HomeMy WebLinkAboutItem IPLAN COMMISSION STAFF REPORT MAY 4, 2021
ITEM I: ACCESS CONTROL VARIANCE FOR RESIDENTIAL DEVELOPMENT AT
SOUTHEAST CORNER OF W 9TH AVE AND LINDEN OAKS DRIVE
GENERAL INFORMATION
Applicant: Martenson & Eisele Inc – Jack Richeson
Property Owner: Evergreen Retirement Community
Action Requested:
The petitioner is requesting an access control variance to permit the following:
1. Increased driveway width on W 9th Ave. to 38’ where code allows a maximum of 30’ and
increased driveway curb cut width to 48’ where code allows a maximum of 40’.
Applicable Ordinance Provisions:
The Access Control Ordinance, Section 25-104.1(h)(2) of the Municipal Code.
Property Location and Background Information:
Subject Site
Existing Land Use Zoning
Vacant / Farm Land SR-5 PD
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Institutional I
South Residential R-1ETZ
East Residential SR-5
West Residential SR-5 and R-1ETZ
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Light Density Residential
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Item I- ACV SE Corner of W 9th Ave and Linden Oaks Dr 2
ANALYSIS
On January 26th, 2021 Common Council approved a 40-home pocket neighborhood for older
adults. The proposed development will have two driveways access points, one along Linden
Oaks Drive and one along West 9th Avenue. The driveway along W. 9th Ave. has a proposed
driveway and curb cut width that is wider than code allows. This driveway is designed to have
a 16’ one-way drive aisle on each side of a 6’ wide island, resulting in an increased driveway
width of 38’ and 48’ curb cut. Staff is supportive of the requested driveway and curb cut width
increase to accommodate safety concerns related to accessing the site and parking area at the
proposed club house.
RECOMMENDATION/CONDITIONS
Staff recommends approval of an access control variance to permit the following:
1. Increased driveway width on W 9th Ave. to 38’ where code allows a maximum of 30’
and increased driveway curb cut width to 48’ where code allows a maximum of 40’.
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Access Variance Application Narrative, Linden Oaks 1
Access Variance Permit Narrative
Evergreen Retirement Linden Oaks Neighborhood
City of Oshkosh, Winnebago County, WI
I. Project Description
Linden Oaks Retirement Community is a proposed residential pocket neighborhood
development located on the west side of the City of Oshkosh, Winnebago County. The
aim is to provide additional housing for senior demographics who need low maintenance
properties with extensive community programs. Sidewalks connect the homes across the
neighborhood to encourage interaction with neighbord. The backyard courtyards and
common clubhouse space will provide a shared venue for neighborhood events, creating
a sense of community unlike anything else in Oshkosh. This site will operate in conjunction
with the non-profit Evergreen Retirement Community campus located on Westfield Street
in the City of Oshkosh. Due to the site layout, we are applying for a variance to allow for
a wider driveway opening out onto 9th Avenue.
The project site is located on parcel 91344000000 on a total of 10.79 acres north of
Meadowbrook Road, south of West 9th Avenue, East of Linden Oaks Drive and west of
John Moore Drive. The proposed property will have 2.244 acres of pavement, 1.867 acres
of buildings, and be 38.97% total impervious development. Currently the site is an open
agricultural field. The neighboring properties are institutional (church) to the north, and
existing residential to the South, East, and West. This neighborhood should not have any
significant noise, light, odor, vibration, or other negative impacts on the neighboring
properties beyond what would be expected from the typical residential developments in
this zoning district. The site layout and landscaping was designed to reduce impacts on
the adjacent properties.
A total of 40 single residential units with typically 2 residents per unit are being proposed
along with a supporting club house, storage building/garage, private roadways, and private
utilities. The clubhouse and storage building will be mostly used by residents of the
neighborhood and maintenance staff employed by Evergreen Retirement. The site is also
expected to have a number of visitors typical to what you would find in a typical residential
development of equal size. The site has two proposed driveways. One to the north onto
9th Avenue and one to the west onto Linden Oaks Drive. Linden Oaks is a dead-end road,
so we are anticipating that most of the traffic into the neighborhood will be in and out of
the 9th Ave driveway.
II. Variance Need
The access variance to grant a wider driveway onto 9th Ave is being requested in order
to improve the access and safety of traffic entering and exiting the development, as well
as to allow for a landscape median on the private roadway. This driveway is the front
entrance to the site and extends between the first four residences and the club house.
The clubhouse has a row of parking in front of it. The parking is angled and the
landscape median is in place to separate the outgoing traffic and anyone backing out of
the clubhouse from any incoming traffic. If the driveway was the standard width, the
landscape median would have to be pulled back significantly to the south. This would
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Access Variance Application Narrative, Linden Oaks 2
result in outgoing traffic to have to shift over right before exiting the site and would force
incoming and outgoing traffic closer together at the entrance.
In our opinion, due to the size of the development and the expected amount of traffic, a
typical 24’ wide driveway with a 34’ wide flare like we are proposing onto Linden Oaks
Drive would not be sufficient and would not be as safe as a wider driveway so that the
landscape median can be maintained. This neighborhood is going to operate more like a
typical subdivision which would have wider public roadways. For comparison, the
neighborhood to the east has 29 units and a public road that is over 30’ wide and a
driveway flare that is over 65’ wide.
III. Methods, Materials, and Equipment
The site will be subject to all applicable local and state standards and specifications. Other
than the requested extra width, the driveway will be constructed to the City of Oshkosh
specifications and the design and proposed grades have been reviewed as part of the PD
and Site Plan Applications. Specific materials and equipment (road graders, rollers,
excavators, etc.) will be provided by the owner at the time of development. Erosion control
measures will be put in place to prevent exposed sediment from transporting offsite.
Proposed site, property lawns and drives will be managed by landowners. During
construction, the site will be managed by Northcentral Construction.
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POND
POND
STORAGE
CLUB
HOUSE
1
2
3
4
16
11
9
39
38
24
23
22 21
28272625
29
8
19
20
17
18
1514
12
13
40
30
31
3233
34
35
36
37
10 7 6 5 SIGNS01°03'45"W418.34'N89°00'46"W 533.48'451.34'208.71'N00°20'45"W175.70'N89°00'46"W 125.00'N00°20'45"W671.12'S88°56'15"E 175.71'S01°03'45"W429.86'S89°13'18"E 504.40'33.01'N89°00'46"W 534.29'33.00'UNPLATTED LANDS- - - - - - - - - - - - - - - - - - - - -
LOT 111- - - - - - - - -SECOND- - - - - - - - - -ADDITION- - - - - - - - - - -TO- - - -PHEASANT- - - - - - - - - - - -CREEK- - - - - - - -FARM- - - - - -LOT 110- - - - - - - - -
LOT 109- - - - - - - - -
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LOT 106- - - - - - - - -
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LOT 104- - - - - - - - -
LOT 103- - - - - - - - -
LOT 118- - - - - - - - -
TRACT 1- - - - - - - - -
C.S.M. NO. 492- - - - - - - - - - - - - - - -
LOT 2- - - - - - - - -
C.S.M. NO. 2045- - - - - - - - - - - - - - - - -
LOT 1- - - - - - - - -
C.S.M. NO. 2045- - - - - - - - - - - - - - - - -
UNPLATTED LANDS- - - - - - - - - - - - - - - - - - - - -
UNPLATTED LANDS- - - - - - - - - - - - - - - - - - - - -LINDEN OAKS DRIVE9TH AVENUE
SITE PLANLINDEN OAKS RETIREMENT COMMUNITYCITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSINDRAWING NO.NO.DATEDRAWN BYCHECKEDAPPROVEDCOMPUTER FILE
SCALE DATEMartenson & Eisele, Inc.PlanningEnvironmentalSurveyingEngineeringArchitecture1377 Midway RoadMenasha, WI 54952920.731.0381 1.800.236.0381www.martenson-eisele.cominfo@martenson-eisele.comFIELDWORKREFER TO COVER SHEET FOR REVISION DESCRIPTIONS****NO.DATENO.DATE1-0313-005de.dwg
BAR SCALE 07-9-2020EAEJJRJJR111/10/2020212/23/2020312/28/202041/18/202152/25/202163/8/202173/24/2021C1.1
LEGAL DESCRIPTION
SITE/PROJECT INFORMATION
ENGINEER:
ZONING DATA
APPLICABLE BUILDING CODE
CONSTRUCTION CLASSIFICATION
NRCS SOILS
SITE PLAN
OWNER/APPLICANT:
SITE PLAN
7CP
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Oshkosh City LimitOshkosh City LimitW 9TH AVW 9TH AV9TH ST RD9TH ST RD
LINDEN OAKS DRLINDEN OAKS DRC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/8/2021
1 in = 120 ft1 in = 0.02 mi¯W 9TH AVE/LINDEN OAKS DRW 9TH AVE/LINDEN OAKS DR
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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I
SR-5
SR-2
SR-5 SR-3
SR-5-PD
SR-5
SR-3SR-5
SR-3
Oshkosh City LimitOshkosh City Limit
W 9TH AVW 9TH AV9TH ST RD9TH ST RD
FFAAIIRRFFAAXXSSTTPHEASANT CREEK DRPHEASANT CREEK DRPAULS PLPAULS PLRREEBBEECCCCAA RRUUNNSSTT WWHHEEAATTFFIIEELLDDWWAAYYQQUU AA II LL RR UUNNDDRR
HAYWARD AVHAYWARD AV
MARYS DRMARYS DR
LINDEN OAKS DRLINDEN OAKS DRHHEEIIDDIIHHAAVVEE NN DD RR
JUDY LEE DRJUDY LEE DRMEADOWBROOK RDMEADOWBROOK RD
HH UU NN TTEERRSSPPLLBBAAIILLEEYYCCTT
JIMMYS DRJIMMYS DR
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/8/2021
1 in = 500 ft1 in = 0.09 mi¯W 9TH AVE/LINDEN OAKS DRW 9TH AVE/LINDEN OAKS DR
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/8/2021
1 in = 100 ft1 in = 0.02 mi¯W 9TH AVE/LINDEN OAKS DRW 9TH AVE/LINDEN OAKS DR
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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