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HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 January 2, 2024 PLAN COMMISSION MINUTES January 2, 2024 PRESENT: Margy Davey, Kathleen Propp, Ed Bowen, Thomas Perry, Kristopher Ulrich, Council Member Esslinger, DJ Nichols, Karl Loewenstein, John Kiefer EXCUSED: Meredith Scheuermann, Mamadou Coulibaly STAFF: Mark Lyons, Planning Services Manager; Justin Gierach, Engineering Division Manager; Brian Slusarek, Planner; Jeff Nau, Planner; Brandon Nielsen, Associate Planner, Emma Dziengeleski, Assistant Planner; Kelly Nieforth, Community Development Director Chairperson Perry called the meeting to order at 4:09 pm. Roll call was taken and a quorum declared present. The minutes of December 5, 2023 were approved as presented. (Kiefer/Propp) I. APPROVAL OF DESIGN ALTERATION REVIEW FOR FAÇADE MODIFICATIONS AT 216 STATE STREET Site Inspections Report: Several members reported visiting the site. Staff report accepted as part of the record. The applicant requests approval of a Design Alteration Review for façade modifications at 216 State Street, located within a Central Mixed Use Zoning District (CMU). Mr. Slusarek presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The subject site is located on the east side of State Street, south of Waugoo Avenue. The property includes a vacant two-story building, which was previously occupied by the Oshkosh Northwestern. The site is zoned Central Mixed Use District (CMU) and the surrounding area consists primarily of commercial uses. The applicant plans to convert the building to a first-floor restaurant (phase 1) and also add hotel accommodations above the restaurant and in the building immediately to the north (224 State Street) as future phases. The restaurant conversion will include front façade modifications, which require design alteration review by Plan Commission. The applicant plans to remove the existing metal panel and aggregate panel exterior to expose the original brick exterior and add storefront windows back into the spaces where windows were located previously. The front entrance will also be modified for ADA accessibility. These changes are intended to increase accessibility and improve the front elevation of the proposed restaurant. __________________________________ Plan Commission Minutes 2 January 2, 2024 Staff is supportive of the proposed façade updates as the exposure of the original brick and added window areas will serve to enhance the appearance of the facade. The façade enhancements will be complementary to the center city area. Staff recommends approval of a Design Alteration Review for building façade modifications as proposed. Mr. Perry opened up technical questions to staff. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. Mr. Perry asked if other members of the public wished to speak. Mr. Perry closed public comments. There was no closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Davey. Mr. Perry asked if there was any discussion on the motion. Ms. Propp is happy to see this project move forward. Motion carried 9-0 Mr. Nielsen presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in the area for items II.A and II.B together. Site Inspections Report: Mr. Kiefer, Ms. Davey, Mr. Esslinger, Ms. Propp, and Mr. Perry reported visiting the site. Staff reports accepted as part of the record. II.A. 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 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. 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 __________________________________ Plan Commission Minutes 3 January 2, 2024 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. 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. Staff recommends approval of the zone change with the findings listed in the staff report. II.B. PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN INDOOR INSTIUTIONAL USE (CHURCH) FOR THE PROPERTY LOCATED AT 425 NORTH WASHBURN STREET Indoor institutional uses are permitted only through a Conditional Use Permit in the Institutional District. The applicant is requesting approval for a Conditional Use Permit to convert the site from an 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 zone change from Suburban Mixed Use with a Planned Development Overlay (SMU-PD) to Institutional (I) was requested in Item IIA of this meeting. 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. 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. Staff recommends approval of the proposed Conditional Use Permit for an indoor institutional use at 425 North Washburn Street with the findings listed in the staff report. Mr. Perry opened up technical questions to staff. Mr. Loewenstein asked if the church outgrows the space in ten years and some other institution wants to come there, would they have to come back to Plan Commission to use that space. __________________________________ Plan Commission Minutes 4 January 2, 2024 Mr. Lyons stated another institution could move in without having to come back to Plan Commission. If the building is not used for an institutional use for twelve consecutive months, then the CUP would expire. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. Caleb Ihrig, 3550 Bambi Lane, sits on the board at River Valley Church. They were very encouraged by the unanimous Council vote in support of the plan amendment. This request now aligns with that. A church in Oshkosh cannot operate in anything other than something zoned Institutional. In some cities you are able to under a commercial zoning. In regards to any future commercial use of this property, it is a little bit of a challenge, due to the retention pond in the back. It is part of a three-hundred foot drainage easement, because the lot to the south is basically 99% impervious surface. Sawyer Creek runs through the subject property and is considered a navigable waterway, so the whole lot is considered shore land and has high water setbacks. There are also wetlands delineated in that valley. There is also a high-pressure gas line flowing through the backside of the parking lot with a fifty-foot easement. You can pave over it but you cannot build on top of it. There is another gas line easement along the backside too. The church would like to move in with the existing building, parking lot, and keep a lot of the existing green space in the back. They are looking forward to making it their home. Mr. Perry asked if other members of the public wished to speak. Mr. Perry closed public comments. There was no closing statement from the applicant. II.A - Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Kiefer. Mr. Perry asked if there was any discussion on the motion. Motion carried 9-0 II.B - Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Davey. Mr. Perry asked if there was any discussion on the motion. Motion carried 9-0 __________________________________ Plan Commission Minutes 5 January 2, 2024 III. GENERAL DEVELOPMENT PLAN AMENDMENT FOR PROPERTIES LOCATED AT 250 NORTH SAWYER STREET & 1100 WITZEL AVENUE Site Inspections Report: Mr. Bowen, Mr. Esslinger, Mr. Nichols, Mr. Loewenstein, and Mr. Kiefer reported visiting the site. Staff report accepted as part of the record. The applicant requests approval of General Development Plan amendment for athletic fields at the Lourdes Academy site, located at 250 North Sawyer Street and 1100 Witzel Avenue. Mr. Slusarek presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The subject site consists of two properties with frontage on Witzel Avenue, Josslyn Street, Southland Avenue, and North Sawyer Street. The south site is Lourdes Academy. The north site is a former drive-through bank. The site has an existing Planned Development. In 2021 the PD was amended for building and parking lot additions which were completed in 2022. Lourdes Academy is proposing a multiuse turf sports complex to include field space for baseball, football, soccer, and softball. The fields will be located to the north of the existing school. The project includes installation of 8’ tall perimeter fencing and interior baseball/softball fence backstops. The fields will also be provided with lights for evening events with an estimated 6 stadium light posts. The site plan also includes bleachers and press box on the east (Josslyn Street) side of the football/soccer field. The applicant has not yet held a neighborhood meeting as plans are in the conceptual phase. The applicant will need to hold a neighborhood meeting prior to submitting final plans for Specific Implementation Plan (SIP) approval. Base standard modifications (BSM) will likely be needed for fence height/material, street side setback for bleachers/press box, and possibly accessory building height for the press box. Any requested BSM’s will be addressed during the SIP phase. A Certified Survey Map (CSM) will be required to combine the properties. The lights will be LED fixtures at an approximate height of 55 ft. and will be similar to lighting recently installed at Oshkosh West High School. This will require a BSM as the maximum light fixture height in the Institutional (I) district is 23 ft. Requested BSMs for increased light fixture height and intensity (if necessary) will be addressed as part of the SIP review. Staff recommends approval of General Development Plan amendment with the findings and conditions listed in the staff report. __________________________________ Plan Commission Minutes 6 January 2, 2024 Mr. Lyons stated this is kind of a master planning, capital fundraising, type of request. The applicant is coming in for the base level concept approval, so they can begin their capital improvement campaign, and begin finalizing plans for what this project could look like. That is why the neighborhood meeting has not been done yet. We did not want to take a plan to the neighborhood that is potentially likely to change as the project evolves. Mr. Perry opened up technical questions to staff. Ms. Davey stated she wanted more information regarding parking. Mr. Lyons stated they have previously added a parking lot behind the building and on the east- side of the street to help with their long-term parking needs. It should be adequate due to the different time periods the school is in use versus the fields. It is something that, as we get into SIP, we will have to take a closer look at. There will most likely be a Plan Commission Workshop once there is a more final plan set of what this is going to look like. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. John Dinegan, of 1575 Westhaven Circle in Oshkosh. This is the introductory phase and they want to work in conjunction with the City. The outdoor space at Lourdes Academy, for the students that participate in athletics, is very limited especially for spring athletics. Many of their student athlete travel elsewhere to practice. For example, the baseball players practice at County Park. The project would allow their student athletes to practice on the premise. The project is probably in the neighborhood of four-million dollars, so it will take awhile to fundraise. He made himself available for questions. Mr. Perry asked if other members of the public wished to speak. Mr. Perry closed public comments. There was no closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Davey. Mr. Perry asked if there was any discussion on the motion. Motion carried 9-0 PLANNING MANAGERS REPORT: Mr. Lyons stated we have had a couple instances in recent meetings where we were getting close to having quorum issues. It is very important for this body to continue to meet on a bi-weekly __________________________________ Plan Commission Minutes 7 January 2, 2024 basis to make sure these development projects move forward in a timely fashion. A number of items that we deal with have statutory requirements on how long between filing and Council it has to be. Please respond in a timely manner to the attendance confirmation emails we send out. We have alternate members that need to know if they are able to vote or not at a meeting. If you state that you can attend, and that changes, please contact us right away so we can reach out to alternates. Katrina sends an attendance email on Wednesday or Thursday morning, the week prior to Plan Commission. If we have not heard back from you by Monday mid-morning Katrina calls you. Please do your best and be considerate of your fellow members time, and communicate with us if you are able to make the meeting, or not, in a timely manner, and if anything changes with your schedule. There being no further business, the meeting adjourned at approximately 4:36 pm. (Kiefer/Propp) Respectfully Submitted, Mark Lyons Planning Services Manager ML/km