HomeMy WebLinkAboutItem VIII
PLAN COMMISSION STAFF REPORT JULY 18, 2023
ITEM VIII: PUBLIC HEARING: ZONE CHANGE FROM HEAVY INDUSTRIAL DISTRICT
(HI) TO BUSINESS PARK DISTRICT WITH A PLANNED DEVELOPMENT
OVERLAY (BP-PD) AND APPROVAL OF A GENERAL DEVELOPMENT
PLAN & SPECIFIC IMPLEMENTATION PLAN FOR AN INDOOR
INSTITUTIONAL USE AT PROPERTY LOCATED AT 2850 UNIVERSAL
STREET
GENERAL INFORMATION
Owner/Applicant: Angela Wade – Therapeutic Properties
Action(s) Requested:
The applicant requests a zone change from the existing Heavy Industrial District (HI) to Business
Park District with a Planned Development Overlay (BP-PD). The applicant also requests
approval of General Development Plan and Specific Implementation Plan to allow an indoor
institutional use at 2850 Universal Street.
Applicable Ordinance Provisions:
Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance.
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is a 2.12-acre property located at the northeast corner of Universal St. and State
Highway 44. The site is used as an office and therapy clinic for autistic children and the site also
includes a storage garage. The surrounding area consists primarily of commercial uses along with
industrial uses to the north/west. The 2040 Comprehensive Land Use Plan recommends
Industrial use for the subject site.
Subject Site
Existing Land Use Zoning
Commercial HI
Recognized Neighborhood Organizations
None
Page 1
ITEM VIII: Rezone & GDP/SIP 2850 Universal St. 2
Adjacent Land Use and Zoning
Existing Uses Zoning
North Industrial HI
South Commercial BP
East Commercial BP-PD
West Vacant/industrial HI
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Industrial
ANALYSIS
Zone Change
The applicant is requesting a zone change from the existing Heavy Industrial (HI) designation to
Business Park District with a Planned Development Overlay (BP-PD) for the subject property.
This request is intended to provide consistent zoning with neighboring properties This request is
intended to provide consistent zoning with neighboring properties to the east and provide some
flexibility to the zoning ordinance to accommodate an indoor institutional use on the subject site.
The applicant has submitted plans for conversion of the existing garage to a classroom, which will
be addressed as General Development Plan (GDP) and Specific Implementation Plan (SIP) review
to follow.
Staff is supportive of the proposed rezone as it will provide consistent zoning with neighboring
properties and will provide opportunity for an additional use on the property. It may also serve
to accommodate future improvements to the site as it has a unique lot configuration. Although
the proposed BP zoning designation is not consistent with the 2040 Comprehensive Land Use
Recommendation of Industrial, staff does not have concerns in this particular case as the
Comprehensive Plan is not intended to be parcel specific and the proposed zoning designation is
consistent with neighboring properties along State Highway 44.
Rezone to BP-PD
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ITEM VIII: Rezone & GDP/SIP 2850 Universal St. 3
Use
The applicant is proposing to convert the existing garage building on the north side of the site to
an educational classroom space for the Trio Young Scholars. The applicant is requesting a BSM to
allow the educational use and indoor institutional land uses are not permitted in the BP district.
Staff does not have concerns with the proposed use as it will be closely related to the existing
personal/professional service use (therapy clinic) and should not have an adverse impact on the
surrounding area due to the relatively small scale of the use, contained within the existing 1,800
sq. ft. building.
Page 3
ITEM VIII: Rezone & GDP/SIP 2850 Universal St. 4
Site Design
No changes are being proposed to the site other than the garage conversion. The site currently
has 31 parking stalls. The applicant has noted that the educational use will result in the need for
up to 5 additional staff members. The existing office building requires 22 parking spaces (1 space
per 300 sq. ft. of gross floor area) and the educational use requires 3 spaces (1 space per two
employees). The existing 31 parking stalls will meet the parking requirements (25 total stalls) for
the site. The existing garage building meets principal structure setbacks for the BP district.
Signage
This request does not include any additional signage.
Site Lighting
No new exterior lighting is being proposed for the site.
Landscaping
A landscaping plan has not been submitted as part of this request. As no building or paved areas
are being added to the site, additional landscaping is not required.
Storm Water Management/Utilities
The Department of Public Works has noted that final plans shall comply with Chapter 14 Storm
water Management requirements and will be reviewed as part of the Site Plan Review process.
Building Facades
All building elevations on the existing building and garage will remain unchanged with the
exception of the south façade of the garage. The applicant plans to remove the existing overhead
doors on the south façade and replace with glass doors and add additional windows as well as
brick wainscot and siding.
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ITEM VIII: Rezone & GDP/SIP 2850 Universal St. 5
The proposed modifications to the south façade of the garage building will result in an increase of
Class I materials to 57%, from the existing 16% Class I materials. Staff is supportive of the
modificaiton and feels that the increase in Class I materials serves to offset the request BSM for
indoor institutional use.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Zoning Map
amendment, staff recommends the Plan Commission make the following findings based on the
criteria established by Chapter 30-381 (D)(2):
(a) Advances the purposes of this Chapter as outlined in Section 30-03 and the
applicable rules of Wisconsin Department of Administration and the Federal
Emergency Management Agency.
(b) Is in harmony with the Comprehensive Plan.
(c) Maintains the desired overall consistency of land uses, land use intensities, and
land use impacts within the pertinent zoning districts.
(d) Addresses any of the following factors that are not properly addressed on the
current Official Zoning Map:
(ii) Factors have changed (such as new data, infrastructure, market conditions,
development, annexation, or other zoning changes), making the subject
property more appropriate for a different zoning district.
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings based
on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
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ITEM VIII: Rezone & GDP/SIP 2850 Universal St. 6
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(g) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
Staff recommends approval of the Rezone, General Development Plan, and Specific
Implementation Plan with the findings listed above and the following conditions:
1. BSM to allow an indoor institutional use in a Business Park district (BP).
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1934 Algoma Blvd | Oshkosh WI 54901 | P 920.426.4470 | F 920.426.8847
ZONING CHANGE
We are looking to change the zoning of this property from Heavy industrial (HI) to Business Park (BP)
with a Planned Development overlay. This zoning change will make this parcel consistent with
properties to the east zoned BP-PD and south zoned BP.
The current structures on this property are an office building that is used as an office & therapy setting
for autistic children and a heated storage garage. The proposal of this project with the zoning change
approval is to convert the garage structure for use as an educational classroom space for the Trio Young
Scholars which is a private school in conjunction with Trio Academy. This educational use is not allowed
by right or condition in either the HI or BP districts, therefor requiring the PD overlay for modification to
the BP zoning.
PLANNED DEVELOPMENT:
GENERAL DEVELOPMENT PLAN (GDP) / SPECIFIC IMPLEMENTATION PLAN (SIP)
This property consists of an existing office building and adjacent heated storage garage. There is also
existing paved drives / parking with 2 access points to Universal Street and a fenced playground area.
The current staff of the office/therapy building is up to 20 and the staff for the proposed educational use
is up to 5 for a total of 25 staff. Approximate cost of project will be approximately $100,000.
The purpose of this project is to convert the existing heated garage structure to be used as an
educational classroom (indoor institutional) with support spaces. There are no proposed building
additions, changes to existing paved areas, changes to the fenced playground, changes to landscaping or
changes to site signage. There will be no additional traffic created with this proposed conversion. Since
there are no changes to building area or paved areas, there will be no changes to any site drainage. The
existing garage has existing sewer and water services in the building, therefore requiring no new public
utility services. The changes to the exterior of the building will be confined to the south elevation and
will consist of removing existing solid overhead doors and replacing with full glass doors, additional
windows, additional brick wainscot and additional siding with all materials matching existing.
The Planned Development (PD) overlay is being requested for this project to allow the educational
classroom (indoor institutional) use as proposed. The current zoning of HI and the proposed new zoning
of BP will not allow an educational use by right or as a condition without the PD overlay. It has been
indicated by city staff that the PD would likely be approved to allow the educational use in conjunction
with the BP zoning change being requested.
Because the owner is attempting to have this conversion completed for the start of the 2023/2024
school year, we are requesting that the second required reading at council for this approval be waived
to allow a more streamlined schedule for necessary construction to occur.
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Page 14
REZONE/GDP/SIP
2850 UNIVERSAL ST
PC: 7/18/2023
BLUE MOON HOLDINGS LLC
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HWY 44 BUSINESS PLACE LLC
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CONTINENTAL GIRBAU INC
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VERVE A CREDIT UNION
PO BOX 3046
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SUN STAR HOLDINGS/BLUE
MOON HOLDINGS LLC
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OSHKOSH, WI 54904
TOWN OF NEKIMI
3790 PICKETT RD
OSHKOSH, WI 54904
ANGELA WADE - TRIO YOUNG
SCHOLARS
2850 UNIVERSAL ST
OSHKOSH, WI 54904
THERAPEUTIC PROPERTIES LLC
1810 SCARLET OAK TRL
OSHKOSH, WI 54904
Page 15
UNIVERSAL ST
·$44
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/20/2023
1 in = 120 ft1 in = 0.02 mi¯2850 UNIVERSAL 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
ELKRIDGEDR
WHITETAILLA
U
N
IVERSAL
ST
UNIVERSALCT
ENTERPRISETR
INSURANCE
WAY
BADGER AV
B A D G E R A V
BELL
FIELD
D
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ENTERPRISE DR
WWAUKAU AV
SWASHBURNST
·$91
·$44
Oshkosh
Oshkosh
City Limit
City Limit
BP
BP
BP-PD BP-PD
BP-PD
HI
I-PD
MR-12MR-12-PD
SMU
SMU
SMU-PD
SR-5
SR-5
SR-5-PD
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/20/2023
1 in = 500 ft1 in = 0.09 mi¯2850 UNIVERSAL 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 17
U
NIV
ERSALST
·$44
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 6/20/2023
1 in = 100 ft1 in = 0.02 mi¯2850 UNIVERSAL 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 18