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Home My WebLink AboutItem IV PLAN COMMISSION STAFF REPORT JANUARY 18, 2022 ITEM IV: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN INDOOR INSTITUTIONAL USE AT 818 WAUGOO AVENUE GENERAL INFORMATION Applicant: Solutions Recovery, Inc. Property Owner: Gloria West Action(s) Requested: The applicant is requesting a Conditional Use Permit approval for an indoor institutional use at 818 Waugoo Avenue. Applicable Ordinance Provisions: Indoor Institutional Uses are permitted only through a conditional use permit in the Single Family Residential-9 District (SR-9) as regulated in Section 30-39 (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 north side of Waugoo Avenue, east of Bowen Street. The subject parcel is 5,000 sq. ft. in size and is developed with an existing single family home. The site is surrounded by a mix of single-family and two-family uses as well as Trinity Lutheran Church to the north. Subject Site: Existing Land Use Zoning Single family residential SR-9 Recognized Neighborhood Organizations Stevens Park Adjacent Land Use and Zoning: Existing Uses Zoning North Church I South Single family residential UMU West Single family residential SR-9 East Two-family residential SR-9 Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Light Density Residential Page 1 Page 1 ITEM IV - CUP – 818 Waugoo Ave. 2 ANALYSIS The applicant is requesting approval of a conditional use permit to allow the property to be used as a sober living home. According to the applicant, the home would have 6 residents as well as a live-in house manager. The applicant also notes that the sober living home is intended to provide a safe environment for individuals in early recovery to transition into society and all residents are voluntary participants in the program. The applicant is not proposing any changes to the site, other than minor upgrades to the existing home. According the applicant, the home has 6 bedrooms, with one of the bedrooms being large enough for second bed, to accommodate the proposed 7 residents. The property has a shared driveway that includes sufficient parking for three vehicles. A neighborhood meeting was held on December 16, 2021. However, no neighbors attended the meeting. Aerial view of subject property (highlighted in black) Staff is in support of the Conditional Use Permit (CUP) for the institutional residential use as the proposed use of the property should not have negative impacts on the surrounding area and is compatible with neighboring single and two-family uses and the indoor institutional use (church) immediately to the north. The proposed 7 residents will be relatively consistent with several two-family uses on the block, which allow for up to 6 unrelated adults. Existing parking on site (3 spaces) meets the institutional residential parking requirement of 1 space per 3 expected patrons. Page 2 Page 2 ITEM IV - CUP – 818 Waugoo Ave. 3 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 (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. Staff recommends approval of the proposed Conditional Use Permit for an indoor institutional use as proposed with the findings listed above. Page 3 Page 3 Sign_______ Staff ________ Date Rec’d ________ City of Oshkosh Application Conditional Use Permit **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: _________________________________________________________________________________ Date: ____________ Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Status of Petitioner (Please Check):  Owner  Representative  Tenant  Prospective Buyer Petitioner’s Signature (required): _______________________________________________________________ Date: ____________ OWNER INFORMATION Owner(s): __________________________________________________________________________________ Date: ____________ Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email 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: ___________________________________________________________________ Date: ____________ SITE INFORMATION Address/Location of Proposed Project: __________________________________________________________________________ Proposed Project Type: ________________________________________________________________________________________ Current Use of Property: ________________________________________________________________Zoning: ________________ Land Uses Surrounding Your Site: North: ___________________________________________________________________ South: ____________________________________________________________________ East: ____________________________________________________________________ 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 SUBMIT TO: Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130 PHONE: (920) 236-5059 Solutions Recovery, Inc. 621 Evans Street Oshkosh WI 54901 920 385-9608 trevor@sri-wi.org x Gloria West 818 Waugoo Ave Oshkosh WI 54901 12/20/21 12/20/21 920 562-1882 gloria@dutrirun.com x 818 Waugoo Ave Sober Living Facility Vacant Residence Residential School Residential Residential Residential 12/20/21 12/20/21 Page 4 Page 4 2 Briefly explain how the proposed conditional use will not have a negative effect on the issues below. 1. Health, safety, and general welfare of occupants of surrounding lands. 2. Pedestrian and vehicular circulation and safety. 3. Noise, air, water, or other forms of environmental pollution. 4. The demand for and availability of public services and facilities. 5. Character and future development of the area. SUBMITTAL REQUIREMENTS – Must accompany the application to be complete. (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)  A narrative of the proposed conditional use and project including:  Proposed use of the property  Existing use of the property  Identification of structures on the property and discussion of their relation to the project  Projected number of residents, employees, and/or daily customers  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  Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.  Surrounding land uses  Compatibility of the proposed use with adjacent and other properties in the area.  Traffic generation  Estimated project cost  Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties  A complete site plan including:  Digital plans and drawings of the project  Title block that provides all contact information for the petitioner and/or owner, if different  Full name and contact information of petitioner’s engineers/surveyors/architects, or other design professionals used in the plan preparation  The date of the original plan and latest date of revision to the plan  A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1”=60’) unless otherwise approved by the Department of Community Development prior to submittal  All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled  All required building setback and offset lines  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 areas and the design and materials used 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 dimension of all loading and service areas on the subject property  Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics 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). Mechanical equipment includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators Solutions Sober Living programs do not have a history of jeporadizing health, safety, or general welfare of occupants in surrounding lands. Transportation will occur to and from work and traffic/vehicluar circulation will be consistent with a typical rentalunit. Water and noise will be similar to a standard rental unit and will not be excessive. No additional public services or facilities will be required outside of what is provided on the property already. The home is currently being renovated by a supporter of Solutions to update the home and make it visuallyappealing inside and out. The home will be kept up well as Solutions' other properties are. Page 5 Page 5 Solutions Recovery Inc 621 Evans Street Oshkosh, WI 54901 (920) 233-0888 www.sri-wi.org Our Mission: To Serve the Fox Valley’s recovery community with programs for individuals and their families, assisting addicts and alcoholics in relapse prevention and providing outreach services within our community. Solutions Recovery, Inc. of Oshkosh, WI is looking to expand its current sober living program. The property at 818 Waugoo Ave would be used as a sober living home for 6 residents and 1 live in house manager. All programming for Solutions Sober Living takes place at the main campus Solutions Recovery Center on Evans Street in Oshkosh. The sober living home provides a safe environment for individuals in early recovery to transition into society. The home is currently a vacant residence and is being updated by one of our long time supporters, Gloria West. There is one structure on the property, a family home that has just over 2,000 square feet. The total number of residents would include 6, plus a live in house manager. Parking is available off street in a shared driveway and there is ample room for up to 3 vehicles. Due to the fact that residents work outside the home and receive other recovery support services outside the home, there should be no adverse effect to the surrounding neighbors. The home will operate like any rental would. We foresee the cost of the home to be about $120,000 after upgrades of the home are complete. Our homes provide a peer support model for men and women through it’s holistic programming. Over the past several years, we have experienced a high level of success with our progra m and we are very supported by the Oshkosh community. Solutions Sober Living Homes are not half-way homes and all residents are voluntary participants in our programs. Most of our residents have been sober for many months or even years and we have a very high sobriety rate. After participating in our programs all of our graduates maintain stable employment and continue to live in the Oshkosh area. You can often see our residents volunteering and giving back at community events and within their neighborhoods. At Solutions we value community and we pride ourselves on being good neighbors and maintaining our homes. Page 6 Page 6 WAUGOO AVWAUGOO AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/3/2022 1 in = 20 ft1 in = 0 mi¯818 WAUGOO AVE818 WAUGOO 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 Page 7 Page 7 CUP 818 WAUGOO AVE PC: 01-18-2022 KZ HOLDINGS LLC 2080 W 9TH AVE #198 OSHKOSH, WI 54904 ERIC J KESSENICH 808 WAUGOO AVE OSHKOSH, WI 54901 ALICIA M KECK 814 WAUGOO AVE OSHKOSH, WI 54901 JEFFREY BENTLEY PO BOX 3865 OSHKOSH, WI 54903 BRIAN J/CAROL A ANDERSON 826 WAUGOO AVE OSHKOSH, WI 54901 TRINITY EV LUTH CHURCH 370 BOWEN ST OSHKOSH, WI 54901 BRIAN L/VICKI BEVERSDORF 664 GREENWAY TER HARTLAND, WI 53029 DOLORES A MOORE 823 WAUGOO AVE OSHKOSH, WI 54901 MICHAEL C BALTUTIS/KELLY D MATTHEWS 241 W 17TH AVE A OSHKOSH, WI 54902 KYLE C/HEATHER A BURNS 815 WAUGOO AVE OSHKOSH, WI 54901 ERIK KALLIO 809 WAUGOO AVE OSHKOSH, WI 54901 RON HANSCHE 53 EVELINE ST OSHKOSH, WI 54901 RENEE LAUTENSCHLAGER 1215 CARR PL OSHKOSH, WI 54901 SOLUTIONS RECOVERY, INC 621 EVANS ST OSHKOSH, WI 54901 GLORIA WEST 818 WAUGOO AVE OSHKOSH, WI 54901 Page 8 Page 8 BOWEN STBOWEN STMILL STMILL STSCHOOL AVSCHOOL AV OTTER AVOTTER AV WAUGOO AVWAUGOO AV WINNEBAGO AVWINNEBAGO AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/3/2022 1 in = 120 ft1 in = 0.02 mi¯818 WAUGOO AVE818 WAUGOO 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 Page 9 Page 9 SR-9 I TR-10 I I I I TR-10-PD I UMU I-PD UMU UMU-RFO I-PD UMU UMU I-PD UMU I-PD-RFO CMU MR-36 UMU UMU-PD RMU-PD-RFO SR-3-LRO DR-6-PD MR-20 MR-12PDLRO MR-20 SR-5-LRO UMU SR-5PD-LRO CMU I I-PD RMU-RFO TR-10 Menominee Park St e v e ns P a rk Oshkosh City Limit Oshkosh City Limit CEAPE AVCEAPE AV BBOOWWEENNSSTTWASHINGTON AVWASHINGTON AV HAZEL STHAZEL STOTTER AVOTTER AV MERRITT AVMERRITT AV BROAD STBROAD STWAUGOO AV WAUGOO AV BAY STBAY STSCHOOL AVSCHOOL AV MILL STMILL STBAY SHORE DR BAY SHORE DR ROSALIA STROSALIA STHARNEY AVHARNEY AVBOYD STBOYD STWINNEBAGO AVWINNEBAGO AVMONROE STMONROE STOAK STOAK STPOPLAR AVPOPLAR AV EVELINE STEVELINE STEVANS STEVANS STFRANKFORT STFRANKFORT STGROVE STGROVE STCARR PLCARR PL RRAAHHRR AAVV SHAWANO AV SHAWANO AV HHUUDDSSOONN AAVV STEVENS CTSTEVENS CTBBRROOAADDSSTTRMU-PD-RFO C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/3/2022 1 in = 500 ft1 in = 0.09 mi¯818 WAUGOO AVE818 WAUGOO 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 Page 10 Page 10 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/3/2022 1 in = 100 ft1 in = 0.02 mi¯818 WAUGOO AVE818 WAUGOO 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 Page 11 Page 11