HomeMy WebLinkAbout05. 20-438 NOVEMBER 10, 2020 20-438 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR A GROUP
DEVELOPMENT AT THE 2600 BLOCK OF WITZEL AVENUE
INITIATED BY: MOORHEAD BARR PROPERTIES, LLC.
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, the Plan Commission finds that the Conditional Use Permit to allow
a residential group development at the 2600 Block of Witzel Avenue, is consistent with
the criteria established in Section 30-382(F)(3) of the Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a conditional use permit is hereby approved to allow a residential group
development at the 2600 Block of Witzel Avenue, per the attached, with the following
conditions:
1. Petitioner to submit code compliant fencing details and install a code compliant 6'
tall solid (at least 90% opaque) fence along the west property line.
2. Petitioner shall submit a revised landscaping plan and schedule with code-
compliant species and code-compliant landscaping point totals for Department of
Community Development review as part of the Site Plan Review Process.
3. Petitioner shall submit a revised, code-compliant photometric plan, light fixture
mounting information, and light fixture details to staff for Department of
Community Development review as part of the Site Plan Review Process.
4. Petitioner to submit detached garage elevations and dumpster enclosure
elevations and details to staff for Department of Community Development review
as part of the Site Plan Review Process.
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TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons
Planning Services Manager
DATE: November 5, 2020
RE: Approve Conditional Use Permit for a Group Development at the 2600 Block of
Witzel Avenue (Plan Commission Recommends Approval)
BACKGROUND
The subject area consists of one parcel approximately 18.5 acres in size, located at the south 2600
Block of Witzel. The site was previously owned by Ascension Hospital as a future expansion
area but was never used. The site is vacant and is proposed to have a similar character to the
multi-family developments to the north and east. The development across Witzel Avenue north
of the surrounding area includes a multi-family development, duplex, and single family
properties. The subject site abuts a multi-family property to the east. The City boundary runs
along the west edge of the subject site. The subject site is adjacent to single-family properties in
the Town of Algoma on its western edge. The subject site abuts the Mercy Medical Center on
its south edge. The Comprehensive Land Use Plan 2040 recommends this area for Medium and
High Density Residential. The petitioner now seeks to move forward on plans to develop the
site with a multi-family development. The zoning ordinance requires a conditional use permit
for any new development of three or more buildings.
ANALYSIS
The petitioner seeks to develop the site with twelve two-story multi-family buildings each
including twelve living units, for a total of 144 two-bedroom units. The site will also include
four detached garage buildings and surface parking. The center of the site will include a large
retention pond, clubhouse, and green space. The orientation of the multi-family buildings
around the perimeter of the site is intended to allow for efficient wayfinding and site
circulation. The dwelling unit density is less than some of the surrounding development. This
proposed development equates to 7.78 units per acre. All of the proposed buildings meet the
MR-12 zoning district's principal structure setbacks. The total proposed impervious surface
coverage is 53.8 percent of the lot area. Green space would consist of the remaining 46.2
percent of the lot. Access to the site would consist of two access drives leading into the site
from Witzel Avenue. Staff will work with the petitioner to finalize the site plan.
City Hall,215 Church Avenue P.O.Box 1 130 Oshkosh,Wl 54903-1 130 920.236,5000 http://www•ci.oshkosh.wi.us
The petitioner has submitted a landscaping plan and point totals for the site. Based on the
required and proposed point totals, the proposal meets the ordinance minimums for
landscaping on the site. A bufferyard of 0.2 opacity is required for the west property line due
to the adjacent single-family homes. The petitioner will need to install a b foot tall solid fence
along the west property line to fulfill this requirement. The petitioner's proposed point totals
for building foundation, paved area, street frontage, and yard landscaping meet the point total
requirements. Staff recommends as a condition of approval a requirement that the applicant
submit compliant fencing details and a revised code compliant landscaping plan and schedule
for Site Plan Review.
The petitioner has submitted renderings for the proposed multi-family development which
meet the multi-family design standards. They include articulation such as recesses and
projections,balconies, material changes, etc. The building facades as proposed meet code. The
petitioner has not submitted elevations for the detached garages or refuse enclosures. Refuse
enclosures must be constructed of solid wood or one or more materials used on the exterior of
the principal buildings. Staff will require detached garage elevations and refuse enclosure
details as part of the Site Plan Review Process.
A large retention pond is proposed in the center of the site. The petitioner has submitted erosion
control, drainage, and grading plans. The new development will add a significant amount of
impervious surface area to the site. Therefore, the Department of Public Works has stated that
a full site plan review and approval will be required through the Site Plan Review Process.
Staff is in support of the proposed multi-family group development as the use is consistent with
the surrounding multi-family developments in the area. It is consistent with the zoning and the
Comprehensive Plan 2040 land use recommendation of medium/high density residential for the
site. Upon review, staff is of the opinion the proposed land use is not in conflict with the criteria
listed for Conditional Uses and is in support of the development.
FISCAL IMPACT
Approval of this project should result in an increase in assessed property value for the site and
should require no additional city service provision. The owner is anticipating spending
approximately $20 million on the improvements.
RECOMMENDATION
The Plan Commission recommended approval of a Conditional Use Permit amendment with
findings and conditions at its November 3, 2020 meeting. Please see the attached staff report
and meeting minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
City Hall,215 Church Avenue P.O.Box 1130 Oshkosh,WI 54903-1 130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: CONDITIONAL USE PERMIT FOR A GROUP DEVELOPMENT AT THE 2600
BLOCK OF WITZEL AVENUE (THE WIT DEVELOPMENT)
Plan Commission meeting of November 3, 2020
GENERAL INFORMATION
Applicant/Owner: Moorhead Barr Properties, LLC/Steve Moorhead
Action(s) Requested:
The applicant requests approval of a Conditional Use Permit for a Group Development consisting
of twelve two-family structures.
Applicable Ordinance Provisions:
Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance.
Property Location and Type:
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The subject area consists of one parcel approximately 18.5 acres in size, located at the south 2600
Block of Witzel. The site was previously owned by Ascension Hospital as a future expansion area
but was never used. The site is vacant and is proposed to have a similar character to the multi-
family developments to the north and east. The development across Witzel Avenue north the
surrounding area includes a multi-family development, duplex, and single family properties.
The subject site abuts a multi-family property to the east. The City boundary runs along the west
edge of the subject site. The subject site is adjacent to single-family properties in the Town of
Algoma on its western edge. The subject site abuts the Mercy Medical Center on its south edge.
The Comprehensive Land Use Plan 2040 recommends this area for Medium and High Density
Residential.
The Common Council recently approved a Comprehensive Land Use Plan Map Amendment
from light density residential to medium and high density residential at the Council's June 91h
2020 meeting. The Council approved a zone change from SR-5 to MR-12 residential concurrently
with the Comp Plan Amendment at the same meeting. The Plan Commission reviewed the Comp
Plan Amendment and Zone Change and recommended approval of both at the April 21st, 2020
Plan Commission meeting. Prior to the April 21s1 Plan Commission review, the petitioner held a
neighborhood meeting with the surrounding property owners on April 3rd to obtain their input
on the proposal to redevelop the site as a multi-family development. The neighbors' main
concerns were related to potential storm water runoff, provided greenspace, and potential views
from the adjoining properties. Staff and the developers informed the neighbors that the subject
site would have to be in compliance with the storm water, greenspace, and bufferyard standards
per City ordinances.
The petitioner now seeks to move forward on plans to develop the site with a multi-family
development. The zoning ordinance requires a conditional use permit for any new development
of three or more buildings. Therefore, the conditional use permit is the final step in the approval
process for the site.
ITEM III: CUP—Group Development—2600 Block Witzel Avenue 2
Subject Site
Existing Land Use Zoning
Vacant/Undeveloped Multi-family Residential-12 (MR-12)
Adjacent Land Use and Zoning
Existing Uses Zoning
Multi-family Residential-12 (MR-12),
Duplex Residential-6 (DR-6), Single-
North Multi-family, Duplex, Single-family family Residential-5 (SR-5)
........ ......... ......... ......... ......... ......... ......... ......... .........
Institutional-Planned Development
South Mercy Medical Center (I-PD)
........ .............................. . ........ . . .........................................................................................................................
East Multi-family Residential Multi-family Residential-12 (MR-12)
West Single-family Residential (Town of Algoma) County Zoning(R-2)
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Medium and High Density
Residential
ANALYSIS
Use
The petitioner seeks to develop the site with twelve two-story multi-family buildings each
including twelve living units, for a total of 144 two-bedroom units. The site will also include four
detached garage buildings and surface parking. The center of the site will include a large
retention pond, clubhouse, and green space. The orientation of the multi-family buildings around
the perimeter of the site is intended to allow for efficient wayfinding and site circulation. The site
would include three refuse enclosures each with three 8-yard dumpsters for tenant use. The
conditional use permit process allows such group developments of three or more principal
buildings on a subject parcel. The dwelling unit density is less than some of the surrounding
development. This proposed development equates to 7.78 units per acre. The multi-family
development to the east equates to 13.9 units per acre, while the multi-family development to the
north equates to 13.22 units per acre. The MR-12 zoning district allows up to 12 dwelling units
per acre so the proposed development is under the maximum allowed density for the site.
ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 3
Site Design/Access
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The above site plan shows the petitioner's proposal for the site. Witzel Avenue is located to the north of the
site (top of the plan) and Mercy Medical Center is to the south. The single family homes in the Town of
Algoma are located to the west.
The development site consists of an existing 18.5 acre rectangular-shaped parcel. The proposed
centrally-oriented plan places twelve multi-family structures around a central space which
includes a large clubhouse, retention pond, and community space. The twelve proposed multi-
family structures are very similar to one another in appearance. The multi-family structures
would each include two stories and twelve 2-bedroom living units with attached garages. These
structures are evenly distributed throughout the site. Associated surface parking and four
ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 4
detached garage buildings (44 enclosed parking spaces total) would serve the development. The
site would include three refuse enclosures. All of the proposed buildings meet the MR-12 zoning
district's principal structure setbacks. They are located between 22 and 28 feet from the nearest
lot lines. Their separations range between 60.75 feet and 61 feet except for the southernmost
buildings which are 54 feet away from the detached garages on the south edge of the site. The
total proposed impervious surface coverage is 53.8 percent of the lot area. Green space would
consist of the remaining 46.2 percent of the lot. This is compliant with the 60 percent maximum
impervious surface ratio for an MR-12 parcel.
Access to the site would consist of two access drives leading into the site from Witzel Avenue.
These drive aisles would run longitudinally through the site and provide access to each of the 12
buildings, outdoor area and clubhouse, detached garages, and associated surface parking stalls.
Based on the calculations provided and staff calculations the number of striped and enclosed
spaces is less than the code minimum required (see below table). The proposed number of spaces
is 5 less than the code minimum when counting the number of living units and the clubhouse
area. The petitioner will have to add the required five parking spaces during the Site Plan
Review Process. Staff will work with the petitioner to finalize the site plan.
THE WIT PARKING Required Spaces Provided Spaces
144 2 bedroom units x 2 spaces
per unit (288 spaces) + 1 guest 236 enclosed spaces, 127
space per every 3 units (48 surface spaces= 336 spaces
Residential Component spaces) = 336 spaces total provided
1 space per 400 sq. ft. of area
(Approx 12,500 sq. ft. of
Clubhouse Component building) = 32 spaces
The zoning ordinance has outdoor recreational space requirements for multi-family uses. The
amount of space required is based on the number of bedrooms in the development. The proposal
significantly exceeds the amount of open space required based on the number of bedrooms
provided (see table below).
RECREATION SPACE Required Area Proposed Area
25,300 sq. ft. (pet area,
pavilion, green area) + 2,100 sq.
200 sq. ft. + 25 sq. ft. per ft. (Basketball Court), + 2,967
bedroom (288 bedrooms) = sq. ft. (swimming pool) _
7,900 square feet total 30,367 sq. ft.
ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 5
Landscaping
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ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 6
ALL REDUIRED LANDSCAPING
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The petitioner has submitted a landscaping plan and point totals for the site (above). They have
breakdowns of required landscaping points based on the amount of improvements (buildings
and paved areas) they have proposed for the site. Based on the required and proposed point
totals, the proposal meets the ordinance minimums for landscaping on the site. A bufferyard of
0.2 opacity is required for the west property line due to the adjacent single-family homes. The
petitioner will need to install a 6 foot tall solid fence along the west property line to fulfill this
requirement. The petitioner's proposed point totals for building foundation, paved area, street
frontage, and yard landscaping meet the point total requirements. The landscaping schedule
includes Goldmound (Japanese) Spirea, which is a prohibited plant. The petitioner will need to
revise the plan and exchange the prohibited plant species for alternative code compliant options.
The petitioner also has Autumn Blaze Maples and Sugar Maples which are on the "Use
Sparingly" plant list. For site plan review staff will require an updated landscaping schedule that
shows which plant species are devoted to which landscaping categories. The schedule will also
need to show point totals for each plant species. Staff recommends as a condition of approval a
requirement that the applicant submit compliant fencing details and a revised code compliant
landscaping plan and schedule for Site Plan Review.
Lighting
The applicant has submitted a photometric plan showing light levels for all the paved areas on-
site. The plan as proposed is deficient in a number of areas especially the drive areas between
buildings (see photometric plan below). It appears that one of the access drives may also be
deficient in lighting based on the photometric information provided. The petitioner has not
submitted mounting height information or details of the proposed light fixtures for the site. Staff
will require the light fixture information and a revised, code compliant photometric plan for Site
Plan Review.
ITEM III.- CUP-Group Development-2600 Block Witzel Avenue 7
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The above photometric plan shows areas of deficient lighting. Areas in red are beneath the 0.4 footcandle
code minimum for drive areas. North is at the top of the plan.
Signage
The proposal includes a freestanding monument sign with associated landscaping at the north
end of the site. The sign as shown on the site plan meets the required 25 foot front setback for the
MR-12 parcel. The applicant has not submitted a proof for the sign. The sign will have to meet
the area standards prescribed in the Signage section of the zoning ordinance. No on-building
signage proposals were submitted.
ITEM III: CUP—Group Development—2600 Block Witzel Avenue 8
Building Facades
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The above renderings show the proposed multi family buildings that would occupy the site.
The petitioner has submitted renderings for the proposed multi-family development(see above).
These meet the multi-family design standards. They include articulation such as recesses and
projections,balconies, material changes, etc. The building facades as proposed meet code. The
petitioner has not submitted elevations for the detached garages or refuse enclosures. Refuse
enclosures must be constructed of solid wood or one or more materials used on the exterior of the
principal buildings. Staff will require detached garage elevations and refuse enclosure details as
part of the Site Plan Review Process.
ITEM III: CUP-Group Development-2600 Block Witzel Avenue 9
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The above image shows the proposed clubhouse and swimming pool that would be centrally located on the
site plan.
Storm Water Management/Utilities
A large retention pond is proposed in the center of the site. The petitioner has submitted erosion
control, drainage, and grading plans. The new development will add a significant amount of
impervious surface area to the site. Therefore, the Department of Public Works has stated that a
full site plan review and approval will be required through the Site Plan Review Process.
Conclusion
Staff is in support of the proposed multi-family group development as the use is consistent with
the surrounding multi-family developments in the area. It is consistent with the zoning and the
Comprehensive Plan 2040 land use recommendation of medium/high density residential for the
site. Staff would recommend approval as long as the petitioner is willing to meet the conditions
listed previously. These include submission of code compliant fencing details, revised
landscaping and photometric plans and information, and refuse enclosure details. If the
proposed development meets code, staff has no concerns.
Upon review, staff is of the opinion the proposed land use is not in conflict with the criteria listed
for Conditional Uses and is in support of the development.
FINDINGS/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.
ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 10
(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 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 Conditional Use Permit for a multi-family group development
and to exceed ordinance parking maximums with the findings listed above and following
conditions:
1. Petitioner to submit code compliant fencing details and install a code compliant 6' tall
solid (at least 90% opaque) fence along the west property line.
2. Petitioner shall submit a revised landscaping plan and schedule with code-compliant
species and code-compliant landscaping point totals for Department of Community
Development review as part of the Site Plan Review Process.
3. Petitioner shall submit a revised, code-compliant photometric plan, light fixture mounting
information, and light fixture details to staff for Department of Community Development
review as part of the Site Plan Review Process.
4. Petitioner to submit detached garage elevations and dumpster enclosure elevations and
details to staff for Department of Community Development review as part of the Site Plan
Review Process.
The Plan Commission approved of the Conditional Use Permit as requested with findings and
conditions noted. The following is the Plan Commission's discussion on this item.
Site Inspections Report: Ms. Davey and Mr. Mitchell reported visiting the site.
Staff report accepted as part of the record.
The applicant requests approval of a Conditional Use Permit for a Group Development consisting
of twelve two-family structures.
Mr. Wiley presented the item and reviewed the site and surrounding area as well as the land use
and zoning classifications in this area. The petitioner seeks to develop the site with twelve two-
story multi-family buildings each including twelve living units, for a total of 144 two-bedroom
units. The site will also include four detached garage buildings and surface parking. The center
of the site will include a large retention pond, clubhouse, and green space. The orientation of the
multi-family buildings around the perimeter of the site is intended to allow for efficient
wayfinding and site circulation. The site would include three refuse enclosures each with three 8-
ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 11
yard dumpsters for tenant use. The conditional use permit process allows such group
developments of three or more principal buildings on a subject parcel. He said that staff would
recommend approval as long as the petitioner is willing to meet the conditions listed previously.
Mr. Lyons stated that they need to meet MR-12 based zoning requirements as this is not a
planned development. The CUP today is specifically related to the group development, meaning
more than three buildings on a single parcel, and whether it makes sense to allow this as a group
development with three or more structures.
Ms. Propp opened technical questions to staff.
There were no technical questions on this item.
Ms. Propp opened up the public hearing and asked if the applicant wanted to make any
statements.
Mr. Steven Moorehead thanked the commission for their support and stated that he is here to
answer any questions they have.
Mr. Perry stated that he is hoping that, as another large development, the developer takes
accessibility needs into consideration and designs a few of the units to address those needs.
Mr. Moorehead replied that they have taken accessibility into consideration and they will be
designing per ADA requirements.
Mr. Mitchell thanked Mr. Moorhead for his time and for his willingness to answer some
questions prior to the meeting. He understands the clarification Mr. Lyons provided about what
we are specifically voting on,but part of this role involves reviewing the City's process in
addition to the proposed project. The proposed project looks great and he is really excited for that
particular plot to be developed because the City has identified higher-quality housing as a gap as
well. The questions he has are to look at the role and function of the City in getting a better idea
of how a project goes about either including or not including accessibility features. He said that
Mr. Moorhead indicated prior to the meeting that 33% of the building is on first floor. Mr.
Mitchell asked if that is a no-step entry or if there are step entries for all of the units.
Mr. Moorehead replied that it is no-step entry.
Mr. Mitchell asked if the first floor units are zero step entry.
Mr. Moorhead replied affirmatively.
Mr. Mitchell asked if there were other intentional features that were put in to accommodate the
needs of individuals that may have disabilities,not necessarily individuals who use wheelchairs,
but features for individuals with visual and hearing impairments, for example.
ITEM III: CUP—Group Development—2600 Block Witzel Avenue 12
Mr. Moorhead replied that at this time it is all by code. They will take those things into account
once they begin the process of building the first building. They are doing this in stages and all he
can say is that they are doing it by code. He said they want to make the project accessible as best
as they can.
Mr. Mitchell asked if city staff worked with them beyond providing what code requires and
specifically about the incorporation of accessibility features into the project.
Mr. Moorhead replied that they talked to staff specifically around ADA requirements. Staff has
been very open and worked with us extremely well at answering our questions,but the answer to
Mr. Mitchell's question is no.
Mr. Mitchell asked if they were provided with specific information encouraging them to
incorporate accessibility features, provided with best practice ideas on how to make units more
accessible, any financial incentive packages, or anything related to encouraging them to
incorporate accessibility features.
Mr. Moorhead replied that it really falls to the architectural group that has put in their judgment
on design features like extra wide hallways, wider than standard doors, and larger bathrooms.
They put our best means and methods forward every time and they do not look to the City for
that type of recommendation. He said that in their mind, that is not the City's job.
Mr. Lyons stated that after the last meeting, staff did reach out to them to ask if they would like to
have any additional conversations about accessibility options and City programs.
Mr. Mitchell thanked the applicant.
James Rabe, 176 Barton Road, stated that he is concerned about the water back up when they're
digging the drainage from all the water that comes down Barton Rd. He said that water gets
pretty high running through here and he wants to make sure that it doesn't back up on his
property.
Mr. Lyons replied that it will have to meet full city drainage requirements. Similar to any other
commercial development, they must retain and hold all water on their own site. They cannot
drain the development property onto a neighbor. They have to collect and convey all their own
water. He said they will have to have all final drainage plans approved by the city prior to
construction taking place.
Mr. Rabe replied that there is a lot of water that comes through during heavier rains that is
supposed to go through that field,but now it will probably be backed up.
Ms. Propp asked if the property must retain its own water during construction as well.
Mr. Lyons said he does not want to speak for the exact requirements of the ordinance,but they
have to have drainage measures in place during construction for run off and things like that.
ITEM III: CUP—Group Development—2600 Block Witzel Avenue 13
Mr. Gierach stated that they need to maintain the water on their site during construction and if
there is water that flows through that, they need to find a way to deal with that. He does not have
construction plans in front of him and nothing has been approved at this point. Post-construction
they are required to maintain drainage whether it is through the site or on the site and then
anything on-site is required to drain to the right of way, waters of the state, or any obtained
easements.
Mr. Rabe stated that the last time it rained, they put a silk fence up and he had to cut a hole in the
silk fence to get the water to drain through from Barton Road because it was backing up.
Mr. Moorhead replied that they would take a closer look at how the water drains through Barton
Road to ensure they are able to safely convey the water through the subject site. He told the
applicant they would keep a very close eye on it.
Mr. Rabe replied that he hoped so and asked who he should contact if there is a problem.
Mr. Moorhead replied that he should contact him and provided his phone number for Mr. Rabe.
Ms. Propp thanked Mr. Rabe for his comment.
Mr. Lyons stated that if there are issues after construction starts, Mr. Rabe can contact both
Planning and Public Works. He said that nothing can really take place up there until the plans are
reviewed and approved by Public Works.
Mr. Mitchell asked if this was a concern of water flowing from someone else's property from
around Barton Rd on to the project that is being proposed and not the other way around.
Mr. Gierach replied that is how he understands it. The applicant is still required to maintain
drainage that is coming through the site. They cannot block it off to flood out neighboring
properties and they cannot drain from their subject site on neighboring properties. If there truly is
water flowing through the site, they will have to maintain that as well. He said that they will look
at that with them and how it affects their site.
Ms. Propp closed the public hearing and asked if the applicant wanted to make any closing
statements.
Mr. Moorhead thanked the commission for their time.
Motion by Mitchell to adopt the findings and recommendation as stated in the staff report.
Conditions:
ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 14
1. Petitioner to submit code compliant fencing details and install a code compliant 6'tall solid
(at least 90% opaque)fence along the west property line.
2. Petitioner shall submit a revised landscaping plan and schedule with code-compliant
species and code-compliant landscaping point totals for Department of Community
Development review as part of the Site Plan Review Process.
3. Petitioner shall submit a revised, code-compliant photometric plan, light fixture mounting
information, and light fixture details to staff for Department of Community Development
review as part of the Site Plan Review Process.
4. Petitioner to submit detached garage elevations and dumpster enclosure elevations and
details to staff for Department of Community Development review as part of the Site Plan
Review Process.
Seconded by Kiefer.
Ms. Propp asked if there was any discussion on the motion.
Mr. Mitchell stated that he knows there are a number of apartments directly by this and there
may already be a good integration of affordable housing,but he just wants to be clear when we
talk about incorporating affordable housing so we don't have islands of well-to-do and islands of
not so well-to-do. We might be talking about somebody who works for the school district as the
receptionist or working one-on-one with kids making$25,000 a year as a single parent. That
person may benefit equally well from such a luxury development or the amenities. There are
different strategies that can be incorporated. It may not be the best fit for this project,but he did
want to note that he is excited to see if there are actual plans in place with the housing study to
make sure we do not have a segregation of wealth without the incorporation of affordable
housing for working class, lesser well-off folks.
Motion carried 9-0.
ITEM III.- CUP—Group Development—2600 Block Witzel Avenue 15
SUBMIT TO:
City of Oshkosh Application Dept.of Community Development
City 215 Church Ave.,P.O.Box 1 130
Oo1 [, Conditional Use Permit Oshkosh,Wisconsin54903-1130
s Ikosh PHONE;(920)236-5059
—PLEASE TYPE OR PRINT USING BLACK INK"*
APPLICANT INFORMATION
Petitioner: Moorhead Barr Properties, LLC Date: 10/7/20
Petitioner's Address: 1423 Planeview Drive City: Oshkosh State: WI Zip: 54904
Telephone #: 1 920) 279-1769 Email: steve@barrinc.com Contact preference: ❑ Phone ❑ Email
Status of Petitioner (Please Check): X Owner Representative) Tenant Prospective Buyer
Petitioner's Signature {required): ,, l / Date: 10/7/20
OWNER INFORMATION J
Owner(s): Steve Moorhead Date: 10/7/20
Owner(s) Address: 1423 Planeview Drive City: Oshkosh State: WI Zip: 54904
Telephone #: ( 920) 279-1769 Email; sieve@barrinc.com Contact preference: ❑ Phone ❑ Email
Ownership Status (Please Check): Individual Trust X 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: V Date: 10/7/20
SITE INFORMATION
Address/Location of Proposed Project: 2633 Witzel Ave. Oshkosh, WI 54904
Proposed Project Type: MR-12
Current Use of Property: Vacant MR-12
p y� Zoning: Land
Uses Surrounding Your Site: North: Singfe family & multi-family residential : SR-5, D-6, Mr-12
South: Hospital : I-PD
East: Multi-family residential : MR-12
West: Single family residential :Town of Algoma
"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-wi.us/Community_Development/Planning.htm
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.
see narrative
2. Pedestrian and vehicular circulation and safety.
see narrative
3. Noise,air,water, or other forms of environmental pollution.
see narrative
4. The demand for and availability of public services and facilities.
see narrative
5. Character and future development of the area.
see narrative
SUBMITTAL REQUIREMENTS - Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
➢ II,Varrative of the proposed conditional use and project including:
Proposed use of the property
7f1 Existing use of the property
Identification of structures on the property and discussion of their relation to the project
M 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.
�f/ Surrounding land uses
M/ Compatibility of the proposed use with adjacent and other properties in the area.
0 M/ Traffic generation
Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties
➢ Armplete site plan including:
Y/ Digital plans and drawings of the project
�d 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
M 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
M 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
M/ Location and dimension of all loading and service areas on the subject property
M 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
Conditional Use Permit Narrative
10/7/20
Petitioner: Moorhead Barr Properties LLC, in regards to 2633 Witzel Ave.
Dear Department of Community Development,
Local developers Moorhead Barr Properties seek to reimagine an 18.5 acre vacant lot
on the west side of Oshkosh located at 2633 Witzel Ave. Moorhead Barr Properties
(MBP) has retained the services of TR Karrels and Associates (TRK) to aid in the
architectural design and development of the site.
The existing use of the site is nonexistent as it was previously owned by Ascension
Hospital as future expansion area, but never utilized. The site is a vacant rectangle
within the city proper that is surrounded on all sides (except south —Ascension) by
residential type buildings (Multifamily East and North, Single family west), which is why
MBP feels an apartment development is a suitable use.
The preliminary design development for the site includes (12) two story, 13,000 sf
apartment buildings that have (12) units each, which totals (144) two-bedroom units
each with an attached garage. In addition, there are (4) remote garage buildings that
have a combined total of (44) single garage stalls. These buildings are situated along
the perimeter of the property which allows for efficient way finding and site circulation,
proposed paving totals 250,995 sf. Within the center of the parcel is both a large
retention pond and a luxury clubhouse. This combination of community space directly
adjacent to the retention pond is being designed as an amenity privy to tenants and
their guests only. The clubhouse will feature large gathering spaces, numerous bowling
lanes, a workout facility, large kitchen, and an exterior hardscape with grilling stations,
heated pool and a gas fired fireplace. The site will also have (3) refuse enclosures each
with (3) 8-yard dumpsters, for tenant use. The entire site will be landscaped to
accentuate the positive aspects of the proposed architecture.
MBP and TRK maintain the opinion that the general welfare of surrounding residential
lots and previous owner (Ascension hospital) will largely improve as a result of this
development. Through the planning and approval process MBP and TRK have become
aware from local home owners that there has been storm water ponding occurring in
residents back yards (directly adjacent to development) during heavy rainfall. "The Wit"
site being internally draining will alleviate this situation. Local pedestrian, and vehicular
traffic has been taken into account by means of (2) entry and exits to Witzel Ave. With
respect to the developments effect on public services such as Police and Fire, we feel
that the additional liability within the broader context of Oshkosh is negligible.
This residential project is aiming to provide a luxury housing product to a community
that doesn't have many other comparable options. The large apartment floorplans,
Clubhouse, attached and remote garages are key aspects to MBP's strategy to provide
a luxury residential project.
2600 BLK OF WITZEL AVE COUNTRY PARK LLC APARTMENTS CRAIG R/LEA ANN MILLER
CUP 2990 UNIVERSAL ST 146 BARTON RD
PC: 11-03-20 STEVENS POINT WI 54481 OSHKOSH WI 54904
DENNIS M/PEGGY L SPANBAUER DONALD E/BEVERLY J SCHMIDT JAMES C RACINE/DANA R DAOUST
22 BARTON RD 68 BARTON RD 2565 WITZEL AVE
OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904
JAMES H/SALLY J RABE LOUDEN T BROOKS MERCY MEDICAL CENTER OSH INC
176 BARTON RD 130 BARTON RD PO BOX 7
OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904
MICHAEL A/CARIE L PORTZ MICHAEL L/SHARON L CALKINS PATRICK L/THERESE M RUDOLPH
2628 WITZEL AVE 16 BARTON RD 88 BARTON RD
OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904
SETH A/JESSICA S MCDONALD STEVEN J TOLL THOMAS D/CHRISTINE A BINDER
38 BARTON RD 58 BARTON RD 160 BARTON RD
OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904
TODD CHIRHART/REBECCA SCHOBORG CHfRHART WYLDEWOOD VILLAGE APARTMENTS H LLC TOWN OF ALGOMA
54 BARTON RD 2990 UNIVERSAL ST STE A 15 N OAKWOOD RD
OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904
MOORHEAD BARR PROPERTIES LLC
1423 PLANEVIEW DR
OSHKOSH WI 54904
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