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Home My WebLink AboutItem VPLAN COMMISSION STAFF REPORT JUNE 4, 2024 ITEM V: PUBLIC HEARING: CONDITIONAL USE PERMIT AMENDMENT FOR AN ADAPTIVE REUSE AT 1675 OREGON STREET GENERAL INFORMATION Owner/Applicant: Nilla (Dee) Oehlke Action(s) Requested: The applicant is requesting a Conditional Use Permit Amendment for an Adaptive Reuse at 1675 Oregon Street. Applicable Ordinance Provisions: Adaptive Reuse land uses are permitted only through a conditional use permit in the Neighborhood Mixed Use District (NMU) as regulated in Section 30-51 (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 is located at the northwest corner of West 17th Avenue and Oregon Street. The subject parcel is about 6,750 sq. ft. in size and includes a residential unit in the upper level and an art studio in one of the lower level units. The site is surrounded by a mix of single-family and commercial uses. The site went through Conditional approval for the current art studio in 2019, while the second lower level unit went through Conditional approval to be converted from a barber shop to a coffee shop in 2022. Subject Site: Existing Land Use Zoning Mixed Commercial/Residential NMU Adjacent Land Use and Zoning: Existing Uses Zoning North Residential NMU South Mixed Commercial/Residential NMU West Residential TR-10 East Mixed Commercial/Residential NMU Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Neighborhood Commercial Page 1 Item V – CUP Amend. – 1675 Oregon St ANALYSIS Use The applicant is requesting approval of an Adaptive Reuse through a Conditional Use Permit (CUP) Amendment to establish a one bedroom apartment in an existing lower level unit that was previously approved to be a coffee shop. According to the applicant this unit never fully transitioned into a coffee shop due to financial reasons, and therefore that land use is no longer being considered. Mixed use buildings can have no more than 30% of the ground floor for residential uses. The Adaptive Reuse approval is needed due to the ground floor area, as proposed for a residential use, is 35%. The existing art studio and upper level apartment are not changing. The parking area on the property has 10 stalls that can be used for customer parking. There is also street parking available on Oregon Street and West 17th Avenue. Although a slightly larger residential space for a mixed use building is proposed for the ground floor, Planning Staff does not have concerns as the use of the property is compatible with the surrounding commercial and residential uses. The Inspection Services Department noted that the conversion from a commercial tenant space to an apartment will likely require a sprinkler system to be installed and that all other building, HVAC, and plumbing plans will need to be submitted for review and approval prior to building permit issuance. Staff is supportive of the Conditional Use Permit (CUP) Amendment for an Adaptive Reuse as the proposed overall Mixed Use Building is an appropriate use for this site and should have a relatively low impact on the surrounding area. Page 2 Item V – CUP Amend. – 1675 Oregon St Aerial view of subject property (highlighted in black) RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Conditional Use Permit Amendment, 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 Amendment for an Adaptive Reuse as proposed with the findings listed above. Page 3 Page 4 Page 5 The Existing Art Studio at 1677 Oregon is to remain as well as the single-unit apartment above the Art Studio is also to remain. No Change with these to spaces. The Proposed First Floor Apartment (1675 Oregon) previously was a Barber Shop (which was transitioning into a coffee shop - but the owner decided against that idea due to financial reasons). That is about it. Let me know if you have any other questions or concerns. Thanks Brian ! Tom M 920.960.5435 Page 6 Page 7 CUP AMENDMENT 1675 OREGON ST PC: 6-4-2024 TROPICAL TIDE LLC 945 NICOLET AVE OSHKOSH WI 54901-1633 STEPHANIE J MATAIC 1676 OREGON ST OSHKOSH WI 54902-6922 SAMUEL & ABIGAIL SANDERLIN 3030 WITZEL AVE OSHKOSH WI 54904-6599 VICTOR A SERWE JRE 122 MAYOR ST NEENAH WI 54956-2433 ROBERT J/ROSEMARY E WIRKUS 1665 OREGON ST OSHKOSH WI 54902-6921 DAVID K RYNO 1671 OREGON ST OSHKOSH WI 54902-6921 NILLA D OEHLKE 500 S MADISON ST WAUPUN WI 53963-2007 AMY S NITZ 214 W 17TH AVE OSHKOSH WI 54902-6908 JOHN E SCHROEDER 1656 ARIZONA ST OSHKOSH WI 54902-6910 PEACE OF MIND RENTAL PROP 4112 N HAYMEADOW AVE APPLETON WI 54913-6302 TODD J/MARGARET A RADDATZ 218 W 17TH AVE OSHKOSH WI 54902-6908 CLBA HOLDINGS LLC 611 OREGON ST OSHKOSH WI 54902-5965 DB NATIONAL AVE PROPERTIES 1101 SPRUCE ST WEST BEND WI 53090-5451 MICHAEL K/CONNIE K DAY 1014 EVANS ST OSHKOSH WI 54901-3967 ALEXIS L SCORGIE 221 W 17TH AVE OSHKOSH WI 54902-6907 Page 8 W 17TH AV ARIZONA ST OREGON ST 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: 4/25/2024 1 in = 120 ft1 in = 0.02 mi¯1675 OREGON 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 9 W 12TH AV W 14TH AV W 17TH AV W 16TH AV W 18TH AV W 15TH AV W 19TH AV E 14TH AV D O T Y S T W 16TH AV W 17TH AV E 15TH AV NEBRASKA ST W 19TH AV ALASKA ST W 18TH AV E SOUTH PARK AV W 12TH AV W 15TH AV W 14TH AV ARIZONA ST MONTANA ST NEBRASKA ST BROCKWAY AV IOWA ST MICHIGAN ST NEBRASKA ST IOWA ST MICHIGAN ST MINNESOTA ST W SOUTH PARK AV W 20TH AV S MAIN ST OREGON ST Osh ko sh City Limit Oshkosh City Li mit CMU CMU-PD HI HI I I I I I I I-PD MULTIPLE MULTIPLE MULTIPLEMULTIPLENMU SR-9 SR-9-PD TR-10 UI UMU UMU UMU UMU-PD 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: 4/25/2024 1 in = 500 ft1 in = 0.09 mi¯1675 OREGON 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 W 17TH AV ARI ZONA ST OREGON ST 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: 4/25/2024 1 in = 100 ft1 in = 0.02 mi¯1675 OREGON 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