City of Oak Creek

Common Council Report

Meeting Date:  January 20, 2004

Item No.:         3

Recommendation:  That the Council adopt Ordinance No. 2289 rezoning the property at 1910 W. Puetz Road from Rm-1, Multifamily Residential to Rm-1, PUD (Planned Unit Development).

Background:  Grand Cru Development is requesting reapproval of the planned unit development designation for the property at 1910 W. Puetz Road.  This property was rezoned to the Rm-1, PUD designation in August of 2002.  The conditions and restrictions that were adopted as part of the PUD required that construction commence within one year of the date of approval of the PUD.  In October of 2002 the Planning Department was presented with a draft development agreement for this PUD.  At that time it was noted that the development had yet to apply to the Plan Commission for detailed site and building plan approval as required by the PUD agreement.  The applicants were notified of this on October 14, 2002.  On November 7, 2003 an application was made for site and building plan review for this development.  At that time the applicant was notified that the PUD had expired, and that a resubmittal would be required.

The underlying zoning allows for this type of multifamily development.  However, the applicants are requesting the Planned Development designation to allow for greater flexibility in the design of the site. 

Section 17.0325 of the Municipal Code requires that residential planned unit developments be at least 10 acres in size.  However Section 17.0326 allows for adjustments to these minimum requirements.  The purpose of this section is to allow adjustments to the minimum area requirements for the creation of a Planned Unit Development (PUD) district.  Reducing the minimum area requirements, where justified, will allow for the more efficient development of certain properties that are less likely to develop under a conventional zoning district due to such limiting factors as shape, size and accessibility.  The Plan Commission may recommend approval to the Common Council of a request for a PUD district on a property, that does not meet the minimum area requirements as set forth in Section 17.0325(b), by at least a ¾ majority vote of the Commissioners present at a meeting, but only if supplemental design elements, reduced density or other improvements, requested by the Plan Commission, are incorporated into the project, which compensate for the modification of this minimum area standard.  The Plan Commission has recommended approval of the variation with the required 3/4 majority.

The general development plan that had been submitted was identical to the general development plan that was approved by the Common Council as part of the rezoning in August 2002.

Staff supports the use of planned unit developments, especially for multifamily developments such as these.  However, we remain concerned about the extent of driveway area along proposed Creek View Drive.  The orientation of the drive surfaces leaves little room for landscaping.  This is especially important given that the street elevation of the proposed buildings is almost entirely comprised of overhead garage doors.

In response to those concerns, the applicants have redesigned a portion of the site to orient more driveways away from the public street.  This redesigned layout was not available to include in this report, but may be presented as an alternative by the developer.

Fiscal Impact:  The condominium units range in value between $154,000 and $192,000.  Recent studies suggest that condominium units in this range would have a net positive fiscal impact on the City.  These units will also be subject to impact fees.

Prepared by:

Doug Seymour, AICP

Director of Community Development

Fiscal Review by:

Beverly A. Buretta, CMC

City Clerk