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HomeMy WebLinkAboutItem I -A/B PLAN COMMISSION STAFF REPORT MARCH 6,2018 ITEM IA: ZONE CHANGE FROM TWO FLAT RESIDENTIAL-10 DISTRICT WITH PLANNED DEVELOPMENT OVERLAY(TR-10-PD) AND CENTRAL MIXED- USE DISTRICT (CMU)TO CENTRAL MIXED USE DISTRICT WITH PLANNED DEVELOPMENT OVERLAY(CMU-PD) FOR PROPERTY LOCATED AT 576-582 NORTH MAIN STREET ITEM IB: GENERAL DEVELOPMENT AND SPECIFIC IMPLEMENTATION PLAN APPROVAL/PLANNED DEVELOPMENT AMENDMENT FOR DEVELOPMENT OF A PARKING FACILITY AT 576-582 NORTH MAIN STREET (ALSO 500 BLOCK JEFFERSON STREET) GENERAL INFORMATION Applicant/Owner: Steven Anderson Action(s) Requested: The applicant is requesting two actions within this petition: A. Zone change from Two Flat Residential-10 District with Planned Development Overlay (TR-10-PD) and Central Mixed-Use District(CMU) to Central Mixed-Use District with Planned Development Overlay(CMU PD);and B. General Development and Specific Implementation Plan approvals/Planned Development amendment for development of an off-street parking area Applicable Ordinance Provisions: The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning from one classification to another but relies on the Comprehensive Plan and good planning principles. Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject property is a 0.37 acre/16,294 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 since at least 1994(earliest digital aerial photography available). In 2007, the property received a Conditional Use Permit and Planned Development approval for construction of a 10-stall asphalt parking lot to provide legal parking for the two buildings and dwelling units. A condition of approval required three parcels involved in the development to be combined into one parcel. The lot combination was completed,however, the combination created a multi-zoned parcel(C-3 &R-2PD) which is usually not allowed. The parking lot was not constructed and consequently the property was sold to its current owner in late 2011. In March of 2012,the current owner received a Conditional Use Permit and Planned Development approval to allow three additional upper-story and one ground-level residential unit in addition to construction of the never built off-street parking area. Due to financial constraints,the owner did not proceed with construction of the additional dwelling units or the parking lot. As of today, the gravel parking area remains as an illegal use. As a separate item(Item II) the owner is requesting approval of a 2-Lot Land Division/Certified Survey Map to separate the 576 N. Main Street building from the 582 N. Main Street Building. The land division also requires approval of a Subdivision Variance to allow for the creation of a substandard-sized lot. Subject Site Existing Land Use zoning Commercial CMU&TR-10-PD Adjacent Land Use and Zoning Existing Land Uses Zoning Mixed-Use (Commercial Space with Upper Floor North CMU&TR-10-PD Residential) ......................................................................................................................................................................................................................................................................................................... .................... ................................................................................ CMU(Pending South Commercial Office&Tavern change to CMU- PD) .. . . . . . . ... .................................................................................................................................................................................................................................................................................................................................................................................................................................................. East Mixed Density Residential across Jefferson) TR-10-PD .................................................................................................... '................................................................................................._J......................................._1..................................................................................................................................................................... West Commercial Retail&Restaurant(across North Main) CMU Comprehensive Plan Land Use Recommendation Use Category 10 &20 Year Land Use Recommendation Mixed Downtown Item I—576-582N.Main Street—PD Amendment,GDP,SIP,Zone Change 2 ANALYSIS ITEM A—ZONE CHANGE During initial review, staff noticed the property was multi-zoned with Central Mixed-Use District on the west half and Two Flat Residential District on the east half. Staff requested the owner apply for a rezoning of the entire site to Central Mixed-Use District with Planned Development Overlay to clean up the multi-zone issue. The Central Mixed Use District is the most appropriate zoning for the property as it allows high impervious surface coverage,lesser setbacks and allows a variety of uses and mix of uses. ANALYSIS ITEM B—GENERAL DEVELOPMENT/SPECIFIC IMPLEMENTATION PLANS, PLANNED DEVELOPMENT AMENDMENT Use/Site Design The property currently consists of approximately 7,100 sq. ft. of building area with the front facades facing N.Main Street along the back of sidewalk. The applicant is no longer planning to add additional residential units to either building and will be limited to the two existing residential units located at 578 N. Main Street. Uses for the commercial portions of the buildings will be limited to by-right uses in the Central Mixed-Use District. The applicant is proposing to construct a 16-stall parking lot fronting on Jefferson Street to service the existing two residential units at 578 N. Main Street and commercial uses at 576 and 580 N. Main Street. The site plan provides a small amount of green space, approximately 1,760 square feet or 10.8% of the entire site. The remaining 89.2% of the lot area is made up by building footprint, proposed parking lot, dumpster pad and walkways. The Central Mixed-Use District allows 100%impervious lot coverage so the proposed impervious amounts are code-compliant. The 10 and 20-year Comprehensive Plan Land Use Plan recommends Downtown Mixed-Use for the subject site. The existing building,proposed site plan and permissible uses in the Central Mixed-Use district are consistent with the Plan's recommendation. Access/Parking The site plan shows a proposed 16-stall off street parking area on the east side of the property. The stalls are located along and perpendicular to the north and south lot lines with,seven stalls and nine stalls,respectively. The four westernmost parking stalls of the southern row will be included with the proposed creation of a new lot for the 576 N. Main Street building. Two of the stalls are required for the two upper-story residential units (one stall required per unit in CMU) and the remaining two will be available for the commercial use. Ingress/egress to and from the parking lot will be from Jefferson Street. Currently there is an approximately 16-foot wide entrance located near the northeast comer of the property. The entrance is proposed to be replaced with a new 24-foot wide entrance centrally located on the lot. Item I—576-582 N.Main Street—PD Amendment,GDP,SIP,Zone Change 3 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, and elimination of a dedicated pedestrian walk from the buildings rear entrance to Jefferson Street. 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 an existing six foot high privacy fencing is located along the southern lot line thereby meeting the screening intent of the landscape requirements. 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. The new parking area will be shared by both lots proposed to be created by Certified Survey Map (Item 11). The shared parking facilities with zero-foot side and rear setbacks are permitted by- right provided a vehicular cross-access easement is created and recorded. The site plan does indicate that such an easement will be created. Dumpster Enclosure The site plan shows the location of a new dumpster location located behind the 582 N. Main St. building,split in half by the new proposed lot line. The enclosure is located within the Jefferson Street front yard setback area and requires a base standard modification as dumpste'r enclosures are prohibited in front yards. The property is unique in that it is a double-frontage lot and there is no practical alternative for its placement, therefore staff does recommend a base standard modification for the front yard placement. With the proposed enclosure being "shared"by both properties, a base standard modification will be required for the structure to cross the property line which staff supports. Additionally, wording for use and maintenance of the enclosure should be included in the cross-access easement for the parking lot. Screening materials for the enclosure are not included on the site plan. The 2011 Planned Development approval required that the screening match the fencing along the south property line. Staff still agrees that this requirement is appropriate. One item to note is its close proximity to the 582 N. Main Street building. The Inspection Services Division will need to grant final approval for its location and possible screening materials changed to require non-combustible materials. SiMage No additional signage is being proposed at this time. Any new signage must comply with regulations of the Central Mixed-Use District. Item I-576-582N.Main Street—PD Amendment,GDP,SIP,Zone Change 4 Landscaping Proposed landscaping is shown on the site plan located along Jefferson Street adjacent to the public sidewalk. Six shrubs and one tree is indicated on the plan. With the small amount of improvements,new landscaping will be minimal. Actual requirements will be verified and compared with the submittal during the Site Plan Review Process. Storm Water Management A storm water management plan has not been provided at this time. Per comments made by the Department of Public Works, the site will have to collect and convey to the Jefferson Street right-of-way. Storm water management plans will need to be submitted for review and approval during the Site Plan Review Process. Building Elevations No building elevations changes are being proposed. Staff feels the proposed 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. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Planned Development district, staff recommends that Plan Commission make the following findings based on the criteria established by Chapter 30-387 (C)(6): (a) The proposed Planned Development project is consistent with the overall purpose and intent of this Chapter. (b) The proposed Planned Development project is consistent with the City's Comprehensive Plan and other area plans. (It is the responsibility of the City to determine such consistency.) (c) The proposed Planned Development project would maintain the desired relationships between land uses, land use densities and intensities, and land use impacts in the environs of the subject site. (d) Adequate public infrastructure is or will be available to accommodate the range of uses being proposed for the Planned Development project, including but not limited to public sewer and water and public roads. (e) The proposed Planned Development project will incorporate appropriate and adequate buffers and transitions between areas of different land uses and development densities/intensities. (f) The proposed Planned Development project design does not detract from areas of natural beauty surrounding the site. Item I—576-582N.Main Street—PD Amendment,GDP,SIP,Zone'Change 5 (g) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (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. (i) The proposed Planned Development project will produce significant benefits in terms of environmental design and significant alternative approaches to addressing development performance that relate to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. (j) For Planned Development projects that are proposed to be developed in phases, the applicant can provide a timeline for development and can demonstrate that the project would be successful even if all phases were not or could not be completed. ITEM IA-ZONE CHANGE Staff recommends approval of the zone change from Two Flat Residential-10 District with Planned Development Overlay (TR-10-PD) and Central Mixed-Use District(CMU) to Central Mixed-Use District with Planned Development Overlay (CMU PD) as requested, and; ITEM IB-GENERAL DEVELOPMENT/SPECIFIC IMPLEMENTATION PLANS PLANNED DEVELOPMENT AMENDMENT Staff recommends approval of the Planned Development amendment for a General Development Plan and Specific Implementation Plan,with the findings listed above for the development as proposed with the following conditions: 1. Base standard modifications of the Zoning Code, as follows: • Allow zero-foot parking lot side yard setback on the north and south lot lines; • Allow placement of a dumpster enclosure in the Jefferson Street front yard; • Allow zero-foot side-yard setback for placement of the proposed dumpster enclosure; • 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. Approval of proposed Certified Survey Map creating separate lots for 576 and 582 N. Main Street, 3. Cross access easement for shared parking facilities and maintenance/management agreement for proposed shared dumpster enclosure; 4. Parking lot includes wheel stops on the northern row of parking stalls; 5. Refuse enclosure fencing match the existing perimeter fencing on-site; 6. Storm Water grading and drainage plans shall be submitted and approved by the Department of Public Works prior to building permit issuance. Item 1—576-582 N.Main Street—PD Amendment,GDP,SIP,Zone Change 6 } SUBMIT TO: Dept.of Community Development City of Oshkosh City 215 Church Ave.,P.O.Box 1 130 Oshkosh ( Application Oshkosh,Wl 54901 �..Jshkosd I PHONE:(920),236-5059 For General Development Plan or Specific Implementation lan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: Steve Anderson Date: Petitioner's Address: 576 Main Street city: Oshkosh State:WI Zip: 54901 Telephone#: (920) 379-5292 Fax: ( ) Other Contact#or Email:smandersonl 23@gmail.cam Status of Petitioner(Please chec - Owner -Representativ�:],Tencanf D Prospective Buyer Petitioner's Signature (required): Date: OWNER INFORMATION Owner(s): Steve Anderson - North Main Street, LLC Date: Owner(s) Address., 576 Main Street City: Oshkosh State:W7Zip:54901 Telephone#:(920) 379-5292 Fax:( ) Other Contact#or Email: smandersonl23@gmail.corn Ownership Status (Please Check): a Individual O Trust D Partnership Jcorporafion Properly 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 tentativ4,c�may administrative rbe post oned ay t e Planning Services Division forincompfete submissions or other easons.Property Owner's SignaturDate: TYPE OF REQUEST: ❑General Development Plan (GDP) 10 General Development Plan(GDP) Amendment ❑Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: 576, 578 and 582 N. Main 'Street, Oshkosh Proposed Project Type: Commercial & Residential, Parking Current Use of Property Tattoo Shop Zoning: CMU—Downtown Commercial Land Uses Surrounding Your Site: North: Vacant South: Tavern East: Residential West Restaurant > it is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. Application fees are due at time of submittal.Make check payable to City of Oshkosh. Please refer to the fee schedule for appropriate fee, FEE IS NON-REFUNDABLE For more information please visit the City's website at www,cLoshkosh.wims/Community Development/Planning.htm 'i Staff Dote Recd Page 7 Specific treatment and location of recreational and open space areas,including designation of any such areas to be classified as common open space. • Proposed grading plan, • Specific landscaping plan for the subject site,specifying the location,species, and installation size of plantings. The landscaping plans shall include a table summarizing all proposed species. La Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than conventional single-family or fwo-fomily homes on individual lots,in sufficient detail to indicate the floor area, bulk,and visual character of such buildings, • Engineering plans for all water and sewer systems,stormwater systems, roads, parking areas,and walkways. • Signage plan for the project,including all project identification signs,concepts for public fixtures and signs, and group development signage themes that may or may not vary from City standards or common practices. • Specific written description of the proposed SIP including: Specific project themes and images, Specific mix of dwelling unit types and/or land uses. Specific residential densities and nonresidential intensifies as described by dwelling units per acre, and landscaping surface area ratio and/or other appropriate measures of density and intensity. Specific treatment of natural features,including parkland. Specific relationship to nearby properties and public streets. Statistical data on minimum lot sizes in the development,the precise areas of all development lots and pods;density/intensity of various parts of the development;building coverage, and landscaping surface area ratio of all land uses;proposed staging; and any other plans required by Plan Commission. • A statement of rationale as to why PD zoning is proposed.This statement shall list the standard zoning requirements that,in the applicant's opinion,would inhibit the development project and the opportunities for community betterment that are available through the proposed PD project. • A complete list of zoning standards that would not be met by the proposed SIP and the location(s) in which such exceptions/base standard modifications would occur. Phasing schedule,if more than one development phase is intended. u Agreements,bylaws,covenants,and other documents relative to the operational regulations of f he development and particularly providing for the permanent preservation and maintenance of common open areas and amenities. Li A written description that demonstrates how the SIP is consistent with the approved GDP and any and all differences between the requirements of the approved GDP and the proposed SIP. I hereby certify that to the best of my knowledge all required application materials are Included with this application. I am aware that failure to submit the required completed application materials may result in denial or delay of the application request. Applicant's Signature (required): _,IA_^,� Date: 3 Page 8 Planned Development Narrative 576, 578 and 582 Main Street The existing gravel parking area located on the cast side of the property will be paved with asphalt. The parking area ingess and egress is from Jefferson Street. The property will be divided into two (2) lots. Lot 1, 576 and 578 Main Street,will include four (4)parking spaces and Lot 2 will include the remaining twelve (12)parking spaces with an ingress-egress cross parking easement. The existing driveway will be abandoned at Jefferson Street. A new thirty-two (32)feet wide curb cut with a twenty-four(24)feet wide driveway will be constructed at Jefferson Street. The existing concrete sidewalk will be removed and replaced with a six(6)inch thick sidewalk. 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TR-10 CMU AV"--- I-PD MU 34,""" N 1 in 0.06 mi w 1 in=300 ft Am City of Oshkosh maps and data are intended to be used for general identification purposes only,and the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date:2/19/2018 information are responsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GiSdisclaimer Prepared by:City of Oshkosh,W1 Oshkosh JAGISTlanningRan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User:katieb Page 14