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Home My WebLink AboutItem III PLAN COMMISSION STAFF REPORT ARPIL 19, 2022 ITEM III: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR A GROUP DEVELOPMENT AT 1775 MARICOPA DRIVE GENERAL INFORMATION Applicant: Ken Bowers Property Owner: Logan Rankin Action(s) Requested: The applicant is requesting Conditional Use Permit approval for a group development at 1775 Maricopa Drive. Applicable Ordinance Provisions: All group developments and large developments require a conditional use permit, as regulated in section 30-171 of the zoning ordinance. Criteria used for conditional use permits are located in section 30-382 of the zoning ordinance. Property Location and Background Information: The subject site is located on the east side of Maricopa Drive, south of Westhaven Circle. The subject parcel is 1.985 acres in size and is developed with two existing apartment buildings. Each building has ten dwellings that consist of one or two bedroom units. The site is surrounded by a mix of single-family and multi-family uses, as well as a golf course to the east. Subject Site: Existing Land Use Zoning Single family residential MR-12 Recognized Neighborhood Organizations N/A Adjacent Land Use and Zoning: Existing Uses Zoning North Multi-family residential MR-12 South Multi-family residential MR-12 West Single-family residential SR-5 East Golf course SR-5 Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Medium and High Density Residential Page 1 ITEM III - CUP – 1775 Maricopa Dr. 2 ANALYSIS The applicant is requesting approval of a conditional use permit to convert an existing pool/club house into a three bedroom apartment unit. The property would become a group development with the conversion of the clubhouse to an apartment building because it will then have three or more principal structures on the same lot, which code requires a Conditional Use Permit for. According to the applicant, the new apartment could house 1 to 3 tenants. The applicant notes that changes to the exterior would be minimal with only new residential style / egress windows being installed and matching wood siding where needed. To complete this conversion, the applicant is proposing the above noted exterior building changes, three additional parking spaces to the site, and the required interior reconstruction. According the applicant the apartment will have a full kitchen, living area, full bathroom with tub, and three bedrooms with closets. Additionally, this building will house a separate area for a community laundry room that will have a two hour fire rated wall between the two uses and its own private entrance. The proposed parking stall location can be seen on the site plan on page 3. As shown, evergreen trees will be planted on the west side of the new parking stalls to buffer them from the street and residential properties to the west. Aerial view of subject property (highlighted in red) Page 2 ITEM III - CUP – 1775 Maricopa Dr. 3 Page 3 ITEM III - CUP – 1775 Maricopa Dr. 4 Staff is in support of the Conditional Use Permit (CUP) for a group development at this property as it should not have negative impacts on the surrounding area and is compatible with neighboring properties, specifically the multi-family uses immediately to the north and south. The proposed additional residential unit will result in a density of 10.6 units per acre for the site, which is consistent with the 2040 comprehensive plan recommendation of medium and high density residential, and will be within the maximum density of 12 units per acre for the MR-12 zoning district. The proposed additional parking spaces would meet the parking requirement of 2 spaces per dwelling unit plus 0.5 space per additional bedroom over two bedrooms per unit. 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 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 proposed Conditional Use Permit for a group development as proposed with the findings listed above. Page 4 Page 5 Page 6 Conditional Use Application: Project Description and Narrative Focus Property seeks to transform a Pool/Club house building located at 1871 Maricopa Drive into 1 residential apartment separate from public laundry in the same building. The proposed change in Occupancy, this project will change Occupancy from A3 to mixed use including R3. The unit is to be located on the first floor of an existing pool house building. The proposal is to change the 1300 square- foot assembly space into one (1) three-bedroom apartment and a laundry facility separated by fire wall. The building currently has two club house bathrooms (interior access), and two entrances. The unit would be updated to have a full kitchen, living area, a full bathroom with tub, and 3 bedrooms with new closets. Some internal walls and plumbing will be removed and re-configured. A new entrance will be created for the laundromat area. Some internal walls and plumbing will be removed and re-configured, and 2 hr Fire Barriers will be created between use groups. This plan creates a fire protected “box” around the laundry facility, comprising only one floor and maintains the resident’s access to the attic as storage spaces. A new entrance will be created for the Laundry facility. An NFPA 13D sprinkler system will be required in the apartment. The life safety travel path will be minimal due to the small size of the unit. No elevators or stair construction work is in the project. Changes to the exterior will be minimal. New residential style windows and egress windows will be added in locations shown on Existing Building Pictures sheet. Where doors and windows are removed, walls will be infilled with insulation and exterior cladding to match existing wood siding and painted to match. Three new parking stalls will be added to accommodate the remodeled 3-bedroom unit. Per Oshkosh zoning code 2 stalls are required per 2-bedroom unit, plus an additional stall for every bedroom beyond 2 in the unit. The location of the new parking stalls is shown on the Parking Site Plan. Focus Properties intends to fulfill all applicable codes and requirements within scope of possibility during construction to create this new dwelling unit in the Town of Oshkosh. Page 7 EXISTING POOLHOUSE TO BE REMODELED INTO 3-BEDROOM UNIT NEW PAVING AND STRIPING FOR 3 NEW PARKING STALLS TO ACCOMODATE NEW 3-BEDROOM UNIT REQUIREMENTS EXISTING PARKING = 39 STALLS (COVERED + UNCOVERED) ADDITIONAL 3 STALLS BRINGS TOTAL TO 42 TO SERVE 28 UNITS 3 NEW STALLS MEET OSHKOSH REQUIREMENTS FOR NEW 3 BEDROOM UNIT POOL AREA PREVIOUSLY FILLED IN WITH EARTH CONIFERS PLANTED TO BLOCK HEADLIGGHTS PROJECT NO. DATE DESIGNED DRAWN SHEET NO.McMAHON ASSOCIATES, INC.1445 McMAHON DRIVE NEENAH, WI 54956Mailing: P.O.BOX 1025 NEENAH, WI 54957-1025Tel: (920) 751-4200 Fax: (920) 751-4284www.mcmgrp.comMcMahon Associates, Inc. provides this drawing and data, regardless of form; as instruments of service. All rights including copyrights are retained by McMahon Associates, Inc. The client and/or recipient agrees to the fullest extent permitted by law to indemnify and hold McMahon Associates, Inc. harmless for any reuse of or changes made to the original drawing or data without prior written consent by McMahon Associates, Inc.3/17/2022 4:28:59 PMC:\Users\cmollett\OneDrive - McMahon Associates\Documents\062100163_Maricopa Pool House Renovation_Arch_cmollettXNJ8J.rvtA020 JANUARY 25, 2022 CMMCMMMARICOPA VILLAGE POOLHOUSE OSHKOSH, WIA NEW FACILITY FOR:F0552 062100163 PARKING SITE PLANSUBMITTED FOR LOCAL REVIEWNO.DATEREVISION103/16/22Revision 2NOT TO SCALEA020 1 ARCHITECTURAL SITE PLAN Page 8 • REMOVE EXISTING WINDOWS • INFILL SIDING TO MATCH EXISTING • ADD NEW RESIDENTIAL WINDOWS EXISTING DOOR TO BE REPLACED BY RESIDENTIAL STYLE DOOR • REMOVE EXISTING WINDOWS • INFILL SIDING TO MATCH EXISTING • ADD NEW EGRESS WINDOW REPLACE EXISTING DOOR WITH NEW 3' RESIDENTIAL DOOR • REMOVE IXISTING WINDOW • INFILL SIDING TO MATCH EXISTING • ADD NEW DOOR TO LAUNDRY AREA INFILL SIDING TO MATCH EXISTING NEW OPENING FOR NEW EGRESS WINDOW PROJECT NO. DATE DESIGNED DRAWN SHEET NO.McMAHON ASSOCIATES, INC.1445 McMAHON DRIVE NEENAH, WI 54956Mailing: P.O.BOX 1025 NEENAH, WI 54957-1025Tel: (920) 751-4200 Fax: (920) 751-4284www.mcmgrp.comMcMahon Associates, Inc. provides this drawing and data, regardless of form; as instruments of service. All rights including copyrights are retained by McMahon Associates, Inc. The client and/or recipient agrees to the fullest extent permitted by law to indemnify and hold McMahon Associates, Inc. harmless for any reuse of or changes made to the original drawing or data without prior written consent by McMahon Associates, Inc.3/17/2022 4:28:59 PMC:\Users\cmollett\OneDrive - McMahon Associates\Documents\062100163_Maricopa Pool House Renovation_Arch_cmollettXNJ8J.rvtA112 JANUARY 25, 2022 CMMCMMMARICOPA VILLAGE POOLHOUSE OSHKOSH, WIA NEW FACILITY FOR:F0552 062100163 EXISTING BUILDING PICTURESSUBMITTED FOR LOCAL REVIEWNO.DATEREVISION103/16/22Revision 2EXISTING EAST VIEW EXISTING WEST VIEW EXISTING NORTH VIEW EXISTING SOUTH VIEW CHANGES TO THIS ELEVATION DEPENDENT ON NEW UTILITY PENETRATIONS Page 9 CUP 1775 MARICOPA DR PC: 4-19-2022 ROBERT/SALLY L PATTERSON 4531 LINCOLN LN E ESTERO, FL 33928 THOMAS R/MARY S WALKER TRUST 1793 MARICOPA DR B OSHKOSH, WI 54904 RRR HOLDINGS LLC 10741 N RIVERSIDE RD HAYWARD, WI 54843 ETHEL I KRUMENAUER 1793 MARICOPA DR D OSHKOSH, WI 54904 ALICE A SIMPSON 4300 PASEO SARTA GREEN VALLEY, AZ 85614 CONSTANCE R BOWMAN 1737 MARICOPA DR B OSHKOSH, WI 54904 TODD A DALLAPIAZZA 130 CUMBERLYNN DR FOND DU LAC, WI 54935 RT APPLETON LLC 905 OREGON ST OSHKOSH, WI 54902 JENNY MCLOUGHLIN 1755 MARICOPA DR A OSHKOSH, WI 54904 HELEN J GROENEVELD 1755 MARICOPA DR B OSHKOSH, WI 54904 ERIC O/ERLINDA A NIENASS 1755 MARICOPA DR D OSHKOSH, WI 54904 TMS HOLDINGS LLC PO BOX 3044 OSHKOSH, WI 54903 W ALLEN KOCH 61565 S FELLOWS ST SOUTH BEND, IN 46614 JANE T KARBON 1757 MARICOPA DR D OSHKOSH, WI 54904 DIANE M REINICKE 1760 MARICOPA DR OSHKOSH, WI 54904 DUSTIN/KENDRA ARTHUR 1766 MARICOPA DR OSHKOSH, WI 54904 KRISTIN J RIEDI 1774 MARICOPA DR OSHKOSH, WI 54904 RICKY L/PATRICE A BRANNON 1780 MARICOPA DR OSHKOSH, WI 54904 GARRETT/ANGEL CARTER 1786 MARICOPA DR OSHKOSH, WI 54904 WESTHAVEN GOLF COURSE REAL ESTATE LLC 1400 S WESTHAVEN DR OSHKOSH, WI 54904 KEN BOWERS 109 E 8TH ST KAUKAUNA, WI 54130 RANKIN OSHKOSH HOLDING LLC 518 MAIN ST #346 WRIGHTSTOWN, WI 54180 Page 10 Westhaven Golf Course MM AA R R II C C OOPP AADDRRC R ESTVIE W DRCRESTVIEW D R C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/29/2022 1 in = 120 ft1 in = 0.02 mi¯1775 MARICOPA DR1775 MARICOPA 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 Page 11 SR-5 HI I I I SR-3 MR-12 MR-12 SMU SMU HI-PD MR-12 Westhaven Golf Course W 20TH AVW 20TH AVS WESTHAVEN DRS WESTHAVEN DRWWEESSTTHHAAVVEENN CC II RR SSWWEESSTTHHAAVVEENNDDRRMMAARRIICCOOPPAADDRRVVIILLLLAAPPAARRKKDDRRVVIILLLLAAGGEE LLAA AALLLLEERR TT OO NNDDRRAARRLLIINNGGTTOONN DDRR DDEEEERRFFIIEELLDDDDRRUUNNIIVVEERRSSAALLSSTTNEWPORT AVNEWPORT AV CCRREESSTTVVIIEEWWDDRR CCHHAATTHHAAMMDDRRBBRREENNTTWWOO OO DD DDRR TT EE MMPPLLEETTOO NN PP LLDDOONNEEGGAALLCCTT LENNOX STLENNOX STNEWPORT CTNEWPORT CTVVIILLLLAAGGEELLAA C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/30/2022 1 in = 500 ft1 in = 0.09 mi¯1775 MARICOPA DR1775 MARICOPA 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 Page 12 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/29/2022 1 in = 100 ft1 in = 0.02 mi¯1775 MARICOPA DR1775 MARICOPA 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 Page 13