HomeMy WebLinkAboutItem VI 1
PLAN COMMISSION STAFF REPORT JULY 19, 2022
ITEM VI: PRELIMINARY PLAT FOR THE CREATION OF AN 18-LOT (PLUS 2
OUTLOTS) SINGLE-FAMILY RESIDENTIAL SUBDIVISION AT EAST END
OF FARMINGTON AVENUE (FARMINGTON COTTAGES)
GENERAL INFORMATION
Applicant: James Sehloff, Davel Engineering & Environmental, Inc.
Owner: Mitchel Nordahl, Wildflower Development Group, LLC.
Actions Requested:
The applicant is requesting approval of a preliminary plat containing 18 single-family lots, 2
outlots, parkland dedication and street dedications identified as Farmington Cottages.
Applicable Ordinance Provisions:
Requirements governing platting are located within Article XIII, Subdivisions; Sections 30-441
through 30-446 of the Zoning Ordinance.
Property Location and Background
Information:
The area of this request is part of a single
undeveloped 5.51 acre parcel generally
located east of the easterly end of
Farmington Avenue, south of Olson
Avenue and west of Jackson Street. The
property is zoned Single Family Residential
– 9 (SR-9), which was recently changed
from Single Family Residential – 5 (SR-5) in
March of this year (Ord. 22-109) to allow
higher dwelling density. Concurrently, the
Comprehensive Land Use Map was
amended from General Commercial to
Light Density Residential (Ord. 22-108) to
accommodate the zone change and
proposed use. The general area has a mix
of uses including single-family uses to the
north and west, vacant land to the east, and
vacant, multifamily and an automobile
service facility uses to the south.
Subject Site
Current Official Mapping
Page 1
Item VI – Preliminary Plat – Farmington Cottages – East end of Farmington Avenue 2
In 2014 the City officially mapped rights-of-way (Ord. 14-539) to make a looped connection from
Farmington Avenue to Christian Drive to the south. The mapping was requested for a proposed
subdivision that did not develop. Official mapping preserves the mapped land and is recognized
from a zoning perspective as if it were dedicated right-of-way.
Subject Site
Existing Land Use Zoning
Undeveloped/Agricultural Single Family Residential-9 (SR-9)
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Single Family Residential Single Family Residential-5 (SR-5)
South Vacant/Vehicle Service Suburban Mixed Use (SMU)
East Vacant Suburban Mixed Use (SMU)
West Single Family Residential Single Family Residential-3 (SR-3) Single
Family Residential-5 (SR-5)
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Light Density Residential
ANALYSIS
The Farmington Cottages preliminary plat utilizes the entire site’s 5.51 acres by subdividing the
land into 18 single family lots and two outlots. Access to the lots will be provided by street right-
of-way dedications with the
extension of Farmington
Avenue from the west to
east. The street will then
curve to the south with the
proposed name, Pasture
Way. Pasture Way will
dead-end with a temporary
cul-de-sac easement. By
future phase or new
subdivision, it is envisioned
Pasture Way will continue
south, curve to the west,
eventually connecting to
Christian Drive. One lot (Lot
18) is disconnected from the
new right-of-way and will
front on Olson Avenue.
Proposed Preliminary Plat
Page 2
Item VI – Preliminary Plat – Farmington Cottages – East end of Farmington Avenue 3
The proposed street layout does not exactly match the 2014 official mapping action. The City, as
this development progresses, will delete the current official mapping and re-officially map an
extension of Pasture Way to connect with Christian Drive. This will ensure a future looped
roadway can still be made.
This is the first new residential subdivision plat in the City located in an SR-9 Zone District. The
SR-9 District allows for smaller lot sizes and reduced principal structure setbacks as compared to
plats located in more traditional SR-5 and SR-3 Districts (see Table 1). This allows for higher unit
densities and smaller house sizes which, in theory, will reduce the cost of new home construction.
Smaller lot sizes are reflected on the plat, with eight of the 18 lots having narrower widths and/or
areas than what would have been permitted prior to the 2017 Zoning Ordinance rewrite. The
shape of the parent lot does result in the creation of much deeper lots than what would be
expected in a new SR-9 development.
The proposed lots range in size from 4,800 square feet (0.11 acres) to 20,271 square feet (0.47 acres)
with all lots meeting SR-9’s minimum code requirements in regard to width (40 feet minimum),
depth (100 feet minimum) and area (4,500 square feet minimum). With the proposed dwelling
unit total of 18 dwelling units on the 5.52 acre area, the density for the development is considered
very low at approximately 3.26 units per acre (one unit per 13,349 square feet). The SR-9 Zoning
District has a recommended maximum density of 9 units per acre or one unit per 4,500 square feet
when taking right-of-way into account.
City Police and Fire Departments have reviewed the preliminary plat and have not indicated any
issues. Both departments do not anticipate problems servicing the proposed development. The
Oshkosh Area School District has been notified of the proposed subdivision and has not
responded with concerns about being able to accommodate a potential increase in student
population.
Engineering & Storm Water
The Department of Public Works has reviewed availability of City utilities to serve the
development and reported that City water and sanitary is available from Farmington Avenue.
The north-northeast area of the plat has an area reserved for a storm water easement. This area
will be used for storm water management required by the development.
The City has a 60-foot wide storm sewer easement that begins from the east end of Farmington
Drive and heads east through the entire property. The easement contains a 19” x 30” pipe to
District Minimum
Width
Minimum
Depth
Minimum
Area
Front
Setback
Rear
Setback
Side
Setback
SR-9 40’ 100’ 4,500 sq. ft. 15’ 25’ 5’
SR-5 60’ 100’ 7,200 sq. ft. 25’ 25’ 7.5’
SR-3 80’ 120’ 10,000 sq. ft. 25’ 25’ 10’
Table 1
Page 3
Item VI – Preliminary Plat – Farmington Cottages – East end of Farmington Avenue 4
convey storm water from the east to eventually Jackson Street. The Department of Public Works
has agreed to release the easement as most of the pipe will be located in new right-of-way. At
final platting, a new 30’ wide easement will be granted to the City to cover the eastern pipe
segment to the east property line.
Civil plans including water, grading and drainage, sanitary sewer, paving, storm water, terrace
tree and street lighting plans will be submitted with the final plat. The developer has been
working with City Staff to start preliminary design of civil plans and ensure they meet code
requirements.
Parkland Dedication
The Subdivision Regulations require land dedication in the amount of 1,100 square feet per each
single family residential lot created by the plat. This equates to 19,800 square feet of land
dedication. The Common Council may, in-lieu-of land dedication, accept parkland fees in the
amount of $400 per single family residential lot for a total of $7,200. The Park’s Master Plan does
not recommend a new neighborhood park in this area of the City, however, the Parks Department
analyzed the area and there is deficient parkland in this area for residents to travel to without
crossing major streets. Parks Department staff worked with the developer to determine the
location for the park dedication which is platted as Outlot 2 at the southwest corner of the
subdivision. This location was chosen to serve future residential development to the south and
possibly allow for park expansion should the south develop. Outlot 2 is sized at 10,007 square
feet which is 9,793 square feet short of the minimum dedication requirement. On June 13, 2022
the Parks Advisory Board recommended the combination of partial parkland dedication and fee-
in-lieu of parkland in conjunction with purchasing what is now identified as Outlot 1. This will be
finalized during the final plat submittal and associated development agreement.
FINDINGS/RECOMMENDATIONS/CONDITIONS
In its review and recommendation to the Common Council on an application for a Preliminary
Plat, staff recommends the Plan Commission consider findings based on Subdivision Policies
established by Chapter 30-442(M)(3):
(a) To preserve and enhance existing cities and villages, and encourage compact
balanced growth shared by, and in association with, all the region's cities and
villages.
(b) To encourage the development of balanced compact communities in Winnebago
County with appropriate commercial, public services, industrial, employment,
residential, and open space land uses, meeting the needs of present and future
residents of those communities.
(c) To direct new growth to those areas capable of providing a full range of urban
services and facilities.
(d) To prevent scattered and noncontiguous development without discouraging new
and desirable development.
Page 4
Item VI – Preliminary Plat – Farmington Cottages – East end of Farmington Avenue 5
(e) To ensure that new development will not be detrimental to the physical, social,
and economic wellbeing of residents of the City or the County.
(f) To ensure that new development will be organized and timed so as to permit
urban services and facilities to be provided as economically and efficiently as
possible.
(g) To discourage new developments in those areas that are premature in terms of
planning and timing for the provision of adequate public services and facilities.
(h) To preserve high quality agricultural lands for that purpose.
Staff recommends approval of the 18-lot Preliminary Plat for Farmington Cottages as presented.
Page 5
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Page 8
PRELIMINARY PLAT
EAST OF FARMINGTON AVE
PC: 7/19/2022
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
DAVEL ENGINEERING &
ENVIRONMENTAL- JAMES SEHLOFF
1164 PROVINCE TER
MENASHA, WI 54952
WILDFLOWER DEVELOPMENT GROUP -
MITCHE NORDAHL REPRESENTATIVE
8701 CTY ROAD M
LARSEN, WI 54947
Page 9
Oshkosh City LimitOshkosh City Limit
OLSON AVOLSON AV
ZION ST
ZION ST
FARMINGTON 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 13Page 10
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 ST
JACKSON ST
W SNELL RDW SNELL RD
N MAIN ST
N MAIN ST
OLSON AVOLSON AV
FARMINGTON AVFARMINGTON AV
ZARLING AVZARLING AV
LL
OOGGAANNDDRR
CHRISTIAN DRCHRISTIAN DR
SUMMERSET WAY
SUMMERSET WAY
FREEDOM AVFREEDOM AV
WESTERN DR
WESTERN DR
EICHSTADT RD
EICHSTADT RD
CHATEAU TERCHATEAU TER
PPUURRPPLLEE
CC
RR
EE
SS
TT
DD
RR
ZION ST
ZION ST
HARVEST DR
HARVEST DR
WESTERN CT
WESTERN CT
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 = 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 14Page 11
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 15Page 12