HomeMy WebLinkAbout21. 19-111 FEBRUARY 26, 2019 19-111 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR A GROUP
DEVELOPMENT; NORTHEAST CORNER OF ELK RIDGE DRIVE
AND RUFFED GROUSE WAY
INITIATED BY: HUNTERS RIDGE OF OSHKOSH LLC
PLAN COMMISSION RECOMMENDATION: Approved
WHEREAS, the Plan Commission finds that the Conditional Use Permit for a
group development at the northeast corner of Elk Ridge Drive and Ruffed Grouse Way,
is consistent with the criteria established in Section 30-382(F)(3) of the Oshkosh Zoning
Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a conditional use permit is hereby approved for a group development at
the northeast corner of Elk Ridge Drive and Ruffed Grouse Way, per the attached.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: February 20, 2019
RE: Approve Conditional Use Permit for a Group Development; Northeast Corner of
Elk Ridge Drive and Ruffed Grouse Way (Plan Commission Recommends
Approval)
BACKGROUND
The subject area consists of one parcel approximately 4.25 acres in size, located at the northeast
corner of Elk Ridge Drive and Ruffed Grouse Way. The site is vacant and is proposed to be the
sixth condominium development on the block bounded by Elk Ridge Drive, Ruffed Grouse
Way, White Tail Lane and W. Waukau Avenue. The surrounding area has multi -family
condominium developments to the north and east, multiple -family apartments to the west and
vacant land to the south. The Comprehensive Land Use Plan 2040 recommend this area suitable
for Medium and High Density Residential.
ANALYSIS
The applicant is proposing to develop the site with eight two -unit condominium structures
totaling 16 dwelling units. The development is consistent with previous condominium
developments to the north and east except that 2 -unit structures are being proposed whereas
previous developments have structures with four to six dwelling units. This development will
be unique in the city in that the pre 2017 Zoning Ordinance did not allow more than one single
or two-family structure per parcel. The current ordinance allows this via Conditional Use for a
Group Development, a development with three or more principle structures on a single parcel.
The dwelling unit density for the proposed development is consistent with the condominium
developments to the north and east averaging four to five units per acre.
The eight proposed structures are identical, each containing two 1,518 square foot 2 -bedroom
units with attached two car garages. Six of the structures are placed around the periphery of
the public streets facing inwards and remaining two are located centrally on the property. The
development will have access to Elk Ridge Drive or White Tail Lane through shared driveways
with the condominium development to the north. Cross access easements are shown on the
City Hall, 215 Church Avenue P.O. Box 1 130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
condominium plat and will be recorded as separate documents. Other site design criteria will
be reviewed during the Site Plan Review process including but not limited to architectural
design standards, landscaping plan, site lighting plan, storm water management and utilities.
FISCAL IMPACT
City services are already provided to the area by the developer and any extensions needed will
be paid by developer. Improvement value should add $1.5 - $2.0 in assessed value when
complete.
RECOMMENDATION
The Plan Commission recommended approval of a Conditional Use Permit at its February 19,
2019 meeting.
Resp tfully Submitted,
Darryn Burich
Director of Planning Services
Approved:
Mark A. Rohloff
City Manager
City Hall, 215 Church Avenue P.O. Box l 130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR A GROUP
DEVELOPMENT LOCATED AT THE NORTHEAST CORNER OF ELK RIDGE
DRIVE AND RUFFED GROUSE WAY (THE HOMES OF HUNTERS RIDGE VI
- A CONDOMINIUM COMMUNITY)
Plan Commission meeting of February 19, 2019.
GENERAL INFORMATION
Applicant: Bob Reider, Carow Land Surveying Co., Inc.
Owner: Hunters Ridge of Oshkosh, LLC
Action(s) Requested:
The applicant requests approval of a Conditional Use Permit for a Group Development consisting
of eight two-family condominium structures totaling 16 dwelling units.
Applicable Ordinance Provisions:
Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance.
Property Location and Type:
The subject area consists of one parcel approximately 4.25 acres in size, located at the northeast
corner of Elk Ridge Drive and Ruffed Grouse Way. The site is vacant and is proposed to be the
sixth condominium development on the block bounded by Elk Ridge Drive, Ruffed Grouse Way,
White Tail Lane and W. Waukau Avenue. The surrounding area has multi -family condominium
developments to the north and east, multiple -family apartments to the west and vacant land to
the south. The Comprehensive Land Use Plan 2040 recommend this area suitable for Medium
and High Density Residential.
Subject Site
Existing Land Use
Zoning
Vacant/Undeveloped
MR -12
Adjacent Land Use and Zoning
Existing Uses
Zoning
North
.....................__...
Multi -Family
--......_........_......._........--...... _.._.._........._._..... _.._........._.._......._.............__._...........-----........._.....
MR -12
---
South
Vacant/Undeveloped _ _ _
--..............�_..._.__....... - ---..._._............. ................ - ............ _
. ..._,.__........ ... --_
East
Multi -Family
...... ....... ......... _............
MR -12
West
Multi -Family
MR -12
Comprehensive Plan Land Use Recommendation
Land Use
2040 Land Use Recommendation
Medium and High Density
Residential
ANALYSIS
Use
The applicant is proposing to develop the site with eight two -unit condominium structures
totaling 16 dwelling units. The development is consistent with previous condominium
developments to the north and east except that 2 -unit structures are being proposed whereas
previous developments have structures with four to six dwelling units. This development will
be unique in the city in that the pre 2017 Zoning Ordinance did not allow more than one single or
two-family structure per parcel. The current ordinance allows this via Conditional Use for a
Group Development, a development with three or more principle structures on a single parcel.
The dwelling unit density for the proposed development is consistent with the condominium
developments to the north and east averaging four to five units per acre.
Site Design/Access
The eight proposed structures are identical, each containing two 1,518 square foot 2 -bedroom
units with attached two car garages. Six of the structures are placed around the periphery of the
public streets facing inwards and remaining two are located centrally on the property. The
development will have access to Elk Ridge Drive or White Tail Lane through shared driveways
with the condominium development to the north. Cross access easements are shown on the
condominium plat and will be recorded as separate documents.
Other site design criteria will be reviewed during the Site Plan Review process including but not
limited to architectural design standards, landscaping plan, site lighting plan, storm water
management and utilities.
Upon review, staff is of the opinion the proposed land use is not in conflict with the criteria listed
for Conditional Uses and is in support of the development.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Conditional
Use Permit, staff recommends the Plan Commission make the following findings based on the
criteria established by Chapter 30-382 (F)(3):
(1) Is in harmony with the Comprehensive Plan.
(2) Would not result in a substantial or undue adverse impact on nearby property, the
character of the neighborhood, environmental factors, traffic factors, parking, public
ITEM: CUP— Group Development- The Hones of Hunters Ridge VI
improvements, public property or rights-of-way, or other matters affecting the public
health, safety, or general welfare.
(3) Maintains the desired consistency of land uses, land use intensities, and land use impacts
as related to the environs of the subject property.
(4) The conditional use is located in an area that will be adequately served by, and will not
impose an undue burden on, any of the improvements, facilities, utilities or services
provided by public or private agencies serving the subject property.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant's proposal and any
requirements recommended by the applicant to ameliorate such impacts.
Staff recommends approval of the Conditional Use Permit with the findings listed above.
The Plan Commission approved of the Conditional Use Permit as requested with findings
noted. The following is the Plan Commission's discussion on this item.
Mr. Nau presented the item and reviewed the site and surrounding area as well as the land use
and zoning classifications in this area. The applicant is proposing to develop the site with eight
two -unit condominium structures totaling 16 dwelling units. The development is consistent with
previous condominium developments to the north and east except that 2 -unit structures are being
proposed whereas previous developments have structures with four to six dwelling units. This
development will be unique in the city in that the pre 2017 Zoning Ordinance did not allow more
than one single or two-family structure per parcel. The current ordinance allows this via
Conditional Use for a Group Development, a development with three or more principle
structures on a single parcel. The dwelling unit density for the proposed development is
consistent with the condominium developments to the north and east averaging four to five units
per acre. The eight proposed structures are identical, each containing two 1,518 square foot 2 -
bedroom units with attached two car garages. Six of the structures are placed around the
periphery of the public streets facing inwards and remaining two are located centrally on the
property. Other site design criteria will be reviewed during the Site Plan Review process
including but not limited to architectural design standards, landscaping plan, site lighting plan,
storm water management and utilities.
Bob Reider, 615 N. Lynndale Drive of Appleton, stated he was from Carow Land Surveying. He
said Carow Land Surveying drafted the condominium plat. He explained the reason for the
change for duplexes was due to the demand.
John Plichta, 3225 White Tail Lane Unit F, questioned that due to changes from the original plan,
if there was a procedure to notice the abutting properties.
Mr. Nau and Ms. Kuss replied mailings were sent out to property owners within 100 feet of the
proposed area, there is also a notification sign at the property and two legal publications.
Mr. Plichta asked how the construction vehicles would enter into the area.
ITEM. CUP — Group Development - The Homes of Hunters Ridge VI 3
Mr. Nau said that would be a question for the applicant since both Elk Ridge Drive and White
Tail Lane are public roads.
Mr. Plichta said he realizes that it is currently an empty field but does not understand how
incoming traffic could come in from the south or west side of the development site. He said he
does not understand how it would work with the fire lanes and the congestion.
Mr. Burich showed where the access points were on the map.
Mr. Reider expalined at this point the plan would be to come down Elk Ridge Drive because it is
paved much further.
Mr. Phchta asked if there is a timeframe to finish the project once it has started.
Mr. Burich replied there is not a timeframe.
David Sleight, 3175 White Tail Lane Unit E, said he is the current president of the three building
association. He said their main concern is the use of the fire lanes because their access to the
driveways are off fire lanes, not off White Tail Lane or Elk Ridge Drive. He explained the owners
of the association are responsible for maintenance of the fire lanes. He would like to limit the
traffic coming from the new development onto their fire lane.
Mr. Reider explained there would be signage that would direct the construction vehicles directly
to the site instead of the other easement areas. He said the condominium plat does show a
common ingress and egress easement between the two different condo units but that would be
discussed during the condo declaration process. He stated the intent during construction is to
avoid any additional traffic.
Ted Dufour, 3265 White Tail Lane Unit B, pointed out areas of the site that have not been built
yet. He asked if the road connecting to Elk Ridge Drive would be paved as part of this process.
He said currently there are limited entry/exit access points.
Mr. Nau replied that it would all have to be paved per code requirements.
Mr. Burich added it is a requirement once the site is fully development. He asked Mr. Reider for
the schedule.
Mr. Reider responded the developer would like to get started as soon as possible. He said that it
would all be asphalted. He said the site plan shows everything that will be done and it will give
another entry/exit access point to the residents.
Mr. Burich asked about the schedule specifically relating to the road heading east to Elk Ridge
Drive.
ITEM. • CUP — Group Development - The Homes of Hunters Ridge VI
A gentleman from the audience responded that it would go into the binder code immediately
once the area starts to get developed.
Mr. Bowen asked if this was the first request of this type since the ordinance update in regard to
the Conditional Use Permit of a group development for residential.
Mr. Nau replied he believes so.
Mr. Bowen asked if this would come back to Plan Commission for another approval similar to the
Planned Development process.
Mr. Burich replied it does not come back to Plan Commission once approved. He said once
approved, the applicant would just have to make sure everything else meets base code standards.
Ms. Propp questioned if there was another access point to White Tail Lane.
Mr. Nau said there is not another one from the proposed development but there is one to the
north.
Ms. Propp commented she is very impressed by the overall area around the proposed
development.
Motion by Ford to approve the public hearing: Conditional Use Permit for a Group Development
located at the northeast corner of Elk Ridge Drive and Ruffed Grouse Way (The Homes of Hunters
Ridge VI — a Condominium Community).
Seconded by Bowen. Motion carried 8-0.
ITEM. • CUP — Group Development - The Houses of Hunters Ridge VI
SUBMIT TO;
Dept. of Community Development
City of Oshkosh Application 215 Church Ave., P.O. Box 1130
Cit
OfOshkosh, WlScotTsin 54903-1130
Oshkosh 113 Planned Development Review PHONE: (920) 236-5059
N Conditional Use Permit Review
"PLEASE TYPE OR PRINT USING BLACK INK"
Petitioner: i � i t�t�- f'� . ce ! ae Z ; �dJ z p0c Date: ,
Petitioner's Address: k'%.�a A), L ��i City: 4 -State:�i ,Zip:.S4tLgf7
Telephone #: (9'M 731 48 Fax: f V0 231-2151073 other Contact # or Email:. Ad;'._t6 �St2�cY��t✓�'{t/�Jt • `'�
ec)n4j\1
Status of Petitioner (Please Check): 0 Owner 101?epre;pnnioflve e:Tenant D Prospective Buyer
Petitioner's Signature (required)t k _ = i• Date:/ 13
OWNER INFORMATION f� /� / i
Owner(s): u L�etS %ibt ,. o� DAi�a.a� LL 0'
Owner(s) Address: / 01 1 ,, ( 1iG tr City: 60, l o.S4 State:
Telephone #: (VL)) ?c '"J�B�� Fax: ( ) Other Contact # or Email: Cal tre e4 o rs «-
Cory
Ownership Status (Please Check): ❑Individual ❑Trust d Partnership o Corporation 4160d e'N"rme•t ,
Property Owner Consent: (required)
By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance -of their (uric{loris >°riC
upon the property to Inspect or gather other information necessary to ptoaess fl1(s dpplieatiori: )also uriderstdnd thai cap ,
meeting dates are tentative and may be post oned b the Plannin Services Division for incomplete submissions or of
administrative reasons,
Property Owner's Signature:. Date' ..'.' • � ,�,
SITE INFORMATION 7,
Address%Locallon of Proposed Project: - ! V� rT� dTN1 +2t5g4� D Pprcel No. 3
� n
Proposed Project Type: .1 6z0 rn 14 1 G(
Current Use of Property:. / ro 5 f V A,c4 •1iXotiing: r I -�
Land Uses Surrounding Site: North: IQ, S (,P',Al �t
South:. V4 cu/�A
East: - 665 c`1Q.9t((
West: _ �S ��1:61111
"Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
Y Application fees are due at time of submittal. Make check payable to City of Oshkosh.
t Please refer to .the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more Information please the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.hfm
Staff Date Rec'd�
Page 4
THE HOMES OF HUNTERS RiDGE VI, A CONDOMINIUM COMMUNITY
BEING PART OF LOT 2 OF CERTIFIED SURVEY MAP NUMBER 5774 AS RECORDED IN VOLUME 1 OF CERTIFIED SURVEY MAPS ON PAGE 5774 AS DOCUMENT NUMBER 1366179, LOCATED IN THE FRACTIONAL NORTHEAST 114
OF SECTION 4, TOWNSHIP 17 NORTH, RANGE 16 EAST, 13TH WARD, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN.
NOTES:
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CAROW LANDSURVEY[NG CO, INC.
615N.LYMOnLEDRNE, P.O.BOX1247 _.meg__----______�___�_- /
APPLETOKWISCONSIN54912.1297 / RUFFED GROUSE WAY�60�
PHDNE:I920)731.4168 /' _- -- -�- -'� SHEET 1 OF 1 SHEETS
B908,112/8 DATED:14=9
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CUP
RUFFED GROUSE WAY & ELK RIDGE DR
PC: 02-19-19
CHARLES D/RUTH ANN MATHWIG
3265 WHITE TAIL LN F
OSHKOSH WI 54904
THEODORE A/SUSAN DUFOUR
3265 WHITE TAIL LN B
OSHKOSH WI 54904
HUNTERS RIDGE OF OSHKOSH LLC
2990 UNIVERSAL ST STE C
OSHKOSH WI 54904
BRIARWOOD OF HUNTERS RIDGE LLC CATHERINE M KULIBERT
2990 UNIVERSAL ST B 3265 WHITE TAIL LN E
OSHKOSH WI 54904 OSHKOSH WI 54904
DANIEL S/RENE S ROGERS
3265 WHITE TAIL LN C
OSHKOSH WI 54904
TOWN OF NEI IMI
3790 PICKETT RD
OSHKOSH WI 54904
CUSTOM LANDSCAPING
ATTN: BOB REIDER
615 N LYNNDALE DR
APPLETON WI 54914
ERICA M LIDDLE
3265 WHITE TAIL LN A
OSHKOSH WI 54904
WITTMAN AIRPORT OSH
525 W 20TH AVE
OSHKOSH WI 54902
Page 6
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the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of
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wvnv.ct.oshkosh.wi.uslGISdisclaimer Prepared by: City of Oshkosh, WI C�shkl i
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.�..r..�1 ���1..w�t,�t3k� . �,a 1 in = 0.03 mi
lin=150ft
Ci tyof Oshkosh maps and data are intended d to be used for general identification purposes only, and city
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of
information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 1/21(2019 ash
wvnv.ct.oshkosh.wi.uslGISdisclaimer Prepared by: City of Oshkosh, WI C�shkl i
JAGISiPianningRan Commission Site Pian Map TemplateRan Commission Site Plan Map Templale.mxd I Lcar• minnk
Page 7
City of Oshkosh maps and data are intended to be used for general identification purposes only, and
the City of Oshkosh assumes no liability for the accuracy of the Information. Those using the
information are responsible for vedfyng accuracy. For full disclaimer please go to
www.ci.oshkosh.wi.us/GlSdisclaimer
JAGISlPlanniflii0an Commisslon Site Plan MapTemplaleRan Commission Site
N
1 in= 0.13 min,
1 in = 700 ft
City
Printing Date; 1121/2019
«f
C7sl�kosh
Prepared by: City of Oshkosh, WI
I Isar.
Page 8
rEJ JrRJJI,,E I) W,V( E! It IRIJGE DIR
City of Oshkosh maps and data are intended to be used for general identification purposes only, and
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the
information are responsible for verifying accuracy. For full disclaimer please go to
www.ci.oshkosh.wi.us/GlSdisclaimer
N
1 in=0.02 mi
1in=120 ft
Printing Date: 1/21/2019
Prepared by: City of Oshkosh, WI
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Oshkosh