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Home My WebLink AboutItem IVPLAN COMMISSION STAFF REPORT SEPTEMBER 19, 2023 ITEM IV: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN ADAPTIVE REUSE AT 2501 HARRISON STREET GENERAL INFORMATION Applicant/Property Owner: Winnebago County Housing Authority Action(s) Requested: The applicant is requesting Conditional Use Permit approval for an adaptive reuse at 2501 Harrison Street. Applicable Ordinance Provisions: Adaptive Reuses are permitted only through a conditional use permit in the Single Family Residential - 3 District (SR-3) as regulated in Section 30-37(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 the west side of Harrison Street, north of Libbey Avenue. The subject parcel is about 0.44 acres in size and is developed with an existing building including attached garage and associated parking area. The property was most recently used as a community based residential facility (CBRF). The site is surrounded by a mixture of residential and industrial land, along with vacant land immediately to the west. Subject Site: Existing Land Use Zoning Vacant CBRF SR-3 Adjacent Land Use and Zoning: Existing Uses Zoning North Residential SR-3 South Residential SR-3 West Vacant SR-3 East Residential UI Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Light Density Residential ANALYSIS The applicant is requesting approval for an adaptive reuse of the site to convert the existing to an office to be utilized by Winnebago County Housing Authority for 6 or 7 employees. According to the applicant, the building footprint will remain as existing. Plans for the site include interior work and repaving the existing parking lot. A Plan Commission workshop was held on August 1, 2023, with Plan Commission voicing support for the proposed use. Page 1 Item IV– CUP Adaptive Reuse – 2501 Harrison St. Aerial view of subject property Staff is in support of the Conditional Use Permit (CUP) for the adaptive reuse as the conversion of the site to an office should not have an adverse impact on neighboring properties due to the relatively small scale of the use with up to 7 employees. The proposed use is also compatible with neighboring properties as the surrounding area includes several non-residential uses. The existing parking area and garage provide a total of 7 parking stalls, which will be sufficient for the expected number of employees. The Inspections Services Department has been in contact with the applicant and has noted that plans are required to be submitted for the proposed change of use for review to establish if the existing building can be converted to the proposed new business use. The Department of Public Works has noted that plans will need to be submitted for any site work, including re- paving the parking area. Page 2 Item IV– CUP Adaptive Reuse – 2501 Harrison St. Street view of subject property from 2019 google earth imagery 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 adaptive reuse at 2501 Harrison Street with the findings listed above. Page 3 Page 4 2501 Harrison we are wanting to use this building as a main office for our agency. this will require a conditional use permit. this will be a temporary solution until we buy a building or build new. there will be 6 or 7 people working out of this office. we will be adding a knee wall with a half door on the inside and repaving the parking lot. Page 5 Page 6 CONDITIONAL USE PERMIT 2501 HARRISON STREET PC: 9-19-2023 ANDERSON MINI-STORAGE LLC 2222 WHITE SWAN DR OSHKOSH WI 54901 JOHN PRIEBE 2407 HARRISON ST OSHKOSH WI 54901 BARBARA J LARSON 315 W 3RD ST KIMBERLY WI 54136 GEORGE J SELL 220 LIBBEY AVE OSHKOSH WI 54901 WINNEBAGO COUNTY HOUSING AUTHORITY PO BOX 397 OSHKOSH WI 54903 WESTLAND PROPERTIES LLC 2527 HARRISON ST OSHKOSH WI 54901 Page 7 LIBBEY AV ASHLAND ST HARRISON ST 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: 8/18/2023 1 in = 120 ft1 in = 0.02 mi¯2501 HARRISON STREET 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 NICOLET AV W SMITH AV GENEVA ST W PACKER AV MALLARD AV GREENWOOD CT EVANS ST BAVARIAN CT LIBBEY AV E SMITH AV PORTSIDE CT HARBORVIEW CT STARBOARD CT W E SMITH AV COMET ST NICOLET AV STARBOARD CT WINDWARD CT LEEWARD CT ANCHORAGE CT JEFFERSON ST MT VERNON ST ALLEN AV E PACKER AV LEEWARD CT W DOCTORS CT ALPINE CT ASHLAND ST BOWEN ST N MAIN ST E LINWOOD AVW LINWOOD AV HARRISON ST HARRISON ST ·YTNUOC"A Oshkosh Oshkosh City Limit City Limit Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit BP DR-6 HI I I I-PD MR-12 MR-12 MR-20 MR-20 MR-20 MR-20 NMU SMUSMU-PD SR-2 SR-3 SR-3 SR-3 SR-3 SR-3 SR-3 SR-3 SR-9 UI UI UI UI 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: 8/18/2023 1 in = 500 ft1 in = 0.09 mi¯2501 HARRISON STREET 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 ASHLAND ST LIBBEY AV HARRISON ST 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: 8/18/2023 1 in = 100 ft1 in = 0.02 mi¯2501 HARRISON STREET 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