HomeMy WebLinkAboutItem IIPLAN COMMISSION STAFF REPORT JUNE 20, 2023
ITEM II: PUBLIC HEARING: CONDITIONAL USE PERMIT AMENDMENT
REQUEST FOR AN INSTITUTIONAL USE BUILDING ADDITION AT 621
EVANS STREET (SOLUTIONS RECOVERY)
GENERAL INFORMATION
Applicant: William Aubrey, Consolidated Construction
Owner: Trevor Fenrich, Solutions Recovery, Inc.
Action(s) Requested:
The applicant is requesting a Conditional Use Permit amendment for a building addition and
site improvements for property located at 621 Evans Street.
Applicable Ordinance Provisions:
Indoor Institutional land uses are permitted only through a Conditional Use Permit (CUP) 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 site consists of a 0.9-acre parcel with frontage on Evans Street, East Parkway
Avenue and Bowen Street. The site is currently used by Solutions Recovery which was granted
a Conditional Use Permit on December 11, 2007 (Res. 07-376) to offer recovery opportunities for
adults in a group setting. The 2040 Comprehensive Land Use Plan recommends a low-density
residential use for the site. The site is surrounded predominantly by single family residential
uses.
Subject Site:
Existing Land Use Zoning
Indoor Institutional I
Recognized Neighborhood Organizations
Menominee South
Adjacent Land Use and Zoning:
Existing Uses Zoning
North Light Density Residential Single Family Residential-9 (SR-9)
South Light Density Residential Single Family Residential-9 (SR-9)
West Light Density Residential Single Family Residential-9 (SR-9)
East Light Density Residential Single Family Residential-9 (SR-9)
Page 1
Item II – CUP: Recovery Solutions Addition – 621 Evans St. 2
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Plan Recommendation Light Density Residential
ANALYSIS
Use
The applicant is proposing to construct an approximately 3,500 square foot addition to the
existing building. The addition will also provide an elevator for ADA-compliant access to the
second level.
The applicant states there will not be any change to the existing use and will continue to be used
as a non-profit recovery community center providing events, support meetings, and a recovery
lounge. The proposed addition will provide space for the population that is already served by
Solutions Recovery. The center hosts on average three meetings per day and has an
approximate daily footprint of 75 individuals (including staff and guests) through the recovery
center.
Site Design & Access
The existing site has a total of 2
accesses, one entrance-only
driveway off of Evans Street with
traffic flow to the west, exiting to
Bowen Street. The existing
parking lot contains a total of 28
stalls, including two handicap
stalls. Submitted plans show the
eastern portion of the parking lot
shifted to the south to
accommodate the addition with an
increased minimum drive aisle
width of 24 feet to allow two-way
traffic. In the end, a total of 30
stalls will be provided, a net gain
of two stalls. The entrance off
Evans Street will be widened to
accommodate two-way traffic
flow. The Bowen Street exit will continue as a one-way egress.
Plans also show relocation of the dumpster enclosure to the south of its current location. Plans
for the enclosure have not been submitted and will be addressed during Site Plan Review.
Page 2
Item II – CUP: Recovery Solutions Addition – 621 Evans St. 3
Required Provided Proposed
Front Setback (south) 30 ft. 185 ft. +/- 139 ft. +/-
Street Side Setback (east) 25 ft. 20 ft. +/- 20 ft. +/- (no
change)
Street Side Setback (west) 25 ft. 144 ft. +/- 144 ft. +/- (no
change)
Rear Setback (north) 25 ft. 10 ft. +/- 10 ft. +/- (no
change)
Building Height 45 ft. max. 28.5 ft. 28.5 ft. (no
change)
Required Provided
Parking Spaces Min: 25 30
Impervious Surface Max: 60% of lot 60% of lot
The proposed plans meet all setback, building height, and impervious surface requirements for
the Institutional (I) District. The applicant is also meeting the parking requirement of one space
per every three expected patrons.
The applicant is proposing to relocate the dumpster enclosure connected to, and southeast of
the existing garage. Code prohibits exterior trash storage or dumpsters from being located
between a building and a public street except if in the opinion of the Director of Community
Development, or designee, no other suitable location is available for such purpose, and
provided the dumpster area is developed in a manner so as to minimize its appearance from a
public street. With the site being enveloped by three street frontages, staff is of the opinion that
there is no other suitable location for the dumpster area and the enclosure matches and ties into
the building to sufficiently minimize its visibility from the public street. Also, placement next to
the existing garage helps minimize its view from the public street.
Signage
No proposed or changes to signage have been submitted. Any new signage will need to meet
sign regulations of the Institutional District.
Lighting
The applicant has not submitted a photometric plan. All future lighting for the new addition
and parking lot will need to be code compliant and can be reviewed during site plan review
before any permits are issued.
Storm Water Management
The applicant has been in contact with the Department of Public Works regarding storm water
management for the area. The final storm water management plans will be approved during
the Site Plan Review process.
Page 3
Item II – CUP: Recovery Solutions Addition – 621 Evans St. 4
Landscaping
Building foundation, paved area and yard landscaping is required for the development.
Points Required Points Provided
Building Foundation 32 (78 additional lin. Ft.)
30 – 10 Acacias
12 – 4 Burning Bushes
42 Total
Paved Area 50
50 – 1 Gray Birch
9 – 3 Acacias
6 – 2 Burning Bushes
65 Total
Yards 175 (3,500 sq. ft. of new
building area)
100 – 2 Gray Birches
33 – 11 Acacias
133 Total
Total 257 240
Page 4
Item II – CUP: Recovery Solutions Addition – 621 Evans St. 5
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for the site. Code further specifies that 25% of the
points shall be on the side facing the public street and 50% shall be on the side of the main
entrance. These requirements are also being met.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The plan is also meeting the requirement that 30% of all points will be
devoted to tall trees and 40% will be devoted to shrubs. A tall deciduous/shade tree is required
at the ends of all parking rows, which has been provided on the plan.
Yards
Code requires 100 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points is slightly deficient in this requirement. This will be addressed during Site
Plan Review.
Building Facades
Page 5
Item II – CUP: Recovery Solutions Addition – 621 Evans St. 6
Building Materials
The City’s Exterior Design Standards do not apply to Institutional land uses. However, the
exterior design may be reviewed as part of the CUP review process. The petitioner has
provided elevations for the building addition as well as a material list. The specific elevations
breakdown is as follows:
North: N/A N/A
South: Class I – 48% Class III – 52%
East: Class I – 86% Class III – 14%
West: Class I – 82% Class III – 18%
The proposed building elevations consist of a combination of brick, glass, and lap siding
matching the materials of the existing building. When compared to the Class I material
allotment that would be required under commercial standards, the proposed elevations
significantly exceed the minimum of 50% Class I materials for the east and west facades and
near 50% for the south facade. Staff feels that the proposed elevations provide an attractive
appearance for the building that is compatible with the surrounding area.
Page 6
Item II – CUP: Recovery Solutions Addition – 621 Evans St. 7
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 at 621 Evans Street as proposed with the findings listed above and the following condition:
(1) Final landscaping plan shall be approved by the Department of Community
Development.
(2) Lighting and photometric plan shall be submitted and reviewed and approved by the
Department of Community Development.
(3) The terms and conditions of the original Conditional Use Permit approval dated
December 11, 2007, Resolution 07-376, remains in full force and effect.
Page 7
Sign_______ 6WDIIBBBBBBBB'DWH5HF·GBBBBBBBB
City of Oshkosh Application
Conditional Use Permit
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
3HWLWLRQHU·V$GGUHVV ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
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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.
3URSHUW\2ZQHU·V6LJQDWXUH ___________________________________________________________________ Date: ____________
SITE INFORMATION
Address/Location of Proposed Project: __________________________________________________________________________
Proposed Project Type: ________________________________________________________________________________________
Estimated Cost: _______________________________________________________________________________________________
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.
¾ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
¾ Application fees are due at time of submittal. Make check payable to City of Oshkosh.
¾ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
)RUPRUHLQIRUPDWLRQSOHDVHWKH&LW\·VZHEVLWHDWwww.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
Room 204
PHONE: (920) 236-5059 Email: planning@ci.oshkosh.wi.us
Page 8
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 ² Must accompany the application to be complete.
(Submit only digital files. If file size exceeds 10 mb, please send through a file transfer. Please note at the
discretion of Community Development staff may request a hard copy)
¾ 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
Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties
¾ 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
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the plan preparation
The date of the original plan and latest date of revision to the plan
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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 and proposed building setbacks 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
Page 9
3
¾ A complete landscaping plan including (If deemed necessary by Planning Services):
The location, species, and installation size of plantings.
A table summarizing all proposed species and required and provided landscaping points for all applicable
landscaping components: building foundation, paved areas, street frontages, yards, bufferyards.
¾ Architectural plan including a percentage breakdown of exterior materials applied to each building façade (if deemed
necessary by Planning Services).
¾ Any other necessary information as determined during pre-submittal meeting with City staff.
Planning Staff may waive certain requirements if deemed not applicable to the project review.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
$SSOLFDQW·V6LJQDWXUH UHTXLUHG BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB Date: _____________________
Page 10
Solutions Recovery – Conditional Use Narrative
The property in question will continue to be used as a non-profit recovery community center
providing events, support meetings, and a recovery lounge. The proposed addition will provide
space for the population that is already served by Solutions Recovery. The center hosts on
average 3 meetings per day and has an approximate daily footprint of 75 individuals (including
staff and guests) through the recovery center.
There will be no adjustment to the hours of operation, noise, glare, odor, fumes, or vibration in
the continued use of the facility. Construction on the proposed addition may impact this
temporarily.
The surrounding area is a residential neighborhood. Solutions Recovery prides itself in being a
good neighbor and maintaining its properties at a high standard to appeal to the residential feel
of the neighborhood. There is no expected increase in traffic generation.
Page 11
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EVENS STREET - OSHKOSH - WI - 54901
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CUP AMENDMENT
621 EVANS ST
PC: 6-20-2023
MICHAEL G KELLY
716 E PARKWAY AVE
OSHKOSH, WI 54901
TANIA E HANFORD
720 E PARKWAY AVE
OSHKOSH, WI 54901
LONNY/JENNY REW
617 BOWEN ST
OSHKOSH, WI 54901
JEFFREY L/ASHLEY A MAUCH
621 BOWEN ST
OSHKOSH, WI 54901
TRAVIS L LARSON
625 BOWEN ST
OSHKOSH, WI 54901
ROGER T/ELIZ M KOTENBERG
632 BOWEN ST
OSHKOSH, WI 54901
626 BOWEN LLC
N2004 GREENVILLE DR
GREENVILLE, WI 54942
JEREMY E FRITZ
622 BOWEN ST
OSHKOSH, WI 54901
DUSTIN/MELISSA D COLLETT
3412 STANFORD LN
WEST BEND, WI 53090
811 EAST PARKWAY AVENUE
LLC
PO BOX 1871
OSHKOSH, WI 54903
BRIAN E/AUSTIN M STONE
633 EVANS ST
OSHKOSH, WI 54901
SARAH B ANDERSON
627 EVANS ST
OSHKOSH, WI 54901
ANDREW D/MEGAN E THOMAN
802 E PARKWAY AVE
OSHKOSH, WI 54901
TYLER A KIMBALL
806 E PARKWAY AVE
OSHKOSH, WI 54901
RODGER W WILTZIUS
147 W SOUTH PARK AVE
OSHKOSH, WI 54902
NICOLE R VANDENHOOGEN
815 E PARKWAY AVE
OSHKOSH, WI 54901
JMBM PROPERTIES LLC
5457 N PENINSULA WAY
MC FARLAND, WI 53558
TERESA J MILLER
903 E PARKWAY AVE
OSHKOSH, WI 54901
TIMOTHY J KULINSKI
630 EVANS ST
OSHKOSH, WI 54901
BETH ANN KING
624 EVANS ST
OSHKOSH, WI 54901
MEGAN D NITKA
618 EVANS ST
OSHKOSH, WI 54901
SIERRA HOFFMAN
614 EVANS ST
OSHKOSH, WI 54901
LYN M EDWARDS
402 LILAC ST
OSHKOSH, WI 54902
SPARR INVESTMENTS LLC
4475 STONEWOOD DR
OSHKOSH, WI 54902
CYNTHIA THORPE
1107 MERRITT AVE
OSHKOSH, WI 54901
LINDA BAETEN
1112 MERRITT AVE
OSHKOSH, WI 54901
CONSOLIDATED
CONSTRUCTION FOR
SOLUTIONS RECOVERY
4300 N RICHMOND ST
APPLETON, WI 54913
KORNERSTONE RECOVERY INC
621 EVANS ST
OSHKOSH, WI 54901
Page 13
E PARKWAY AV
CLEVELAND AV
EVANS ST
BOWEN ST
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 5/3/2023
1 in = 120 ft1 in = 0.02 mi¯621 EVANS 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
E PARKWAY AV
MERRITT AV
E LINCOLN AV
STERLING AV
BAY ST
GRAND ST
MERRITT AV
HUDSON AV
STERLING AV
BROAD ST
POWERS ST
MONROE ST
EASTMAN ST
FLUOR CT
MARSTON PL
FULTON AV
PRATTTR
WINNEBAGO AV
GRAND ST
S
I
E
W
ERTTR
SIEWERT TR
E LINCOLN AV
E PARKWAY AV
CLEVELAND AV
FULTON AV
E IRVING AV
DALE AV
OXFORD AV
SCHOOL AV
SHAWANO AV
GROVE ST
EVANS ST
OAK ST
EPARKW A Y A V
PLEASANT ST
GROVE ST
EVANS ST
BOYD ST
MONROE ST
MERRITT AV
ROSALIA ST
OAK ST
OAK ST
BROADST
BROAD ST
BROA
D
S
T
WASHINGTON AV
E IRVING AV
HAZEL STBOWEN ST
Oshkosh City Limit
Oshkosh City Limit
CMUCMU
DR-6-PD
II
I
I
I I
I-PD
I-PD I-PD
I-PD
MR-20
MR-36-PD
SR-9
TR-10
TR-10
TR-10
TR-10-PD
TR-10-PD
UMU
UMU UMU
UMU-PD
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 5/3/2023
1 in = 500 ft1 in = 0.09 mi¯621 EVANS 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 15
E PARKWAY AV
CLEVELAND AV
EVANS ST
BOWEN ST
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 5/3/2023
1 in = 100 ft1 in = 0.02 mi¯621 EVANS 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 16