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HomeMy WebLinkAbout16. 12-111 FEBRUARY 28, 2012 MARCH 13, 2012 12-68 12-111 ORDINANCE FIRST READING SECOND READING (CARRIED___7-0_____LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE REZONING OAKLAWN SCHOOL AT 112 VIOLA AVENUE FROM R-1 SINGLE FAMILY AND R-4 MULTIPLE DWELLING TO R-1 SINGLE FAMILY WITH A PLANNED DEVELOPMENT OVERLAY INITIATED BY: OSHKOSH AREA SCHOOL DISTRICT PLAN COMMISSION RECOMMENDATION: Approved A GENERAL ORDINANCE OF THE CITY OF OSHKOSH AMENDING SECTION 30-16 (B) OF THE OSHKOSH MUNICIPAL CODE PERTAINING TO ZONING DISTRICTS. The Common Council of the City of Oshkosh do ordain as follows: SECTION 1. That Section 30-16(B) of the Oshkosh Municipal Code pertaining to Zoning Districts and the map therein described is hereby amended by changing the district character of the property at 112 Viola Avenue from R-1 Single Family and R-4 Multiple Dwelling to R-1 Single Family with a Planned Development Overlay. From R-1 to R-1 PD: Lots 14-21 and Lots 29-38, Block 5, Plat of Interurban Land Company, plus public right-of-way abutting said lots extending to the centerlines of Viola Avenue and West Linwood Avenue. From R-4 to R-1 PD: Lot 28, Block 5, Plat of Interurban Land Company, plus public right-of-way abutting said lot extending to the centerline of Viola Avenue. All in the 15th Ward, City of Oshkosh, Winnebago County, Wisconsin. SECTION 2. This Ordinance shall be in full force and effect from and after its passage and publication. SECTION 3. Publication Notice. Please take notice that the City of Oshkosh enacted Ordinance #12-111 APPROVE REZONING OAKLAWN SCHOOL AT 112 VIOLA AVENUE FROM R-1 SINGLE FAMILY AND R-4 MULTIPLE DWELLING TO R-1 SINGLE FAMILY WITH A PLANNED DEVELOPMENT OVERLAY on March 13, 2012. The Ordinance changed the zoning classification on property occupied by Oaklawn School. The full text of the Ordinance may be obtained at the Office of the City Clerk, 215 Church Ave. and on the City's website at www.ci.oshkosh.wi.us. Clerk's phone: (920) 236-5011 El 1 �� L� i Cn 306 300 228 2 208 202 128 120 116 108 0 24 �� ALL-€N AVE: 313 227 227 217 213 I 209 205 119 115 1 - f [161-] Z 7 — r Qt FT118 L-1,i 8 1 212 I 208 128 320 —228 L 17 _ E1A 315 227 205 I— Rezone I [111 , 1 I- rn From R-4 i rt To R-1 PD N i 1 Ilk lik , I mi. tit 1 N ri_77:--Q'0 314 -30 1 [1L7 l3 311 1 1 7 P L� rnl I L Jackson St. —1 f co N CO N R CO co co CO CO CO CO CO CO DISCLAIMER 112 Viola Avenue 4) This map is neither a legally recorded map nor a survey and it is not intended to be used as one. Rezone OIHKOf H This drawing is a compilation of records,data and information located in various city,county From R-1 & R-4 ON THE WATER and state offices and other sources affecting the area shown and it is to be used for reference To R-1 PD City of Oshkosh purposes only. The City of Oshkosh is not re- Department of sponsible for any inaccuracies herein contained. If discrepencies are found,please contact the Community Development City of Oshkosh. Scale: 1" = 150' Created by- D 2/1/2012 14) OfHKOf H ON THE WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: February 23, 2012 RE: Approve Rezoning Oaklawn School at 112 Viola Avenue From R-1 Single Family and R-4 Multiple Dwelling to R-1 Single Family with a Planned Development Overlay(Plan Commission recommends approval) BACKGROUND The 3.4 acre property is currently developed with a public elementary school, 21 stall parking lot, playground area and grass soccer field. It is located at 112 Viola Avenue, midblock between Jackson Street and North Main Street.The existing Oaklawn School was constructed in 1951 following the closure of Nordheim School No. 6 with a building addition in 1991. In November of 2011 the Oshkosh Area School District Board of Education authorized administrators to work with a community design team to research and design the renovation/reconstruction of Oaklawn Elementary School and in December of 2011 the Oshkosh Area School District Board of Education approved having an April 2012 Referendum to finance the potential reconstruction of Oaklawn Elementary School. The Oshkosh Area School District, depending on the success of the April 2012 Referendum, plans to demolish the existing Oaklawn Elementary School and construct a new school on the site generally to the west of the current location. The establishment of a new school requires a Conditional Use Permit in the R-1 District and the rezoning and establishment of the Planned Development Overlay are requested to provide flexibility in dimensional regulations(setbacks)within the R-1 District. ANALYSIS The subject site is currently zoned R-1 Single Family Residence District and R-4 Multiple Dwelling District. The petitioner is requesting to rezone the entire parcel to R-1PD Single Family Residence District with a Planned Development Overlay. The Planned Development Overlay designation is beneficial to the School District as it allows for redevelopment of the site utilizing base standard modifications that provide relief from existing conditions affecting the smaller lot including difficulty meeting setbacks. The Planned Development designation is beneficial to the City as it provides the ability to address nonconformities and grants City review and oversight of development plans to ensure compliance with the City's development and planning policies through the regulation of standards set forth in the Zoning Ordinance, Section 30-33 Planned Development Overlay District. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of this request at its February 7, 2012 meeting. Approved, City Manager ITEM: CONDITIONAL USE PERMIT/PLANNED DEVELOPMENT APPROVAL AND REZONING FROM R-1 SINGLE FAMILY RESIDENCE DISTRICT AND R-4 MULTIPLE DWELLING DISTRICT TO R-1 SINGLE FAMILY RESIDENCE DISTRICT WITH PLANNED DEVELOPMENT OVERLAY FOR DEVELOPMENT OF A NEW ELEMENTARY SCHOOL AT 112 VIOLA AVENUE (OAKLAWN ELEMENTARY) Plan Commission meeting of February 7, 2012 GENERAL INFORMATION Applicant: Lawrence Bray, Bray Associates Architects, Inc. Property Owners: Oshkosh Area School District Action(s) Requested: The applicant is requesting three actions within this petition: A. Rezoning from R-1 & R-4 to R-1 Planned Development; B. Conditional Use Permit to allow a public elementary school use in a R-1 District; and C. Planned Development approval for the redevelopment of the existing school site and the construction of a new school. Applicable Ordinance Provisions: The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning from one classification to another but relies on the Comprehensive Plan and sound planning principles. School uses are permitted through conditional use permit in R-1 Single Family Residence Zoning District as regulated in Section 30-17 (A) of the Zoning Ordinance. Standards imposed on Conditional Use Permits are located in Section 30-11 (D) and Planned Development Overlay District in Section 30-33 (A). Property Location and Background Information: The 3.4 acre property is currently developed with an approximately 25,000 square foot public elementary school (260 students/28 staff), 21 stall parking lot, playground area and grass soccer field. It is located at 112 Viola Avenue, midblock between Jackson Street and North Main Street. The existing Oaklawn School was constructed in 1951 following the closure of Nordheim School No. 6 with a building addition in 1991. In November of 2011 the Oshkosh Area School District Board of Education authorized administrators to work with a community design team to research and design the renovation/reconstruction of Oaklawn Elementary School and in December of 2011 the Oshkosh Area School District Board of Education approved having an April 2012 Referendum to finance the potential reconstruction of Oaklawn Elementary School. The Oshkosh Area School District, depending on the success of the April 2012 Referendum, plans to demolish the existing Oaklawn Elementary School and construct a new school on the site generally to the west of the current location. The establishment of a new school requires a Conditional Use Permit in the R-1 District and the rezoning and establishment of the Planned Development Overlay are requested to provide flexibility in dimensional regulations (setbacks) within the R-1 District. Subject Site Existing Land Use Zoning Public Elementary School R-1 & R-4 Adjacent Land Use and Zoning Existing Land Uses Zoning North Single-Family Residential (across West Linwood Avenue) R-1 South 1 Commercial & Multiple-Family (across Viola Avenue) C-2 PD................................................._........_........ East Single-Family Residential R-1 West Light Industrial, Single & Two-Family Residential R-4 Comprehensive Plan Land Use Recommendation Use Category 10 Year Land Use Recommendation Public/Institutional 20 Year Land Use Recommendation Public/Institutional Analysis The area included in the rezoning, Conditional Use Permit and Planned Development approval request includes a single parcel of land with approximately 3.4 acres of area. The Planned Development Overlay designation is beneficial to the School District as it allows for redevelopment of the site utilizing base standard modifications that provide relief from existing conditions affecting the smaller lot including difficulty meeting setbacks. The Planned Development designation is beneficial to the City as it provides the ability to address nonconformities and grants City review and oversight of development plans to ensure compliance with the City's development and planning policies through the regulation of standards set forth in the Zoning Ordinance, Section 30-33 Planned Development Overlay District. The School District is proposing to develop a new two-story K-5 elementary school with capacity for up to 450 students and approximately 45 staff Other site improvements include a multi- purpose playing field, hard and soft surface play grounds, a service and loading area, parking lot, bus drop-off/loading zone and stormwater detention. Primary operation hours are from 7:00 am to 3:30 pm on weekdays with after school programs running until approximately 6:00 pm. The occasional community function is also anticipated to take place at the school. Site Plan Redevelopment of the site includes construction of a two-story 68,000 square foot K-5 elementary school building, a parking lot with two access drives off Viola Avenue, a dedicated bus drop- off/pick-up on West Linwood Avenue, a youth playing field, hard and soft surface play areas, bicycle parking and underground stormwater retention. The building footprint will occupy approximately twenty-seven percent (27%) of the site, the parking and other impervious surface will occupy twenty-two percent (22%) and the remaining fifty-one percent (51%) will be playing field and landscape and greenspace areas. Item—112 Viola Rezone PD/CUP:Oaklawn 2 Proposed placement of improvements will require base standard modifications as several do not meet the dimensional regulations of the R-1 Zoning District. These include: (1) Front yard setback on Viola Ave of 14 feet 6 inches for the building (25 feet required); (2) Front yard setback on Viola Ave of 12 feet for parking (25 feet required); (3) Front yard setback on W. Linwood Ave of 14 feet 6 inches for the building (25 feet required); (4) East transitional side yard setback for a pedestrian walk of 10 feet(19 feet 2 inches required); (5) West transitional side setback of 14 feet 8 inches for the building (19 feet 2 inches required); (6) West transitional side setback of 7 feet for a transformer shelter(19 feet 2 inches required). The base standard modifications are justified in that the site is a redevelopment site that is limited in size and irregular in shape as it relates to the development of contemporary elementary school in an urbanized area. The new school is proposed to be situated at the far west side of the property and configured in an "L" fashion, as far away as possible from the adjacent single-family uses to the east, essentially acting as a buffer for the school entrance, recreational area, and homes from the light industrial storage yards to the west. The petitioner has indicated within the application, and staff concurs, that the reduced setbacks will not negatively affect neighboring properties. Furthermore, staff believes that any potential negative affects of the side setback base standard modifications will be mitigated through the proposed use of landscaping. Access/Parking Dedicated on-site parking is proposed to include a 45 stall parking lot situated along Viola Avenue with two full access driveways. Bicycle parking is called out with the inclusion of three bicycle racks. The Zoning Ordinance does not specify a minimum or maximum amount of required parking stalls for schools and states that parking requirements be determined on a case-by-case basis based on anticipated traffic impact. The petitioner has determined that traffic generation for the proposed elementary school will be 35-45 automobile trips per day for staff(including part time equivalents) off Viola Avenue, parent automotive drop-off/pick-up of approximately 125-150 automobile trips per day on both West Linwood and Viola Avenues, four buses with drop-off/pick-up on West Linwood and extensive pedestrian access from both West Linwood and Viola Avenues. A truck loading/unloading area is located within the building with access provided along Viola near the center of the building. Even though it is a proposed access to an internal receiving area for small trucks, it is a third access point to the site and will require a base standard modification. The Transportation Director has reviewed the proposed development as it relates to parking and traffic impacts and has determined that a traffic impact analysis will not be necessary and that the area can accommodate the increased capacities of the new school. Off-street parking is sufficient to address staff parking needs and short-term stopping related to student drop-off/pick-up can sufficiently be addressed with the availability of 60-80 on-street parking spaces, especially in light of the dedicated West Linwood Avenue bus drop-off/pick-up. Staff believes that the amount of bicycle parking is insufficient and suggests the plan be modified to increase bicycle parking capacity to no less than 150 bicycles, which will mean the placement of additional bike racks on the site. Pedestrian access to the school entrances is extensive with the inclusion of oversized internal walks connecting all uses on-site and to both public sidewalks. The inclusion of the bus drop-off/pick-up area on West Linwood Avenue will necessitate the public walk to be shifted south onto private property and will thereby require a sidewalk easement be provided to the City. Item—112 Viola Rezone PD/CUP:Oaklawn 3 Landscaping/Mechanical and Utility Equipment Landscaping at the site has not been formally designed (chosen specie types and sizes) but a preliminary plan has been submitted to provide the Plan Commission an idea of the landscaping quantities and layout. The school site itself will retain a large portion of area for greenspace, landscaping and play areas (>51%). Foundation plantings are proposed around the entire north and east building facades as well as a majority of the south facade accenting the architecture of the building and providing year round interest. Landscaping specifically designed as screening and consisting of shrubs and trees are situated at all adjacent property lines and in front of the parking lot to create a buffer and to provide shade. Proposed numbers of trees and shrubs exceed the minimum requirements of the Zoning Ordinance with the exception of an internal parking aisle landscape island on the northern parking row. Staff supports a base standard modification to remove the northern parking row mid-aisle landscape island as the intent to break up the asphalt of the parking lot is accomplished by including three islands along the southern aisle, heavy screening of the parking lot at the street and multiple tree plantings at the outside of the parking lots sidewalk thereby providing a solid landscape buffer at all sides of the parking lot. All mechanical equipment with the exception of a transformer will be located on the roof of the building and will not be visible. A screened and gated transformer is proposed to be located on the western side of the school along Viola Avenue, which is necessary to provide access to the utility. A refuse enclosure is located on the far eastern end of the parking lot for convenience of refuse collection and is screened with a 7 foot high wooden gated masonry refuse enclosure screened from the east by landscaping. Stormwater On-site stormwater management is anticipated to be required for the redevelopment project. As the property is quite limited in size, the petitioner proposes to use an underground stormwater detention/treatment system. This system will need to be reviewed and approval of the Department of Public Works during site plan review/application for building permits. Lighting & Signage A site lighting plan has been submitted as part of the site and landscape plans and a description of lighting to be used has been included in the application. The petitioner proposes to utilize cut-off building mounted lighting to illuminate the majority of the site, with fixtures located at all entrances. Additionally, thirteen 8-foot high cut-off streetlamp type fixtures are included in the lighting scheme and are situated along all internal pedestrian and play areas. The cut-off fixtures and pedestrian oriented heights are an important design consideration as they will reduce glare and light spillage to neighboring properties. Signage plans have not been included with the submittal. As this property is located in a residential district, signage may become problematic as it is extremely limited allowing one unlit ground sign no taller than 10 feet high and 50 square feet in area and one unlit nonelectric changeable copy sign no greater than 24 square feet in area. Staff suggests a base standard modification to also permit the wall signage for the property to be regulated similar to the C-1: Neighborhood Business Zoning District, which allows 10% wall area signage but to not allow illumination. Building The school structure is proposed as a two-story structure with a height of 32 feet to the flat roof, though the western wing of the school (housing the gym)has a peaked roof with an overall height Item—112 Viola Rezone PD/CUP:Oaklawn 4 of approximately 47 feet. The buildings main entrance faces west onto the primary walk system and parking lot. The school will have prominent facades on both West Linwood Avenue and Viola Avenue and has been designed with multiple windows and entrances providing an aesthetically pleasing presence on the street face. Two tones of brick comprise the vast majority of the building materials of the structure along with cement panel board at limited locations. Stone accent banding placed on all sides of the building and aluminum window and door systems as well as aluminum curtain glass systems at the entrances create an overall architecturally pleasing design of the school. RECOMMENDATION/CONDITIONS The City's 20 year Comprehensive Plan designates this property for public and institutional uses and promotes compact compatible and efficient utilization of land, infrastructure and services as well as promoting redevelopment of property included within service areas of the existing infrastructure and service systems lessening the need for facility and public service extensions. Additionally, the Comprehensive Plan promotes neighborhoods designed to include pedestrian and bicycle friendly facilities and public gathering places that foster social and recreational opportunities. Staff believes redevelopment of the existing school site as proposed in the Planned Development reflects the City's development and planning policies, enhances the appearance of the area and is architecturally compatible with nearby and adjacent structures lending to a positive contribution to the physical appearance of land uses and buildings in the community and will help to stabilize the overall neighborhood. A. Staff recommends approval of rezoning from R-1 and R-4 to R-1 Planned Development; B. Staff recommends findings that the proposed Conditional Use Permit is consistent with Section 30-11(D) of the Zoning Ordinance; and C. Staff recommends findings that the proposed Planned Development request is consistent with Section 30-33 (A) of the Zoning Ordinance and be approved with the following conditions: 1) Base standard modifications for the front and side setbacks as proposed. 2) Base standard modification to allow three driveways, as proposed. 3) Bicycle parking is established at a capacity no less than 150 bicycles. 4) Sidewalk easement is provided along West Linwood Avenue. 5) Base standard modification to remove the northern parking row mid-aisle landscape island. 6) Base standard modification to allow unlit wall signage equaling up to 10% of any wall area. The Plan Commission approved of the conditional use permit/planned development and the rezoning 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 also reviewed the history of the school site and reviewed the site plan and reduced setbacks for the building and parking lot. He explained that the base standard modifications were necessary due to the size and irregular shape of the existing lot. He also reviewed the drive accesses for the site and explained that a traffic impact analysis was not necessary according to the Transportation Director as the area streets could accommodate the traffic from the development. He noted that the bike racks appeared to be insufficient and staff was requesting they be increased. Landscaping plans were not formally designed as yet however Item—112 Viola Rezone PD/CUP:Oaklawn 5 the layout and quantity is acceptable and exceeds code requirements with a base standard modification being requested to omit one landscape island in the parking lot. He also reviewed the mechanical equipment placement and screening and stated that the stormwater management was proposed to be an underground detention system which will require approval by the Department of Public Works. He also discussed the lighting plans for the development and although signage plans had not yet been submitted, staff was recommending allowing signage permitted for a C-1 zoning district. Mr. Buck also reviewed the building elevations and stated that the development was consistent with the Comprehensive Plan. He reviewed the conditions recommended for this request. Mr. Thorns questioned if there was public sidewalk on Viola Avenue adjacent to the school and if drop off areas would be on both Viola Avenue and West Linwood Avenue. Mr. Buck responded affirmatively. Mr. Thoms also inquired if the signage for the school had a necessity to be larger than what was allowed in a residential district. Mr. Buck explained the restrictive regulations for signage in a residential neighborhood compared to the 10% of wall area allowed by C-1 standards. He also stated that the school would not necessarily require that much area for signage however the base standard modification for it would allow adequate room for appropriate identification signage. Mr. Thorns also questioned if the mechanical equipment placement would meet the proposed new ordinance for mechanical screening which is on the agenda today for action. He also inquired how the underground stormwater detention system works. Mr. Buck replied that the mechanical equipment placement and screening met the new ordinance requirements. Steve Gohde, Assistant Director of Public Works, explained that several other developments have utilized such systems and they possess a hollow spot where water can drain into which is then released from that area. Mr. Thorns inquired if it would be sufficient for this development. Mr. Gohde responded affirmatively. Mr. McHugh questioned why the Plan Commission was voting on this request tonight as he was not aware that the School Board had approved of the site. Mr. Buck responded that the City was requested to review this site and design. Mr. Burich added that the petitioner had submitted the application for rezoning and conditional use permit/planned development approval for this site. Mr. McHugh commented that the new school had not yet been approved by the electorate. Item—112 Viola Rezone PD/CUP:Oaklawn 6 Mr. Burich indicated that the request is not unlike other requests where financing for a project has not yet been secured and the Plan Commission's role is simply to review land use and site issues outside of the referendum. Ms. Lohry inquired why the landscaping island was being eliminated. Mr. Buck responded that the island was being eliminated due to the fact that 45 stalls will be required for staff parking and the island would only leave room for 44. This base standard modification was acceptable to staff because of the heavy landscaping along the street and perimeter of the site. Ms. Propp questioned if the area for the multi-family use across Viola Avenue was zoned C-2PD. Mr. Buck responded affirmatively. Ms. Propp also inquired how staff determined that the number of bicycle racks was insufficient. Mr. Buck indicated other school facilities were reviewed and it was noted that additional racks had to be added to these sites to accommodate the number of bicycles and the City would prefer to have adequate capacity built into the initial site design. Mr. Bowen questioned how the transformer would be screened. Mr. Buck responded that it will be enclosed but he did not have the details of the materials to be used. Ms. Lohry inquired about the contractor's yard to the west of the site and what is planned for that area. Mr. Burich replied that the contractor's yard was a legal nonconforming use as the property is zoned R-4 Multiple Dwelling District with the land further west on Jackson Street zoned commercial. The school could expand to the west at some point in the future if necessary. Ms. Propp commented that she felt the architect and school board did an excellent job with the design of the site. Motion by Vajgrt to approve the conditional use permit/planned development and rezoning from R-1 and R-4 to R-1PD Single Family Residence District with planned development overlay for development of a new elementary school at 112 Viola Avenue with the following conditions: 1) Base standard modifications for the front and side setbacks as proposed. 2) Base standard modification to allow three driveways, as proposed. 3) Bicycle parking is established at a capacity no less than 150 bicycles. 4) Sidewalk easement is provided along West Linwood Avenue. 5) Base standard modification to remove the northern parking row mid-aisle landscape island. Item—112 Viola Rezone PD/CUP:Oaklawn 7 6) Base standard modification to allow unlit wall signage equaling up to 10% of any wall area. Seconded by Cummings. Motion carried 9-0. Item—112 Viola Rezone PD/CUP:Oaklawn 8 City of Oshkosh Application Dept. IT TO: Dept. of Community Developm © Planned Development Review 215 Church Ave.,P.O.Box 113 —411./....) Oshkosh,Wisconsin 54903-113 H<CJH © Conditional Use Permit Review PHONE: (920)236-5059 M THE WATER **PLEASE TYPE OR PRINT USING BLACK INK** IPPLICANT INFORMATION Petitioner: Bray Associates Architects, Inc. Date: 01/16/2012 Petitioner's Address: 1202A N 8th Street City: Sheboygan ty� yg State: WI Zip: 53081 Telephone#: ( 920) 459-4200 Fax: ( 920 ) 459-4205 Other Contact#or Email: Ibray@brayarch.com Status of Petitioner(Please Check): ❑Owner El Representative ❑Tenant ❑ Prospective Buyer Petitioner's Signature(required): DatejA+). )4' 201 1 OWNER INFORMATION ' Owner(s): Oshkosh Area School District e Date: ■ Owner(s)Address: 215 S Eagle Street City: Oshkosh State: WI Zip: 54903 Telephone#: (920 ) 424-0395 Fax: ( 920) 424-0466 Other Contact#or Email: Ownership Status(Please Check): ❑Individual ❑Trust ❑Partnership ❑Corporation Property Owner Consent: (required) By signature hereon,I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: d Date: 1-.14..1_ SITE INFORMATION Address/Location of Proposed Project: 112 Viola Street,Oshkosh WI Parcel No. 1514850000 Proposed Project Type: Elementary School Current Use of Property: Elementary School Zoning: R-1 /R-4 Land Uses Surrounding Site: North: R-1:Single family dwellings South: R-1:Single family dwellings, C-2:Shopping Center East: R-1:Single family dwellings West: R-4:Storage yard **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 waw.ci.oshkosh.wi.us Community_Development/Planning.htm Staff 1 .1.1 Date Rec'd (4R-‘ 1 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. The proposed elementary school will be a positive addition to the neighborhood. The proposed site will improve upon the existing vehicular and pedestrian traffic circulation making the site safer for neighbors and users of the new building. It will also provide improved recreation opportunities for the surrounding community with a new soccer field and new soft and hard surface playgrounds with equipment. - 2. Pedestrian and vehicular circulation and safety. The volume of pedestrian and vehicular traffic at the proposed new school will remain largely unchanged from existing levels. However,the new design includes improvements that will more safely and efficiently manage this traffic flow. There will be distinct separation between pedestrian walkways, vehicular traffic and playground areas. Parking capacity will be increased and the new site will include a separate bus drop-off lane. 3. Noise,air,water,or other forms of environmental pollution. Pollution associated with elementary schools is minimal. Any noise will be limited to outdoor activities during the day and occasional evening soccer matches. Water runoff will be managed on-site. There are no aspects of this project that will negatively impact the surrounding environment. 4. The demand for and availability of public services and facilities. As this project is proposed for a previously developed site,public services and facilities are available and for the most part already in place. 5. Character and future development of the area. A new elementary school will make the neighborhood a more desirable place to live,stimulating development in the area for years to come. Every effort is being made by the architect and the owner to design an attractive building appropriate for the context of this neighborhood. SUBMITTAL REQUIREMENTS—Must accompany the application to be complete. > A NARRATIVE of the proposed conditional use/Development Plan including: ® Existing and proposed use of the property il Identification of all structures(including paving,signage, etc.) on the property and discussion of their relation to the project ® Projected number of residents, employees,and/or daily customers ® 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 ® Effects on adjoining properties to include:noise,hours of operation, glare, odor,fumes,vibration, etc. ® 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 BUILDING ELEVATIONS must include: ® Two(2)full size(minimum 24"x 36") scaled and dimensioned prints of site plan and building elevations ® Two (2) 8 1/2"x 11 (minimum)to 11"x 17"(maximum)reduction of the site plan and building elevations lxi 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) ® 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 ® The date of the original plan and revision dates,if applicable ® A north arrow and graphic scale. ® 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 ® 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 ® 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. 2 10 OSHKOSH AREA SCHOOL DISTRICT OSHKOSH, WISCONSIN BRAY PROJECT NO. 3056 Bray Associates Architects, Inc. Sheboygan,Wisconsin Monday 1 January 16,2012 CITY OF OSHKOSH APPLICATION- CONDITIONAL USE PERMIT SUBMITTAL REQUIREMENTS > A narrative of the proposed conditional use and project including: © Proposed use of the property Construct a new 68,000 square foot, two-story K-5 elementary school for approximately 400-450 students immediately to the west of the existing school. Construction will take place while the existing school remains in operation. When construction is complete,the new building will be occupied and the old will be demolished. A parking lot and soccer field will be located on the land where the original building previously stood. The exterior of the proposed building will be primarily two tones of brick, with cement panel board and glazing. The proposed building location provides a buffer between the play / activity areas of the school and a commercial site to the west, and maximizes green space for playgrounds, athletic field, and landscape plantings. The existing parking lot is replaced with a new 45 stall parking lot with access from Viola Avenue, a service / loading zone with access from Viola Avenue, and a bus loading zone along West Linwood Avenue with capacity for 4 buses. The proposed parking lot is intended primarily for school staff. In addition to this lot, on-street parking is available on both Linwood Ave. and Viola Ave. On-street parking stalls are not marked on these streets, but we estimate 60 to 80 on-street parking spaces within a reasonable walking distance of the proposed school. We anticipate the majority of these spaces will be open for school related use because the surrounding residents will primarily park in their own driveways and garages,and the commercial development to the south has its own dedicated parking lot. The proposed school facility maintains a large portion of the site as green space/athletic field, landscape plantings, and active play area. Foundation plantings around the building will accent the architecture,while providing year round interest. Parking lot planting and screening will be provided per city ordinance to buffer the lot from the surrounding area and provide shade coverage, while maintaining safety and views for security /police patrolling the site. Screening / buffering will be planted along the property lines to separate the school area from adjacent uses. Trees will be provided to create areas of shade and all landscape area will provide natural habitat for birds, insects etc. The landscape will consist of low maintenance native or native culture species with year round interest that will also provide learning opportunities for the students and faculty. All proposed landscape will be per city ordinances. Landscape Calculations: 1 tree per 4,500 sq.ft. 147,918 sq.ft./4,500=33 trees required. Provided: 34 Trees 1 shrub per 1,000 sq.ft. 147,918 sq.ft./1,000= 148 shrubs required Provided: 150 Shrubs City of Oshkosh Conditional Use Permit Submittal January 16,2012 Page 1 of 4 It MI Existing use of the property The property is currently zoned R-1 Single Family Residence and R-4 Multiple Dwelling. The existing Oaklawn Elementary School Building is currently on the property. The existing building houses 260 students and 28 faculty/staff members. The existing building is approximately 24,160 square feet. © Identification of structures on the property and discussion of their relation to the project Existing structures on the property are a 24,160 square foot elementary school, hard and soft playground surfaces, playground equipment, grass soccer field, and a 21 car parking lot. The proposed project will replace these structures as described above and on the attached drawings. • Projected number of residents,employees,and/or daily customers Students: 400-450 Faculty/Staff: 45 (includes full and part-time equivalents) Parents: Drop-off and pick-up (approximately 125-150 per day) © Proposed amount of dwelling'units,floor area,landscape area,and parking area expressed ib square feet and acreage to the nearest one-hundredth of an acre 1. Total site area: 147,918 sq.ft. / 3.40 acres 2. Building footprint area: 39,150 sq.ft. / 0.90 acres 3. Hard surface: Bituminous: 14,640 sq.ft. / 0.34 acres Concrete: 11,000 sq.ft. / 0.25 acres Playground: 7,150 sq.ft. / 0.16 Total: 32,790 sq.ft. / 0.75 acres 4. Green space: 75,978 sq.ft. / 1.74 acres © Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc. The primary hours of operation for the proposed school will be between 7:00 a.m. and 3:30 p.m. on weekdays.Possible nuisances during these hours will include those associated with morning and afternoon bus traffic, parent pick-up and drop-off, daily deliveries, children playing outdoors, occasional soccer matches, and occasional fire drills. The after-school program may operate until approximately 6:00 p.m. All of the exterior lighting for the building will be building mounted. These fixtures will be located at doors and will be of the cut-off type in order to reduce glare for the surrounding neighbors. Additional exterior lighting for the site and parking lot will be 8'-0"high streetlamp type fixtures spaced at 50'-0" per attached sheets C1.1 and L1.1. These lamps will provide even and appropriate light levels at night for way-finding and safety/security. These lamps will be the cut-off type in order to reduce glare for the surrounding neighbors,and will be in compliance with City of Oshkosh requirements. City of Oshkosh Conditional Use Permit Submittal January 16,2012 Page 2 of 4 /c An exterior mounted natural gas emergency generator will be provided for this building. The generator will be housed in a weatherproof and soundproof enclosure located on the roof along with the other building mechanical equipment (see attached sheet D-1). A transformer will be located on the southwest corner of the gymnasium (see attached sheet C1.1). This location will allow street access for the utility. The transformer will be screened and gated with allowable fencing and shrubbery in strict adherence with Section 30-35 of the Oshkosh Municipal Code. The refuse disposal area will be located in the parking lot in a masonry enclosure with a commercial grade wood gate to provide access to dumpsters (see attached sheets C1.1 and D-2). © Surrounding land use The subject property zoned R-1 Single Family Residence and R-4 Multiple Dwellings is bordered by W Linwood Avenue to the North. Across this street are single family residential homes zoned R-1. The property is bordered by single family homes to the east zoned R-1. The property is bordered by Viola Avenue to the south. Across this street are single family homes zoned R-1 and a vacant field adjoining the backside of a shopping center zoned C-2 with a PD Overlay which includes Pick'n Save grocery store and Planet Fitness among others. The property is bordered to the west by a storage yard zoned R-4. © Compatibility of the proposed use with adjacent and other properties in the area The proposed elementary school will be very compatible with the surrounding uses. This project replaces an existing elementary school, so the use of the property will be unchanged. The surrounding area is primarily residential with a commercial shopping center across Viola Avenue. Noise, glare, odor, fumes and vibration from the school will be minimal. Furthermore, the proposed school has the potential to benefit its surrounding residential neighbors. The play equipment, soccer field and hard surface play areas provide an excellent opportunity for outdoor activities to be enjoyed by all. The new school will further serve the community with periods of open gym and by providing a place for groups such as the Boys and Girls Club to meet. © Traffic generation Traffic generation for the proposed elementary school will come in four main forms—staff automotive traffic,parent automotive traffic, school bus traffic and pedestrian traffic. Staff automotive traffic will account for approximately 35-45 automobiles per day coming to and from the school. Traffic flow for staff would be staggered between 6:30 a.m.to 7:30 a.m. and 3:30 p.m. to 5:00 p.m. staff will park in the parking lot. Parent automotive traffic is anticipated to account for approximately 125 to 150 automobiles per day. Traffic flow for parents would be spread from 7:15 to 8:00 in the morning. A concentrated pick-up time of 3:15 p.m.to 3:30 p.m. should be anticipated. Bus traffic will account for up to 4 buses. Traffic flow for buses will be spread from 7:30 to 8:00 in the morning and concentrated in the afternoon from 3:15 p.m. to 3:30 p.m., with drop-off and pick-up occurring in a pull-off lane on Linwood Avenue in the northeast portion of the site. The site is currently accessible to pedestrians from all directions. The proposed modifications to the site will not change this accessibility. There are currently sidewalks on both sides of the two streets that border the property: Linwood Avenue and Viola Avenue. Each street has a crosswalk leading to the school. These crosswalks may be relocated to align better with the proposed new locations of building entrances. The potential new locations of the crosswalks will be determined with the traffic review board upon a successful April 3 referendum. The property is within a 15 mph school zone. Crossing guards will patrol City of Oshkosh Conditional Use Permit Submittal January 16,2012 Page 3 of 4 �3 the crossings at Main St. and Linwood Ave. and Linwood Ave. and Jackson St. in the mornings and afternoons when school is in session. The need for a more detailed traffic impact analysis is not anticipated since the proposed project replaces an existing elementary school with a new elementary school. If a T.I.A. is required, it will be undertaken by the school district if the April 3, 2012 referendum is approved by the electorate. This study would be conducted to Wisconsin Department of Transportation guidelines, which means a ten-year future analysis and more detailed reporting format. Elements of that study would include: • Analysis of peak-hour traffic during mornings and afternoons, in concert with expected start and dismissal of classes • Opening year and ten-year horizons • Focus on the parking lot entering/exiting and bus drop-offi'pick-up © Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties Storm water management: Based on the City of Oshkosh Storm Water Ordinance, this site will be subject to on-site detention and runoff control of storm water because this project will have a gross aggregated area of more than three acres. Since there is little to no room on the site for a traditional'storm water pond, an underground storm water detention/treatment system will be constructed onsite. The design for this system will be based on available municipal discharge points. A detailed storm water management plan will be reviewed by the Department of Public Works and designed in accordance with DPW standards upon a successful referendum. P:\1-Current Projects\3051-399913056-Oshkosh Area School District-Oaklawn Elementary110 Referendum Support\1-16-12 CUP Submittal\City of Oshkosh Conditional Use Submittal.doc. City of Oshkosh Conditional Use Permit Submittal January 16,2012 Page 4 of 4 l4 Q City of Oshkosh Planning Services REZONING 215 Church Avenue PO Box 1130 Oshkosh, WI 54903-1130 O.IHKO_1H APPLICATION 920-236-5059 ON THE WATER Property and Project Information Property Address: 112 VIOLA ST, OSHKOSH WI 54901 Parcel Number: 1514850000 Existing Zone District R-1 Lot Size Frontage: 453/622ft. Depth: 257 ft. Area: 3.4 AC Acres/Sq Ft Rectangle ✓ Irregular Comprehensive Plan Future Land Use Map Designation PUBLIC AND INSTITUTIONAL Current use of property ELEMENTARY SCHOOL Proposed use of property ELEMENTARY SCHOOL Proposed Zone District PLANNED DEVELOPMENT OVERLAY Legal Description (to be provided in digital form, MS Word format) 4 Will a Conditional Use Permit be required? ✓ Yes No Don't Know Applicant Information 1. Applicant Identify the person or organization requesting the zone change: Name Cell Phone Organization BRAY ASSOCIATES ARCHITECTS, INC Business Phone (920) 459 4200 Mailing Address 1202A N 8TH ST Fax (920) 459-4205 City SHEBOYGAN State WI Zip 53081 E-mail cbauknecht©brayarch.com 2. Applicant Interest The applicant must have a legal interest in the subject property: Property Owner Purchaser by Option or Purchase Agreement Purchaser by Land Contract Lessee/Tenant 3. Property Owner Check here if Applicant is also Property Owner Identify the person or organization that owns the subject property: Name Randy Johnston Cell Phone (920)379-4319 Organization OSHKOSH AREA SCHOOL DISTRICT Business Phone (920)4244039 Mailing Address 215 S EAGLE ST Fax (920)424-0475 City OSHKOSH State WI Zip 54903 E-mail randal.johnston @oshkosh.k12.wi.us Page 2 of 7 9/14/2011 /5 Required Application Attachments ® 1. Need for Zone Change Written description of why the zone change is needed,and how the proposed zone district will meet the needs of the development. ®2. Project Description Written description of the proposed site and/or building layout, building and structure design information, floor plans,parking calculations, current environmental conditions, and other pertinent information. ®3.Site Plans, Building Elevations,Floor Plans,and Landscape Plans If Planned Development approval is being requested concurrently with the zone change request, enclose the site plans, building elevations,floor plans, and landscape plans required on the Site Plan Review Checklist. ®4.Conditional Use Permit Application (if necessary) If applicable, include a completed Conditional Use Permit application with the zone change submittal. ®5. Planned Development Application (if necessary) If applicable,include a completed Planned Development Application with the zone change submittal. Request and Affidavit The applicant must read the following.statement carefully and sign below: The undersigned requests that the City of Oshkosh review this application and related required documents and site plans.The applicant further affirms and acknowledges the following: ®That the applicant has a legal interest in the property described in this application. ®That the answers and statements contained in this application and enclosures are in all respects true and correct to the best of his, her, or their knowledge. ®That the approval of this application does not relieve the undersigned from compliance with all other provisions of the Zoning Ordinance or other codes or statutes,and does not constitute the granting of a variance. ®That the applicant will comply with any and all conditions imposed in granting an approval of this application. ® If also the owner,the applicant grants the City of Oshkosh staff, Plan Commission,and Common Council the right to s the subject property for the sole purpose of evaluating the application. Mks i AMIg!ignature Date Applicant Signature Date If the applicant is not the property owner,the property owner must read and sign below: The undersigned affirms and acknowledges that he, she or they are the owner(s) of the property described in this application, and: Is/are aware of the contents of this application and related enclosures. ®Authorizes the applicant to submit this application and represent the undersigned in the matter of being reviewed by the City of Oshkosh. ® Grants the City of Oshkosh staff, Plan Commission, and Common Council the right to access the subject property for the sole pur.o•` of evaluating the application. Property Owne Signature Date Property Owner Signature Date Page 3 of 7 9/14/2011 11e SEE A ATTACHED City of Oshkosh Planning Services l'\ J 215 Church Avenue PO Box 1130 OJHKOfH REZONING Oshkosh, WI 54903-1130 920-236-5059 ON MEWAWEN REVIEW STANDARDS The Plan Commission and the Common Council may consider whether the proposed zone change meets the following standards: Standard#1 Comprehensive Plan/Zoning Ordinance A. Explain how the proposed zone district designation is consistent with the purpose and intent of the City's Comprehensive Plan, including the Future Land Use Map. SEE ATTACHED B. Explain how the proposed zone district will further the themes and objectives of the City's Comprehensive Plan, as well as any relevant adopted area redevelopment plans.• SEE ATTACHED Standard#2 Public Facilities A. Describe how adequate public facilities already exist or will be provided at no additional public cost, and will safeguard the health, safety, morals and general welfare of the public. SEE ATTACHED B. Explain how the proposed zone district will not be detrimental to the financial stability and economic welfare of the city. SEE ATTACHED Standard#5 Other Describe how the proposed zone district is consistent with the trend of development in the neighborhood, or the property to be rezoned was improperly zoned or classified when the City's Zoning Ordinance was adopted or amended. SEE ATTACHED Page 4 of 7 9/14/2011 7 OSHKOSH AREA SCHOOL DISTRICT OSHKOSH,WISCONSIN BRAY PROJECT NO. 3056 Bray Associates Architects,Inc. Sheboygan,Wisconsin Monday I January 16,2012 CITY OF OSHKOSH REZONING APPLICATION REQUIRED ATTACHMENTS 1. Need for Zone Change A zone change is needed for the Oshkosh Area School District's property located at 112 Viola Street because the district intends to demolish the existing Oaklawn Elementary School on this site and construct a new elementary school in its place. The property is currently zoned,R-1. We are requesting on behalf of the Oshkosh Area School District an R-1 with a Planned Development Overlay zoning in order to accommodate the base standard modifications proposed on the attached site plans and narratives. These modifications relate primarily to setbacks. The Oshkosh Area School District has committed to keeping a presence in this neighborhood to best serve the student body, but to accomplish this on a limited site it becomes necessary to expand the new building into the existing 25'-0"and 19'-2"R-1 setbacks. It is our firm belief that smaller setbacks, although substandard in the current zoning, will not negatively impact the neighboring properties. The proposed new building will be located at the far west side of the property, as far away as possible from the immediately adjacent single family homes to the east. No problems are anticipated with the new building's proximity to the storage yard to the west. 2. Project Description Construct a new 68,000 square foot, two-story K-5 elementary school for approximately 400-450 students immediately to the west of the existing school. Construction will take place while the existing school remains in operation. When construction is complete,the new building will be occupied and the old will be demolished. A parking lot and soccer field will be located on the land where the original building previously stood. The exterior of the proposed building will be primarily two tones of brick, with cement panel board and glazing. The proposed building location provides a buffer between the play / activity areas of the school and a commercial site to the west, and maximizes green space for playgrounds, athletic field, and landscape plantings. The existing parking lot is replaced with a new 45 stall parking lot with access from Viola Avenue, a service / loading zone with access from Viola Avenue, and a bus loading zone along West Linwood Avenue with capacity for 4 buses. The proposed parking lot is intended primarily for school staff. In addition to this lot, on-street parking is available on both Linwood Ave. and Viola Ave. On-street parking stalls are not marked on these streets, but we estimate 60 to 80 on-street parking spaces within a reasonable walking distance of the proposed school. We anticipate the majority of these spaces will be open for school related use because the surrounding residents will primarily park in their own driveways and garages, and the commercial development to the south has its own dedicated parking lot. The proposed school facility maintains a large portion of the site as green space/ athletic field, landscape plantings, and active play area. Foundation plantings around the building will accent the architecture,while providing year round interest. Parking lot planting and screening will be provided per city ordinance to City of Oshkosh Rezoning Application Submittal January 16,2012 Page 1 of 3 // buffer the lot from the surrounding area and provide shade coverage, while maintaining safety and views for security /police patrolling the site. Screening /buffering will be planted along the property lines to separate the school area from adjacent uses. Trees will be provided to create areas of shade and all landscape area will provide natural habitat for birds, insects etc. The landscape will consist of low maintenance native or native culture species with year round interest that will also provide learning opportunities for the students and faculty. All proposed landscape will be per city ordinances. Landscape Calculations: 1 tree per 4,500 sq.ft. 147,918 sq.ft./4,500=33 trees required. Provided: 34 Trees 1 shrub per 1,000 sq.ft. 147,918 sq.ft./1,000= 148 shrubs required Provided: 150 Shrubs © 3. Site Plans,Building Elevations,Floor Plans,and Landscape Plans Enclosed El 4. Conditional Use Permit Application Enclosed © 5. Planned Development Application Enclosed © 6. Legal Description of Property LOTS 14-21 INC &28-38 INC BLK 5 ALSO N1/2 OF VAC ALLEY LYG S OF&ADJ TO LOTS 14-21 INCL ALSO S1/2 OF VAC ALLEY LYG N&ADJ TO LOT 28-38 INCL PLAT OF THE INTERURBAN LAND CO REZONING REVIEW STANDARDS © Standard#1 Comprehensive Plan/Zoning Ordinance A. Explain how the proposed zone district designation is consistent with the purpose and intent of the City's Comprehensive Plan, Including the Future Land Use Map. The City's Comprehensive Plan and Future Land Use Map indicate the property in question is designated for Public and Institutional use. With the existing elementary school, this is the current use of the property. The proposed developments do not change this use. An elementary school is an ideal use for Public and Institutional land. B. Explain how the proposed zone district will further the themes and objectives of the City's Comprehensive Plan, as well as any relevant adopted area redevelopment plans. This property is designated by the City's Comprehensive Plan for Public and Institutional use through the City's 20 year plan. The proposed zone change will enable the construction of a new elementary school that will ensure this property remains a public/institutional use through the twenty year plan and beyond. City of Oshkosh Rezoning Application Submittal January 16,2012 Page 2 of 3 11 According to the City's Comprehensive Plan,"Oshkosh will continue to promote compact, compatible,and efficient utilization of land,infrastructure,and services; encourage infill development and redevelopment in areas where services and infrastructure currently exist..." Rezoning this land will enable the construction of a new elementary school that is a compact, two-story building on a compact site completely compatible with its context. The project efficiently utilizes previously developed land with services and infrastructure already in place as opposed to"greenfield"development. © Standard#2 Public Facilities A. Describe how adequate public facilities already exist or will be provided at no additional public cost, and will safeguard the health,safety, morals and general welfare of the public. Adequate public facilities already exist on this property. The proposed new elementary school for this site is similar in size, and will have similar demand on public facilities as the existing elementary school it will replace. The cost of any modifications or additions to these facilities will be included in the cost of the project,and will not impact the public. B. Explain how the proposed zone district will not be detrimental to the financial stability and economic welfare of the city. The proposed zone district will not be detrimental to the financial stability and economic welfare of the city because with this new zoning, the site's use and impact on the city will remain the same. A new' elementary school is proposed to replace the existing on the same site. No economic changes are anticipated. © Standard#5 Other Describe how the proposed zone district is consistent with the trend of development in the neighborhood, or the property to be rezoned was improperly zoned or classified when the City's Zoning Ordinance was adopted or amended. The proposed zone district is consistent with the development in the neighborhood because it will allow the site to remain an elementary school. The site has been an elementary school for several decades, and it is important that one remains onsite because of the large residential population surrounding the site. P:11-Current Projects13051-399913056-Oshkosh Area School District-Oaklawn Elementary110 Referendum Support11-16-12 CUP Submittal\Rezoning AttachmenLdoc. 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ELEMENTARY SCHOOL N Of HKO.f H This drawing is a compilation of records,data and information located in various city,county 112 VIOLA AV 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- De artment of sponsible for any inaccuracies herein contained. p If discrepancies are found,please contact the Community Development City of Oshkosh. Scale: 1" = 100' Created by-dff 01/24/12 ac MI lip , p;1114 41161411 i E I I I I , . I mil r M-3 R-3 F : _ /0\110,11 IIIIEICOL" d, li111 2 E. PA• SUBJECT °l Rits1 -J iU�111�r`' W. K-R AVE. - �- I SITE ca � rt 1.11, 1 �i mIml l�„ a' ( 1 -2 ■ ; Yom_ 1 p al IA < 0 . II, ADAM � .1"--.1 2r 2 ■i r 114 .1 AVE. ar�i `! N " wag- . WE' l... i_-I Bm.■ NI _ p U �_ A.: millaval. MR 1 s i ,� N "a. W EATH E � �i [fa11.. .. ;. uu .1♦ Imp ENNENNIN �i iL i Dew 1 1 AVE.prai— ■ W. 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Z ma .-ri Cs=AI va r 1 CO - - _ — tmo 2 ►_ v — - - _ I _ CM ifs n CPC .��� riaigl Y —� _ -�.$' C m— `= tli -- �_ am. la= tl MI-, S ,i -- tt- t■►� M al .'' .t O �� �7 tI� 111'_— / t __ 1r 1�7 tI1 ow.r • ____ �� a 5:_ o NE T ■ -- �_ —�r r Mr try t x!56.. a1• '_ _ - �' = - n n® nll! 16� 16i L5�1 �'L91 ■ 111111111 En "'1 11 ID ,X11 ."� I S•1=.• S 1 NI. �i _I m 'la DISCLAIMER PLANNED DEVELOPMENT/REZONING This map is neither a legally recorded map nor ELEMENTARY SCHOOL �T !� a This survey and its not intended to be used,s one. 1V O! HKOJ H This drawing is a compilation of records,data and information located in various city,county 112 VIOLA AV 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- it Department of sponsible for any inaccuracies herein contained. If discrepencies are found,please contact the Community Development City of Oshkosh. Scale: 1" = 1000' Created by-dff 01/24/12 30 t TT ' •���:�a'A - , •a, ,i' �,+1.• .. ? �.'+b"f '/ ; .. '. •. 4-*,Kk,- ti S? ••• �';: ^4 ... .mss „.� ..... • .. 'lam y .. - b I f++ ll A '. ■ .- ,1 �,. vii. :Nair" . {I s; ' j§ ',it . , b i'^ . 1.1 .... . .„,,,,ir........,, 1, _ .. ...... - y:', .... t ' ". � �tii; . y. . . � - toR v .. r.. - p isy,. - .„.,. ., •,e4 t. r-. ,. ... _., ,, /s ' rf d? t; SUBJECT �` ' W SITE w ,� `: �.,. • $ , . +a, ,t r �_-- III . DISCLAIMER PLANNED DEVELOPMENT/REZONING "Olt This map is neither a legally recorded map nor a survey and it is not intended to be used as one. ELEMENTARY SCHOOL N This drawing is a compilation of records,data 01HKOlH and information located in various city,county 112 VIOLA AV 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- sponsible for any inaccuracies herein contained. Department Of If discrepencies are found,please contact the Community Development City of Oshkosh. Scale: 111 = 100' Created by-dff 01/24/12 i 3 I