HomeMy WebLinkAboutItem V
PLAN COMMISSION STAFF REPORT JANUARY 7, 2025
ITEM V: COMPREHENSIVE LAND USE PLAN MAP AMENDMENT FROM LIGHT
DENSITY RESIDENTIAL TO NEIGHBORHOOD COMMERCIAL FOR
PROPERTY LOCATED AT 1705 OSHKOSH AVENUE
GENERAL INFORMATION
Owner/Applicant: Rowlock LLC
Actions Requested:
The applicant is requesting an amendment to the Recommended Land Use Map in the
Comprehensive Plan. The subject area is designated for Light Density Residential land use; the
applicant is requesting a change to a Neighborhood Commercial land use designation.
Property Location and Background Information:
The petitioner is requesting a comprehensive land use map amendment of an existing 0.75-acre
residential property located at the southwest corner of Oshkosh Avenue and North Westfield
Street. The site includes a 4,196 sq. ft. Victorian-style house and 1,064 sq. ft. detached garage.
The applicant has requested to convert the existing house to an indoor commercial use (office
and/or professional service). The site is zoned Single Family Residential – 5 district (SR-5) and
2040 Comprehensive Land Use Plan has the property slated for Light Density Residential use.
The proposed use is not consistent with the Comprehensive Plan and is not permitted in the SR-
5 district. The lot will require a comprehensive land use map amendment and zone change to
allow the proposed use.
The surrounding area consists of commercial uses to the north, a childcare center to the east,
and residential uses to the south and west.
Subject Site
Existing Land Use Zoning
Residential SR-5
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial CBP-PD
South Residential SR-5
East Childcare center NMU
West Residential SR-5
Recognized Neighborhood Organizations
None
Page 1
Item V: Comp Plan Land Use Map Amendment – 1705 Oshkosh Ave...
Comprehensive Plan
Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Light Density Residential
ANALYSIS – COMPREHENSIVE LAND USE MAP AMENDMENT
In October of 2018, the City adopted the Comprehensive Plan Update 2040, an update to the
previous plan from 2005. Part of the update entailed refining the 20-Year Recommended Land
Use Map. The map is a representation of future land uses within the City and in the
extraterritorial three-mile buffer. Future land use maps are intended to be used as a general
reference tool for determining appropriate future land use and growth patterns. When creating
the maps, recommended uses were determined on a broader scale rather than a parcel-by-
parcel basis. Staff realizes that sections of the Comprehensive Plan, including mapping portions,
need to be updated or revised periodically to accommodate logical requests/changes in future
land use.
The petitioner approached the City about utilizing the existing house on the site for commercial
use. The applicant intends to use the house for one or more of the following uses:
- Office for lawyers, accountants, or real estate professionals
- Professional services, such as medical services, a spa, or salon
- Individual office suites where multiple tenants share common areas
The proposal was brought to a Plan Commission workshop on September 3, 2024. Plan
Commission was supportive of low intensity commercial use at the subject property. A
neighborhood meeting was held on October 1, 2024. Neighbors in attendance voiced concerns
related to traffic, storm water management, lighting, buffering from neighboring properties,
and potential future commercial uses of the property.
Subject Site
Page 2
Item V: Comp Plan Land Use Map Amendment – 1705 Oshkosh Ave..
Staff is supportive of the proposed future land use amendment as the proposed Neighborhood
Commercial land use designation is consistent with neighboring commercial land uses,
specifically Davis Child Care Center immediately to the east, across North Westfield Street, and
the Corporate Business Park to the north, across Oshkosh Avenue. Also, Neighborhood
Commercial land uses are located at corner properties of many residentially developed areas on
commercially-used streets throughout the City of Oshkosh.
RECOMMENDATION
Comprehensive Land Use Map Amendment:
Staff recommends approval of the requested land use map amendment from Light Density
Residential to Neighborhood Commercial for property located at 1705 Oshkosh Avenue with
findings that the proposed amendment is consistent with the goals and objectives of the
Comprehensive Plan and is consistent with the surrounding area.
Page 3
Staff ________ Date Rec’d ________
City of Oshkosh
General Application
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
Petitioner’s Signature (required): _______________________________________________________________ Date: ____________
OWNER INFORMATION
Owner(s): __________________________________________________________________________________ Date: ____________
Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Ownership Status (Please Check): Individual Trust Partnership Corporation
Property Owner Consent: (required) By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter
upon the property to inspect or gather other information necessary to process this application. I also understand that all
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner’s Signature: ___________________________________________________________________ Date: ____________
TYPE OF REQUEST:
Access Control Variance
Easement
Privilege in Street (identify) _______________________________________________________________________
Land Acquisition
Land Disposition
Special Area Design Review
Other (identify) _________________________________________________________________________________
SITE INFORMATION
Address/Location of Proposed Project: __________________________________________________________________________
Proposed Project Type: ________________________________________________________________________________________
Current Use of Property: ________________________________________________________________Zoning: ________________
Land Uses Surrounding Your Site: North: _________________________________________________________________________
South: _________________________________________________________________________
East: _________________________________________________________________________
West: _________________________________________________________________________
Application fees are due at time of submittal. Make check payable to City of Oshkosh.
Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City’s website at https://www.ci.oshkosh.wi.us/CommunityDevelopment/
SUBMIT TO: Dept. of Community Development
215 Church Ave., P.O. Box 1130 Oshkosh, WI 54901
Room 204
PHONE: (920) 236-5059 Email: planning@ci.oshkosh.wi.us
William Steiner, Rowlock LLC 11/26/2024
3220 Shorewood Dr Oshkosh WI 54901
920-277-6576 will@wsteiner.com
11/26/24
Rowlock LLC 11/26/24
3220 Shorewood Dr Oshkosh WI 54901
920-277-6576 will@wsteiner.com
11/26/24
comprehensive land use map amendment
1705 Oshkosh Ave, Oshkosh WI 54902
SR-5
CBP-PD
SR-5
NMU
SR-5
offices, professional services, studios using existing buildings
residential
Page 4
2
SUBMITTAL REQUIREMENTS – Must accompany the application to be complete.
(Submit only digital files. If file size exceeds 10 mb, please send through a file transfer. Please note at the
discretion of Community Development staff may request a hard copy)
A narrative of the proposed request / project including:
Proposed use of the property
Existing use of the property
Identification of structures on the property and discussion of their relation to the project
Projected number of residents, employees, and/or daily customers.
Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet
and acreage to the nearest one-hundredth of an acre.
Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.
Surrounding land uses
Compatibility of the proposed use with adjacent and other properties in the area.
Traffic generation
Any other information pertinent to adequate understanding of the intended use and its relation to nearby
properties
A complete site plan including: (as may be appropriate per your request)
Digital plans and drawings of the project
Title block that provides all contact information for the petitioner and/or owner, if different
Full name and contact information of petitioner’s engineers/surveyors/architects, or other design
professionals used in the plan preparation
The date of the original plan and latest date of revision to the plan
A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1”=60’)
unless otherwise approved by the Department of Community Development prior to submittal
All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled
All required building setback and offset lines
All existing and proposed buildings, structures, and paved areas, including building entrances, walks,
drives, decks, patios, fences, walls
Location of all outdoor storage and refuse disposal areas and the design and materials used for
construction
Location and dimension of all on-site parking (and off-site parking provisions if they are to be employed),
including a summary of the number of parking stalls provided per the requirements of Section 30-75 City of
Oshkosh Zoning Ordinance
Location and dimension of all loading and service areas on the subject property
Location, height, design, illumination power and orientation of all exterior lighting on the property including
a photometrics plan
Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices
where applicable (i.e. visible from a public street or residential use or district). Mechanical equipment
includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing
vents, gas regulators, generators
Any other necessary information as determined during pre-submittal meeting with City staff
Planning Staff may waive certain requirements if deemed not applicable to the project review
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
Applicant’s Signature (required): _________________________________ Date: _____________________
11/26/2024
Page 5
Rowlock, LLC
3220 Shorewood Dr, Oshkosh WI 54901
December 2, 2024
Re: Request for Comprehensive Land Use Map Amendment for 1705 Oshkosh Ave
Property Details:
We are requesting to have the comprehensive land use plan designation for 1705 Oshkosh Ave
amended to “neighborhood commercial”, so that it may be rezoned to Neighborhood Mixed
Use. This proposed zoning aligns with the surrounding area, including the zoning for Davis Child
Care, and changes to the Land Use plan made in 2023 for the intersection of Oshkosh Ave and N
Washburn St.
Proposed Use:
We plan to utilize the existing house for business purposes, retaining its current layout as much
as possible. Other successful residential conversions in Oshkosh include the offices of Bay Title
and Abstract, Goldin and Lennon Law Office, and Edward Jones Investments. For many years,
1705 Oshkosh Ave served as the office for Art Smith, a builder of numerous nearby homes.
While Neighborhood Mixed Use zoning will permit a variety of uses, our initial intention is to
rent the building for:
• Offices for lawyers, accountants, or real estate professionals;
• Professional services, such as medical services, a spa, or a salon; or
• Individual office suites, where multiple tenants share common areas.
Site Plan:
The site plan includes the addition of a parking lot to meet minimum parking requirements and
reconfigures the driveway to increase distance from neighboring properties. Aside from these
adjustments, we plan to make minimal changes to the exterior to preserve the property's
historical character.
Historical Significance:
Historians tell us that the house was designed by architect William Waters in 1889 for W.A.
Rideout, a prominent lumberman. The house has a colorful history with many interesting
people. We believe that repurposing this property for commercial use while maintaining its
architectural integrity, will preserve some history and positively contribute to the community.
Page 6
Proposed Building
Proposed Asphalt
Proposed Concrete
Proposed Gravel
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Overhead Utility Lines
Underground Electric
Underground Gas Line
Underground Telephone
Fence - Wood
Index Contour - Existing
Intermediate Contour - Existing
Sanitary MH / Tank / Base
Storm Manhole
Hydrant
Utility Valve
Utility Pole
Guy Wire
Air Conditioner
Telephone Pedestal
Ex Spot Elevation
Gas Regulator
Sign
Post / Guard Post
Deciduous Tree
Benchmark
Asphalt Pavement
Concrete Pavement
Gravel
Sanitary Sewer (Pipe Size)
Storm Sewer (Pipe Size)
Water Main (Pipe Size)
AREA
32,597 SF
0.7483 ac
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09/27/2024SHEET INDEX:
Sheet Page
Site Plan 1.0
Topographic Survey 1.1
Drainage and Grading Plan 1.2
Erosion & Sediment Control Plan 1.3
Construction Details 2.1
SITE INFORMATION:
Legal Description: Lots 1 and 2 in Smith's Acres Plat
Parcel #: 916-11800000
Current Use: Vacant
Proposed Use: Commercial Office Space
Current Zoning: SR-5 - Single Family Residential-5 District
Adjacent Zoning:
North - CBP-PD
South - SR5
East - NMU
West - SR5
Site Areas
Parcel Area: 32,597 SF (0.7483 Acres)
Total Existing Impervious:7.944 SF (24.37%)
Proposed Building Area:3,686 SF
Proposed Pavement Area:5,165 SF
Proposed Sidewalk Area:1,677 SF
Total Proposed Impervious:10,528 SF (32.3%)
Total Proposed Greenspace:22,069 SF (67.7%)
PARKING CALCULATIONS
Required parking for proposed use is 3:1000 sf of office space
Required immediately 9
Required Ultimately if attic is used 15
Parking Stalls Proposed 15
PROPERTY OWNER:
William Steiner
3220 Shorewood Drive
Oshkosh, WI 54901
Telephone: (920) 277-6576
Email: will@wsteiner.com
NO SCALE
LOCATION MAP
NW 1/4 SEC 15, T 18 N, R 16 E,
CITY OF OSHKOSH
WINNEBAGO COUNTY, WI
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J:\Projects\7915ste\dwg\Civil 3D\7915Engr.dwg, 9/30/2024 9:21:29 AM
1719 Oshkosh Ave1725 Oshkosh Ave
Page 7
COMP. PLAN AMENDMENT
1705 OSHKOSH AVE
PC: 1-7-2025
LAKE SHORE DEV OF OSH
230 OHIO ST 200
OSHKOSH WI 54902-5825
TRUE NORTH ENERGY LLC
10346 BRECKSVILLE RD
BRECKSVILLE OH 44141-3338
MARC/MARLEEN FACUNDO
1803 OSHKOSH AVE
OSHKOSH WI 54902-2641
AMANDA M GUMM
1743 OSHKOSH AVE
OSHKOSH WI 54902-2639
BLACK DOG VENTURES LLC
PO BOX 6482
MONONA WI 53716-0482
RYAN C SMITH
SUSAN D LARSON
1735 OSHKOSH AVE
OSHKOSH WI 54902-2639
ELIZ B DAVIS CHILD HOME C/O
US BANK TRUST DEPT
1260 N WESTFIELD ST
OSHKOSH WI 54902-3219
PEGGY J SCHELL
TONY L BORCHERT
1512 N EAGLE ST
OSHKOSH WI 54902-2611
ROWLOCK LLC
3220 SHOREWOOD DR
OSHKOSH WI 54901-1643
OSHKOSH POP RE LLC
1826 CLOVER DR
INVERNESS IL 60067-4640
OSHKOSH HOTEL ASSOC LLC
801 E 2ND AVE STE 200
CORALVILLE IA 52241-2250
KATHERINE A JACKSON
1255 N WESTFIELD ST
OSHKOSH WI 54902-3218
ROBERT J KELLEY
1245 N WESTFIELD ST
OSHKOSH WI 54902-3218
ROBERT L/BETSY M FOX JR
1235 N WESTFIELD ST
OSHKOSH WI 54902-3218
JOHN/MARSHA HIELSBERG
1215 N WESTFIELD ST
OSHKOSH WI 54902-3218
MARY SCHMIDT
1205 N WESTFIELD ST
OSHKOSH WI 54902-3218
JOSEPH & C NICHOLS
1155 N WESTFIELD ST
OSHKOSH WI 54902-3216
LENORE K WEBSTER
1135 N WESTFIELD ST
OSHKOSH WI 54902-3216
TYRONE D/PAIGE M SMOODY
1270 LOCUST ST
OSHKOSH WI 54902-3205
ERIC /CYNTHIA SCHROEDER
1250 LOCUST ST
OSHKOSH WI 54902-3205
SCOTT J/LAURA K SELENKA
1230 LOCUST ST
OSHKOSH WI 54902-3205
DUANE H BUEHRING ETAL
1210 LOCUST ST
OSHKOSH WI 54902-3205
NICHOLAS R/KELLY J HEINZ
1200 LOCUST ST
OSHKOSH WI 54902-3205
JOEL J/GWEYN L PHILLIP
1180 LOCUST ST
OSHKOSH WI 54902-3204
MOHAMMAD MIAN
FATEMA HUSAIN
1170 LOCUST ST
OSHKOSH WI 54902-3204
JUDITH B BLUM
1406 LAWNDALE ST
OSHKOSH WI 54901-3110
ARON BLACKMORE
KRISTIJANA RAHN
1620 LAURIE AVE
OSHKOSH WI 54902-3202
CARLYON E HUGHES
1185 LOCUST ST
OSHKOSH WI 54902-3203
KEVIN L/JOANN E BANECK
1205 LOCUST ST
OSHKOSH WI 54902-3205
Page 8
DONALD/BONNIE BORGEN
1215 LOCUST ST
OSHKOSH WI 54902-3205
ANDREW & J HUTCHINSON
1235 LOCUST ST
OSHKOSH WI 54902-3205
DON/RONECKA BRUNNER
1811 OSHKOSH AVE
OSHKOSH WI 54902-2641
JOSEPH TRUST
1199 SAWTELL CT
OSHKOSH WI 54902-3208
TIM/SAMANTHA R OROURKE
1194 SAWTELL CT
OSHKOSH WI 54902-3263
RODNEY G MILLER
1190 SAWTELL CT
OSHKOSH WI 54902-3263
NANCY A KROLL
1184 SAWTELL CT
OSHKOSH WI 54902-3263
TIMOTHY MATHE
LISA WALSH
1650 LAURIE AVE
OSHKOSH WI 54902-3202
EVERGREEN RETIREMENT CO
1130 N WESTFIELD ST
OSHKOSH WI 54902-3217
SAWYER CRK NBHD ASSOC
C/O THE MORELL FAMILY
EMAILED
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Prepared by: City of Oshkosh, WI
Printing Date: 12/16/2024
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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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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: 12/16/2024
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP1705 OSHKOSH 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
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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: 12/16/2024
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP1705 OSHKOSH 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
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