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Home My WebLink AboutItem IV PLAN COMMISSION STAFF REPORT JULY 16, 2024 ITEM IV: PUBLIC HEARING: ZONE CHANGE FROM SINGLE FAMILY RESIDENTIAL - 9 DISTRICT (SR-9) TO INSTITUTIONAL DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (I-PD) AND APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A MULTI-FAMILY RESIDENTIAL USE AT 600 MERRITT AVENUE GENERAL INFORMATION Applicant: Marian Manor Redevelopment LLC Owner: Housing Authority of the City of Oshkosh Action(s) Requested: The applicant requests a zone change from the existing Single Family Residential - 9 District (SR- 9) to Institutional District with a Planned Development Overlay (I-PD). The applicant also requests approval of a General Development Plan and Specific Implementation Plan to allow a multi-family residential use. Applicable Ordinance Provisions: Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance. Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Background Information: The subject site is a 2.51-acre property with frontage on Merritt Avenue, Boyd Street, and Monroe Street. The site has a six-story apartment building (Marian Manor) with 121 living units. The surrounding area consists primarily of residential uses along with the Boys and Girls Club to the west and St. Mary’s Church to the south. The 2040 Comprehensive Land Use Plan recommends Light Density Residential use for the subject site. Subject Site Existing Land Use Zoning Multi-family Residential SR-9 Recognized Neighborhood Organizations Menominee South Adjacent Land Use and Zoning Existing Uses Zoning North Residential SR-9 Page 1 ITEM IV: Zone change & GDP/SIP 600 Merritt Ave. South Residential & Institutional I-PD East Residential SR-9 West Residential & Institutional SR-9 & I-PD Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Light Density Residential ANALYSIS Zone Change The applicant is requesting a zone change from the existing Single Family Residential - 9 District (SR-9) designation to Institutional District with a Planned Development Overlay (I-PD) for the subject property. The requested Planned Development Overlay designation is intended to allow for flexibility in the zoning ordinance to allow for expansion of the existing legal nonconforming use. The existing multi-family use is not permitted in the SR-9 District. The applicant has submitted plans for 6 additional apartment units within the existing building. The applicant is requesting Planned Development approval to allow expansion of the existing legal nonconforming use, which will be addressed as a General Development Plan (GDP) and Specific Implementation Plan (SIP) review to follow. Staff is supportive of the proposed rezone as it will be consistent with I-PD zoning of neighboring properties to the south and west. The 2040 Comprehensive Land Use Plan has the property slated for Light Density Residential Use. However, the Comprehensive Plan is not intended to be parcel-specific and the proposed rezone is consistent with the established use of the property as well as neighboring land uses. The Planned Development Overlay will allow for changes and improvements to the site as it is currently a legal nonconforming site. Rezone to I-PD Page 2 ITEM IV: Zone change & GDP/SIP 600 Merritt Ave. Use Marian Manor has 121 units of housing for very low-income persons. Most are older adults and persons with disabilities. The applicant is proposing a remodel of the building for a general facelift of the apartments and common areas, replace failing windows, and adding 6 apartment units for a total of 127 units. The area to be converted to new residential units is located within the existing community space and general offices of the Housing Authority, which is being relocated to an off-site location. Apartments are not permitted in the Institutional District. A Base Standard Modification (BSM) is needed to allow the additional apartment units. Staff is supportive of a BSM to allow the additional apartments as it is consistent with the existing use of the property and the relatively minor increase in number of residents should not negatively impact the surrounding area. The additional units will serve to provide needed housing in the area. Tenants are not anticipated to have personal vehicles, so no changes are expected to existing parking on the site or traffic in the surrounding area. Site Design No changes are being proposed to the existing site design as only interior changes are being made for the additional apartment units. Signage No additional signage is being proposed. Site Lighting No additional lighting is being proposed for the site. Page 3 ITEM IV: Zone change & GDP/SIP 600 Merritt Ave. Landscaping No additional landscaping is being proposed. Storm Water Management/Utilities The Department of Public Works has noted that site plan approval is needed for any site improvements. Building Facades No changes are being proposed to the existing building facades. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Zoning Map amendment, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-381 (D)(2): (a) Advances the purposes of this Chapter as outlined in Section 30-03 and the applicable rules of Wisconsin Department of Administration and the Federal Emergency Management Agency. (b) Is in harmony with the Comprehensive Plan. (c) Maintains the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts. (d) Addresses any of the following factors that are not properly addressed on the current Official Zoning Map: (ii) Factors have changed (such as new data, infrastructure, market conditions, development, annexation, or other zoning changes), making the subject property more appropriate for a different zoning district. In its review and recommendation to the Common Council on an application for a Planned Development district, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-387 (C)(6): (a) The proposed Planned Development project is consistent with the overall purpose and intent of this Chapter. (c) The proposed Planned Development project would maintain the desired relationships between land uses, land use densities and intensities, and land use impacts in the environs of the subject site. (d) Adequate public infrastructure is or will be available to accommodate the range of uses being proposed for the Planned Development project, including but not limited to public sewer and water and public roads. (e) The proposed Planned Development project will incorporate appropriate and adequate buffers and transitions between areas of different land uses and development densities/intensities. Page 4 ITEM IV: Zone change & GDP/SIP 600 Merritt Ave. (g) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. Staff recommends approval of the zone change, General Development Plan, and Specific Implementation Plan with the findings listed above and the following condition: 1. Base Standard Modification (BSM) to allow apartments (37+ units) in an Institutional District (I). Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 600 MERRITTMERRITTAVAV MERRITTMERRITTAVAVMERRITT AVMERRITT AV MONROE ST MONROE ST BOYD ST BOYD ST L:\GIS_Maps\Planning Base Map - For Windows 10.mxd User: katrinam 6 0 0 M E R R I T T A V E City of Oshkosh maps and data are intended to be used for general identification purposes only, and theCity of Oshkosh assumes no liability for the accuracy of the information. Those using the information areresponsible for verifying accuracy. For full disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Printing Date: 6/7/2024 1 in = 50 ft1 in = 0.01 mi¯ 10 0 10 20 30 40 50 60 70 805 Feet Prepared by: City of Oshkosh, WI Page 14 ZONE CHANGE/GDP/SIP 600 MERRITT AVE PC: 7-16-2024 DREW CLARK 531 MERRITT AVE A OSHKOSH WI 54901-5139 ST MARYS CONG 449 HIGH AVE OSHKOSH WI 54901-4708 CABRINI SCHOOL LOFTS LLC 230 OHIO ST STE 200 OSHKOSH WI 54902-5894 DANIEL/DAVID OROURKE TRUS 683 N MAIN ST C OSHKOSH WI 54901-4472 ROBERT J KOCH 517 MONROE ST OSHKOSH WI 54901-4644 BOYS & GIRLS CLUB OF OSH INC 501 E PARKWAY AVE OSHKOSH WI 54901-4650 OSH HOUSING AUTHORITY PO BOX 397 OSHKOSH WI 54903-0397 MICHAEL/HEATHER SERAPHINE 545 BOYD ST OSHKOSH WI 54901-4632 PARKER R GAWLICK 553 BOYD ST OSHKOSH WI 54901-4632 BAM PROPERTY HOLDINGS LLC PO BOX 3522 OSHKOSH WI 54903-3522 MARK BENISHEK II 4077 NORWAY PINE CT UNIT 316 RICHFIELD WI 53076-9671 D & M RENTALS LLC 522 W 12TH AVE OSHKOSH WI 54902-6424 BRANDIE BARBEAU ALESHA GILL 506 BOYD ST OSHKOSH WI 54901-4633 MCCLONE INVESTMENTS LLC 152 SCHRAMM RD NEENAH WI 54956-9210 DELWYN MOXON 1823 S MAIN ST OSHKOSH WI 54902-6952 RONALD C WINSTON 520 BOYD ST OSHKOSH WI 54901-4633 VALERIE A BARBIAN 526 BOYD ST OSHKOSH WI 54901-4633 HOME PATH FINAN LIM PARTN 5116 N 126TH ST BUTLER WI 53007-1306 JEFFREY A WILSON 324 POLK ST N FOND DU LAC WI 54937-1240 RYAN L SCHULTZ W7528 W LONE ELM VAN DYNE WI 54979-9779 SCOTT A BLAKE 550 BOYD ST OSHKOSH WI 54901-4633 MENOMINEE S NBHD ASSOC C/O THORPE & KAVANAUGH 1107 MERRITT AVE OSHKOSH WI 54901-5345 Page 15 MERRITT AV BOYD ST MONROE ST BOWEN 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: 6/7/2024 1 in = 120 ft1 in = 0.02 mi¯600 MERRITT AVE 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 16 WAUGOO AV OTTER AV E PARKWAY AV MERRITT AV FULTON AV BAY ST NORTHWESTERN AV MERRITT AV HUDSON AV COURT ST MILL ST MT VERNON ST JEFFERSON ST FLUOR CT MARSTON PL FULTON AV BROAD ST MT VERNON ST GRAND ST E PARKWAY AV CLEVELAND AV OTTER AV SHAWANO AV GROVE ST EVANS ST OAK ST OAK ST GROVE ST EVANS ST POWERS ST MONROE ST SCHOOL AV PLEASANT ST MADISON STJEFFERSON ST BOYD ST MONROE ST OXFORD AV DALE AV WINNEBAGO AV WAUGOO AV SCHOOL AV GRAND ST STATE ST OAK ST BROADST BROAD ST BROAD ST BRO A D ST CEAPE AV E IRVING AV WASHINGTON AV BOWEN ST BOWEN ST HAZ E L S T HAZEL ST CMU CMU CMU CMU CMU-RFO DR-6-PD II II I I I I I-PD I-PD I-PD I-PD I-PD I-PD I-PD I-PD-RFOI-PD-RFO MR-20 MR-20 MR-36-PD MULTIPLE SR-9 TR-10 TR-10 TR-10 TR-10 TR-10-PDTR-10-PD UMU UMU UMU UMU UMU UMU-PD 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: 6/7/2024 1 in = 500 ft1 in = 0.09 mi¯600 MERRITT AVE 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 17 MERRITT AV BOYD ST MONROE 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: 6/7/2024 1 in = 100 ft1 in = 0.02 mi¯600 MERRITT AVE 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 18