HomeMy WebLinkAbout11-168APRIL 26, 2011
11 -168 RESOLUTION
(CARRIED 6 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR THE ADAPTIVE
REUSE OF A FORMER CHURCH AND RECTORY AT 434 AND
440 WEST SOUTH PARK AVENUE TO RESIDENTIAL
CONDOMINIUM UNITS
INITIATED BY: JOHNS DUPLEX LLC, PETITIONER /OWNER
PLAN COMMISSION RECOMMENDATION: Found to be consistent with Standards set
forth in Section 30 -11(D) of the Zoning Ordinance and approved
BE IT RESOLVED by the Common Council of the City of Oshkosh that a
conditional use permit is hereby granted under Section 30 -11 of the Oshkosh Zoning
Ordinance for the adaptive reuse of a former church and rectory at 434 and 440 West
South Park Avenue to residential condominium units, to be completed in phases, per
the attached, with the following conditions:
1) A 5 foot high landscape screening or fencing be provided in both the east and
west transitional yards in Phase I of the improvement project to screen the
parking area.
2) Cut back existing asphalt to 19' 2" on the west side transitional yard setback line
in Phase 1.
3) Remove existing asphalt paved areas no longer needed for parking and restore
to a natural state.
4) Reuse or retain the removed stained glass on site and /or in the building.
A
Q _1HK0f H
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Plan�mg Services
DATE: April 21, 2011
RE: Approve Conditional Use Permit for the Adaptive Reuse of a Former Church and Rectory at
434 and 440 West South Park Avenue to Residential Condominium Units (Plan Commission
recommends approval)
BACKGROUND
The subject property is a previous combination of Lots 4 -6 and 16 -18 of Block 86 of the Plat of the Original
Third Ward bounded by West South Park Avenue, West 12` Avenue, Iowa Street and Michigan Street. The
parcel contains a former church (St. John's Catholic Church) and rectory with detached garage fronting West
South Park Avenue, and an off street parking area adjacent to West 12` Avenue. In 2009, the Plan Commission
approved a subdivision variance and a four lot land division to allow the redevelopment of the church into a
single - family home however this conversion did not take place but the lots were divided as they are currently
configured.
ANALYSIS
The existing structures are currently vacant with the proposed use as a 6 -unit condominium association. The
rectory will create a single unit while the church will be remodeled into 5 units with the four existing parcels
being combined into two parcels. The larger parcel will contain the church building, rectory and associated
parking lot with the smaller parcel remaining vacant for future development. Open surface parking will be made
available with access from W. 12` Avenue for the five units and from W. South Park Avenue for the rectory
unit with previously paved areas no longer needed being removed and restored to a natural state. A screening
element of five -foot high vegetation is proposed at the west face of the 5 -unit parking area in phase 2 of the
project; however staff is recommending that this screening element be installed in phase 1 in both the east and
west transitional yards. The cut back of the existing asphalt for the west side transitional yard setback was also
proposed in phase 2 but is being recommended for completion in phase 1 as well. The exterior of the former
church will not be altered with the exception of the replacement of some of the windows. A neighborhood
meeting was held and the proposal was also presented to the Landmarks Commission with positive feedback
from both meetings. Various city departments also reviewed the proposal without concerns and the project is
consistent with the character of the neighborhood and provides retention of a historic and culturally significant
structure in Oshkosh with the adaptive reuse.
FISCAL IMPACT
None anticipated.
RECOMMENDATION
The Plan Commission approved of this request at its April 19, 2011 meeting.
Approved,
City Manager
ITEM: CONDITIONAL USE PERMIT APPROVAL FOR ADAPTIVE REUSE OF AN
INSTITUTIONAL BUILDING FOR HOUSING AT 434 -440 W. SOUTH PARK
AVENUE
Plan Commission meeting of April 19, 2011
GENERAL INFORMATION
Applicant: Steve Jamroz, Blue Design Group LLC
Owner: St Johns Duplex, LLC
Action Requested:
The applicant /owner is requesting a conditional use permit for an adaptive reuse of an institutional building
for housing.
Applicable Ordinance Provisions:
Adaptive reuse of institutional buildings for housing are permitted only through the approval of a
conditional use permit within the R -2 Two Family Residential Zoning District. The Zoning Ordinance
establishes criteria and guidelines for establishment and /or amendment of a Conditional Use Permit in
Section 30 -11 (D).
Property Location, Type and Background Information:
The subject property is a previous combination of Lots 4 -6 and 16 -18 of Block 86 of the Plat of the
Original Third Ward bounded by West South Park Avenue, West 12 Avenue, Iowa Street and Michigan
Street. The parcel contains a former church (St. John's Catholic Church) and rectory with detached garage
fronting West South Park Avenue, and an off street parking area adjacent to West 12 Avenue.
On February 17, 2009 the Plan Commission approved a subdivision variance and a four lot land
division/CSM for this property to allow the redevelopment of the church into a single - family home. The
conversion of the church to a home did not take place but the lots were divided how they are currently
configured.
LOT 1 — Contains the former church building. Is an irregularly- shaped 21,489 square foot parcel, and
meets all criteria in regard to width, depth and area. The irregularity of the parcel's shape was to
accommodate setback and off street parking requirements for its adaptive reuse.
LOTS 2 & 3 — These lots were essentially restored to the original platted parcels that were created in 1856.
The lots are approximately 50 feet wide, 150 feet deep and 7,500 square feet in area.
LOT 4 — Was sized at 8,620 square feet and contains the former rectory and detached garage. The lot met
the minimum requirements in regard to width, depth and area.
On February 11, 2009 the Board of Zoning Appeals approved a variance allowing the creation of two
substandard parcels (proposed Lots 2 & 3), each being 50 feet wide, 150 feet deep and 7,500 square feet of
area. This variance expired as no building permits were ever requested for the lots.
Subject Site
Existing Land Use , Zon
Former Church/off- street parking area R -2
Adiacent Land Use and Gonin
Existin
Uses
10 Year Land Use Recommendation
........................... . ....- ................ ... ............................................................................._......................._ ........................................................_..............................................._........................._._......
20 Year Land Use Recommendation
Zonin
North
Single & Two- Family Residential
......... ..._ .. .............._.....
R -2 ._..... ................ ... ...... _ .......... .. .........
South
Single & Two- Family Residential ..................
.. ....
R -2
...........
East
Single - Family Residential _.................... .......
_.............
R -2 .........
..................
West
............. g y
Single & Two-Family
R -2
Comprehensive Plan Land Use Recommendation
Land Use
10 Year Land Use Recommendation
........................... . ....- ................ ... ............................................................................._......................._ ........................................................_..............................................._........................._._......
20 Year Land Use Recommendation
Institutional .....
............................. ..... ........... ...._.............................._ ................. .. ..........................
Institutional
ANALYSIS
The existing structures at 434 -440 West South Park Avenue are currently vacant. The previous use was a
Catholic Church and rectory. The proposed use is a 6 -unit condominium association. The existing rectory
will create a single unit, while the church will be remodeled into 5 units. The four existing parcels will be
combined into two parcels. The larger of the two parcels will be 35,255 square feet and will have the
church building, rectory and associated parking on it and the smaller parcel will be 9,744 square feet (65' x
150') and will be a vacant lot for future development. Both new lots meet all criteria in regard to width,
depth and area.
Parking will be made available for the five new units in the form of open surface parking that is accessed
from W. 12 Avenue and next to the rectory which is accessed from W. South Park Avenue. This is the
same configuration as the former church and rectory uses but is a reduction in the total amount of vehicles
accessing the site. In addition, previous paved areas no longer needed for parking will be removed and
restored to a natural state. The applicant is proposing to install new five -foot high vegetation at the west
face of the 5 -unit parking area in phase 2 of their improvement plan. Staff is recommending this be done in
phase 1 of the plan to provide screening (headlights, noise and vehicle emissions) for neighboring
properties in both the east and west transitional yards. In addition, the applicant is proposing to cut back
existing asphalt to 19' -2" for the west side transitional yard setback line in phase 2. As with the screening
element, staff is recommending this be done in phase 1 to create the required transitional yard since the
applicant will already be cutting other asphalt to create the required transitional yard on the east side and to
remove the unneeded asphalt.
The exterior of the former church will not be altered with the exception of removing some of the stained
glass windows and installing insulated thermal pane aluminum egress windows to meet building code
requirements. The applicants have attempted to retain as many of the original windows as possible and all
windows, including the replacements, will retain their original shape.
The applicant held a neighborhood meeting on April 12 at the subject property to introduce their proposal
to the neighbors. Some of the neighbors seemed excited at the prospect that the building would no longer
be sitting empty and that the exterior of the structure and the front entrance would not be altered. The
applicant also went before the Landmarks Commission on April 13 to receive comments on the proposed
Item — 434 -440 W South Park Av CUP
alterations to the circa 1896 church. The Landmarks Commission is in support of the project as proposed
and felt that the applicants have done an admirable job in not destroying the historical significance of the
buildings exterior while also meeting requirements of the building codes. They also felt that the project is
very sustainable as "the greenest building is the building that has already been constructed ". Some
considerations they want to share include that they hope any future work or alterations to the historic
church be done with as much consideration to the fagade as the applicants have given at this time, that they
attempt to re -use or retain the removed stained glass on the site and/or in the building to provide the
opportunity to restore the structure to original in the future and that consideration of constructing covered
or garage parking be given in that it would make the occupancy of the condominium units more desirable.
The Department of Public Works and the Oshkosh Police and Fire Departments have reviewed this request
and do not have any concerns with the request as proposed.
Staff feels this request is consistent with the character of the neighborhood and is demonstrating an
adaptive reuse of a structure no longer being utilized for its intended purpose. The project also provides for
the retention of a historic and culturally significant structure in Oshkosh while allowing the creation of five
new condominium units in the former church, one new condominium unit in the rectory as well as an
additional buildable lot for future residential development. Staff believes this project is a "win -win" for the
neighborhood /community as well as for the private development interests.
RECOMMENDATION /CONDITIONS
Staff recommends a finding that the proposed conditional use permit request is consistent with Sections 30-
11(D) of the Zoning Ordinance and be approved with the following conditions:
1. Five -foot high landscape screening or fencing be provided in both the east and west transitional
yards in phase 1 of the improvement project to screen the parking area.
2. Cut back existing asphalt to 19' -2" on the west side transitional yard setback line in phase 1.
3. Remove existing asphalt -paved areas no longer needed for parking and restore to a natural state.
4. Re -use or retain the removed stained glass on the site and/or in the building.
The Plan Commission approved of the conditional use permit as requested with conditions noted. The
following is the Plan Commission's discussion on this item.
Mr. Buck presented the item and reviewed the site and surrounding area as well as the current land uses and
zoning classifications in said area. He discussed the history of the site and reviewed the condominium
project site plan and noted that the petitioner had submitted a new site plan to address issues that were
included in the conditions recommended for this proposal. He also reviewed the elevations for the structure
and explained that some of the stained glass windows would have to be replaced with egress windows but
the window openings would remain the same as the original ones. He further stated that the petitioner held
a neighborhood meeting which had positive feedback and the Landmarks Commission had also reviewed
the proposal and was supportive of the request. Landmarks Commission members recommended that the
stained glass windows be preserved and garages possibly added on site. Mr. Buck concluded with
reviewing the conditions recommended for this request which all but the stained glass retention condition
have been addressed with the revised site plan and stated that it was a good adaptive reuse of an existing
structure.
Item — 434 -440 W South Park A CUP
Mr. Thorns questioned if the parking lot meets ordinance requirements, are the setbacks compliant, and if
the R -2 zoning classification was appropriate.
Mr. Buck responded affirmatively to all three inquiries and stated that the adaptive reuse of the structure
would allow the condominium development in the R -2 zoning district with the conditional use permit
approval.
Steve Jamroz, Blue Design Group, LLC, petitioner /architect for the request, stated that the stained glass
windows could not be reused on the site due to their size but could be retained on site for possible reuse in
the future.
Mr. Buck stated that if the windows were retained on site it would still meet the condition recommended by
the Landmarks Commission for this request.
Ms. Propp questioned if the asphalt area not in use would be removed and replaced with grass.
Mr. Jamroz responded affirmatively.
Mr. Jagodinski stated that he was interested in the building at one time and wanted to place it with the
historical society as he felt it should be preserved and he was told that it could not be renovated into
condominiums. He further stated that he wanted to renovate it and open a museum in it for antique cars.
He did not want to see the structure destroyed or the entry doors removed or altered. He did not feel this
project was feasible as the asbestos removal was very expensive and there are too many homes for sale
now.
Mr. Thorns questioned if there would be any stormwater issues to address as impervious surface would be
removed.
Mr. Gohde replied that if the impervious surface is increased by 50% on a 1 -3 acre range property that
would trigger stormwater management requirements to be fulfilled. In this case, the impervious surface
was being removed so stormwater management issues should not need to be addressed.
Motion by Vajgrt to approve a conditional use permit approval for adaptive reuse of an institutional
building for housing at 434 -440 W. South Park Avenue with the following conditions:
1. Five-foot high landscape screening or fencing be provided in both the east and west transitional
yards in phase 1 of the improvement project to screen the parking area.
2. Cut back existing asphalt to 19' -2 " on the west side transitional yard setback line in phase 1.
3. Remove existing asphalt paved areas no longer needed for parking and restore to a natural state
4. Re -use or retain the removed stained glass on the site and/or in the building.
Seconded by Nollenberger. Motion carried 9 -0.
Item - 434 -440 W South Park Av CUP
( 0
0Y_RC_ )rH
ON THE WATER
City of Oshkosh Application
❑ Planned Development Review
❑ Conditional Use Permit Review
* *PLEASE TYPE OR PRINT USING BLACK INK **
APPLICANT INFORMATION
SUBMIT TO:
Dept. of Community Developme
215 Church Ave., P.O. Box 11 3(
Oshkosh, Wisconsin 54903 -113(
PHONE: (920) 236 -5059
Petitioner: S f e11 % 4 7, Date: 3-' J
Petitioner's Address: a b a 1,f /. Ifni ,, .S > , 15, - 35 7 City: On rim t 4 /p State: LILL Zip:
Telephone #: ( J;)p) S yl - a Sg 3 Fax: ( ?,20 -,!2 5 2 / Other Contact # or Email: S rnrpdl ►rte{ )dMU A . en/
Status of Petitioner (Please Check): ❑ C r gRepresentative ❑ Tenant ❑ Prospective Buyer
Petitioner's Signature (required):
OWNER INFORMAT
Date: - 3 -1(_ 1 I
Owner(s): Ji y" Ea lma r? r Date: 3-//-/(
Owner(s) Address: a�ui d-1:10 �� City: State: W / Zip:
Telephone #: ( q?p) .Z 2 p 5 315 Fax: (P - 67 2 Other Contact # or Email:
Ownership Status (Please Check): ❑ Individual ❑ Trust Apartnership ❑ 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 maybe postponed by the Planning Service i .. for inc plete wbmissions other administrative reasons.
Owner's Si f N Date: —3
Property Own g nature: _
409o�93oaoo,
SITE INFORMATION 904o�93eod °.
Qogac93o3ce
Address/Location of Proposed Project: `/YO &j. Sa u kL 12> yTA Parcel No.
Proposed Project Type: MV(fi ' F
Current Use of Property: cwdiwLml , B ` S Zoning:
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Land Uses Surrounding Site: North: Pz S;ne, le 6RW1%�rA �5� �(,WZ
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South: 2 Sl`yY� (z A w/m1 I �f t4y WhG1&I
East:
West: 4�s`�
"Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
➢ 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 the City's website at www,ci.oshkosh.wi.us/ Community_Development /Planning.htm
Staf Date Rec'd �
4A
Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below.
1. Health, safety, and general welfare of occupants of surrounding lands.
'TGr� Proros� uSe o� 't•c �r�pevF� wiC( be tz'sid� fir W�►iC�► is Sfievd dw J44
t a v+d uses.
2. Pedestrian and vehicular circulation and safety. r It-At the rr evsBqvS
"TIt� ppp6 SeJ V5e o f roga Wi d-e {tit.e GIW�Y/f ®v
5� lead as Q c(� c� • fr h dt�re(ohn -irwt saes r�o� n1a((y e s
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3. N ise, air, water, or other forms of environmental pollutioil.
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4. The demand for and availability of public services and facilities.
1 ire profosed vse aC- f?4e prope,�1 wd r�vr'r� f7�'�l ?�trl't-Ale �^e.�- .�v�l,rodoMet
rel PdGI,� sefi li'ees /n rigid re ,ro w Prlev, dse QS C6VV,-,4 .
5. Character and future development of the area. to 1pe' 5 Vr'VOU"'I
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SUBMITTAL
REQUIREMENTS — Must accompany the application to be complete.
q ➢ ► A NARRATIVE of the proposed conditional use/Development Plan including:
\� X Existing and proposed use of the property
JR Identification of all structures (including paving, signage, etc.) on the property and discussion of their relation to the project
11 Projected number of residents, employees, and/or daily customers
A Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the
nearest one - hundredth of an acre
1K Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.
j� Compatibility of the proposed use with adjacent and other properties in the area.
Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
Any other pertinent information to properly understand the intended use /plan and its relation to nearby properties and the
community as a whole
➢ A complete SITE PLAN and ILD ING ELEVATIONS must include:
1& Two (2) full size minimum 24" x 36" sca -and dimensioned prints of site plan and building elevations
,. Two z ' x 11 (minimum) toll" x 17" (maximum) reduction of the site plan and building elevations
One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style
table file (if plans have been prepared digitally)
1141 Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's
engineers/surveyors /architects, or other design professionals used in the preparation of the plans
;W The date of the original plan and revision dates, if applicable
Dq A north arrow and graphic scale.
14 All property lines and existing and proposed right -of -way lines with dimensions clearly labeled
All required setback and offset lines
All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, signs, decks, patios,
fences, walls, etc.
Location of all outdoor storage and refuse disposal areas and the design and materials used for screening
1� Location and dimension of all on -site parking (and off -site parking provisions if they are to be employed), including a summary
of the number of parking stalls provided per the requirements of Section 30 -36 City of Oshkosh Zoning Ordinance
Location and dimension of all loading and service areas
1 Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan
Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e.
visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC
equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators, etc.
5
design group, Ilc.
March 11 2011
CONDITIONAL USE PERMIT — NARRATIVE
The existing property at 440 W. South Park Ave. is currently vacant. Its previous use was that of a Catholic
Church since 1896. The proposed use for the newly acquired property is multi - family condo association.
The existing rectory will create a single condo unit, while the existing church will be remodeled into a 5
condo unit. The current property is comprised of four separate parcels, which will be combined into two
parcels. When completed, this will create a new condo association. One of the parcels will have no
structures on it. The other remaining parcel will have the existing rectory building and the existing church.
The existing church will be altered to provide for multi - family housing. The existing rectory will remain in
use as a single family residential dwelling. When completed, the multi - family condo development will
provide for (3) three bedroom units, and (2) one bedroom units.The existing floor areas of the proposed
multi - family residential development are as follows; first floor - 4,524 S.F., second floor - 2,1311 S.F.,
basement floor — 4,569 s.f. When the site is reconfigured as shown on the submitted site plan, the
approximate square footage of each site will be as follows; Multi - Family Condo Association Site #1 —
35,255.85 S.F., Proposed Residential Site #2 9,744.15 S.F.
The proposed multi- family condo association development will reduce the total amount of vehicles
accessing the site, which was previously used as a church. This reduced amount of vehicles should
contribute to a decrease in noise, odor, fumes and vibration on the existing site. With regards to hours of
Operation, the proposed use as a residential' development will mean that traffic circulation on -site will be
more `in -tune' with the circulation patterns within the existing residential neighborhood. The ownership
does not anticipate that the traffic generation on -site will exceed any of the previous levels of traffic
generation from the previous use as a church.The proposed residential use for the the existing site, will
also be very compatable with the current uses and zoning in the existing neighborhood.
■ 202 W. Main St. ■ P.O. Box 357 0 Hortonville, WI 54944 ■ Phone: (920) 841 -blue ■ Fax: (920) 779 -0521
siamroz (cr)bluedesignctroupllc.com
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MULTI - FAMILY CONDOMINIUMS SCHULTZ BRAD SCHMUDE LAVERNE E
440 W SOUTH PARK AV 432 W 12TH AVE 436 W 12TH AVE
PC: 04 -19 -10 OSHKOSH WI 54902 6422 OSHKOSH WI 54902 6422
DAWSON KEVIN BERGER THOMAS M POUBLON RANDALL
NEUMEIER JENNIFER 446 W 12TH AVE 3727 FOND DU LAC RD
540 OTTER AVE OSHKOSH WI 54902 6422 OSHKOSH WI 54902 7347
OSHKOSH WI 54901 5104
HILLMAN III ROBERT C /KELLY
OPPS JEREMY
E /NICOLE
WEISENSEL PROPERTIES LLC
447 W 12TH AVE
426 W SOUTH
PARK AVE
446 W SOUTH PARK AVE
OSHKOSH WI 54902
6421
OSHKOSH WI
54902 6569
OSHKOSH WI 54902 6569
RIEMERSMA RODELL
A
SALZ LLC
GORAL WILLIAM J
427 W SOUTH PARK
AVE
PO BOX 825
437 W SOUTH PARK AVE
OSHKOSH WI 54902
6568
OSHKOSH WI.54903
0825
OSHKOSH WI 54902 6568
MELNIK THERESA
FOTH TIMOTHY
A
ST JOHNS DUPLEX LLC
443 W SOUTH PARK
AVE
449 W SOUTH
PARK AVE
522 W 6TH AVE
OSHKOSH WI 54902
6568
OSHKOSH WI
54902
OSHKOSH WI 54902 5916
KRAGENBRINK TERRIE L
BLUE DESIGN
GROUP LLC
JIM ERDMAN
426 W 12TH AVE
ATTN STEVE
JAMROZ
2415 HICKORY LN
OSHKOSH WI 54902
6422
PO BOX 357
OSHKOSH WI 54901
HORTONVILLE
WI 54944
11
DISCLAIMER MULTI — FAMILY CONDOMINIUM
This map is neither a legally recorded map nor
a survey and It Is not Intended to be used as one. 440 W SOUTH PAR K AV N
This drawing Is a compilation of records, data OYHKOf H
and information located in various city, county ON THE WATER
and state offices and other sources affecting
the area shown and It is to be used for reference City of Oshkosh
purposes only. The City of Oshkosh is not re- Department Of
sponslble for any Inaccuracies herein contained.
If disorepenulas are found, please contact the Community Development
City of Oshkosh.
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DISCLAIMER
This map is neither a legally recorded map nor
a survey and it is not intended to be used as one.
This drawing is a compilation of records, data
and information located in various city, county
and state offices and other sources affecting
the area shown and it is to be used for reference
purposes only. The City of Oshkosh is not re-
sponsible for any inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
Created by - dff
SUBJECT SITE
MULTI - FAMILY CONDOMINIUM
440 W SOUTH PARK AV rr
Scale: 1" = 100'
OIHKOfH
ON THE WATER
City of Oshkosh
Department of
Community Development
03/21!11