HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT MARCH 5, 2024
ITEM II: PRELIMINARY PLAT FOR THE CREATION OF AN 8-LOT MULTI-FAMILY
RESIDENTIAL SUBDIVISION AT THE WEST 3400-3500 BLOCKS OF LAKE
BUTTE DES MORTS DRIVE (LAKE BUTTE DES MORTS DEVELOPMENT)
GENERAL INFORMATION
Applicant: Claire Roth - ISG, Inc.
Owner: Red Earth, LLC
Action Requested:
The applicant is requesting approval of a preliminary plat containing 8 multi-family residential
lots and street dedications identified as Lake Butte des Morts Development.
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 includes several
undeveloped/unplatted parcels totaling 66.9 acres
generally located west of Lake Butte des Morts
Drive. The property is zoned Neighborhood
Mixed Use with Planned Development Overlay
(NMU-PD).
Red Earth LLC received General Development
Plan (GDP) approval by the Common Council on
April 11, 2023 (Resolution 23-173) for a 6-phase,
522-unit multi-family residential development.
Phase 1 will split 4.76 acres of land including two
right-of-way connections to Lake Butte des Morts
Drive via Certified Survey Map (Item I). The Lake
Butte des Morts Development Plat which
surrounds Phase 1 subdivides the area into an
additional eight lots and creates a looped public
road right-of-way for Phases 2 through 6. A
Specific Implementation Plan (SIP) request for
Phases 2 through 6 has also been submitted for
review (Item III).
Subject Site – Proposed Plat and CSM
Page 1
Item II – Preliminary Plat – Lake Butte des Morts Development
The Comprehensive Plan’s land use recommendation for the site is Mixed Use which is consistent
with the proposed multi-family development. The area is surrounded by vacant/undeveloped
land to the north and south, U.S. Highway 45 to the east and Lake Butte des Morts and the
WIOUWASH State Recreation Trail to the west. There are also several single-family uses
southwest of the subject site, west of the trail.
Subject Site
Existing Land Use Zoning
Undeveloped/Agricultural Neighborhood Mixed Use with Planned
Development Overlay (NMU-PD)
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Undeveloped/Agricultural Single Family Residential-5 (SR-5)
South Undeveloped/Agricultural General Business District (B-3, Town of
Oshkosh)
East US Highway 45 NA
West Single Family Residential General Agriculture District (A-2, Town of
Oshkosh)
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Mixed-Use
ANALYSIS
The proposed lot sizes range greatly from 1.2 acres
(Lot 8) to 17.0 acres (Lot 2). All of the proposed lots
exceed the minimum area and dimensional
requirements of the NMU Zoning District in regard to
width (40 feet minimum), depth (100 feet minimum)
and area (1,200 square feet per dwelling unit
minimum). The proposed 442 dwelling units for
Phases 2 through 6 on the 64.7-acre area (after
deduction of the right-of-way) results in a unit density
of approximately 6.8 units per acre (one unit per 6,373
square feet) which is considered low.
Lots 1 through 5 are impacted by wetlands covering
much of the Lots’ areas. The wetland areas have been
mapped and are included on the preliminary plat.
Proposed Preliminary Plat
Page 2
Item II – Preliminary Plat – Lake Butte des Morts Development
The wetland areas will not be disturbed during development.
The plat will extend the 60-foot rights-of-way of both Oliver Avenue and Olivia Road westerly. A
loop will be created with a north-south segment to be named Blair Boulevard. This will provide
public access to all phases of the proposed development. The total length of the dedication is
approximately 1,600 feet or 0.3 miles.
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 are available from Lake Butte des Morts
Drive. Storm water management will be located within the developable area of the site, outside
of any mapped wetlands.
Civil plans including water, grading and drainage, sanitary sewer, paving, storm water, terrace
tree, and street lighting 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 900 square feet per each
dwelling unit developed within the plat created by the plat. This equates to 397,800 square feet
(9.13 acres) of land dedication based on the proposed 442 units. The Common Council may, in-
lieu-of land dedication, accept parkland fees in the amount of $165 per dwelling unit at final plat
acceptance for a total of $72,930. An additional $13,200 can be collected with the mapping of
Phase I created by Certified Survey Map. Additional parkland fees of $165 per unit would be
collected at building permit issuance as each phase develops.
The Park’s Comprehensive Outdoor Recreation Plan does recommend a community park
northwest of USH 45. However, these parks are generally sized at 15 to 30 acres. Planning staff
had discussions with the Parks Director and determined it would be best if the City accepted fees
in-lieu of in this case to allow the City to pool money and purchase an adequate-sized tract of
land in this area. This recommendation was presented to the Advisory Parks Board at their
February 12, 2024 meeting. The Board concurred with this assessment and will make a
recommendation to the Common Council to accept fees in-lieu of in place of land dedication.
Page 3
Item II – Preliminary Plat – Lake Butte des Morts Development
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.
(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.
Staff recommends approval of the 8-lot Preliminary Plat, Lake Butte des Morts Development as
proposed.
Page 4
Staff ______ Date Rec’d ______
City of Oshkosh Application
Subdivision & Certified Survey Map
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Fax: ( ) __________________ Other Contact # or 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 #: ( ) _________________ Fax: ( ) __________________ Other Contact # or 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: ____________
SUBDIVISION INFORMATION
(Please Check): Residential Commercial/Industrial Other
Approvals Requested (Please Check): Preliminary Subdivision Plat* Final Subdivision Plat Certified Survey Map
*If preliminary plat, is the entire area owned or controlled by subdivider included? Yes____ No____
Location of Proposed Project: _________________________________________________________________________________
Zoning Classification: _________________________________________________________________________________________
Reason for Division: __________________________________________________________________________________________
Proposed Number of Lots: _________________ Proposed Lot Sizes: Min. ___________ Max. ____________ Average ___________
Acres in Parcel(s): ____________________________________________________________________________________________
Proposed Project Type (include use of buildings and property):
________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
Current Use of Property (include existing structures):
________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
SUBMIT TO:
Dept. of Community Development
215 Church Ave., P.O. Box 1130
Oshkosh, Wisconsin 54903-1130
PHONE: (920) 236-5059
7900 International Dr, Suite 550 Bloomington MN 55425
952 426-0699 Claire.Roth@ISGInc.com
Claire Roth - ISG Inc. (on behalf of owner)01/22/2024
01/22/2024
Red Earth LLC. (Contact: Jacob Buswell)
1310 West Wisconsin St Sparta WI 54656
262 623-8348 jake.buswell@allamericandoitcenter.com
01/22/2024
Agricultural / vacant
Multi-family residential development with the option to move to mixed use in future through the addition of commercial
space.
8
Lake Butte Des Morts Drive
Neighborhood Mixed Use District with Planned Development Overlay (NMU-PD)
Development of multi-family housing development to include approximately 350 - 400 apartments, 20
townhomes, a clubhouse and several additional amenities
DocuSign Envelope ID: 23447A38-982E-4B5D-BB1A-C6CCD3BF5475
1/18/2024
1.16 AC 16.98 AC 8.19 AC
65.55 acres total. Refer to plans for respective lot sizes.
Page 5
2
Significant Natural Amenities (slope, vegetation, large tree stands, etc.):
________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
Floodplains, navigable streams, wetlands, and Other Development Restrictions:
________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
Variances- List and explain any requested variances from the Subdivision Regulations:
________________________________________________________________________________________________________________________
________________________________________________________________________________________________________________________
**Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
SUBMITTAL REQUIREMENTS – Must accompany the application to be complete.
Basic Materials
Completed Application
Legal Description of Site
Twenty-Six (26) full size paper prints of the preliminary or final plat prepared in accordance with City Subdivision Regulations
One copy of the subdivision plat reduced to 8 ½” x 11”
One copy of the Certified Survey Map
Digital Copy of Preliminary Plat, Final Plat, or CSM in Autocad 2000 format (plans may be e-mailed to the Planning
Office)
Plat Data
Title
Legal description and general location of property
Date, scale and north arrow
Names and addresses of the owner, subdivider, and land surveyor preparing the plat
Entire area contiguous to the proposed plat owned or controlled by the subdivider shall be included on the
preliminary plat
Exterior boundaries
Contours
Water elevations
Location, rights-of-way widths and names
Location and names of any adjacent subdivisions
Type, width and elevation of existing street pavements within the plat or adjacent thereto
Location, size, and invert elevation of existing infrastructure items such as sewers, manholes, power poles, etc.
Locations of all existing property boundary lines
Dimensions of all lots with proposed lot and block numbers
Location and dimensions of any sites to be reserved or dedicated for parks, trails, playgrounds, drainage ways, or
other public use, or which are to be used for group housing, shopping centers, church sites, or other non-public uses
not requiring lotting
Approximate radii of all curves
Corporate limit lines
Any proposed lake and/or stream access
Any proposed lake and stream including the notice of application for Dept. of Natural Resources’ approval, when
applicable
Location of environmentally sensitive areas (wetlands, floodplains, navigable streams, etc.)
For further information see Section 30-72 of City of Oshkosh Subdivision Regulations for Submittal Requirements
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
https://www.ci.oshkosh.wi.us/CommunityDevelopment/
N/A
Wetlands and floodplain are present on site around the existing farmland and are depicted on the plat.
Existing site use is agricultural, constituted of tillable acreage with the remainder being existing wetland.
DocuSign Envelope ID: 23447A38-982E-4B5D-BB1A-C6CCD3BF5475
Page 6
JANUARY 22, 2024
Mark Lyons
Planning Services Manager – Community Development
215 Church Ave Oshkosh, WI 54901 mlyons@ci.oshkosh.wi.us
7900 International Drive + Suite 550 + Bloomington, MN 55425
952.426.0699 + ISGInc.com
Architecture + Engineering + Environmental + Planning
RE: SIP & PRELIM PLAT PROJECT NARRATIVE LAKE BUTTE DE S MORTS DEVELOPMENT PHASES 2 – 6 - OSHKOSH, WI
Mark,
Thank you for reviewing the following Specific Implementation Plan (SIP) and Preliminary Plat narrative for phases 2 – 6 of the
Lake Butte Des Morts development. The site location is currently zoned NMU-PD. Surrounding area to the east and to the south
consists of the Interstate 41/U.S. Highway 45 interchange, Lake Butte des Morts to the west and vacant tracts of land to the
north. The only nearby development is lakefront residential housing to the southwest.
PROJECT DESCRIPTION
In 2023, a GDP was granted for Phases 1 – 6 of the Lake Butte des Morts development and an SIP was granted for phase 1 of
the development at the west 3400 block of Lake Butte des Morts Drive which included two 40-unit apartments and a
clubhouse. This SIP and Preliminary Plat request is specific to the remaining phases of the development, Phases 2 – 6. This will
include five additional 82-unit apartment buildings, and eight 4-unit townhomes, totaling to 442 additional units. Phases 2 – 6
total to 65.55 acres of land and have a proposed unit density of 6.7 units/acre. Additionally, the project will consist of a 2.19
acres of Public Right-of-Way containing a City street looping through the development, providing public water and sanitary mains
for the proposed building services. An anticipated phasing plan is included with the site plan submittal. It is anticipated that
phases 2-6 will be constructed over the next 12-15 years.
Due to the unique makeup of buildings and proposed density, the site was rezoned to include a Planned Development to
minimize the need for conditional uses and variances required within a typical residential zoning district (MR-36) such as
minimum lot area, impervious surface ratio, setbacks, building height, and number of units per building. The PDD also allows
future flexibility for the development. The proposed SIP for phases 2 – 6 is consistent with the approved GDP and does not
differ between the requirements of the approved GDP.
Parking
Both underground and exterior parking will be provided on site. The site proposes 645 total stalls including 390 parking spaces
located underground in the 82 unit buildings, 191 spaces in designated parking lots, and 64 Townhome garage parking; the
total proposed parking count is 645 stalls. This equates to a proposed 1.46 stalls/unit and meets the requirements of the City
parking code (466 stalls required). Additional parking was included with Phase I to be used by the entire development and
overflow parking will be allowed on one side of the City street.
Density, Intensity, and Bulk Regulations
The project will be subdivided into different lots corresponding to each phase. The proposed minimum lot size is 1.16 acres (Lot
8), maximum size is 16.68 acres (Lot 2), and the average lot size is 8.19 acres. The lots corresponding to each phase are
indicated in the table below, along with the lot sizes.
Phase / Lot Phase 2 Phase 3 Phase 4 Phase 5 Phase 6
Lot 1 Lot 2 Lot 8 Lot 3 Lot 7 Lot 4 Lot 6 Lot 5
Lot Area (acres) 11.99 16.98 1.16 6.49 1.76 15.97 2.12 9.09
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Information on the areas of all development lots, building coverage, and landscaping surface area ratio of all land uses is
included in the attached plan sets. As the site is developed there may need to be flexibility on the order of phases and have
each building on a separate lot to meet the needs of the development. Anticipated phasing plan is included with the submitted
site plans for reference.
Landscaping, Site Drainage, and Connectivity
The overall landscape plan offers many different features including shade, color, structure, and screening. A traditional low
maintenance planting plan consisting of native deciduous and evergreen plantings that will compliment architectural features
and enhance new spaces has been developed and included. Native trees will be interspersed throughout the site to create a
shaded canopy for residents and increase the tree canopy density of the site. Less yard trees than required within the Oshkosh
landscape code have been proposed. Refer to code tables on subsequent landscape plan sheets. Due to the square footage of
the 82 unit buildings the required yard landscaping exceeds the functional constraints of the site. The required quantity of trees
would detract from the designed aesthetics and reduce visibility across the site. Also, due to the edges of the buildable area
being frequently wet and sloped this detracts from placement of further landscape elements.
Site drainage and grading will consider overall site features (existing and proposed) ensuring all elements work together to
create an effective drainage plan. All stormwater is to be seeded with native seed mixes adding to enhance the overall aesthetic
of the site. Additional areas of native seeding will also be provided to provide water quality improvements, wildlife habitat
including wildflowers for pollinators.
A network of sidewalks will offer many values including connectivity and exercise opportunities throughout the site. A connection
to the existing Wiouwash Trail will be made at the southwest end of the proposed development. Separate lake access and
Kayak storage will offer residents the opportunity to take advantage of Lake Butte Des Morts. A sidewalk is currently not
available to connect to along Lake Butte Des Morts Drive, but site grading will take into consideration the possibility of one
being added at a future date. Site amenities throughout the development include open lawn space and trails, several fenced
dog parks, a pickleball/basketball court, grilling area, fire features, outdoor pool, and clubhouse.
Equipment and Signage
There will not be any outdoor storage and refuse disposal areas, as these are contained within each building. The exterior
mechanical systems will be determined during the design-build process for the respective systems and cannot be located at this time. It is intended to design them into the buildings, so they blend in or are screened with landscaping.
A signage plan has not been included with the submission. Currently, the plan sets show a monument sign. As this is a primarily residential development, minimal additional signage is anticipated, aside from address numbers on the buildings.
Development Themes and Aesthetics
The overall aesthetic of the site is to incorporate traditional architectural elements with an integrated landscape plan, as noted
above. Images of the proposed buildings are included on the following pages and renderings are also attached to this
submission.
Agreements, Bylaws, Covenants
The project will require a developer’s agreement between Red Earth LLC and the City of Oshkosh. The property will be owned
and maintained by Red Earth LLC following completion of the construction. Additional bylaws and covenants can be provided by
Red Earth LLC at a later date.
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952.426.0699 + ISGInc.com
Please contact me at 952.426.0699 or via email at Claire.Roth@ISGInc.com with any questions or if there is any additional
information we can provide in support of this project.
Sincerely
Claire Roth
Development Services Coordinator
Claire.Roth@ISGInc.com
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