The URL can be used to link to this page

Home My WebLink AboutItem III PLAN COMMISSION STAFF REPORT JANUARY 21, 2025 ITEM III: PUBLIC HEARING: ZONE CHANGE FROM URBAN MIXED USE DISTRICT (UMU) TO URBAN MIXED USE DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (UMU-PD) AND APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A PERSONAL OR PROFESSIONAL SERVICE USE AT 536 BAY SHORE DRIVE GENERAL INFORMATION Applicant/Owner: M N R Properties LLC - Tara Rudy Action(s) Requested: The applicant requests a zone change from the existing Urban Mixed Use District (UMU) to Urban Mixed Use District with a Planned Development Overlay (UMU-PD). The applicant also requests approval of a General Development Plan and Specific Implementation Plan for a personal or professional service 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 consists of an irregularly-shaped, 0.29-acre parcel located at the northwest corner of Bay Shore Drive and Bay Street. The site includes an existing 10,427 sq. ft. industrial building (former Wagner Woodworks). The site is zoned Urban Mixed Use District (UMU) and the surrounding area consists primarily of vacant and industrial sites to the south and west and residential uses to the north and east. The 2040 Comprehensive Land Use Plan recommends Center City use for the subject area. Subject Site Existing Land Use Zoning Industrial UMU Recognized Neighborhood Organizations River East Neighborhood Association Page 1 ITEM III: Zone change & GDP/SIP 536 Bay Shore Dr. Adjacent Land Use and Zoning Existing Uses Zoning North Residential TR-10 South Vacant/Industrial UMU-RFO East Residential TR-10 West Vacant/Industrial UMU Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS Zone Change The applicant is requesting a zone change from the Urban Mixed Use District (UMU) designation to Urban Mixed Use District with a Planned Development Overlay (UMU-PD) for the subject property. The requested Planned Development Overlay designation is intended to allow for flexibility in the zoning ordinance to allow for a commercial use without on-site parking. The applicant has submitted plans for re-use of the building, 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 the Planned Development Overlay will accommodate re-use of the existing built-out site. The UMU-PD zoning designation will remain consistent with the 2040 Comprehensive Land Use Plan recommendation of Center City for the subject site. Rezone to UMU-PD Page 2 ITEM III: Zone change & GDP/SIP 536 Bay Shore Dr. Use The applicant plans to convert the existing building to a photography studio. The proposed use is permitted in the UMU district. A neighborhood meeting was held on January 6, 2025, with no neighbors in attendance. Site Design The applicant plans to utilize the existing building, with no additional building or parking areas. According to the applicant, there are no employees other than the owner of the photography studio (applicant). The applicant also notes that this is a “boutique photography business”, which does not have a high volume of customers at any given time. Aerial View of Subject Site. Page 3 ITEM III: Zone change & GDP/SIP 536 Bay Shore Dr. The subject site does not have any on-site parking. Code requires a minimum of one (1) parking space per 300 sq. ft. of gross floor area for personal or professional service uses. This results in a minimum parking requirement of 35 parking spaces. The applicant is requesting a base standard modification (BSM) to allow the site to remain with zero (0) on-site parking spaces. Staff is supportive of the BSM request to allow the proposed commercial use with zero (0) on-site parking spaces as insufficient space is available on the site to install parking spaces. Although code requires 35 parking stalls based on the overall floor area of the building, the proposed photography studio is not expected to generate a significant parking demand. According to the Page 4 ITEM III: Zone change & GDP/SIP 536 Bay Shore Dr. applicant, only 3-4 spaces are needed for the employee (owner) and clients. Approximately eight (8) on-street parking stalls are available on Bay Street and Bay Shore Drive, immediately in front of the subject site. Staff is comfortable that sufficient on-street parking is available to accommodate the photography studio. Signage The exterior elevation plans show conceptual wall signage on the east and south elevations, which appear to be within the maximum wall sign area of 1 sq. ft. of wall signage per linear foot of building frontage for the UMU district. Final signage plans will be reviewed under a separate building permit. Site Lighting The applicant has not provided a photometric plan. No lighting is required for the site as no parking areas are being proposed. The exterior elevations show wall-mounted light fixtures on the east and south elevations. Any new lighting will require a photometric plan to verify compliance with maximum lighting levels at the property line (1.0 fc at public right-of-way) and shielding from neighboring residentially-zoned properties. If light fixtures extend over the public right-of-way, an encroachment agreement will be required. Landscaping No additional landscaping is being proposed on the site. Additional landscaping is not required as no additional building or paved areas are being proposed. Storm Water Management/Utilities The Department of Public Works has not noted any concerns. Building Facades The applicant is not proposing any changes to the building exterior. However, the applicant will be painting the exterior of the building and replacing windows. Staff feels that these updates will improve the appearance of the building and serves to offset the requested BSM for off-street parking reduction. Page 5 ITEM III: Zone change & GDP/SIP 536 Bay Shore Dr. 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): (b) The proposed UMU-PD zoning designation is consistent with the Comprehensive Plan as the base zoning (UMU) is considered an appropriate zoning designation for Center City land uses. (c) The propose UMU-PD zoning designation maintains the desired overall consistency of land uses, land use intensities, and land use impacts because the proposed zoning designation will remain consistent with neighboring UMU zoning as well as the Center City future land use plan recommendation for the area. 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 of the Zoning Ordinance as the proposed personal/professional service use of the site will not have a negative impact on the public because the use is permitted in the UMU district and does not include site alterations that will have a negative impact on neighboring properties. (b) The proposed Planned Development project is consistent with the City’s Comprehensive Plan as the proposed personal/professional use of the property is consistent with the Center City land use recommendation. (d) Adequate public infrastructure is available to accommodate the use being proposed for the Planned Development project as sufficient public on-street parking is available for use by the applicant. Page 6 ITEM III: Zone change & GDP/SIP 536 Bay Shore Dr. (h) The proposed Planned Development project will positively contribute to and not detract from the physical appearance of the area as the proposed personal/professional service use will include updates and improvements to the appearance of an existing building. (i) The proposed Planned Development project provides alternative approaches to addressing development performance and compensates for requested base standard modifications of standards/regulations of the Zoning Ordinance as the proposed improvements to the existing building serves to offset the base standard modification (BSM) request for reduced on-site parking. 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 zero (0) on-site parking spaces. Page 7 Page 8 Page 9 Page 10 Page 11 12-8-24 Tara Rudy Photography, LLC Dear Members of the City Council and City Departments, I hope this letter brings a little brightness to your day! I’m reaching out with a mix of excitement, determination, and a heartfelt plea for your support as I embark on the biggest journey of my life—one that’s not just about bettering my business but also about enriching our community. After years of navigating challenges—like the loss of my studio at 217 North Main Street due to the fiooding, and difficulties at my current downtown location—I’ve decided it’s time to take a bold leap forward. I’ve found a hidden gem at 536 Bay Shore Drive, an older industrial building brimming with potential, just waiting to be transformed into something extraordinary. My vision? A stunning, welcoming photography studio that not only elevates my work but also becomes a space for other entrepreneurs to thrive. This isn’t just a new chapter for me—it’s a chance to invest deeply in the beauty and vibrancy of our community. My dream is to breathe new life into this building, turning it into a clean, modern, and inspiring hub of creativity. From new windows to a fresh coat of paint, every detail of the renovation will refiect the care and intention I have for this project. Inside, I’ll create a spacious, open layout with remodeled ADA-compliant bathroom, ensuring the studio is accessible and inclusive for all. As a photographer of nearly 25 years, I’ve learned that a studio is more than just a workspace—it’s a place where connections happen, creativity fiourishes, and memories are made. I envision this space not only as a haven for my work but as a community hub for fellow artists and entrepreneurs; a place where inspiration thrives and the arts become a central part of life in our city. But this dream is about more than aesthetics or business growth. It’s about revitalization, collaboration, and giving back. By hiring local contractors and artists, I aim to support the local economy during the renovation process. Page 12 Once the studio is up and running, it will draw clients, visitors, and creatives to the area, boosting the vibrancy of the neighborhood. This is, without a doubt, the biggest professional and flnancial commitment of my life, but I’m ready to take it on with all my heart. I promise to comply with all zoning and building regulations and to work closely with you to make this vision a reality. I will be taking ownership on 12-13-24, and I would like to request approval to keep using the on-street parking in the same manner it has been used. At present, I do not have any employees, and the building does not have its own parking lot. Typically, I would only need one parking space for myself and my clients for their session. Occasionally, I may need two or three spaces for clients, and in rare cases, I may need a few more spaces when working with larger families. Sessions are no longer than two hours so it would not be for long periods of time and this is normal day to day scenarios with my business. I am a boutique photography business, not high volume photography involving many people there. I would greatly appreciate it if I could use the on-street parking. I assure you that I will do my best to be respectful of the neighborhood and ensure that there is minimal disruption. If there are any guidelines or conditions I should follow, I would be more than happy to comply. I’m asking for your support—not just for my dream but for what this project could mean for the community we share. Let’s turn this old industrial building into something we can all be proud of; a space that radiates creativity, connection, and opportunity. Thank you for considering this endeavor and for everything you do to make our city a better place. I’d love the chance to discuss this further and share my excitement with you in person. With gratitude and hope, Tara Rudy Page 13 47 45 41 35 536 POPLAR AVPOPLAR AV BAYBAYSHORE DRSHORE DR BAY ST BAY ST L:\GIS_Maps\Planning Base Map - For Windows 10.mxd User: katrinam 5 3 6 B A Y S H O R E D R 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: 12/26/2024 1 in = 30 ft1 in = 0.01 mi¯ 10 0 10 20 30 405 Feet Prepared by: City of Oshkosh, WI Page 14 DN DN DN PHOTO SHOOTING 101 LOUNGE 107 STORE 106 RENTED 102 WAITING 103 LOBBY 108 HAIR/MAKE-UP 109 TLT. 110 SCENE SHOOTING 111 SCENE SHOOTING 112 STORAGE 113 PHASE 1 PHASE 2 PHASE 3 SC R E E N 111A 106A107A 109A 108A 110A TLT. 104 104A 7' - 10 7/8"21 ' - 0 1 / 2 " 6' - 1 1/2"19' - 10 1/2" 5' - 4 1/2" 22 ' - 4 1 / 2 " 15 ' - 9 1 / 8 " * NEW RAMP TO BE INSTALLED TO MAN DOOR ON THIS SIDE OF BUILDING PHASING SCHEDULE PHASE 1 WORK PHASE 2 WORK PHASE 3 WORK Date Project No. JEREMY J. WESENER 115 S. 10TH STREET HILBERT, WI 54129 Sheet No. Fo c a l P o i n t PRELIMINARY BIDDING FINAL CONCEPT DESIGN DATE: NOT FOR CONSTRUCTION DATE: DATE: Drawing Title: 11 / 2 0 / 2 0 2 4 9 : 3 4 : 1 1 P M 11 / 2 0 / 2 0 2 4 9 : 3 4 : 1 1 P M A1.1 OVERALL FLOOR PLAN TA R A R U D Y P H O T O G R A P H Y 10/24/2024 FP24-0037 PR O P O S E D I N T E R I O R A L T E R A T I O N F O R : 53 6 B A Y S H O R E D R I V E , OS H K O S H , W I 5 4 9 0 1 10/25/24 3/32" = 1'-0"A1.1 1 OVERALL FIRST FLOOR PLAN Description Date Page 15 ZONE CHANGE/GDP/SIP 536 BAY SHORE DR PC: 01-21-2025 BOLER PETROLEUM CO PARAGON IND WAX DIV 2875 N MAIN ST OSHKOSH WI 54901-1517 CHRISTIAN M RUEDINGER 3887 CRAB APPLE LN OSHKOSH WI 54904-6944 MIDNITE CLUB INC C/O FRED LITJENS 1136 CAMBRIA CT #1136 OSHKOSH WI 54904-7324 BAGO STORAGE SOLUTIONS 3731 SHANGRI LA POINT RD OSHKOSH WI 54904-7024 SWEETWATER LLC 6279 WOODENSHOE RD NEENAH WI 54956-9760 627 BAY SHORE DRIVE LLC PO BOX 1186 OSHKOSH WI 54903-1186 SHIRLEY G HYDE 30 BAY ST OSHKOSH WI 54901-5244 BRIAN R HANSON 42 BAY ST OSHKOSH WI 54901-5244 JEAN M BLANCHARD 608 BAY SHORE DR OSHKOSH WI 54901-5217 DANIEL H KRIZ 612 BAY SHORE DR OSHKOSH WI 54901-5217 MCCLONE PROPERTIES LLC 152 SCHRAMM RD NEENAH WI 54956-9210 KAY L ESLINGER 617 POPLAR AVE OSHKOSH WI 54901-5214 DAVID L REINKE 624 BAY SHORE DR OSHKOSH WI 54901-5217 KOCH LIVING TRUST 315 LAMPERT ST OSHKOSH WI 54901-5303 MICKEY P/SARA E OLEARY 611 CEAPE AVE OSHKOSH WI 54901-5210 BREFCZYNSKI INVESTMENTS 3438 CHARLIE ANNA DR OSHKOSH WI 54904-9369 MARY L ULRICH 60 BAY ST OSHKOSH WI 54901-5245 JOLEEN G SCHNEIDER 54 BAY ST OSHKOSH WI 54901-5245 HOOPER COMM CENTER INC 36 BROAD ST STE LL30 OSHKOSH WI 54901-5259 M N R PROPERTIES LLC 730 HAWTHORNE DR OMRO WI 54963-1163 PEACEFUL PLACE HOMES LL 1218 JACKSON ST OSHKOSH WI 54901-3752 LYNNETTE LAWRENCE 41 BAY ST OSHKOSH WI 54901-5242 STRAWBERRY JAM LLC 130 STATE ST 1623 OSHKOSH WI 54901-4837 BENNER PROPERTIES LLC 1276 WILLOW SPRINGS RD OSHKOSH WI 54904-7654 ELIZABETH PROCTOR 1618 RAVINIA PL APPLETON WI 54915-1219 ELISABETH CARTER 57 BAY ST OSHKOSH WI 54901-5243 GAUGER ESTATES LLC W2171 TIM DR BRILLION WI 54110-9155 TODD J MOSIER 541 CEAPE AVE OSHKOSH WI 54901-5208 RIECKERSON LLC 316 OAK ST MENASHA WI 54952-3336 Page 16 BEVERLY TYSON 533 CEAPE AVE OSHKOSH WI 54901-5208 DON & HELEN BOHLMAN 529 CEAPE AVE OSHKOSH WI 54901-5208 JONATHON A DELZER 523 CEAPE AVE OSHKOSH WI 54901-5208 MICHAEL E HINZ 517 CEAPE AVE OSHKOSH WI 54901-5208 TODD L/KERSTIN D MCNIESH N4555 STATE HIGHWAY 76 SHIOCTON WI 54170-8801 DAVID D PETERSON 1217 WINNEBAGO AVE OSHKOSH WI 54901-5332 RIVER EAST NBHD ASSOC EMAILED TO REP Page 17 BROAD ST BAY ST BROAD ST POPLAR AV BAY SHORE DR CEAPE AV O sh k o sh C i t y Li mi tOshkosh C i t y L i m i t 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: 12/26/2024 1 in = 120 ft1 in = 0.02 mi¯536 BAY SHORE DRIVEBASE 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 Page 18 BROAD ST WAUGOO AV OTTER AV COMMERCE ST MT VERNON ST BAY SHORE DR BAY STCOURT ST FRANKFORTST E 7TH AV FLUOR CT BAY ST BROAD ST MILL ST BAY SHORE DR E 11TH AV BOYD ST MONROE ST BROAD ST JEFFERSON ST SHAWANO AV POPLAR AV SCHOOL AV E 9TH AV E 8TH AV WINNEBAGO AV WAUGOO AV OTTER AV HARNEY AV SCHOOL AV E 10TH AV BROAD ST MILL ST STATE ST BROADST BRO A D ST PIONEER DR N MAIN ST CEAPE AV WASHINGTON AV BOWEN ST S MAIN ST Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit Oshkosh City Limit CMU CMU CMU CMU CMU-PD CMU-PD-RFO CMU-RFO HI III II I II I I-PD I-PD I-PD I-PD I-PD-RFO MR-12PDLRO MR-20 MR-20 MR-36RMU-PD RMU-PD-RFO RMU-PD-RFO RMU-RFO SR-3-LRO SR-5-LRO SR-5PD-LRO SR-9 TR-10 TR-10TR-10-PD TR-10-PD UMU UMU UMU UMU UMU UMU UMU-PD UMU-PD-UTOUMU-RFO 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: 12/26/2024 1 in = 500 ft1 in = 0.09 mi¯536 BAY SHORE DRIVEZONING 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 Page 19 BAY ST POPLAR AV BAY SHORE DR CEAPE AV 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: 12/26/2024 1 in = 100 ft1 in = 0.02 mi¯536 BAY SHORE DRIVEAERIAL 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 Page 20