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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT APRIL 3, 2018 ITEM II: CONDITIONAL USE PERMIT CUP REQUEST FOR ANA UAPONIC FACILITY AND THRIFT SHOP LOCATED AT 753 N. MAIN STREET GENERAL INFORMATION Applicant/Owner: Jericho Road Ministries, Inc. Actions Requested: The applicant is requesting a Conditional Use Permit for redevelopment of an existing 7,500 sq. ft. of building for an aquaponics facility and thrift shop at 753 N.Main Street. Applicable Ordinance Provisions: Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance. Property Location and Background Information: The subject site is located between Division Street and N. Main Street, south of W. Lincoln Avenue. The 0.84 acre property is zoned Urban Mixed Use District(UMU) with a commercial 10 and 20 year Comprehensive Land Use recommendation. The surrounding area consists of a mixture of commercial and residential uses. Subject Site Existin Land Ilse - Zotzirt Commercial Structure Urban Mixed Use (UMU) Adjacent Land Use and Zoning Existh!,�U es_ zoning North Residential and Commercial Urban Mixed Use (UMU) _ mm Two Flat Residential—PD West Residential (TR-10-PD) South Residential Urban Mixed Use (UMU) East Commercial Urban Mixed Use (UMU) Cam rehensive Plan Ca1iz reliensive PIan Lai d Use Recofninendatiora Land Use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial 1 ANALYSIS Use The applicant is proposing to redevelop the previous daycare facility to an aquaponics facility and second chance thrift shop. Examples of the fish to be raised are; tilapia, trout,bluegiIl, perch or bass. Various green leafy vegetables can be grown including; cabbage,lettuce,basil, spinach, cucumbers, tomatoes, onions or beans. The applicant intends for the products to be used in local food pantries and sold to restaurants or farmer's markets. Prior to the daycare, the budding was a greenhouse which is compatible with the proposed use. The use is permitted via a Conditional Use Permit within the UMU zoning district and is compatible with existing uses in the area. The facility will generate very little traffic to the site. Site Design No exterior modifications are planned for the site. The applicant will use the green house to house the hydroponics tanks and the rearing tanks will be housed in the main building.A portion of the main building will be used for storing supplies. The remainder of the building will be by the Second Chance Thrift Store (presently located on Sawyer Street). This will allow the applicant's thrift shop to be closer to the populations which it serves. Access and Circulation/Parking The site will continue to utilize the three existing access points and 25 parking stalls. Signage and Lighting No signage or lighting plans have been submitted. Any changes to the existing will be required to meet the UMU zoning requirements. Landscaping No landscaping changes are proposed at this time. The site is largely hard surfaced on the north side with some green spaces south and west of the existing buildings. Storm Water Management A storm water management plan has not been submitted as no exterior changes are proposed. RECOMMENDATION/CONDITIONS In its 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): (1) Is in harmony with the Comprehensive Plan. (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. (3) Maintains the desired consistency of land uses,land use intensities, and land use impacts as related to the environs of the subject property. Iteux 11—CUP—753 N.Main—Apapouics&Thrift Shop 2 (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 public or private agencies serving the subject property. (5) The potential public benefits outweigh any potential adverse impacts of the proposed conditional use, after taking into consideration the applicant's proposal and any requirements recommended by the applicant to ameliorate such impacts, Staff recommends approval of the proposed Conditional Use Permit for an aquaponics facility and thrift shop at 753 N. Main Street as proposed, with the findings listed above. The proposed use is compatible with the surrounding and is a unique use of a vacant building. Item II—CUP—753 N Main—Arinaponics&Thrift Shop 3 SUBMIT TO: Cit of Oshkosh Application Dept.of Community Development City City �� 215 Church Ave.,P.O.Box 1130 of ®1'1C �f�®11Ci � � P�CI1'1�t Oshkosh,Wisconsin 54903-1130 Oshkosh PHONE:(920)236-5059 **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: Jericho Road Ministries, Inc. Date: 2-21-18 400 N. Sawyer Street . Oshkosh wl 54902 Petitioner's Address: y City. State.. Zip: Telephone #: ( ( 231-1287 Fax: ( } Other Contact # or Email: Status of Petitioner (Please Check(: G er !c Repres tative i::7 Tenant ❑ Prospective Buyer Petitioner's Signature (required): k(,e2 Date: 2-21-18 OWNER INFORMATION Owner(s): Jericho Road Ministries, Inc. Date: 2-21-18 Owner(s) Address: 400 N. Sawyer Street city: Oshkosh State: wl zip: 54902 Telephone #: 231-1287 p { } l=ax: ( ) Other Contact # or Email: Ownership Status (Please Check): D Individual Fj Trust C: Partnership X 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 an may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: Date: 2-21-18 SITE INFORMATION Address/location of Proposed Project: 753 N. Main Street Proposed Project Type: Aquaponics Facility and Thrift Shop Current Use of Property: Day Care Center (closed) zoning: UMU Land Uses Surrounding Your Site: North: Commercial South: Residential East: Commercial West. Residential * Please note that a meeting notice will be mailed to all abutting property owners regarding your request. ➢ It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. ➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh. ➢ Please refer to the tee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.cl.oshkosh.wi.us/Community_Development/Planning.htm Page 4 Staff VL tate Rec'd �ZZ I13 Briefly explain how the proposed conditional use will not have a negative effect on the issues below, 1. Health,safety, and general welfare of occupants of surrounding lands. All aquaponics actMties wN be conducted inside the existing buildings. The process is a sustainable recycled process without waste so there will be no noise or odor. 2. Pedestrian and vehicular circulation and safety. The business will employ approximately 6 employees. There is sufficient parking on site for the employees and for delivery vehicles. 3. Noise, air,water,or other forms of environmental pollution. The business uses a sustainable process with recycles water and biological waste and which generates no noise,odor or or solid waste pollution. 4. The demand for and availability of public services and facilities. There is more than adequate demand for the food produced through the owner's food pantry and by restaurants seeking locally sourced produce. 5. Character and future development of the area. The proposed use is in harmony with the existing commercial uses in the area and does not require any redevelopment of the building or site. SUBMITTAL. REQUIREMENTS -»Must accompany the application to be complete. ➢ A narrative of the proposed conditional use and 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 Y A complete site plan Including: ❑ Two (2) full size (24"x 36") scaled and dimensioned prints of site plan and building elevations ❑ Two f2) 8 '/2"x 11 (minimum) to I I"x 17" (maximum) reduction of the building elevations and site plan ❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style table file (if plans have been prepared digitally) ❑ 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 (I"=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 30-175 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 photomelrics 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 Page 5 2 CONDITIONAL USE PERMIT APPLICATION NARRATIVE PROPOSAL 753 N. Main Street Jericho Road Ministries, Inc. 1. Proposed Use of the Property Jericho Road Ministries, Inc. proposes to change use of the building at 753 N. Main Street from a day care to an aquaponics facility. Part of the building will be used to house Second Chance Thrift Shop, currently located on Sawyer Avenue. Aquaponics is a form of aquaculture, a system for continuous production of aquatic animal such as fish combined with hydroponics, a system of cultivating plants in water. Although the concept is ancient, having been used by the Aztecs and Chinese two thousand years ago, modern systems have made commercial development possible. The process consists of installing rearing tanks in which to raise and feed fish. A settling basin is used for catching uneaten food, detached biofilms and for settling out fine particulate matter. A biolfilter is installed to grow and convert ammonia fish waste into nitrates which are used to fertilize plants which are raised in a hydroponics system. A sump pumps water from the hydroponics system back into the rearing tank, recirculating the water used in the process. Various green leaf vegetables such as cabbage, lettuce, basil, spinach or other herbs can be raised as well as cucumbers, tomatoes, onions, beans and peas or some fruits. Freshwater fish are normally raised such as tilapia, trout, bluegill, perch or bass. Fish and vegetables will be harvested and used in local food pantries, sold to restaurants or sold at the farmer's market. 2. Existing Use of the Property The current use of the property has been as a child day care center which has now been moved to another facility so the building is unused. The building was formerly in use as a florist and greenhouse which is compatible with the proposed use. The greenhouse will house the hydroponics tanks and the rearing tanks will be housed in the main building. Part of the building will be used to store fish meal and supplies and equipment. Another part of the building will be used to house Second Chance Thrift Store, a resale store which is currently located on Sawyer Street. 3. Structure's Relationship to Use of the Property The structure currently on the property consists of a former greenhouse and a former florist shop which can easily be restored to their prior use. The proposed use will use fewer employees, fewer deliveries and will not require outside play areas or the Page 6 presence of children near the streets. The outside play equipment will be removed. The retail flower shop will be used to house 2nd Chance Thrift Store, a resale shop. This will allow Jericho Road's thrift shop to be closer to the population it serves in an older part of the city. 4. Floor and Parking Area on the Site The greenhouse building has approximately 2,400 square feet. The retail and storage building have combined, approximately 7,500 square feet. The parking area is approximately 13,000 square feet with 25 parking spaces. No parking area or access points will need to be changed. 5. Effects on Adjoining Properties The effect on adjoining properties will be negligible. Children will no longer be playing outside, actually reducing noise and activity. Hours of operation will be normal business hours for the aquaponics operation and retail sales hours for the re-sale store. Plants grow silently and fish play silently. Harvesting does not require equipment so no noise or pollution is generated. All fish waste and all plant waste is recycled in the biofilter which produces no odor. All operations are contained inside the building. Fewer employees are required with no more than six on site at any time. Traffic will be reduced as there will be no need for parents to drop off and pick up children at the site. There will only be occasional deliveries of fish meal, seed and related supplies and pickup of harvested crops. 6. Surrounding Land Uses The properties to the north and east of the site are commercial properties, being an architect's office, a dry clean inglaIterations business and a retail shop. The properties on the west and south sides are residential properties. The residential areas around the property are primarily economic classes which will be served by the resale store. 7. Compatibility of Proposed Use with Adjacent Properties The surrounding properties are not incompatible with the proposed use. In fact,the proposed use is more similar to the past use of the property than is the current use. The existing building will be used to grow plants just as it had been in the past. The building is in close proximity to a food pantry operated by the owner which is a compatible use and will make delivery of vegetables to the food pantry very convenient. There are other re-sale shops located in the downtown area of Main Street which are similar or complementary to the 2nd Chance Thrift Store. 8. Traffic Generation Traffic generated from the site will be reduced as the current location formerly operated at a peak capacity of 80 children resulting in numerous automobiles arriving to Page 7 dropoff and pick up children. Traffic should be less congested as compared to when the daycare was in operation. At that time there were peak periods of traffic during the pickup and dropoff of children. The resale store and the aquaponics facilitywill experience neither the volume nor the peak periods of traffic, No more than approximately 4 to 6 employees will be on site at any time. Deliveries and pickups will be no more than once or twice per day. The re-sale store will generate some traffic but not of high volume. The site has more than adequate parking to handle the expected traffic. 9. Other Pertinent Information The proposed use is in conformity with "green" principles and will make more efficient use of land as substantially more plants can be grown in water per square foot than can be grown in soil. The green house uses solar warming during the winter and need only be supplemented with traditional carbon based heating methods. Plants produce oxygen and fix carbon dioxide reducing the effects of global warming and will provide food to low income people reducing their dependance upon government support. Most waste products are recycled although there will be a certain amount of water discharged into the sewer system. The water will contain beneficial bacteria for the sewage treatment system. Employees are likely to be selected from unemployed, low income populations. 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Those uslnq the .� kiformation are responsiUe for verifykrg accuracy. For full disclamer please go to Printing Date:31201201$ Oshkosh f'1�a h wwv�.d.oshkosh.vri.uslGlScfsdaimar Prepared by:City of Oshkosh,WI JAGIS"annigTlan Commission Site Plan Map Templa;elFtan Comn inn Sib Plan Vap Templa;e.nud User.mina< Page 12 f " t tt �r r; f "ryY �y' v t a�s i I 9 J 1 c• 1 � y = r� r - Fy' �m a ar rt - 1 In w 0.02 ml rz in 10 �. City of Oshkosh maps and data are intended to be used for general identillcation purposes only,and City the Oty of Oshkosh assumes no 6abRy for tate accuracy of the Woml Those us ng the �r inforntabon sie responsibe for verifying accuracy. For full dl;da'mer please go to Printing Date:3/2012018 Oshkosh vrvtiv.d.oshkosh.vri.uslGlSdsdamer Prepared by:City of Oshkosh,WI TG4SMammngTlan Comm'•sslon Site Plan Map Tempa T[an Comm;ssmn Si.e Plan Map Template.mvd User:mina'< Page 13