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Home My WebLink AboutItem IV PLAN COMMISSION STAFF REPORT SEPTEMBER 5, 2023 ITEM IV: COMPREHENSIVE LAND USE PLAN MAP AMENDMENT FROM INTERSTATE COMMERCIAL TO COMMUNITY FACILITY FOR PROPERTY LOCATED AT 425 N WASHBURN STREET GENERAL INFORMATION Owner: 425 N Washburn LLC Applicant: River Valley Church Inc. Actions Requested: The applicant is requesting an amendment to the Recommended Land Use Map in the Comprehensive Plan. The subject area is designated for Interstate Commercial land use; the applicant is requesting a change to a Community Facility land use designation. Property Location and Background Information: The petitioner is requesting a comprehensive land use map amendment of an existing 10.26-acre commercial property located along North Washburn Street. The site includes a 24,360 sq. ft. office building and associated parking area that was originally used as a car dealership and was most recently used as an office facility for Oshkosh Corporation. The applicant has requested to use the site for an indoor institutional use (church). The proposed use is not consistent with the Comprehensive Plan and is not permitted in the SMU district. The lot will require a comprehensive land use map amendment and zone change to allow the proposed use. The surrounding area consists of primarily of commercial uses along to the north and south along North Washburn Street, residential and open space use to the west, and Highway 41 to the east. Page 1 Item IV: Comp Plan Land Use Map Amendment - 425 N Washburn St. Subject Site Existing Land Use Zoning Commercial SMU-PD Adjacent Land Use and Zoning Existing Uses Zoning North Commercial & Industrial SMU South Commercial SMU-PD East Highway 41 Highway 41 West Residential SR-3 Recognized Neighborhood Organizations None Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Interstate Commercial 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 Subject Site Page 2 Item IV: Comp Plan Land Use Map Amendment - 425 N Washburn St. 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. The petitioner approached the City about utilizing the existing building on the subject site for a church. The proposal was brought to a Plan Commission workshop on June 20, 2023. Plan Commission was generally supportive of the proposal. Staff has concerns that amending the future land use designation of the subject property to Community Facility would disrupt the cohesiveness of the commercial frontage along North Washburn Street. Staff believes that the existing Interstate Commercial land use designation continues to be the highest and best land use designation due to the site location within the City of Oshkosh’s I-41 commercial corridor and would be inconsistent with the surrounding development. The City of Oshkosh Comprehensive Plan establishes goals and actions. Goal LU3 states, encourage compatible land use development and LU3.1 states, promote land use decisions that do not conflict with adjoining properties. The proposed amendment would conflict with these goals and objectives. Staff evaluated other institutional land uses along I-41 in neighboring communities. Staff found the institutional land uses in Neenah and Grand Chute were not within the primary established commercial area, but rather were located in areas of less intense development and surrounded by other institutional uses and residential land uses. RECOMMENDATION Comprehensive Land Use Map Amendment: Staff recommends denial of the requested land use map amendment from Interstate Commercial to Community Facility for property located at 425 North Washburn Street with findings that the proposed amendment is not consistent with the goals and objectives of the Comprehensive Plan and is not consistent with the surrounding area. Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 COMP PLAN AMENDMENT 425 N. WASHBURN ST. PC: 9-5-2023 HOA SAWYER CREEK SUBDIV PO BOX 3955 OSHKOSH WI 54903 REAL ESTATE MATCH LLC 2330 LADYBIRD DR NEENAH WI 54956 425 N WASHBURN LLC PO BOX 161 ALMA WI 54610 BERGSTROM CHEVROLET CADILLAC OF OSHKOSH 150 N GREEN BAY RD NEENAH WI 54956 CREEK VIEW PLAZA II LLC PO BOX 161 ALMA WI 54610 CLAYTON G/THOMAS G/KIM M VERSTEGEN 1364 COUNTY ROAD I OSHKOSH WI 54902 APRIL SPIELBAUER 370 WESTBROOK DR OSHKOSH WI 54904 PETER J FAUST 1229 NATURE TRAIL DR NEENAH WI 54956 525 N WASHBURN LLC PO BOX 161 ALMA WI 54610 Page 9 LINWAY CT WESTBROOK DR N WASHBURN ST !"#$41 J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 8/15/2023 1 in = 220 ft1 in = 0.04 mi¯425 N WASHBURN 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 10 WWEESSTTPPOOIINNTTEE DDRR MONTICELLO MONTICELLO DRDR LLIINNWWAA YYCCTT LINWAY CTLINWAY CT SULLIVAN ST LOMBARD AV TAFT AVPATRIOT LA ROBIN AV L AK ESI D E C T FALL CREEK LA SOUTHLAND AV SKYVIEW AVLAK E P OI N T E D R WINDINGBROOK DR WESTBROOK DR ASPIRE LA WITZEL AVWITZELAVWITZEL AV W I T Z E L AV N KOELLER ST N W ASHB URN S T N WASHBURN ST !"#$41 !"#$41 DR-6DR-6 DR-6 DR-6-PD DR-6-PD I I I-PD MR-12 MR-12 MR-12-PD MR-12-PD MR-20 NMU-PD SMU SMU SMU SMU-PD SMU-PD SMU-PDSMU-PD SR-3 SR-5 SR-5 J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 8/15/2023 1 in = 500 ft1 in = 0.09 mi¯425 N WASHBURN 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 11 LINWAY CT WESTBROOK DR N WASHBURN ST !"#$41 J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 8/15/2023 1 in = 220 ft1 in = 0.04 mi¯425 N WASHBURN 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