HomeMy WebLinkAbout10-382DECEMBER 14, 2010 10 -382 RESOLUTION
(CARRIED 7 -0 LOST LAID OVER WITHDRAWN
PURPOSE: APPROVE AMENDMENT TO PREVIOUSLY APPROVED
RESIDENTIAL PLANNED DEVELOPMENT TO ALLOW DIVISION
OF A SINGLE REDEVELOPMENT PARCEL INTO MULTIPLE
PARCELS FOR PORTION OF THE HARBOR WAY
CONDOMINIUMS AT 881 -916 ADAMS AVENUE
INITIATED BY: CHRISTIAN GOSSETT, ETAL, PETITIONERS
PLAN COMMISSION RECOMMENDATION: Approved with conditions
WHEREAS, the Common Council previously approved a planned residential
development for construction of a waterfront condominium community at the easterly
termini of Adams Avenue, Pierce Avenue and Taft Avenue to be constructed in phases;
and
WHEREAS, the owners of the condo units at 881 -916 Adams Avenue desire to
separate their units from the larger condominium community by creating four lots with
shared access and utilities, with one proposed lot not having public street frontage.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that the planned residential development is hereby amended to permit the
units at 881 -916 Adams Avenue to be divided into separate and distinct parcels with
shared access and utilities, with one proposed lot not having public street frontage, per
the attached, with the following conditions:
1) Base standard modification for a lot without public right -of -way frontage.
2) Individual public utilities are provided for each individual lot.
3) Removal of the existing gravel drive on proposed Lot 1 and access to proposed
Lots 2, 3 and 4 is provided directly from Adams Street, as proposed.
4) Cul -de -sac or "turn- around" be designed and constructed by the Department of
Public Works with any and all expenses associated with the construction of the
cul -de -sac born by the subject property owners with a signed waiver of special
assessment.
5) Cross access and maintenance easements /agreements between proposed Lots
2, 3 and 4 for the private roadway are provided in perpetuity with approval by the
City of Oshkosh.
DECEMBER 14, 2010 10 -382 RESOLUTION
CONTD
6) Cross access and maintenance easements /agreements between Lots 1, 2, 3 and
4 for the docks /channel wall /water amenities and shared utilities are provided in
perpetuity with approval by the City of Oshkosh.
7) All agreements are executed and /or sufficient financial bonds or sureties
provided to the City prior to staff approving any land divisions as proposed.
8) Maintain current footprint for units on Lot 1.
OfHKOfH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Buric'
Director of Planning Services
DATE: December 9, 2010
RE: Approve Amendment to Previously Approved Residential Planned Development to
Allow Division of a Single Redevelopment Parcel into Multiple Parcels for Portion of
the Harbor Way Condominiums at 881 -916 Adams Avenue (Plan Commission
Recommends Approval)
BACKGROUND
The subject property is comprised of 1.3 acres /56,600 square feet of land located on the south side of
the 800 -900 block of Adams Avenue, south of and adjacent to the Fox River. A Planned Development
was approved in 2001 (Attached Resolutions #01- 405 -E) for the construction of a condominium
community. To date, only a small portion of the units have been constructed. This amendment to the
Planned Development will remove the approved development plan from the original area and approve
a new one on the subject property only. Any future development of the original development area or
the subject site will require Plan Commission and Council review and approval.
ANALYSIS
The petitioners for this amendment are the owners of the four constructed condominium units who are
asking for a change in the development plan to allow the separation of their units from the larger eight
unit condominium community by creating four distinct lots. Two of the lots contain single family
homes, one lot contains a two- family condominium unit, and the remaining lot would be vacant for
future planned development. All the proposed lots would have access from Adams Avenue by direct
access for proposed Lot 1 and through the use of a private roadway for proposed Lots 2, 3, and 4
however this configuration will create a lot (Lot 4) with no street frontage and facilitates the need for a
base standard modification. The petitioners also propose to remove the existing nonconforming gravel
roadway located on proposed Lot 1 and adding a cul -de -sac or other turn around at the end of Adams
Avenue connecting the improved portion of Adams Avenue to the improved conforming asphalt
private roadway. Plan Commission recommended that the proposed cul -de -sac be constructed with the
minimum length necessary to the east to access the subject property. Staff believes that the removal of
the condominium community previously created is not ideal, however understands the situation the
existing owners are in with the lack of development of the western portion of the subject property
which hinders the ability to complete development of finishing the private roadway, the docks /water
amenities and establishing maintenance agreements. Staff is therefore supporting the request
providing issues relating to a shared condominium property changed to individual properties are
addressed.
FISCAL IMPACT
None anticipated.
RECOMMENDATION
The Plan Commission approved of this request at its December 7, 2010 meeting.
Approved,
City Manager
ITEM: DEVELOPMENT PLAN AMENDMENT AND LAND DIVISION APPROVAL
FOR PROPERTY AT 881 -916 ADAMS AVENUE
Plan Commission meeting of December 7, 2010
GENERAL INFORMATION
Applicants: Christian/Helen Gossett, Mark Roberts, Mark Braun & Richard Rogers
Owners: Christian/Helen Gossett, Mark Roberts, Mark Braun, Richard Rogers & Harbor Way
Condominiums, LLC
Action(s) Requested
A modification from the original Planned Development (PD) and approval of a land division to divide
the subject area into separate and distinct parcels of land with shared access and utilities. Additionally,
a base standard modification is requested to create an individual lot without public street frontage.
Applicable Ordinance Provisions
Criteria for Planned Development Overlay Districts are located in Section 30- 33(E)(3) of the Zoning
Ordinance. Subdivision Regulations: Section 30 -69 through 30 -75. Section 30 -71 (M)(5)(a) and (b)
establishes criteria for land divisions.
Property Location and Type
The subject property is comprised of 1.3 acres /56,600 square feet of land located on the south side of
the 800 -900 block of Adams Avenue, south of and adjacent to the Fox River. A Planned Development
was approved in 2001 (Attached Resolutions #01- 405 -E) for the construction of a condominium
community. To date, only a small portion of the units have been constructed. This amendment to the
Planned Development will remove the approved development plan from the original area and approve
a new one on the subject property only. Any future development of the original development area or
the subject site will require Plan Commission and Council review and approval.
Subiect Site
Land Use
Single and two- family Condom Devel
Adjacent Land Use and Zoning
Zoning
C -1PD
Existing Uses Zoning
North Single Family Residences
R -1
South Private Marina
C -1
East Fox River /Manufacturing
M -2
West Single Family Residences
R -1
C omnrehensive Plan
Land Use Recommendation
Use Catego
10 Year Land Use Recommendation
Residential
20 Year Land Us Recommenda
Resi dential
ANALYSIS
In October of 2001, Harbor Way Condominiums applied for and received Planned Development
approval for development of a waterfront condominium community consisting of 36 two bedroom
dwelling units situated in 22 single and two - family structures on 7.5 acres of land that currently
includes the subject property and Lakeside Marina. Only a portion of the first phase of the
development plan was executed creating an eight -unit condominium development off Adams Avenue
and the subsequent construction of four units, which were sold and are now privately owned. The
remaining four condominium units were not constructed. Furthermore, the shared private roadway
accessing the eight condominiums was only partially completed with half remaining unfinished with a
gravel surface. There has been no movement in finishing the planned development and the area
included within the development plan remains a marina and uncompleted Phase 1 of the
condominiums.
The petitioners for this PD amendment are the owners of the four constructed condominium units, who
are asking for a change in the development plan to allow the separation of their units from the larger
eight unit condominium community by creating four lots as follows:
Lot 1 - 25,800 square foot vacant lot available for future planned development.
Lot 2 - 12,230 square foot lot containing a two - family condominium unit.
Lot 3 - 8,750 square foot lot containing a single- family home.
Lot 4 - 9,820 square foot lot containing a single family home.
All the proposed lots would have access from Adams Avenue by direct access for proposed Lot 1 and
through the use of a private roadway for proposed Lots 2, 3 and 4. This configuration will create a lot
(Lot 4) that does not have any street frontage and facilitates the need for a base standard modification
to the subdivision and zoning regulations (require a minimum of 60 feet of public right -of -way
frontage). Additionally, the petitioners propose to improve the site by removing the existing
nonconforming gravel roadway currently located on proposed Lot 1 and adding a cul -de -sac or other
Department of Public Works approved "turn around" at the end of Adams Avenue and connecting the
improved portion of Adams Avenue to the improved conforming asphalt private roadway.
Staff believes that the removal of the condominium as previously created and division of the land into
the proposed four separate parcels of land is not ideal. The change from condominium to individual
land division creates a lot without street frontage, separates the most desirable half of the common
condominium property (the majority of channel /river frontage), and changes the condominium
community concept connected with the original development including the loss of the shared private
roadway to all users and the loss of the shared channel /river frontage.
Staff understands the situation the existing owners are in with the lack of development of the western
portion of the subject property and the inability to fully develop a condominium association, which
thereby hinders the ability to complete and /or continue development of the project such as finishing the
private roadway, completing the docks /water amenities and establishing maintenance agreements and
therefore supports the application to amend the development plan. However, issues related to the
change from a shared common condominium property to individual properties must be addressed to
/tern: Adams Street Condo PD Amend & Land Div 2
retain the community concept through the inclusion of cross access and maintenance
easements /agreements for shared features of the development including the private roadway, the
docks /channel wall /water amenities, and any shared utilities.
RECOMMENDATIONS
Staff recommends approval of the Planned Development amendment and land division as proposed
with the following conditions:
1. Base standard modification for a lot without public right -of -way frontage.
2. Individual public utilities are provided for each individual lot.
3. Removal of the existing gravel drive on proposed lot 1 and access to proposed lots 2, 3 and 4 is
provided directly from Adams Street, as proposed.
4. Cul -de -sac or "turn- around" be designed and constructed with approval by the Department of
Public Works with any and all expenses associated with the construction of the cul -de -sac born
by the subject property owners.
5. Cross access and maintenance easements /agreements between lots 2, 3 and 4 for the private
roadway are provided in perpetuity with approval of the City of Oshkosh.
6. Cross access and maintenance easements /agreements between lots 1, 2, 3 and 4 for the
docks /channel wall /water amenities and shared utilities are provided in perpetuity with approval
of the City of Oshkosh.
7. All agreements are executed and /or sufficient financial bonds or sureties provided to the City
prior to staff approving any land divisions as proposed.
The Plan Commission approved of the planned development amendment and land division as
requested with revised conditions. The following is the Plan Commission's discussion on this item.
Mr. Buck presented the item and clarified that all owners are included as petitioners for this request
and reviewed the site, surrounding area, land use, and zoning in said area. He stated that the planned
development was previously approved in 2001 and reviewed the original site plan for the condominium
development of which only four units were actually constructed. He also reviewed the current
conditions of the site as well as the proposed land division which would create a lot (Lot 4) with no
street frontage. He explained that the private road would provide access to this lot and also discussed
the proposed cul -de -sac or turn around to be created and the removal of the remaining condominium
unit footprints on the vacant parcel (Lot 1). Cross access and maintenance easements /agreements for
shared features of the development would be necessary as well as any shared utilities if the land
division is approved. He also reviewed the conditions recommended for this request.
Stuart Murphy, 1935 Iowa Street, questioned how the creation of a cul -de -sac at this location would
affect the neighboring properties.
Mr. Buck responded that the cul -de -sac would provide an area to exit a dead end street without having
to do so in a backward motion which would be beneficial for trucks and fire facilities. Other than that,
it would not have much affect on adjacent property owners.
Mr. Murphy also inquired if the property owners requesting this amendment would be bearing the costs
of the construction of the cul -de -sac.
Mr. Buck responded affirmatively.
Item: Adams Street Condo PD Amend & Land Div
James Mayer, 902 Adams Avenue, questioned if the cul -de -sac would be constructed at the end of the
existing Adams Avenue.
Mr. Buck replied he did not have an exact location at this time however it would be required to be
extended far enough to provide access to the existing condominium units on the site.
Louis Neuville, N3056 Hicks Lane, Waupaca, stated that he was the current owner of the vacant lot on
the site but was not the original petitioner for the development. He further stated that he acquired the
property in 2003 and sold a portion of the site back to Lakeside Marina and discussed the history of the
planned condominium project. He stated that development has not proceeded on the site due to poor
economic conditions and that he was not opposed to the proposed amendment and land division
however he did have a mortgage on the property and needed to be assured that two duplexes could still
be constructed on the remaining undeveloped parcel in the future.
Julie Mayer, 902 Adams Avenue, stated that their property was adjacent to the proposed cul -de -sac
area and felt that it would have a negative impact on their property as there will be more traffic in front
of their house creating a safety issue for their children. She also voiced her concerns with drainage in
the area and distributed photos of flooding on their property and if the construction of the cul -de -sac
and removal of the existing berm would increase the flooding issues. She felt the cul -de -sac would be
acceptable if it did not extend as far as suggested on the site plan and stated that it would serve no
purpose to their property and would create additional costs to them when the road was eventually
reconstructed and curbing and gutters installed.
Christian Gossett, 885 Adams Avenue, one of the petitioners for this request, stated that there was a
letter from Michael Castle included in the staff report stating that he was an adjacent property owner
and supported the request for the amendment and land division as he felt it was in the best interest of
the neighborhood and would improve traffic flow and safety in the area. He also discussed a clubhouse
adjacent to the site and how the addition of the proposed cul -de -sac would not create safety issues but
would in fact improve the situation since currently snow plows and other large vehicles cannot exit the
dead end street without doing so in a backward motion as there was not sufficient room for these
vehicles to turn around to exit the area. He further stated that he had discussed the issues with Mr.
Neuville and the proposed amendment would relieve a lot of the problems that currently exist with this
site and the owners of the four condominium units built have a lot invested in the property and this
request, if approved, should work to everyone's benefit. He also discussed the docks that are rented
from the marina adjacent to the site and the dust that is stirred up from the use of the gravel road that is
covering the boats in the slips. He concluded by stating that the costs to the condominium owners will
be substantial, however it will resolve a lot of the issues on the site.
Tim Freid, Lakeside Marina, 902 Taft Avenue, stated that he agreed that the removal of the gravel road
would benefit the marina and the property being mowed would also help. He further stated that he felt
the addition of a cul -de -sac at this location would improve safety issues.
Ms. Propp questioned if the City right -of -way extended all the way to the river.
Mr. Nau responded that the right -of -way extends to the area just west of the river as that is how it was
originally platted in the 1920's.
Ms. Propp then questioned if there was sufficient right -of -way area to construct the cul -de -sac and
extend to the condominium site's driveway and if there were drainage issues that needed to be
Item: Adams Street Condo PD Amend & Land Div
addressed.
Steve Gohde, Assistant Director of Public Works, stated that there was 60 feet of right -of -way on
Adams Avenue and cul -de -sacs have been constructed in various other locations within this amount of
right -of -way. He further stated that the storm sewer piping discharges to the river and he was not
aware of any flooding issues at this location and the matter could be addressed when Adams Avenue is
reconstructed.
Mr. Thorns questioned if the existing gravel road on the site could be paved until such a time when
Adams Avenue is reconstructed as it already provides access to the condominiums through Lot 1.
Mr. Buck responded that this would not be typical for the City to allow as it would create a situation
where the private road to the condominium units on the east side would be crossing through other
property to gain access to these lots. This was acceptable when the entire parcel was a condominium
community but the amendment proposed would be creating individual lots for these four parcels.
Mr. Thorns also questioned if the zoning on Lot 1 would allow for duplexes to be developed in the
future.
Mr. Buck replied that the zoning was C -1PD which would allow duplexes on the parcel and the
footprints for the condominium pads could be left on the vacant lot if so desired. The removal of the
footprints on the lot would allow the owner to come back for approval of a different plan with a new
design, but the City would not object to leaving these footprints on the site plan if the owner so desired.
Ms. Lohry inquired if the cul -de -sac had to be constructed as far to the river as it appeared and
suggested that a condition be added that the right -of -way not be extended any further than necessary.
Mr. Buck responded that he did not believe this could be added as a condition as the right -of -way is not
regulated by the planned development and the right -of -way would have to be extended as far as
necessary to construct the cul -de -sac which would be determined by the Department of Public Works.
Mr. Fojtik suggested that maybe wording could be incorporated into condition #4 to address this issue.
Mr. Buck noted that condition 44 has been slightly revised in wording from the version in the staff
report and reviewed the revised condition.
Mr. Nollenberger suggested that if the owner desired the condominium pad footprints remain in place
on Lot 1, it should be added as a condition to this request.
Mr. Borsuk wished to clarify that the location of the cul -de -sac could be a recommendation but could
not be added as a condition.
Mr. Thorns stated that if the Plan Commission cannot place a condition on this request relating to the
location of the cul -de -sac that it become a recommendation that it not be extended any further than
necessary toward the river.
Mr. Borsuk commented that the right -of -way could possibly be extended all the way to the river at the
time the road is scheduled for reconstruction if the City determined it was necessary.
Item: Adams Street Condo PD Amend & Land Div
Mr. Hinz stated that he felt the Plan Commission should not be stepping into the engineering details of
road construction and the cul -de -sac should be extended further east past the driveway for safety
purposes as to locate it adjacent to the driveway could create traffic issues.
Mr. Gohde commented that the cul -de -sac needed to be shaped to function correctly and the City is not
going to construct more road than is necessary but it would be required to be appropriately designed.
Mr. Thorns questioned if the cul -de -sac will connect to a private drive, would the condominium owners
then be reassessed at such a time when the road is reconstructed.
Mr. Buck responded that condition #4 addresses that the costs associated with the construction of the
cul -de -sac are born by the subject property owners and any road reconstruction on Adams Avenue in
the future would be handled by standard assessment policies.
Commission members agreed that a condition should be added to maintain the building footprints on
vacant Lot 1, accept the revisions to condition #4, and add a recommendation that the cul -de -sac only
go the minimum required length necessary to the east to cover the subject property.
Motion by Nollenberger to approve a development plan amendment and land division approval
for property at 881 -916 Adams Avenue as requested with the following conditions:
1. Base standard modification for a lot without public right -of -way frontage.
2. Individual public utilities are provided for each individual lot.
3. Removal of the existing gravel drive on proposed lot I and access to proposed lots 2, 3 and 4 is
provided directly from Adams Street, as proposed.
4. Cul -de -sac or "turn- around" be designed and constructed by the Department of Public Works
with any and all expenses associated with the construction of the cul -de -sac born by the subject
property owners with a signed waiver of special assessment.
5. Cross access and maintenance easements /agreements between lots 2, 3 and 4 for the private
roadway are provided in perpetuity with approval of the City of Oshkosh.
6. Cross access and maintenance easements /agreements between lots 1, 2, 3 and 4 for the
docks /channel wall /water amenities and shared utilities are provided in perpetuity with
approval of the City of Oshkosh.
7. All agreements are executed and /or sufficient financial bonds or sureties provided to the City
prior to staff approving any land divisions as proposed.
8. Maintain current footprints for units on Lot 1.
Seconded by Lohry.
Mr. Thorns inquired if when the cul -de -sac is constructed if drainage issues will be addressed.
Mr. Gohde replied that they would make sure the cul -de -sac had proper inlets but as far as a full blown
study, that would not be addressed until Adams Avenue is reconstructed.
Motion carried 8 -0.
Item: Adams Street Condo PD Amend & Land Div
(CARRIED
�_ LOST LAID OVER WITHDRAWN )
OCTOBER 9, 2001 01- 405 -E RESOLUTION
(CARRIED _ LOST LAID OVER WITHDRAWN )
PURPOSE: ,...•
t ip
PLANNED DEVELOPMENT
INITIATED BY: HARBOR WAY CONDOS
PLAN COMMISSION RECOMMENDATION: All approved
BE IT RESOLVED by the Common Council of the City of Oshkosh that
conditional use permits are hereby granted for the following properties under Section
30 -11 'of the Oshkosh Zoning Ordinance, and that said permits are granted with
conditions, if any, as noted for each respective property, and the Planned District
Overlay and final development plans; per the attached exhibits, are hereby approved.
902 Taft Avenue
A,conditional use permit for a planned residential development for construction of 36
living units in 22 structures; and associated amenities$ to be constructed in phases, per
the attached "Exhibit E ", with the following conditions:
1) Floodplain issues be resolved by construction phase prior to issuance of building
permits.
2) The developerlowner coordinate relocation of public utilities on site and provide
for the entire cost to relay public utilities and. provide new easements to plans and
specifications approved by the Department of Public Works, prior to issuance of building
permits in Phases II and III.
3) - Proposed units 23 and 24 be reconfigured to meet all setback and transitional
yard requirements.
4) A landscape plan, with an enhanced level of treatments where transitional yard
setback reductions. have been granted, be submitted to, and approved by, the
Department of Community Development prior to issuance of building permits.
5) Transitional yard reductions be granted for the access drives in Phase I, along
the south property line, and those drives that serve 8, 9, 25 and 26 as requested.
6) Modification to allow reductions in the minimum separation between structures is
approved.
7) Modification to allow more than a one single or a two family structure on the
same lot is approved.
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1) The new Development Plan will have no negative impacts on health, safety or general welfare of
occupants of surrounding lands. It will instead result in improved air quality and quality of life
by eliminating a current gravel road and replacing it with concrete or asphalt. The new
Development Plan will also improve safety by improving traffic flow and eliminate dangerous
vehicular maneuvers in this area.
2) The new Development Plan will improve vehicular circulation and pedestrian safety. There is a
club located in the dead -end portion of Adams Ave. The parking area for the club is too small
and results in many vehicles parked along this stretch of Adams Ave on both sides of the street.
Currently, vehicles must pull into residential driveways and then back out to park on the
opposite side of the street. The addition of a cul -de -sac will enable traffic to flow in a
continuous, forward- facing direction. This is a safer practice in a residential area with several
children.
3) As indicated in #1 above, the only impact will be less dust being stirred up and circulated in the
air.
4) The plan does not change the use of, or demand for, public services.
5) The plan does not change the character of the area but should increase the potential for future
development in parcel 1. Parcels 2, 3 and 4 are already developed and will remain as they are.
Parcel 1 has been previously approved for development but has been stagnant for 8 years and
has been virtually abandoned and unkempt. By making parcel 1 marketable in this economy, it
should increase the likelihood that the property will be utilized appropriately and kept up.
Narrative:
Proposed parcels 1, 2, 3 and 4 now constitute a single parcel comprised of 2 stand -alone units
(proposed parcels 3 & 4), 1 duplex style unit (proposed parcel 2), and open, undeveloped and unkempt
space currently designated for 2 additional duplex style units (proposed parcel 1) which have yet to be
built. The property also has a gravel road the length of current parcel 1 which transitions into an
unfinished asphalt base passing through current parcels 2, 3 and 4. The gravel portion is parallel to
Adams Ave. There is only 1 sign that denotes the entire property as Harbor Way Condominiums and
lists incorrect address information for the current units.
Under the new development plan, parcels 1, 2, 3 and 4 would be created from the current single
parcel and Harbor Way Condominiums will be dissolved.
Parcel 1 will remain unchanged.
Parcel 2 will consist of a duplex style condo with no change to current or future uses. This unit is
currently in existence and the structure will remain. A separate condo declaration will be registered
regarding this unit.
Parcels 3 & 4 currently exist as stand alone units. These units would remain single family
residences but the legal definition would change. The physical structures would remain as they are
In Parcel 1, the gravel will be removed and covered with dirt to create yard space. The berms at
the west edge of Parcel 1 as well as the north edge of parcel 1 will be removed. These actions will be
done by the owner of parcel 1.
The current unfinished asphalt portion of the current road passing through parcels 2, 3 and 4
will be attached to the planned cul -de -sac at the end of Adams Ave. This will be designated a private
road with an easement granted in perpetuity to each unit in parcels 2, 3 and 4 and will be finished at the
expense of the parcel owners for parcels 2, 3 and 4.
The planned cul -de -sac and extension of Adams Ave will be completed in Asphalt and will be
paid for by the current owner of parcel 1.
The dock along the channel on the south side of the property will remain and an easement
granted to the owners of parcels 1, 2, 3 and 4 in perpetuity.
With the addition of the cul -de -sac in the city owned portion and /or right of way at the end of
Adams Ave, and the elimination of the gravel drive through the current condo property, vehicular traffic
flow and pedestrian safety will be greatly improved. Vehicles will be able to turn around in the dead -
end portion of Adams Ave without having to utilize residential driveways and backing maneuvers in
order to attend functions at the club or residences in this section of Adams Ave. Snowplows, garbage
trucks, and parcel delivery vehicles will similarly benefit as these maneuvers are likely more difficult, and
dangerous, in these types of vehicles.
Air quality and general cleanliness will also improve in this area through the elimination of the
gravel road that currently runs through the condominiums.
/S
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PRELIMINARY CERTIFIED SURVEY MAP
LAYOUT AND LOT CONFIGURATION
NOTES:
1) THE 24' WIDE DRIVEWAY EASEMENTS
ACROSS ALL LOTS SHALL ALSO SERVE AS
WALKWAY EASEMENTS TO THE EXISTING
BOARDWALK.
2) P.D. - PRIVATE DRIVEWAY
3) LOT SIZES AND DIMENSIONS ARE
APPROXIMATE.
4) BUILDINGS MUST MEET ALL SETBACK
REQUIREMENTS AS REQUIRED BY THE
CITY OF OSHKOSH.
5) THIS PROPERTY IS SUBJECT TO ALL
EASEMENTS AND RESTRICTIONS OF
RECORD INCLUDING WATER, SEWER
AND OVERHEAD POWER LINES.
6) ZONING FOR PROPERTY IS PROPOSED
TO BE RESIDENTIAL.
PROPOSED BUIILDING SETBACKS:
-25' STREET OR FRONT YARD
-10' SIDE YARD
-25' REAR YARD FOR NEW
CONSTRUCTION
7) THE DRIVEWAY EASEMENTS AS SHOWN
HEREON. ARE PRIVATE EASEMENTS FOR
USE ONLY OF THE OWNERS OF PROPOSED
LOTS 1. 2, 3. AND A.
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DATE
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DIRECTORY NO.
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PROJECT NO.
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PRELIMINARY CERTIFIED SURVEY MAP
LAYOUT AND LOT CONFIGURATION
NOTES:
1) THE 24' WIDE DRIVEWAY EASEMENTS
ACROSS ALL LOTS SHALL ALSO SERVE AS
WALKWAY EASEMENTS TO THE EXISTING
BOARDWALK.
2) P.D. = PRIVATE DRIVEWAY
3) LOT SIZES AND DIMENSIONS ARE
APPROXIMATE.
4) BUILDINGS MUST MEET ALL SETBACK
REQUIREMENTS AS REOUIRED BY THE
CITY OF OSHKOSH.
5) THIS PROPERTY IS SUBJECT TO ALL
EASEMENTS AND RESTRICTIONS OF
RECORD INCLUDING WATER, SEWER
AND OVERHEAD POWER LINES.
6) ZONING FOR PROPERTY IS PROPOSED
TO BE RESIDENTIAL.
PROPOSED BUIILDING SETBACKS:
-25' ' STREET OR FRONT YARD
-10 SIDE YARD
-25' REAR YARD FOR NEW
CONSTRUCTION
7) THE DRIVEWAY EASEMENTS AS SHOWN
HEREON, ARE PRIVATE EASEMENTS FOR
USE ONLY OF THE OWNERS OF PROPOSED I
LOTS 1. 2, 3, AND 4. 1
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53276610 SAW N
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881 ADAMS AVENUE A ETDN. WI $4914
53276610 SAW N
OSHKOSH, W[ 54902 F :12 1 13"'m
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A S S O D I A T E S
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PROJECT ND. DRAFTED By
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ORAwNlG NAME
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FINE PRINTERS • EST. 1888
Nov 29 2010
Darryn L Burich
CITY OF OSHKOSH
DEPT OF COMMUNITY DEVELOPMENT
PLANNING SERVICES DIVISION
215 CHURCH AVE PO BOX 1130
OSHKOSH WI 54903 -1130
Re: Land division at 881 -916 Adams
To Whom it May Concern:
NOV 3 0 2010
Gil? i4PJ_
I am the sole owner of Baldwin & Spikes LLC, which owns vacant lots at 940 Adams, across from subject
property.
I am going to be out of state on the 7 but I wanted to state that I wholeheartedly endorse their
request for amendment for land division at 881 -916 Adams Avenue.
I have met with the parties and thoroughly understand their request and I think it is in the best interest
of the neighborhood for traffic flow and safety. Would you kindly pass this letter onto the members of
the Plan Commission for the meeting on December 7 2010.
Thank you.
Regards
A�4' dA
Michael J Castle
2247 R1d Road • P.O. Box 2247 • Oshkosh, Vel 54903 -2247
(920) 235 -2020 • 1- 800 - 227 -8537 • Fax (920) 235 -4763 1q
-Ativ.castlepierce.com
PD ADMDMT -LAND DIVISION
881 -916 ADAMS AV
PC: 12 -07 -10
PITZ BERNARD W
617 W IRVING AVE
OSHKOSH WI 54901 4317
RE ADAMS AV VACANT LOT
HJV INC
902 TAFT AVE
OSHKOSH WI 54902
PERCIVAL CHRIS W /LOUISE F
934 PIERCE AVE
OSHKOSH WI 54902 3450
ROBERTS MARK A
881 ADAMS AVE
OSHKOSH WI 54902
BALDWIN & SPIKES LLC
800 BAUMAN ST
OSHKOSH WI 54902 3425
RE ADAMS AV VACANT LOTS
MAYER JAMES P /JULIE J
902 ADAMS AVE
OSHKOSH WI 54902 3414
GOSSETT CHRISTIAN A /HELE
885 ADAMS AVE
OSHKOSH WI 54902
BRAUN MARK R /KATHRYNE
3620 TOWN HALL RD
KEWASKUM WI 53040 9322
RE 895 ADAMS AV
WILLIAMS FAMILY LLC MUNSIL
1211 WILLIAMS RD
PICKETT WI 54964 9576
RE ADAMS AV VACANT LOT
HAIDLINGER TODD M
935 ADAMS AVE
OSHKOSH WI 54902
HARBOR WAY CONDOMINIUMS LLC
PO BOX 408
SLINGER WI 53086 0408
RE 901/905/912/916 ADAMS AV
ROGERS RICHARD M
11025 SHENANDOAH
ORLAND PARK IL 60467
RE 891 ADAMS AV
trill
220.00' 85.00'
An 4
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220.00' 65.00'
77
100.00
-- - - - - - -- - -
-------- ADA MS.A-VE - - --
100.00' 56.00' 56.00 x. � `�•:�r��?`�
5 945 941
D x' 8 S f�M"u x
50.00' 1 50.DO'
�
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FOX
RIVER
TP
TAFT AVE
DISCLAIMER
This map is neither a legally recorded map nor PLANNED DEVELOPMENT AM E N D MT
a survey and it is not intended to be used as one. LAND DIVISION O f HK01H
This drawing is a compilation of records, data
and information located in various city, county OH THE WATER
and state offices and other sources affecting City of Oshkosh
the area shown and It is to be used for reference Department of
purposes only. The City of Oshkosh is not re- �f
sponsible for any inaccuracies herein contained. Scale: 1 — oO Community Development
If discrepencies are found, please contact the
City of Oshkosh. A 1 12211 0
Created by - dff 11122/10
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DISCLAIMER
This map is neither a legally recorded map nor
a survey and it is not intended to be used as one.
This drawing is a compilation of records, data
and information located In various city, county
and state offices and other sources affecting
the area shown and it is to be used for reference
purposes only. The City of Oshkosh is not re-
sponsible for any inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
PLANNED DEVELOPMENT
LAND DIVISION
Scale: 1" = 100'
AMENDMT
N
A
O,IHKOIH
M n4E WAM
City of Oshkosh
Department of
Community Development
11/22/101
Created by - dff