00-Planning Commission Packet 2.04.2025

Planning Commission November 6, 2024 1 CITY OF OCONTO FALLS PLANNING COMMISSION MEETING Council Chambers – Municipal Building 500 N. Chestnut Avenue Oconto Falls, WI 54154 TUESDAY NOVEMBER 6, 2024 – 5:00 PM MINUTES Chairman Coopman called the meeting to order at 5:00 PM. Roll Call Present: Marty Coopman, William Zietlow, and Chique Tousey-Tabar, Brad Rice, Judy Kostreva Also Present: Mayor Clint Braun, City Administrator Peter Wills, Deputy Clerk Jenny Friedman, Michelle Tester, Wade Jeske, Utility Manager Greg Kuhn and Allen Perucco Absent: Jeff McDonald DISCUSSION AND POSSIBLE RECOMMENDATION/ACTION ON THE FOLLOWING: 3. Approval of Minutes – Planning Commission Meeting 08-19-2024. MOTION: Kostreva/ Tousey-Tabar Motion to approve the minutes for Planning Commission Meeting 08-19-2024. Voice Vote: All present voting aye - MOTION CARRIED Old Business None New Business 4. McDermid Park designation proposal for City property on Van Buren Street The small section of City land that is next to McDermid Park has been looked at for development of houses. This was found to be too small of an area for houses. The next choice for the city property is to designate this land into part of McDermid Park. This would enhance the green space for the City. Questions that were asked • Will the city continue to maintain the area? -Yes • What would McDermid’s add to the park? – They have some signs and benches that would be placed at the park. • Is this still being look at for any development? -No, it was not suitable for housing once it was looked at further. • Is there concern about citizens going into the pond or doing things they should not with the pond? – There is always a small liability. There could be some signs Planning Commission November 6, 2024 2 placed up to help such as no swimming. • When did McDermid’s want this to become a park? – Over twenty years ago. MOTION: Rice/ Zietlow Motion to recommend McDermid Park designation expansion to council. Voice Vote: All present voting aye - MOTION CARRIED 5. Allen Perucco,113 Jackson St request to purchase strip of property adjacent to McDermid Park Allen Perucco has maintained small section of city land since he purchased his property in 1982 adjacent to this city land. He has asked if he can purchase the land from the city. A certified survey would need to be done. Allen Perucco would pay for the cost of the survey and the closing of the transition of the deed. MOTION: Rice/Zietlow Motion to recommend Allen Perucco,113 Jackson St request to purchase strip of property adjacent to McDermid Park to Council and Allen Perucco to pay cost of survey and closing cost of sale. Voice Vote: All present voting aye - MOTION CARRIED 6. Oconto Falls Municipal Utility Annexation Petition Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation A. Accept the Annexation Petition of Doc# 768590 0.406 Acres Part of Parcel# 40- 30300010322 Driveway for Utility Substation B. Set Public Hearing for Annexation of Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation December 3, 5:00pm This is the driveway for the new Utility Substation going in. Questions that were asked; • Once this is annexed would this be re surveyed for on parcel? -Yes, that is the goal. • Is there a current road by the power station? - Yes • Was Fiber placed there already? - Yes MOTION: Tousey-Tabar/Rice Motion to accept the Annexation Petition of Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation. Voice Vote: All present voting aye - MOTION CARRIED MOTION: Rice/ Kostreva Motion to Set Public Hearing for Annexation of Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation December 3, 5:00pm. Voice Vote: All present voting aye - MOTION CARRIED 7. Residential Housing Proposal For 20 Acres in Industrial Park by Herb Braun Dr & Bob Hammond St. Planning Commission November 6, 2024 3 A possibly interested investor has questioned about placing a multifamily building in the Industrial Park. Concerns that were brought up, the amount of added traffic from residential people, giving up industrial area, limited access, complaints from residential people of industrial traffic of all hours. Questions that were asked; • Has Micoley ever interested in this location? -He has never expressed interest in these spots. • Has a cost feasibility study been done? -At this time no study has been done. • Any restrictions on the old TIF or EAD? - This will have to be looked into yet. • Would property have to be rezoned? – Yes, and there would have to be a public hearing on the rezoning as well. • If this is approved by council will this come back to Planning Commission. – Yes this would have to be seen by Planning Commission and have public hearings on as well. MOTION: Tousey- Tabar/ Kostreva Motion to recommend to council the Residential Housing Proposal For 20 Acres in Industrial Park by Herb Braun Dr & Bob Hammond St. Voice Vote: All present voting aye - MOTION CARRIED Adjournment Having no further discussion, Chairman Coopman declared the meeting adjourned at 6:07 PM. ______________________________ City Administrator Peter Wills A quorum of the Common Council was not in attendance of this meeting Planning Commission Public Hearing December 03,2024 1 CITY OF OCONTO FALLS PLANNING COMMISSION MEETING PUBLIC HEARING Council Chambers – Municipal Building 500 N. Chestnut Avenue Oconto Falls, WI 54154 TUESDAY DECEMBER 03, 2024 – 5:00 PM MINUTES Chairman Coopman called the meeting to order at 5:00 PM. Roll Call Present: Marty Coopman, William Zietlow, Chique Tousey-Tabar, Jeff McDonald and Judy Kostreva Also Present: Mayor Clint Braun, City Administrator Peter Wills, Deputy Clerk Jenny Friedman, Utility Manager Greg Kuhn, Michelle Tester, Aaron Trempe (left at 4:45) Absent: Brad Rice ******PUBLIC HEARING**** *** Public Hearing to consider Oconto Falls Municipal Utility Annexation Petition Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation. Public Hearing Notice was properly posted and published in the Oconto County Times Herald newspaper for two consecutive weeks. Property owners within a 200 ft. radius were also given proper notification **** DISCUSSION AND POSSIBLE RECOMMENDATION/ACTION ON THE FOLLOWING: 3. Consider Oconto Falls Municipal Utility Annexation Petition Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation A. Public comments for consideration-written/verbal At 5:00pm Chairman Coopman opened the floor for public comments for Oconto Falls Municipal Utility Annexation Petition Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation. Deputy Clerk Friedman and City Administrator Wills verified there were no written in or called in concerns prior to the Public Hearing. There were no concerns from the public. Second call for public input was asked at 5:05pm by Chairman Coopman. Chairman Coopman asked if there were any more concerns and comments on Consider Falls Municipal Utility Annexation Petition Doc# 768590 0.406 Acres Part of Parcel# 40- Planning Commission Public Hearing December 03,2024 2 30300010322 Driveway for Utility Substation. There were no other citizens concerns. Third call for public input was asked at 5:06 pm by Chairman Coopman. Chairman Coopman asked if there were any more concerns and comments on Consider Falls Municipal Utility Annexation Petition Doc# 768590 0.406 Acres Part of Parcel# 40- 30300010322 Driveway for Utility Substation. There were no other citizens concerns. A. Committee Recommendation to City Council MOTION: ZIETLOW / KOSTREVA Motion to approve the Falls Municipal Utility Annexation Petition Doc# 768590 0.406 Acres Part of Parcel# 40-30300010322 Driveway for Utility Substation. and send to Common Council on December 10,2024. Voice Vote: All present voting aye - MOTION CARRIED Adjournment Having no further discussion, Chairman Coopman declared the meeting adjourned at 5:08 PM. ______________________________ City Administrator Peter Wills A quorum of the Common Council was not in attendance of this meeting t AC GM EMGM EMGMGM EMEM GM EMGM GM GMEM EMGM EMAC AC AC EO WM SS SS SS LOT 2CSM #2516BY OTHERS POS BY PLS #2502DATED: 6-10-23 POS BY PLS #1259DATED: 9-28-1999POS BY PLS #2265DATED: 10-09-2008 LOT 9LOT 8LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1 POS BY PLS #2502DATED: 05-12-2011 BLOCK 3JAMES F. O'NEILS ADDITIONBY OTHERS ASSESSOR'S PLAT OUTLOT 2ASSESSOR'S PLAT OUTLOT 2ASSESSOR'S PLATBY OTHERS VACATED BIRCH STREET PER VOL. 1117, PG. 114197,655 Sq. Feet4.538 AcresTOTAL AREA N 00°49'46" E(N 01°27'21" E)(N 00°40'11" E)(N 00°01'21" E) S 87°21'43" E(S 86°44'24" E)(S 87°35'09" E) S 00°40'45" W(S 00°29'53" W)S 87°20'16" E(S 86°42'48" W)(S 87°35'09" W) S 00°43'01" W(S 01°20'23" W)(S 00°29'53" W) N 87°22'30" W(N 87°35'09" W)(N 86°44'41" W) 410.14'(410.23')(410.17') 411.03'(411.54')(411.17')(411.20') 530.32'(530.21')(530.00')(529.67') 243.99'(243.96') 120.04'(120.00') 165.92'(165.98') 103.72'(103.67')(103.75')140.27' 29.79'136.13'(136.05') 140.62'(140.60') 39.44' 69.56' 100.66'(100.50') 59.86'(60.00')153.33'(153.23')(153.29')30.19'(30.08')(30.11')100.14'(100.23')(100.26')20.02'(19.99')(20.01')107.35'(107.86') 127.50' 100.11'(100.00') 102.53'(102.56') 99.99'(100.15') 100.19'(100.00') 61.71'S 00°40'45" W633.76' PARCEL NO. 2660607314510DOC #728238PARCEL NO. 2660607314482 DOC #744847PARCEL NO. 2660607314484SE1/4 - SE1/4 BENCHMARK #2ELEV=724.48 BENCHMARK #1ELEV=726.41 30'R/W VARIES30'30'30'R/W VARIES 30'30'60' VACATED BIRCH STREET PER VOL. 1117, PG. 114 VACATED BIRCH STREET PER VOL. 1117, PG. 114 PointBeginningof 30' UTILITY EASEMENTPER VOL. 791, PG. 363 PointBeginningofPOINT OF BEGINNING, INC. HOLDS THE RIGHTS TO COPYRIGHT IN AND TO THESEPRINTS, DRAWINGS AND DOCUMENTS. NO REPRODUCTION, COPYING, ALTERATION,MODIFICATION, USAGE, INCORPORATION INTO OTHER DOCUMENTS ORASSIGNMENT OF THE SAME MAY OCCUR WITHOUT THE PRIOR WRITTENPERMISSION OF POINT OF BEGINNING, INC.2024 POINT OF BEGINNING, INC.C REVISIONS CHECKED:DRAWN:DATEPROJECT NO.Civil EngineeringLand SurveyingLandscape ArcitectureSHEETC1.04941 Kirschling CourtStevens Point, WI 54481715.344.9999 (PH) 715.344.9922 (FX) SCHULTZ REAL ESTATE GROUPOCONTO FALLS MHCCITY OF OCONTO FALLSOCONTO COUNTY, WI LAYOUT PLAN JJLJJL01/03/2025 UTILITY DISCLAIMER:0'30'60'1" = 30' COMPREHENSIVE PLAN UPDATE SCOPE OF SERVICES AND COST PROPOSAL City of Oconto Falls Oconto County, Wisconsin January 16, 2025 This Page Intentionally Left Blank CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL i Table of Contents INTRODUCTION .......................................................................................................... 1 OBJECTIVES ................................................................................................................ 1 SCOPE OF SERVICES .................................................................................................. 2 Phase 1: Project Kickoff ...................................................................................................................... 2 Phase 2: Update Required Comprehensive Plan Elements........................................................... 2 Phase 3: Project Coordination and Collaboration ......................................................................... 2 Phase 4: Final Products ....................................................................................................................... 2 PLANNING PROCESS AND TIMELINE ......................................................................... 3 DIVISION OF WORK .................................................................................................... 4 PROJECT COST ........................................................................................................... 4 PROJECT TEAM AND QUALIFICATIONS .................................................................... 5 Work Experience ................................................................................................................................. 6 Capability Statement ......................................................................................................................... 6 CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL ii This Page Intentionally Left Blank CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL 1 Introduction The Bay-Lake Regional Planning Commission (“Commission”) has prepared this scope of services as a response to the City of Oconto Falls (“City”) request for a plan update that complies with relevant State requirements and that better aligns future land use planning with the City ’s goals and vision for growth. Wis. Stats. 66.1001 requires every governmental jurisdiction that regulates the use of land through a land division ordinance, shoreland zoning ordinance, general purpose zoning ordinance, or official map to have an adopted comprehensive plan. In addition, as part of the State Statute requirements, a comprehensive plan must be updated at a minimum of every 10 years. The Commission understands that the City’s desire to update the plan’s content is not only to meet State Statute requirements, but also to ens ure the City has an up-to-date tool to make informed land use decisions. Objectives The Commission has specified the following objectives in updating the City of Oconto Falls’s Comprehensive Plan:  To work with the City Plan Commission (or other assigned entity) to prepare an update to the City of Oconto Falls Comprehensive Plan which will comply with the requirements of Wis. Stats. 66.1001.  To encourage citizen participation and to coordinate planning efforts between the City and neighboring jurisdictions during the plan development process.  To review and update the existing conditions and background data within the plan, as necessary.  To incorporate amendments to the c omprehensive plan that have been adopted since the City’s current plan was developed (i.e., 2008).  To consider existing City planning studies, as well as comprehensive plans adopted by nearby communities and Oconto County.  To assist with update s to the vision statement, recommendations, goals, and strategies designed to guide future growth and development of the City for the next 20 years.  To assist the City in the adoption of the plan by preparing the resolution and ordinance for adoption of the comprehensive plan by the City Planning Commission.  To prepare a plan that can be updated, cost-effectively, on a five-to-10-year cycle.  The Commission will be available at the request of the City to provide additional planning assistance to implement the updated comprehensive plan. Bay-Lake Regional Planning Commission The Bay-Lake Regional Planning Commission is a multi- service planning agency within Wisconsin that delivers a variety of federal, state, and local programs. It provides planning and technical assistance to member local units of government in n ortheast Wisconsin and is accountable to its members. The Commission also serves as an effective partner for state and federal governments. Commission Contact: Brandon Robinson, Executive Director Email: brobinson@baylakerpc.org Phone: 920-448-2820, ext. 105 Website: www.baylakerpc.org Address: 1861 Nimitz Drive De Pere, WI 54115 CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL 2 Scope of Services Through a contract agreement between the Commission and the City , the Commission will update the City’s Comprehensive Plan by coordinating and drafting the plan document , along with assisting with meeting facilitation. The following work plan is intended to describe the process to update the plan. The Commission is flexible in refining the details to best suit the City’s desired outcomes. Phase 1: Project Kickoff The Commission proposes to facilitate one (1) kickoff meeting at the outset of the project to provide an opportunity to discuss the project, clarify project objectives and schedule, and begin discussing key technical issues with the City’s core project team (planning staff, the City Planning Commission representatives, etc.). Prior to this meeting, the Commission will review relevant and existing plans and studies, as provided by the City , to better understand recent planning efforts and existing conditions. The Commission will additionally prepare a draft public participation plan, to be discussed at the kickoff meeting and subsequently refined. Phase 2: Update Required Comprehensive Plan Elements The Commission will prepare an update to the City of Oconto Falls Comprehensive Plan. The updated Comprehensive Plan will meet the requirements of Wis. Stats. 66.1001. Commission staff will work with the city to reorganize, simplify, or add new topics/chapters to the plan (as needed) while addressing the required elements per Wis. Stats. 66.1001. The Commission will update the following components:  Accomplishments since the adoption of the previous 2008 Comprehensive Plan  Background information, including data from the U.S. Census, American Community Survey, and/or other public available data  Vision statement, policies, and recommendations  Comprehensive Plan elements and maps, including changes to the future land use plan Phase 3: Project Coordination and Collaboration To facilitate the development of the plan and to ensure that the plan is a statement of City policy, the Commission will meet with the City core team, or other assigned entity or committee, to review and discuss comments related to the text and mapping updates in up to four (4) meetings. In addition, t he Commission will seek comments and feedback from the City project team (or assigned entity/committee) as updates are drafted. Further, the City may seek feedback from the community via public survey. Phase 4: Final Products Upon review of the draft plan update by the City , the Commission will refine and prepare a hearing-ready comprehensive plan. Commission staff will format the plan document into a digital file to facilitate future revisions and amendments. The Commission will attend one (1) open house/ public hearing of the City to present the plan update in anticipation of adoption . Prior to the hearing, the Commission will help prepare the resolution and ordinance for adoption of the comprehensive plan. CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL 3 Planning Process and Timeline The Commission anticipates a 14-month planning timeframe to update the City of Oconto Falls Comprehensive Plan (see Exhibit 1 ). This timeline is based on the scope of s ervices as outlined earlier in the document. This includes up to four project meetings with the City project team/advisory committee , as well as ample time and opportunity for citizen involvement , and thorough review of content by the City. Upon City approval of this scope of services and over the course of the project, the timeline may be amended if there are unforeseen issues or delays in the planning process. For the Commission to complete a quality plan in a timely manner, the City will be required to review and make comments on the c omprehensive plan update as it is written. The Commission will revise the materials as directed by the City. Exhibit 1. Proposed Project Timeline Phase 1: Project Kickoff Phase 2: Update Required Plan Elements Phase 3: Project Coordination/Collaboration Phase 4: Finalize Plan Update Kickoff Meeting Project Meetings Public Survey/ Open House/Public Hearing Public Input Effort 13 14 MonthPhase 1 2 3 4 5 6 7 8 9 10 11 12 CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL 4 Division of Work Commission staff will be responsible for:  Attending one (1) project kickoff meeting, up to four (4) project meetings, and one (1) open house/ public hearing.  Updating relevant data, maps, and content.  Preparing an open house, an online survey (if requested), and summarizing survey results.  Formatting the Comprehensive Plan document (including text, maps, and other exhibits), as requested following City review of the updated plan.  Assisting the City with preparation of a Resolution, Ordinance, and Public Hearing materials. City staff will be responsible for:  Reviewing and revising, as necessary, the City’s Public Participation Plan prior to beginning the comprehensive plan update process.  Posting and sending out meeting notices and survey notices to citizens and other interested and required parties.  Providing a meeting space for all in-person meetings.  Reviewing and revising, as needed, the Comprehensive Plan update, including: o Required plan elements (e.g. background and data). o 20-Year Vision Statement and Goals & Objectives. o 20-Year development strategy and corresponding mapping. o Implementation Element.  Lastly, City officials are encouraged to attend meetings and provide input, as requested. Project Cost The Commission’s fee for completing the City of Oconto Falls Comprehensive Plan will be $18,515 (see Exhibit 2 ). The Commission prepared this budget based on recent, relevant experience preparing other comprehensive plan updates in the region. Additional meetings, document copies, summary poster, story map, and other work activities requested by the City, beyond those listed in this scope of services , will be at an additional cost to the City. That cost would be at a mutually agreed upon fee. Exhibit 2. Proposed Budget for the Comprehensive Plan Update Cost of Comprehensive Plan Update $20,365 Membership cost savings* ($1,850) Commission/City Contract Amount $18,515 *Transportation element partially updated through the Commission's Rural Transportation Work Program and the Economic Development element partially updated through the Commission's EDA Work Program CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL 5 Project Team and Qualifications The Commission uses a team approach for its planning projects under the guidance of an experienced and qualified team leader who acts as the project coordinator. The Commission’s team for the City of Oconto Falls Comprehensive Plan Update consists of the following:  Executive Director will oversee the project and ensure diligent completion. o Brandon Robinson - Brandon has been with Bay -Lake RPC since 1998. In addition to his management duties as the Commission’s Executive Director, Brandon is extensively involved with the community assistance program, including comprehensive and other long -range planning, and as sists with plan implementation and ordinance development. Brandon also offers technical assistance by writing and administering grants under these program areas. Brandon earned his Bachelor’s Degree from the University of Wisconsin - Oshkosh in Urban and Regional Studies and in Geography.  Community Assistance Planner will serve as the project lead and will be the primary contact for the project. o Kyle Robison - Kyle joined the Bay-Lake RPC in July 2024. His duties include a range of planning activities such as developing comprehensive plans, hazard mitigation plans, and other long -range planning documents, researching policies and legislation related to communit y development, and engaging with various agencies and local stakeholders. Kyle has developed a diverse skill set from his prior experiences in aviation, engineering design, and community engagement. He is a US Air Force veteran and holds a Bachelor of Science in Landscape Architecture from Purdue University.  GIS Specialist will provide mapping, data collection and analysis, and other visualization for this project. o Natalie Blackert - Natalie joined the Bay -Lake RPC in January 2024. Her duties involve leading the development, implementation, and management of Geographic Information Systems for the Bay -Lake Region. Natalie brings experience with GIS -based environmental research, and hist orical infrastructure analysis. She graduated from the University of Wisconsin-Eau Claire with a Bachelor of Arts Degree in Environmental Geography, and with minors in History and Latin American Studies. CITY OF OCONTO FALLS COMPREHENSIVE PLAN UPDATE: SCOPE OF SERVICES & COST PROPOSAL 6 Work Experience The preparation of county and local comprehensive plans by the Commission dates back to the early 1970’s. Since Wisconsin enacted the “Smart Growth” law in 1999 , the Commission has prepared over 100 comprehensive plans along with other land use plans throughout the eight county Bay-Lake Region. The Commission’s overall planning experience includes development of:  Comprehensive Plans and plan elements for Towns, Villages, Cities, and Counties  Land Use Site Plans  Farmland Preservation Plans  Zoning Ordinances and Codes  Area Development Plans  Park and Recreation Plans  Hazard Mitigation Plans  Tax Incremental Financing Plans  Natural Resource Plans  Sewer Service Area Plans  Transportation Corridor Studies and Plans  Pavement Management Surveys In addition, the Commission has experience writing and administering:  Public Facility Grants  Economic Development Grants  CDBG Planning Grants  Housing Grants  Coastal Management Grants  Transportation Grants Capability Statement As a public and official area -wide planning agency for northeastern Wisconsin since 1972, the Commission has the expertise and resources to successfully achieve the objectives of th is proposed planning project for the City of Oconto Falls. Providing cooperative planning and funding solutions to foster healthy and thriving communities within the region. • Community and Economic Development • Geographic Information Systems • Environmental • Transportation Bay-Lake Regional Planning Commission 1861 Nimitz Drive De Pere, WI 54115 920 448 2820 www.baylakerpc.org Oconto County SOLO Parcel Report Oconto County Land Information Systems makes every effort to produce the most current and accurate information possible. No warranties, expressed or implied, are provided for the data provided, its use, or its interpretation. Oconto County does not guarantee the accuracy of the material contained herein and is not responsible for any misuse or misrepresentation of this information or its derivatives. Oconto County parcel maps are for tax and real property listing purposes only and do NOT represent a survey. Report Created At School District: Other Districts: 1/28/2025 9:15 AM 2660707715481Parcel ID: Supervisory District: SuperDist OCONTO FALLS CITY OF O. FALLS TID #3 Improvement Value: $0 Land Value: $0Assessed Acreage: Address: OCONTO FALLS, WI 54154- CITY OF OCONTO FALLS 0.000 PO BOX 70 Physical Address: Primary Owner(s): Section: SEC25-T28N-R19E Document Number: Volume/Page: 235-124 Legal Description: LOTS 1 & 2 VOLK ADD TO VOLKS PLAT BLK 3 LOT 3 CALDWELL 2ND ADD BLK 4 EXC V738-P719 2660725030263