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Home My WebLink AboutItem IIPLAN COMMISSION STAFF REPORT MARCH 7, 2023 ITEM II: COMPREHENSIVE LAND USE PLAN MAP AMENDMENT FROM LIGHT DENSITY RESIDENTIAL TO NEIGHBORHOOD COMMERCIAL FOR PROPERTIES LOCATED AT 1164 N KOELLER STREET – 1815 OSHKOSH AVENUE GENERAL INFORMATION Petitioner: City of Oshkosh Actions Requested: The applicant is requesting an amendment to the Recommended Land Use Map in the Comprehensive Plan. The subject area is designated for Light Density Residential land use; the applicant is requesting a change to a Neighborhood Commercial land use designation. Property Location and Background Information: The petitioner is requesting a comprehensive land use map amendment of 10 existing single family residential properties along the southern intersection of N. Koeller St. and Oshkosh Ave. The 7 western-most properties are zoned Multi-family Residential – 20 District (MR-20) and the 3 eastern-most properties are zoned Single Family Residential – 5 District (SR-5). All subject properties have a 2040 Comprehensive Land Use Recommendation of Light Density Residential. The surrounding area consists of commercial uses to the north and west and residential uses to the south and east. Subject Sites Page 1 Item II: Comp Plan Land Use Map Amendment 1164 N. Koeller St. – 1815 Oshkosh Ave. Subject Sites Existing Land Use Zoning Single Family Residential SR-5 & MR-20 Adjacent Land Use and Zoning Existing Uses Zoning North Commercial SMU-PD South Residential SR-5 & MR-20 East Residential SR-5 West Commercial I-PD Recognized Neighborhood Organizations None Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Light Density Residential ANALYSIS – COMPREHENSIVE LAND USE MAP AMENDMENT In October of 2018, the City adopted the Comprehensive Plan Update 2040, an update to the previous plan from 2005. Part of the update entailed refining the 20-Year Recommended Land Use Map. The map is a representation of future land uses within the City and in the extraterritorial three mile buffer. Future land use maps are intended to be used as a general reference tool for determining appropriate future land use and growth patterns. When creating the maps, recommended uses were determined on a broader scale rather than a parcel by parcel basis. Staff realizes that sections of the Comprehensive Plan, including mapping portions, need to be updated or revised periodically to accommodate logical requests/changes in future land use. In July of 2022, City staff received a proposal for a commercial development at the 1500 Block of Oshkosh Ave. The proposal required a comprehensive land use map amendment, which was brought before Plan Commission at a workshop as well as a neighborhood meeting, and subsequently denied by Plan Commission/Common Council. At the Plan Commission workshop and public hearing, Plan Commission recommended reviewing the entire Oshkosh Ave. corridor to determine if it is appropriate to amend the Comprehensive Land Use Map to allow for commercial uses in areas that are currently slated for future residential use. Plan Commission workshops were held on September 20, 2022 and January 3, 2023 to further discuss future land use of the area. Plan Commission voiced support for allowing future commercial use on the western south side of Oshkosh Ave. & N. Koeller St. as this area includes deeper lots that provide for potential commercial development. Page 2 Item II: Comp Plan Land Use Map Amendment 1164 N. Koeller St. – 1815 Oshkosh Ave. A neighborhood meeting was held on December 1, 2022 to discuss the potential of amending the Comprehensive Plan to allow future commercial use at the residential blocks located along Oshkosh Ave. Those in attendance generally did not have concerns related to future commercial use of the area to the west on the south side of Oshkosh Ave. & N. Koeller St. Based on the feedback provided from the property owners, neighbors, and Plan Commission, staff is recommending amendment of the Comprehensive Land Use Plan from Light Density Residential to Neighborhood Commercial for the subject properties on the south side of the Page 3 Item II: Comp Plan Land Use Map Amendment 1164 N. Koeller St. – 1815 Oshkosh Ave. Oshkosh Ave. & N. Koeller St. intersection. Staff is supportive of the future land use plan amendment as land use patterns in the area have predominantly been for commercial redevelopment. Staff feels that Neighborhood Commercial is an appropriate land use recommendation for this area as it will allow for lower intensity commercial zoning and land uses, which should have less impact on neighboring residential uses to the south and east than higher intensity land use designations such as General Commercial and Interstate Commercial. RECOMMENDATION Comprehensive Land Use Map Amendment: Staff recommends approval of Comprehensive Land Use Plan amendment from Light Density Residential to Neighborhood Commercial for properties located at 1164 N. Koeller Street – 1815 Oshkosh Avenue. Page 4 Subject: Land use amendment for Oshkosh Ave, N Koeller St, east of N Koeller St Message: These are reasons for not amending comprehensive plan. 1. Increased development will cause additional flooding in the Sawyer Creek flood zone. 2. The access of the backside of 1817 Oshkosh Ave will dramatically increase traffic in a family residential neighborhood. 3. Development will increase the noise level in a quiet residential area. 4. There is plenty of available property north of Oshkosh Ave that is better suited for business. 5. Changing the amendment/development will cost the City when the economy is slowing. 6. It will decrease the property values in the neighborhood. 7. The Outlet Mall would be a perfect area to fill empty stores and not upset a family residential area. Thank you for your consideration for the March 7th meeting. Contact Name: Michael Baier E-Mail/Phone: smbaiers@gmail.com Page 5 COMP PLAN AMENDMENT OSHKOSH AVE PC: 3-7-2023 MICHAEL D/STEPHANIE L BAIER 1745 LAURIE AVE OSHKOSH, WI 54902 MICHAEL/S L BAIER 1745 LAURIE AVE OSHKOSH, WI 54902 JOHN J/RHIANNON R THOMAS 1725 LAURIE AVE OSHKOSH, WI 54902 LAKE SHORE DEVELOPMENT OF OSHKOSH LLC 230 OHIO ST 200 OSHKOSH, WI 54902 PRIME SPACE LLC 905 GEORGE ST #214 DE PERE, WI 54115 FOX COMMUNITIES CREDIT UNION 3401 E CALUMET ST APPLETON, WI 54915 BANK FIRST NATIONAL 402 8TH ST B MANITOWOC, WI 54220 FATHER CARR'S PLACE 2 B LTD 1062 N KOELLER ST OSHKOSH, WI 54902 OSHKOSH AREA COMMUNITY PROPERTY CORP 230 OHIO ST STE 100 OSHKOSH, WI 54902 LIMELIGHT INVESTMENTS LLC 130 STATE ST OSHKOSH, WI 54903 CKH PROPERTIES LLC PO BOX 1414 OSHKOSH, WI 54903 KAREN S WENDLAND 3120 SHELDON DR OSHKOSH, WI 54904 LAKE BUTTE REAL ESTATE LLC 1820 COTTONTAIL DR OSHKOSH, WI 54904 NATHAN A BRADLEY 1194 N KOELLER ST OSHKOSH, WI 54902 CHRISTOPHER D WITCZAK 2829 DANBE RD OSHKOSH, WI 54904 AARON J HEISE/AMANDA M MARXEN 1845 OSHKOSH AVE OSHKOSH, WI 54902 HILL PROPERTIES LLC 40 N HOLLY AVE FOX LAKE, IL 60020 TERRANCE J/KAITLIN OCONNOR JR 1823 OSHKOSH AVE OSHKOSH, WI 54902 LYNETTE L RADTKE 1817 OSHKOSH AVE OSHKOSH, WI 54902 RUSSELL/SUE ELLEN KUKLINSKI 1815 OSHKOSH AVE OSHKOSH, WI 54902 JULIE/JOAN ERICKSON 1730 LAURIE AVE OSHKOSH, WI 54902 BROOKSIDE GROUP APARTMENTS LLC 1360 GREENWAY TER ELM GROVE, WI 53122 JASON BAER/KRISTIN MASARIK 1710 LAURIE AVE OSHKOSH, WI 54902 JOY R/CINDY M ROBINSON 1185 SAWTELL CT OSHKOSH, WI 54902 LAWRENCE N MAYER 1189 SAWTELL CT OSHKOSH, WI 54902 ALLAN K PHILLIPS 1195 SAWTELL CT OSHKOSH, WI 54902 DONALD G/RONECKA L BRUNNER 1811 OSHKOSH AVE OSHKOSH, WI 54902 JOSEPH TRUST 1199 SAWTELL CT OSHKOSH, WI 54902 Page 6 OS H K O S H A V NWESTFIELD ST N K O E L L E R S T N K O E L L E R S T S AW TE L L C T L UKE LA LAURIE AV LOCUST ST RATH LA N K O E L L E R S T OSHKOS H AV O S H K O S H AV N KOELLERST OSHKOSH AV LakeshorePark C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/21/2023 1 in = 220 ft1 in = 0.04 mi¯OSHKOSH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 7 EGG EGG HARBOR LA HARBOR LA LLIINNWWAA YYCCTT LINWAY CTLINWAY CT FFOOUURR WWHHEEEELLDDRR N EAGLE ST N K O E L L E R ST N EAGLE ST TAFT AV L U K E LA ROBIN AV N EAGLE ST N W E STFIEL D ST N WESTFIELD ST SAWTELL CT LOCUST ST RATH LA ABRAHAM LA O S H K O S H A V N W A S H B U R N ST OSHKOSH AV N K OEL LER ST O S H K O S H A V OM R O RDOMRO RD !"#$41 !"#$41 Oshkosh City Limit Oshkosh City Limit CBP-PD CBP-PD I I I-PD I-PD MR-12 MR-20 NMU SMU SMU SMU-PD SMU-PD SR-5 SR-5 SR-5 SR-9 SR-9 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/21/2023 1 in = 500 ft1 in = 0.09 mi¯OSHKOSH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 8 OS H K O S H A V N KOELLER ST N K O E L L E R S T S AW T E L L C T L UKE LA NWESTFIELD ST LAURIE AV RATH LA O S H K O SH AVOSHKOSH A V N KOELLERST OSHKOSH AV N K O E L L E R S T C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/21/2023 1 in = 200 ft1 in = 0.04 mi¯OSHKOSH AVE City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 9