HomeMy WebLinkAboutItem 5PLAN COMMISSION STAFF REPORT MARCH 3, 2026
ITEM 5: Public Hearing: Comprehensive Land Use Plan Map Amendment from Light
Density Residential to Medium and High Density Residential for Properties
Located Near the Intersection of Witzel Avenue and Maryden Road
Applicants: MB Moon, LLC (Steve Moorhead) and the City of Oshkosh
Owners: MB Moon, LLC (Steve Moorhead) et al.
Action Requested: The applicants request an amendment to the Comprehensive Plan’s
Recommended Land Use Map. The subject area is currently designated Light-Density
Residential; the applicants propose revising the designation to Medium and High-Density
Residential.
Property Location and Background: The request
involves seven parcels: five parcels at the northeast
corner of Witzel Avenue and Marden Road; one
parcel at the northwest corner of Witzel Avenue
and Maryden Road; and one parcel on the south
side of Witzel Avenue. MB Moon, LLC initiated
this request after acquiring three properties at the
northeast corner for a proposed apartment
development.
The proposed project requires a rezoning from
Single-Family Residential-5 (SR-5) to Multiple-
Family Residential-36 (MR-36), which is not
consistent with the Comprehensive Plan’s current
Light-Density Residential designation. To allow
the rezoning to proceed, the Recommended Land
Use Map must be amended to Medium and High-
Density Residential.
Following staff’s initial review, the land use amendment area was expanded to include the
remaining four parcels. Limiting the amendment to only the three acquired parcels would
create three isolated pockets of light-density designation within an area otherwise characterized
by higher-density residential development.
With the exception of the subject parcels, the immediate area is developed with multi-family
residential at varying densities. Land use transitions to single-family residential to the west
along Witzel Avenue. Farther east, commercial uses are located on the north side of Witzel
Avenue, while single-family residential uses are located on the south side.
Subject Area
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Item 5: Comp Land Use Plan Map Amendment – Intersection of Witzel Avenue & Maryden Road
Existing Land Use Zoning
Single-Family Residential & Vacant
Single-Family Residential-5 (SR-5) & Duplex Residential-6
(DR-6)
Adjacent Land Use and Zoning
Existing Uses Zoning
North Multi-Family
Multi-Family Residential-12 (MR-12) & Multi-Family
Residential-20 (MR-20)
South Multi-Family Multi-Family Residential-12 (MR-12)
East Multi-Family
Multi-Family Residential-12 (MR-12), Multi-Family Residential-
20 (MR-20) & Multi-Family Residential-36 (MR-36)
West Multi-Family Multi-Family Residential-12 (MR-12)
Analysis: Future Land Use (FLU) maps are intended to serve as a general reference for guiding
appropriate future land uses and growth patterns. The map’s recommended land uses are
established at a broader planning scale rather than on a parcel-by-parcel basis. Staff recognizes
that sections of the Comprehensive Plan—including its mapping components—must be
updated periodically to reflect
logical requests and evolving
development patterns.
MB Moon, LLC owns three lots at
the northeast corner of Witzel
Avenue and Maryden Way and
proposes an apartment
development. The project includes
a four-story multifamily building
with 92 apartment units and 57
underground parking spaces. The
site would also provide 92 on-
grade parking spaces and a range
of resident amenity areas,
including an outdoor grill and
patio area, an enclosed pool, a dog
park, resident storage, a fitness
center, a clubroom, and a lounge.
The proposed development is consistent with the character and development pattern of the
surrounding area, particularly the property immediately to the east, which contains a 72-unit
apartment building with similar amenities. The requested Comprehensive Plan amendment and
subsequent zoning change are appropriate given how the surrounding area has developed over
the past several decades.
The City’s recommendation to include the four remaining parcels in the land use amendment is
not expected to negatively affect the existing single-family homes. If the land use amendment
Proposed MB Moon, LLC Development
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Item 5: Comp Land Use Plan Map Amendment – Intersection of Witzel Avenue & Maryden Road
and subsequent zoning change are approved, single-family residential would remain a by-right
permitted use in the MR-36 zoning district. Not including these properties at this time would
result in three SR-5 “spot zones,” which is generally considered a poor planning practice.
The proposed Medium- and High-Density Residential FLU designation is appropriate for the
subject area based on the established development pattern. Including the remaining four parcels
will also support more cohesive long-term planning and may facilitate redevelopment of those
sites if and when opportunities arise.
The proposed apartment plans were discussed at a neighborhood meeting on February 19, 2026.
Neighbors in attendance had questions related to the design of the proposed development, but
did not voice concerns related to the proposed Comprehensive Land Use Plan revision.
Recommendation: Staff recommends approval of the Comprehensive Land Use Plan
Amendment from Light Density Residential to Medium and High-Density Residential for the
properties located at the intersection of Witzel Avenue and Maryden Way. (Parcels
90623010000, 90623020000, 90623030000, 90623040000, 90623050000, 90623060000 and
90614910000).
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& SR-5
Docusign Envelope ID: A458B703-6724-49A1-B31B-38F2B8208485
1/17/2026
x
Page 4
Docusign Envelope ID: A458B703-6724-49A1-B31B-38F2B8208485
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220 E. Buffalo Suite 202 | Milwaukee, Wisconsin 53202 | 414.988.7520 | jla-ap.com
January 16, 2026
City of Oshkosh General Application
Comprehensive Land Use Plan
Narrative of Proposed Project
Re: Project: Moon Property Apartments
Project Location: City of Oshkosh, Wisconsin
Project No. W24-0815
The proposed property use is Multi-Family Residential (MR-36). The three subject parcels are
currently zoned Single-Family Residential (SR-5) totaling 146,278SF (3.358 acres). The proposal
includes the removal of all existing structures and the construction of a new four-story multi-
family residential building containing 92 apartment units with one level of underground
parking. The square footages per level are as follows: Underground level: 26,514SF; First Floor:
25,938SF; Second Floor: 25,351SF; Third Floor: 25,938SF; Fourth Floor: 25,938SF. The property will
provide 92 on-grade parking spaces and 57 underground parking spaces for the residents. The
proposed site paved parking area includes 38,671SF, and the proposed landscape area
includes 65,844SF.
The proposed site design includes a range of resident amenity spaces, including an outdoor
grill and patio area, enclosed pool, dog park, resident storage, fitness center, clubroom, and
lounge.
The leasing office is proposed to operate Monday through Friday from 8:00 a.m. to 5:00 p.m.
and is expected to employ approximately three staff members. The pool and dog park will be
available for use from dawn to dusk. Projected traffic will primarily be generated by residents
of the 92 apartment units (totaling 131 bedrooms), along with deliveries for residents, and
prospective resident visits. No adverse impacts to adjoining properties are anticipated.
Surrounding land uses include SR-5, DR-6, MR-20, MR-12, and MR-36 zoning districts. The
proposed building is designed to integrate within the surrounding area in both scale and use.
The structure is positioned at the northeast corner of the site, closest to the adjacent MR-20
and MR-36 zoned properties, supporting a cohesive transition within the neighborhood.
Produced by:
Margaret Sippel
Project Manager
JLA Architects
(414) 977-7189
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1
110,679 SF
2.5408 ac
330'
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Proposed Building
Pr. Asphalt
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Proposed 6' Cedar Fence
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LEGEND
Underground Fiber Optic
Overhead Utility Lines
Utility Guy Wire
Underground Electric
Underground Gas Line
Underground Telephone
Treeline
Index Contour - Existing
Intermediate Contour - Existing
Sanitary MH / Tank / Base
Storm Manhole
Inlet
Catch Basin / Yard Drain
Water MH / Well
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Utility Valve
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Asphalt Pavement
Concrete Pavement
Gravel
Sanitary Sewer (Pipe Size)
Storm Sewer (Pipe Size)
Water Main (Pipe Size)
34" Rebar Found
1" Iron Pipe Found
34" x 18" Steel Rebar
@ 1.50lbs/LF SET
Chiseled "X" SET
Proposed Building
Proposed Asphalt
Proposed Concrete
Proposed Gravel
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01/16/2026
SHEET INDEX:
Sheet Page
Site Plan C1.0
Topographic Survey C1.1
Drainage and Grading Plan C1.2
Erosion & Sediment Control Plan C1.3
Utility Plan C1.4
Construction Details C2.1
Erosion & Sediment Control Details C2.2
Stormwater Pond Detail C2.3
SITE INFORMATION:
Legal Description:Lot 1 CSM 2870
Site Address:2534 Witzel Ave
Parcel #:90623010000
Current Use: Vacant
Proposed Use:Multi Family Units
Current Zoning: SR-5 Single Family Residential
Proposed Zoning:MR-36 High Density Multi Family
Adjacent Zoning:
North - MR-20 Multi - Family
South - MR-12 Multi - Family
East - MR-36 Multi - Family
West - DR-6 Duplex Residential
Site Areas
Parcel Area: 146,278 SF (3.358 Acres)
Total Proposed Building Area:26,514 SF
Total Proposed Pavement Area:38,671 SF
Total Proposed Sidewalk Area:15,350 SF
Total Proposed Impervious:80,535 SF (55.06%)
Total Proposed Greenspace:65,743 SF (44.94%)
PROPERTY OWNER:
Moorhead Barr Properties LLC
1423 Planeview Dr
Oshkosh, WI 54904
Telephone:(920) 279-5923
Email:dan@barrinc.com
APPLICANT:
Moorhead Barr Properties LLC
1423 Planeview Dr
Oshkosh, WI 54904
Telephone:(920) 279-5923
Email:dan@barrinc.com
Architect:
JLA Architects
Margaret Sippel
Telephone:(414) 977-7189
Email: msippel@jla-ap.com
NO SCALE
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Project
Location
LOCATION MAP
NW 1/4 SEC 21, T 18 N, R 16 E,
CITY OF OSHKOSH
WINNEBAGO COUNTY, WI
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User: katrinam
Prepared by: City of Oshkosh, WI
These are changing
from Light Density
Residential to
Medium and High
Density Residential
Comp Plan 2040
(2018)
FutureLand
Light Density
Residential
Medium and High
Density Residential
NeighborhoodCommercial
Environmental
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Oshkosh City Limit
Oshkosh City Limit
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: 1/20/2026
1 in = 220 ft1 in = 0.04 mi¯Notice 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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MARYDEN RD
WITZEL AV
MARYDEN RD
WITZEL AVDR-6
MR-12
MR-12-PD
MR-20
MR-36
SR-5
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: 1/20/2026
1 in = 160 ft1 in = 0.03 mi¯Zoning & 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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