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HomeMy WebLinkAbout34. 16-306JUNE 14, 2016 16-306 RESOLUTION (CARRIED 6-0 LOST_______LAID OVER_______WITHDRAWN_______) PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR A MIXED-USE DEVELOPMENT; 240 ALGOMA BOULEVARD INITIATED BY: CHET WESENBERG PLAN COMMISSION RECOMMENDATION: Found consistent with Standards set forth in Section 30-11(D) of the Zoning Ordinance and approved. 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 a mixed-use development at 240 Algoma Boulevard to create first floor commercial and second and third floor residential living units. MEMORANDUM OYHKOf H ON THE WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: June 9, 2016 RE: Approve Conditional Use Permit for a Mixed -Use Development; 240 Algoma Boulevard (Plan Commission Recommends Approval) BACKGROUND The subject property is a 1.63 acre parcel of land located mid -block of the 200 block of Algoma Boulevard between Oshkosh City Hall on the west and the Oshkosh Area School District Recreation Center and Christine Ann Center on the east. The parcel is located east of Jackson Street and west of Division Street with a mix of government offices and small mixed -use buildings adjacent to the north and west fronting Church Avenue and commercial offices and a single - family home located to the south across Algoma Boulevard. The property is fully developed and contains the three -story 36,000 square foot Orville Beach Memorial Manual Training School building designed by William Waters and built in 1911. The masonry structure is a fine example of Beaux Art Classic architecture constructed for the teaching of manual arts and converted to office and banking uses with the last updates taking place in the mid- 1980's and has been vacant and underutilized for many years. The structure does not lie within a historic district but was included on the National Register of Historic Places in 1985 and the State Register of Historic Places in 1989 and includes a large parking lot on the eastern portion of the property. ANALYSIS This request is to redevelop and renovate the existing building including remodeling the first floor retaining the office use and adding a 1,500 square foot coffee shop with the second and third floors proposed to be converted into 22 high -end residential apartments consisting of six micro - units, eight one - bedroom units and eight two - bedroom units. The use anticipates to house 40 tenants with 50 employees of the commercial space and 120 customers daily for the coffee shop element. Access will remain primarily from the driveway from Algoma Boulevard with secondary access via easement through City property to Church Avenue. Parking for the site will be provided by the existing 81 stall parking lot and the only site change will be a concrete masonry dumpster enclosure at the rear of the building. The addition of upper floor residential units is consistent with the goals and objectives of the Comprehensive Plan by aiding in the stabilization of the downtown and the appropriate renovation and reuse of this historic structure preserves and protects our historic built environment. The proposed use is compatible with the existing development of the area and will encourage new business location within the downtown and assist in invigorating and improving the downtown area. FISCAL IMPACT The renovation and adaptive reuse of the Beach Building structure should not have any fiscal impact on the provision of city services. RECOMMENDATION The Plan Commission recommended approval of a conditional use permit at its May 3, 2016 meeting. ectfully Submitted, 0Y*/�_ Darryn Burich Director of Planning Services Approved, Mark Rohloff City Manager SUBJECT SITE ITEM: CONDITIONAL USE PERMIT APPROVAL TO ALLOW A MIXED -USE DEVELOPMENT AT 240 ALGOMA BOULEVARD (AKA THE BEACH BUILDING) Plan Commission meeting of May 3, 2016 GENERAL INFORMATION Applicant: Chet Wesenberg Property Owner: 240 Algoma Blvd, LLC Action(s) Requested: Conditional Use Permit approval for the redevelopment and renovation of the Orville Beach Memorial Manual Training School at 240 Algoma Boulevard to create a mixed -use development consisting of first floor commercial uses and second and third floor residential living units. 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. Property Location and Background Information: The subject property is a 1.63 acre parcel of land located mid -block of the 200 block of Algoma Boulevard between Oshkosh City Hall on the west and the Oshkosh Area School District Recreation Center and Christine Ann Center on the east. The parcel is located approximately 420 feet east of Jackson Street and 220 feet west of Division Street. A mix of government offices and small mixed -use buildings are adjacent to the north and west fronting Church Avenue and commercial offices and a single- family home located to the south across Algoma Boulevard. The property is fully developed and contains the three -story 36,000 square foot Orville Beach Memorial Manual Training School building, which was designed by notable local architect William Waters and built in 1911. The masonry structure is considered a fine example of Beaux Art Classic architecture with monumental iconic columns at the entry and regular spaced rectangular windows with two stories rising above the rusticated lower level. The building was constructed at the bequest of local industrialist Orville Beach for the teaching of manual arts and was converted to office and banking uses. The structure remains an office building with the last updates taking place in the mid -1980s and it has been predominately vacant and underutilized for many years. The structure does not lie within a historic district but was included on the National Register of Historic Places in 1985 and the State Register of Historic Places in 1989 as an individual listing. The property also includes a large parking lot on its eastern half, formerly the location of the City Vocational School. Subject Site Existing Land Use Zoning Commercial Office C -3 Adjacent Land Use and Zoning Existing Land Uses Zoning North Institutional Office, Commercial & Mixed -Use C -3 - - - - - -- (Commercial Space with Upper Floor Residential) ---------------------------------------------------------------- South Commercial Office & Single Family Residential C -3 - - - - - -- (across Algoma) ---------------------------------------------------------------- East Institutional Recreation Facility & Women's Shelter C -3 - - - - - -- West ---------------------------------------------------------------- Institutional Office C -3 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 redevelop and renovate the existing building including remodeling the first floor retaining the office use in a majority of the floor and adding approximately 1,500 square feet for a coffee shop. The second and third floors are proposed to be converted into 22 high -end residential apartments that include a mix of six micro - units, eight one - bedroom units and eight two- bedroom units. The developers anticipate 40 tenants of the apartments and approximately 50 employees of the commercial spaces. The coffee shop element of the development is anticipated to have approximately 120 customers per day. Beyond building remodeling and change of use, the site will remain as currently developed. Access will remain primarily from a single driveway from Algoma Boulevard with secondary access via easement through City of Oshkosh property to Church Avenue. The existing 81 stall parking lot will be utilized for the required 44 residential parking stalls (two per residential unit) and also for employees and customers of the first floor commercial spaces, which are not required by code. A new split faced concrete masonry dumpster enclosure is the only site change and is proposed at the rear /north side of the building. The addition of upper floor residential projects is consistent with the goals and objectives of the Comprehensive Plan that calls for the creation of upper story residential units in the central city area, which aids in stabilization of the downtown. Additionally, the appropriate renovation and reuse of this historic structure meets the Comprehensive Plans goal of preserving and protecting our historic built environment and the needed interior upgrades and adaptive mix of commercial and residential uses will provide new life to the property while retaining a connection with our past. Staff also asserts that the proposed conditional use is compatible with the existing development of the area and uses in the central city as well as promoting the goals and objectives of the Comprehensive Plan and past and present redevelopment efforts downtown. The availability of renovated and modern commercial space will help to encourage new business location within the downtown and the addition of higher end living units helps to create an energetic environment where tenants /residents not only support the cash flow to the Item-240 Algoma CUP 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. It is staff's belief that this project is another project that will help to "invigorate and improve the downtown area ". RECOMMENDATION Staff recommends findings that the proposed Conditional Use Permit is consistent with Section 30- 11(D) of the Zoning Ordinance and be approved as proposed. The Plan Commission approved the Conditional Use Permit as requested. 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 land use and zoning classifications in this area. He discussed the history of the site and that the property is currently vacant and is listed on both the National and State Register of Historic Places. He discussed the redevelopment and renovation plans and reviewed the site plan and stated that the renovations would be on the interior of the structure and that the remainder of the site would remain as it currently exists. He discussed the proposed use as residential on the upper floors with commercial use on the first floor and the number of parking stalls required for the site and the addition of a dumpster enclosure in the rear of the facility. He also reviewed the number of tenants, commercial employees, and customers that would be utilizing the site and reviewed the building elevations which will remain unchanged. He stated that the request was consistent with the City's Comprehensive Plan and compatible with the adjacent properties. Mr. Borsuk questioned if the apartment units would be market rate. Mr. Buck responded affirmatively. Mr. Borsuk then questioned if the Plan Commission would review a development plan for the site. Mr. Buck responded negatively and stated that it was not required as the development would be required to meet zoning code requirements. Mr. Borsuk also questioned if the developer would be making upgrades to the parking lot. Mr. Burich responded that the parking lot would remain as it currently exists other than possibly an overlay to improve the surface conditions. Mr. Buck added that the developer will be maintaining the parking lot and that it contains the necessary parking islands and meets code requirements for the most part. Mr. Borsuk questioned how the parking lot stalls will be allocated. Mr. Buck responded the code requirements are for either on -site parking or within 1000 feet of the structure for the residential use. Ms. Propp inquired what the structures were behind the existing building. Item-240 Algoma CUP Mr. Buck responded that they are City owned buildings for office use and storage purposes. Mr. Thorns commented that it was noted in the staff report that 44 stalls were required for the apartment use and there would be 50 employees and customers for the commercial use on the first floor and questioned how the 81 stalls on site would meet code requirements for parking for the use. Mr. Buck explained that the residential use requires parking be provided however the commercial use does not require to provide parking in the C -3 zoning district. Mr. Thorns questioned that employee parking was not required in the C -3 zoning district. Mr. Buck responded that it was not and that on street parking or parking in City owned lots could be utilized for the commercial uses. Mr. Bowen inquired about the square footage of the micro unit apartments. Mr. Buck stated that the efficiency apartments are 500 -600 square feet. Mr. Hinz questioned if there is some type of agreement with the Oshkosh Area School District to use the parking lot behind the Oshkosh Recreation Department building. Mr. Buck replied that all of the parking stalls behind the Oshkosh Recreation Department belong to the Beach Building as it is all on their property. Mr. Bowen stated that city permit parking is readily available on Division Street in city parking lots which are underutilized. Barbara Young, 135 Church Avenue, stated that it is great to see this building being redeveloped however the Recreation Department uses the parking lot behind their building and will not have adequate parking facilities if these parking stalls are no longer available for their use. Mr. Borsuk questioned how the parking lot would be redeveloped and how the developer proposes to deal with both tenant parking and adequate stalls for the commercial uses. Chet Wesenberg, 3265 Casey Trail, stated that the site is well landscaped and that the parking lot needs to be milled and have an overlay applied and it will be re- striped. At this time it has not yet been decided how to split the lot up into the various parking areas for tenants and the commercial use as the tenants will be utilizing the parking during the evening while the commercial uses would be utilizing them during the day. This property is unique in the downtown area as it does possess a large parking lot on site. Mr. Borsuk inquired if there would be specific parking stalls allocated for the tenants of the apartments. Item-240 Algoma CUP Mr. Wesenberg responded that they have not yet discussed this aspect of the development but that it was not a good idea to dedicate 44 stalls for the tenants only and that it was important to provide adequate parking for the residential use and it will be addressed. Mr. Hinz commented about the Recreation Department's use of the parking behind their building and if this use was to be discontinued, has it been discussed with the Oshkosh Area School District. Mr. Wesenberg replied that the School District has not approached them to discuss the matter and that they could utilize the permit parking stalls in the City parking lot across the street on Division Street. Ms. Propp questioned if anyone was currently occupying space in the existing structure. Mr. Wesenberg stated that the building was vacant. Mr. Borsuk questioned if the apartments would be market rate units. Mr. Wesenberg responded affirmatively. Mr. Borsuk then questioned how it worked with the parking concerns and the interaction with staff relating to this matter. Mr. Burich stated that the site has adequate parking for its intended use as there are enough parking stalls for the residential component and the ordinance addresses the commercial parking needs as that is not required to be provided on site. He further discussed both the apartment use and the mixed -use development and that staff is not concerned with parking being an issue for the site as it does meet code requirements as proposed. Mr. Buck added that the parking can be allocated by the owner and that it needs to be a provided service for the tenants and that the 81 stalls on the site will accommodate the needs of the development along with the public parking available around the site. Mr. Thorns continued to discuss the parking requirements of the C -3 zoning district and the 81 stalls on the site and the 44 stalls needed for the tenant use. He commented that the proposed use did meet the guidelines of the City's Comprehensive Plan. Motion by Vajgrt to approve a conditional use permit for a mixed -use development at 240 Algoma Boulevard. Seconded by Hinz. Motion carried 9 -0. Mr. Fojtik commented that he felt it was a great idea for a re -use of this site. Item-240 Algoma CUP 0 n rukln ru APPLICANT INFORMATION Petitioner: Chet Wesenberg City of Oshkosh Application ❑ Planned Development Review 13 Conditional Use Permit Review Petitioner's Address: 3265 Casey Trail Telephone #: ( 920 ) 410 6200 "PLEASE TYPE OR PRINT USING BLACK INK** Fax: ( ) Status of Petitioner (Please Check): XOwneV ❑ Petitioner's Signature (required): _ OWNER INFORMATION City: Oshkosh SUBMIT TO: Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903 -1130 PHONE: (920) 236 -5059 Date: 4/1/16 State: WI Zip: 54904 Other Contact # or Email: chet.wesenbera@cwarchitect.net ❑ Tenant ❑ Prospective Buyer Date: 4/1/16 Owner(s): 240 Algoma Blvd LLC (Eric Hoopman and Chet Wesenberg) Date: Owner(s) Address: 146 Algoma Blvd - Suite H city: Oshkosh State: WI Zip: 54901 Telephone #: ( 920 ) 410 6200 Fax: ( ) Other Contact # or Email :chet.wesenberg@cwarchitect.net Ownership Status (Please Check): ❑ Individual ❑ Trust ❑ Partnership IX Corporation Property Owner Consent: (required) 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 all meeting dates are tentative and may be postponed by the Planning Se ce Divis n for incomplete submissions or other administrative reasons. c ,�� ' Property Owner's Signature: vwv SITE INFORMATION Address/Location of Proposed Project: 240 Algoma Blvd Proposed Project Type: Historic renovation to mixed -use office and residential Current Use of Property: Vacant Office space Land Uses Surrounding Site: North: Residential South: Wisconsin Bell and Residential East: Rec Department and Christine Ann Domestic Abuse Services West: City Hall "Please note that a meeting notice will be mailed to all abutting property owners regarding your request. ➢ 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 Date: Parcel N0.0701420300 - 1100 C3 For more information please the City's website at www.ci.oshkosh.wi.us/ Community _Development /Planning.htm Staff Date Recd In 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. The proposed renovation will provide higher end finishes and are likely to provide professional tenants. Moreover the actual use of the building would likely be safer than leaving the building vacant for several years risking vagrants breaking in or vandalizing the building. 2. Pedestrian and vehicular circulation and safety. The pedestrian and vehicular circulation patterns will not change from the present plan. 3. Noise, air, water, or other forms of environmental pollution. Neither the proposed office use or residential use is expected to have any negative environmental impact. 4. The demand for and availability of public services and facilities. The proposed usage will not impact availability of any public service in the area. 5. Character and future development of the area. The building facade will not change and the exterior landscaping and parking will be updated and maintained which will only serve to better the character of the area. SUBMITTAL REQUIREMENTS — Must accompany the application to be complete. ➢ A NARRATIVE of the proposed conditional use/Development Plan including: ❑ Existing and proposed use of the property ❑ Identification of all structures (including paving, signage, etc.) on the property and discussion of their relation to the project ❑ 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. ❑ Compatibility of the proposed use with adjacent and other properties in the area. ❑ Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.) ❑ 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) 8 Y2" 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 AutoCAD 2000 format with fonts and plot style table file (if plans have been prepared digitally) ❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's engineers /surveyors /architects, or other design professionals used in the preparation of the plans ❑ The date of the original plan and revision dates, if applicable ❑ 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. ❑ 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 ❑ 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 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. Pa 5 C H E T ARCHITECT, L.L.0 BEACH BUILDING CONDITIONAL USE PERMIT NARRATIVE The Beach Building, located at 240 Algoma Blvd, was utilized as roughly 36,000 square feet of office. space divided roughly evenly on three floor, the lowest of which is approximately half - exposed- above ground. We propose to remodel the first floor, in large respect maintaining the original layout, but updating the finishes. The space will remain as office space with 1,200 sq ft carved out fora coffee shop. The second and third floors we propose to turn into 22 units of residential apartments including micro, one - bedroom, and 2 bedroom units. The building itself is the primary structure located on the parcel along with.an adjoining 0.73 acre parking lot with access to Algoma boulevard. We anticipate 40 tenants living in the apartment while office space would have approximately 50 employees working primarily during daytime hours. The coffee shop anticipates roughly 120 customers per day. The proposed use should not impact noise, glare, fumes, or vibration. While we might anticipate increased pedestrian usage compared to present time, likely this isn't any more that when it was used as office space and a bank. Office tenants would likely be professional with typical daytime hours of lam to 6pm. The coffee shop is anticipating hours of 6:30 am to 6:30pm on weekdays and 8am to 3pm on weekends. Again, the proposed use is consistent with prior use and adjacent usages. It is not anticipated that this proposed usage would impact any adjoining properties adversely. Traffic generation is also' likely to be similar to previous usage when occupied with the exception of now tenants would stay overnight in the parking lot. 146 ALGOMA BOULEVARD - SUITE H OSHKOSH, WISCONSIN 54901 TELE: 920.230.4900 FAX: 920.230.4910 w MH H H a I w w 0 D a z Lut - - -- 93 w z 15 Hgqj z wW Z W Ef 8 AM o 55 w H 6 / / § t "GAI9 a "09-1V OtZ w k m N C) lu NOIIVAO NMIONiming HOV30 LO 51 1 E)�:GUNDSAAA i A NOIIVHBIIV 03SOdOMd I- w MH H H a I w w 0 D a z Lut - - -- 93 w z 15 Hgqj z wW Z W Ef 8 AM o 55 w H 6 / / =,_ —H—, EMDONDs AA _j 11 ! � ] |! ) g w1 38 El El se EISEI mm L-j 'HSONHSO (]A-IavwoE)-Ivovz 12H NOIIVAONIEml�l SNIM"Ing HOVDS 1 16 C-4 _ NOU"gilV CIASOdOHd 31041 M ! � ] |! ) g w1 38 El El se EISEI mm L-j 0 � \ \ \)� � {��) "\ 1 El El El B :e seer, I � IM'HSONHSO "OA amp V OPZ co \Jm NOIIVAONI�j ONiming HOV�18 AONASDAA � NOlIV8DIIV _OdMld 0 � \ \ \)� � {��) "\ 1 El El El B :e seer, I � CUP MIXED USE DEV MERILYN R SMITH /DEMARIS R CALKINS CHRISTINE ANN DOMESTIC ABUSE 240 ALGOMA BLVD 226 HIGH AVE APT A SERVICES IN PC: 05 -03 -16 OSHKOSH WI 54901 -4734 PO BOX 99 NEENAH WI 54957 -0099 OSH AREA SCHL DIST REC GYM PO BOX 3048 OSHKOSH WI 54903 -3048 BARBARA YOUNG /DAVID J NESSELER 1446 W NEW YORK AVE OSHKOSH WI 54901 -2713 CITY OF OSHKOSH PO BOX 1130 OSHKOSH WI 54903 -1130 TRINITY EPISCOPAL CHURCH 311 DIVISION ST OSHKOSH WI 54901 -4731 WIS BELL INC 722 N BROADWAY ST MILWAUKEE WI 53202 -4396 NICK A /LISA M JENSEN 4737 INDIAN BEND RD OSHKOSH WI 54904 -7045 240 ALGOMA BLVD LLC ATTN: ERIC HOOPMAN 146 AGLOMA BLVD OSHKOSH WI 54901 THOMAS G /DIANE L LAMMERS 131 CHURCH AVE OSHKOSH WI 54901 -4745 SCOTT C /NICOLE L BRAYTON 143 CHURCH AVE OSHKOSH WI 54901 -4745 CHET WESENBERG 3265 CASEY TRAIL OSHKOSH WI 54904 W 22,> 46 � • S- 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. These map(s) /datasets are provided for information purposes only and may not be sufficient or appropriate for legal, engineering, or surveying purposes. They are provided "AS -IS" without warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. J: \GGPIanning \Plan Commission Site Plan Map Template \Plan Commission Site Plan Map Template.mxd 20 r 1641 =4 7 OHO 0 N 1 in = 0.01 mi 'A t in= 70ft Printing Date: 4/15/2016 Prepared by: City of Oshkosh, WI �-0 r�3 7 V 0 �o. :'4 I (At QfHK0fH ON THE WATER User: katieb 11