HomeMy WebLinkAboutItem 4
PLAN COMMISSION STAFF REPORT FEBRUARY 3, 2026
ITEM 4: General Development Plan for a New High School Located at the Northeast
Corner of Vinland Street and West Fernau Avenue (Valley Christian School)
Owner/Applicant: Valley Christian/Wisconsin Independent Christian Schools
Action Requested: The applicant requests approval of a General Development Plan (GDP) for a
new high school.
Applicable Ordinance Provisions: Planned Development standards - Section 30-387
Property Location and Background Information: The subject site consists of three vacant
parcels and public right-of-way that is in the process of being vacated at the northeast corner of
Vinland Street and West Fernau Avenue, approximately 33.4 acres. The southern parcel has
frontage on recently dedicated West Fernau Avenue right-of-way and is zoned Institutional
District with a Planned Development Overlay (I-PD). The two northern parcels are currently
zoned Multi-family Residential-12 District (MR-12). Per the subsequent item, the applicant has
requested rezone of the two northern parcels to I-PD to provide consistent zoning for all three
subject properties.
The surrounding area consists primarily of residential and vacant land uses. The 2040
Comprehensive Land Use Plan has the subject properties slated for Mixed Use.
Adjacent Land Use and Zoning
Existing Uses Zoning
North Residential SR-5
South Vacant Town of Oshkosh
East Vacant/Residential/Commercial MR-20 PD & Town of Oshkosh
West Residential Town of Oshkosh
Use/Site Design: The applicant is proposing to use the site for a new private high school. As
proposed, the initial phase will be for a 39,000 sq. ft. school with a 318-stall parking lot. Future
phases will include an additional building area, athletic fields, and additional parking. The
applicant anticipates approximately 300 students and 40 employees with the initial
development.
The proposed indoor institutional use is a conditional use in the Institutional District (I). A
neighborhood meeting was held on October 1, 2025. Neighbors in attendance were generally
supportive of the proposed development, but had questions/concerns related to traffic,
pedestrian access, parking, and storm water drainage. A Plan Commission workshop was held
on October 21, 2025. Plan Commission was supportive of the project, but voiced concerns
related to traffic during peak pick-up and drop-off times.
A Certified Survey Map (CSM) will be used to combine Valley Christian’s three lots into one
and will also dedicate a cul-de-sac bulb at the south end of Eichstadt Road for a vehicle
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ITEM 4: GDP – Valley Christian School
turnaround. The proposed site will have two driveway accesses off West Fernau Avenue, with a
third driveway off of Vinland Street as part of a future phase for access to additional parking.
The plan meets setback requirements for all building areas, paved areas, and athletic fields.
Code requires a minimum of one parking space per two employees, plus 30% of maximum
student enrollment for secondary schools. The plan shows a total of 318 parking stalls for the
initial development to meet parking requirements for students and staff. The plan also shows
approximately 400 additional parking stalls to the east of the initial parking lot and north of the
building. Parking needs for future building expansions will be determined by the number of
additional students and staff. Parking requirements will be reviewed as part of the Specific
Implementation Plan (SIP) request for each development phase.
Requirement Provided
Front Setback (Vinland St.) 30 ft. minimum 52 ft. +/-
Street Side Setback (E. Fernau Ave.) 25 ft. minimum 34.67 ft.
Side Setback (north) 7.5 ft. minimum 30 ft.+/-
Side Setback (west) 7.5 ft. minimum 40 ft. +/-
Rear Setback (east) 25 ft. minimum 75 ft. +/-
Building Height 45 ft. maximum 123.33 ft.
Parking spaces 110 spaces 318 spaces (Phase I)
Signage: The proposed site plan includes a ground sign along both frontages and the submitted
building elevations include wall signage. Signage plans will be addressed during the Specific
Implementation Plan (SIP) phases.
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ITEM 4: GDP – Valley Christian School
Landscaping: Code requires building foundation, paved area, street frontage, yard and
bufferyard landscaping requirements to be met for the proposed site. The applicant has
provided a landscaping plan for the initial phase of the development.
Landscape Plan
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ITEM 4: GDP – Valley Christian School
Building Foundation: A minimum of 40 landscaping points per 100 linear feet of building
foundation is required for the building. The landscape plan is meeting the building foundation
planting requirement for the initial phase.
Paved Area: A minimum of 50 landscaping points per ten parking stalls or 10,000 sq. ft. of
paved area is required. The code further specifies 30% of all points will be devoted to tall trees
and 40% will be devoted to shrubs. The landscaping plan shows a combination of trees and
shrubs around the parking lot to meet the requirement for the initial phase.
Street Frontage: Code requires 100 landscaping points per 100 feet of right-of-way. Code
further specifies that 50% of the required points shall be devoted to medium trees. The
landscaping plan meets this requirement along both street frontages. Code requires street
frontage landscaping to be placed so that at maturity, the plant’s drip line will be within 10’ of
the public right-of-way. The applicant is requesting a Base Standard Modification (BSM) to
allow some of the street frontage landscaping to be placed further than 10’ from the public
right-of-way due to drainage features that run along the right-of-way line. Staff is supportive of
a BSM to allow the proposed street frontage landscaping placement as it is necessary to
accommodate storm water management.
Yards: Code requires 20-yard landscaping points per 1,000 sq. ft. of gross floor area. The
landscaping plan meets the yard landscaping requirement for the initial development.
Bufferyards: Code requires a 0.2 opacity bufferyard for Institutionally zoned properties
abutting Single Family Residentially zoned properties. Bufferyard landscaping is not required
for the initial phase of development as it exceeds bufferyard setbacks. Bufferyard landscaping
may be required for future phases of development due its proximity to the residentially zoned
properties. Bufferyard landscaping will be addressed as part of future SIP requests.
Storm Water Management: The applicant has been in contact with the Department of Public
Works regarding storm water management for the subject area. The final storm water
management plans will be approved during the Site Plan Review process.
Site Lighting: The applicant has submitted a photometric plan for the initial development
phase. The plan utilizes 20 foot tall light poles on three foot tall bases, which is within the
maximum light fixture height for the I District. Lighting levels meet the minimum requirement
of 0.4 fc for all parking and drive areas and do not exceed the maximum of 0.5 fc at the property
lines and 1.0 fc at the public right-of-way.
Building Facades: The City’s Exterior Building Design Standards do not apply to new
institutional land uses. The applicant has provided building elevations for the initial phase of
the school. The elevations include a combination of split-faced CMU, concrete brick, and
glazing. Final building elevations will be reviewed as part of the SIP phases.
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ITEM 4: GDP – Valley Christian School
Findings:
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of the Zoning Ordinance as the proposed indoor institutional use of the site will
not have a negative impact on the public because it is an appropriate (conditional) use
for the I District and is compatible with neighboring residential and vacant land uses.
(b) The proposed Planned Development project is consistent with the City’s Comprehensive
Plan as the proposed indoor institutional use is consistent with the 2040 Comprehensive
Land Use Plan recommendation of Mixed Use.
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts because the
indoor institutional use of the property is compatible with neighboring residential and
vacant land uses and the proposed plan meets applicable setback and parking
requirements.
Recommendation/Condition:
Staff recommends approval of the General Development Plan with the findings listed above
and the proposed following condition:
1. All requested Base Standard Modifications will be addressed as part of the Specific
Implementation Plan applications.
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December 19, 2025
GDP-SIP Project Narrative
Project: Valley Christian School
Vinland Ave/Fernau Ave
Oshkosh, WI 54901
Wisconsin Independent Christian Schools dba Valley Christian School is requesting General Development
Plan (GDP) and Specific Implementation Plan (SIP) review and approval for a new high school located on
the future Fernau Ave extension (Parcel IDs: 91250190000, 91250210000, and 91250200000), just east
of Vinland Street. The parcels are proposed to be combined via CSM that is submitted concurrently with
project approvals. The property is undeveloped farmland currently. The property is 34.40 acres (after
CSM) and is zoned Institutional w/ PUD Overlay.
Valley Christian School currently operates three (3) different campuses with two (2) located in Oshkosh
and one (1) located in Neenah. The main campus is located at 3450 Vinland Street and is where the high
school is located. The new high school is needed to allow enrollment increases of all school ages. The
proposed project will include a 1-story, 39,000 square feet facility, associated parking (318 stalls,
including 14 handicap accessible stalls) and utilities to serve the campus. A waste enclosure integrated
into the building is proposed on the northeast side of the proposed building. Future proposed
expansions to the property also include additional building expansion areas, athletic fields and
associated improvements, and additional parking. Exterior materials are represented in the attached
elevations and will consist single width CMU. The waste enclosure will match the building aesthetics.
Landscaping will be provided in an approach that ensures species resiliency and complementary
aesthetics while meeting the intent of City code. Base standard modifications are requested along areas
of development that are currently buffered by existing vegetation and/or within future expansion areas.
The landscaping requested base standard modifications will not negatively affect the project site’s
appearance as the west side of the site is visually restricted from the west with existing vegetation. Site
lighting will also meet the City ordinance in a fashion that provides appropriate light intensity levels for
safety while at the same time limiting light trespass onto adjacent properties. Access to the site will be
new access connections the proposed Fernau Ave extension and coordinated with city personnel during
construction between the two concurrently constructed projects (City and Valley Christian).
The proposed development will drain stormwater southerly to the proposed regional stormwater facility
that will be constructed as part of the city improvements. The city’s stormwater management pond will
reduce peak flows and treat stormwater to meet local and state requirements. New utility services
(water, electric, gas, fiber, sanitary, storm, etc.) are proposed to connect to existing public infrastructure
along the public street frontages.
Always a Better Plan 100 Camelot Drive | Fond du Lac, WI 54935920.926.9800 | excelengineer.comPage 9
GDP/SIP Narrative Requirements:
• Specific themes and images
o Valley Christian’s exterior approach was thoughtfully designed to feel like a Christian
school with a timeless strategy. The use of masonry and warm gray tones throughout
the façade provides a permanent impression. The entrance has been identified by a
gable roofed canopy. Signage on the building has been intentionally placed to address
traffic along both frontages.
• Specific mix of land uses
o Proposed land use includes an institutional facility with future outdoor recreational
facilities.
• Specific nonresidential intensities
o The proposed facility will be approximately 39,000 sf. The proposed site will include
11.5% impervious surface and 89.5% landscape/open space upon completion of the first
phase and recording of the proposed CSM. The future buildout of the property is
expected to remain below a total 60% lot coverage to meet stormwater and city code
requirements.
• Specific treatment of natural features
o The existing property is vacant farmland. A wetland delineation was completed by an
assured wetland delineator. The wetland complex located on the property that is being
disturbed has been permitted as a wetland exemption by the Wisconsin DNR and was
approved on September 13, 2024 (EXE-NE-2024-71-03052).
• Specific relationship to nearby properties and public streets
o The proposed project will be compatible with the future commercial properties along
the Fernau Ave commercial corridor. Residential zoning exists to the north and west of
the proposed development. The parking lot is proposed to be located on the southeast
side of the site and provide roughly a 250’ buffer to the existing residential properties.
The property will have access to the proposed Fernau Ave extension that will be
constructed concurrently by the City.
• 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.
o The project includes only (1) 34.40-acre lot after the proposed CSM is recorded. The
phasing of the project includes the construction of the 39,000 square foot building with
318 parking stalls. proposed site will include 11.5% impervious surface and 89.5%
landscape/open space upon completion of the first phase and recording of the proposed
CSM. Future phasing proposes to outdoor recreational facilities and additional parking.
The future buildout of the property is expected to remain below a total 60% lot
coverage to meet stormwater and city code requirements.
Always a Better Plan 100 Camelot Drive | Fond du Lac, WI 54935920.926.9800 | excelengineer.comPage 10
• General relationship of the project to the Comprehensive Plan or other areas
o The City Comprehensive Plan currently delineates the main campus parcel (Parcel ID:
91250210000) as Mixed Use. The northern parcels (Parcel IDs: 91250190000 and
91250200000) that are being combined via CSM are currently listed as Light Density
Residential. A comprehensive plan amendment was submitted in November 2025 to
change the Light Density Residential to Mixed Use to allow the concurrent rezone and
CSM submittals to be completed. Permitting will run concurrently with project
approvals. The proposed use is compatible with this use category.
• Phasing Schedule
o The phasing of the project proposes to begin construction in early 2026 with an
anticipated completion date for the fall 2027 school year. Timing of the future phasing
is unknown at this time.
• 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.
o The proposed development will fit into the proposed commercial corridor. The school
has been working with the City on this project the property was annexed into the
City with the Institutional w/ PUD Overlay zoning with the complexities
constructing a school could have brought. The school will bring new
opportunities for Valley Christian and the community to allow other
opportunities for education that the public sector may not offer. For this project,
PD zoning is requested to allow development to proceed with the following requested
exceptions from the Zoning Ordinance.
• Proposed exceptions from the requirements of the Zoning Ordinance
Info below pulled from different projects
o Section 30-175(E) – Maximum Number of Required Off-street Parking Spaces
▪ Parking Exceeds the Maximum
• Code requires one (1) per two (2) employees + 30% of max student
enrollment. Anticipated for phase 1 is 40 employees and 300 students
for a total of 110 parking spaces required. Code allows max 125% of
code for a total of 137 stalls allowed. 318 stalls are proposed for school
activities, student drivers, and staff. Max lot coverage is 60%. The
proposed lot coverage is 11.5%. Landscaping is provided based on the
proposed parking lot area. There are no adverse impacts for the
additional parking area that is provided in excess of city code.
o Section 30-175(M)(5)– Curbing
▪ Curbing around parking area.
• Code requires a minimum 6-inch-high curb around all parking areas and
internal landscape islands. The project proposed to provide 6-inch high
curb in all required areas other than areas along future parking
expansion areas (east side of parking lot) & allow the south side curbing
Always a Better Plan 100 Camelot Drive | Fond du Lac, WI 54935920.926.9800 | excelengineer.comPage 11
of the parking lot and along the main entrance to be mountable for
snow plowing and drainage.
o Section 30-253(A) – Figure 30-253d– Building Foundations
▪ Public Right of way entrance landscaping not provided on Vinland Street.
• Existing tree/shrub line is proposed to remain along Vinland Street until
future expansion / development occurs on the West side of the
property. The existing treeline will provide visual buffer to the
residential properties on the West side of Vinland Street. The west side
of the building is largely future expansion. Landscaping will be provided
at time of future expansion along the west side of the building. The
request will not negatively affect the project site’s appearance as the
west side of the site is visually restricted from the west with existing
vegetation.
o Section 30-253(C)– Street Frontages
▪ Street Trees not provided along Vinland Street
• Existing tree/shrub line is proposed to remain along Vinland Street until
future expansion / development occurs on the West side of the
property. The existing treeline will provide visual buffer to the
residential properties on the West side of Vinland Street. The request
will not negatively affect the project site’s appearance as the west side
of the site is visually restricted from the west with existing vegetation.
Always a Better Plan 100 Camelot Drive | Fond du Lac, WI 54935920.926.9800 | excelengineer.comPage 12
30' BUILDING/PAVEMENT SETBACK
7.5' BUILDING/PAVEMENT SETBACK
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CIVIL F.F.=777.00
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PROPOSED EICHSTADT ROWDEDICATION. SEE CSM.
PROJECT INFORMATION
PROFESSIONAL SEAL
COLLABORATION
SHEET NUMBER
JOB NUMBER
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ISSUED FOR APPROVAL
C1.1A
CIVIL SITE PLAN - OVERALL
IFA DEC. 19, 2025
IFA JAN. 15, 2026
60'0 60'120'
SCALE: 1"= 60' NORTH
FUTURE (TYP)
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INDUSTRIAL AV
FREEDOM AV
L O G A N D R
CHRISTIAN DR
EICHSTADT RD
FERNAU CT
VINLAND ST
W FERNAU AV
Oshkosh
Oshkosh
City
City
Limit
Limit
Oshkosh City LimitOshkosh City Limit
Oshkosh
OshkoshCity Limit
City Limit
Oshkosh City LimitOshkosh City Limit
Oshkosh City Limit
Oshkosh City Limit
Oshkosh City LimitOshkosh City Limit
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: 1/12/2026
1 in = 500 ft1 in = 0.09 mi¯Notice 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
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FREEDOM AV
EICHSTADT RD
FERNAU CT
VINLAND ST
FREEDOM AV
EICHSTADT RD
FERNAU CT
W FERNAU AV
VINLAND ST
Oshkosh City Limit
Oshkosh City Limit
Oshkosh City LimitOshkosh City Limit
HI
I
I-PD
MR-20-PD
SR-5
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: 1/12/2026
1 in = 300 ft1 in = 0.06 mi¯Zoning & 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
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