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Home My WebLink AboutItem IVPLAN COMMISSION STAFF REPORT JUNE 2, 2020 ITEM IV: PUBLIC HEARING: ZONE CHANGE FROM INSTITUTIONAL WITH A UNIVERSITY TRANSITION OVERLAY (I-UTO) TO URBAN MIXED -USE WITH A UNIVERSITY TRANSITION OVERLAY (UMU-UTO) FOR PROPERTY LOCATED AT 471 HIGH AVENUE GENERAL INFORMATION Applicant: Greg Kost, AcQuest Property Group Property Owner: St. Peter's Congregation/Most Blessed Sacrament Parish Actions Requested: The applicant requests a zone change from the existing Institutional with University Transition Overlay (I-UTO) District to Urban Mixed -Use with University Transition Overlay (UMU-UTO) District for property located at 471 High Avenue. 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. Background Information, Property Location and Type: The subject area included in the zone change request involves a portion of the Most Blessed Sacrament Parish (formerly St. Peter's Church) property located along the south side of High Avenue between Jackson Street and Dawes Streets. The area in particular is the northwesterly portion of the property which contains the Newman Student House building at the intersection of High Avenue and Dawes Street. The parish is in the works to divide the lot containing the student housing from the remainder of the church parcel. The applicant, ACQuest Property Group is proposing to purchase the student housing building and repurpose it to market rate apartments. The building will have eight units; Two 1-bedroom units, four 2-bedroom units and two 3-bedroom units. The surrounding area consists of mix of single, two-family and multi -family uses to the north east and west and the parish site to the south. The 2040 Comprehensive Plan recommends Center City land use for the subject property and the surrounding area. Subject Site Existing Land Use Zoning Former Student Housing Building Institutional with University Transition Overlay (I-UTO) Paqe 1 Adjacent Land Use and Zoning Existing Uses Zoning Urban Mixed -Use with University North ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Single and Two -Family Residential Transition Overlay (UMU-UTO) Urban Mixed -Use with Planned Development and University Transition Overlays (UMU-PD- South ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Multi -Family Residential UTO) Institutional with University East ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Church Transition Overlay (1-UTO) Multi -Family Residential with West Single -Family Residential, Vacant Lot University Transition Overlay Comprehensive Plan Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Center City ANALYSIS The applicant's proposal to renovate the student housing to market rate apartments is in conflict with the underlying zone district. The existing Institutional zoning district prohibits multifamily residential uses which prompted this zone change request. Staff analyzed the surrounding zoning districts and considered two options; recommend a rezone to Urban Mixed -Use (UMU), similar to the apartments to the south and across High Avenue or Multi - Family Residential-36 (MR-36) like across Dawes Street to the west. Both options allow Figure 1 - Newman Student House multi -family uses by -right, however, staff determined the UMU District was more appropriate as the entire frontage along Dawes Street would have consistent zoning. The University Transition Overlay (UTO) will carry over with the rezone to Urban Mixed -Use. The UTO Overlay allows slightly higher per -unit residential densities near the UW Oshkosh campus. The zone change request is one of three steps required for the applicant's plan to repurpose the building. The applicant has submitted a Certified Survey Map (CSM) to divide the Newman Student Figure 2 - Area Zone Districts Item IV - Zone Change —471 High Avenue Paqe 2 House from the remainder of the church property. The CSM has been conditionally approved by staff, pending approval of the third step which is approval of a setback variance from the Board of Zoning Appeals. The dimensional separation between the Newman House and the Saint Peter's Recreational Building to the southeast is not sufficient to meet base standards of the UMU District. The applicant has submitted a variance request to reduce the required 25-foot rear yard setback of the Newman House building from the proposed lot line to 19.8 feet. The Board of Zoning Appeals will consider the request (with a staff recommendation for approval) at its June 101h meeting. Staff is supportive of this zone change request. It will enable the reuse of a well -maintained building that is currently underutilized. The proposed renovation will also provide another housing option for people seeking to live closer to the downtown or slighter further from campus. RECOMMENDATION/CONDITIONS Staff recommends approval of the zone change from Institutional with University Transition Overlay (I-UTO) District to Urban Mixed -Use with University Transition Overlay (UMU-UTO) District for property located at 471 High Avenue as proposed with the following condition: 1. The Board of Zoning Appeals approval of the reduced setback request resulting from the proposed land division/Certified Survey Map. Item IV - Zone Change —471 High Avenue Paqe 3 C CHY of Oshk f Applicaffon Oshkosh Zoning MOP Ai ri E. i'l cl.,-i ,ent (Rezoning) "PLEASE TYPE OR F�1N! USING BLACK INK" W Zip: Sf,- ContaCt :'J4 Of Pet4bner fPjea59 check). S:0!10N)re (requirfiii: Iry Dole: IL- 0 A CRAM r',&flr PAPisvd, c Al Ly q2A 6 26L C-Onlact Pr(-fefF-ll ice: Cl Flnc)rjc it S10fus IPlecse Check) : Individual -TrUSI xOrporalicm r i wjjer r ,,jnzgmj. (Fmgv,rvrjj lAlel; ock,l, WI.-' Ljgf sal LX WlMe�rolp&, infarrmaAnt� cy, .eszjry 10 ryc'cass 1) r rrivir turf JA .,le I cJy lid Po)f.ponod t),/ f0u,'lunring Ummon for• (71 11r.)"'i I* le ),:,-I A .11 ILM&RE-1109-RAIA T Address/Lacallon W Rezoning Request: q +u 0 "e 7 y ng >IQPWY de'0C-:;0Pm--r. I orid;crici use: NAAT)v.�FAPO' AJ Cr- r 1FS 1-6 A0 0 V 77 76 6� 2 ja ttIA Sije: sc,tr: (ATO T -(A 10 Amf-'% Sig n____ Stan - Data Rec'tf Paqe 4 SUBMIT TO: City of Oshkosh Application Dept. of Community Development 215 Church Ave, P O Box 1130 r Zoning Map Amendment (Rezoning) Oshkosh, Wisconsin 54903-1130 4 Oshkosh PHONE: (920) 236-5059 "PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION - l v ..=s it1t{ 3 IOP7 Igi C C' !e; it i% Petitioner's Address: 0560 W i CTRC'fuFJ&zD AVM, City: I1[40 4�0(fl I State: wrzip; 3 ! 6 Telephone #: (4912) 7��d Email: I I'a '°ontor preference: ❑ Phone Email Status of Petitioner (Please Check): Owner Representative Tenar,l ospeCrive Buvej Petitioner's 5ignature (required): 61W irdSol Date: OWNER INFORMATION r /y1aS7 c s D S.ac+RA t�-ds f�+ +, Co , f a (.alrxr. „eo' #VOoO S740cwCaRP4RA77W 413/070 Owner(s): f1 [ r +[I +V44f S� q; 6ffl Aogr1o.Q �r�l � Owner(s) Address: 7 �r'rN Agg', City: OS14 K05 ft State: to r7ip:�t�d/ W Telephone #: (+Za) X49 620S_ Email: pit&S4dQM14@f Ip Contact preference: ❑ Phone ❑ Email 13fn411 /, rean Ownership Status (Please Check): , 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: ZONING AND DEVELOPMENT INFORMATION Address/Locafion of Rezoning Request: FP '"rlrj f4 , ("dill J Tax Parcel Number(s): q0 (Da 190oe0 Rezone property from:, —c4T O 17 U/00 —U70 Purpose for Rezoning: THE '7 ?I PSIW L 2:7S 66106 S 0Ab1V 14& A 06F A40 SOLA 76 A T1119.8PARTy/ SO 00AAsH tTrf-1Wrrs of ,Ui; + f0 ' ..11(L ZM&ett oU0 7#6 PROP07'r Describe existing property development and land use: 4(-7/ C u ekCQ T-Qe �AT AA) /PAA f /NC #-r ,9(4iZ D id/ Cr- 1 , S/9 /4) Cr OW X Describe proposed development and/or proposed land use: 41V .Zs PRD�f � 76 t-/AVF % V FSt"i_ Adl,A.#ftol"r, RuT +'r � - r PAA7 Ira Proposed time schedule for development and/or use of the propert , o,f�it.I be Xf 1sAF <tWMA -OV Ia /TH TOE JA.."F 4S r mil/ Zoning Adjacent to the Site: North: __ +"R-3 6 IT-6 A1JD UMUI South: Z ^ VITA A,Na (ArA U -11.6 East; T -(4 -tO ANL CAmL k West: Ma 34,=,A0 tAwA-'PD i Sign Staff Date Rec'd Paqe 5 Zoning Map Amendment Narrative: AcQuest Property Group LLC and Most Blessed 58crarnen I Parish are seeking to amend the zoning of 471 High Avenue to coincide with the planned subdivision of the Most Blessed Sacrament Parish parcel into two lots. Lot 1 of the proposed CSM will contain 0 34 acres with a street address of 471 High Avenue ("471"). The existing building at 471 was originally built as a convent and then converted, during a renovation in the 1990's, into an apartment building. This existing building and use at 471 are to remain in place following the planned sale of the property The balance of the property will remain with MB5 and continue to be used as a catholic parish as it h:e s since the 1800's. To meet the requirement of this planned land division and the property moving fruit, a nonprofit religious organization to that of a third party apartment owner, the underlying zoning of 71 needs to be changed. When City Staff evaluated the existing and surrounding zoning classifications along with assessing the existing circumstances of the improvements on 471 and the remaining MBS property, it was determined that changing the zoning from I-UTO to UMU-UTO would be the most logical and appropriate zoning classification. Paqe 6 471 High Avenue Paqe 7 CERTIFIED SURVEY MAP NO. t :.' 1 OF 4 ALL OF LOTS 1 AND 2 AND PART OF LOT 5, BLOCK H, WESTERN ADDITION, BEING PART OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 23, TOWNSHIP 18 NORTH, RANGE 16 EAST, FIRST WARD, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN. NOTES BEAR IING5 ARE REFERENCED TO THE WISCONSIN COUNTY COORDINATE SYSTEM (WNNEII COUNTY). WHERE THE EAST LINE OF THE NORTHEAST 1/4 OF SECTION 23. TOWNSHIP 16 NORTH. RANGE 16 EAST BEARS NORTH OC'15'43" WEST eF . DISTANCES ARE MEASURED TO THE NEAREST / - HUNDREDTH OF A FOOT t ' LEGEND ,_ _ CONCRETE PAVEMENT I O DENOTES 1 25" OUTSIDE DIAMETEK IRON PIPE, 16" LONG SET, WEIGHING NOT LESS THAN 113 LES PER LINEAL FOOT DENOTES 3/4" IRON REBAR FOUND, UNLESS 07HFPYaSE NOTED () DENOTES RECORD DIMENSION, WHERE ILL DIFFERENT THAN ACTUAL MEASUREMENT f%JJJ 0 P • 1+/ 4 I J, ' •y,% + fir. ..I = �',�..'� •+� I �,✓ + I I Y F a M1� ri 0 LFT Oa 1m $ AWD PLANK FENCE 5�y, +` '45" z BLOCK H � "p Lor 2a _-41 - AYI NUE ion') - ZZ LOT 1..� LOT 26 4-F U A WESTERN ADDITION BLOCK G LOT 2 �Di• I1dl..4ZI y� - I39. 4;:' LOT 5 1 I I L• S38 Qfi 24 W 1 49.8$' Ly c 38,oG 2A IN 43.09 L4 595' 49 7-E 1. ,? . LE N51'53' 30.3 E i N c7 17 4-11 LE F151"1 2 . `Y 57.0 L1.3 [i5 27,1e w d&A C1 ]] L l i ST 4 Y+ ht '' '1 b"O - 19111 1-1 z S39-+Q6 2.4'`r0 + T 7 NI—OF_WAY LIryE—� PEARL AVE. (R/W VARIES) SURVEY PREPARED FOR: 5T PETERS CONGREGATION MOST BLESSED SACRAMENT PARISH 449 HIGN AVENUE OSHKOSH W1 5490i — — _ TAN PMW&t wo 4A R740= 03/27IU2U WISCONSIN y PRO -Fist 5585 / \ 6 50 1 i113 PAGE 1 OF 4 .. t I L•.ASi f�Vi F,i.RFgR OY .. !i SECT40N 23. 1194. NSE. 5020 LEONARD POINT RD. OSHXOSX, IFf 54904 i FIYJNP I11.11WNNA www,wteraw.kftLakl oa+w /d84`�r1 R.-7Y,i�^ SCALE V=50� $FRNT5PN MCMi+V-,,T ' Paqe 8 REZONE 464 HIGH AVENUE/304 DAWES 471 HIGH AVE STREET LLC PC: 06-02-20 601 OREGON ST STE B OSHKOSH WI 54902 RANE INVESTMENTS LLC 230 OHIO ST STE 200 OSHKOSH WI 54902 WINNEBAGO COUNTY PO BOX 2808 OSHKOSH WI 54903 ROBERT J ALBRIGHT ETAL 88 STEAMBOAT CT WINNECONNE WI 54986 MBS / ST PETERS CONG 435 HIGH AVE OSHKOSH WI 54901 LRN LLC 45 W 6TH AVE OSHKOSH WI 54902 SALVATION ARMY 11315 W WATERTOWN PLANK RD MILWAUKEE WI 53226 ACOUEST PROPERTY GROUP LLC 21500 W GREENFIELD AVE NEW BERLIN WI 53146 Paqe 9 1'i' i �° " J / K9d• S20 � y 76' e �p. s° S72 p, SAA �o. u'y a a>. 0sr ass 95A 95B 95C 75A 75B 5C r e 495 3 ap, ' ^ 2 a ��h A° 17 61 1 N 1 in = 0.02 mi r r. tin=120ft 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:5/11/2020 information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI CAUsers\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd P aq�Jserlm®ak / N E � 1 in = 0.09 mi 1 in = 500 ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and (i Y the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 511112020 Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI CAUsers\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd P agElserlmmak J,rF+y f fr. t� f� ,f b N � A tin=02 mi tin=100ft City of Oshkosh maps and data are intended to be used for general identification purposes only, and C i y the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 511112020 Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI CAUsers\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd P agElserjrn2ak