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Home My WebLink AboutItem II.BPLAN COMMISSION STAFF REPORT JANUARY 2, 2024 ITEM IIB: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN INDOOR INSTIUTIONAL USE (CHURCH) 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 is requesting Conditional Use Permit approval for an indoor institutional use at 425 North Washburn Steet. Applicable Ordinance Provisions: Indoor Institutional uses are permitted only through a Conditional Use Permit (CUP) in the Institutional District (I) as regulated in Section 30-50(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 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. Subject Site Existing Land Use Zoning Vacant Commercial Suburban Mixed Use with a Planned Development (SMU-PD) Recognized Neighborhood Organizations None 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) Page 1 Item IIB – CUP – 425 North Washburn Street Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Community Facility ANALYSIS Use The applicant is requesting approval for a Conditional Use Permit on the site to convert the existing office building to a church. According to the applicant, the building footprint will remain as is and will be sufficient for their proposed use. No additional structures are planned at this time. A Plan Commission workshop was held on June 20, 2023 with Plan Commission supportive of the proposal. On September 5, 2023 Plan Commission reviewed and approved a land use map amendment from Interstate Commercial to Community Facility; and Common Council subsequently approved of this on October 24, 2023. A zone change from Suburban Mixed Use with a Planned Development Overlay (SMU-PD) to Institutional (I) was requested in Item IIA of this meeting. Aerial view of subject property Page 2 Item IIB – CUP – 425 North Washburn Street Staff is in support of the Conditional Use Permit (CUP) for the indoor institutional use as the conversion of the site to a church should not have an adverse impact on neighboring properties due to the relatively infrequent use of the property along with the majority of users being onsite during Sunday mornings. According to the applicant, Sunday morning attendance is currently around 700 people over three services. The applicant plans to break this into two services at this new location, meaning approximately ~350+ people during each of two services, as well as five to ten staff members. The church plans to have five full-time staff and five part-time staff to assist with additional events that are hosted throughout the week. These events typically generate 10 to 50 people depending on the event. The existing parking area provides a total of 250+ parking stalls, which will be sufficient for the expected number of employees and visitors at any given time. The Inspections Services Department noted that, if applicable, building, HVAC, Plumbing, Fire Alarm & Fire Suppression plans will be required to be submitted prior to permit issuance. 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 indoor institutional use at 425 North Washburn Street with the findings listed above. Page 3 Oshkosh City of Oshkosh Application Conditional Use Permit **PLEASE TYPE OR PRINT USING BLACK INK** SUBMIT TO: Dept, of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130 Room 204 PHONE: (920) 236-5059 Email: planning@ci.oshkosh.wi.us APPLICANT INFORMATION Petitioner: R\\)a)Wy (LWatylVn__________________________________________Date: Petitioner's Address: 13^1 k\)fi _____________City: State: UlX Zip: SV9Q ) Telephone #: (920)_3?q- foSlfoT- Email:^Contact preference: □ Phone Email Status of Petitioner (Please Check): □ Owner □ Representative □ Tenant X Prospective Buyer Telephone #: ( )______________ Email:___________________ Contact preference: □ Phone □ Email Ownership Status (Please Check): □ Individual □ Trust □ Partnership □ Corporation Property Owner Consent: (required) By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: ____________________________________________________________Date:___________ SITE INFORMATION Address/Location of Proposed Project: _ MZS iO. UJb^Kbum ^ ________________________ Proposed Project Type: RfM^cxAe. ^_______________________________________________________________ Estimated Cost: ^ » S' /A________________’_____________________________________________________ Current Use of Property: _______________________________________________Zoning: CM^ Land Uses Surrounding Your Site: North: __________________________________________________ South: S M ~ East: p~ M> __________________ West: v Ag vvV i o\ **Please note that a meeting notice will be mailed to all abutting property owners regarding your request. > It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. > Application fees are due at time of submittal. Make check payable to City of Oshkosh. > Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City’s website at https://www.ci.oshkosh.wi.us/CommunityDevelopment/ Sign______Staff_______Date Rec'd 425 N WASHBURN LLC CHRISTOPHER POMMERENING MBR 461N WASHBURN ST OSHKOSH, WI 54904 920- 539-5551 hwy41oshkosh4biz@gmail.com xx 11/16/2023 LLC 11/16/2023 Page 4 Briefly explain how the proposed conditional use will not have a negative effect on the issues below. 1. Health, safety, and general welfare of occupants of surrounding lands. AM) "VWe surrcuj^vw^ lc>Lis\ir\esseS See. ^ ^ s 4j ■ 2. Pedestrian and vehicular circulation and safety. Cc>+^f*\ejvV (X^ovC. Tcxx^ ^t^£Lc^S 4o b^4-U. 2.) «*- Cc#\+\erc\G\ Cc>ort<Ac>rS. 3. Noise, air, water, or other forms of environmental pollution. Auui^4or\o^\ bujlcitA^ toiU b£_ Uifi.ll - iA.5u.W4€jc^ '^c,v^ K^o ^Xourv-jS 4o ock^ p&rlei-iy^ Lr^tc^s ( 4 The demand for and availability of public services and facilities. K-ic»•C- 5. Character and future development of the area. lOo CWv^e.. SVruuiA-tAre. SUBMITTAL REQUIREMENTS - Must accompany the application to be complete. (Submit only digital files. If file size exceeds 10 mb, please send through a file transfer. Please note at the discretion of Community Development staff may request a hard copy) > A narrative of the proposed conditional use and project including: □ Proposed use of the property □ Existing use of the property □ Identification of structures on the property and discussion of their relation to the project □ Projected number of residents, employees, and/or daily customers □ Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the nearest one-hundredth of an acre □ Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc. □ Surrounding land uses □ Compatibility of the proposed use with adjacent and other properties in the area. □ Traffic generation □ Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties > A complete site plan including: □ Digital plans and drawings of the project □ Title block that provides all contact information for the petitioner and/or owner, if different □ Full name and contact information of petitioner’s engineers/surveyors/architects, or other design professionals used in the plan preparation □ The date of the original plan and latest date of revision to the plan □ A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1 ”=60’) unless otherwise approved by the Department of Community Development prior to submittal □ All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled □ All required and proposed building setbacks and offset lines □ All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks, patios, fences, walls □ Location of all outdoor storage and refuse disposal areas and the design and materials used for construction □ Location and dimension of all on-site parking (and off-site parking provisions if they are to be employed), including a summary of the number of parking stalls provided per the requirements of Section 30-175 City of Oshkosh Zoning Ordinance □ Location and dimension of all loading and service areas on the subject property □ Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometries plan □ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e. visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators 2Page 5 > A complete landscaping plan including (If deemed necessary by Planning Services): □ The location, species, and installation size of plantings. □ A table summarizing all proposed species and required and provided landscaping points for all applicable landscaping components: building foundation, paved areas, street frontages, yards, bufferyards. > Architectural plan including a percentage breakdown of exterior materials applied to each building fagade (if deemed necessary by Planning Services). > Any other necessary information as determined during pre-submittal meeting with City staff. Planning Staff may waive certain requirements if deemed not applicable to the project review. I hereby certify that to the best of my knowledge all required application materials are included with this application. I am aware that failure to submit the required completed application materials may result in denial or delay of the application request. Applicant's Signature (required):______________________________ Date: [\ 2oZ ^ 3Page 6 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 7 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 8 Page 9 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 10 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 11 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 12 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 13