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Home My WebLink AboutItem VPLAN COMMISSION STAFF REPORT SEPTEMBER 19, 2023 ITEM V: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN ADAPTIVE REUSE AT 204 CHURCH AVENUE GENERAL INFORMATION Applicant/Property Owner: Clinton Liard, Behind Stained Glass, LLC Action(s) Requested: The applicant is requesting a Conditional Use Permit approval for an adaptive reuse at 204 Church Avenue. Applicable Ordinance Provisions: Adaptive Reuses 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 at the northwesterly corner of Church Avenue and Central Street. The subject parcel is about 4,851 square feet (0.11 acres) in area and is developed with an existing 2,296 square foot two-story building constructed pre-1920. According to the City records, this property was originally used as a single-family house. Between 1976 and 1977, the use changed to commercial (abstract and title business). Since that time the property switched uses back and forth from commercial to various institutional uses. The general area has a wide variety of uses including governmental, institutional, low to high density residential and commercial, many of which were former single-family structures converted to commercial uses. Subject Site: Existing Land Use Zoning Institutional Residential Urban Mixed Use (UMU) Recognized Neighborhood Organizations Zoning Institutional Residential Urban Mixed Use (UMU) Street View of Subject Site Page 1 Item V – CUP – Adaptive Reuse – 204 Church Avenue Adjacent Land Use and Zoning: Existing Uses Zoning North Low-Density Residential Two-Flat Residential 10 with Planned Development Overlay (TR-10-PD) South Governmental (City Hall/Police Department) Institutional with Planned Development Overlay (I-PD) West Single-Family Residential Urban Mixed Use (UMU) East Institutional (Church) Institutional (I) Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Center City ANALYSIS The applicant is requesting approval for a Conditional Use Permit for an adaptive reuse of the property to convert the existing institutional residential use to a single-family use. Single- family uses are not permitted in the UMU Zoning District. However, as the original structure was constructed as a single-family house, an adaptive reuse is the prudent course of action to legally reestablish the single-family use. According to the applicant, the existing footprint of the building will not be changed and there are no external design modifications planned. Staff is in support of the Conditional Use Permit for the adaptive reuse as the use conversion will not have a detrimental impact on the surrounding area and will not result in increased traffic to the site. Architecturally, the building already fits the character of the surrounding area. Staff also feel the proposed use of the site will align with the design of the building itself, as the exterior appearance is consistent with that of a single-family home. 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 Aerial View of Subject Site Page 2 Item V – CUP – Adaptive Reuse – 204 Church Avenue 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. Staff recommends approval of the proposed Conditional Use Permit for an adaptive reuse at 204 Church Avenue as with the findings listed above. Page 3 Page 4 Page 5 Page 6 Page 7 210 204 511 EASEMENT - MISC CENTRAL ST CENTRAL ST CHURCH AV CHURCH AV CHURCH AV CHURCH AV L:\GIS_Maps\Planning Base Map - For Windows 10.mxd User: katrinam 2 5 0 1 H A R R I S O N S T City of Oshkosh maps and data are intended to be used for general identification purposes only, and theCity of Oshkosh assumes no liability for the accuracy of the information. Those using the information areresponsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Printing Date: 8/18/2023 1 in = 20 ft1 in = 0 mi¯ 10 0 10 205 Feet Prepared by: City of Oshkosh, WI Page 8 CONDITIONAL USE PERMIT 204 CHURCH AVENUE PC: 9-19-2023 KENDAL R/MICHELLE A WATWOOD 143 CHURCH AVE OSHKOSH WI 54901 NORTH AMERICAN FNDTN OF ISLAMIC SERVICES 138 CHURCH AVE OSHKOSH WI 54901 FIRST PRESBYTERIAN CHURCH 110 CHURCH AVE OSHKOSH WI 54901 WE RENT HOUSES REAL ESTATE GROUP LLC 1511 OREGON ST OSHKOSH WI 54902 SONRISE MISSION INC 222 CHURCH AVE OSHKOSH WI 54901 MARK W AREND 210 CHURCH AVE OSHKOSH WI 54901 Page 9 W PARKWAY AV CHURCH AV DIVISIONST CENTRAL ST FRANKLIN ST FREDERICK ST CENTRAL ST ALGOMA BLVD 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¯204 CHURCH AVENUE 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 W LINCOLN AV COMMERCE S T DAWES ST W PARKWAY AV E LINCOLN AV MERRITT AV HUDSON AV DIVISION ST NORTHWESTERN AV PEARL AV COURT ST PEARL AVCITY CENTER CAMPUS PL WAUGOO AV CHURCHAV OTTER AV JEFFERSON ST DAWES ST DIVISION ST FREDERICK ST FRANKLIN ST CENTRAL ST WRIGHT ST CHERRY ST W LINCOLN AV IDA AV FULTON AV MT VERNON ST E PARKWAY AV CHURCH AV MARKETST RIVERWAY DR W LINCOLN AV DIVISION ST BROWN ST MARKETST MT VERNON ST DIVISION ST CENTRAL ST FREDERICK ST UNION AV PLEASANT ST MADISON ST AMHERST AV AMHERST AV OXFORD AV DALE AV JEFFERSON ST MARION RD FRANKLIN ST STATE ST CENTRAL ST WISCONSIN ST E IRVING AVW IRVING AV ALGOMA BLVD HIGHAV WASHINGTON AV N MAIN ST JACKSON ST JACKSON ST CMU CMU CMU CMU CMU-PD CMU-PD CMU-RFO I I I I I I I I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PDI-PD I-PD I-PD-UTO I-PD-UTO I-UTO MR-20-UTO MR-20-UTO MR-36 MR-36-UTO MULTIPLE RMU-PD-RFO TR-10 TR-10 TR-10 TR-10 TR-10-PD TR-10-PD TR-10-UTO TR-10PDUTO UMU UMU UMU UMU UMU UMU UMU-PD UMU-PD UMU-PD UMU-PD UMU-PD-UTO UMU-UTO UMU-UTO 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¯204 CHURCH AVENUE 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 W PARKWAY AV CENTRAL ST FRANKLIN ST FREDERICK ST CHURCH AV CENTRAL 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¯204 CHURCH AVENUE 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