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Home My WebLink AboutItem IIPLAN COMMISSION STAFF REPORT APRIL 15, 2025 ITEM II: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR AN ADAPTIVE REUSE AT 309 HIGH AVENUE GENERAL INFORMATION Applicant/Property Owner: Jane and Richard Christl Action(s) Requested: The applicant is requesting a Conditional Use Permit approval for an adaptive reuse at 309 High Avenue. Applicable Ordinance Provisions: Adaptive Reuses are permitted through a Conditional Use Permit in the Urban Mixed Use District (UMU) as regulated in Section 30-53(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 on the south side of High Avenue, east of Jackson Street. The subject parcel is approximately 7,200 square feet (0.16 acres) in area and is developed with an existing 3,843 square foot, 1.5-story office building. The site is predominantly surrounded by various commercial uses. Google Street View of Subject Site Page 1 Item II – CUP – Adaptive Reuse – 309 High Avenue Subject Site: Existing Land Use Zoning Commercial Urban Mixed Use (UMU) Recognized Neighborhood Association Middle Village Neighborhood Association Adjacent Land Use and Zoning: Existing Uses Zoning North Commercial Urban Mixed Use (UMU) South Commercial Urban Mixed Use (UMU) West Commercial Urban Mixed Use (UMU) East Commercial Urban Mixed Use (UMU) Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Center City ANALYSIS The applicant is requesting a Conditional Use Permit approval for an adaptive reuse of the property to convert the existing office space to a single-family use. According to the applicant, the existing footprint of the building will not be changed and there are no external design modifications planned. Staff is in support of the Conditional Use Permit for the adaptive reuse as the conversion will not have a detrimental impact on the surrounding area and will not result in increased traffic to the site. In addition, the property has sufficient parking and meets the residential parking Aerial View of the Property Page 2 Item II – CUP – Adaptive Reuse – 309 High Avenue standards of two parking spaces per single-family dwelling unit. Architecturally, the building fits the character of the surrounding area. Staff has determined the proposed use of the site will align with the design of the building itself, as the exterior appearance is consistent with that of a single-family home. The Inspection Services Division has noted that the change of use from a commercial building to residential will require the building to meet all of the Uniform Dwelling Codes (UDC) related to new one- and two-family dwelling units. RECOMMENDATION/CONDITIONS In the review and recommendation to the Common Council on an application for a Conditional Use Permit, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-382 (F)(3): (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 because the subject property fits in well with the character of the surrounding area. (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 the public or private agencies serving the subject property because this is an existing property that has an established infrastructure and the residential use will not result in increased traffic and design of the home remains compatible with the area. Staff recommends approval of the proposed Conditional Use Permit for an adaptive reuse at 309 High Avenue with the findings listed above. Page 3 Page 4 Page 5 Page 6 309 303 HIGH AV HIGH AV L:\GIS_Maps\Planning Base Map - For Windows 10.mxd User: emmad 30 9 High A ve 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: 2/26/2025 1 in = 20 ft1 in = 0 mi¯ 10 0 10 205 Feet Prepared by: City of Oshkosh, WI Page 7 CONDITIONAL USE PERMIT 309 HIGH AVENUE PC: 4-15-2025 WIS BELL INC ATTN: BRIAN MARLER 1010 PINE ST SAINT LOUIS MO 63101-2015 MERILYN R SMITH REV TRUST 226 HIGH AVE OSHKOSH WI 54901-4734 MINDALIN INVESTMENTS LLC 304 HIGH AVE OSHKOSH WI 54901-4736 JAMES A GRALL 303 HIGH AVE OSHKOSH WI 54901-4735 JANE M CHRISTL 103 W MAIN ST OMRO WI 54963-1333 NEENAH MINIMART LLC 1720 NORTH ST NEENAH WI 54956-1818 ICAN REAL ESTATE LLC N6832 US HIGHWAY 51 PORTAGE WI 53901-9678 MIDDLE VILLAGE NBHD ASSOC EMAILED TO REP Page 8 DIVISION ST RIVERWAY DR PEARL AV HIGH AV ALGOMA BLVD JACKSON 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: 3/11/2025 1 in = 120 ft1 in = 0.02 mi¯309 HIGH AVEBASE 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 9 DAWES ST COMMERCE ST W PARKWAY AV DIVISION ST PEARL AVCITY CENTER CAMPUS PL MERRITT AV WAUGOO AV E PARKWAY AV CHURCHAV PEARLAV DAWES ST W 5TH AV W 4TH AV IDA AV MT VERNON ST CHURCHAV OTTER AV MARKETST RIVERWAY DR DIVISION ST BROWN ST MARKETST DIVISION ST CENTRAL ST FREDERICK ST PEARL AV W 5TH AV UNION AV AMHERST AVAMHERST AV JEFFERSON ST MARION RD MARION RD FRANKLIN ST STATE ST CENTRAL ST WASHINGTON AV N MAIN ST W IRVING AV ALGOMA BLVD HIGH AV CEAPE AV OR E G O N S T ELMWOOD AV JACKSON ST WISC ONSINST CMU CMU CMU CMU CMU-PD CMU-PD CMU-PD CMU-PD-RFO CMU-RFO I I I I I I I-PD I-PD I-PD I-PD I-PD I-PD I-PDI-PD I-PD I-PD-RFO I-PD-UTO I-UTO MR-36 MR-36-UTO RMU RMU-PD RMU-PD RMU-PD-RFO RMU-PD-RFO TR-10 TR-10-PD TR-10-PD TR-10PDUTO UI-RFO UMU UMU UMU UMU UMU UMU UMU-PD UMU-PD UMU-PD UMU-PD-UTO UMU-UTO UMU-UTO 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: 3/11/2025 1 in = 500 ft1 in = 0.09 mi¯309 HIGH AVEZONING 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 10 DIVISION ST PEARL AV JACKSON ST ALGOMA BLVD HIGH 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: 3/11/2025 1 in = 100 ft1 in = 0.02 mi¯309 HIGH AVEAERIAL 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 11