HomeMy WebLinkAbout14. 22-26JANUARY 25, 2022 22-26 RESOLUTION
(APPROVED___6-1P____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR AN INDOOR
INSTIUTIONAL USE AT 818 WAUGOO AVENUE (SOLUTIONS
RECOVERY, INC.)
INITIATED BY: SOLUTIONS RECOVERY, INC.
PLAN COMMISSION RECOMMENDATION: Approved w/ findings
WHEREAS, the Plan Commission finds that a Conditional Use Permit for an
indoor institutional use at 818 Waugoo Avenue, 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 indoor institutional use at 818 Waugoo
Avenue is hereby approved, per the attached, with the following findings:
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.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons, Planning Services Manager
DATE: January 20, 2022
RE: Approve Conditional Use Permit for an Indoor Institutional Use at 818 Waugoo
Avenue (Solutions Recovery, Inc.)
BACKGROUND
The applicant is requesting a Conditional Use Permit (CUP) approval for an indoor institutional
use at 818 Waugoo Avenue. 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.
ANALYSIS
The applicant is requesting approval of a CUP to allow the property to be used as a sober living
home. According to the applicant, the home would have six 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 six bedrooms, with one of the bedrooms being
large enough for a second bed, to accommodate the proposed seven residents. The property has
a shared driveway that includes sufficient parking for three vehicles. A neighborhood meeting
was schedule for December 16, 2021 with notices being sent out to neighbors within 300 feet of
the subject property on Friday, December 3, 2021. However, no neighbors attended the meeting.
Staff is in support of the CUP for an 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 seven residents will be relatively consistent with several two-family
uses on the block, which allow for up to six unrelated adults. Existing parking on site (three
spaces) meets the indoor institutional parking requirement of one space per three expected
patrons.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
FISCAL IMPACT
Approval of this project should result in an increase in the assessed property value for the site.
The applicant is anticipating spending approximately $60,000 on modifications to this site.
RECOMMENDATION
The Plan Commission recommended approval of the Conditional Use Permit as requested on
January 18, 2022. Please see the attached staff report and meeting minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
ITEM: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN INDOOR
INSTITUTIONAL USE AT 818 WAUGOO AVENUE
Plan Commission meeting of January 18, 2022.
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
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.
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.
The Plan Commission recommended approval of the Conditional Use Permit on January 18,
2022. The following is their discussion on the item.
Site Inspections Report: Ms. Propp reported visiting the site.
Staff report accepted as part of the record.
The applicant is requesting a Conditional Use Permit (CUP) approval for an indoor institutional
use at 818 Waugoo Avenue to allow the property to be used as a sober living home.
Mr. Slusarek presented the item. 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. According to the applicant, the home
would have six 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 six bedrooms, with one of the bedrooms being large
enough for a second bed, to accommodate the proposed seven 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. Staff is in
ITEM IV - CUP – 818 Waugoo Ave. 4
support of the CUP for an 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 seven residents will be relatively consistent with several two-family uses on the
block, which allow for up to six unrelated adults. Existing parking on site (three spaces) meets
the institutional residential parking requirement of one space per three expected patrons.
Mr. Perry opened up technical questions to staff.
Mr. Mitchell asked if Planning receives information regarding the timeframe in which notices
for a neighborhood meeting are sent out and if there is a minimum timeframe. There were no
notations about the neighborhood meeting.
Mr. Slusarek said they want the notices sent out one to two weeks prior to the meeting to give
the neighbors a chance to contact staff or to contact the applicant if they have questions or if it
needs to be rescheduled.
Mr. Mitchell asked if that information could be included in case of an instance where they only
gave a two day notice yet the report said that they had a public meeting and people didn’t
attend.
Mr. Lyons said that they are required to send staff a notice or they do not consider it a valid
meeting. The notice is recommended to go out two weeks prior. If someone did do a one or two
day notice, we would tell Plan Commission because staff would have the same concerns.
Ms. Scheuermann said she was surprised there was a meeting and nobody showed. Besides the
timeframe, she asked how far out is recommended to send notices. Would it be two blocks, two
houses or what does the noticing look like. She doesn’t want to approve this and someone says
they didn’t know this was going to a close proximity to their house.
Mr. Slusarek said that they provide the applicant with a mailing list of all properties within 300
feet of the property and they send the notices to those neighbors.
Mr. Lyons said that for comparison, the formal notices for Plan Commission is within 100 feet of
the property. When they do they neighborhood meeting, it is 3 times as far.
Mr. Perry asked for any public comments and asked if the applicant wanted to make any
statements.
There were no public comments on this item.
Mr. Perry closed public comments and asked if the applicant wanted to make any closing
statements.
There were no closing statements from the applicant.
ITEM IV - CUP – 818 Waugoo Ave. 5
Motion by Mitchell to adopt the findings and recommendation as stated in the staff report.
Seconded by Scheuermann.
Mr. Perry said he is struggling with the use of the facility in the area and surprised there is no
comment from the applicant or any of the neighbors. He would like to know where the funding
comes from, because certain funding strings require state licensing as part of the home and if
that has been completed or not.
Mr. Slusarek said he reached out to the applicant about licensing and state licensing is not
required for a sober living home.
Motion carried 7-0.
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
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.
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.
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
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
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
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
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STEVENS CTSTEVENS CTBBRROOAADDSSTTRMU-PD-RFO
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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
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