HomeMy WebLinkAbout31. 21-28 JANUARY 12, 2021 21-28 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR AN ADAPTIVE
REUSE AT 1332 MONROE STREET
INITIATED BY: ADVOCAP, INC.
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, the Plan Commission finds that the Conditional Use Permit for an
adaptive reuse at 1332 Monroe Street, is consistent with the criteria established in Section
30-382 of the Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a conditional use permit for an adaptive reuse at 1332 Monroe Street, per
the attached, is hereby approved.
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons
Planning Services Manager
DATE: November 30, 2020
RE: Approve Conditional Use Permit for an Adaptive Reuse at 1332 Monroe Street
(Plan Commission Recommends Approval)
BACKGROUND
The subject site is located on the southeast corner of E. Custer Avenue and Monroe Street. The
subject parcel is about 0.56 acres in size and is developed with an existing building most recently
used as a Community -Based Residential Facility (CBRF) and associated parking area. The site is
surrounded predominantly by single-family residential uses.
ANALYSIS
The applicant is requesting approval for an adaptive reuse of the site to convert the existing
12-bed CBRF to eight 1-bedroom affordable rental units for singles persons. According to the
applicant, each unit will be on the ground floor and the space on the lower level/basement will
not be used as living space. Each of the eight living units will be approximately 356 sq. ft. and
include a single bed, night stand, dresser, full bath, living room, and kitchen with two burners,
microwave, and refrigerator. One of the units meets accessibility requirements. The applicant
has also noted that no substantial modifications are being proposed for the site with the
exception of fire sprinkler installation on all floors and in all units. The site currently has ten
parking spaces, which will provide a parking space for all residents.
Staff is in support of the Conditional Use Permit (CUP) for the adaptive reuse as conversion of
the 12-bed CBRF to 8-unit single bedroom apartments will not have a detrimental impact on
the surrounding area and will not result in increased traffic to the site. Staff also feels that the
proposed use of the site with affordable rental units will serve to provide a housing type that
is currently lacking within the City.
RECOMMENDATION
The Plan Commission recommended approval of a Conditional Use Permit with findings and
conditions at its December 15, 2020 meeting. Please see the attached staff report and meeting
minutes for more information.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, wl 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
Respectfully Submitted,
1�41�
Mark Lyons
Planning Services Manager
Approved:
-'- - 11 Z
Mark A. Rohloff
City Manager
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN ADAPTIVE
REUSE AT 1332 MONROE STREET
Plan Commission meeting of December 15, 2020.
GENERAL INFORMATION
Applicant/Property Owner: ADVOCAP, Inc. - Lu Scheer
Action(s) Requested:
The applicant is requesting a Conditional Use Permit approval for an adaptive reuse at 1332
Monroe Street.
Applicable Ordinance Provisions:
Adaptive Reuses are permitted only through a conditional use permit in the Single Family
Residential-5 District (SR-5) as regulated in Section 30-38 (C) of the Zoning Ordinance. Criteria
used for Conditional Use Permits are located in Section 30-382 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is located on the southeast corner of E. Custer Avenue and Monroe Street. The
subject parcel is about 0.56 acres in size and is developed with an existing building most
recently used as a Community -Based Residential Facility (CBRF) and associated parking area.
The site is surrounded predominantly by single-family residential uses.
Subject Site:
Existing Land Use
Zonin
Vacant CBRF
SR-5
Adjacent Land Use and Zoning:
Existing Uses
Zoning
North
Residential
SR-5
South
Residential
SR-5
West
Residential
SR-5
East
Residential
SR-5
Comprehensive Plan Land Use Recommendation
Land Use
2040 Land Use Recommendation
Light Density Residential
ANALYSIS
The applicant is requesting approval for an adaptive reuse of the site to convert the existing 12-
bed CBRF to eight 1-bedroom affordable rental units for singles persons. According to the
applicant, each unit will be on the ground floor and the space on the lower level/basement will
not be used as living space. Each of the eight living units will be approximately 356 sq. ft. and
include a single bed, night stand, dresser, full bath, living room, and kitchen with two burners,
microwave, and refrigerator. One of the units meets accessibility requirements.
The applicant has also noted that no substantial modifications are being proposed for the site
with the exception of fire sprinkler installation on all floors and in all units. The site currently
has 10 parking spaces, which will provide a parking space for all residents.
I
Aerial view of subject property (highlighted in blue)
Staff is in support of the Conditional Use Permit (CUP) for the adaptive reuse as conversion of
the 12-bed CBRF to 8-unit single bedroom apartments will not have a detrimental impact on the
surrounding area and will not result in increased traffic to the site. Staff also feels that the
proposed use of the site with affordable rental units will serve to provide a housing type that is
currently lacking within the City.
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.
Item II— CUP Adaptive Reuse —1332 Monroe St.
(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.
(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 an adaptive reuse at
1332 Monroe Street as proposed with the findings listed above.
The Plan Commission approved of the zone change as requested. The following is the Plan
Commissions discussion on this item.
Site Inspections Report: Ms. Propp visiting the site.
Staff report accepted as part of the record.
The applicant is requesting a Conditional Use Permit approval for an adaptive reuse at 1332
Monroe Street.
Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land
use and zoning classifications in this area. The applicant is requesting approval for an adaptive
reuse of the site to convert the existing 12-bed CBRF to eight 1-bedroom affordable rental units
for singles persons. According to the applicant, each unit will be on the ground floor and the
space on the lower levelibasement will not be used as living space. Each of the eight living
units will be approximately 356 sq. ft. and include a single bed, night stand, dresser, full bath,
living room, and kitchen with two burners, microwave, and refrigerator. One of the units meets
accessibility requirements. The applicant has also noted that no substantial modifications are
being proposed for the site with the exception of fire sprinkler installation on all floors and in all
units.
He said that staff recommends approval of the proposed Conditional Use Permit for an
adaptive reuse at 1332 Monroe Street as proposed.
Ms. Propp opened up technical questions to staff.
Mr. Perry asked if this is eliminating the CBRRF and instead making it a non CBRF use and
having it being individual rentals.
Mr. Lyons replied affirmatively, starting that it would be an ADVOCAP-run rental property.
Item II— CUP Adaptive Reuse —1332 Monroe St.
Mr. Perry stated that he is asking because there should be nothing that needs to be done if you
go from a 12 to an 8 CBRF. He asked for conformation that it's in front of the commission
because it's not being a CBRF.
Mr. Lyons replied affirmatively, adding that it is essentially going from CBRF to a multi -family
residential.
Ms. Propp asked for any public comments and asked if the applicant wanted to make any
statements.
There were no statements from the applicant.
Mr. Lyons stated that this is an item staff had discussions with ADVOCAP on as they try to find
more affordable housing options in the City. They met a number of times to help them achieve
this. It is a site that became available for them to purchase and further some of their goals in the
City. The adaptive reuse is the method to achieve this because the building is setup for
individual type uses even though it is not consistent with the zoning district. He said that's why
they have an adaptive reuse in the code.
Jim and Barb Kleppin, 606 E. Custer Avenue stated that they live on the north side across the
street on Custard Avenue. Their concern was parking on the streets. Mr. Kleppin asked for
confirmation that visitors to the apartment would be parking on the street.
Mr. Lyons replied affirmatively, adding that they have two overflow spots for visitors on site
and anything over those two would be street parking as per typical residential use.
Mr. Kleppin asked if it would be similar to a Court Tower or a Main View type of apartment for
that type of person.
Mr. Lyons replied that it is intended for one bedroom single occupant units, so there wouldn't
be families or anything like that.
Mr. Kleppin asked if it would go to just a general apartment rental in the neighborhood if
ADVOCAP has this for a period of time and decides that this doesn't work out for them.
Mr. Lyons replied that it would have to go through an approval process to change from
ADVOCAP to a typical multi -family. It would have to back through this process. Adaptive
reuses are for a specific use only.
Mr. Kleppin asked if there was a tentative start date on this.
Mr. Slusarek replied that it would be in this coming year based on conversations with
ADVOCAP.
Mr. Lyons stated that there is no remodeling or anything that will take place, so it would look to
be a rental in short order.
Item II— CUP Adaptive Reuse —1332 Monroe St.
Ms. Kleppin stated that they have no more questions.
Ms. Propp closed public comments and asked if the applicant wanted to make any closing
statements.
There were no closing statements from the applicant.
Motion by Mitchell to adopt the findings and recommendation as stated in the staff report.
Seconded by Davey.
Ms. Propp asked if there was any discussion on the motion.
Mr. Mitchell stated that he appreciates the neighbors for joining in and offering some questions.
He is curious about the staffing, if this is a facility where they are going to have on -site staff or
have overnight staffing. He is excited about ADVOCAP's use of the facility because it is
valuable to provide the type of service that ADVOCAP will provide.
Ms. Davey stated that she is thrilled that this building will be reused and, having spent time on
the Rental Housing Advisory Board, she is very happy to see that there will be another eight
units for singles available because that's such an important piece that's missing from the
residential structure in Oshkosh. She said kudos to them for doing this.
Ms. Propp stated that she agrees. She said that she suspects not many people may have cars
with this type of rental, so she doubts there will be as much parking.
Motion carried 8-0.
Item II— CUP Adaptive Reuse —1332 Monroe St.
SUBMIT TO:
Dept. of Community Development
cito� City of Oshkosh Application 215 Church Ave., P.O. Box 1130
Oshkosh Conditional Use Permit PHONE:( 20)2351n 59031t30
PHONE (9201 236 5059
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
/jam' ,Q j�, '/ /D
Petitioner:_ � _ P� � �— — J-CwO�u`'-l1 die l Date:_-11 I
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Petitioner's Address:��_k�aX.__IIdB ��_(,U ( City: FQ_'-a_(�(w _1�-G �.,State: td -_ Zip: _//b$
Telephone it: (40)0) _q_cia'_71�1iZ�_ Email: �l�C�,(�f�_5_a Ci�oOCY�P_' Contact preference: Phone email
Status of Petitioner (Please Check): Owner /Representative Tenant Prospective Buyer
Petitioner's Signature (required): __6 � — Date: �..1.IV fxo
OWNER INFORMATION
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Owner(s):-DV�Lfi���.J--i�C - --- --- - -- Date: .---- ------ -
Owner(s) Address: �(� OX II��.__ _. City: __FQ .-ts�t� .IBC..-_ State: WL._ Zip: 5'` 936—
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Telephone It: (9X) 9a %7��_- Email: jk,e,b W ( LJ�' Contact preference: ❑ Phone Email
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Ownership Status (Please Check): Individual Trust Partnership VCorporation
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 stponed by the Planning Services Division for incomplete submissions
or other administrative reasons
Property Owner's Signature _ -___ Date: /[ /
SITE INFORMATION �� �1 EXezL&iJe_ Vice-c*oc
Address/Location of Proposed Project:.__L3_3_ ,__ mQ QP_
Proposed Project Type:2S I d�i�\W►- - v— �"'�'"�D�-- �-^ '..�5 --- -- - -
Current Use of Property: C.- (����_ �J�°C11� -------------Zoning: �J
Land Uses Surrounding Your Site: North: ��2 S_ I Cil`i�t ►a� __ ___._____.______—___________ ____ _
South:lc-
West:-------
"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 Date Rec'd
P*%*+ADV0CaLP
"Helping People Help Themselves"
our mission:
To create
opportunities
for people
and
communities
to reduce
poverty and
increase
self-sufficiency.
Website:
www.advocap.org
MAIN OFFICE
19 West First St.
P.O. Box 1108
Fond du Lac, WI
54936-1108
(920) 922-7760
FAX: (920) 922-7214
OSHKOSH
2929 Harrison St.
Oshkosh, WI 54901
(920) 426-0150
FAX: (920) 426-3071
NEENAH
181 E. North Water St.
Suite 210
Neenah, WI 54956
(920) 725-2791
FAX: (920) 725-6337
BERLIN
237 Broadway, Suite C
Berlin, WI 54923
(920) 361-9880
FAX: (920) 361-2463
PRAIRIE VIE"'
W911 State Highway 44
Markesan, WI 53946
(920)398-3907
FAX: (920) 398-2103
Submittal Requirements:
Proposed use of the property: ADVOCAP is requesting that the current 12 bed
CBRF units be used as eight, 1 bedroom affordable rental housing for single persons.
Background:
• Legal Description: Lots 5, 6 & 7 Blk 17 Pleasant Home Land Co 2na
Additon.
• Tax parcel # 15-0781-0000.
• Frontage is 182'and effective depth is 136, with the land area is
approximately 24,752 square feet.
• It was originally constructed in 1964 as a Jehovah's Witnesses Kingdom Hall,
and was added onto and converted into a group home in 1990.
• The improved area is approximately 8,709 square feet including
approximately 2,272 feet of basement area.
• There are currently 10 parking spaces.
• New roof 2020.
Each unit in this request is on the ground level, and ADVOCAP will not be using the
space on the lower level/basement as living space/rentals.
Each of the eight existing living unit is approximately 356 square feet (19'5"x
18'3"). Each unit has a bedroom with a closet and space sufficient for a single bed,
night stand and dresser; a full bath with SOT, a kitchen with 2 burners, microwave
and refrigerator; and living room.
No substantial modifications to the individual units is required, or planned for.
One unit meets accessibility requirements.
The building is currently having a fire sprinkling system installed on all floors, and in
all areas, including each individual unit.
Existing use of the property: Until March 2, 2020 this building was owned by the'
Oshkosh Housing Authority and Leased to Winnebago County to be used as a CBRF
facility for overflow and long term stay for persons with AODA and mental health
issues. It has been vacant from that date to present.
AP*'*ADVOCAP
"Helping People Help Themselves"
Identification of structures on the property, and discussion of their relation to
Our Mission:
the project. No changes, except for the addition of a fire sprinkler system.
To create
opportunities
protected amount of dwelling units, floor area landscape area, and parking
for people
area expressed in square feet and acreage to the nearest one -hundredth of an
acre. No modifications of space are being done at this time.
and
connnunities
to reduce
Effects on adjoining properties to include noise, hours of operation glare, odor,
fumes, vibration, etc.
poverty and
increase
ADVOCAP does not foresee any changes.
self-sufficiency.
Surrounding land uses_ No change/effect.
Compatibility of the proposed use with adjacent and other properties in the
Website:
area. No changes.
www.advocap.org
Any other information pertinent to adequate understanding of the intended use
and its relation to nearby properties. ADVOCAP does not see a significant
MAIN OFFICE
19 West First St.
difference between housing persons in a CBRF setting vs. persons who live in the
P.O. Box 1108
Fond du Lac, WI
same units.
54936-1108
(920) 922-7760
A complete site plan including:
FAX: (920) 922-7214
Digital plans and drawings of the project: on flash drive, included with this
OSHKOSH
2929 Harrison St.
application.
Oshkosh, WI 54901
(920) 426-0150
Title block that provides all contact information for the petitioner and/or owner,
FAX: (920) 426-3071
if different
NEENAH
181 E. North Water St.
Full name and contact information of the petitioners
Suite 210
engineers/surveyors/architects or other design professionals used in the plan
Neenah, 4956
preparation. No outside professionals needed.
(920)725-2791
72 -2791
FAX: (920) 725-6337
The date of the original plan and latest date of revision to the plan.
BERLIN
237 Broadway, Suite c
A north arrow and graphic scale. Said scale is not to be smaller than one inch
Berlin, WI 54923
equals sixty feet unless otherwise approved by the Department of Community
(920) 361-9880
FAX: (920) 361-2463
Development prior to submittal.
PRAIRIE VIEW
All property lines and existing and proposed right of way lines with bearings
W911 State Highway 44
and dimensions clearly labeled
Markesan, WI 53946
(920) 398-3907
FAX: (920) 398-2103
AP*'�*ADVOC&P
"Helping People Help Themselves"
Our Mission.:
To create
opportunities
for people
and
conzinunities
to reduce
poverty and
increase
self-sufficiency.
Website:
www.advocap.org
MAIN OFFICE
19 West First St.
P.O. Box 1108
Fond du Lac, WI
54936-1108
(920) 922-7760
FAX: (920) 922-7214
OSHKOSH
2929 Harrison St.
Oshkosh, WI 54901
(920) 426-0150
FAX: (920) 426-3071
NEENAH
181 E. North Water St.
Suite 210
Neenah, Wl54956
(920)725-2791
FAX: (920) 725-6337
BERLIN
237 Broadway, Suite C
Berlin, WI 54923
(920)361-9880
FAX: (920) 361-2463
PRAIRIE VIEW
W911 State Highway 44
Markesan, WI 53946
(920) 398-3907
FAX: (920) 398-2103
All existing and proposed buildings, structures, and paved areas, including
building entrances, walks, drives, decks, patios, fences, walls.
Location of all outdoor storage and refuse disposal area and the design and
materials untied for construction.
Location and dimension of all on site parking (and off -site parking provisions if
they are to be employed), including a summary of the number of parking stalls
provided per the requirements of Section 30-175 City of Oshkosh Zoning
Ordinance.
Location and dimensions of all loading and serve area on the subject property.
Location, height, design, illumination power and orientation of all exterior
lighting on the property including a photometric plan.
Location of all exterior mechanical equipment and utilities and elevations of
proposed screening devices where applicable (i.e visible from a public street or
residential use or district). Technical equipment includes, but is not limited to
HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing
vents, gas regulations, generators.
Full set of plans are included on the flash drive
CUP ACCU PROPERTIES LLC BARBARA A BOEHM
1332 MONROE ST PO BOX 2664 1313 MONROE ST
PC: 12-15-20 OSHKOSH WI 54903 OSHKOSH WI 54901
BRUCE M FOLSKE CORY L KORDOSKY DAVID N SPOEHR
1327 MONROE ST 1323 POWERS ST 1333 MONROE ST
OSHKOSH WI 54901 OSHKOSH WI 54901 OSHKOSH WI 54901
JAMES S KLEPPIN JOAN H PETERMAN JODI L SCHNEIDER
606 E CUSTER AVE 1327 POWERS ST 746 8TH ST
OSHKOSH WI 54901 OSHKOSH WI 54901 MENASHA WI 54952
JOHN J/ DIANE L HALBACH MICHAEL J OBRIEN ETAL STEVE E DRUCKREY
620 E CUSTER AVE 1317 POWERS ST 1309 POWERS ST
OSHKOSH WI 54901 OSHKOSH WI 54901 OSHKOSH WI 54901
TIMOTEO LOPEZ/AAHLEY M TLS RENTALS LLC TXER CHOUA P THAO
HARRILL 5494 LASLEY POINT RD 1314 MONROE ST
1319 MONROE ST WINNECONNE WI 54986 OSHKOSH WI 54901
OSHKOSH WI 54901
ADVOCAP INC
PO BOX 1108
OSHKOSH WI 54903
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the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date: 11/23/2020
information are responsible for verifying accuracy. For full disclaimer please go toOshkosh
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh, WI
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the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date: 11/23/2020 ,r� information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh
Prepared by: City of Oshkosh, WI
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