HomeMy WebLinkAboutItem IVPLAN COMMISSION STAFF REPORT NOVEMBER 20, 2018
ITEM IV: CONDITIONAL USE PERMIT AND ACCESS CONTROL VARIANCE
REQUEST FOR A MULTI -FAMILY USE AT 913 & 915 SOUTH MAIN STREET
GENERAL. INFORMATION
Applicant/Owner:
Actions Requested:
Titan Commercial LLC
The applicant is requesting a Conditional Use Permit to establish a multi -family use at 913 & 915
South Main Street. They are also requesting an access control variance for a 72' wide driveway
width where code allows a maximum driveway width of 24'.
Applicable Ordinance Provisions:
Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is a 0.27 acre parcel located on the west side of the 900 block of S. Main Street.
The property has a three story historic retail building built in 1895, which has been vacant for
several years. The property is zoned Central Mixed Use District (CMU) with a 2040
Comprehensive Land Use Plan recommendation of Center City. The surrounding area consists
predominately of commercial and industrial uses to the north, south, and east as well as
residential uses to the west. The subject property is also located in the South Shore East (Sawdust
District) planning area identified in the Imagine Oshkosh (2017) plan.
Subject Site
Existing Land Use Zonin
Vacant commercial CMU
kdjacent Land Use and Zoning
Existing Uses Zonin
North Commercial CMU
West Tw -family Residential TR-10
South Commercial CMU
East Commercial & Institutional HI
Comprehensive Plan Land Use Recommendation
Lind Use
2040 Land Use Recommendation
Center City
ANALYSIS
Use
The petitioner is proposing to convert the existing building into apartment units, The first floor
will be remodeled into five live/work "townhome style" apartment units, while the upper two
floors will consist of 18 loft style apartment units in a mixture of 1 and 2-bedroom configurations.
The use is permitted via a conditional use permit within the CMU zoning district.
The large storefront glass facades will allow for home offices, galleries, and meeting spaces on the
(Main St.) front of the building with moveable partition walls to separate the living spaces from
the home office or gallery spaces. Four of the five first floor units will reuse existing front entries
off of Main. Street and also have private entries off of private parking spaces on the rear side of
the building,
The application states that the layout is designed to allow the first floor live/work units to
transition back to full storefront retail at some point in the future if necessary. Staff is
recommending that 2-hr rated floor -ceiling assembly be installed to ensure that the units can be
converted back to commercial space.
Staff remains somewhat concerned about the conversion of first floor's more traditional "Main
Street" style storefronts into a residential use that doesn't "activate" pedestrian activity at the
street. The long term vision for the area per the Imagine Oshkosh Plan is of a "mixed -use,
pedestrian -oriented district bringing together corporate tenants, entertainment venues, and
regional hospitality".
Ideally, the subject property would be a good candidate as a mixed -use building with upper floor
residential and first floor retail/commercial especially given that the average daily trip is
approximately 9,000 vehicles. That being said, the City has not done a lot to promote this area of
S. Main Street as a retail destination corridor in part because there is not a lot of public parking
available (S. Main Street is no parking) and a historical heavy industrial land use pattern that
doesn't promote that type of activity. Staff intends on revisiting both of those concerns as part of
planning for the area but the transition of land use from industrial will likely be a longer term
accomplishment versus the on street parking which may be able to be accomplished in the short
term. So the staff concern remains that at some point in the future, this can be a thriving
pedestrian oriented district but that may be a few years off. Staff is willing to support the ground
floor units if they are constructed to more easily allow the units to be rehabilitated into
commercial spaces. Additionally, all window openings should be maintained or restored and the
rehab of the first floor window fronts should not reduce any of the glazed area and should remain
as to look like a storefront.
Site Design
The proposed renovation does not include any changes to the existing building footprint, parking
area or exterior appearance of the site. According to the applicant, the five first floor units will
have high floor to ceiling heights and large storefront glass windows with private ground floor
entries.
Item IV- CLIP & ACV- 913 915 S. Main St.
Recycling and trash containers will be placed on the rear (alley side) of the building. A code -
compliant enclosure must be provided to screen the recycling and trash containers from view.
Access and Circulation
The parking area is accessed from a public alley on the rear (west) side of the property. The
Department of Public Works reviewed the site plan and noted that an access control variance is
needed as the access to the parking area exceeds the maximum driveway width. Staff does not
have concerns with the proposed/existing driveway width (roughly 72') as the existing driveway
has historically functioned as such without issue and the entrance width is needed for access to
the rear parking spaces and building entrances.
Parkin
The proposed site plan includes'5 parking stalls to the rear of the building, accessed from the
alley. Properties within the CMU District are exempt from off-street parking requirements.
However, residential uses must provide evidence of the availability of off-street public or private
parking in the amount of 1 parking space per dwelling unit within 1,000 ft. of the unit. Therefore,
the applicant must provide evidence of 18 additional parking stalls for tenants within 1,000 ft. of
the building.
Signage and Lighting
No signage is being proposed at this time. The submitted site plan notes that exterior lighting
fixtures will be used on the Main Street side of the building to illuminate the pillars and entries
with wall mount lighting to be used on the rear (alley) side of the building to illuminate the rear
entries and parking area. A lighting plan needs to be submitted as part of the site plan review
process to verify that the lighting is compliant with the City's lighting ordinance.
Landscaping
A landscape plan is not required for the site as no additional building area or pavement is being
added.
Storm Water Management
The Department of Public Works reviewed the proposal and did not note any storm water
concerns.
RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Conditional
Use Permit, staff recommends the Plan Commission make the following findings based on the
criteria established by Chapter 30-382 (17)(3):
(1) Is in harmony with the Comprehensive Plan.
(2) Would not result in a substantial or undue adverse impact on nearby property, the
character of the neighborhood, environmental factors, traffic factors, parking, public
improvements, public property or rights -of -way, or other matters affecting the public
health, safety, or general welfare.
Item IV — CUP & ACV — 913 915 S. Main St. 3
(3) Maintains the desired consistency of land uses, land use intensities, and land use impacts
as related to the environs of the subject property.
(4) The conditional use is located in an area that will be adequately served by, and will not
impose an undue burden on, any of the improvements, facilities, utilities or services
provided by public or private agencies serving the subject property.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant's proposal and any
requirements recommended by the applicant to ameliorate such impacts.
Staff recommends approval of the proposed Conditional Use Permit for a multi -family use and
access control variance at 913 & 915 South Main Street as proposed with the findings listed above
and the following conditions:
1. All existing window openings shall be maintained and all boarded up window openings
shall be restored.
2. First floor fenestration ratios along South Main Street shall be maintained.
3. Department of Community Development to approve 1St floor elevations and floor plans.
4. The project shall be reviewed by the City's Landmarks Commission.
5. A 2-hour rated floor -ceiling assembly provided for separation of ground floor units to
allow for conversion to commercial space.
6. Evidence of 18 additional parking stalls within 1,000 feet of building for tenant use shall
be provided to the Department of Community Development.
7. Trash and recycling containers shall be located within a refuse enclosure at least 6 ft. in
height.
Item IV— CLIP £a ACV— 913 915 S. Main St.
SUBMIT TO:
n.,d City of Oshkosh Application Depi. of Community Development
215 Church Ave., P.O. Box 1 130
City
of Conditional Use Permit Oshkosh, Wisconsin54903-1130
Oshkosh PHONE: 1920) 236-5059
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION y
Petitioner: _rl m, (�Mm[li'eilla l IBC �rctCe 1 r rt:}}_ Z Date/U' J
Petitioner's Address: 'I r�J S. WUA SV qc C City: a6 Kos L State: W Z Zip: 'S is `
Telephone #: (` dO) raj Ito .. los 36 Fax: (
Status of Petitioner (Please Check): P(
Petitioner's Signature (required):
N C 1�1 Other Contact # or Email: �iti«`� � , (cM
H Representative []Tenant ❑ Prospective Buyer
Date: 11✓hr/i
OWNER INFORMATION "" U Owner's): t I tlwf c� LLC Date: f c'154
Owner(s) Address: 9d , 1•"el,it S} City: OSA leas State: ki-7 Zip:19?t,3
Telephone #: (%t1) d 1 6, 61 S iL fax: ( ) r.� �1 fl Other Contact # or Email:$r"e
Ownership Status (Please Check): U 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 A ^
Property Owner's Signature:
SITE INFORMATION `�_/
Date:
Address/Location of Proposed Project:
Proposed Project Type:
Current Use of Property: g % LJc1<-�_e% Zoning:
Land Uses Surrounding Your Site: North: L ,_A_k
South: Lm,rv%fcc i0,� i
East: iti}+�o(�s�-r ti� 1 Ii uC
West: - %c. 4 fA AJV J
**Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
➢ 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 the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Staff ate Rec'd 10 k
Page 5
Conditional Use Permit Application
913 — 915 S. Main Street, Oshkosh, WI (Formally Known As 913 S. Main Street)
Application Narrative
10/15/2018
The following narrative is to be used as an attachment to the formal Conditional Use Permit Application
for 913-915 S. Main Street, Oshkosh, WI (the "913 S. Main").
Proposed Use of the Property: The new owners of 913 S. Main are proposing to convert the historic 3
story building that is currently on the site into loft style apartments. The first floor will be converted
into five "live/work" apartment units which will have high floor to ceiling heights, large storefront glass
windows on Main Street with private ground floor entrances. The large storefront glass facades will
allow for home offices,; galleries, meeting spaces, etc on the street side of the building with moveable
partition walls to separate the more private living spaces from the more visible home office or gallery
spaces. Four of the five first floor units will reuse historic front entries off of Main Street and also have
private entries off of private parking spaces at the rear of the property. Part of the financing mechanism
being proposed to complete all of the renovations is the use of WHEDA affordable housing tax credits
and those tax credits require at least some 3-bedroom, townhome style units in the development in
order to secure the credits. These first -floor units will meet those requirements while at the same time
re -opening up the storefront fagade of this historic building along S. Main Street.
In addition to the five first floor townhome style units, the upper two floors will hold another 18 loft -
style apartments in a mixture of 1- and 2-bedroom configurations. The one -bedroom units are
approximately 700 sf, while the 2 bedroom units are an average of 900 sf and the 3 bedroom ground
floor units range between 1,300 and 1,800 sf.
In addition to the use of WHEDA affordable housing tax credits, the project is expected to take
advantage of both Federal and State historic tax credits. it is currently assumed that the building will
qualify for historic tax credits based on the age of the building and its architectural uniqueness as a
Romanesque Revival style building and Orominence on this section of South Main Street. As such, the
building will need to be renovating according to National Park Standards to maintain the historic
integrity of the building.
Existing Use of the Property: The property has a historic three-story building that was built between
1890 and 1903. The building has been mostly vacant for many years and is filled with a great deal of
miscellaneous items including items from previous businesses located in the building like old industrial
sewing machines, etc. Due to the long history of vacancy in the building the building does suffer from
neglect and deferred maintenance. The new owners also own the building which abuts this property to
the south. The new owners intend to restore the building to its former glory.
1IPage
Page 6
Identification of Structures on the property and discussion of their relation to the project: As
mentioned earlier there is a 3-story building located on the property. The main building was built
sometime between 1890 and 1903. A three-story addition was latter added to the south of the main
building. The building along with the addition take up nearly 100% of the property site. There is a small
parking area off the back of the building which is approximately 24' deep x the width of the original
building. As noted earlier the building will be converted to residential apartments and the parking will
remain as parking in order to partially serve the parking needs for the new residential units. The spaces
located in this existing parking area will be designated to serve the first -floor residential units with direct
access into their living units.
Projected number of residents, employees, and/or daily customers: With 23 total apartments we
anticipate the number or residents to be anywhere from 23 to 70 depending on the final household
makeup of the residents. The only employees will be those that are part of the property management
and maintenance staffing. The current owners also own Titan Management a professional property
management firm, located in the building directly to the south of 913 S. Main Street, Titan Property
Management employees will be responsible for managing and maintaining the apartments. We
anticipate that there will be minimal daily customers other than those than may visit the live/work units
from time to time depending on the end users of those of those units.
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:
Total number of units: 23
Total floor area of the building: Approx: 32,600
Landscape area: Since the building and existing parking area take up 100% of the site, there really will
be no landscaped area, other than pots and planters located at the rear of the site to separate the
building proper from parking.
Parking area: 5 spots plus room for egress and dumpsters. Total SF is approximately 2,000 sf. Or 0.046
acres .
Total Site is approximately 12,117sf or 0.28 acres
Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration,
etc.: As a residential adaptive re -use of this building effects on adjoining properties will be very
minim':al. Further have the property management team located adjacent to the site will ensure peaceful
enjoyrhent of the residents and their neighbors.
Surrounding hand uses: The building to the north which abuts the subject property is a machine shop,
across�the alley to the west area residential single family and duplex homes. The building to the south
as previously mentioned is an office building owned by the current owner of the subject property, that
building houses the owner's property management offices as well as other office tenants. Across Mair
Street;to the east are other office and light manufacturing uses.
Compatibility of the proposed use with adjacent and other properties in the area: We believe this to
be an excellent use for the site as it is a transition from residential uses to the west to more light
industrial and offices uses to the east. It is located on a busy street with no on street parking so having
2 1 P a g e
Page 7
retail on the first floor would be difficult to impossible to attract given that retail users typically require
easily accessible nearby parking with direct access to the storefront. Our layout as designed allows the
first floor live/work units to transition back to full storefront retail at some point in the future if the
street parking and/or other characteristics of the neighborhood change over time. This use is a good
transitional use as we could envision artists or other craftspeople talking over these apartments and
enlivening the storefronts again to generate interest on the street at the city furthers their plans to
create an entertainment district in this area,
Traffic Generation: This development should have minimal impact on addition traffic to the site. The
only additional traffic will be the residents of the building and their visitors.
3 1 P a g e
Page 8
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Street Scene looking Northwest
913 S. Main Street
Page 14
Street Scene looking southwest
Rear Alley looking South
Page 15
Alley View looking Southeast
Neighboring property on westside of alley
Page 16
Alley looking�North
Street scene looking northwest
Page 17
CUP ALPINE SHORES APARTMENTS LLC G REINKE & CO INC
913 & 915 S MAIN ST 1055 ALPINE CT 900 S MAIN ST
PC: 11-20-18 OSHKOSH WI 54901 OSHKOSH WI 54902
GOLLNICK/25 W 9TH AVE LLC1901 s MAIN LLC
GOLLNICK RENTALS INC GRANCY LLC
907 S MAIN ST
905 S MAIN ST 920 S MAIN ST
OSHKOSH WI 54902
OSHKOSH WI 54902 OSHKOSH WI 54902
JOHN D MEASURE
TITAN COMMERCIAL LLC
20 W 10TH AVE
923 S MAIN ST STE E
OSHKOSH WI 54902
OSHKOSH WI 54902
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