HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT JANUARY 5, 2021
ITEM II: PUBLIC HEARING: ZONE CHANGE FROM SUBURBAN MIXED USE
DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH A
PLANNED DEVELOPMENT OVERLAY (SMU-PD) AND APPROVAL OF A
GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR AN INSTITUTIONAL RESIDENTIAL USE AT 1495 W. SOUTH
PARK AVENUE
GENERAL INFORMATION
Owner: Nor-Am Incorporated
Applicant: Oshkosh Area Community Property Corporation – Bill Wyman
Action(s) Requested:
The applicant requests a zone change from the existing Suburban Mixed Use District (SMU) to
Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The applicant
also requests approval of General Development Plan and Specific Implementation Plan to allow
for an institutional residential land use.
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:
Page 1
ITEM II: Rezone, GDP & SIP 1495 W. South Park Avenue 2
The subject site consists of an approximately 2.102 acre (91,563 square foot) parcel with frontage
on W. South Park Avenue and W. 20th Avenue. The property was developed in 1993 and
includes a 66 room hotel (the Cobblestone Hotel and Suites) with associated surface parking.
The surrounding area consists of mixed residential and commercial uses. The subject parcel
and immediately surrounding parcels on all sides are zoned SMU. One parcel across W. 20th
Avenue from the subject site is zoned Institutional. The 2040 Comprehensive Land Use Plan
recommends interstate commercial use for the subject property.
The above Streetview and Eagleview images show the subject property and its existing hotel which the
applicant would reuse as a transitional living facility.
Page 2
ITEM II: Rezone, GDP & SIP 1495 W. South Park Avenue 3
Subject Site
Existing Land Use Zoning
Commercial Hotel SMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial – Gas Station SMU
South
Commercial – Gas Station, Restaurant/
Institutional - Hotel
SMU & I
East Restaurant, Gas Station SMU
West Commercial SMU
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The applicant is proposing to reuse the existing 66 room hotel and parking as a transitional
living facility for homeless individuals. Community Outreach Temporary Services (COTS), a
501(c)(3) established in 1998, would operate and occupy the property. According to the
applicant, COTS would bridge the gap from temporary shelter to permanent residence. COTS
would work with residents for a period of several years to establish stable housing. COTS
would have two or three employees at the subject property and the initial occupancy of 20
individuals would increase up to 40 individuals over the first three years. COTS would use the
interior rooms of the existing hotel as they are. The staff and residents would use
approximately 15 of the parking stalls.
Zone Change
The applicant is requesting a zone change to add a Planned Development Overlay to the
existing Suburban Mixed Use (SMU) base zoning to allow for the change in land use from a
commercial hotel to an institutional residential use. The base SMU zoning does not permit an
institutional residential use by-right or as a conditional use.
A Base Standard Modification (BSM) is required to allow for the change in land use. Staff is
supportive of adding the Planned Development Overlay for this purpose as the existing site will
lend itself to establishing a permanent location for addressing homelessness in Oshkosh.
Page 3
ITEM II: Rezone, GDP & SIP 1495 W. South Park Avenue 4
Site Design
The ALTA survey from the applicant is shown above. The existing hotel is on the eastern edge of the site
and the site has access to W. South Park Avenue and W. 20th Avenue.
The existing site includes the two-story, 66 room hotel constructed in 1993 and associated
surface parking. Two access drives (one from W. South Park Avenue and one from W. 20th
Avenue) provide access to the site. The applicant proposes no changes to the exterior of the
building. Additionally, the existing parking and access drives would remain as they are.
This request does not include additional parking areas and does not trigger the need for
increased parking. No building expansions are proposed. The current impervious surface ratio
of approximately 64% is under the maximum impervious surface ratio of 70% for the SMU
district.
Page 4
ITEM II: Rezone, GDP & SIP 1495 W. South Park Avenue 5
Storm Water Management/Utilities
The applicant does not plan to disturb any site areas and the existing building, access drives
and parking would remain as they are. Therefore, the change in land use would not trigger any
storm water requirements.
Landscaping
Since the applicant does not propose any new building or paved areas, no additional
landscaping is required for the site.
Building Foundation
Building foundation landscaping points are not required as no building expansions are
planned.
Paved Area
Paved area landscaping points are not required as no additional parking areas are planned.
Street Frontage
Street frontage landscaping points are not required as no building or parking area expansions
are proposed.
Yards
Yard landscaping points are not required as no building expansions are proposed.
Signage
No signage is proposed. The applicant plans to remove all existing commercial signage from
the property.
Site Lighting
No new access drives or parking areas are proposed for the site and the existing lighting will
remain as-is. Unless the applicant adds parking or reconstructs the existing parking the current
lighting standards are not triggered.
Building Facades
No new buildings or exterior modifications to existing buildings are being proposed.
Overall Site
The applicant is requesting a single BSM to allow an Institutional Residential land use on an
SMU-PD-zoned parcel. The existing building, access drives, surface parking and lighting will
all remain as they are. The applicant would remove all commercial signage from the property.
The change in land use from a commercial hotel to the COTS transitional living facility should
have a minimal impact on the site and surrounding properties. Staff is therefore supportive of
the requested zone change, General Development Plan and Specific Implementation Plan to
allow the new land use and requested BSM.
Page 5
ITEM II: Rezone, GDP & SIP 1495 W. South Park Avenue 6
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.
(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 rezone, General Development Plan and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1. BSM to allow an institutional residential land use on an SMU-PD-zoned parcel.
2. Applicant to remove all commercial signage from the property.
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REZONE/GDP/SIP
1495 W SOUTH PARK AVE
PC: 01-05-21
AMERICAN INVESTMENTS LLC
1585 W 20TH AVE
OSHKOSH WI 54902
BAJS LLC
1414 W 20TH AVE
OSHKOSH WI 54902
BLD PROPERTIES LLC
55 KNAPP ST
OSHKOSH WI 54902
WINNEBAGO COUNTY
PO BOX 2808
OSHKOSH WI 54903
NOR-AM INC
PO BOX 165
EAU CLAIRE WI 54702
OSHKOSH AREA COMMUNITY PROPERTY CORP
230 OHIO ST SUITE 200
OSHKOSH WI 54902
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RR II PP OO NNLLAA IINNDDIIGGOODDRRC:\Users\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: minak
Prepared by: City of Oshkosh, WI
Printing Date: 12/21/2020
1 in = 200 ft1 in = 0.04 mi¯1495 W SOUTH PARK AVE1495 W SOUTH PARK AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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C:\Users\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: minak
Prepared by: City of Oshkosh, WI
Printing Date: 12/21/2020
1 in = 600 ft1 in = 0.11 mi¯1495 W SOUTH PARK AVE1495 W SOUTH PARK AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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C:\Users\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: minak
Prepared by: City of Oshkosh, WI
Printing Date: 12/21/2020
1 in = 120 ft1 in = 0.02 mi¯1495 W SOUTH PARK AVE1495 W SOUTH PARK AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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