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Home My WebLink AboutItem II PLAN COMMISSION STAFF REPORT FEBRUARY 19, 2025 ITEM II: FINAL PLAT FOR THE CREATION OF AN 18-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION AT THE FORMER WASHINGTON ELEMENTARY SCHOOL PROPERTY, 929 WINNEBAGO AVENUE (WASHINGTON SCHOOL FINAL PLAT) GENERAL INFORMATION Petitioner/Owner: City of Oshkosh Actions Requested: The applicant is requesting approval of a final plat containing 18 single-family lots identified as Washington School. Applicable Ordinance Provisions: Requirements governing platting are located within Article XIII, Subdivisions; Sections 30-441 through 30-446 of the Zoning Ordinance. Property Location and Background Information: The subject site is the former Washington Elementary School property which the City purchased from the Oshkosh Area School District in September of 2024. The 2.831-acre lot is located between Winnebago and School Avenues, with 552 feet and 430 feet of street frontage, respectively. The property was purchased to redevelop the site for single family housing which has been identified as a need in the Oshkosh Housing Plan. The school building is scheduled to be razed during the winter of 2025. The site will be completely cleared and prepped for this proposed development consisting of 18 new single-family residential lots. On January 14, 2025, Council approved the preliminary plat for this development (Res 25-20). Procedurally, the final plat follows which approves the final lot layout and is when civil design plans for construction are reviewed by the City. The general area is predominantly a well-established single-family neighborhood with a scattering of two-family uses, a church to the east and some commercial establishments along Bowen Street. The Comprehensive Land Use Plan Map was amended in July of 2024, changing the recommended use from Institutional to Low-Density Residential to accommodate the redevelopment. Subject Site Page 1 Item II – Final Plat – Washington School Existing Site Land Use Zoning Vacant/Former Elementary School Single Family Residential-9 (SR-9) Adjacent Land Use and Zoning Zoning North Single-Family Residential Single Family Residential-9 (SR-9) South Single and Two-Family Residential Single Family Residential-9 (SR-9) East Single-Family Residential Single Family Residential-9 (SR-9) West Single and Two-Family Residential Single Family Residential-9 (SR-9) Recognized Neighborhood Organizations Land Use Stevens Park Neighborhood Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Light Density Residential ANALYSIS Design The preliminary plat utilizes the entire 2.831-acre lot and is proposed to be platted with 18 single- family lots, ten along Winnebago Avenue and eight along School Avenue. The proposed lots range in size from 5,548 square feet (0.127 acres) to 9,772 square feet (0.224 acres). Lot widths along Winnebago Avenue are proposed to be 55 feet in width (except Lot 18 which will be 59 feet) while the lots along School Avenue will be 52 feet (except Lot 1 which will be 66 feet). All of the proposed lots meet the SR-9 minimum code requirements in regard to width (30 feet minimum), depth (100 feet minimum) and area (4,500 square feet minimum) and is not out of character with other lots west and east of the site. With the proposed dwelling unit total of 18 units on the 2.831 acre area, the density for the development is considered low at approximately 6.4 units per acre (one unit per 6,852 square feet). The SR-9 zoning district has a maximum density of nine units per acre or one unit per 4,840 square feet. The proposed plat does not have any new right-of-way dedications. The new lots will have direct street frontage to either Winnebago or School Avenue. Engineering & Storm Water Management The Department of Public Works has reviewed availability of city utilities to serve the development and reported that city water, sanitary sewer and storm sewer is available from both Winnebago and School Avenues. Page 2 Item II – Final Plat – Washington School Water, grading and drainage, sanitary sewer, paving restoration and storm water plans have been submitted and have been reviewed by the Department of Public Works. Approved plans will be required prior to Common Council approval. The final plat does show all required easements for private and public facilities as well as two municipal access easements to the rear of the properties. Police and Fire Departments and the Oshkosh Area School District The City Police and Fire Departments have reviewed the final plat and have not indicated any problems servicing the proposed development. The Oshkosh Area School District has been notified of the proposed subdivision and has not responded with concerns about being able to accommodate the potential increase to the student population. Parkland Dedication The plat does not include area for parkland dedication. The City determined by use of the recently updated Comprehensive Outdoor Recreation Plan (CORP) that there are sufficient recreational facilities nearby. Instead of land dedication, the City will pay fees in-lieu-of which amounts to $7,200 ($400 per lot). Street Lighting/Terrace Tree Plans Street lighting is already present along School Avenue and Winnebago Avenue; therefore, a lighting plan is not required. A terrace tree plan has not been submitted as there are 26 terrace trees already present, ten along School Avenue and 16 along Winnebago Avenue. All best efforts will be made to preserve the existing trees; however, the rather narrow terrace is/will be congested with utilities which may Existing Terrace Trees Page 3 Item II – Final Plat – Washington School result in some trees having to be removed or relocated. Another factor which may impact the existing trees will be driveway openings accessing each lot. Again, the City will try to preserve the trees, but there may be instances where a tree must be removed or relocated. As platted, Lots 6, 7, 8 and 10 do not show an existing terrace tree. The Subdivision Regulations do require a minimum of one tree per lot. As construction progresses, the City Forester will determine if there is sufficient area for a tree on these lots. As a condition of plat approval, final street terrace tree planting species and locations for Lots 6, 7, 8 and 10 will be determined, if feasible, by the City Forester. RECOMMENDATIONS/CONDITIONS Staff recommends approval of the 18-lot Washington School final plat with the following conditions: 1. All water, grading and drainage, sanitary sewer, storm sewer and paving restoration plans shall be approved by the Department of Public Works prior to Common Council Approval. 2. Final street terrace tree planting locations and species will be determined, if feasible, by the City Forester. Page 4 Page 5 FINAL PLAT - 929 WINNEBAGO AVENUE PC: 2-19-2025 NOTICES MAILED TO: ROBERT J HART 910 WINNEBAGO AVE OSHKOSH WI 54901 MATTHEW P/JANE P MIKKELSEN PO BOX 1623 OSHKOSH WI 54903 MATTHEW C RINGENBERG 105 HARRISON BLVD VALPARAISO IN 46383 ALEXIS D SOMMER 832 WINNEBAGO AVE OSHKOSH WI 54901 KENNETH A/ROSE M LEACH JR 824 WINNEBAGO AVE OSHKOSH WI 54901 AARON BUSSE 344 BOWEN ST OSHKOSH WI 54901 SYLVIA STANG 808 SCHOOL AVE OSHKOSH WI 54901 NICOLE HENRY 811 WINNEBAGO AVE OSHKOSH WI 54901 BRANDON J CHAPIN/DARRELL & MARY CHAPIN 821 WINNEBAGO AVE OSHKOSH WI 54901 BREEZY HOMES LLC 602 WISCONSIN AVE N FOND DU LAC WI 54937 CRAIG/EMILY SAMPO 824 SCHOOL AVE OSHKOSH WI 54901 ROBIN R LOSSE 825 WINNEBAGO AVE OSHKOSH WI 54901 MARK M/SANDRA J SCHMIDT 828 SCHOOL AVE OSHKOSH WI 54901 DYLAN STARAL 831 WINNEBAGO AVE OSHKOSH WI 54901 ZACHARY P GRABNER 835 WINNEBAGO AVE OSHKOSH WI 54901 GAYLE L SCHRADER 836 SCHOOL AVE OSHKOSH WI 54901 WINNEBAGO COUNTY PO BOX 2806 OSHKOSH WI 54903 AMY WHITCOMB 903 WINNEBAGO AVE OSHKOSH WI 54901 BARBARA M BATZNER 909 WINNEBAGO AVE OSHKOSH WI 54901 JOSEPH E PERZENTKA 1353 OTTER AVE OSHKOSH WI 54901 HAPPY BRAD RENTALS LLC E8869 MANSKE RD NEW LONDON WI 54961 MAI DER C MUELLER 912 SCHOOL AVE OSHKOSH WI 54901 SUSAN I LAIN 917 SCHOOL AVE OSHKOSH WI 54901 MR/MRS NAOVANG LOR 909 SCHOOL AVE OSHKOSH WI 54901 TRINITY EV LUTH CHURCH 370 BOWEN ST OSHKOSH WI 54901 KRISTINE FROHRIB 932 WINNEBAGO AVE OSHKOSH WI 54901 CHRISTOPHER E/VAN WALKER 231 E LINCOLN AVE OSHKOSH WI 54901 DANIEL J MEISEL 513 W 6TH AVE OSHKOSH WI 54902 TIFFANY D PEARSON 922 WINNEBAGO AVE OSHKOSH WI 54901 MICHAEL A/RANDI L SELNER 1006 WINNEBAGO AVE OSHKOSH WI 54901 SHANE J KNABENBAUER 1002 WINNEBAGO AVE OSHKOSH WI 54901 CHRISTOPHER NOEL/DELANEY WARDEN 1020 WINNEBAGO AVE OSHKOSH WI 54901 BREANNA R SCHNEIDER 1026 WINNEBAGO AVE OSHKOSH WI 54901 JESSE J GYLDENVAND 1030 WINNEBAGO AVE OSHKOSH WI 54901 DA NENG VANG 1100 WINNEBAGO AVE OSHKOSH WI 54901 ROBERTO CASTILLO/TANIA D TAMAYO LEYVA 519 E MAPLE ST APPLETON WI 54915 SAND BETWEEN LLC 212 CEDAR DR N MYRTLE BEACH SC 29575 NATHANIEL J/AMANDA J FRANK 1111 WASHINGTON AVE OSHKOSH WI 54901 SCOT G/CLAIRE E PENNELL 1016 WINNEBAGO AVE OSHKOSH WI 54901 GERALD F HEISLER/D J FIELDS 1010 WINNEBAGO AVE OSHKOSH WI 54901 JOEL/CARRIE HOGAN 1352 CONGRESS AVE OSHKOSH WI 54901 MIDSTATE PROPERTY MANAGEMENT LLC 630 STARBOARD CT W UNIT A OSHKOSH WI 54901 MELISSA A BISCHOFF 1224 WINNEBAGO AVE OSHKOSH WI 54901 EK REAL ESTATE FUND I LLC PO BOX 818081 CLEVELAND OH 44181 ANGELA MASTERS 1212 WINNEBAGO AVE OSHKOSH WI 54901 LANE C KLINE 1208 WINNEBAGO AVE OSHKOSH WI 54901 TODD S MOXHAM 1202 WINNEBAGO AVE OSHKOSH WI 54901 STEPHANY LEURQUIN 1132 WINNEBAGO AVE OSHKOSH WI 54901 Page 6 FINAL PLAT - 929 WINNEBAGO AVENUE PC: 2-19-2025 NOTICES MAILED TO: GAYLE V RIOUX LIVING TRUST 1126 WINNEBAGO AVE OSHKOSH WI 54901 LISE MAY 1011 SCHOOL AVE OSHKOSH WI 54901 GEOFFREY D/HEATHER L SCHWARTZ 1003 SCHOOL AVE OSHKOSH WI 54901 MARK S NEKOLI 935 SCHOOL AVE OSHKOSH WI 54901 BETTY L HABER 931 SCHOOL AVE OSHKOSH WI 54901 NICOLET INVESTMENTS LLP 3389 COUNTY ROAD A OSHKOSH WI 54901 MAI YIA M LOR 921 SCHOOL AVE OSHKOSH WI 54901 DANIEL J/ANGELA C SMIDL 918 SCHOOL AVE OSHKOSH WI 54901 ALAN L/KAY M STENERSON 3742 FOND DU LAC RD OSHKOSH WI 54902 JASON GOMOLL 1105 WINNEBAGO AVE OSHKOSH WI 54901 JASON WERNER 1111 WINNEBAGO AVE OSHKOSH WI 54901 CHU PAING/JUAN GARCIA OYERVIDES 1115 WINNEBAGO AVE OSHKOSH WI 54901 THAO YANG/NENG XIONG 1119 WINNEBAGO AVE OSHKOSH WI 54901 DENNIS F RIOUX/STACEY A OTTO 1121 WINNEBAGO AVE OSHKOSH WI 54901 LUIS B HERNANDEZ 1122 SCHOOL AVE OSHKOSH WI 54901 JASON S VANMATRE 1118 SCHOOL AVE OSHKOSH WI 54901 JONATHAN D WILSON 1112 SCHOOL AVE OSHKOSH WI 54901 ARLEN L NEUBAUER 1108 SCHOOL AVE OSHKOSH WI 54901 JACOB T/ERIN E DEWILDE 1104 SCHOOL AVE OSHKOSH WI 54901 MARGARET A GRUNDY LIFE ESTATE 1034 SCHOOL AVE OSHKOSH WI 54901 KEVIN J SMERLING 1030 SCHOOL AVE OSHKOSH WI 54901 KAKONGE WAKAKONGE/KABEMBO KIZABI 1015 SCHOOL AVE OSHKOSH WI 54901 KAOO GROUP LLC 7855 GREEN LINKS DR SE CALEDONIA MI 49316 RENEE K MAKI 1025 SCHOOL AVE OSHKOSH WI 54901 SARA A WEIDNER 1029 SCHOOL AVE OSHKOSH WI 54901 ZACHARY D THOMAS 1033 SCHOOL AVE OSHKOSH WI 54901 KARI A USELMAN 1103 SCHOOL AVE OSHKOSH WI 54901 DAVID J/LORIE J BUNKE 1107 SCHOOL AVE OSHKOSH WI 54901 SANTO A/CHELSEA S MORALES 1113 SCHOOL AVE OSHKOSH WI 54901 BREANNA V PAULSON 1119 SCHOOL AVE OSHKOSH WI 54901 KENNETH MONROE 1125 SCHOOL AVE OSHKOSH WI 54901 ELIZABETH A WILLIAMS 1131 SCHOOL AVE OSHKOSH WI 54901 DEVON E/SUSAN K JONES PO BOX 166 OSHKOSH WI 54903 OSCAR R/ILIANA REYES JR 1207 SCHOOL AVE OSHKOSH WI 54901 PAUL ENGLER C/O MARY NELSON 2605 BAUMGARTNER DR LA CROSSE WI 54603 ELLEN A BECKER 1217 SCHOOL AVE OSHKOSH WI 54901 AVERY F/ANGELICA C KOSSEL 30 EVELINE ST OSHKOSH WI 54901 1229 SCHOOL AVENUE LLC PO BOX 1835 OSHKOSH WI 54903 PRP PROPERTIES LLC PO BOX 3911 OSHKOSH WI 54903 DAYANA DUARTE/JAZZRIC OROZCO 1125 WINNEBAGO AVE OSHKOSH WI 54901 JAMES R STEINBERG 651 FRANKLIN ST OSHKOSH WI 54901 MATTHEW/LISA HOERRES 1207 WINNEBAGO AVE OSHKOSH WI 54901 DAVID M JONES LIVING TRUST 1209 WINNEBAGO AVE OSHKOSH WI 54901 DAVID D PETERSON 1217 WINNEBAGO AVE OSHKOSH WI 54901 JOHN P RASMUSSEN 4062 OREGON ST OSHKOSH WI 54902 THOMAS/CARRI JANKOWSKI 1225 WINNEBAGO AVE OSHKOSH WI 54901 WOODCHUCKS BAR AND GRILL LLC 351 ROSALIA ST OSHKOSH WI 54901 ADAM A SASSE 2279 GLEN OAKS CIR COTTAGE GROVE WI 53527 Page 7 FINAL PLAT - 929 WINNEBAGO AVENUE PC: 2-19-2025 NOTICES MAILED TO: SARAH WOLLNER 341 ROSALIA ST OSHKOSH WI 54901 JOSEPH A MATUSINEC JR REV TRUST 337 ROSALIA ST OSHKOSH WI 54901 ALEX J/MEGAN L DREIKOSEN 333 ROSALIA ST OSHKOSH WI 54901 JAMES M PECK/JUDY HILLHOUSE 329 ROSALIA ST OSHKOSH WI 54901 NEDRA MCGONIGLE 327 ROSALIA ST OSHKOSH WI 54901 JASON L PAGE 323 ROSALIA ST OSHKOSH WI 54901 MARY E KURBIS 1226 SCHOOL AVE OSHKOSH WI 54901 DEBRA K CRAM 1220 SCHOOL AVE OSHKOSH WI 54901 JOSEPH A/JODY A ROBL 4117 ALIDA LN OSHKOSH WI 54904 DENNIS P MCCARTHY 1210 SCHOOL AVE OSHKOSH WI 54901 WILLIAM/JULIA KNUDSON 1202 SCHOOL AVE OSHKOSH WI 54901 LUIS A POMALES 1132 SCHOOL AVE OSHKOSH WI 54901 SARA C JUNGWIRTH 1128 SCHOOL AVE OSHKOSH WI 54901 STEVENS PARK NBHD ASSOC EMAILED TO REP MENOMINEE SOUTH NBHD ASSOC EMAILED TO REP RIVER EAST NBHD ASSOC EMAILED TO REP Page 8 WAUGOO AV WINNEBAGO AV SCHOOL AV WASHINGTON AV J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 1/23/2025 1 in = 120 ft1 in = 0.02 mi¯BASE MAP City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 9 BABBITZ AV GROVE ST WAUGOO AV EVANS ST BOYD ST MONROE ST OTTER AV BAY ST BAY SHORE DR WINNEBAGO AV MERRITT AV WAUGOO AV POPLAR AV FLUOR CT BAY ST LANE ST RAHR AV LEGION PL MERRITT AV E PARKWAY AV EVELINE ST FRANKFORT ST MILL ST SWEETST E PARKWAY AV SCHOOL AV SHAWANO AV MERRITT AV LAKE ST LINDE ST HARNEY AV BAY SHORE DR PRATTTR OTTER AV SCHOOL AV SIEWERTTR SIEWERTTR OAK ST ROSALIA ST MILL ST PRATT T R L A K E S H O R E DR HAZEL ST BOWEN ST WASHINGTON AV CEAPE AV Oshkosh Oshkosh City Limit City Limit O s h k o s h C it y L i m it O s h k o s h C it y L i m it Oshkosh City Limit Oshkosh City Limit DR-6-PD I I I I I I-PD I-PD MR-12PDLRO MR-20 MR-20 MR-36 SR-5-LRO SR-5-LRO SR-5PD-LRO SR-9 SR-9-LRO TR-10 TR-10-PD UMUUMU UMU UMU UMU UMU-PD UMU-PD UMU-PD-UTOUMU-RFO J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 1/23/2025 1 in = 500 ft1 in = 0.09 mi¯ZONING MAP City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 10 WAUGOO AV WINNEBAGO AV SCHOOL AV J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam Prepared by: City of Oshkosh, WI Printing Date: 1/23/2025 1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer Page 11