HomeMy WebLinkAboutItem V.A
PLAN COMMISSION STAFF REPORT JULY 15, 2025
ITEM V-A: PRELIMINARY PLAT FOR THE CREATION OF A 25-LOT MIXED
RESIDENTIAL SUBDIVISION EAST OF SHERMAN ROAD, PARCELS
91560100101 & 91560101300 (2ND ADDITION TO ISLAND VIEW
ESTATES PRELIMINARY PLAT)
Applicants: Mitch Nordahl - Wildflower Landscapers, LLC. and Davel Engineering &
Environmental, Inc.
Owner: Zacher Enterprises, LLC
Actions Requested: The applicant is requesting the approval of a preliminary plat for a
25-lot, mixed residential 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:
The subject site is located east of Sherman
Road and north and west of the limits of
Island View Estates and the 1st Addition
to Island View Estates Subdivision which
began development in 1999. The area is
included in a preliminary plat approved
by Council in 1996 but proposed changes
require a revised preliminary plat for the
undeveloped area. The site consists of
two lots totaling 15.81 acres, all currently
vacant with the exception of two storage
buildings built prior to the land annexing
to the City in 1995. The lots have a zoning
designation of Single Family Residnetial-
3 (SR-3) which is consistent with the
Comprehensive Land Use Plan’s light density land use recommendation.
The proposed preliminary plat creates 25 lots; 21 lots intended for single-family
development, three outlots (one for parkland dedication, one for storm water
management, one significantly impacted by wetlands) and one lot to be platted with an
18-unit residential condominium. The plat also includes four street extensions and one
new street.
Page 1
Item V-A – 2nd Addition to Island View Estates Preliminary Plat
The surrounding area is developed with single-family uses to the south and east, single-
family and a mobile home park to the west and agricultural use to the north.
Subject Site
Existing Land Use Zoning
Undeveloped Single Family Residential-3 (SR-3)
Adjacent Land Use and Zoning
Existing Uses Zoning
North Undeveloped/Agricultural
General Farming District (A-2, Town
of Oshkosh Zoning)
South Single-Family Residential Single Family Residential-3 (SR-3)
East Single-Family Residential Single Family Residential-3 (SR-3)
West
Single-Family Residential&
Mobile Home Park
Single Family Residential-3 (SR-3) &
Mobile Home Residential-9 (MH-9)
Land Use Recommendation Land Use
2040 Comprehensive Land Use
Recommendation
Light Density Residential
ANALYSIS
The preliminary plat utilizes the entire 15.81-acre area. The proposed single-family lot
widths range from 80 feet to 100+ feet, corner lot widths are all at least 80 feet and all cul-
de-sac lots meet the 60-foot minimum width at the 25-foot front yard setback. Lot depths
range from 124 feet to over 193 feet. All lots meet the minimum SR-3 size requirements in
regard to width (80-foot minimum), depth (120-foot minimum), and (based on provided
widths and depths) area (10,000 square foot minimum) and are not out of character with
the development to the south and east. With the proposed dwelling unit total of 39 units
(including the proposed condominium units) in the 15.81-acre area, the density for the
development is considered low at approximately 2.46 units per acre (one unit per 17,653
square feet). The SR-3 zoning district has a maximum density of approximately 3 units
per acre or one unit per 14,520 square feet.
Page 2
Item V-A – 2nd Addition to Island View Estates Preliminary Plat
Proposed Plat
The proposed plat includes new right-of-way dedications. Cedar View Drive will be
extended 690 feet north terminating at the north edge of the plat, Zacher Drive will be
extended 410 west, connecting to Cedar View Drive, Shambeau Drive will be extended 50
feet north connecting to a new unnamed east-west street, and Hillwood Run Drive will
have a cul-de-sac bulb dedicated at its western terminus. One new street is being
proposed: a 540-foot long, 50-foot wide east-west street connecting Cedar View Drive to
Sherman Road. The street will be named with the final plat.
The new 50-foot-wide street will require a subdivision variance as it does not meet the
required 60-foot-wide dedication required by the Subdivision Regulations. A second
variance will be required for the dead-end length of Hillwood Run Drive. The
Subdivision Regulations have a maximum dead-end street length of 500 feet where
proposed Hillwood Run Drive after the cul-de-sac dedication will be approximately 690
feet. These requests will be presented in Item V-B.
The plat includes a 0.847-acre area (Outlot 1) which will be dedicated to the City for
parkland purposes. The area falls short of the required dedication amount of 0.902 acres.
To make up for the deficiency, $800 fees-in-lieu-of will be accepted. This recommendation
Page 3
Item V-A – 2nd Addition to Island View Estates Preliminary Plat
was made by the Advisory Parks Board on May 12, 2025 and approved by Council on
May 27, 2025.
Outlots 2 and 3 will be utilized for storm water management. Much of the lot is impacted
by wetlands making the area undevelopable. A retention pond to serve the development
is being proposed at the eastern end of the lots, outside of the mapped wetland area.
The Department of Public Works has reviewed availability of City utilities to serve the
development. They reported that City water and sanitary sewer can be extended from all
the abutting streets. Preliminary civil designs for utilities, street construction and storm
water management have been submitted and are under review. Approved plans will be
required for final plat approval.
City Police and Fire Departments have reviewed the plat and did not have concerns
being able to serve the development. The Oshkosh Area School District has been notified
of the proposed subdivision and has not responded with concerns about being able to
accommodate potential increases to the student population.
After preliminary plat approval, the applicant will submit a final plat of the entire
preliminary plat area for review and approval. After final plat approval, the applicant is
expecting to commence with utility construction later this year. A condominium plat will
also be submitted for Lot 73 for the proposed 18-unit development.
Staff supports the development which aligns with the strategic objectives outlined in the
Housing Needs Assessment report. The initiative involves the addition of 21 single-
family lots and 18 single-family condo units, a step in the right direction towards
addressing the identified housing needs within our community.
RECOMMENDATION
Staff recommends approval of the 25-lot 2nd Addition to Island View Estates Preliminary
Plat as proposed.
Page 4
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E
ET
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60
16,337 SF
59
15,514 SF
60'
84'
15
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93'
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80'84'
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80'
15
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90'
60'
172'
22
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60'
83
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53
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170'
N 88°39'59" E 905.00'
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S 00°03'59" E 30.14'
S 89°56'01" W 150.00'
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N 88°39'59" E 393.32'
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15
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15
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72
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15
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80'
80'
60
'
Yorel Lane
Private Road & Utility Easement
Zacher Drive (60')
Ce
d
a
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V
i
e
w
D
r
i
v
e
(
6
0
'
)
30
'
90
'
155'
12,183 SF
0.2797 ac
OL 3
54
11,999 SF
55
11,999 SF
56
12,294 SF
58
13,376 SF
57
12,003 SF
74
10,390 SF
38'
72'
27'
66'14'
Ce
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V
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w
D
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e
(
6
0
'
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11
3
'
66'80'80'80'80'
10
3
'
39'
138'
98'
70
'
64
11,363 SF
61
12,413 SF
63
12,549 SF65
12,359 SF
67
26,538 SF
Sh
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a
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Dr
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e
Road Name TBD (50')
65'
12
4
'
12
4
'
12
4
'
31
'
39'
66'85'77'4
0
'
10
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'
12
6
'
13
6
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80
'
11
0
'
44'43'
32'
28'
83
'
R50'
158'
11
0
'
28
'
11
0
'
36,897 SF
0.8470 ac
OL 1
75
12,000 SF
76
12,000 SF
84,828 SF
1.9474 ac
OL 2
73
136,318 SF
66
12,169 SF
R=100.00'
R=100.00'
70
15,060 SF
69
11,143 SF68
11,143 SF
72
17,231 SF
71
15,276 SF
Proposed Island View
Condominium (18 Units)
Proposed Relocated
Storage Building
Proposed Island
View Park
(Dedicated Parkland)
80'
80'80'
15
0
'
80'
245'
52
'
32'
68'
584'
286'
606'
11
3
'
87
'
38
'
19
3
'
72'
12
4
'
10'65'
91'
28'
32'
53'
29'
90'
12
4
'
90'
90'
12
4
'
90'
4
0
'
8'
203'
197'
39'
100'4
0
'
29
'
57
'
62
10,948 SF
45
'
223'
4
0
'
12
2
'
30
'
R25
'
R25'
R25'
R2
5
'
R
2
5
'
R2
5
'
R25'
R2
5
'
R
5
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'
30'
E
T
LEGEND
Overhead Utility Lines
Underground Electric
Underground Gas Line
Fence - Steel
Treeline
Culvert
Index Contour - Existing
Intermediate Contour - Existing
Sanitary MH / Tank / Base
Storm Manhole
Inlet
Catch Basin / Yard Drain
Hydrant
Utility Valve
Utility Pole
Guy Wire
Electric Pedestal
Telephone Pedestal
Post / Guard Post
Deciduous Tree
Benchmark
Asphalt Pavement
Concrete Pavement
Gravel
Delineated Wetlands
Sanitary Sewer (Pipe Size)
Storm Sewer (Pipe Size)
Regulated Delineated Wetlands
114" Rebar Found
34" Rebar Found
1" Iron Pipe Found
2" Iron Pipe Found
Lot 4, Certified Survey Map No. 6157, Part of Government Lot 2,
of Section 30, Township 19 North, Range 17 East,
City of Oshkosh, Winnebago County, Wisconsin.
2nd Addition to Island View Estates
Preliminary Plat
SUPPLEMENTARY DATA
Total Area = 688,481 SF 15.8053 acres
R/W Area = 96,431 SF 2.2137 acres
Net Area = 592,050 SF 13.5916 acres
Number of Lots =
22 Lots
18 Units
3 Outlot
Average lot size = 13,600 SF
Typical lot dimension = 80'x 150'
Lineal feet of street = 1830 LF
Existing zoning = SR-3
Proposed zoning = SR-3
Approving Authorities
City of Oshkosh
Department of Administration
Objecting Authorities
Winnebago County
NOTES
·Utility and Drainage Easements will
be shown on Final Plat
NO SCALE
LOCATION MAP
SW 1/4 SEC 30, T 19 N, R 17 E,
CITY OF OSHKOSH
WINNEBAGO COUNTY, WI
3031Sunnyview Road
Cou
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Project
Location
3025 30
25 3036 31
Zacher
Drive
Sh
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SURVEYOR'S CERTIFICATE
I, Scott R. Andersen, hereby certify that this Preliminary Plat is a
correct representation of all existing land divisions and features, and
that I have complied with the preliminary plat requirements for the
City of Oshkosh.
______________________________________________
Scott R. Andersen, P.L.S. No. S-3169 Date
60 0 60 120 180
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Page
Author:
Date:
1 of 1
SRA
Last Saved by:
scott
Filename:
8414Plat.dwg
05/8/2025
Page 7
PRELIMINARY PLAT
PARCELS 91560100101 &
91560101300
PC: 7-15-2025
MHWI LAKEVIEW OF OSH
PO BOX 457
CEDAREDGE CO 81413-0457
ERIC/MICHELLE QUEST
1012 E SUNNYVIEW RD
OSHKOSH WI 54901-1332
STEVEN L ROSENCRANS
1042 E SUNNYVIEW RD
OSHKOSH WI 54901-1332
MICHAEL SOMMERS
JULIA VAN VELDHUISEN
1038 E SUNNYVIEW RD
OSHKOSH WI 54901-1332
GARY L FLACK
4505 CEDAR VIEW DR
OSHKOSH WI 54901-1348
ZACHER ENTERPRISES LLC
122 BAYVIEW DR
ISLAMORADA FL 33036-4216
MICHAEL L ROTH
KELLY HOGAN-ROTH
4525 CEDAR VIEW DR
OSHKOSH WI 54901-1348
ABDULRAHMAN ALDALATI
4545 CEDAR VIEW DR
OSHKOSH WI 54901-1348
SCHRAUFNAGEL FAMILY
4585 SHAMBEAU DR
OSHKOSH WI 54901-1350
THOMAS/BETH BIESINGER
1011 MARWAY CT
OSHKOSH WI 54901-1367
ROBERT A DOEMEL JR
1005 MARWAY CT
OSHKOSH WI 54901-1367
ANDREW/MARIAH MILHANS
1000 MARWAY CT
OSHKOSH WI 54901-1367
MITCHELL ELLINGSON
1006 MARWAY CT
OSHKOSH WI 54901-1367
NATALIE J ELSEN
4605 SHAMBEAU DR
OSHKOSH WI 54901-1362
CHARLES SCHMIDT
RILEY BRANTMEIER
4615 SHAMBEAU DR
OSHKOSH WI 54901-1362
CODY UNDERWOOD
MELODY BRAGDON
4625 SHAMBEAU DR
OSHKOSH WI 54901-1362
DONALD A/JEAN REEVES
4645 SHAMBEAU DR
OSHKOSH WI 54901-1362
PATRICK/PAMELA PAWLAK
4630 SHAMBEAU DR
OSHKOSH WI 54901-1361
TRAVIS/KRISTIN SALISBURY
4610 SHAMBEAU DR
OSHKOSH WI 54901-1361
KYLE J VANDAMME
4590 SHAMBEAU DR
OSHKOSH WI 54901-1349
RUSSELL/MARY DYKSTRA
4560 CEDAR VIEW DR
OSHKOSH WI 54901-1346
JOHN R/LANA KROLL
4540 CEDAR VIEW DR
OSHKOSH WI 54901-1346
CHADWICK M/HEIDE WEST
4520 CEDAR VIEW DR
OSHKOSH WI 54901-1346
JEANETTE C WHITE
421 HAMLIN LN
FORT MYERS FL 33903-2711
DAVID A KOHLBECK
1060 E SUNNYVIEW RD
OSHKOSH WI 54901-1332
MICHAEL/LISA GRUSCZYNSKI
1080 E SUNNYVIEW RD
OSHKOSH WI 54901-1332
MICHAEL/TERRI ZWICKER
1091 ISLAND ESTATES CT
OSHKOSH WI 54901-1341
ANTONIO/MINDY DONNELLY
1075 ISLAND ESTATE CT
OSHKOSH WI 54901-1341
ROBERT/CYNTHIA JENKINS
1065 ISLAND ESTATES CT
OSHKOSH WI 54901-1341
Page 8
RICHARD/CINDY VOELKEL
1070 ISLAND ESTATES CT
OSHKOSH WI 54901-1341
EVERETT/KAROL FOSTER
1080 ISLAND ESTATES CT
OSHKOSH WI 54901-1341
RALPH/REBECCA GRATZ
1090 ISLAND ESTATES CT
OSHKOSH WI 54901-1341
CHRIS/SARA SPAULDING
1099 ZACHER DR
OSHKOSH WI 54901-1378
CHRIS K/KAITLIN HANSEN
1098 ZACHER DR
OSHKOSH WI 54901-1376
WESLEY PUTT
DANIELLE DAHLGREN
1003 S 12TH ST
ROGERS AR 72756-5105
RANDY E HARWARD JR
861 RIDGE LN
OSHKOSH WI 54901-1439
BRADLEY/BONNIE HILL
1062 HILLWOOD RUN DR
OSHKOSH WI 54901-1370
MICHELE A DEMEUSE
1058 HILLWOOD RUN DR
OSHKOSH WI 54901-1370
MARK L WOKOSIN
DEBRA J DEMLER
1077 HILLWOOD RUN DR
OSHKOSH WI 54901-1370
GREGORY/BARBARA MEZERA
1085 HILLWOOD RUN DR
OSHKOSH WI 54901-1370
JOHN E STROUS
THERESA REEDY STROUS
1095 ZACHER DR
OSHKOSH WI 54901-1378
JEREMY/JOCELYN GHILANI
1075 ZACHER DR
OSHKOSH WI 54901-1378
RYAN P/LIANE B AMES
1055 ZACHER DR
OSHKOSH WI 54901-1378
JON/AMANDA ZENKER
1060 ZACHER DR
OSHKOSH WI 54901-1376
DANIEL P PHILO
1050 ZACHER DR
OSHKOSH WI 54901-1376
ALLEN L/DUONG T CLARK
4480 ISLAND VIEW DR
OSHKOSH WI 54901-1307
KIM A ANDERSON
1055 E SUNNYVIEW RD
OSHKOSH WI 54901-1331
ERIK T/JENNIFER LARSON
4428 ISLAND VIEW DR
OSHKOSH WI 54901-1307
MICHAEL/THERESA EIERMAN
4390 ISLAND VIEW DR
OSHKOSH WI 54901-1375
RENEE M BOUDRY
4405 ISLAND VIEW DR
OSHKOSH WI 54901-1306
JEFFREY/DIANE GROFF
4411 ISLAND VIEW DR
OSHKOSH WI 54901-1306
GONZALEZ FAMILY
4490 SHERMAN RD
OSHKOSH WI 54901-1453
HUNTER C GOUGH
4444 SHERMAN RD
OSHKOSH WI 54901-1453
COLLEY HOMECARE LLC
35 E SUNNYVIEW RD
OSHKOSH WI 54901-8123
WILDFLOWER DEV LLC
SCORE REALTY
8701 COUNTY ROAD M
LARSEN WI 54947-9719
RILEY/MIRANDA QUINN
1003 E SUNNYVIEW RD
OSHKOSH WI 54901-1331
STEVEN/RICHELLE BRADLEY
1013 SUNNYVIEW RD
OSHKOSH WI 54901-1331
JOHN/AMY ZIMMERMAN
1021 SUNNYVIEW RD
OSHKOSH WI 54901-1331
AARON R LYNN
710 S WESTFIELD ST
OSHKOSH WI 54902-5542
Page 9
DANIEL/ELIZABETH LYNCH
4410 ISLAND VIEW DR
OSHKOSH WI 54901-1307
TIMOTHY/STACEY EIERMAN
4416 ISLAND VIEW DR
OSHKOSH WI 54901-1307
NANCY ALBRIGHT
JOAN MARTZAHL
4419 ISLAND VIEW DR
OSHKOSH WI 54901-1306
CHRISTINE KROMM
4434 ISLAND VIEW DR
OSHKOSH WI 54901-1307
RODNEY/ROSEMARIE BUSCH
4440 ISLAND VIEW DR
OSHKOSH WI 54901-1307
CARLISS LAU
300 OAK ST
PRESCOTT WI 54021-1700
CHRISTINE R W LYNN
4508 ISLAND VIEW DR
OSHKOSH WI 54901-1309
PINE INV OF OSH LLP
3389 COUNTY RD A
OSHKOSH WI 54901-1414
WINNEBAGOLAND MARINES
PO BOX 303
OSHKOSH WI 54903-0303
JAMES P ERDMAN
2492 HICKORY LN
OSHKOSH WI 54901-2522
JOHN HYSON
4490 ISLAND VIEW DR
OSHKOSH WI 54901-1307
RICHARD & SHERRY PURTELL
4504 ISLAND VIEW DR
OSHKOSH WI 54901-1309
RYAN & PAUL STUEBER
4514 ISLAND VIEW DR
OSHKOSH WI 54901-1309
KAREN WEDDE
24 W 16TH AVE
OSHKOSH WI 54902-6902
KLAPA FAM IRREV TST
4522 ISLAND VIEW DR
OSHKOSH WI 54901-1309
THOMAS & MARY BETH BETT
5718 ELDERBERRY LN
OSHKOSH WI 54904-9556
JAMES & JULIE MARTIN
4536 ISLAND VIEW DR
OSHKOSH WI 54901-1309
CATHY COWLING
4540 ISLAND VIEW DR
OSHKOSH WI 54901-1309
STEPHEN & AUDREY KOHEL
4544 ISLAND VIEW DR
OSHKOSH WI 54901-1309
MICHAEL & PATRICIA
HEROUX
4550 ISLAND VIEW DR
OSHKOSH WI 54901-1309
BRUCE HANSEN
4556 ISLAND VIEW DR
OSHKOSH WI 54901-1309
WENDY LEDIOYT
4560 ISLAND VIEW DR
OSHKOSH WI 54901-1309
ELIZABETH HUTCHINSON
4566 ISLAND VIEW DR
OSHKOSH WI 54901-1309
MARY & STEVEN YOUNG
823 JACKSON ST
OSHKOSH WI 54901-4322
JUNGWIRTH FAMILY
4574 ISLAND VIEW DR
OSHKOSH WI 54901-1309
JOANN LEE KITZMAN
LAWRENCE STAHOWIAK
2855 COMMANDER CT
OSHKOSH WI 54901-1601
ELIZABETH MANSER PAYNE
509 S CRAWFORD RD
VERMILLION SD 57069-3458
MICHAEL & DENISE BUTLER
4586 ISLAND VIEW DR
OSHKOSH WI 54901-1309
TOWN OF OSHKOSH
230 E COUNTY RD Y
OSHKOSH WI 54901-9715
TOBY VANDEN HEUVEL
JENNIFER NORDEN
4610 ISLAND VIEW DR
OSHKOSH WI 54901-1303
Page 10
MICHAEL BURNS
LISA OTTO
4616 ISLAND VIEW DR
OSHKOSH WI 54901-1303
ANDREW MANSER
4622 ISLAND VIEW DR
OSHKOSH WI 54901-1303
WINNEBAGO CNTY
C/O FACILITIES DIR
1221 KNAPP ST
OSHKOSH WI 54902-6329
JOE & SHANNON BERHAUSEN
4700 SHERMAN RD
OSHKOSH WI 54901-1322
DONALD FREDRICK
1048 SUNNYVIEW RD
OSHKOSH WI 54901-1332
TOU & JOUA LOR
1036 SUNNYVIEW RD
OSHKOSH WI 54901-1332
LAURA WOLFGRAM
1002 SUNNYVIEW RD
OSHKOSH WI 54901-1332
CHRIS & SUSAN CONKLIN
1035 SUNNYVIEW RD
OSHKOSH WI 54901-1331
DEBRA WIEDENHAFT
1025 SUNNYVIEW RD
OSHKOSH WI 54901-1331
JOE & CONTRESSA OLSZEWSKI
4445 SHERMAN RD
OSHKOSH WI 54901-1452
LISA HOGER
WILLIAM YATES
4606 ISLAND VIEW DR
OSHKOSH WI 54901-1303
SHARON & STEVEN KAROW
4710 ISLAND VIEW DR
OSHKOSH WI 54901-1305
SARA PAVLAK
PO BOX 17
WINNEBAGO WI 54985-0017
TOWN OF OSHKOSH
1076 COZY LN
OSHKOSH WI 54901-1404
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ISLAND
VIEWDR
ISLAND
VIEWDR
ISLANDESTATESCT
SHAMBEAU
D
R
ZACHERDR
SUNNYVIEW RD
SHER
M
A
NRD
SHERMAN
RD
SUNNYVIEW RD
·YTNUOC"A
·YTNUOC"A
·YTNUOC"A
ISLAND VIEW DR
CEDAR
VIEWDR
SHA
MBEAUDR
ZACHER DR
ISLAND VIEW DR
HILLWOODRUNDR
SUNNYVIEW RD
SHERMAN RD
SHERMAN RD
·YTNUOC"A
·YTNUOC"A
·YTNUOC"A
Oshkosh City LimitOshkosh City Limit
Oshkosh City LimitOshkosh City Limit
Oshkosh City LimitOshkosh City Limit
MH-9
SR-3
SR-3-LRO
SR-5
SR-5-LRO
SR-5-LRO
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 6/25/2025
1 in = 300 ft1 in = 0.06 mi¯2nd ADDN. TO ISLAND VIEW ESTATESZONING & AERIAL MAP
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
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