HomeMy WebLinkAboutItem III
PLAN COMMISSION STAFF REPORT NOVEMBER 16, 2021
ITEM III: PUBLIC HEARING: ZONE CHANGE FROM INSTITUTIONAL DISTRICT (I)
& SINGLE FAMILY RESIDENTIAL – 9 DISTRICT (SR-9) TO INSTITUTIONAL
DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (I-PD) AND
APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC
IMPLEMENTATION PLAN FOR PROPERTY LOCATED AT SOUTHEAST
CORNER OF JACKSON STREET & W NEVADA AVENUE
GENERAL INFORMATION
Applicant: Nate Considine, Bray Architects
Property Owner: Oshkosh Area School District
Action(s) Requested:
The applicant requests a zone change from the existing Institutional District (I) and Single Family
Residential – 9 District (SR-9) to Institutional District with a Planned Development Overlay (I-
PD). The applicant also requests approval of General Development Plan and Specific
Implementation Plan to allow for a new middle school development.
Applicable Ordinance Provisions:
The Zoning Ordinance does not establish criteria relative to the appropriateness of changing the
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 Background Information:
The subject area consists of two existing properties owned and utilized by the School District
along with 5 residential or vacant properties, totaling 7.66 acres in size, with frontage on Jackson
Street, W Nevada Avenue, and Kentucky Street. The subject area is currently used for school
sports facilities and parking as well as single-family residences. The surrounding area consists
primarily of residential uses along with the existing Merrill School site to the east. The 2040
Comprehensive Land Use Plans recommends Park and Light Density Residential use for the
subject area.
Subject Site
Existing Land Use Zoning
Athletic fields, parking, vacant, & residential SR-9 & I
Recognized Neighborhood Organizations
Historic Jackson
Page 1
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 2
Adjacent Land Use and Zoning
Existing Uses Zoning
North Residential SR-9
South Residential SR-9
East School SR-9 & I
West Residential SR-9
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Park and Light Density Residential
ANALYSIS
Zone Change
The applicant is requesting a zone change to add a Planned Development Overlay for the subject
parcels that are currently zoned Institutional (I) as well a zone change for 5 existing residential
properties from Single Family Residential – 9 (SR-9) to Institutional District with a Planned
Development Overlay (I-PD). This request is intended to provide consistent (I-PD) zoning for the
subject parcels, which will allow the lots to be combined. The Planned Development Overlay will
allow for flexibility from zoning ordinance requirements, which are needed to accommodate the
proposed site development and the unique shape of the proposed lot. Staff is supportive of the
proposed rezoning as it will help to accommodate the development of the site and allow for
further review of the proposed development as it relates to surrounding residential uses.
Use
The applicant is proposing to combine the subject parcels for the development of a new Merrill
Middle School, combining the existing Merrill Middle School and Webster-Stanley Middle
Page 2
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 3
School. This site was chosen for the new middle school through a referendum that was passed in
November 2020. Elementary and Middle Schools are considered Indoor Institutional land use
and are a conditional use in the Institutional District.
A Plan Commission workshop was held on September 21, 2021, with Plan Commission voicing
support for the proposed plans. A neighborhood meeting was held at the existing Merrill Middle
School on September 9, 2021, with neighbors voicing concerns related to pick up/drop off of
students, bicycle access/racks, location of the loading area along Jackson St., and appearance of
the site as it relates to the surrounding neighborhood.
Site Design/Access
The proposed development will have four driveway accesses off of Kentucky Street to two
parking areas (main parking area and ADA/guest parking area) and one access off of Jackson
Street to a loading area to be used for deliveries only. The loading area will be surrounded by 4’
tall steel ornamental fencing to deter pedestrian and vehicle access to the area.
The Department of Public Works has noted that the changes to the public right-of-way will need
to be discussed in detail and the City will need to determine if the work along Kentucky Street is
going to be approved. They have also noted that the public sidewalks need to be placed at the
right-of-way line. The City Transportation Department has noted that a traffic impact analysist
(TIA) has been reviewed and supported by the Traffic and Parking Advisory Board. Plans
include flipping the one-way pairs of Kentucky St. and Central St., which has also been reviewed
and approved by the Board, and the reversal of one-way traffic flow for these streets was
approved by Common Council on November 9, 2021.
Page 3
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 4
Required Provided
Parking Spaces Minimum: 38 147
Bicycle Spaces 4 116
Impervious Surface Maximum: 60% of lot 66% of lot
Building Height Maximum: 45 ft. 60 ft.
The provided parking is significantly exceeding the code minimum of 1 space per two employees,
as the applicant has noted that the school will have approximately 75 employees. The applicant
has provided a total of 116 bicycle parking spaces for use by students and staff.
The total impervious surface area for the site is over the maximum of 60% for the Institutional
District. According to the applicant, the increased impervious surface area is necessary to
provide the needed building and parking areas on the site without further increasing the building
height. Staff is supportive of the proposed BSM for the increased impervious surface area as it is
necessary for site functionality. Staff feels that increased impervious surface is an appropriate
alternative to increased building height, as it is more compatible with the surrounding residential
neighborhood.
The proposed building height will exceed the maximum height by 3’ to accommodate a three-
story height and by 15’ to accommodate mezzanine features. According to the applicant, a 45’ tall
building (maximum height) is not achievable for a three-story building due to current HVAC,
structural, and architectural design requirements. Staff is supportive of the BSM for increased
height as it is necessary to accommodate the needed floor area.
The site plan includes a masonry dumpster enclosure at the northwest portion of the site, located
between the building and Jackson Street public right-of-way. The dumpster enclosure must be 6’
tall and masonry must match the principal building. Staff feels that the proposed location is
appropriate as it will be placed along the proposed loading area, which will be the most
functional location for the site. Staff is recommending a condition that a minimum of 40
evergreen tree landscaping points be provided in front of the dumpster enclosure to “break up”
the view of the enclosure from the street.
Minimum Provided
Front Setback (W
Nevada Ave.) 30 ft. 38 ft. (building)
Street Side Setback
(Jackson St.) 25 ft. 18.75 ft. (pavement)
Street Side Setback
(Kentucky St.) 25 ft. 16.5 ft. (pavement)
Side Setback (west) 7.5 ft. 26 ft. (pavement)
Side Setback
(southwest) 7.5 ft. 51 ft. (pavement)
Rear Setback (south) 25 ft. 75.66 ft. (pavement)
Page 4
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 5
The applicant is meeting applicable setbacks for the Institutional district, with the exception street
side setbacks for parking/drive areas along Jackson St. and Kentucky St. According to the
applicant, the reduced street side setbacks are needed to accommodate floor area and parking
needs without forcing the building more toward the middle of the site, resulting in a need for
additional building height. Staff is supportive of the reduced pavement setbacks for the drive
areas as it is needed to accommodate access to needed parking and loading areas.
Storm Water Management/Utilities
Storm water management plans have been provided and are being reviewed by the Department
of Public Works. Finalized storm water management plans will need to be submitted and
approved as part of the Site Plan Review processes.
Landscaping
Page 5
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 6
Points Required Points Provided
Building Foundation 940 970.1
Paved Area 780 (234 tall trees, 312 shrubs) 814.8 (650 tall trees, 314.8 shrubs)
Street Frontage (W
Nevada Ave.) 393 (196.5 medium trees) 285.5 (209.5 medium trees)
Street Frontage
(Jackson St. – north) 311.4 (155.7 medium trees) 594 (66 medium trees)
Street Frontage
(Jackson St. – south) 393 (196.5 medium trees) 61.5 (61.5 medium trees)
Street Frontage
(Kentucky St.) 1083 (541.5 medium trees) 811 (120 medium trees)
Yards 2,340 1,355.3
Bufferyard (south) 297 315
Bufferyard (west – by
basin) 162 165
Bufferyard (west – by
parking) 1080 1089
Bufferyard (west – for
residential lot) 298 396
Total 7,137.4 5,887.1
Building Foundation
The building foundation point requirement of 40 building foundation landscaping points per 100
linear feet of building foundation is being met for the site.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The code further specifies 30% of all points will be devoted to medium
or tall trees and 40% will be devoted to shrubs, which is also being met. The landscaping plan is
also providing a deciduous/shade tree at the ends of all parking rows as required by code, except
for a tree missing at the northwest corner of the main (south) parking area. This can be addressed
during the Site Plan Review process.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also specifies
that 50% of the required points must be devoted to medium trees. The applicant is requesting
BSMs for reduced street frontage landscaping along the Jackson Street and Kentucky Street
frontages. According to the applicant, the need for an underground stormwater detention tank
system and a bio basin limit the available area to provide plantings along these street frontages.
Page 6
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 7
Staff is supportive of the requested BSM as limited available area exists for street frontage
landscaping and the applicant has provided additional building foundation and paved area
landscaping to offset the reduced street frontage landscaping.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The applicant has not
included yard landscaping in the point total calculations. Due to the uniquely large floor area of
the proposed school (117,000 sq. ft.) and limited available yard area, staff is recommending that
the yard landscaping requirement be waived. Also, open lawn space may be more advantageous
for a school setting than additional plantings. The combined total of all other landscaping
categories (building foundation, paved areas, street frontages, bufferyards) exceeds the minimum
requirement by over 1,000 total points. This serves to offset the reduced yard landscaping points.
Bufferyards
A 0.2 opacity bufferyard is required for property lines bordering Single Family Residential – 9
zoning districts. The 0.2 opacity bufferyard requirement is being met with a minimum 10’
bufferyard width along with 6’ solid fencing on all 3 sides of the residential lot. The bufferyard is
being met along 4 other property lines abutting SR-9 zoning by providing a 15’ wide bufferyard
and a minimum of 198 landscaping points per 100 feet.
Signage
Proposed signage for the site includes a 6’ 10” tall, approximately 40 sq. ft. monument sign
including an electronic message center along the Kentucky Street frontage. The sign complies
with the maximum ground sign area for the Institutional district of 1 sq. ft. of sign area per linear
of street frontage, as well as the maximum EMC sign area of 100 sq. ft. for the site. A BSM is
required for the sign placement as it is within the Kentucky Street front setback area and will be
located approximately 64 feet from the residential properties to the east, where EMCs are not
permitted within 100’ of a residentially zoned parcel. Staff is supportive of the reduced setback to
approximately 19’ as it will match the setback of the drive aisle immediately to the south of the
sign. Staff is also supportive of the reduced separation from the residential properties as the EMC
will be relatively small in size and not face toward the neighboring residential properties to the
east. Also, due to the site constraints, it does not appear feasible to move the sign further to the
interior of the site.
Page 7
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 8
Site Lighting
A photometric plan has been provided by the applicant. The provided plan is within the
maximum 0.5-footcandle lighting level allowed at the property lines. The minimum lighting level
of the 0.4-footcandle is being met for all parking and drive areas, except for the loading area at the
northwest corner of the site. Staff is supportive of a BSM to allow the decreased lighting level as
that area will be utilized for loading only and will not be utilized for parking. Proposed light
fixture heights do not exceed the maximum height of 20’ and will be full cut-off fixtures.
Building Facades
Building Materials
Page 8
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 9
The City’s Exterior Design Standards do not apply to Institutional land uses. However, the
exterior design may be reviewed as part of the Planned Development review process. The
petitioner has provided elevations for the building as well as a material list and material
breakdown for the building for each building facade. The specific elevations breakdown is as
follows:
North: Class I – 82% Class III – 18%
South: Class I – 78% Class III – 22%
East: Class I – 78% Class III – 22%
West: Class I – 85% Class III – 15%
The proposed building elevations consist of a combination of stone, brick, glass, and metal panels.
When compared to the Class I material allotment that would be required under commercial
standards, the proposed elevations significantly exceed the minimum of 50% Class I materials for
all facades. Staff feels that the proposed elevations provide an attractive appearance for the
building and the significant proportion of Class I materials serves to offset requested BSMs. Staff
is recommending a condition that all roof-top mechanical equipment be screened from view per
commercial building design standards.
Overall Site
The applicant is requesting BSMs related to impervious surface ratio, building height, street-side
setbacks, and street frontage landscaping requirements as well as placement of the EMC sign. To
offset these requested code exceptions, the applicant has exceeded building foundation, paved
area, and bufferyard landscaping point requirements as well as provided enhanced building
façade materials. Staff is comfortable that the applicant has adequately offset the requested BSMs
and the overall site is compatible with the surrounding area.
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.)
(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.
Page 9
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 10
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land use and development
densities/intensities.
(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 relates to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
Staff recommends approval of the rezone, General Development Plan, and Specific
Implementation Plan and the findings listed above with the proposed following conditions:
1. BSM to allow 66% impervious surface ratio, where code allows a maximum of 60%.
2. A Certified Survey Map (CSM) shall be reviewed and approved by the Department of
Community Development.
3. BSM to allow building height of 48’ (60’ including mezzanine features), where code allows
a maximum building height of 45’.
4. BSM to allow reduced street side setback (Jackson St.) to 18.75’, where code requires a 25’
setback.
5. BSM to allow reduced street side setback (Kentucky St.) to 16.5’, where code requires a 25’
setback.
6. BSM to allow reduced street frontage landscaping (Nevada St.) to 285.5 points, where code
requires 393 points.
7. BSM to allow reduced street frontage landscaping (Kentucky St.) to 811 points including
120 medium tree points, where code requires 1,083 points including 541.5 medium tree
points.
8. BSM to allow reduced street frontage landscaping (Jackson St. – south section) to 61.5
points including 61.5 medium tree points, where code requires 393 points including 196.5
medium tree points.
9. BSM to allow reduced street frontage medium tree landscaping (Jackson St. – north
section) to 66 medium tree points, where code requires 155.7 medium tree points.
10. BSM to allow reduced yard landscaping points to 1,355.3, where code requires 2,340-yard
landscaping points.
11. BSM to allow reduced street side setback for monument sign to 19’, where code requires a
25’ setback.
12. BSM to allow Electronic Message Board sign to be placed 64 ft. from the residentially-
zoned parcel, where code requires a 100 ft. separation from residentially-zoned parcels.
13. BSM to allow a refuse enclosure to be located between a building and the public street.
14. A minimum of 40 evergreen tree landscaping points shall be provided in front of the
dumpster enclosure.
Page 10
ITEM III: Rezone, GDP & SIP SE Corner W Nevada Ave. & Jackson St. 11
15. Final landscaping plan shall be reviewed and approved by the Department of Community
Development.
16. BSM to allow 0 fc lighting level for drive area along Jackson St., where code requires a
minimum 0.4 fc for drive areas.
17. Rooftop mechanical equipment shall be screened per commercial building design
standards.
Page 11
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Specific Implementation Plan Submittal
City of Oshkosh
New Middle School
October 18, 2021
To whom it may concern:
The submittal being filed today is to revitalize the “Jackson Field” site between
Jackson Street and Kentucky Street, as well as between Nevada Avenue and New York
Avenue, to be a New Middle School for Oshkosh Area School District. This site has been known
to be the future home of a New Middle School for OASD since referendum talks began prior to
2020.
In November of 2020, over 60% of the community voted “Yes” to a larger referendum to
build a New Middle School, a New Elementary School, and District-Wide Upgrades throughout
Oshkosh Area School District. Specific to the New Middle School project, this project will unify
two student populations. One being the current Merrill Middle School and the other being the
current Webster-Stanley Middle School. An obvious theme to this project was unification as
OASD has two study bodies, two staffs, and two school communities merging and unifying as
one on the North side of Oshkosh.
The building is largely two stories tall, with the “Core-Academic” classrooms such as
Math, Science, History, English, being a three-story tall building. The building is nestled nicely
into a prominent neighborhood on the North side of Oshkosh, paying homage to the historical
Oshkosh, yet paving the future for young Oshkosh students. The building has many elective
courses built into this new facility, plenty of space for Core Learning, and yet a very prominent
community focused design. This building will invite members of the community to come in to
use a ~1,000 SF Community Room outfitted for small meetings, a Community Classroom, a
Three-Station Gymnasium with a public walking track, along with a shared public/class
focused Fitness Room and Multi-Purpose Room used for exercise classes, etc.
It is worth noting that in looking at the design of this site, it was very important to
Oshkosh Area School District principals and administration that from a safety lense, that the
guest entry from 8:00AM – 3:00PM be located on Kentucky Street. Putting that access off of
Kentucky Street stuck out to be a safety concern for dropping and picking up kids as well as
guest access during the day. As a full building and site design, and working with a site that
has three front yards, it was determined that a single point of access should be considered off
of Kentucky Street and directly lined up with Congress Avenue. Another site access point
would be for the guest loop along Kentucky Street to allow for ADA and guest parking, that
Page 15
would enter North of Custer Avenue, and expel back onto Kentucky directly lined up with
Custer Avenue.
In going through the design with the City of Oshkosh, we acknowledged for a building
of this size, we were likely to run into areas where the Planned Development process would
be necessary. The following areas are areas that the design does not comply with the zoning
standards set forth by the City of Oshkosh:
1- This building is only permitted to be 45’-0” tall. The building is 48’-0” tall.
2- The setback along Jackson St and Kentucky St is 30’-0”. We have a drive lane and
dumpster enclosure within the setback along Jackson St. We also have a drive
lane, and an electronic message board within the setback along Kentucky St.
3- The maximum impervious surface percentage per ordinance is listed at 60%. The
current design puts the current impervious surface at 66%.
4- Per local ordinances, we are supposed to supply 1 foot candle of lighting at all
paved drives. In the Northwest corner of the site, the drive area used for large
vehicles to back up does have the called for lighting levels.
To offset these items, the design of this facility and site has included above and beyond
the minimum for landscape requirements. This is especially true along Kentucky St and
Jackson St where the design gets into those setbacks. The drive lane within the setback along
Kentucky St is designed as such to maximize the amount of ADA parking stalls closest to the
guest entry during a typical school day. Lastly the lack of lighting in the Northwest corner of
the site is intentional to treat the entire northern portion of the building the same
architecturally and to the neighboring community. Since the access point from Jackson Street
is for deliveries only, lighting the Northwest corner of the site would largely be unused by
deliveries as deliveries are largely between 6:00AM and 5:00PM.
Lastly, the existing Merrill School site is still part of a phased discussion to happen
later on down the road. Whether that building remains and is sold or torn down to offer green
space adjacent to this site, is still to be determined. It is also worth noting that the sequencing
of the referendum has the new building fully functional for one full year while the current
Merrill operates as a stand-alone Elementary School until the New Elementary School (part of
the referendum) is built.
On behalf of Oshkosh Area School District, we thank you for your time and willingness to work
together to build a successful project in Oshkosh.
Nate Considine, AIA, NCARB
Delivery Team Leader | Architect
Bray Architects
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REZONE/GDP/SIP
MERRILL MIDDLE SCHOOL
PC: 11-16-2021
PEPPLER PROPERTIES LLC
PO BOX 3301
OSHKOSH, WI 54903
PINE APARTMENTS IV LLC
3389 COUNTY ROAD A
OSHKOSH, WI 54901
JASON R MENTZEL
113 W NEW YORK AVE
OSHKOSH, WI 54901
STEVEN G/DIANE LEACH
121 W NEW YORK AVE
OSHKOSH, WI 54901
NICHOLAS L TRAVIS
1156 MERRILL ST
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STACY A DEATON
203 W NEW YORK AVE
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PAUL E NICKOLAI
209 W NEW YORK AVE
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JASON M/ERIKA LLOYD
213 W NEW YORK AVE
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HARTMAN FAMILY IRREV TRUST
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JOSHUA/JACQUELINE N LONG
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PETER J/MARLO W VANDOREN
1261 JACKSON ST
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SARA L VANBOOGARD
1267 JACKSON ST
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ANDREW C SMITH LIVING TRUST
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JEFF/JOSEPHINE R REDEMANN
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BARBER ENTERPRISES INC
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SYDNEY M GRAY
302 W NEW YORK AVE
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STEVEN J BRUSS
1219 KENTUCKY ST
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LOWELL H/IVA KALMERTON REV
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1264 JACKSON ST
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JNL INVESTMENTS LLC
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MARY CHRISTINE LEBELLE
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HILDEBRAND HOUSING COMPANY
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CAMPBELLSPORT, WI 53010
JEFFREY A KASTEN
1218 JACKSON ST
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GREGORY C/MARY BETH BOSSERT
32 W NEW YORK AVE
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JOHN P/SHARON C JONES
1222 CENTRAL ST
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ANN M SCHOEN
33 W TENNESSEE AVE
OSHKOSH, WI 54901
OSHKOSH AREA SCHOOL DISTRICT
PO BOX 3048
OSHKOSH, WI 54903
SHANE G/SUSAN K LUFT
133 W CUSTER AVE
OSHKOSH, WI 54901
INGRID F TSCHECH
127 W CUSTER AVE
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WESLEY J/JAMES/PENNY KOTTKE
117 W CUSTER AVE
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BERHOLTZ RENTAL PROPERTIES
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NICK L PAULOS
739 JEFFERSON ST
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AMY J IMMEL
207 W NEVADA AVE
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MARK W/LINDA NOTZKE
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JACOB M/SAMANTHA A PAMPERIN
1416 KENTUCKY ST
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GRANT DAVIS/NICOLE M BOEHLER
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MARTIN HOLDINGS LLC
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30 W TENNESSEE AVE
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JUNE D ZUEHLKE LIFE ESTATE
208 W NEVADA AVE
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222 W NEVADA AVE
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SHIRLEY BRABENDER MATTOX
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Page 19
CARLEEN CHRISTIANSON
1231 JACKSON ST
OSHKOSH, WI 54901
NATE CONSIDINE, BRAY
ARCHITECTS
829 S 1ST ST
MILWAUKEE, WI 53204
JIM FOCHS
1404 S MAIN S
OSHKOSH, WI 54902
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East Hall JACKSON STJACKSON STW NEW YORK AVW NEW YORK AV CENTRAL STCENTRAL STKENTUCKY STKENTUCKY STW CUSTER AVW CUSTER AV
TITAN CTTITAN CTSSAARRAATTOOGGAA AAVV
ANNEX AVANNEX AV
MERRILL STMERRILL STW NEVADA AVW NEVADA AV
CONGRESS AVCONGRESS AV
W TENNESSEE AVW TENNESSEE AVBBUURRDDIICCKKSSTT
CENTRAL STCENTRAL STW NEVADA AVW NEVADA AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 11/2/2021
1 in = 200 ft1 in = 0.04 mi¯MERRILL MIDDLE SCHOOLMERRILL MIDDLE SCHOOL
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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SR-9
I
TR-10
SR-5
UMU
UI
I-PDSR-5
TR-10-PD
SMU
I
I
TR-10-UTO
UMU
SR-5-UTO
SMU-PD
UMU-PD
I-PD
MR-20
NMU
MR-12
TR-10PDUTO
NMU
MR-20-UTO
MR-12
IMR-20-UTOI-PD-UTO
East Hall N MAIN STN MAIN STJACKSON STJACKSON STWISCONSIN STWISCONSIN STHARRISON STHARRISON STW NEW YORK AVW NEW YORK AV
W MURDOCK AVW MURDOCK AV E MURDOCK AVE MURDOCK AV
E NEW YORK AVE NEW YORK AV
SCOTT AVSCOTT AVLLIIBBEERRTTYYSSTTONTARIO STONTARIO STWESTERN STWESTERN STEASTMAN STEASTMAN STHOBBS AVHOBBS AV
CHERRY STCHERRY STW BENT AVW BENT AV JEFFERSON STJEFFERSON STBURDICK STBURDICK STCENTRAL STCENTRAL STMT VERNON STMT VERNON STW MELVIN AVW MELVIN AVKENTUCKY STKENTUCKY STE MELVIN AVE MELVIN AV
BALDWIN AVBALDWIN AV
E CUSTER AVE CUSTER AV
STERLING AVSTERLING AV
ANNEX AVANNEX AV
VINE AVVINE AV
W CUSTER AVW CUSTER AV ASHLAND STASHLAND STMERRILL STMERRILL STTITAN CTTITAN CTW NEVADA AVW NEVADA AV
SARATOGA AVSARATOGA AV
PROSPECT AVPROSPECT AV
E NEVADA AVE NEVADA AV
VILAS AVVILAS AV
W TENNESSEE AVW TENNESSEE AV
W BENT AVW BENT AV
CCEENNTTRRAALLSSTTKENTUCKY STKENTUCKY STCENTRAL STCENTRAL STMT VERNON STMT VERNON STW NEVADA AVW NEVADA AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 11/2/2021
1 in = 500 ft1 in = 0.09 mi¯MERRILL MIDDLE SCHOOLMERRILL MIDDLE SCHOOL
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 22
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 11/2/2021
1 in = 200 ft1 in = 0.04 mi¯MERRILL MIDDLE SCHOOLMERRILL MIDDLE SCHOOL
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 23