The URL can be used to link to this page

Home My WebLink AboutItem X PLAN COMMISSION STAFF REPORT JULY 6, 2021 ITEM X: GENERAL DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT REQUEST FOR AN INDOOR INSTITUTIONAL USE AT THE NORTHWEST CORNER OF CEAPE AVENUE AND BROAD STREET GENERAL INFORMATION Applicant: Day by Day Warming Shelter Owner: Oshkosh Housing Authority Action(s) Requested: The applicant requests approval of a General Development Plan and a Conditional Use Permit for an indoor institutional use at the northwest corner of Ceape Avenue and Broad Street. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Indoor Institutional uses are permitted only through a conditional use permit in the Institutional District (I) as regulated in Section 30-50 (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 area included in the zone change request consists of a vacant commercial lot and vacant residential lot with a total of approximately 1.64 acres. The vacant commercial lot has frontage on Ceape Ave., Broad St., and Otter Ave. The vacant residential lot has frontage on Broad St. The surrounding area consists primarily of residential uses to the north and east along with Riverside Park to the south and Court Tower Condominium to the west. The 2040 Comprehensive Plan recommends Center City land use for the subject properties. Subject Site Existing Land Use Zoning Vacant Commercial & vacant residential UMU & UMU-PD Adjacent Land Use and Zoning Existing Uses Zoning North Residential UMU & TR-10 South Riverside Park I-PD-RFO East Residential TR-10 West Multi-family residential I Recognized Neighborhood Organizations River East Page 1 ITEM X: GDP CUP NW corner Ceape Ave. & Broad St. 2 Comprehensive Plan Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Center City ANALYSIS The applicant is proposing to combine the two subject parcels into a single lot for an institutional residential development (Day by Day Warming Shelter). A CSM will be required to combine the parcels, and will need to be submitted to the Department of Community Development for review. The proposed development includes a single story 12,970 sq. ft. warming shelter which will provide overnight accommodation for the local homeless population, allowing up to 50-60 guests per night. The site will also include a 16-stall parking lot for employee and guest parking, with one-way access from Broad Street to Otter Avenue. The previous item was for a rezone of the subject site to Institutional District with a Planned Development Overlay (I-PD), as the existing Urban Mixed Use District with a Planned Development Overlay (UMU-PD) does not allow indoor institutional land uses. With approval of the rezone, the applicant may request a Conditional Use Permit (CUP) for the proposed indoor institutional development. The proposed plan will require base standard modifications (BSMs) for reduced front setbacks along Otter Ave. and Ceape Ave. (minimum 30’ setback) and reduced street side setback along Broad St. (minimum 25’ setback). A BSM will likely be needed for the impervious surface ratio as the site appears to exceed the maximum 60% for the lot. As noted in the Rezone staff report, the proposal was discussed at a Plan Commission workshop as well as a neighborhood meeting on June 1, 2021. Both Plan Commission and the neighborhood residents in attendance voiced support for the plans. Page 2 ITEM X: GDP CUP NW corner Ceape Ave. & Broad St. 3 Staff is supportive of the General Development Plan as the site layout is generally compatible with the surrounding relatively high density urban area. Staff is recommending that all needed BSMs be addressed as part of the Specific Implementation Plan (SIP) review. Staff is also supportive of the request for a Conditional Use Permit as the proposed indoor institutional use is consistent with surrounding institutional and high density residential land uses as well as the 2040 Comprehensive Land Use recommendation of Center City. The proposed warming shelter will also provide a valuable service to the community. Signage The submitted preliminary renderings show a monument sign along the Ceape Ave. frontage. As shown, the sign appears to meet sign dimension requirements for the Institutional District. Final signage plans will be addressed under the SIP request. Landscaping The preliminary plans did not include a landscaping plan. Final landscaping plans will need to be submitted as part of the SIP request. The applicant will need to meet all landscaping requirements for building foundation, street frontage, paved areas, and yards, or apply for base standard modifications. Storm Water Management/Utilities A preliminary storm water management plan was included with this request. The Department of Public Works has noted that the site will be classified predominantly as redevelopment site will be subject to the requirements of Chapter 14 of the City of Oshkosh Municipal Code Storm Water Management. This will be addressed during the SIP and Site Plan Review processes. Site Lighting Lighting plans for the site have not yet been submitted. Lighting plans will be required to be submitted as part of the SIP request. Building Facades Page 3 ITEM X: GDP CUP NW corner Ceape Ave. & Broad St. 4 Preliminary building renderings were submitted as part of the GDP request, and include a combination of masonry and siding as exterior materials. Final building elevations will be required to be submitted as part of the SIP request. 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. 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 (F)(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. (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. Page 4 ITEM X: GDP CUP NW corner Ceape Ave. & Broad St. 5 Staff recommends approval of the General Development Plan and Conditional Use Permit with the findings listed above and the following condition: 1. No base standard modification (BSM) shall be granted as part of the General Development Plan (GDP) approval. Rather, approval, conditional approval, or denial of each BSM will be undertaken as part of Specific Implementation Plan (SIP) approval. Page 5 Page 1Page 6 Page 2Page 7 Page 3Page 8 Page 4Page 9 Page 5Page 10 1934 Algoma Blvd | Oshkosh WI 54901 | P 920.426.4470 | F 920.426.8847 June 7, 2021 Project: Proposed Day by Day Warming Shelter 400 Ceape Ave Zoning Map Amendment (Rezoning) General Development Plan (GDP) Conditional Use Permit (CUP) Rezoning Request: A zoning map amendment is being requested to change the current zoning from UMU/UMU-PD to I-PD to allow the property to be used for Institutional Residential. The current zoning of the property does not allow this proposed use therefore requiring the zoning change. There are currently other Institutional zoned areas adjacent to this property, so this is not unique to the area. General Development Plan (GDP): The proposed property is currently a vacant lot that is partially paved from a previously demolished medical clinic building. The proposed use of this property is to construct a single- story warming shelter for the overnight accommodation of the local homeless population. Exterior materials of the proposed building would be a combination of masonry and siding materials which would be compatible with the surrounding neighborhood. There will be onsite parking that will accommodate staff and guest parking needs. On street parking in the area or temporary use of a small number of stalls at the Leach across the street may be needed for the volunteers on a daily basis for evening meals. Landscaping will be provided to comply with code requirements, but some adjustments may be required at the building entrances for the safety and security of staff and guests. Conditional Use Permit (CUP): A conditional use permit is required for this project because the proposed use (Institutional Residential) is not allowed by right in the Institutional zoning district. This facility would regularly allow up to 50 guests per night with the ability to flex up to 60 guests under certain circumstances (extreme cold). The use of this facility by guests would be from 6:00 PM to 8:00 AM. Once a guest has checked into the facility for the night, they are not allowed to leave the building until the next morning. This facility will not generate a high volume of traffic or noise to the surrounding area. It is believed that this facility would be a benefit to the surrounding area and is an ideal location with proximity to the downtown area and services needed by the guests. Page 6Page 11 GENERAL NOTES-ONSITE PARKING TO BE FOR 10 STAFF & APPROXIMATELY 4 GUESTS-TOTAL ON SITE PARKING PROVIDED 15 STALLS-EXTERIOR LIGHTING WILL BE PROVIDED FOR FUTURE SUBMITTAL-LANDSCAPING WILL BE PROVIDED AT FUTURE SUBMITTAL-HVAC LOCATIONS (POSSIBLY ROOF TOP) AND SCREENING TO BE DETERMINEDA0.1SITE PLAN1PLAN REV. DATE2PLAN REV. 11/11/213PLAN REV. 11/11/214PLAN REV. 11/11/215PLAN REV. 11/11/216PLAN REV. 11/11/217PLAN REV. 11/11/218PLAN REV. 11/11/219PLAN REV. 11/11/2110PLAN REV. 11/11/2111PLAN REV. 11/11/2112PLAN REV. 11/11/2113PLAN REV. 11/11/2114PLAN REV. 11/11/2115PLAN REV. 11/11/21TR KARRELS & ASSOC.1934 ALGOMA BLVD.OSHKOSH, WI 54901(920) 426 - 4470TRKARRELS.COMREVISIONSBY: TK, JK, KB, MTKPROJECT NUMBER: 18015SHEET TITLE:PROJECT INFOPROJECT NAME:STREET ADDRESS:CITY / STATE / ZIP:DAY BY DAY WARMINGSHELTER400 CEAPE AVE.OSHKOSH, WI 54901SHEET NUMBER:ISSUE DATE: JUNE 7, 2021PETITIONERDAY BY DAY WARMING SHELTER449 HIGH AVE.OSHKOSH, WI 54901(920) 203-4536OWNEROSHKOSH HOUSING AUTHORITY600 MERRITT AVE.OSHKOSH, WI 54901(920) 424-1450A / ETR KARRELS AND ASSOCIATES1934 ALGOMA BLVD.OSHKOSH, WI 54901(920) 426-4470CIVILDAVEL ENGINEERING1164 PROVINCE TERRACEMENASHA, WI 54952(920) 991-1866ONE WAY ONEWAYCEAPE AVE.BROAD ST.PROPOSED SETBACK 5'-0" ONE WAY GLASS BENCH SEAT GUESTENTRYSTAFFENTRYPROPOSEDSETBACK5'-0"PROPOSED SETBACK 7'-6"PROPOSEDSETBACK7'-6" PROPOSED SETBACK 7'-6"PROPOSEDSETBACK7'-6"ONE WAY TRAFFIC FLOW (IN) O N E W A YTRAFFICFLOWONE WAYTRAFFICFLOW (IN)ONE WAYTRAFFIC(EXIT ONLY)10 SPACES @ 9'-0"6 SPACES @ 9'-0"WASTE ENCLOSUREDESIGN TO BECOMPATIBLE WITHBUILDINGPROPOSED SETBACK 7'-6"PROPOSEDSETBACK25'-0"PRELIMINARYSTORM WATERRETENTIONScale:FIRST FLOOR(PRELIMINARY) 1/16" = 1'-0"FIRST FLOOR GROSS SF = 12,970 SF04'8'16'32'48'Page 7Page 12 CUP 400 CEAPE AVE PC: 07-06-2021 MICHAEL L MILLER 3267 CLAIRVILLE RD OSHKOSH, WI 54904 OTTER WI/LINCOLN LLC 3267 CLAIRVILLE RD OSHKOSH, WI 54904 JOHN B SULLIVAN 406 OTTER AVE OSHKOSH, WI 54901 KEITH A/AMANDA M WIRCH 402 OTTER AVE OSHKOSH, WI 54901 BRIAN A/MARGART BREUER 5255 IVY LN OSHKOSH, WI 54904 CITY OF OSHKOSH PO BOX 1130 OSHKOSH, WI 54903 SARAH A MUELLENBACH 421 OTTER AVE OSHKOSH, WI 54901 THEODORE J FRANK/HEIDI L WHEATON N9587 COUNTY ROAD C ELDORADO, WI 54932 GABRIELSON PROPERTIES LLC 1731 MILL POND LN NEENAH, WI 54956 ANGELA J KOHNKE 112 BROAD ST OSHKOSH, WI 54901 SYMPHONY HOMES LLC 1130 SYMPHONY BLVD NEENAH, WI 54956 KATHY WEBB 543 OTTER AVENUE OSHKOSH, WI 54901 TAMMY HACKETT 349 BOWEN STREET OSHKOSH, WI 54901 DAY BY DAY WARMING SHELTER 449 HIGH AVE OSHKOSH, WI 54901 OSHKOSH HOUSING AUTHORITY 600 MERRITT AVE OSHKOSH, WI 54901 Page 8Page 13 Riverside Park CEAPE AVCEAPE AV BROAD STBROAD STOTTER AVOTTER AV COURT STCOURT STWAUGOO AVWAUGOO AV POPLAR AVPOPLAR AVBROAD STBROAD STC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/18/2021 1 in = 120 ft1 in = 0.02 mi¯400 CEAPE400 CEAPE 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 Page 9Page 14 I I TR-10 SR-9 HI CMU I TR-10-PD I-PD-RFO IUMU I TR-10 UMU RMU CMU-RFO RMU-RFO I-PD UMU UMU-RFO I-PD UMU UMU UMU RMU-PD-RFO CMU I UMU I-PD I UMU-PD CMU MR-36 I CMU-PD I CMU UMU-PD MR-20 I-PD RMU-PD-RFO CMU-PD CMU MR-20 MR-12PDLRO SR-5-LRO UMU CMU SR-5PD-LRO CMU-PD-RFO I-PD TR-10 I-RFO RMU-PD RMU-PD-RFO CMU-RFO SR-3-LRO MULTIPLE TR-10 I-PD CMU TR-10 RMU-RFO Roe ParkOshkosh City LimitOshkosh City LimitBBOOWWEENNSSTTCEAPE AVCEAPE AVN MAIN STN MAIN STWASHINGTON AVWASHINGTON AV S MAIN STS MAIN STHIGH AV HIGH AV ALGOMA BLVD ALGOMA BLVD OTTER AVOTTER AV BAY STBAY STBROAD STBROAD STMERRITT AVMERRITT AV WAUGOO AVWAUGOO AV MILL STMILL STPIONEER DR PIONEER DR BAY SHORE DR BAY SHORE DR SCHOOL AVSCHOOL AVBOYD STBOYD STCOURT STCOURT STSTATE STSTATE STDDIIVVIISSIIOONNSSTTE 10TH AVE 10TH AV POPLAR AVPOPLAR AVMMOONNRROOEESSTT W 8TH AVW 8TH AV JEFFERSON STJEFFERSON STWW 1111TTHH AAVV W 10TH AVW 10TH AV COMMERCE STCOMMERCE STGGRRAANNDDSSTTHHAARRNNEEYYAAVV E 7TH AVE 7TH AV BBRROOAADDSSTTI-PD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/18/2021 1 in = 500 ft1 in = 0.09 mi¯400 CEAPE400 CEAPE 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 Page 10Page 15 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 6/18/2021 1 in = 100 ft1 in = 0.02 mi¯400 CEAPE400 CEAPE 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 Page 11Page 16