HomeMy WebLinkAbout05. 18-275 MAY 22, 2018 18-275 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE AMENDMENT TO SPECIFIC IMPLEMENTATION
PLAN FOR RENOVATION OF A MIXED USE BUILDING AT 851
SOUTH MAIN STREET
INITIATED BY: BRIDGEVIEW HOLDINGS LLC
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS, the applicant would like to amend the previously approved Specific
Implementation Plan to renovate the building to include two restaurant or retail tenant
spaces on the first floor, two patios on the south side of the building, office spaces on
floors 2-4 and the addition of a rooftop bar and patio area; and
WHEREAS, the Plan Commission finds that the planned development for
renovation of a mixed use building at 851 South Main Street is consistent with the criteria
established in Section 30-387(C)(6) of the Oshkosh Zoning Ordinance; and
WHEREAS, the Redevelopment Authority found that the proposed site plan is
consistent with the South Shore Redevelopment Plan and is harmonious with other
existing development in the area.
NOW THEREFORE BE IT FURTHER RESOLVED by the Common Council of the
City of Oshkosh that the amendment to the specific implementation plan for the planned
development for renovation of a mixed use building at 851 South Main Street, per the
attached, and building permits for said development is hereby approved with the
following conditions:
1. Base standard modification to allow a dumpster enclosure between the building
and public street.
2. Base standard modification to allow a commercial use without a designated
loading area.
3. Base standard modification to allow lighting levels to exceed 0.5 foot candles at
the north, east, southeast, and south property lines.
MAY 22, 2018 18-275 RESOLUTION
CONT'D
4. Final landscaping plan approval by the Department of Community
Development.
5. Encroachment agreement be drafted for pergolas, canopies, eyebrow canopies
and signs extending over public right-of-way and recorded with the Winnebago
County Register of Deeds.
ITEM: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR A MIXED-USE SITE
LOCATED AT 851 SOUTH MAIN STREET
Plan Commission meeting of May 1,2018.
GENERAL INFORMATION
Owner/Petitioner: Bridgeview Holdings LLC-Will Steiner
Action(s)Requested:
The petitioner requests an amendment to the Specific Implementation Plan approval for a mixed-use
site located at 851 South Main Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
On April 22,2008,the Common Council approved a Planned Development for the block bounded by
South Main Street,West 8f Avenue,Nebraska Street, and West 91h Avenue for a multi-family
development on the western portion of the site and renovation of the existing 4-story building
(formerly Miles Kimball)on the east side of the site. The multi-family development to the west of the
subject site was constructed in 2008 per the approved Planned Development.The Miles Kimball
building was never renovated,but the surrounding facility was razed in 2006 according to prior
building permit records.
The approximate 0.83 acre site includes a 4-story structure built in 1900, according to City Assessor
information. The site was formerly used for light manufacturing/industrial purposes (Miles Kimball)
and is now vacant. The surrounding area contains a mix of industrial, commercial and residential
uses. The subject property is located within the South Shore East redevelopment area which is
generally located on the south side of the Fox River from the west side of South Main Street to Lake
Winnebago,with the southern boundary of 1611,Avenue; and is immediately west of the area being
identified as the"Sawdust District."
Subject Site
Existing Land Use Zoning
Vacant Industrial(former Miles Kimball) CMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Vacant UMU
....._....----...........— .._..._.__.........._......_ .._ ..---_._ . --._. --------.............._. .._..._....._......_............._............ ...._..
South Mixed commercial/residential CMU
--._..................--................- ---_.........._.........._.............................._ _........................... --...........__...._......__.—.__..._....................._....................__.—.._.... ._.............__.........._..__..._...._
EastVacant RMU
....... _.....__ ...__.............................-- ............................... _...._..-- ..__ . ............ ............ _........_...._.............._.._._....._....... .....
West Multi-family residential CMU-PD
Com rehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Mixed-Use Downtown
20 Year Land Use Recommendation Mixed-Use Downtown
ANALYSIS
Use
The previously approved Planned Development of the site was for renovation of the site for
commercial use on the ground floor and residential units on floors 2-4 as well as an optional ground
floor patio.The applicant is proposing to renovate the building to include two tenant spaces on the
first floor that will either be a restaurant or retail space along with two patios on the south side of the
building, office spaces on floors 2-4, and rooftop addition(51h floor)for a bar(50 patrons or less) and
patio area. The proposed mix of uses is permitted in the Central Mixed Use district.
The proposed use is consistent with the 10-year and 20-year Comprehensive Land Use Plans, as the
area is identified as appropriate for mixed-use downtown development due to the subject site's
proximity to the central city. The proposed renovation meets the guidelines of the South Shore East
redevelopment area and is generally consistent with the approved Planned Development for the site
with minor changes to the site design and use of the building.
Per the applicant's narrative,the hours of operation and number of employees are currently pending
based on prospective tenants for the building. Traffic generation will also be determined once final
tenants are identified.
Site Design&Access/Parking
The petitioner is proposing various revisions to the approved site design. Three building additions
are being proposed which include a mechanical room on the northwest corner of the building, a glass
enclosed stair and elevator tower on the west end of the building, and a glass enclosed stair tower on
the south side of the building. The mechanical room will include the sprinkler rise and electrical
service and will be screened to match the building exterior. The stair and elevator towers are needed
to allow vertical transportation outside the original building footprint and will also provide additional
building articulation.
Two concrete patios are being proposed for the south side of the ground floor retail/restaurant uses
with each having a wood framed pergola,where the original plan only had one larger ground floor
patio area. Staff does not have concerns with this change.
The petitioner is proposing a reduction of parking area,from 52 spaces to 40 spaces. This reduction is
necessary to accommodate the western(stair/elevator) addition and proposed dumpster enclosure
placement. Staff does not have concerns with this change as the Central Mixed Use District does not
require off-street parking. Furthermore,the change from residential units to office spaces should
result in lesser demand for off-street parking. The parking area will be accessed from West 8th Avenue
with the driveway generally in the same place as originally approved.
The proposed dumpster enclosure will be located in the northwest corner of the parking lot. A base
standard modification is required as the enclosure will be closer to West 8th Avenue than the principal
structure,where code does not allow dumpster enclosures in front yard areas. Staff is supportive of
ITEM-SIP Amendment—851 S blain St. 2
the proposed location as the site has three frontages resulting in little,if any,feasible area that is
accessible. Additionally,the materials of the enclosure will match with building materials for a more
attractive appearance than wood.
The sidewalk connection to the residential development to the west has been removed. However,two
additional connections to the public sidewalk are proposed on the south side of the building for access
to the stair tower and restaurant use,along with a connection on the east side of the building from
South Main Street.
A dedicated loading zone is not included. According to the applicant, deliveries will be made outside
of peak hours. A straight or van truck will access the site using the same route and turning radius as a
refuse pick-up truck. Street parking is allowed on W. 81''Avenue which will allow any deliveries
made from a semi to be made via wheeled dolly from W.8t''Avenue. A base standard modification
will be needed as code requires a designated loading area. Staff is supportive of a base standard
modification as large deliveries should be relatively infrequent.
Lighting
The proposed photometric plan exceeds the maximum allowable lighting level(0.5 footcandles) along
the north,east,southeast, and south property lines. Staff is supportive of a base standard modification
to allow the excess lighting as it does not spill over onto adjacent properties,but only onto public
right-of-way areas.
Signage
Conceptual signage plans'have been submitted which include wall signage on the north, south, and
east facades,with three(3)signs per facade. According to the plans,the north and south fagades each
have 148' of lineal building frontage with 240 sq.ft. of wall signage proposed for each facade. The east
fagade has 45'of lineal building frontage with 82.5 sq. ft. of wall signage proposed.
ii
The zoning ordinance allows for a maximum of 1 sq.ft. of wall signage per linear foot of building
frontage. The total wall signage area on all three facades exceeds the maximum allowance and will
need to be reduced to meet code. The signage can be addressed under a separate building permit.
The applicant may apply for a base standard modification to exceed maximum wall signage allowance
at a later date,but will require more detailed signage plans.
Landscaping
A detailed landscaping plan has been submitted. The Central Mixed Use district is exempt from
landscaping requirements for building frontages, street frontages, and yards,but must meet
landscaping requirements for provided paved areas. The landscape plan is missing three (3)tall
deciduous trees required at parking row ends and is slightly deficient on required paved area
landscaping points required for tall/medium trees. Provision of the required parking row island trees
should satisfy this requirement. These changes can be addressed during the site plan review process.
Stormwater Management
The application states that the grading of the proposed site has been revised from the previously
approved SIP to provide the required quality treatment for the redevelopment on the site. The bio-
retention area to the west will not be utilized as previously intended.
ITEM-SIP Amendment—851 S Main St. 3
The Department of Public Works reviewed the plans and noted that the project must demonstrate that
the water quality treatment and stormwater management system for the adjoining property to the
west is not adversely impacted by this project. This also can be addressed during the site plan review
process.
Building
The proposed building facades will be similar to what was originally approved,with some minor
additions/revisions. New glass enclosed stair/elevator towers are being added to the south and west
facades. The petitioner feels that these additions will enhance the appearance of the building by
providing"massing'to the original industrial structure and the exposed steel features enhance the
industrial aesthetic.
The petitioner also notes that"eyebrow" details have been added over the new windows for the first
floor tenant spaces and the new punched windows along the north and south facades have been
revised to create better rhythm and symmetry.
New canopies have been added to the north and west entrances to aid in entrance identification and
wood framed open air pergolas are proposed over the patio areas. These features consist of brick piers
with stone caps, exposed steel columns and beams,with wood fascia. Encroachment agreement(s)
will be required as portions of pergola and canopy extend over the public right-of-way along the east
and southeast property lines.
The proposed rooftop addition(51''floor)will be consistent with the materials of the building and
includes wood pergolas over the patio area. The petitioner feels that this adds additional articulation
to the overall facades.
The Central Mixed Use Design Standards state that the height of buildings shall be compatible with
existing buildings in the immediate area which conform to the design theme of the area, as
determined by Plan Commission. As the overall building height is being increased,it is up to Plan
Commission to determine if the proposal is consistent with the buildings in the immediate area.
Staff is supportive of the proposed changes to the building plan as the additions/revisions seem to
only enhance the appearance of the facades.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the 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.
ITEM-SIP Amendment—851 S Main A 4
(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.
(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.
Staff recommends approval of the Specific Implementation Plan,with the findings listed above and
the proposed following conditions:
1. Base standard modification to allow a dumpster enclosure between the building and public
street.
2. Base standard modification to allow a commercial use without a designated loading area.
3. Base standard modification to allow lighting levels to exceed 0.5 footcandles at the north, east,
southeast, and south property lines.
4. Final landscaping plan approval by the Department of Community Development.
5. Encroachment agreement be drafted for pergolas and canopies extending over public right-of-
way and recorded with the Winnebago County Register of Deeds.
The Plan Commission approved of the specific implementation plan amendment as requested
with conditions noted. The following is the Plan Commission's discussion on this item.
Mr. Slusarek presented the item and reviewed the site and surrounding area. On April 22,2008,
the Common Council approved a Planned Development for the block bounded by South Main
Street,West 8th Avenue, Nebraska Street, and West 9th Avenue for a multi-family development
on the western portion of the site and renovation of the existing 4-story building(formerly Miles
Kimball) on the east side of the site. The multi-family development to the west of the subject site
was constructed in 2008 per the approved Planned Development. The Miles Kimball building was
never renovated,but the surrounding facility was razed in 2006 according to prior building
permit records. The approximate 0.83 acre site includes a 4-story structure built in 1900 and is
now vacant. The previously approved Planned Development of the site was for renovation of the
site for commercial use on the ground floor and residential units on floors 2-4 as well as an
optional ground floor patio. The applicant is proposing to renovate the building to include two
ITEM-SIP Amendment—851 S Main St. 5
tenant spaces on the first floor that will either be a restaurant or retail space along with two
patios, office spaces, and rooftop addition for a bar and patio area. The proposed mix of uses is
permitted in the Central Mixed Use district(CMU). The proposed renovation meets the
guidelines of the South Shore East redevelopment area and is generally consistent with the
approved Planned Development for the site with minor changes to the site design and use of the
building.
Eric Drazkowski(Project Manager for Excel Engineering), 100 Camelot Drive, requested to have
eyebrow canopies and signage added to the last condition. He also asked if the setback for the
patio on the southwest corner needed a variance or if it met requirements.
Mr. Slusarek replied that per CMU Standards,there are no setback requirements.
Motion by Vajgrt to approve a Specific Implementation Plan for 851 South Main Street with the
following conditions:
1. Base standard modification to allow a dumpster enclosure between the building and public street.
2. Base standard modification to allow a commercial use without a designated loading area.
3. Base standard modification to allow lighting levels to exceed 0.5 footcandles at the north, east,
southeast, and south property lines.
4. Final landscaping plan approval by the Department of Community Development.
5. Encroachment agreement be drafted for pergolas, canopies, eyebrow canopies and signs extending
over public right-of-way and recorded with the Winnebago County Register of Deeds.
Seconded by Mott. Motion carried 8-0.
ITEM-SIP Amendment—851 S blain St. 6
SUBMIT TO:
City of Oshkosh Dept.of Communily Development
City 1W
215 Church Ave.,P,O,Box 1 130
°t Planned Development Application Oshkosh.Wl 54901
Oshkosh PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: Bridgeview Holdings LLC - Will Steiner Date: 04/02/18
Petitioner's Address: 300 Ohio Street City, Oshkosh State: WI zip: 54902
Telephone#: (920) 277-6576 Fax:( ) Other Contact# or Email: wlll@wstelner.eom
Status of Petitioner (Please Check) x owe e resentative u Tenant ❑ Prospective Buyer
Petitioner's Signature (required):_ Date: 4/2/2018
OWNER INFORMATION
Owner(s): Bridgeview Holdings LLC - Will Steiner LL Date: 04/02/18
Owner(s) Address: 300 Ohio Street City: Oshkosh _State: WI zip: 54902
Telephone #: (920) 277-6576 Fax: ( ) Other Contact#or Email: 54902
Ownership Status (Please Check): I_I Individual Trust ;!Partnership 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 Services Division for incomplete submissions or other
administrative reasons,
Property Owner's Signature: Same as applicant Date:
TYPE OF REQUEST:
0 General Development Plan (GDP) ❑ General Development Plan (GDP)Amendment
❑Specific Implementation Plan (SIP) ®Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Protect: 851 South Main Street
Proposed Project Type: Office - Floors 2,3.4 and Restaurant/ Retail - Floors 1 and 5
Current use of Property: Vacant Building
_-Zoning: CMU-PD
Land Uses Surrounding Your Site: North: Vacant/Commercial
South: Commercial
East: Vacant
west: Multi-family Residential
Y It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
9 Application fees are due at time of submittal.Make check payable to City of Oshkosh.
Y Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at www.ci.oshkosli.wi.us/Community_Development/Plant)ing.htn)
Page 6 Staff Date Rec'd
• Specific treatment and location of recreational and open space areas,including designation of
any such areas to be classified as common open space.
a 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.
o Architectural.plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family 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 intensities 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 pads; 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($)
in which such exceptions/base standard modifications would occur.
• Phasing schedule, if more than one development phase is intended.
❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
• 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): ^�, Date: 4/2/2018
D
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Page 7
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April 2, 2018E_ — . ---_-
ARCHITECTS ENGINEERS-SURVEYORS
Project Narrative
Project: Bridgeview Holdings
851 South Main Street
Oshkosh, WI
Bridgeview Holdings, LLC is requesting Specific Implementation Plan (SIP) Amendment
& Encroachment approval for the renovation of an existing vacant building located at
851 South Main Street into a mixed-use space containing office, restaurant and retail
tenants. The property is currently zoned CMU-PD.
The property is part of an approved General Development Plan on the block bounded
by South Main Street, West 8th Avenue, Nebraska Street and West 9th Avenue in the
South Shore Redevelopment Project Area. The west portion of the block contains
townhouses and the proposed renovation project is on the eastern portion of the block.
Surrounding land uses include: vacant and commercial to the north, south and east and
multi-family residential to the west. The proposed project will be compatible with the
surrounding zoning, which includes: Urban Mixed Use (UMU) to the north, Riverfront
Mixed Use (RMU) to the east, Central Mixed Use (CMU) to-the south, and Central
Mixed Use wl PD Overlay(CMU-PD) to the west.
The property currently consists of an existing (4) story 24,524 sq. ft.-(6,131 sq. ft. per
floor) vacant building and gravel and grass lawn area. The building renovation will
include offices on floors 2, 3 and 4 and potential restaurant and retail space on floors 1
and 5. The following building additions are proposed: 4,205 sq. ft.'(5) story.stair and
elevator tower (841 sq. ft. per floor) to the west, 1,813 sq. ft.:rgof top:addition and 1,385
sq. ft. (5) story stair tower (277 sq. ft. per floor) to the south.
.. ............
Proposed exterior building modifications are designed to pay homage to its
manufacturing past and bring back to life this century old industrial builds b calpturing
the current mixed use trend while reclaiminand.erthancin the existing industrial
...:........... ... ....
building with Spartan brick massing and steel applique. Because of these modifications
and'additions, a conceptual building code:narrative has been included with the.:proposal
to show the intent of how this.facility will meet the building code. These modifications.
will include:
:.:....._:::.... ..... .......... .
_. ...._ ::.:..:..:.::_...::. ......_............. .. ......... :.:..,..
• All the existing painted'exteeior.br ck will be tuck-painted, bead blasted:and '::
_. . .
sealed to bring.back their original.industrial.aesthetic -
.....:.:.:..:.... ...
• New punched window openings:along the north and west_facades::::: .::-..=
..............
................
. ..........
o Include proportions and details from turn of the century industrial buildings
• New entrance canopy to identify the north entrance
o Brick piers with stone caps
o Exposed steel columns and beams
o Wood fascia
o Enhances the existing industrial appearance
• New mechanical room and mechanical screen on the northwest facade
o A mechanical room to include the sprinkler riser, electrical service
o Provide opaque screening to a ground mounted mechanical unit.
Screening will match the building exterior.
• New eyebrows over new windows on the first floor tenant spaces
o Brick piers with stone caps
o Exposed steel columns and beams
o Wood fascia
o Enhances the existing industrial appearance
• New glass enclosed stair and elevator tower addition on the west end
o Massing to enhance the original industrial building
o Details to create a turn of the century appearance
o New canopy to identify the west entrance
o Exposed steel structure.to enhance the industrial aesthetic
o Stair and elevator to provide vertical transportation outside the original
building mass
• New glass enclosed stair tower on the south
o Massing to enhance the original industrial building
o Details to create a turn of the century appearance
o New canopy to identify the west entrance
o Stair and elevator to provide vertical transportation outside the original
building mass
• New patios from the first floor tenant spaces along south facade with entrances
from the two first floor tenant spaces
• Wood framed open air pergola over the patios
o Brick piers with stone caps
o Exposed steel columns and beams
o Wood framing members to provide shade over patios--
o Enhances the existing industrial appearance..:: _..._
New roof top patios and bar ....
o Will create spaces that allow users to view the lake, river and downtown
o Adds additional articulation to..the overall facades
The hours of operation and number..of employees is.currently pending based on the
... ....:.. ..
tenant mix for the building. Traffic Generatlon earl also.:be determined once final
tenants are identified. _. ... _...::::
_...::.::.... .. .. .. . ......:::......_.........:........:.
The building renovation will be a positive change:ta.the..area. The redeveloped property
...... ..... ....
will fit with the character of the existing neighborhood and there.will be nonegative
..:....::..:.:..
impact on neighbors.This development will also create an..excitement to the-downtown
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neighborhood by providing a facility that will provide modern conveniences and services
while not forgetting Oshkosh's historic manufacturing past.
SIP Narrative Requirements:
® Specific project themes and images
o The proposed development, in an effort to be respectful to the buildings
manufacturing history, is a blend of turn of the century charm and modern
day amenities. With the reclamation of the original brick facade and
addition of exposed steel structured glass stair tower additions, this facility
will provide users with a sense of its storied past while furnishing the
comforts of modern day amenities.
• Specific mix of land uses
o The proposed uses will include restaurants, retail spaces and office space.
These'uses and services will be a needed addition to a developing and
growing area.
• Specific residential densities and nonresidential densities as described by
dwelling units per acre, and landscaping surface area ratio and/or other
appropriate measures of density and intensity.
o The proposed 31,927 sq. ft. facility with include 17,181 sq. ft. of space for
office use, and 6,849 sq. ft. of space for either restaurant or retail space.
The proposed site will include 25.4% open space and 74.6% impervious
surface. The exterior lighting on the site will meet the code requirements
and provide an inviting atmosphere for the public. Site lighting plans are
included with the SIP amendment submittal.
• Specific treatment of natural features
o The major natural feature on the property is the existing four story brick
building. The proposed development will reclaim the original brick and
enhance the original industrial building with exposed steel structural and
elements.
• Specific relationship to nearby properties and public streets
o The existing building is centrally located on the east side of.th..e..site and
will remain in its current location. Parking areas are proposed.,on the west
and north sides of the building as.previously intended.on the.existing SIP.
. .. ........
• Statistical data on minimum lot sizes in the development;:the.preci-se areas
.. .. .
of all development lots and pads; dens itylintensity of var`io.us.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.
_
.............
..__. ,.
o The existing lot is 36,316 sf..(0.83_ac)_and contains a 6,170.sf:(0.14 ac)
building and 12,002 sf..(0.28 66)*of gravel for a total of_0:42 acres of
impervious covera e 50% _.Wd 0 42 acres of open space (50%)..The_...
p g . ( ) ...... .
proposed site will:contaln:6 building foatpriht of 7,400 sf(0.17;_a1.9,702
sf (0.45 ac) of impervious rfa
suces,=a6.nd 9;211 sf(0.21 ac) af_ en space.
Based on the surface coverages, the.proposed site is comprised of 74.6%
...:...
impervious surfaces, and 2540/c open=space. The:proposed.drweway uvit(.:
be.in generally the same location.as the current 81P. that wilFbe.amended..'
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® 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.
o The proposed SIP is a revision to the previously approved SIP; however
the proposed revisions made to the development will provide much
needed services and amenities to the downtown neighborhood. In
addition, the proposed site generally follows the previously approved SIP
with minor modifications to the layout.
• 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.
o Section 30-191(E)(2)(b) — Refuse or Recycling Enclosures
■ Dumpster enclosure is located in the front setback
• The proposed property has street frontage on three sides.
Finding a compliant location is difficult if not impossible, In
an effort to comply with the intent of the ordinance, the
proposed dumpster enclosure materials will match the
existing building materials including adding brick piers.
Dumpster enclosure detail is provided with submittal,
o Section 30-54(G)
■ Minimum Pavement Setback
• The patio concrete on the southeast corner of the building is
located within the 5' pavement setback. The proposed
location creates no adverse conditions to the public.
o Section 30-114 (13)(3)
■ Permitted Projects into All Required Yards
• Several eyebrows, a brick pier, and some signage are
proposed to encroach into the right of way along the eastern
side of the site. Because the existing historic building is
currently built on the east right of way line, any additions or
amenities along the east facade will need to::extend in the
right of way. This will create no foreseen-adverse effects to
the public are created and aide in.the overall industrial
design of the development. An eridroachi•nent.request is
being made with the SIP amendment for.these.items.
........._....__.........
o Section 30-190 ._....:...._
Lighting Levels
• We are not meeting there required lightinglevels at the north
.. . q ._.......... .:.,_.._. _..
p ert
ro _..."
p y 'lin eao.the,publicstreet. Due:to:_the.proximity of.the
pro ert h
p y ..'ne from our proposed light pole location, we:are _
not able to meet this,requirement. We are meeting the :....__-
...._...__.... .. ..................
_.............-................:....requir.e..da..e:..v,.e.ls.
.to .the West
: es.tpr
erty line to. h.._::-.n:e.l
..
boopKing_
Pro ertY -:The sites iilovor is not onto nei hbo
.:::... ... r'n
Pro ertiesandinto..ri htof Way Providing greater_visibility f
or
...:.._........... .
: : .
the public :: : .
r r
;�,�`�» ��1'z`�1� J � � �'�} "�•f�'W sf ,'s' �3s �.s �r�"-1 ,�'i�¢z�� h� a`� - t^r :a. ..s e +�®_
a:
3.
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t�.� ;-"�-. , s`s` �.�•-rte-,
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I
o Section 30-176
■ Loading Zone
® A dedicated load zone area is not proposed on the site,
Deliveries will be planned to be made outside of peak hours.
A straight or van truck can access the site using the same
route and turning radius as a refuse pick-up truck. Street
parking is allowed on 81" Street. This will allow semi
deliveries to be made via wheeled dolly from 81h Street.
Phasing Schedule
o The proposed project is planned for 1 phase.
• How is this SIP consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the
proposed SIP.
o The proposed SIP differs from the approved SIP in following ways:
■ The existing building will include glass stair tower additions to allow
vertical transportation outside the original footprint and create
additional articulation to the existing building massing.
= New entrance canopies at the north and west entrances have been
added to aid in the identification of the building entrances.
• Eyebrow details have been added to the first floor windows to add
to the articulation of the existing facade,
= Two patios on the south side of the two retail/ restaurant uses with
wood framed pergola will shade these uses.
= Punch windows along the north and south facades have been
revised to create better rhythm and symmetry and provide focus on
the new entrance canopy on the north facade and the glass stair
tower on the south.
• The uses of the development have been changed to include
restaurants, retail, and office.
= Additional signage has been added to aide in the identification of
the proposed commercial uses. The proposed signage will meet
current zoning regulations, Locations and square'** is
provided on the plans that are included with the submittal
= Roof top bar and patio addition has been-*added.to provide.users
with a view of the lake, river and the down.town.skyiin6.: ::=_:,.
■ The design of the dumpster enclosure has been.:changed to be
more consistent with the overall development.:The'-6 ater.ials of the
dumpster are consistent with the building materials:..:::.:
■ The lighting of the brick facade_has been revised to accent the. new
.:..... . ....
building rhythm and..symmefry croated by the.punched window:
locations..:.:..... .
_.
= The am nt.of.:parki.ng:has been reduced from 52.spaces on the
current SIP-to 40on the ro_bsed.SIP. ........
_
The sidewalk connection..to the resitlential:developmeiit.to the west
...........
as.._.een remove d.:Pedestrians from.the.residentiai development"
ll
...., � �.����,%.�„s✓�:,z'!- ,.+ ''z�i�a.a?•. ���'T u.,:`._,"t;l%�
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to the west have access to the site along the public sidewalk on the
south and east sides of the site,
Two additional connections to the public sidewalk are proposed on
the south side of the building for access to the proposed stair tower
and the restaurant use on the southeast corner of the building.
The grading of the proposed site has been revised from the current
approved SIP to provide the required quality treatment for the
redevelopment on the proposed site. The bio-retention area to the
west will not be utilized as previously intended.
........
3I
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SIP BRIDGEVIEW HOLDINGS LLC GOLLNICK INDUSTRIES INC
851 S MAIN ST, 300 OHIO ST 907 S MAIN ST
PC: 05-01-18 OSHKOSH,WI 54902 OSHKOSH,WI 54902
GOLLNICK RENTALS INC MK1 LLC NATHAN D MENZEL
905 S MAIN ST 905 OREGON ST 25 W 9TH AVE
OSHKOSH,WI 54902 OSHKOSH,WI 54902 OSHKOSH,WI 54902
REDEVELOPNIENT AUTH CITY OF 901 SOUTH MAIN LLC BRIDGEVIEW HOLDINGS LLC ATTN:
OSHKOSH WILL STEINER
907 S MAIN ST
PO BOX 1130 300 OHIO ST
OSHKOSH,WI 54902
OSHKOSH,WI 54903 OSHKOSH,WI 54902
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