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HomeMy WebLinkAboutItem IPLAN COMMISSION STAFF REPORT FEBRUARY 15, 2022 ITEM I: PUBLIC HEARING: ZONE CHANGE FROM SINGLE FAMILY RESIDENTIAL-5 (SR-5) TO SINGLE FAMILY RESIDENTIAL-9 (SR9) 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 a zone change from Single Family Residentiual-5 (SR-5) District to Single Family Residential-9 (SR-9) District. Applicable Ordinance Provisions: Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance. Property Location and Background Information: The proposed zone change involves 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 not typically found in new residential subdivisions. On January 18, 2022, Plan Commission reviewed and recommended approval of a Comprehensive Land Use Map amendment from General Commercial to Light Density Residential for the subject site. The Common Council is expected to take final action on the amendment on March 8, 2022. 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 I: Zone Change, 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 (Pending amendment to Light Density Residential) ANALYSIS – ZONE CHANGE 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 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 I: Zone Change, East of Farmington Avenue The proposed zone 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 zone change will be compatible with surrounding land uses and will be consistent with development patterns in the surrounding area. It will also be consistent with the pending Comprehensive Land Use Map amendment to Light Density Residential if approved by Council. There is a shortage of single-family lots in this area of the city with increasing demand. Additionally, the proposed smaller lots will provide a less expensive option for prospective homeowners as the City works to encourage more affordable housing developments. Upon review of the request, staff supports the proposed zone change. FINDINGS/RECOMMENDATION In its review and recommendation to the Common Council on an application for a Zoning Map amendment, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-381 (D)(2): (a) Advances the purposes of this Chapter as outlined in Section 30-03 and the applicable rules of Wisconsin Department of Administration and the Federal Emergency Management Agency. (b) Is in harmony with the Comprehensive Plan. (c) Maintains the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts. (d) Addresses any of the following factors that are not properly addressed on the current Official Zoning Map: Figure 3 Page 3 Item I: Zone Change, East of Farmington Avenue (ii) Factors have changed (such as new data, infrastructure, market conditions, development, annexation, or other zoning changes), making the subject property more appropriate for a different zoning district. (iv) Growth patterns or rates have changed, creating the need for an amendment to the Official Zoning Map. Staff recommends approval of the zone change from Single Family Residentiual-5 (SR-5) District to Single Family Residential-9 (SR-9) District for property located east of Farmington Avenue as requested. Page 4 Staff ________ Date Rec’d ________ City of Oshkosh General Application **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: _________________________________________________________________________________ Date: ____________ Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Status of Petitioner (Please Check):  Owner  Representative  Tenant  Prospective Buyer Petitioner’s Signature (required): _______________________________________________________________ Date: ____________ OWNER INFORMATION Owner(s): __________________________________________________________________________________ Date: ____________ Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  Email Ownership Status (Please Check):  Individual  Trust  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: ___________________________________________________________________ Date: ____________ TYPE OF REQUEST:  Access Control Variance  Easement  Privilege in Street (identify) _______________________________________________________________________  Other (identify) _________________________________________________________________________________ SITE INFORMATION Address/Location of Proposed Project: __________________________________________________________________________ Proposed Project Type: ________________________________________________________________________________________ Current Use of Property: ________________________________________________________________Zoning: ________________ Land Uses Surrounding Your Site: North: _________________________________________________________________________ South: _________________________________________________________________________ East: _________________________________________________________________________ West: _________________________________________________________________________  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 visit the City’s website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm SUBMIT TO: Dept. of Community Development 215 Church Ave., P.O. Box 1130 Oshkosh, WI 54901 PHONE: (920) 236-5059 Mitch.n.93@gmail.com763-360-2907 8701 CTY Road M Larsen WI 54947 Wildflower Development Group, LLC (Mitch Nordahl Representative) 12/20/2021 Mitchel Nordahl 12/20/2021 Farmington Ave. Oshkosh WI New Subdivision SR-9 Zoning Residential SR-5 SR-5 SMU - Suburban Mixed Use SMU-Suburban Mixed Use SR-5 Single family residental Page 5 2 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)  A narrative of the proposed request / 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  A complete site plan including: (as may be appropriate per your request)  Digital plans and drawings of the project  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 30-75 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 6 Wildflower Development Group, LLC: Farmington Ave Zoning Change Proposal Wildflower Development Group is a small family owned development group currently specializing in small residential development projects that are typically infill projects. We specializing in finding partners specific to our projects interest and completing projects quickly. This means, we work to facilitate a project with key partners for land acquisition, land development, building development to sale, prior to closing on our land. While land development is relatively simple, we have learned with infill we sometimes need to come with creative solutions to make financially unviable land financially viable for all parties involved and the benefiting jurisdiction, in this case Oshkosh. The Farmington Ave project off Farmington ave in Oshkosh Wisconsin is an example of just this. With increased development costs year over year and significant increases due to COVID-19 supply chain issues which have stretched across our industry it’s been getting more and more difficult to economically develop land. The parcel of interest is located in a tight single family development area. There’s growth in the Jackson st. corridor, and increased demand for affordable housing in the Oshkosh market today. With current SR-5 zoning it’s not possible to economically develop the parcel of land and have affordable housing for buyers Page 7 2 that will fall in-line with the Oshkosh market. Lot costs for SR-5 zoning will push close to 40-45k per lot. (this is internal costs not price sold to buyers). To maintain a healthy business, profit must be factored in. Additionally the true costs of home building has also been on an unprecedented rise in the past 2 years, with prices of materials in the last year rising over $15k in actual materials costs per affordable home in the valley. Our request has a few key points. 2 of which need to be finalized to make this a viable fully privately funded project, other options could be considered for additional city funding or cost shares. Request one is to Re-zone the parcel of interest into SR-9 Zoning which decreases the lot size to allow more homes in the same amount of land. Typically land development is categorized as cost perLF/road or cost per/acre. While it’s not a perfect correlation to every project, it shows that by increasing the number of lots attached to the same acres or LF of road we can dramatically decrease the development cost of the land per unit. Additionally we can than utilize economies of scale while building out the homes by having more homes in the subdivision. Request 2 is to get final determination on an options to persue to maintain development costs associated with the installation of the roads which would come in the form of the developers agreement Option 1 is that asphalt roads will be allowed per the city ordinances if developer is to bear all costs with roads. Option 2 is to do a final paving/sidewalk assessments shared with the subdivision owners and city. This is a common practice among many growing communities in our fox valley region such as Kaukauna. The huge advantage here is there is a lower up front cost to buyers getting them a more affordable home, and 2 the city will recognize a tax base much sooner as developers such as ourselves are much more committed to completing projects and can fund more projects if final pavement is not required to come out of our direct pockets during development phases. At the end of the day, the new homeowners of the subdivision will be bearing the costs associated with the roads. We would highly recommend option 2 to bring more attractively affordable homes to the market quicker. Page 8 3 An additional opportunity to investigate to increase the affordability of the end homes as the world has adapted to COVID-19 is the American Rescue Plan Act. The city of Oshkosh as determined to utilize some of this funding for infrastructure improvements, this could be used in tandem with road final courses and/or additionally for any water/sewer mains etc. for part this project if desired, and would directly be increasing the taxable value of the land as a result. Our project proposal consists of up to 28 single family home lots seen as a concept below: There maybe a mix of some larger lots desired (60’ wide). Currently the plans for this project include 2 car garages, 2 story homes that are 30’ in total width, and approximately 1200- 1500sqft. Plans will be attached at a later date and brought to our city meeting for further review, as the plans have had to be made specifically for the 40’ wide lots. Homes target pricing at 28 lots is less than 270k for the base models with no further options/upgrades. With additional funding from the city for assessments on final roads/sidewalk this base price could be lowered even further. Page 9 4 The surrounding properties are single family residential homes in which this is consistent with sizing and general appraisal value of the individual dwelling units to the area. This particular addition of single family residential should also help encourage single family residential growth to the south property which is currently zoned mixed use. We are looking forward with working with the City of Oshkosh on this development project! Mitch Nordahl & Wildflower Development Group, LLC Mitch.n.93@gmail.com 763-360-2907 8701 CTY RD. M Larsen, WI 54947 Page 10 SMU SR-3 SR-5 Oshkosh City LimitOshkosh City Limit OLSON AVOLSON AV ZION STZION STFARMINGTON AVFARMINGTON AV OLSON AVOLSON AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/28/2022 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 11 REZONE EAST OF FARMINGTON AVE PC: 2/15/2022 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 DENNIS METZLER ETAL 1821 HARRISON ST 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 - MITCHE NORDAHL REPRESENTATIVE 8701 CTY ROAD M LARSEN, WI 54947 Page 12 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: 1/28/2022 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 13 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: 1/28/2022 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 14 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/28/2022 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 15