The URL can be used to link to this page

Home My WebLink AboutItem I.B.PLAN COMMISSION STAFF REPORT FEBRUARY 6, 2024 ITEM IB: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN INSTITUTIONAL RESIDENTIAL USE FOR THE PROPERTY LOCATED AT 240 ALGOMA BOULEVARD GENERAL INFORMATION Owner/Applicant: Christine Ann Domestic Abuse Services, Inc. Action(s) Requested: The applicant is requesting Conditional Use Permit approval for an institutional residential use at 240 Algoma Boulevard. 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 of a 1.69-acre property located on the north side of Algoma Boulevard, east of Jackson Street. The site includes a three-story 33,174 square foot mixed commercial/residential building and associated parking area. The surrounding area consists primarily of institutional and government uses, including City Hall and the Oshkosh Police Department to the west, along with residential and commercial uses to the north. The 2040 Comprehensive Land Use Plan recommends Center City land use for the site. Subject Site Existing Land Use Zoning Mixed commercial/residential Pending Zone change to Institutional Recognized Neighborhood Organizations Middle Village Adjacent Land Use and Zoning Existing Uses Zoning North Commercial & Mixed use I-PD & UMU South Residential & Government UMU East Institutional I West Government I-PD Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City Page 1 Item IB – CUP – 240 Algoma Blvd ANALYSIS Use The applicant is requesting approval of a Conditional Use Permit to convert the existing mixed- use building to an institutional residential use. The Christine Ann Center domestic abuse shelter, currently located immediately to the east of the subject site (206 Algoma Boulevard), is proposing to utilize the site. Proposed plans include interior alterations to the building. According to the applicant, the first floor will be staff office spaces, meeting rooms and communal spaces for residents. The building contains a total of 22 dwelling units on the second and third floor, which will remain unchanged. The second floor will be utilized for shelter occupants with the average stay of 39 days and the third floor will be utilized for transitional housing which could include up to 2 years. No changes are being proposed to the footprint of the site or exterior of the building. A zone change from Urban Mixed Use District (UMU) to Institutional District (I) was requested in Item IA of this meeting. Aerial view of subject property Page 2 Item IB – CUP – 240 Algoma Blvd Google Street View of subject property from Algoma Blvd. Staff is in support of the Conditional Use Permit (CUP) request for the indoor institutional use as the conversion of the site to an institutional residential use should not have an adverse impact on neighboring properties as it is compatible with neighboring institutional land uses. The applicant anticipates up to 30 employees per shift and up to 100 total residents at a given time. The existing parking area provides a total of 80 parking stalls, which will be sufficient for the expected number of employees and residents which requires 63 parking stalls per the code minimum of one parking space per three residents plus one space per nonresident employee on the largest shift. 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. Page 3 Item IB – CUP – 240 Algoma Blvd (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 institutional residential use at 240 Algoma Boulevard with the findings listed above. Page 4 Page 5 Page 6 Page 7 Project Narrative: Christine Ann Center is a domestic abuse shelter that will be occupying an existing building known as "The Beach Building" and is located at 240 Algoma Blvd., Oshkosh, WI. The beach building is an existing three-story 35,609 S.F. structure that was constructed in 1912. The building was placed on the National Register Historic List in 1985 and on the State Register Listing in 1989. The structure listing name is "Orville Beach Memorial Manual Training School" - (reference number 85002334). The Beach Building was last altered in 2016. The existing 12,847 S.F. (0.29 acre) first floor is utilized as a Business - 'B' occupancy and the existing 11,381 S.F. (0.26 acre) second and third floors are utilized as a Residential - 'R-2' occupancy. The Beach Building contains (22) dwelling units evenly distributed between the second and third floors; this number will remain unchanged. The 2016 alteration followed the IBC / IEBC 2009, including IEBC Chapter 11 - Historic Buildings. The building is of Type IIIB construction and is fully sprinklered: NFPA 13 - 1st floor and NFPA 13r - 2nd and 3rd floors. The existing parking area consists of 80 stalls (77 STD + 3 ADA). The current project proposes 71 stalls (68 STD + 3 ADA) at 38,267 S.F. (0.88 acre) of impervious surface. No landscaping will be required per city of Oshkosh ordinance 30-251. The current project consists of an interior alteration (alteration level 2) to the first floor 'B' occupancy. The second and third floor 'R-2' occupancy will remain un-altered. Alterations to follow the IBC / IEBC 2015, including Chapter 12 - Historic Buildings. The existing second floor will be utilized for shelter occupants with the average stay of 39 days (R-2 occupancy). The existing third floor will be utilized for transitional housing which could include stays up to 2 years (R-2 occupancy). The current project will not affect the property’s operational hours; the building’s use will remain unchanged. The entrance to the site from Algoma Blvd. will not be altered. The Christine Ann Center has operated on the adjacent parcel to the east (zoned Institutional) since 1991, and will continue to serve the community in its new location at the Beach Building. Page 8 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: 12/28/2023 1 in = 50 ft1 in = 0.01 mi¯240 ALGOMA BLVD 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 ZONE CHANGE & CUP 240 ALGOMA BLVD PC: 2-6-2024 TRINITY EPISCOPAL CHURCH 311 DIVISION ST OSHKOSH WI 54901 WIS BELL INC C/O ASST SEC 16TH FLOOR 722 N BROADWAY ST MILWAUKEE WI 53202 MERILYN R SMITH REV TRUST 226 HIGH AVE APT A OSHKOSH WI 54901 CHRISTINE ANN DOMESTIC ABUSE SERVICES IN 206 ALGOMA BLVD OSHKOSH WI 54901 OSH AREA SCHL DIST REC GYM C/O BOARD OF EDUCATION PO BOX 3048 OSHKOSH WI 54903 CHURCH AND DIVISION LLC 107 CHURCH AVE OSHKOSH WI 54901 JOHN C/JULIE A MAY REV TRUST 121 CHURCH AVE OSHKOSH WI 54901 CHURCH AVENUE PROP LLC 125 CHURCH AVE OSHKOSH WI 54901 THOMAS G/DIANE L LAMMERS 131 CHURCH AVE OSHKOSH WI 54901 BARBARA YOUNG DAVID J NESSELER 135 CHURCH AVE OSHKOSH WI 54901 240 ALGOMA BLVD LLC 146 ALGOMA BLVD G OSHKOSH WI 54901 KENDAL /MICHELL WATWOOD 143 CHURCH AVE OSHKOSH WI 54901 NICK A/LISA M JENSEN 4737 INDIAN BEND RD OSHKOSH WI 54904 MIDDLE VILLAGE NBHD ASSOC C/O KATIE LOFTON 1216 MERRITT AVE OSHKOSH WI 54901 MIDDLE VILLAGE NBHD ASSOC C/O DAVID STUBBE 659 CENTRAL ST OSHKOSH WI 54901 DOWNTOWN NBHD ASSOC C/O JESSIE MEIDL 903 W 7TH AVE OSHKOSH WI 54902 Page 10 DIVISION ST CENTRAL ST CHURCH AV ALGOMA BLVD HIGH AV 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: 12/28/2023 1 in = 120 ft1 in = 0.02 mi¯240 ALGOMA BLVD 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 MERRITT AV HUDSON AV DAWES ST COMMERCE ST W PARKWAY AV DIVISION ST OTTER AV PEARL AV COURT ST CITY CENTER CAMPUS PL WAUGOO AV CHURCHAV PEARL AV DAWES ST MT VERNON ST JEFFERSON ST IDA AV FULTON AV MT VERNON ST E PARKWAY AV CHURCH AV MARKETST RIVERWAY DR DIVISION ST BROWN ST MARKETST DIVISION ST CENTRAL ST FREDERICK ST UNION AV DIVISION ST CENTRAL ST FRANKLIN ST FREDERICK ST WRIGHT ST CHERRY ST OXFORD AV DALE AV PLEASANT ST MADISON ST AMHERST AVAMHERST AV JEFFERSON ST MARION RD FRANKLIN ST STATE ST CENTRAL ST N MAIN ST E IRVING AVW IRVING AV ALGOMA BLVD CEAPEAV WISCONSIN ST HIGH AV WASHINGTON AV ELMWOOD AV JACKSON ST CMU CMU CMU CMU CMU-PD CMU-PD CMU-PD-RFO CMU-RFO CMU-RFO I I I I I I I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PDI-PD I-PD I-PD-RFOI-PD-RFO I-PD-UTO I-UTO MR-20-UTO MR-36 MR-36-UTO MULTIPLE RMU-PD-RFO 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-PDUMU-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: 12/28/2023 1 in = 500 ft1 in = 0.09 mi¯240 ALGOMA BLVD 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 DIVISION ST CENTRAL ST CHURCH AV ALGOMA BLVD HIGH AV 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: 12/28/2023 1 in = 100 ft1 in = 0.02 mi¯240 ALGOMA BLVD 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