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Home My WebLink AboutItem II.A PLAN COMMISSION STAFF REPORT JANUARY 2, 2024 ITEM IIA: PUBLIC HEARING: ZONE CHANGE FROM SUBURBAN MIXED USE DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (SMU-PD) TO INSTITUTIONAL DISTRICT (I) FOR THE PROPERTY LOCATED AT 425 NORTH WASHBURN STREET GENERAL INFORMATION Owner: 425 N Washburn LLC Applicant: River Valley Church Action(s) Requested: The applicant requests a zone change from the existing Suburban Mixed Use with a Planned Development Overlay (SMU-PD) to Institutional (I) for the property located at 425 North Washburn Street. Applicable Ordinance Provisions: Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance. Property Location and Background Information: The subject site consists a single lot that is 10.26 acres and is located north of Witzel Avenue on North Washburn Street. The site includes a 24,360 square foot office building, and associated parking area, that was previously used as an office for Oshkosh Corporation. The surrounding area consists of single and two-family uses to the west, and commercial uses to the north, east, and south. The 2040 Comprehensive Land Use Plan recommends Community Facility uses for the subject site. The applicant 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 supportive of the proposal. On September 5, 2023 Plan Commission reviewed, and Common Council subsequently approved, a land use map amendment from Interstate Commercial to Community Facility on October 24, 2023. Subject Site Existing Land Use Zoning Vacant Commercial Suburban Mixed Use with a Planned Development (SMU-PD) Recognized Neighborhood Organizations None Page 1 ITEM IA: Zone Change – 425 North Washburn Street Adjacent Land Use and Zoning Existing Uses Zoning North Commercial Suburban Mixed Use (SMU) South Commercial Suburban Mixed Use with a Planned Development (SMU-PD) East Commercial Suburban Mixed Use (SMU) West Multi-Family Residential Duplex Residential - 6 (DR-6) Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Community Facility ANALYSIS Zone Change The applicant is requesting a zone change to Institutional District (I) for the subject property. This request is intended to provide appropriate zoning for future indoor institutional use of the property. Page 2 ITEM IA: Zone Change – 425 North Washburn Street The proposed Institutional (I) zoning is consistent with the 2040 Comprehensive Land Use Plan recommendation of Community Facility for the subject site. For this reason, staff is supportive of the proposed rezoning of the subject site. 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. (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: (iii) 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. Staff recommends approval of the zone change with the findings listed above. Page 3 Page 4 Page 5 Narrative 425 N Washburn Proposed Use RiverValley Church was founded in Oshkosh in 1950, and has been located at 1331 High Ave since 1953. Due to significant growth over the past few years, we are looking to relocate into a larger facility. 425 Washburn presents the ideal opportunity for our new home - a well-lit 250+ parking lot, a large clear-span building, and significant green space. Our intent is to remodel the existing building for our purposes (auditorium, kids classrooms, etc) and move into the facility by the end of 2024. Existing Use The property was originally developed in 2002 as a car dealership (Pommerening Automotive). For the past 13 years it has been leased by Oshkosh Defense as office space. Earlier this year Oshkosh Defense left the property. The property has been vacant for the past ~6 months. Existing Structures The only building on the property is a 120’ x 200’ clear-span metal frame building. Our intent would be to complete interior remodeling and minimal exterior remodeling (relocation of main entrance, portico) of existing structure. Projected Employees/Customers RiverValley Church currently employees 5 full-time staff, and 5 part-time staff. Sunday morning attendance currently averages ~700+ across 3 services. A larger facility would allow us to condense into 2 services. Additional events are hosted throughout the week, including Jr High Youth Group on Wednesday nights (~30 kids) , Sr High Youth Group on Sunday night (~50 kids). , various small group adult studies (10-15 adults), and a monthly free meal open to the public (~50 people). Proposed Area (Floor, Landscape, Parking) The current application (CUP & Rezoning) requests no alterations to the existing property. Lot Size: 10.28 acres Existing Building = 12’ x 220’ = ~0.55 acres Existing Parking Lot = ~2.80 acres Mowed/Landscaped Area = 5.05 acres Un-mowed / Natural Area = 1.88 acres Page 6 Effects on Adjoining Properties Minimal impact on adjoining properties. Highest traffic during Sunday morning services (8am - noon). Surrounding Land Uses North - Primarily green space and storage, with small strip mall along frontage road East - Frontage Road (Washburn Ave) and Hwy 41 South - Bergstrom Car Dealership West - Residential Compatibility of the Proposed Use with Area Request to rezone from existing (SMU-PD) to Institutional (I-PD) is compatible with the recently amended Comprehensive Plan. Traffic Generation Period of greatest traffic would be Sunday mornings (8am - noon), when surrounding commercial properties receive minimal/reduced traffic. All traffic would enter/exit from Washburn Ave. Page 7 Page 8 ZONE CHANGE & CUP 425 N WASHBURN ST PC: 1-2-2024 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 CHEV CADI OSH 150 N GREEN BAY RD NEENAH WI 54956 CREEK VIEW PLAZA II LLC PO BOX 161 ALMA WI 54610 THE VERSTEGENS 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