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HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT NOVEMBER 5,2019 ITEM III: PUBLIC HEARING: ZONE CHANGE FROM INSTITUTIONAL DISTRICT (I) TO INSTITUTIONAL DISTRICT WITH PLANNED DEVELOPMENT OVERLAY(I-PD),GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR AN ADAPTIVE REUSE OF A FORMER SCHOOL TO A SENIOR LIVING APARTMENT LOCATED 619 MERRITT AVENUE GENERAL INFORMATION Applicant: Northpointe Development Corporation Property Owner: St. Mary's Congregation&Most Blessed Sacrament Parish Action(s) Requested: The applicant requests a zone change from the existing Institutional District (I) to Institutional District with a Planned Development Overlay(SMU-PD) and approval for a General Development Plan and Specific Implementation Plan for an adaptive reuse of a former school building to a senior living apartment. Applicable Ordinance Provisions: The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning from one classification to another but relies on the Comprehensive Plan and good planning principles. Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Type: The subject area is currently zoned Institutional District (I) and consists of two parcels encompassing approximately 2.65 acres,bounded by three streets;Merritt Avenue to the north, Boyd Street to the east and Monroe Street to the west. The main parcel contains an active church with attached parsonage, a former parochial school and related accessory structures. The smaller parcel located at the southwest corner of the subject site is a paved undeveloped area that served as a playground for students attending the former school. Overall, the site is covered by approximately 83.2% of impervious surfaces and 16.8% greenspace. The applicant is proposing to split the western (church) half of the property from the eastern(school)half. Also, the small undeveloped parcel will be combined with the western half. The surrounding area consists predominantly of low density residential uses, an apartment complex to the north and a few light commercial uses. The 2040 Comprehensive Land Use Plan recommends Institutional use for the subject site. Paqe 1 The owner/applicant has submitted a Tax Increment Financing (TIF) application to the city to aid with financing of the project. If the request proceeds, the Plan Commission will review the project plan followed by consideration by the Common Council. Subject Site Existing Land Use Zoning Institutional (Church&Former School) Institutional (I) Adjacent Land Use and Zoning Existing Uses Zoning Single-Family Residential-9 (SR- North Multi-family 9) .............................................................................................................. ................................................................................................................................................................................................. Single-Family Residential-9 (SR- South Two-Family&Vacant/Undeveloped 9) .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Single-Family Residential-9 (SR- East Single &Two-family Residential, Tavern 9) .................................................... ........................................................................................................................................................................................................................................................................................................................... Single-Family Residential-9 (SR- West Single &Two-family Residential 9) Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Institutional ANALYSIS Zone Chan&e The applicant is requesting to add a Planned Development (PD) Overlay over both parcels. Due to the existing nonconforming conditions of the site and proposed redevelopment, the PD Overlay can provide relief from base district standards. Staff realizes the uniqueness of the site and redevelopment challenges and supports the addition of the PD Overlay. Use The applicant is proposing an adaptive reuse of the former school building to senior living apartments. Per the submitted narrative, 35 units are planned to be constructed within the former school. Finding appropriate uses for buildings of this type can be challenging as they outlive their original intended use. Multifamily uses are not permitted within Institutional Zone Districts, therefore a Base Standard Modification (BSM) for the proposed use will be required. Staff is of the opinion that this proposed reuse of the former school is appropriate and should not have not have detrimental impact on the neighborhood. The applicant is also proposing to raze an existing garage/storage structure used jointly by the school and church. In its place, two garages will be constructed to serve the residents of the senior living facility while a new garage will be constructed on the church property for storage of lawn and other related equipment. ITEM III—Rezone,GDP,SIP 619 Merritt Ave. 2 Paqe 2 Site Design/Access/Off-Street Parking The applicant is proposing to divide the parcel, separating the church structure from the school building. The proposed division essentially splits the parcel in half from north to south. The new proposed lot line hugs the school building, providing a zero-foot side yard setback where 7.5 feet is required. Due to the existing building and off-street parking placement, the proposed lot line is logical and staff is supportive of a BSM for the reduced setback. Similarly, the new lot line is located within the existing parking area and drive accesses. Again, due to the existing conditions, staff is supportive of a BSM for zero-foot setbacks for the paved areas and recommends the creation of a cross-access and shared parking agreement between both new lots. Part of the parking lot's reconstruction involves the removal and replacement of asphalt along Boyd Street. Currently, the asphalt has a zero-foot setback where per code, structures (including parking areas) may be placed no closer to the property line than the principle structure. As proposed, the new asphalt is set at three feet, closer to the lot line than the school building. Staff is supportive of a BSM for the reduced setback as the existing condition is being improved and enforcing current requirements causes reduction of parking stalls to the west. Vehicular access to the church/school site is made via several driveways;three along Monroe Street(two to the main parking area, one to the parsonage's garage), one along Merritt Avenue accessing the interior parking area and two along Boyd Street for the main parking lot. As part of the reconstruction of the parking lot for the school, the northern driveway will be eliminated while the other will be relocated slightly to the north to better access the parking area. The submitted plans indicate removal of an existing 24-foot by 44-foot garage/storage building south of the school building. A new 24-foot by 24-foot garage is being proposed to be constructed on the church lot near the southeast corner. Two additional garages are proposed for the school property, one 96-foot by 48-foot, 16-stall structure and a 120-foot by 24-foot, 10-stall structure. Parking for the proposed school consists of nine surface stalls (with two handicap stalls) plus the 26 previously mentioned garage stalls. Code requires a minimum of two spaces per living unit totaling 70 stalls resulting in a shortage of 50%. Staff is supportive of a BSM for the reduced parking as the makeup of the targeted tenants generally have fewer vehicles, and the shortfall can be made up from available parking on the church property which sees limited peak usage. The cross-access/shared parking agreement condition previously mentioned satisfies this concern. Also, public on-street parking is available on Boyd Street and Monroe Street in the form of ten and nine angled stalls respectively. The on-street parking should have ample capacity to service visitors to apartment residents. Parking for the newly configured church property consists of 65 surface stalls including eight handicap accessible. Based on the seating capacity of the church (277 seats), 55 stalls are required. Although no pavement is proposed to be removed along Monroe Street, the stall will be restriped to meet dimensional requirements for stall sizes and aisle widths. ITEM III—Rezone GDP,SIP 619 Merritt Ave. 3 Paqe 3 Most of the existing school building's footprint will remain intact with exception of a proposed 606 square foot vestibule entrance and mechanical room area. The addition is located within a courtyard-like area not visible from the street on the west side of the building. The applicant states the existing boiler room and main stairway will be replaced with an ADA-compliant elevator near the new entrance. The boiler room was an add-on addition after construction of the main building and is not an integral part of the architecture. The site plan includes a dumpster enclosure located south of the school building. Its location is only 9.5 feet from the right-of-way line,however it is in a code-compliant location as it is located behind the principal structure's front plane. To mitigate its impact, more intensive landscaping is indicated on the landscape plan. Details for the enclosure have not been provided. Design and materials shall meet minimum code requirements and will be reviewed at Site Plan Review. When completed, there will be an overall reduction of impervious surfaces on both properties. In its current state, 95,836 square feet or 83.2% of the site is covered by impervious structures or surfaces. As proposed, overall imperiousness drops to 82,304 square feet or 71.4%, a decrease of 13,532 square feet. The site still exceeds the 60%maximum coverage allowed by code,however, the project does decrease the coverage significantly. Storm Water Management/Utilities Conceptual storm water management plans have been submitted. Initial comments from the Department of Public Works state that with the proposed work exceeding 20,000 square feet, water quality will be required along with other Chapter 14 storm water management requirements. Finalized storm water management plans will be required as part of the Site Plan Review process. Landscaping A landscaping plan has been provide and includes a variety of trees and shrubs. The plan includes calculations for paved area, street frontage,yard and bufferyard landscape point requirements. Absent from the calculations are building foundation points for the two garages on the apartment property. The plans do show foundation plantings in what appears to be sufficient quantities and the missing calculations may have been an oversight. Placement and the proposed species to be provided appear to meet code. A finalized code compliant landscaping plan will be required as part of the Site Plan Review Process. Landscaping for the proposed 24-foot by 24-foot garage on the church property are not shown on the landscape plan but is required. The final plan shall include calculations and planting information for the structure. Lighting A lighting plan has been submitted for review. Wall sconces are proposed for pedestrian access to the building along Boyd Street. Light levels exceed (2.7 fc) the 0.5 foot candle maximum at the property line. Due to the close proximity of the building to the property line and keeping safety in mind, staff recommends approval of a BSM for the increased illumination. ITEM III—Rezone,GDP,SIP 619 Merritt Ave. 4 Paqe 4 Internal site illumination for the parking area mostly meets code with the exception along Boyd Street when levels drop to 0.1 fc where 0.4 fc is required within parking areas. Staff has concerns with the low light levels, especially for the safety for tenants accessing the dumpster enclosure at night. Staff will require light levels to meet code during Site Plan Review. Lighting data is absent from the church property. Staff has concerns with the light levels along both sides of the proposed lot line and wants to ensure adequate lighting is available for residents and vehicles. As a condition, staff recommends the lighting plan be expanded to include all of the church property to allow for a more comprehensive review. Signage Sign plans have not been submitted at this time. Signage will need to meet base code standards and will be reviewed during the Site Plan Review process. Building Facades The applicant states that they are coordinating with the State of Wisconsin Historical Society and will maintain the exterior finishes of the historic school building. Windows that have been insulated and covered with plywood over the years will be restored to match current wood windows. Any venting and other required exterior changes will be directed to the rear or west side of the building, hidden from public view. All three proposed garages are similar in design with vinyl siding and asphaltic shingles. The siding will match the color of the school building's brick with a complimentary colored shingles. The materials do meet the minimum requirements for exterior materials. Although not required by base code, staff feels the garages should include additional architectural enhancements complementing the church's and school's historic character. Staff suggests adding a masonry knee wall along the front and side facades of all three proposed structures. The masonry material should match or mimic the look of the brick of the school and church buildings. Staff feels this is not an unreasonable request due to the proximity of the garages to the streets and considering the number of Base Standard Modifications requested by the applicant. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Planned Development district, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-387(C)(6): (a) The proposed Planned Development project is consistent with the overall purpose and intent of this Chapter. (b) The proposed Planned Development project is consistent with the City's Comprehensive Plan and other area plans. (It is the responsibility of the City to determine such consistency.) ITEM III—Rezone,GDP,SIP 619 Merritt Ave. 5 Paqe 5 (c) The proposed Planned Development project would maintain the desired relationships between land uses,land use densities and intensities, and land use impacts in the environs of the subject site. (d) Adequate public infrastructure is or will be available to accommodate the range of uses being proposed for the Planned Development project, including but not limited to public sewer and water and public roads. (e) The proposed Planned Development project will incorporate appropriate and adequate buffers and transitions between areas of different land uses and development densities/intensities. (f) The proposed Planned Development project design does not detract from areas of natural beauty surrounding the site. (g) The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (h) The proposed Planned Development project will positively contribute to and not detract from the physical appearance and functional arrangement of development in the area. (i) The proposed Planned Development project will produce significant benefits in terms of environmental design and significant alternative approaches to addressing development performance that relate to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. (j) For Planned Development projects that are proposed to be developed in phases, the applicant can provide a timeline for development and can demonstrate that the project would be successful even if all phases were not or could not be completed. Staff recommends approval of the rezone from Institutional (I) to Institutional with Planned Development Overlay (I-PD), General Development Plan and Specific Implementation Plan with the findings listed above and the proposed following conditions: 1. A Base Standard Modification for the proposed multi-family use within the Institutional Zone District, 2. A Certified Survey Map is required for reconfiguration of the proposed parcels; 3. A Base Standard Modification for a zero (0) foot side (west) yard setback for the former school building; 4. A Base Standard Modification for a three (3) foot street front yard setback for proposed paved area along Boyd Street; 5. A Base Standard Modification for a 50%reduction in off-street parking requirements (70 stalls to 35 stalls) for the proposed senior living adaptive reuse; 6. A cross access/shared parking agreement between the church property and proposed senior living adaptive reuse property; 7. Landscape plan shall include foundation planting calculations for the proposed school/senior living redevelopment; S. Landscaping is required for the new proposed garage on the church property as approved by the Department of Community Development; ITEM III—Rezone,GDP,SIP 619 Merritt Ave. 6 Paqe 6 9. A Base Standard Modification to allow a maximum of 2.7 foot candle light level at the property line near the building entrances along Boyd Street of the and proposed senior living apartment building; 10. Lighting plan shall expand to include all of the church property to ensure adequate lighting levels are provided to the proposed senior living adaptive reuse property; 11. A masonry knee wall shall be added to the front and side facades of all three proposed garages/storage structures using materials similar or complimentary to the church and school building. ITEM III—Rezone GDP,SIP 619 Merritt Ave. Paqe 7 SUBMIT TO: AM Ir City of Oshkosh Dept.of Community Development 215 Church Ave.,P.O.Box 1 130 c'tof Planned Development Application Oshkosh,WI 54901 Oshkosh PHONE:(920)236-5059 For General Development Plan or Specific Implementation Plan **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION 1, Petitioner: f V Q�\1� . O��`u jo"eN 1 6of Date: 3Q r Petitioner's Address: ? city: Oshkosh State: WI Zip: n U a Telephone #: MX)�i �� Email: a.hl,c NIL(%Wxte ct'2d+`1 ,p4o�t cf Zeference: ❑ Phone q�il Status of Petitioner(Please Check): Owner ❑ Representative C Tenant A Prospective Buyer Petitioner's Signature (required): Date: An? OWNER INFORMATION Owner(s): St Mary's Cong Most Blessed Sacrament Parish Date: Owner(s) Address: 449 High St City: Oshkosh rr��rr�� State: WI Zip: 54901 Telephone #: (ctZ av) SS • TB7 Email: mb5r%AOC3!;.rl%e,.groto tact preterence: ❑ Phone XEmail 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: ate: qklo�ldl TYPE OF REQUEST: ' I General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment M Specific Implementation Plan (SIP) ❑ Specific Implementation Plan (SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: 619 Merritt Ave - School Property, 605 Merritt Ave - Church Property Proposed Project Type: Church to remain. School property will be adaptive reuse to senior apartments. Current Use of Property: Church with vacant school and parking Zoning: Institutional Land Uses Surrounding Your Site: North: Residential South: Residential East: Residential West: Residential ➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. ➢ 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 For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm RECEIVED SEP 302019 Sign Staff Date Rec'd COMMUNI'I'Y I)HVh'LOFLgt ❑ Proposed grading plan. ❑ Specific landscaping plan for the subject site, specifying the location, species, and installation size of plantings. The landscaping plans shall include a table summarizing all proposed species. ❑ Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor area, bulk, and visual character of such buildings. ❑ Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and walkways. ❑ Signage plan for the project, including all project identification signs, concepts for public fixtures and signs, and group development signage themes that may or may not vary from City standards or common practices. ❑ Specific written description of the proposed SIP including: • Specific project themes and images. • Specific mix of dwelling unit types and/or land uses. • Specific residential densities and nonresidential intensities as described by dwelling units per acre, and landscaping surface area ratio and/or other appropriate measures of density and intensity. • Specific treatment of natural features, including parkland. • Specific relationship to nearby properties and public streets. • Statistical data on minimum lot sizes in the development, the precise areas of all development lots and pads; density/intensity of various parts of the development; building coverage, and landscaping surface area ratio of all land uses; proposed staging; and any other plans required by Plan Commission. • A statement of rationale as to why PD zoning is proposed.This statement shall list the standard zoning requirements that, in the applicant's opinion, would inhibit the development project and the opportunities for community betterment that are available through the proposed PD project. • A complete list of zoning standards that would not be met by the proposed SIP and the location(s) in which such exceptions/base standard modifications would occur. • Phasing schedule, if more than one development phase is intended. ❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the development and particularly providing for the permanent preservation and maintenance of common open areas and amenities. ❑ A written description that demonstrates how the SIP is consistent with the approved GDP and any and all differences between the requirements of the approved GDP and the proposed SIP. 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: Page 39 SUBMIT TO: CA City of Oshkosh Application Dept.of Community Development 215 Church Ave.,P.O.Box 1130 CEni Zoning Map Amendment (Rezoning) Oshkosh,Wisconsin 59031130 Osl.ykash PHONE:(920j 236-509 �� ff "PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT IN(FFORMATION n Petitioner: iV { jh, � W��"//t��'�rl:Nr�� Date: O l J �� . titQ� Sti.i a00 City: CJS1�lfu$� slat, � o:_s_iole Petitioner's Address: e zi Telephone#: ;qP 391-I 6,4 S" Email:':: ontact preference: ❑ Phone Email Status of Petitioner(Please Check): E Owner Representative C Tenant (Prospective Buyer Petitioner's Signature (required): Date: �0 y OWNER1NFORMA[tON Owner(s): St Mary's Cong Most Blessed Sacrament Parish Date: Owner(s) Address: 449 High St city: Oshkosh State:Wl zip: 54901 IM � I, Corn Telephone #: (9'0) 23 V 9't52 Email: Mb 5 r�0CW-y1S e9 Contact preference: ❑ Phone $rEmail 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 Pi ni S ices Division forCIrnplete submissions or other administrative Treasons. Property Owner's Signature: VS te: 'l-3ya 01 ZONING AND DEVELOFM€NTINFORMATION Address/Location of Rezoning Request: 619 Merritt Ave-School Property, 605 Merritt Ave- Church Property Tax Parcel Number(s): 90404350000 & 90404320000 Rezone property from: Institutional to Institutional - Planned Development Purpose for Rezoning: To allow adaptive reuse of the school to senior apartments and to allow for base standard deviations due to dividing the school and church property into 2 separate parcels via CSM. Describe existing property development and land use: Church &vacant school Describe proposed development and/or proposed land use: Church to remain. School property will be adaptive reuse to senior apartments. Proposed time schedule for development and/or use of the property: Zoning Adjacent to the Site: North: SR-9 South: SR-9 East: SR-9 West: SR-9 Sign Staff Date Rec'd Paqe 10 Cabrini Senior Apartments 619 Merritt Ave Oshkosh, WI 54901 Proposed Project Scope: • Split the existing church &school lot into west and east halves as per drawing lot lines. • Remove and replace the existing parking lot on the southeast lot. • Construction of(2) new garages and a dumpster enclosure on the east lot. 4,608 sqft with 16 stalls & 2,880 sqft with 10 stalls. • Construction of(1) new garage on the west lot. 576 sqft with 2 stalls. • New lighting provided by wall sconces as per the photometric plan. • Install Storm drains on east lot (if) per Civil engineer's drawings and tie into Boyd St. • Landscaping to be installed along east lot garages facing the street for separation. The property is currently occupied by the Most Blessed Sacrament Parish and the abandoned St. Frances Cabrini Elementary School.These are both currently on the same parcel, our proposal is to split the property(see drawings)then renovate the abandoned school into senior living with 35 units. With this we would remove the existing garage that the church uses from the east lot and build them a new 2 stall garage on the west lot. In addition, we plan to construction new single car garages for most units in the proposed apartment building and provide a drop off area near ADA elevator access. A proposed flow count is provided within plan set for proposal of connecting to the Boyd St sewer drain from the increase in fixtures varying per unit but each including at minimum kitchen sink, dishwasher, clothes washer, bathroom toilet, & bathroom sink. In coordinating, with the historical preservation we will maintain a matching fagade. With their approval we also propose removing the existing boiler room, an area filled with asbestos and was a later addition not part of the original historical building,to make way for a drop off entrance to the ADA elevator. An existing stairway will be replaced as the ADA elevator previously discussed with a vestibule enterance and a side mechanical area.The new mechanical area (1 story high) will house internally the elevator mechanical components and roof top condensing units to treat units.The existing school will maintain all exterior finishes and windows will be replaced to match current wood windows (this includes most existing windows as well as areas that have since been infilled with plywood and insulation). All venting and exterior changes are to be directed in the rear/between lots. 1951 Bowen Street, Oshkosh,WI 54901 P F info@rhdesignbuiId.com rhdesignbuiId.com Page 11 All of these proposed changes are to make use of an abandoned building that will slowly degrade or be torn down completely, removing a potential historical location. Our proposed changes not only makes use of the building but improves its functionality and aesthetics with new windows in places that are currently boarded up with plywood and reduces the overall impervious surfaces. In conjunction with working with the church there shouldn't be any impact to parking and traffic flow thanks to the maintained driveways between lots and the shared use agreement. Site Details: Parcel ID: 0404350000 605 & 619 Merritt Ave Current Zoning: Institutional Proposed Zoning: Institutional Planned Development (I-PD) for both new lots. Primary Building: Front Setback Requirements: 30' Side Setbacks Requirements: 7.5' Rear Setbacks Requirements: 25' Accessory Building: Front Setback Requirements: Even with Principal Side Setbacks Requirements: 3' Rear Setbacks Requirements: 3' Allowable impervious: 60% Existing impervious: +/-83.2% Proposed impervious: +/-72.9% Minimum Lot Area: 7200 sqft Actual Lot Area: 115,230 sqft 1951 Bowen Street, Oshkosh, WI 54901 P F info@rhdesignbuild.com rhdesignbuild.com Page 12 ♦ � 1* 0 EXCEL ARCHITECTS•ENGINEERS•SURVEYORS September 30, 2019 Project Narrative Project: St Mary's Congregation Most Blessed Sacrament Parish Rezone Request 605 & 619 Merritt Avenue, 442 Monroe Street Oshkosh, WI St Mary's Congregation Most Blessed Sacrament Parish is requesting rezoning approval to Institutional — Planned Development for the current parish property at 605 Merritt Avenue; the property is currently zoned Institutional. The overall property is an existing development on the northern end of the block bounded by Monroe Street, Merritt Avenue, and Boyd Street. The existing site contains a church, school, and parking. Current parcel 9040435000 contains the church and school at 605 & 619 Merritt Avenue and parcel 90404320000 contains a small concrete playground area south of the church parking lot. A Certified Survey Map (CSM) will be proposed to divide the current church and school properties into two (2) parcels. The small concrete parcel will be added to the church parcel via the CSM. A GDP and SIP submittal is being submitted concurrently to request base standard deviations that will result from division of the land and conversion of the Cabrini School property at 619 Merritt Avenue into senior apartments. The Church use will continue to exist on the resulting west parcel. A rezone to Planned Development is required to allow for more flexible use of the property due to parcel division. All surrounding land uses are residential, and the proposed project will be compatible with the surrounding Single Family Residential — 9 (SR-9) zoning. The redeveloped school property will fit with the character of the existing neighborhood and there will be no negative impact on neighbors. FOND DU LAC, WI 54935 WWW.EXCELENGINEER.COM }a _Dn_No3 a, ( A>q,Hq•ygn IIalw gg ) 1 ) \� ` ]00NJS |N|M9V:) | � : ;\ \ N0I2QA Maim mgwmw W ) )! § \ �)\ �---- �_ - - , :/ : . \\ TO ^/ r- -> � ! : p--I— \ � \\ , . \� -&- + ' L \ /� - « — . \� �----� k �: ---- - - , / »2m r`c Noi Dn815NO3 80-ION IM'HSO)IHSO•inNIAV IIIH3W 619 a�/jmo3 IOOHJS INIb9t1J w = NOIll(Iati Maim 03SOdO)fd V W xaM � c - omYr� �000�g �`�133b1S���a108 I s \ w o l JlT Ja 111, 1.11 m w \ g w \ 4 \f&gr 2 wN W z il3]NiS 3o JNo VA ®�€ 0 4" Noi Dn815NO3 80-4 ION IM'HSO)IHSO•inNIAVIIIHILN 619 100HJS INIMfIV:) NOlil(ICIV Maim CASOdO)fd Mg x 0 az — — — — — — — — — — -illll�lis H C-X) T U y HH, -7, =—Tort; -1�,, NMN �N - - - - - - - -EL H. 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