HomeMy WebLinkAboutItem I PLAN COMMISSION STAFF REPORT APRIL 3,2018
ITEM I: CONDITIONAL USE PERMIT REQUEST FOR AN ADAPTIVE REUSE OF A
MIXED USE STRUCTURE LOCATED AT 320 ROSALIA STREET
GENERAL INFORMATION
Owner/Applicant: 3710 Lisbon LLC
Action(s) Requested:
The applicant is requesting a conditional use permit for an adaptive reuse of a mixed use
structure located at 320 Rosalia Street to establish an additional residential unit in a multi-family
structure within a single family residential district.
Applicable Ordinance Provisions;
The adaptive reuse of a structure/property is permitted only through the approval of a
conditional use permit within the Single Family Residential—9 District(SR-9) and is defined as
follows: "Reuse of an existing building originally designed for an institutional, quasi-public,
public, or other specific/special purpose to a new use." The Zoning Ordinance establishes criteria
and guidelines for the establislunent of a Conditional Use Permit in Section 30-382.
Property Location and Background Information;
The subject 7,986 sq. ft.property is located at the southeast corner of Rosalia St. and Rahr Ave.
and includes a 4,256 sq. ft. two-story mixed use building with four dwelling units and commercial
unit on the ground floor along with a 400 sq. ft. detached garage and open parking area.
According to the applicant, the principal structure was originally built with five dwelling units,
with one of the units being converted to a commercial space within the past 50 years and used as
a hair salon for the past 40 years. Staff has no documentation on the conversion of the unit,but
past phone directories list residential units until 1955 (Schram's Food Mart) and was last listed as
a salon in 2014, The petitioner would like to convert the commercial unit back to a (1-bedroom)
residential unit. The four existing dwelling units in the structure are all 1-bedroom or studio
apartments. The general area is predominately a single-family neighborhood with scattered two-
family uses.
Subject Site
Existing Land Use Zoning
Multi-family residential SR-9
Adjacent Land Use and Zoning
Eisting Uses...
Zottitl
North Single-family residential SR-9
South Two-family residential SR-9
East Single-family residential SR-9
West Single-family residential SR-9
Comprehensive Plan
Land Use Recoslt�tiefldatio�t T Use Category
10 Year Land Use Recommendation Residential
20 Year Land Use Recommendation Residential
ANALYSIS
The current use of the property is a legal nonconforming use as the 5R-9 zoning district does not
allow multi-family or commercial uses. The petitioner is requesting a conditional use permit to
convert the existing commercial space to a 1-bedroom.residential unit. The application states that
the commercial unit still has a full bathroom and kitchen. The applicant is not proposing any
exterior alterations for the site.
The site has a 2-stall detached garage and a 5-stall(45' wide) open parking area on the east side of
the property, accessed from Rahr Ave, according to the site plan. The zoning ordinance requires
a minimum of 10 total parking stalls for a 5-Ludt multi-family use. However, staff does not have
concerns with the lack of parking spaces on the property as the conversion of a commercial(hair
salon) unit to a 1-bedroom residential unit does not result in an increased off-street parking
requirement, The existing 7 stalls should provide sufficient parking for the tenants as all 5 units
are 1-bedroom or studio apartments. Additionally, the proposed 1-bedroom apartment is a less
intensive use than a commercial unit and should result in less vehicle traffic to the site.
In terms of consistency with the Comprehensive Plan, the property is zoned residential and the
recommended 10 and 20 year land use plan maps identify the area as appropriate for residential
land use. Conversion of the site to an entirely residential land use will be consistent with the
Comprehensive Plan. Additionally, staff believes the new use will be no more impactful to the
neighborhood than the previous commercial use, which had not historically caused significant
disruption to the area.
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.
(4) The conditional use is located in an area that will be adequately served by, and will not
impose an Lmdue burden on, any of the improvements, facilities, utilities or services
provided by public or private agencies serving the subject property.
ITEAII--320 Rosalia_CUP adaptivereuse 2
(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 adaptive reuse of a
mixed use structure at 320 Rosalia Street as proposed, with the findings listed above.
ITEM 1-320 Rosalia_CUP adaptivereuse 3
SUBMIT TO:
CityOf Oshkosh Application dept_of Community Development
City pp M Church Ave.,P.O.8ox 1130
ofC®11dltiOClal U5@ Permit Oshkosh,W6consin 54903-1130
Oshkosh PHONE:(920)236-5059
"PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION /
Petitioner:22 t O- 1_1� Aoej L-L G Date:
Petitioner's Address: ?,S?, `�!Shops [ J�j City:6f oak, C1 e/ [Z State: Zip: 5—
Telephone#: (��,�}.Sarl- S�I t� Fax: ( } Other Contact # or Email:
Status of Petitioner(Please Check) Owner ❑ Reprasentative ❑Tenant ❑ Prospective Buyer LL e_
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): Date:
Owners) Address:3S-3 f%l/atV 41'D City: t� :.�1 State:IAST Zip: s o
Telephone #: 2)CI-) 3711.3 Fax: ( } Other Contact# or Email: G*. a_2 1n10 An,1-GIG
Ownership Status (Please Check): ❑Individual ❑Trust ❑Partnership ri Corporation �- ` Go
Property Owner Consent: (required)
By signature hereon, Me 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 tent ti e nd may be postponed by the Planning Services Division for incomplete submissions
or other administrative reasons.
Property Owner's Signature: - Date:
SITE INFORMATION r
Address/Location of Proposed Project:, ZO C�S 0 L l Q
Proposed Project Type: C t1Urld,F+�< Cv�t1 f'� _�,n. >lo g'.51 _4j U_�V_
Current Use of Property: e-.51 den-h21 }h+ S I Cam gh t/"t 10 Zoning: mlll��u�c_
Land Uses Surrounding Your Site: North: m►1� /Ji m-e_
South: Ps) P
East: ti
West: 1
"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 fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please the City's website at www.ci.oshkosh.W.us/Community_Development/Planning,htm
Page 4 Staff Date Rec'd
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.
2. Pedestrian and vehicular circulation and safety.
3. Noise,air,water,or other forms of environmental pollution.
4. The demand for and availability of public services and facilities.
5. Character and future development of the area.
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
Ll 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.
Q Traffic generation
❑ Any other informafion pertinent to adequate understanding of the intended use and its relation to nearby properties
➢ A complete site plan including:
C] Two (2) full size(24"x 36") scaled and dimensioned prints of site plan and building elevations
❑ Two (2)8'/z"x 11 (minimum) to 11"x 17" (maximum) reduction of the building elevations and site plan
❑ One compact disc ordiskette 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(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 30-175 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
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
Page 5 2
MMona emen LLC
333 Bishop's Way Su to 141 PH 262-395-4543
Brookfield,Wl 53005 Fax 888-742-8092
NARRATIVE
This property contains 2 structures a garage that is approximately 480 sq. ft., and a 5 unit
structure composed of 4 dwelling units. I — Studio on the third floor. 2— I Bedroom units on
the second floor and I — 1 Bedroom unit on the first floor and one commercial space on the first
floor.
The property contains parking for 9 cars. This is more than adequate for the proposed change of
use of the commercial unit to a I Bedroom apartment unit. The current number of occupants for
the entire structure is 7 adults. If each of them have one vehicle the property still has parking for
2 visitors. The surrounding streets also allow for parking.
This property was originally built as a 5 family. One of the first floor units was used as a hair
salon for the last 40 years. The unit still has its full bathroom with tub and shower and kitchen is
complete with cabinets. We are:wanting to convert this space back to its original use.
Page 6
Management LLC
333 Bishop's Way SLfite 141 PH 262-395A543
Brookfield,W1 53005 Fax 888-742-8092
4.) Health Safety
This change of use will not have a negative effect on the surrounding lands in regards to
Health and Safety because it would lower the amount of traffic in the area. This would
create a residential dwelling unit, as opposed to the current traffic created by customers
corning to the property all day and night because of the business that could be located
there.
2.) Pedestrian/Vehicles
Same as above.
3.,) Noise/Air/Water
Residential use will reduce the amount of traffic, which will reduce the noise. The
property in its current use could have a business that generates smells and high water
usage from its operations, As a residential dwelling, these issues are greatly reduced.
4.) Deniand for Public Services
This change should have no effect either way on this issue.
5�.,) Character/Future Development of the Area
This area of the city is largely residential. This change will enhance the character of the
area by conforming this building into the same use as all of the surrounding properties.
Pro posedtjsE,Le2oLfEPLt222LLy
Existinp- Use of Pro vert
The property is currently a four-family apartment building with one(1) corm-nercial unit on the
first floor. We would like to change the use of the commercial unit back into a onc-bedroorn and
one-bath apartment. This unit was originally an apartment when the building was first built. It
was changed to a commercial unit space within the last 50 years.
Page 7
Structures on the 11'ronerty
The property consists of.
• A detached, two-,car garage
• A three-story, five-unit commercial mixed-use building
• One(1) studio unit
• Three(3) one-bedroom units
• One(1) commercial space
Proposed Amount of Dwellin , Units
• Total floor area is 7,986 square feet with five (5) units
• Footprint area of the structures are 2,480 square feet
* 2,000 square feet dwelling unit
* 480 square feet garage
• Surface, seven-spot,parking garage is 1,400 square feet
• Two-car garage is 480 square feet
• Landscaping and grass is 4,104 square feet
EfLqL2gAAjrinirn 1'rMorrertles
This change would bring about a positive effect on the adjoining properties by reducing noise,
traffic, odor, fumes, etc. Residential use is much less invasive to the surrounding area compared
to commercial use,
Surround Land Use
The surrounding land use is all residential; either multi-family or single homes.
Compatibility Nvith Adiacent PjnopKKjj2i
This change would remove a commercial space in an otherwise, all-residential area. Therefore,
this change would make the building much more compatible with the surrounding area.
Traffic Generation
This change should greatly reduce traffic in the area,
Page 8
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Page 17 -a[
CUP ALAN/ELLEN IVES ANDREW E/HANNAH R LUEDTKE
320 ROSALIA STREET 328 ROSALIA ST 5214 LACROSSE DR
PC:04-0318 OSHKOSH WI 54901 OMRO WI 54963
CHARLES S CORRIGAN/DENISE L KARGUS DAVID J/ALEXANDRA SCHULTZ DJLW PROPERTIES MANAGEMENT LLC
314 ROSALIA ST 323 ROSALIA ST 6634 LASLEY SHORE DR
OSHKOSH W154901 OSHKOSH WI 54901 WINNECONNE W154986
HOME PATH FINANCIAL LTD PARTNERSHIP JAMES M PECK/JUDY HILLHOUSE JAMES R/PATTI STRASSER
5116 N 126TH ST 329 ROSALIA ST 1312 RAHR AVE
BUTLER WI 53007 OSHKOSH WI 54901 OSHKOSH W154901
KEY INVESTMENTS LLC REBECCA R PAYNE RONALD/NEDRA MCGONIGLE
1715 BERNHEIM ST 1314 RAHR AVE 327 ROSALIA ST
OSHKOSH W154904 OSHKOSH WI 54901 OSHKOSH W154901
THOMAS G PUTZER TRI STAR INVESTMENTS II LLC WILLIAM G/PAULA S TELLOCK
PO BOX 1144 230 OHIO ST 200 1311 RAHR AVE
OSHKOSH W154903 OSHKOSH W154902 OSHKOSH W154901
RON/LIL HANSCHE 3710 LISBON LLC
52 EVELINE ST 530 WINDSTONE DR UNIT 204
OSHKOSH W154901 HARTLAND WI 53029
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