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Home My WebLink AboutItem VPLAN COMMISSION STAFF REPORT JANUARY 18, 2022 ITEM V: COMPREHENSIVE LAND USE PLAN MAP AMENDMENT FROM GENERAL COMMERCIAL TO LIGHT DENSITY RESIDENTIAL FOR PROPERTY LOCATED EAST OF THE EASTERN END OF FARMINGTON AVENUE GENERAL INFORMATION Petitioner: Mitch Nordahl, Wildflower Development Group, LLC Owner: Dennis Metzler, Et al Actions Requested: The applicant is requesting an amendment to the Recommended Land Use Map in the Comprehensive Plan. The subject area is designated for general commercial use; the applicant is requesting a change to a light density residential land use designation. Property Location and Background Information: The petitioner is requesting a comprehensive land use map amendment of a vacant 5.55 acre lot east of the eastern end of Farmington Avenue, generally located west of Jackson Street and south of W. Snell Road (Figure 1). The petitioner is proposing to subdivide the lot via subdivision plat. The proposed subdivision will be a higher density single family subdivision with smaller lots typically not found in new residential subdivisions. The proposed use is not consistent with the Comprehensive Plan and the proposed density is not permitted in the SR-5 district. The lot will require a comprehensive land use map amendment and zone change to allow the proposed development. The surrounding area consists of single family residential uses to the north and west, vacant land to the east, single family to the west and an automobile service facility to the south. Subject Site Existing Land Use Zoning Vacant Single Family Residential – 5 (SR-5) Figure 1 Page 1 Item V: Comp Plan Land Use Map Amendment, East of Farmington Avenue Adjacent Land Use and Zoning Existing Uses Zoning North Single Family Residential Single Family Residential – 5 (SR-5) South Auto Service Facility Suburban Mixed Use (SMU) East Vacant/Undeveloped Suburban Mixed Use (SMU) West Single Family Residential Single Family Residential – 5 (SR-5) & Single Family Residential – 3 (SR-3) Recognized Neighborhood Organizations N/A Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation General Commercial ANALYSIS – COMPREHENSIVE LAND USE MAP AMENDMENT In October of 2018, the City adopted the Comprehensive Plan Update 2040, an update to the previous plan from 2005. Part of the update entailed refining the 20-Year Recommended Land Use Map. The map is a representation of future land uses within the City and in the extraterritorial three mile buffer. Future land use maps are intended to be used as a general reference tool for determining appropriate future land use and growth patterns. When creating the maps, recommended uses were determined on a broader scale rather than a parcel by parcel basis. Staff realizes that sections of the Comprehensive Plan, including mapping portions, need to be updated or revised periodically to accommodate logical requests/changes in future land use. In this case, the general commercial land use designation is already in conflict with the current SR-5 zoning designation. The petitioner approached the City about developing a single family development for the site which would be considered a light density residential land use (Figure 2). Staff was open to the proposal and requested that the petitioner conduct a neighborhood meeting to get input from the surrounding property owners. December 16th, 2021, the petitioner hosted a meeting on-site. A city staff representative was unable to attend, however, the petitioner reported the neighbors were supportive of the development and relieved the proposal was not a more intensive use. Figure 2 Page 2 Item V: Comp Plan Land Use Map Amendment, East of Farmington Avenue The proposed map change area is approximately 400 feet by 600 feet and approximately 5.5 acres in area. The lot also has a 60-foot wide arm connecting to Olson Avenue to the north to potentially be used as a street connection or standalone lot. In looking at the development pattern to the north, south and west, it is obvious that the subject site was meant to be a continuation of the adjacent single family uses. Both Farmington Avenue and Christian Drive (on separate lot to the south) dead-end without a cul-de-sac bulb. This generally means those streets were planned to continue east. In 2014, a developer approached the city to do just that. The Common Council approved the official mapping matching the developer’s plans (Figure 3), where both streets continued east then connected on a north-south segment. However, the proposed subdivision did not develop. Staff feels that the proposed map amendment will be compatible with surrounding land uses and will be consistent with development patterns in the surrounding area. It will also correct the conflict between the current General Commercial use designation and Single Family Residential-5 zoning designation. If approved, it is anticipated the petitioner will request a zone change from SR-5 to SR-9 to allow the higher residential density, and proceed with the platting process. There has also been an increase in demand for single-family development in the area as there are few nearby options. If the map amendment is denied, the owner still has the option to develop the site for SR-5 standard single family use since the underlying zoning dictates how the land can be used. Upon review of the request, staff supports changing the projected land use from a general commercial designation to a light density residential designation. RECOMMENDATION Comprehensive Land Use Map Amendment: Staff recommends approval of the Comprehensive Land Use Map amendment from the General Commercial designation to a Light Density Residential designation for property located east of Farmington Avenue as requested. Figure 3 Page 3 Page 4 Page 5 OLSON AV FARMINGTON AV ZIONSTHARVEST DRL O G A N DRANDERSON STJACKSON STW SNELL RD EASEMENT - STORM Oshkosh City Limit Oshkosh City Limit H:\jeffn\Planning Base Map - Jeff 2021.mxd User: jeffn Subject Area C o m p P l a n M a p A m e n d m e n tGeneral C o m m e r c i a l t o L i g h tDensity R e s i d e n t i a l 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: 12/30/2021 1 in = 200 ft1 in = 0.04 mi¯ 100 0 100 20050 Feet Prepared by: City of Oshkosh, WI Page 6 COMP PLAN AMENDMENT EAST OF FARMINGTON PC: 01-18-2022 JUSTIN S/ASHLEY A STENERSON 340 OLSON AVE OSHKOSH, WI 54901 TRACIE ZIFICSAK 535 OLSON AVE OSHKOSH, WI 54901 CLARITY CARE INC 424 WASHINGTON AVE OSHKOSH, WI 54901 MICHAEL J/VICKI L LAUX 435 OLSON AVE OSHKOSH, WI 54901 WA THAI LEE/MAI L VANG 375 OLSON AVE OSHKOSH, WI 54901 DALE R/SANDRA M POMMERENING 335 OLSON AVE OSHKOSH, WI 54901 JAMES B/ELIZABETH A BALL REV TRUST PO BOX 2234 OSHKOSH, WI 54903 RUSS YOUNG PROPERTIES LLC 1025 CHARLES WRIGHT DR WAUPACA, WI 54981 OA&E PROPERTIES LLC 911 STARBOARD CT OSHKOSH, WI 54901 LEE/PENG XUE VANG 685 FARMINGTON AVE OSHKOSH, WI 54901 DONALD L/PATTIE S QUINT JR 575 OLSON AVE OSHKOSH, WI 54901 MATTHEW W/TARA L NOTZKE 600 FARMINGTON AVE OSHKOSH, WI 54901 ADAM J STORER 560 FARMINGTON AVE OSHKOSH, WI 54901 WILDFLOWER DEVELOPMENT GROUP 8701 CTY ROAD M LARSEN, WI 54947 DENNIS METZLER ETAL 1821 HARRISON ST OSHKOSH, WI 54901 Page 7 Oshkosh City LimitOshkosh City Limit OLSON AVOLSON AV ZION STZION STFARMINGTON AVFARMINGTON AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/3/2022 1 in = 120 ft1 in = 0.02 mi¯EAST OF FARMINGTON AVEEAST OF FARMINGTON AVE 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 Page 8 I HI I I SMUSR-5 SR-3 SR-5 SR-3 MR-20-PD SMU-PD SR-5 MR-12 I MR-12 DR-6 SMU DR-6 DR-6 Oshkosh City LimitOshkosh City Limit JACKSON STJACKSON STW SNELL RDW SNELL RD N MAIN STN MAIN STOLSON AVOLSON AV FARMINGTON AVFARMINGTON AV ZARLING AVZARLING AV LLOOGGAANNDDRR CHRISTIAN DRCHRISTIAN DR SUMMERSET WAYSUMMERSET WAYFREEDOM AVFREEDOM AV WESTERN DRWESTERN DREICHSTADT RDEICHSTADT RDCHATEAU TERCHATEAU TER PPUURRPPLLEE CC RREESSTTDDRRZION STZION STHARVEST DRHARVEST DRWESTERN CTWESTERN CTC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/3/2022 1 in = 500 ft1 in = 0.09 mi¯EAST OF FARMINGTON AVEEAST OF FARMINGTON AVE 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 Page 9 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/3/2022 1 in = 100 ft1 in = 0.02 mi¯EAST OF FARMINGTON AVEEAST OF FARMINGTON AVE 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 Page 10