HomeMy WebLinkAboutItem III
PLAN COMMISSION STAFF REPORT SEPTEMBER 17, 2024
ITEM III: PUBLIC HEARING: ZONE CHANGE FROM NEIGHBORHOOD MIXED USE
DISTRICT (NMU) TO NEIGHBORHOOD MIXED USE DISTRICT WITH A
PLANNED DEVELOPMENT OVERLAY (NMU-PD) AND APPROVAL OF A
GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A MIXED USE BUILDING AT 1700 OREGON STREET
GENERAL INFORMATION
Applicant: RH Design Build
Owner: Chris Morth
Action(s) Requested:
The applicant requests a zone change from the existing Neighborhood Mixed Use District (NMU)
to Neighborhood Mixed Use District with a Planned Development Overlay (NMU-PD). The
applicant also requests approval of a General Development Plan and Specific Implementation
Plan to allow for a mixed use building.
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 .64-acre property with frontage on Oregon Street and West 17th Avenue. The
site contains a parking lot, one 30’x60’ garage, and a roughly 7000 square foot mixed use building
that was previously used as a tavern (with kitchen) and banquet hall; formally known as Witzke’s
Bar Food & Banquet Hall. The second floor (above the tavern) contains an apartment. In 2005 the
banquet hall, kitchen, storage, and ADA bathroom were added to the existing building. In recent
years parts of the building experienced weather related damages and has since been closed. The
current owners have begun making necessary repairs to make the building safe and useable
again. The surrounding area consists primarily of residential uses along with a few mixed use
buildings within the immediate intersection of Oregon Street and West 17th Avenue. The 2040
Comprehensive Land Use Plan recommends Neighborhood Commercial land use for the subject
site.
Subject Site
Existing Land Use Zoning
Neighborhood Mixed Use District NMU
Recognized Neighborhood Organizations
N/A
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ITEM III: Zone change & GDP/SIP 1700 Oregon St.
Adjacent Land Use and Zoning
Existing Uses Zoning
North Mixed Use NMU
South Residential SR-9
East Multi-Family Residential NMU-PD
West Residential & Mixed Use NMU
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Neighborhood Commercial
ANALYSIS
Zone Change
The applicant is requesting a zone change from the existing Neighborhood Mixed Use District
(NMU) designation to a Neighborhood Mixed Use District with a Planned Development Overlay
(NMU-PD). The requested Planned Development Overlay designation is intended to allow for
flexibility in the zoning ordinance; in this scenario, to allow for the property to contain a first floor
residential unit in a mixed use building that is more than 30% of the total ground floor area. The
applicant has submitted plans to convert the existing banquet hall into a single apartment and to
repair the existing tavern and second floor apartment. The applicant is requesting Planned
Development approval to allow expansion of the properties residential 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 zone change as it will be consistent with NMU-PD zoning of
neighboring property to the east. The 2040 Comprehensive Land Use Plan has the property slated
for Neighborhood Commercial Use. The Planned Development Overlay will allow for changes
and improvements to the
site which otherwise may
not occur.
Use
The current use of the
primary building at 1700
West 17th Avenue is closed
and vacant due to weather
related damages over the
past few years. According
to the applicant the
property previously
operated as Witzke’s Bar
Food & Banquet Hall,
which existed on the first
floor. The primary
Rezone to NMU-PD
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ITEM III: Zone change & GDP/SIP 1700 Oregon St.
building also contains an apartment on the second floor. The applicant plans to remodel the entire
building to make it a functional tavern again and is proposing to convert the existing banquet hall
into a first floor apartment. If approved, the property will have two apartments and a tavern and
the banquet hall will no longer exist. A neighborhood meeting was held on Thursday, September
5th, 2024 and three neighbors attended the meeting. No one had any objections to the proposed
project.
Approximate calculations show the proposed new apartment to be roughly 3150 square feet in
size and the total ground floor area to be roughly 6000 square feet. Residential units on the
ground floor of a mixed use building cannot exceed 30% of the total ground floor area and
therefore a Base Standard Modification (BSM) is needed to allow for the additional apartment
unit. Staff is supportive of a BSM to allow the additional apartment as it is consistent with the
existing use of other properties in the area and the minor increase in the number of residents
should not negatively impact the surrounding area. Furthermore, the additional unit will serve in
providing more needed housing in Oshkosh and, in comparison to the existing banquet hall,
there should be less vehicle traffic with a residential unit in its place.
Site Design
No changes are being proposed to the existing site design as only interior changes are being made
for the additional apartment unit.
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ITEM III: Zone change & GDP/SIP 1700 Oregon St.
Signage
No additional signage is being proposed.
Site Lighting
No additional lighting is being proposed for the site.
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, such as utility changes on the exterior of the building that require excavation.
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.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan and other area plans.
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ITEM III: Zone change & GDP/SIP 1700 Oregon St.
(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.
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 for more than 30% of the ground floor area to
be a residential land use in a mixed use building.
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1951 Bowen Street, Oshkosh, WI 54901 920.231.1619 P 920.231.1715 F
info@rhdesignbuild.com rhdesignbuild.com
Project: Witzke Tavern
Address: 1700 Oregon St, Oshkosh WI 54902
Existing Conditions:
The property currently has two buildings located on it with a parking lot stretching
between the two and exiting to the north. One building is strictly utilized as detached
garage/storage space while the other building had previously a Tavern known as
‘Witzke’s Bar Food & Banquet Hall’ that has been closed and on the partial second floor
is a residential unit. The rest of the site is green space with sidewalks along both sides
of this corner lot.
Proposed Project:
We propose converting a portion of the first floor into a residential unit, keeping the bar
area and remodeling the banquet hall portion as residential. This reduces the traffic to
the site from its previous use and new parking stripe’s will be applied with more than the
required number of stalls provided, currently there are no parking stripe’s on the lot. No
additional sitework is needed. All existing plantings will remain alongside the buildings.
The existing dumpster enclosure shall remain as is. No work for the garage - materials
may be stored here for protection during the construction of the new residential unit. No
work or use change in the remaining bar portion. Existing outdoor patio to be used
exclusively as part of new first floor residential unit. Green space to remain as is, used
by residential units. Bar will not be hosting events and banquets outdoors in green
space.
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EXISTING FIRST FLOOR
ASSEMBLY (A-2);
PROPOSED AREA TO BE
CONVERTED TO
RESIDENTIAL (R-2)
EXISTING
SECOND FLOOR
RESIDENTIAL (R-2)
EXISTING FIRST
FLOOR
ASSEMBLY (A-2)
EXISTING
GARAGE
EXISTING
PARKING LOT
NEW PARKING
STRIPES
25'-2"18'-0"18'-0"
EX. PATIO
EX.
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EX. SUSPENDED
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REAR SETBACK
FRONT SETBACK
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25
'
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12'-0"
7'-6"
25
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"
3'-0"
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ACCESSORY SETBACK
1951 BOWEN STREET
OSHKOSH, WI 54901
P 920.231.1619
F 920.231.1715
RHdesignbuild.com
PROJECT NO.:
PRELIMINARY
FOR ESTIMATING ONLY
NOT FOR CONSTRUCTION
DESCRIPTIONDATE
MORTH
1700 OREGON ST
OSHKOSH, WI 54902
240469
C1.0 SITE PLAN
BUILDING AREAS
ASSEMBLY A-2:
RESIDENTIAL R-2:
IBC SECTION 506
6,000 SQFT + .75 INCREASE = 10,500 SQFT
7,000 SQFT + .75 INCREASE = 12,250 SQFT
MIXED OCCUPANCY RATIO IBC SECTION 506.2.4
FIRST FLOOR:
SECOND FLOOR:
A2 R2
2,803 SQFT
0 SQFT
3,107 SQFT
1,335 SQFT
TOTAL
5,910 SQFT
1,335 SQFT
RATIO (<1)
0.52
0.11
SITE AREAS
SITE AREA:27,946 SQFT
ALLOWED IMPERVIOUS:13,973 SQFT (50%)
EXISTING & PROPOSED:+/-14,725 SQFT (52.7%)
PARKING REQUIREMENTS
COMMERCIAL (1 PER 300 SQFT) = 10 STALLS
RESIDENTIAL (1 PER UNIT)(2 UNITS TOTAL) = 2 STALLS
PARKING STALLS PROVIDED = 15 STALLS
GENERAL LOCATION MAP
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ZONE CHANGE/GDP/SIP
1700 OREGON STREET
PC: 9.17.2024
TABITHA BUHROW
128 W 17TH AVE
OSHKOSH WI 54902-6938
DOMINIC A SHAFFER
134 W 17TH AVE
OSHKOSH WI 54902-6938
KYLIE A WENHARDT
166 W 17TH AVE
OSHKOSH WI 54902-6938
TROPICAL TIDE LLC
945 NICOLET AVE
OSHKOSH WI 54901-1633
STEPHANIE J MATAIC
1676 OREGON ST
OSHKOSH WI 54902-6922
DENISE M ODONNELL
122 W 17TH AVE
OSHKOSH WI 54902-6938
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
MAOSHETON YANG
KA B THAO
1734 OREGON ST
OSHKOSH WI 54902-6924
BENJAMIN P SCHMIDT
1730 OREGON ST
OSHKOSH WI 54902-6924
JAMES L POLLNOW
1724 OREGON ST
OSHKOSH WI 54902-6924
RENEE L NEMITZ
1720 OREGON ST
OSHKOSH WI 54902-6924
CLBA HOLDINGS LLC
611 OREGON ST
OSHKOSH WI 54902-5965
GENERAL CONTR SERVICES
PO BOX 3306
OSHKOSH WI 54903-3306
DB NAT AVE PROPERTIES LLC
1101 SPRUCE ST
WEST BEND WI 53090-5451
MICHAEL K/CONNIE K DAY
1014 EVANS ST
OSHKOSH WI 54901-3967
SMITH SCHL LOFTS OSH LLC
230 OHIO ST STE 200
OSHKOSH WI 54902-5825
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W 17TH AV
ARI
ZONA
ST
NEBRASKA ST
W 18TH AV
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: 8/26/2024
1 in = 120 ft1 in = 0.02 mi¯BASE MAP
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
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IOWA ST
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BROCKWAY AV
NEBRASKA ST
IOWA ST
MINNESOTA ST
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W SOUTH PARK AV
OREGON ST
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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: 8/26/2024
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP
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
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W 17TH AV
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: 8/26/2024
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP
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
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