Loading...
HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 February 6, 2024 PLAN COMMISSION MINUTES February 6, 2024 PRESENT: Meredith Scheuermann, Karl Loewenstein, DJ Nichols, Ed Bowen, Mamadou Coulibaly, Council Member Esslinger, Kristopher Ulrich, Kathleen Propp, Thomas Perry EXCUSED: Margy Davey, John Kiefer STAFF: Mark Lyons, Planning Services Manager; Brian Slusarek, Planner Chairperson Perry called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of January 16, 2024 were approved as presented. (Esslinger/Propp) Mr. Loewenstein arrived at 4:04pm. Mr. Slusarek presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in the area for items I.A and I.B together. Site Inspections Report: Ms. Scheuermann, Mr. Nichols, Mr. Bowen, Council Member Esslinger, Mr. Ulrich, Ms. Propp, and Mr. Perry reported visiting the site. Staff reports accepted as part of the record. I.A. PUBLIC HEARING: ZONE CHANGE FROM URBAN MIXED-USE DISTRICT (UMU) TO INSTITUTIONAL DISTRICT (I) FOR THE PROPERTY LOCATED AT 240 ALGOMA BOULEVARD The subject site is the Beach building property located on the north side of Algoma Boulevard, immediately east of City Hall. It includes a three-story mixed commercial/residential building. The surrounding area is primarily institutional and government uses, along with residential and commercial uses to the north. The applicant is requesting a zone change to Institutional District (I) for the subject property. This request is intended to provide appropriate zoning for 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. The proposed Institutional (I) zoning is consistent with the 2040 Comprehensive Land Use Plan recommendation of Center City. It is also consistent with the Institutional zoning designations of __________________________________ Plan Commission Minutes 2 February 6, 2024 the adjoining properties to the east and west. For these reasons, staff is supportive of the proposed rezoning of the subject site. I.B. PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN INSTITUTIONAL RESIDENTIAL USE FOR THE PROPERTY LOCATED AT 240 ALGOMA BOULEVARD 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 is proposing to utilize the site. Proposed plans include interior alterations to the building. The first floor will be staff office spaces, meeting rooms and communal spaces for residents. They will have a total of 22 dwelling units on the second and third floors, which is not changing from the existing number of units. 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. The parking area has 71 stalls; currently has 80. They are showing a recreation area that is fenced in on the east side of the building. They will have 71 remaining stalls which exceeds the maximum that they need for the use, which is 65 parking stalls. Staff recommends approval of the Conditional Use Permit with the findings listed in the staff report. Mr. Perry opened up technical questions to staff for item I.A. Mr. Ulrich wondered if there were any concerns regarding parking and any lighting changes, and the effect on neighboring properties. Mr. Slusarek stated there have been no plans submitted showing any changes to the existing parking stalls, so lighting would be staying the same as existing. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. Alicia Wegner, 333 West 12th Avenue in Oshkosh, Executive Director at Christine Ann Domestic Abuse Services. She wanted to talk a little bit about the importance of this change for their organization. They are experiencing quite a few limitations in their current building, including ADA accessibility, accessibility for large families to stay, as well as folks that currently would like to flee with their pets. Unfortunately the current building does not allow those things to be possible because of the communal living aspect. The Beach building alleviates all of their current limitations, and expands the shelter services from 37 beds to closer to 60. The building will also have 11 units dedicated to transitional housing, which is a huge gap in our community. Affordable housing has been a large issue for a very long time and unfortunately is becoming even more of an issue for folks that they serve. Currently it is causing individuals to stay in the emergency shelter for longer periods of time. They are very excited to be able to provide __________________________________ Plan Commission Minutes 3 February 6, 2024 transitional housing to really work with these individuals to assist with going back to school, getting jobs, saving up money, getting financial literacy information to go on to full self-sufficiency and independence. The Beach building move also allows an opportunity for another nonprofit to take over their current building. They are very excited about this transition and to be able to serve even more survivors in our community. It is incredibly unfortunate that this is the point where we are at, where we are simply outgrowing our current space. That is never a situation that any of us want to be in. The Beach building fits so many of their needs and more, for many years to come. She appreciates the Plan Commission’s consideration, and is available for any questions. Mr. Perry asked if other members of the public wished to speak regarding item I.A. Nick Jensen, of 141 Church Avenue in Oshkosh, directly north of the subject property. He and his wife, Lisa, have no issues with the zoning change itself. Christine Ann has been a good neighbor, and they have never had an issue with them. The outside of their current building is well kept. Unfortunately they need to expand and he gets that. He is also speaking for his neighbor to the west, Michelle, which is the bed and breakfast (B&B) located at 143 Church Avenue. They have no issue with the zone change. Dave Nesseler, of 135 Church Avenue in Oshkosh, has no concerns with the zone change, but does have questions regarding the conditional use and how the property will be managed. Mr. Perry closed public comments for item I.A. There was no closing statement from the applicant. I.A - Motion by Ulrich to adopt the findings and recommendation as stated in the staff report. Seconded by Scheuermann. Mr. Perry asked if there was any discussion on the motion. Motion carried 9-0 Mr. Perry opened up technical questions to staff for item I.B. 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 regarding item I.B. Nick Jensen, of 141 Church Avenue in Oshkosh, stated he and his wife spoke with Alicia last Friday. She was very open and transparent. He understands the need for fencing in the play area, and pet relief area, but would like to see what that would look like. There’s a discussion of restricting or stopping access at the city easement on the North side by the B&B. The B&B has a concern with that because they have a yard area with a privacy fence and door, that they don’t know how they would access. Snow removal is also a concern. He understands the need for __________________________________ Plan Commission Minutes 4 February 6, 2024 privacy and safety for the Christine Ann Center, but he does not know where the snow would go if access is removed to the easement. Concerns with dumpster access, and the new larger dumpster enclosure. He and the B&B do not want it in their backyards. He wants to know what the green space would look like. Ash trees were cut down and now there are just weeds. Dave Nesseler, of 135 Church Avenue in Oshkosh, stated it is a great opportunity for the petitioner to address the neighbors’ concerns and questions, since they are here. He wants to know if there are plans to encircle the entire parking lot with a fence. If so, what type of fence and how would that proceed. He heard the dumpsters would be moved. Even before the Christine Ann Center owned the parking lot, he had concerns with the parking lot and how they did not maintain and conform their landscape design. Every single island had the trees cut out at least two years ago and they’ve just been full of weeds since. City staff had indicated that was possibly a code enforcement issue and not necessarily a Plan Commission issue. He would like to know what kind of security could they expect to see. Will there be more lights, or a security service. They were given the number of rooms that are available but does that indicate a max capacity of tenants in the building. He thanked the Plan Commission for their time. Mr. Perry closed public comments for item I.B. Mr. Perry asked if the applicant wanted to make a closing statement. Alicia Wegner, 333 West 12th Avenue in Oshkosh, Executive Director at Christine Ann Domestic Abuse Services. She wanted to answer questions and concerns from the neighbors. Some of these things are not set in stone yet. They are still working on the fencing. They are still in the process with their contractors of specifically the fencing around the pet area and the outdoor recreational area. They did entertain the idea of placing a fence to cut off the drive-thru access. They currently have an easement with the City to use the easement to exit off of Church Avenue, and would no longer need that easement. They understand some of their neighbors’ concerns and access for it. They do not have any set in stone plans of where and if that fence will be up, so definitely something that they are willing to continue to have conversations with the neighbors about. Currently the Beach building has very minimal security, locking at 7pm and opening back up at 6am. The Christine Ann Center currently is a 24/7 locked facility for the safety of their residents and staff. They will be making all doors on the Beach building locked entrances and monitored 24/7 by Christine Ann staff. No one is able to come in without being physically buzzed into the building by a live staff member that is working. They will be adding more secure doors to the Beach building both externally and internally. Cameras will be monitoring the parking lot, and different areas of the property. They are looking at the current lighting at the Beach building and have noticed one or two lights out on the exterior that will be fixed. They will not be placing a large flood light in the middle of the parking lot or anything like that. They were notified recently that there is a code violation for landscaping with the trees not being placed in the islands, so by spring they will be looking at planting trees in the current islands in the parking lot. The new larger enclosure and dumpsters will be directly to the right of where they are now. The current one is not sufficient in size for what they will be needing. She is very much open to hearing any concerns that anybody has, and figuring out how they can work through this together as good neighbors. __________________________________ Plan Commission Minutes 5 February 6, 2024 Ms. Propp had questions about capacity, and rooms. Ms. Wegner stated there are 6 studios, and the rest are one-bedroom with a den, and two- bedroom, so they vary in size. The 2-bedroom units have tall ceilings, so they are looking to utilize bunk beds. The 2-bedroom units could potentially have 8 individuals. The 2nd floor could shelter up to 60 individuals. Shelter fluctuates quite frequently. They do not have a length of stay so there are some people who are there for just a few days, and others for a month or two. The 3rd floor will be transitional housing in the 11 apartments. The transitional housing could be for a single individual, a family of four, a family of two, etc. Mr. Bowen asked about the 1st floor. Ms. Wegner stated the 1st floor will eventually be all staff offices and meeting rooms. The bakery currently located in the Beach building will be leaving at the end of this month. Mr. Ulrich had questions about security and fencing at the Beach building. He commented about the fencing at the current Christine Ann building on the corner. Ms. Wegner stated they do not currently have solid plans on fencing. They are not that far into the process on where there may be fencing and what type it would be. They have had conversations with some of the neighboring property owners about potentially moving the fence back so they would still have access. They are still entertaining some of the different ideas with the area to the north in particular. I.B - Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Coulibaly. Mr. Perry stated that before they start discussion on the motion, he wanted Mr. Slusarek to speak about the next steps in the process. Mr. Slusarek stated that if the Conditional Use Permit (CUP) is approved, any site changes would go through City site plan review. For example, the dumpster enclosure would go through site plan review to confirm compliance with screen requirements, and placement as far as setbacks. Same goes for fencing, which would be addressed during site plan review under a separate building permit following the CUP. We would have that stage to verify compliance with their site. Ms. Propp stated it would not be coming back to Plan Commission, it would be internal (City staff). Mr. Slusarek confirmed that as being correct. It is just an administrative review. There was no further discussion on the motion. Motion carried 9-0 __________________________________ Plan Commission Minutes 6 February 6, 2024 II. PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR A PERSONAL STORAGEFACILITY AT 1990 WALTER COURT Site Inspections Report: Mr. Nichols, Mr. Bowen, and Mr. Ulrich reported visiting the site. Staff report accepted as part of the record. The applicant is requesting a Conditional Use Permit for a personal storage facility at 1990 Walter Court. Personal Storage Facility land uses are permitted only through a Conditional Use Permit (CUP) in the Heavy Industrial Zoning District (HI) as regulated in Section 30-62 (C) of the Zoning Ordinance. Criteria used for Conditional Use Permits are located in Section 30-382 of the Zoning Ordinance. 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 a 0.44-acre parcel with frontage on Walter Court and Algoma Boulevard. The site has a 5,234 sq. ft. building currently used as office space with indoor storage utilized by the owner and was previously used as an exercise facility (King Fitness). The surrounding area is predominantly industrial and commercial uses. The applicant is proposing to add climate-controlled storage units to the interior of the existing building. The proposed personal storage facility use is a conditional use in the Heavy Industrial (HI) district. There will be no changes to the footprint of the site or exterior of the building, with the exception of a new exterior entrance located on the north side. Staff is supportive of the proposed personal storage facility as the use will be compatible with surrounding industrial land uses. The use is also compatible with zoning of the surrounding area, which is entirely zoned Heavy Industrial. The existing 10 parking stalls is sufficient for the small- scale office and storage uses on the site, which requires 7 parking stalls per the code. Staff recommends approval of the proposed Conditional Use Permit with the findings listed in the staff report. Mr. Perry opened up technical questions to staff. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. Chris Mokler, of 1931 Mount Vernon Street in Oshkosh, stated he is the owner of the property. He asks for Plan Commission’s approval. It is a pretty simple project, as staff reported, with the only visible change being an exterior door on the side of the building. All other changes to the building are interior. There will not be much more traffic because this is only a small number of climate controlled storage. He made himself available for any questions. Mr. Perry asked if other members of the public wished to speak. __________________________________ Plan Commission Minutes 7 February 6, 2024 Mr. Perry closed public comments. There was no closing statement from the applicant. Motion by Ulrich to adopt the findings and recommendation as stated in the staff report. Seconded by Scheuermann. Mr. Perry asked if there was any discussion on the motion. Mr. Perry stated this is not the first time properties in this area have come to Plan Commission. The issue in the past has always been changing the zoning and it would have created some type of island. This is a use that does not do any of that kind of thing, so it is very appropriate for the way it already is. He is excited to see that we’ve been able to develop the area as it was intended. Motion carried 9-0 There being no further business, the meeting adjourned at approximately 4:35 pm. (Propp/Scheuermann) Respectfully Submitted, Mark Lyons Planning Services Manager ML/km