HomeMy WebLinkAboutItem V.B
PLAN COMMISSION STAFF REPORT JULY 15, 2025
ITEM V-B: SUBDIVISION VARIANCE REQUESTS FOR PROPERTY EAST OF
SHERMAN ROAD, PARCELS 91560100101 & 91560101300 (PROPOSED
2ND ADDITION TO ISLAND VIEW ESTATES PRELIMINARY PLAT)
Applicants: Mitch Nordahl - Wildflower Landscapers, LLC. and Davel Engineering &
Environmental, Inc.
Owner: Zacher Enterprises, LLC
Action(s) Requested: The applicants are applying for two variances from the subdivision
regulations.
1. To allow the creation of a dead-end street approximately 698 feet in length
whereas Section 30-444(D)(7) states: Streets designed to have one end permanently
closed should not exceed five hundred (500) feet in length.
2. To allow creation of a street with a right-of-way width of fifty (50) feet whereas
Section 30-444(D)(1) requires local streets shall not have a right-of-way width less
than sixty (60) feet.
Applicable Ordinance Provisions:
Land division criteria and variance procedures are
found in Article XIII: Subdivisions, City of Oshkosh
Zoning Ordinance.
Property Location and Background Information:
The subject site is under review for a preliminary plat
of 25 lots and street right-of-way dedications known
as the 2nd Addition to Island View Estates, generally
located north of Sunnyview Road and east of
Sherman Road. A preliminary plat for Island View
Estates was approved in 1996 followed by the Island View Estates final plat.
In 2002, the 1st Addition to Island View Estates preliminary plat was approved, which
changed the lot and street layout of a portion of the Island View Estates plat. In 2004, the
final plat for the 1st Addition to Island View Estates was approved which utilized
approximately two-thirds of the overall Island View Estates plat area. The preliminary
plat area that has not been final platted is being amended due to current environmental
constraints and site limitations. This has resulted in the applicant requesting two
subdivision variances.
Page 1
Item V-B –Subdivision Variances – 2nd Addition to Island View Estates
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
Single Family Residential Single Family Residential-3 (SR-3)
Adjacent Land Use and Zoning
Existing Land 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)
Comprehensive Plan
Land Use Recommendation Use Category
2040 Comprehensive Land Use
Recommendation Light Density Residential
Request 1: Allow a dead-end street with a length greater than five hundred (500) feet.
The preliminary plat (1st Addition to Island View Estates) approved in 2002 had Hillwood
Run Drive extending from its current terminus westerly connecting to Cedar View Drive.
Since the preliminary plat approval, a recent wetland study has mapped a large wetland
area south of proposed Hillwood Run Drive making several proposed lots
undevelopable. To utilize the land, a condominium plat is being proposed between
Hillwood Run Drive and Cedar View Drive. A private drive will connect from the
proposed cul-de-sac bulb to the east to Cedar View Drive to the west. This will result in
Hillwood Run Drive becoming a 698-foot dead-end street exceeding the maximum length
of 500 feet allowed by code.
Staff is supportive of this variance request and believes this request will not have a
detrimental impact to the surrounding area. If this request were denied, a large portion of
land could not be developed to its highest and best use.
Page 2
Item V-B –Subdivision Variances – 2nd Addition to Island View Estates
Request 2: Allow a 50-foot-wide street dedication where a minimum 60-foot-wide
dedication is required.
Due to site constraints, the applicant is requesting a right-of-way width of 50 feet for the
unnamed street located between Sherman Road and Cedar View Drive. Without the
reduction, Lots 66, 68 and 69 cannot meet dimensional requirements of the SR-3 District.
Several options were looked at which adjusted the location of the proposed street. This
transferred the deficiencies to other lots or impacted the layout of Cedar View Drive
which has tight curves that barely meet minimum street design standards.
The Department of Public Works reviewed this request and does not have concerns with
the reduced width. Due to the short street segment, this change will not have a negative
detriment to the neighborhood. The main consequence will be smaller 3.5-foot-wide
terrace areas whereas a 60-foot-wide right-of-way provides 8.5-foot-wide terraces.
Staff is of the opinion that the variance requests will not adversely affect the existing or
proposed neighborhood expansion. In regard to the 698-foot dead end street request,
several dead-end streets over 500 feet long are located in the City, either built prior to
current regulations or granted similar variances. This request however has the benefit of
a connection to another public street if the need arises. The proposed 50-foot-wide street
dedication, although not ideal, solves design issues in a challenging area.
RECOMMENDATION - Staff recommends approval of the proposed Subdivision
Regulation variances, as requested.
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E
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60
16,337 SF
59
15,514 SF
60'
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90'
60'
172'
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N 88°39'59" E 905.00'
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Yorel Lane
Private Road & Utility Easement
Zacher Drive (60')
Ce
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w
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(
6
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30
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90
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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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11
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66'80'80'80'80'
10
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39'
138'
98'
70
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64
11,363 SF
61
12,413 SF
63
12,549 SF65
12,359 SF
67
26,538 SF
Sh
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Road Name TBD (50')
65'
12
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31
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39'
66'85'77'4
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80
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44'43'
32'
28'
83
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R50'
158'
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28
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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
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87
'
38
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19
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72'
12
4
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10'65'
91'
28'
32'
53'
29'
90'
12
4
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90'
90'
12
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90'
4
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8'
203'
197'
39'
100'4
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29
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57
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62
10,948 SF
45
'
223'
4
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12
2
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30
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R25'
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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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Location
3025 30
25 3036 31
Zacher
Drive
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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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Author:
Date:
1 of 1
SRA
Last Saved by:
scott
Filename:
8414Plat.dwg
05/8/2025
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ISLAND
VIEWDR
ISLAND
VIEWDR
ISLANDESTATESCT
SHAMBEAU
D
R
ZACHERDR
SUNNYVIEW RD
SHER
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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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