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Home My WebLink AboutItem IPLAN COMMISSION STAFF REPORT MARCH 15, 2023 ITEM I: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST TO ESTABLISH AN INDOOR FOOD PRODUCTION LAND USE AT 714 DIVISION STREET GENERAL INFORMATION Owner/Applicant: Jericho Road Ministries, Inc. Action(s) Requested: The applicant is requesting a Conditional Use Permit approval for an Indoor Food Production land use at 714 Division Street. Applicable Ordinance Provisions: Indoor Food Production land uses are permitted only through a conditional use permit in the Urban Mixed Use District (UMU) as regulated in Section 30-53 (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 east side of Division Street, just north of the West Irving Avenue intersection. The subject parcel is about 17,425 sq. ft. in size and, according to the applicant, was formerly utilized as candle factory and currently used as a personal storage facility. The site is surrounded by a mix of single-family, multi-family, and commercial uses. Recently the applicant has been working with the Fire Department and Inspections department to make the building code compliant and safe for its employees. Subject Site: Existing Land Use Zoning Storage Facility UMU Adjacent Land Use and Zoning: Existing Uses Zoning North Commercial UMU South Commercial UMU West Residential TR-10-PD-UTO East Commercial UMU Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Center City ANALYSIS Use The petitioner is requesting approval of a Conditional Use Permit (CUP) to establish an indoor hydroponics and mushroom growing facility. The building was previously occupied as a candle Page 1 Item I – CUP Indoor Food Production – 714 Division St. 2 factory and personal storage facility. According to the applicant, hydroponics is a method of growing plants without soil and can be accomplished indoors with no visible impact outside of the building. The applicant adds that the mushroom growing operation functions entirely inside a sealed grow tent with its air being filtered before entering and leaving the tent. The applicant plans on growing lettuce, spinach, basil, mushrooms, and other vegetables and herbs as needed with the intent to distribute some of the produce to the Jericho Ministries food pantry; the majority being sold to members of Zion Lutheran Church and at the Oshkosh Farmers Market to raise funds to support the charitable programs of Jericho Road Ministries, Inc. The applicant states that the hydroponics and mushroom grow operation will require one or two employees and one to four volunteers that will be working for approximately 10 hours a week. The site does not have any on-site parking so the applicant plans to utilize the existing on street parking facilities to accommodate the employees parking needs. This property is within Area 1 of the Parking Exemption Overlay District, so on-site parking is not required. The applicant states that the proposed use should not disturb neighboring properties as it does not have any associated noise, fumes, or odors and that this operation is an environmentally friendly and ecologically sustainable process to grow produce. All waste from the operation is planned to be recycled or disposed of in dumpsters that are stored within the building and wheeled out on garbage pickup days. Aerial view of subject property (highlighted in red) Page 2 Item I – CUP Indoor Food Production – 714 Division St. 3 No exterior changes are being proposed to the building or the site. Signage The applicant did not submit plans for signage. All future signage will need to meet current sign standards for the UMU zoning district and will be handled under a separate building permit. Staff is supportive of the Conditional Use Permit (CUP) for the proposed Indoor Food Production operation as it is an appropriate use for this site and should have a relatively low impact on the surrounding area. 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 Food Production as proposed with the findings listed above. Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 CUP 714 DIVISION ST PC: 3-21-2023 701 MAIN INC 701 N MAIN ST OSHKOSH, WI 54901 SANDOVAL REAL ESTATE OSHKOSH LLC 715 N MAIN ST OSHKOSH, WI 54901 RJS PROPERTY MANAGEMENT GROUP LLC 237 FOREST ST FREDONIA, WI 53021 MATTHEW F FREDERICK 737 N MAIN ST OSHKOSH, WI 54901 THOMAS J BOLLOM 10 W IRVING AVE OSHKOSH, WI 54901 LAKESIDE CUSTOM BUILDERS LLC 3428 SHENANDOAH TRL NEENAH, WI 54956 VALARIE J KEMPEN 419 MEMORIAL DR CHILTON, WI 53014 ARMADA CAPITAL MANAGEMENT LLC 923 S MAIN ST OSHKOSH, WI 54902 LARRY/KAREN WILLIAMS 729 DIVISION ST OSHKOSH, WI 54901 WALTER D SUNDQUIST JR 737 DIVISION ST OSHKOSH, WI 54901 JERICHO ROAD MINISTRIES INC 400 N SAWYER ST OSHKOSH, WI 54902 Page 11 DIVISION ST CENTRAL ST W LINCOLN AV FULTON AV E LINCOLN AV CENTRAL ST DIVISION ST JEFFERSON ST E IRVING AVW IRVING AV N MAIN ST C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/15/2023 1 in = 120 ft1 in = 0.02 mi¯714 DIVISION ST 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 12 DAWES STDAWES ST E PARKWAY AV SCOTT AV MERRITT AV W PARKWAY AV E LINCOLN AV MERRILL ST GRAND ST PROSPECT AV SCOTT AV VILAS AV HUDSON AV JEFFERSON ST MT VERNON ST CHURCHAV ROCK PL BROAD ST EASTMAN ST JEFFERSON ST MT VERNON ST MARSTON PL FULTON AV E MELVIN AV W LINCOLN AV IDA AV BALDWIN AV FULTON AV STERLING AV DIVISION ST GRAND ST CHURCH AV W LINCOLN AV PROSPECT AV CENTRAL ST FREDERICK ST MT VERNON ST DIVISION ST CENTRAL ST FREDERICK ST W MELVIN AV PEARLAV CENTRAL ST UNION AV CENTRAL ST FRANKLIN ST FREDERICK ST WRIGHT ST PLEASANT ST MADISON ST SARATOGA AV WRIGHT ST AMHERST AV OXFORD AV DALE AV BROAD ST FRANKLIN ST CENTRAL ST N MAIN ST E IRVING AVW IRVING AV JACKSON ST HIGH AV ALGOMA BLVD WISCONSIN ST CMU CM U CMU-PD CMU-PD I I I I I I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-U TO MR-36 MR -36-U TO SR-5 SR-5 SR-5 SR-5-UTO SR-9 TR-10 TR-10 TR-10-PD TR-1 0-PD TR-10-UTO TR-10-UTO TR-10PDUTO UMUUMU UMU UMU UMU UMU-PD UMU-PD UMU-PD UMU-PD-UTO UMU-UTO UMU-UTO C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/15/2023 1 in = 500 ft1 in = 0.09 mi¯714 DIVISION ST 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 13 DIVISION ST CENTRAL ST FULTON AV W LINCOLN AV CENTRAL ST DIVISION ST W IRVING AV N MAIN ST E IRVING AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 2/15/2023 1 in = 100 ft1 in = 0.02 mi¯714 DIVISION ST 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 14