of the original building
design. One component of the project includes the installation of two new awnings/marquees on the
Main Street fa�ade which will include a front valance containing lettering signage. The exception to
the design standards is due to the valance size and lettering that both exceed the limitations of the
Downtown Overlay District. The petitioner states that in order to maintain the historic character and
architectural significance of the original awnings, an appropriate design was chosen that emulates the
original awnings of the building. After historic research, staff determined that the awnings/marquees
are very similar to the original design and meet the purpose outlined in the Design Standard
Ordinance. The Landmarks Commission reviewed and endorsed the plan recommending a condition
of approval be that it is deemed appropriate by the Wisconsin Historical Society Historic Preservation
Office.
FISCAL IMPACT
N/A
RECOMMENDATION
The Plan Commission approved of this request at its September 2, 2014 meeting.
Approved,
�
City Manager
ITEM: CONDITIONAL USE PERMIT APPROVAL FOR AN EXCEPTION TO
THE PROVISIONS OF THE DOWNTOWN OVERLAY DISTRICT AT
522-530 NORTH MAIN STREET (MAINVIEW APARTMENTS)
Plan Commission meeting of September 2, 2014
GENERAL INFORMATION
Applicant/Owner: Oshkosh Housing Authority
Action(s) Requested:
The Oshkosh Housing Authority is requesting approval of a conditional use permit for an exception
to the building design standards of the Downtown Overlay District to install an awning/marquee
with signage on the Main Street facade of the building known as Mainview Apartments (formerly
the Raulf Hotel) at 522-530 North Main Street which do not meet the criteria listed in the
Downtown Overlay District.
Applicable Ordinance Provisions:
Zoning Ordinance Section 30-27(E)(3) of the Downtown Overlay District's design standards
requires the valance, or front face, of a marquee/awning to be no greater than eight(8) inches in
height. Section 30-27(E)(8) of the Downtown Overlay District's design standards also limit
lettering on the valance to be no greater than eight (8) inches in height.
The Zoning Ordinance establishes criteria and guidelines for establishment and/or amendment of a
Conditional Use Permit in Section 30-11 (D).
Background Information Property Location and Type:
The subj ect building is a multiple-family apartment building with approximately 110 rental units
and commercial/service space on the ground floor located at 522-530 North Main Street,
approximately 150 feet north of the North Main Street and Church Avenue/Merritt Avenue
intersection. The building is a 10-story brick structure constructed in 1927/1928. It was originally
developed (and used until the late 1970s) as a hotel that was adapted for public housing. The
structure is included in the North Main Street Historic District and identified as a"pivotal"
contributing structure on the National Register of Historic Places (listed in 1996). The structure is
further described within the Register as follows:
"The Raulf Hotel is architecturally significant as an example of the `exotic' styles
employed during the 1920's...the scale and vertical emphasis of the structure
dominates this portion of Main Street and makes it a visual landmark for the
community".
Sub'ect Site
Existin Land Use Zonin
Multiple-Family Residential/Apartment Building C-3D0
Ad'acent Land Use and Zonin
Existin Uses Zonin
North Commercial Retail/Service & Two-Family Residential C-3D0 & R-2PD
South Commercial Retail/Service C-3D0
Single-Family, Two-Family and Multiple Family Residential R-2PD
East (across Jefferson Street)
West Commercial Retail/Service (across N. Main St.) C-3D0
Comprehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Mixed Downtown
20 Year Land Use Recommendation Mixed Downtown
ANALYSIS
In 2009 the Common Council adopted a re-write of Zoning Ordinance Section 30-27 Downtown
Overlay District providing design standards to ensure protection of the historic structures in the
downtown from inappropriate alterations. The stated purpose of the Ordinance is to "preserve and
restore unique and historic buildings; ensure coordinated design of new and existing
buildings, minimize adverse impacts on adjacent properties from buildings that may detract
from the character and appearance of the district; protect vehicular and pedestrian
movements throughout the area; and aid in improving the overall economic viability of the
district."
Major changes to the Downtown Overlay included design guidelines for new construction,
additions, and fa�ade rehabilitation projects; changes to allowable signage; and regulations on
awnings/canopies. Other change involved incorporating some flexibility to allow minor ordinance
variation to be approved by the Director of Community Development but requires any major
deviations from the Overlay requirements to be addressed by the Plan Commission through
approval of a Conditional Use Permit.
Requested Imnrovements/Alteration Requiring CUP Excention
The Oshkosh Housing Authority is currently undergoing major rehabilitation to the building's
interior and exterior. The rehabilitation is utilizing historic tax credits and the applicant has been
warking closely with the Wisconsin Historical Society Historic Preservation Office (SHPO) and
ultimately must receive approval of the National Park Service (NPS) for all work to ensure that it
meets the standard of maintaining the architectural significance and historic preservation of the
original Raulf Hotel building design.
One component of the rehabilitation project includes the installation of two new awnings/marquees
on the primary/Main Street fa�ade. One awning/marquee will be approximately 53 feet long and be
located on the northern portion of the facade over three storefront window/entrance banks and the
second awning will be approximately 23 feet long and be located on the southern portion of the
fa�ade over the frontages third entrance. Both awnings/marquees are proposed to include a
Item: 522-530 N Main—CUP Exception to Design Stnds Z
front/valance that is approximately 3 feet 9 inches tall and contain lettering signage that is
approximately 1 foot 3 inches tall. These elements require exceptions (through Conditional Use)to
the Downtown Overlay Design Standards as they limit valance size and lettering on the valance to
be no greater than eight (8) inches in height.
In their application, the petitioner states that in order to maintain the histaric character and
architectural significance of the original awning/marquee units, an appropriate period design was
chosen that emulates the historic Art Deco design of the awnings/marquees original to the building
but that the design will not fall within the design standard parameters. The applicant believes that
the exception is appropriate as it brings back the aesthetic of the original Raulf Hotel. They are
simultaneously pursuing the City Council's Conditional Use for the exception to the Downtown
Overlay Design Standards and the approval of SHPO and the NPS of the design and installation
method.
When researching the historic look of the building's front facade, staff located documents
describing the front fa�ade with marquees as well as multiple photographs (attached) that depict
awning/marquee installations that have historically been located on the fa�ade. The proposed
awnings/marquees are very similar to those depicted in the historic photographs and therefore staff
believes that the proposal meets the criteria for an exception to the Overlay Design Standards
because the awnings/marquees will help to preserve and restore the unique quality of the historic
building and enhance the character and appearance of the historic business district. Additionally,
staff feels that the proposed awning/canopy improvements meet the purpose outlined in the Design
Standard Ordinance as they will aid in improving the overall economic viability of the historic
district as a whole. Lastly, staff feels the overall renovations proposed are much more appropriate
and higher quality than the existing exterior and will greatly improve the exterior appearance of the
Main Street fa�ade and go a long way to restoring the original architectural context of the historic
building.
The Oshkosh Landmarks Commission reviewed the Mainview/Raulf Hotel rehabilitation project
plans in 2012 and endorsed the awning/marquee plan at that time but staff is recommending a
condition of approval that the awning/marquee with signage is deemed appropriate by the
Wisconsin Historical Society Historic Preservation Office (SHPO).
RECOMMENDATION/CONDITIONS
Staff believes the proposed improvement to the structure is a significant effort at appropriate
renovation on the part of the owner/petitioner, who should be commended for their contribution to
the restoration of the North Main Street Historic District. We recommend a finding that the
proposed conditional use permit request for exceptions to the building design standards of the
Downtown Overlay District is consistent with Sections 30-11(D) of the Zoning Ordinance and are
approved with the following condition:
1. The awning/marquee with signage is deemed appropriate by the Wisconsin Historical
Society Historic Preservation Office (SHPO).
The Plan Commission approved of the conditional use permit for exceptions to the building design
standards of the Downtown Overlay District as requested with conditions noted. The following is
the Plan Commission's discussion on this item.
Item: 522-530 N Main—CUP Ezception to Desrgn Smds 3
Mr. Buck presented the item and discussed the history of the site and reviewed the site and
surrounding area as well as the zoning classifications and land use in said area. He explained that
the Housing Authority has been working with the Wisconsin Historical Society Historic
Preservation Office (SHPO) and the National Park Service (NPS) on both interiar and exterior
renovations to the structure. He reviewed the site plans for the marquees/awnings and discussed the
Downtown Overlay District's requirements which do not allow for the size of the
marquees/awnings or the size of the lettering proposed. He reviewed the purpose of the ordinance
and the site plans for the marquees/awnings and discussed the researched history of the site and
reviewed photos of the development from previous years. He felt that the proposed
marquees/awnings were very similar to the ones on the original structure and that it meets the
purpose of the design standards. He also stated that the Landmarks Commission reviewed this
project in 2012 and endorsed it and he reviewed the condition recommended for this request that the
awnings/marquees with signage are deemed appropriate by SHPO.
Mr. Thoms questioned what the reasoning was for the bump outs on the large marquee.
Mr. Buck stated that he assumed it was for mare covered area for people entering and exiting the
building at the primary entrance.
Mr. Gary questioned if the marquee would be lighted.
Mr. Buck responded negatively.
Mr. Gray then questioned if there should be a second condition added to this request requiring
federal approval of the plans in addition to approval by SHPO.
Mr. Buck responded that SHPO and NPS work hand in hand and the approval by NPS could be
added however it should be covered by the state's approval.
Dan Meissner, 1230 E. Calumet Street, Appleton, stated that he was the architect for the project and
present to answer any questions on the request and he was excited to see this come together as he
felt the marquees/awnings will create a nice street presence.
Mr. Fojtik commented that he felt that the effort to re-create the historical look of the structure was
very impressive and marvelously done.
Susan vanHouwelingen, Executive Director of the Oshkosh Housing Authority, 600 Merritt
Avenue, stated that she wished to clarify the awnings were not covered and that the purpose for the
bump out was for drainage not to provide an area far people to stand under.
Mr. Thoms inquired why the marquee/awning was protruding out further than necessary if there
was no reason other than architectural style.
Ms. vanHouwelingen replied that the purpose was for architectural style and to designate the
entrance to the building.
Discussion ensued regarding if there were issues with the awnings extending into the public right-
of-way and it was determined that any conflicts with this have been addressed and the project meets
code requirements.
Item: 522-530 N Marn—CUP Exception to Design Smds 4
Mr. Thoms asked to clarify that the height of the awnings/marquees and the size of the lettering
were the two items that required an exception to the Downtown Overlay District standards.
Mr. Buck verified this and stated that an encroachment agreement would be drawn up to address the
issue that it protrudes into the right-of-way.
Mr. Hinz questioned if the only portion of the awnings/marquees that will protrude into the right-of-
way was the large portion.
Mr. Meissner responded affirmatively.
Ms. Lohry questioned how far out this feature would protrude.
Mr. Meissner indicated that it was approximately two feet but this feature was part of the distinction
of the historical building.
Mr. Fojtik commented that the proposed marquees/awnings look very close to what was originally
on the building.
Motion by Vajgrt to approve a conditional use permit for an exception to the provisions of
the Downtown Overlay District for the installation of an awning/marquee with signage on
the Main Street fa�ade with the following condition:
1. The awning/marquee with signage is deemed appropriate by the Wisconsin Historical
Society Historic Preservation Office (SHPO).
Seconded by Borsuk. Motion carried 9-0.
/tem: 522-530 N Main—CUP Exception to Design Smds S
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Item: 522-530 N Main—CUP Exception to Design Srnds 6
� Ci of Oshkosh A lication susMiT To:
� � PP Dept.of Community Development
❑ Planned Development Review ?i�Chnrch Ave.,P'.0.Box 1730
Oshkosh,Wisconsin 54903-1130
O.IHKO.fH �Conditional Use Permit Review PHONE:(93U)?36-5059
ON THE VIATER.
*�'PLEASE TYPE OR PRIIVT USI\'G BLACFi INK**
aPPLIC ANT INFORM.�TIOI'�t
� Petitioner: �shkosh Housing Authot-ity Date: 8-25-14
Petitioner'sAacUess: 60Q MerrittAvenue Ci�y_ Osh.kosh Sfate: WI ziP: 54903
Tetephone#:(924) 424-1470 Fax.:{920) 424-1474 Other Gontact�.or Email: suv@ohawCha.oCg
Status of Pet'itioner(Please'Check): X Otivner �Representati��e �Tenant = Prospective Buyer
Petitioner's Signature(required): Date:
OWNER INFORMATION
o��er(s): Same as above Date:
Ow�ner(s)Address: City: State: Zip:
Telephone#:( ) Faa.:( ) Other Contact#or Email:
Ownership Status{Please Check): _Individual =Trust =;Partnership �Corporation
Property Owner Conseut: (required)
By si'nature hereon,I/�7Je acknowledge th.at Gi.ty officials and/or empl.o��ees may;in the performance of their fiuictions,enter upon the
property to inspect or gather other information necessaryto process this application. I also understand tl�at all meeting dates aze tentative
and may be postponed.by the Planning Services Division for incomplete submissions or other administrative reasons..
�
Property Owner's Sio ature:,v,�:� �{L•� �'ti`�..�_��Z,,� Date; ��5� ��J��
SITE IiV'FORNIATION
.�.ddress/Location of Proposed Project: �3O N. Main Street paz��e1�vo.
Proposed P1•oject Type: /N`��'�'� ��� ��� W�C�t'1�1� �C,�rUL �'(qM� ,¢�ivIfiU �y �o�,
Current Use of Propei-ty: �17C��—iA� Zoning:
Land Uses Surroundin�Site: IVort11: CfJYr►1'�ECG[�
South: ���'�°�'
East: �£�t�sMy1J►��
��'est: �!J►^'�w�FiL���
**Please note that a meetin�notice«rill be mailed to all abuttina property owners re�ardin�your request.
i A.pplication fees are due at time of submittal. Alake check pa3�able to City of Oshkash.
",- Please refer to the fee schedule for appropriate fee. FEE IS]�'ON-REFU\DABLE
For more information please the City's website at�a��w.ci.oshkosh.��-i.us,•'Community_DevelopmenJPlannin�_]ltrn
Staff Date Rec'd
�
Daniel J.Meissner AIA,LLC Full Service Planning&Architectural Services
Mainview Apartments "Raulf Hotel"
The Oshkosh Housing Authority proposes to provide awnings/marquees that emulate
the original, historic period"Art Deco" design. In order to accomplish this effort and for
SHPO, the State Historical Preservation Office to review and approve the design, we
researched the original building's awnings /marquees that were initially a component of
the building.
In order to maintain the historic character and the architectural significance of these
original awning/marquee units, we have proposed to create our new awnings with a
larger valance, 3' 8 7/8" and larger lettering, 15."
We must receive approval from SHPO and ultimately from the Federal NPS,National
Park Service of all work proposed as these organizations hold us to the standard of
maintaining the architectural significance and historic preservation of the classic Raulf
Hotel.
We believe that this design does bring back the aesthetic of the original Raulf Hotel. We
request that the conditional use be granted so we can continue to pursue the historic
renovation of the building.
1230 E. Calumet Street (ph:) 920-734-5323
Appleton,WI 54915 (M:) 920-428-0982
E-mail:daniel-meissner@att.net (f�:)920-734-0717
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CUP-DWNTWN OVERLAY EXCPTN WAGNER OPERA HOUSE LLC OLH LLC
522/530 N MAIN ST 1 CITY CENTER 230 OHIO ST STE 200
PC: 09-02-14 OSHKOSH WI 54901-5056 OSHKOSH WI 54902-5825
SPARR INVESTMENTS 3710 LISBON LLC JAMES D LEE
103 HIGH AVE 10533 W NATIONAL AVE STE 515 N MAIN ST
OSHKOSH WI 54901-4808 200 OSHKOSH WI 54901-4908
WEST AZLIS WI 53227-2041
VERNON M BEHRENDT MARILYN J BACKUS BRIAN/KAREN FRISCH
750 18TH AVE 1529 W 6TH AVE 523 N MAIN ST
ARKDALE . WI 54613-9768 osxKOSx wi 54902-5504 osHKOSH wI 54901-4908
NABEEL HALABY NAMI OSHKOSH INC PATRICK D KROHN
17364 SUNSET RIDGE CIR PO BOX 3303 541 JEFFERSON ST
GRANADA HILLS CA 91344- OSHKOSH WI 54903-3303 OSHKOSH WI 54901-4966
2242
COMPASS PROPERTIES WEBSTER 531 N MAIN LLC CITY OF OSHKOSH HOUSING
BLDG LLC PO BOX 695 AUTHORITY
PO BOX 6158 OSHKOSH WI 54903-0695 600 MERRITT AVE
WAUSAU WI 54402-6158 OSHKOSH WI 54901-5163
DANIEL MEISSNER
1230 E CALUMET ST
APPLETON WI 54915
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The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show the
approximate relative location of property, boundaries and other feature from a variety of sources. Printi� Date:8/21/2014 01'HKOlH
These map(s)ldatasets are provided for information purposes only and may not be suffcient or �
appropriate for legal, engineenng, or surveying purposes. They are provitled "AS-IS" without Prepared by: City of Oshkosh,WI ON THE WATFA
warranties of any kind and the City of Oshkosh assumes no liability for use or misuse.
J:\GIS\PlanninglPlan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User,deb^�°h`
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