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Home My WebLink AboutItem 3 PLAN COMMISSION STAFF REPORT MARCH 17, 2026 ITEM 3: Public Hearing: Zone Change from Single Family Residential-5 (SR-5) to Multi-Family Residential-36 (MR-36) for properties located at 10 Maryden Road, 2558 Witzel Avenue, and 2534 Witzel Avenue Applicant: JLA Architects (Margaret Sippel) Property Owner: MB Moon, LLC (Steve Moorhead) Action Requested: The applicant requests a zone change from the existing Single Family Residential-5 (SR-5) to Multi-Family Residential-36 (MR-36) for properties located near the intersection of Witzel Avenue and Maryden Road (10 Maryden Road, 2558 Witzel Avenue, and 2534 Witzel Avenue). Applicable Ordinance: Zoning map amendment - Section 30-381 of the Zoning Ordinance. Property Location and Background Information: The subject site consists of three parcels totaling 3.36 acres. 10 Maryden Road and 2558 Witzel Avenue each containing existing single family residential buildings, while 2534 Witzel Avenue is currently vacant. The properties are zoned Single Family Residential-5 District (SR-5). The surrounding area consists of a mix of single-family and multi-family residential uses. A Comprehensive Land Use Plan Amendment from Light-Density Residential to Medium and High-Density Residential for seven parcels (five at the northeast corner of Witzel Avenue and Maryden Road; one parcel at the northwest corner of Witzel Avenue and Maryden Road; and one parcel on the south side of Witzel Avenue) was approved by Plan Commission on March 3, 2026, and approved by Common Council on March 10, 2026. This zone change request includes the three properties located at the northeast corner of Witzel Avenue and Maryden Road for the proposed multi-family development. The remaining four parcels will be brought back at a future date for review. Adjacent Land Use and Zoning Existing Uses Zoning North Multi-Family Multi-Family Residential-20 (MR-20) South Multi-Family & Single- Family Multi-Family Residential-12 (MR-12) & Single-Family Residential-5 (SR-5) East Multi-Family Multi-Family Residential-36 (MR-36) West Multi-Family Multi-Family Residential-12 (MR-12) & Duplex Residential-6 (DR-6) Zone Change: The applicant is requesting a zone change to Multi-Family Residential-36 District (MR-36) for the three properties located at the northeast corner of the Maryden Road and Witzel Avenue intersection. The proposed zone change is intended to accommodate redevelopment of the properties into a four-story multi-family residential building containing 92 apartment units. The development will have two accesses, one on Maryden Road, and one on Witzel Avenue. Page 1 ITEM 3: Zone Change - Witzel Avenue & Maryden Road The next agenda item is review of the development’s Conditional Use Permit (CUP) application. A neighborhood meeting was held 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 zone change. The proposed development is consistent with the character and development pattern of multi-family uses for the surrounding area. The requested zone change is appropriate given how the surrounding area has developed over the past several decades. Findings: In its review and recommendation to the Common Council on an application for a Zoning Map amendment, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-381 (D)(2): (a) Advances the purposes of this Chapter as outlined in Section 30-03 as the proposed zone change will result in compatible zoning with the surrounding area. (b) Maintains the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts as the proposed MR-36 zoning designation will be compatible with the existing multi-family uses to the north, east, and south. Recommendation: Staff recommends approval of the zone changes with the findings listed above. Page 2 March 2025 Sign_______ Staff ________ Date Rec’d ________ City of Oshkosh Application Zoning Map Amendment (Rezoning) **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: _________________________________________________________________________________ Date: ____________ Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________ Telephone #: ( ) _________________ Email: _______________________ Contact preference:  Phone  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 #: ( ) _________________ Email: _______________________ Contact preference:  Phone  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: ____________ ZONING AND DEVELOPMENT INFORMATION Address/Location of Rezoning Request: _________________________________________________________________________ Tax Parcel Number(s): _________________________________________________________________________________________ Rezone property from: ___________________________________________ to ___________________________________________ Purpose for Rezoning:__________________________________________________________________________________________ ____________________________________________________________________________________________________________ Describe existing property development and land use: ________________________________________________________________ ____________________________________________________________________________________________________________ Describe proposed development and/or proposed land use: ____________________________________________________________ ____________________________________________________________________________________________________________ Proposed time schedule for development and/or use of the property: ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ Zoning Adjacent to the Site: North: _________________________________________________________________________ South: _________________________________________________________________________ East: _________________________________________________________________________ West: _________________________________________________________________________ SUBMIT TO: Dept. of Planning Services 215 Church Ave., P.O. Box 1130 Oshkosh, Wisconsin 54903-1130 Room 204 PHONE: (920) 236-5059 Email: planning@oshkoshwi.gov 220 E. Buffalo Suite 202 Milwaukee WI 53202 977-7189414 msippel@jla-ap.com x MB Moon LLC 1423 Plainview Drive Oshkosh WI 54904 920 230-7303 steve@barrinc.com x x 01-30-26 01-30-26Margaret Sippel 10 Maryden Rd; 2558 Witzel Ave; 2534 Witzel Ave Oshkosh, WI 54904 SR-5 & DR-6 & MR-12 MR-36 MR-20 & SR-5 MR-12 & SR-5 To allow for a 92 unit multi-family apartment usage Single Family Residential (SR-5)Multi-Family Residential (MR-36) x The existing three lots are zoned as Single Family Proposed to be rezoned to Multi-Family Residential (MR-36) for the development of a 92 unit multi-family apartment building Propose to start construction in May 2026 continuing through July of 2027. 06-2303-00-00; 06-2302-00-00; 06-2301-00-00 Residential (SR-5) and proposing to remove all of the existing single family residential structures. Docusign Envelope ID: 0C79B4FB-177A-40EC-A9C3-08C32CF27A57 2/2/2026 2/2/2026 Page 3 March 2025 2 SUBMITTAL REQUIREMENTS – Must accompany the application to be complete. (Submit only digital files. If file size exceeds 10 mb, please send through a file transfer. Please note at the discretion of Community Development staff may request a hard copy) ❑ Map of the immediate area showing property involved. Area to be rezoned must be outlined in color ❑ A site plan drawn to readable scale showing present status of property and proposed development ❑ Street address, adjacent streets, intersections and any other information or landmarks to help identify the property ❑ Location of existing uses, structures, fences and signs and location of proposed uses, structures, fences and signs ❑ A narrative statement explaining the zone change and discussion of the project ➢ Property owner’s signature is required for submittal to be complete. ➢ 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 I hereby certify that to the best of my knowledge all required application materials are included with this application. I am aware that failure to submit the required completed application materials may result in denial or delay of the application request. Applicant’s Signature (required): _________________________________ Date: _____________________ SUMMARY OF PROCESS The City of Oshkosh Plan Commission and Common Council act on all amendments to the Official Zoning Map. The petitioner or owner should be present at both the Plan Commission and Common Council meetings to discuss and answer questions regarding the request. The application package is reviewed by Planning Services staff to determine conformance with adopted city plans, zoning requirements and development standards. A staff recommendation is prepared for consideration by the Plan Commission and Common Council. The petitioner will be provided with a copy of the staff report and meeting notice several days prior to the Plan Commission meeting. The staff report and meeting notice will also be available on the City’s website. No notice is sent to the petitioner or owner regarding the Common Council’s consideration of the request. Petitioners and owners are encouraged to contact Planning Services staff to find out when the request will be sent to the Common Council for review. Neighborhood opinion is an important factor in the decision-making process. If the proposed development is expected to have significant impact on other properties, the petitioner may be required to conduct a neighborhood meeting to solicit public input prior to action by the Plan Commission and City Council. Planning Services staff is available to offer assistance in compiling a mailing list for the neighborhood meeting. If deemed appropriate, notification by mail informing the property owners within 100 feet of the subject property of the proposal may substitute for the public meeting. Please note that a meeting notice will be mailed to all abutting property owners regarding your request. Within 90 days of filing a complete application, Plan Commission shall hold a public hearing to consider the request. Within 60 days of the public hearing, the Plan Commission may make a written report to the Common Council with recommendations regarding the proposal. The Plan Commission’s report is advisory only. The Common Council will make the final decision regarding all zone change requests. The Plan Commission may lay over requests to subsequent meetings if incomplete information is provided or additional questions or concerns are raised at the meeting. After the Plan Commission makes its recommendation, the request will be forwarded to the Common Council for consideration. This generally occurs three weeks after the Plan Commission meeting depending on the date the Council meeting is scheduled (the Council meets on the 2nd and 4th Tuesday of every month) and on the availability of a legal description for the zone change. Wisconsin State Statutes require a zone change to be published as Class II notice in the local newspaper, the City takes care of this publication requirement prior to the Council meeting. The Common Council may approve the Official Zoning Map amendment as originally proposed, may approve the proposed amendment with modifications, or may deny approval of the proposed amendment. If the Official Zoning Map amendment is approved, the Ordinance is published in the newspaper on the following Saturday and will be effective on Sunday. City administrative offices are notified of the effective date of the Ordinance and will make changes to the Official Zoning Map accordingly. For more information please visit the City’s website at https://www.oshkoshwi.gov/PlanningServices/ Docusign Envelope ID: 0C79B4FB-177A-40EC-A9C3-08C32CF27A57 2/2/2026 Page 4 220 E. Buffalo Suite 202 | Milwaukee, Wisconsin 53202 | 414.988.7520 | jla-ap.com January 30, 2026 City of Oshkosh General Application Zoning Map Amendment (Rezoning) Application 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 (3.36 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. 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 Page 5 MARYDEN RD WITZEL AV 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: 2/3/2026 1 in = 80 ft1 in = 0.02 mi¯2534 & 2558 Witzel Ave.;10 Maryden Rd. 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 Zone Change from SR-5 to MR-36 Page 6 W Y L D E W O O D D R MARYDEN RD WITZEL AV S WESTHAVEN DR N W E S T H A V E N D R 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: 2/3/2026 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 Page 7 MARYDEN RD WITZEL AV MARYDEN RD WITZEL AV DR-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: 2/3/2026 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 Page 8