HomeMy WebLinkAboutItem VIII PLAN COMMISSION STAFF REPORT AUGUST 6,2019
ITEM VIII: PUBLIC HEARING: ZONE CHANGE FROM URBAN INDUSTRIAL DISTRICT
(UI) TO URBAN INDUSTRIAL DISTRICT WITH A PLANNED
DEVELOPMENT OVERLAY (UI-PD),APPROVAL OF A GENERAL
DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR A
MONUMENT SIGN AT 1016 WITZEL AVENUE
GENERAL INFORMATION
Applicant: Josh Turkow,Appleton Sign Company
Property Owner: Block Iron and Supply Co. Inc.
Action(s) Requested:
The applicant requests a zone change from the existing Urban Industrial District (UI) to Urban
Industrial District with a Planned Development Overlay (UI-PD). The applicant also requests
approval of a General Development Plan and Specific Implementation Plan to allow for
installation of a monument sign.
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 good planning
principles. Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area consists of three parcels, totaling 2.870 acres in size,located on the north side of
Witzel Avenue, east of Knapp Street. The subject area is occupied by an approximately 41,000
square foot Block Iron manufacturing facility, off-street parking areas, loading facility and other
site amenities. In 2018,the site underwent an expansion project merging two existing buildings
with a 17,500 square foot building addition. The project included other site improvements
including off-street parking expansion and landscaping.
The surrounding area consists of a mix of commercial and industrial uses along the north side of
Witzel Avenue and residential uses along the south side. The 2040 Comprehensive Land Use
Plan recommends mixed-use for the subject area.
Subject Site
Existing Land Use Zoning
Light Manufacturing Urban Industrial (UI)
Page 1
Adjacent Land Use and Zoning
Existing Uses Zoning
North Contractor Yard/Personal Storage Urban Industrial (UI)
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Single Family Residential Single Family Residential-9 (SR-9)
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Institutional (I) & Urban
East CityTransit Center/Commercial Industrial (UI)
West Auto Sales/Personal Storage/Commercial Urban Industrial (UI)
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Mixed-Use
ANALYSIS
Zone Change
The applicant is requesting a zone change to add a Planned Development Overlay to the existing
Urban Industrial(UI)base zoning due to constraints for code-compliant placement of ground
signage along Witzel Avenue. The 2017 Zoning Ordinance update changed the previous Central
Industrial District (M-2)zoning for the property to the new closest equivalent, Urban Industrial
District. The M-2 District allowed for a zero-foot front yard setback,whereas the UI District has a
25-foot front yard setback requirement from the public right-of-way. This placed several
structures along Witzel Avenue in a legal nonconforming status and any new structures are
required to comply with the current setback requirement.
The applicant will be requesting a Base Standard Modification (BSM) to allow placement of a new
ground sign in the front yard setback area which would have been allowed by-right with the
previous ordinance. Staff is supported of adding the Planned Development Overlay for this
purpose as the ordinance update significantly changed the underlying standards. The request is
also in character with existing structures along the north side of Witzel Avenue.
Siege
The applicant is proposing a stepped 9'4" tall by 9'0" wide, 71.87 square foot internally-lit
monument sign. The sign meets base zoning requirements in regard to height and area. The sign
is proposed to be placed centered within the green space between the off-street parking area and
right-of-way, setback eight feet from the right-of-way. A BSM will be necessary due to the 25-foot
setback requirement.
The applicant states in the provided narrative an eight-foot setback is desired to provide adequate
visibility of the sign. The site is challenged due to the location of existing mature trees and the
location of the building at 1000 Witzel Avenue with a setback of seven feet from the Witzel
Avenue right-of-way making signage visibility for west-bound traffic difficult if placed at a code-
compliant location.
ITEM VIII.• Rezone,GDP&SIP 1016 Witzel Avenue 2
Page 2
The recent off-street parking addition was placed at the required setback leaving no area for code-
compliant placement of an effective sign. The owner was under the assumption that signage
would be permitted in the greenspace between the sidewalk and parking addition at the time of
site design which would have been true under the previous ordinance.
Staff agrees that the site has a visibility hardship,especially to westbound traffic. It can also be
said that the reduced setback is not out of character with other existing signage and structures
along the north side of Witzel Avenue so staff is supportive of the BSM to reduce the front yard
setback from 25 feet to eight feet.
Landscaping
The applicant states that in consideration for the proposed reduced setback, enhanced
landscaping will be placed around the base of the sign. A landscape plan for the sign has not
been provided other than indication of ground plantings on the submitted sign elevation plan.
Staff is agreeable to the enhanced landscaping and will work with the applicant and owner for
submission of a detailed landscape plan. In looking at appropriate landscaping,it is suggested
that 10 points of low-level shrubs or perennial plantings be placed on both sides of the sign for a
total of 20 points.
Certified Survey Map
A Certified Survey Map (CSM)was submitted as part of the original expansion project to
combine the three subject parcels into one. To date, the CSM has not been recorded and has
subsequently created several nonconforming issues with building and parking setbacks. As a
condition, staff is recommending the CSM be finalized and recorded prior to building permit
issuance for the proposed sign.
Use/Site Design/Access
No changes to the existing use, site design or access is being proposed with this request.
Storm Water Management/Utilities
No changes to existing storm water management is being proposed with this request.
Site Lighting
No changes to existing sight lighting is being proposed with this request.
Building Facades
No changes to the existing building facades is being proposed with this request.
ITEM VIII.• Rezone,GDP&SIP 1016 Wifzel Avenue 3
Page 3
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings based
on the criteria established by Chapter 30-387 (C)(6):
(a)The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses,land use densities and intensities, and land use impacts in the environs
of the subject site.
(d)Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e)The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(f) The proposed Planned Development project design does not detract from areas of
natural beauty surrounding the site.
(g) The proposed architecture and character of the proposed Planned Development project
is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptionsibase standard modifications variation of any standard or regulation of this
Chapter.
(j) For Planned Development projects that are proposed to be developed in phases, the
applicant can provide a timeline for development and can demonstrate that the project
would be successful even if all phases were not or could not be completed.
Staff recommends approval of the rezone, General Development Plan and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1. Base Standard Modification to reduce the front yard setback for the proposed monument
sign from 25' to 8'.
2. Applicant and/or owner shall submit a landscape plan for low-level plantings around the
base of the proposed sign containing a minimum of 10 landscape points per side and
reviewed and approved by the Department of Community Development.
3. Certified Survey Map for the site shall be recorded prior to issuance of the sign building
permit.
ITEM VIII.• Rezone,GDP&SIP 1016 Wifzel Avenue 4
Page 4
CA SUBMIT r0:
City Of Oshkosh Dept.of Community Development
City 215 Church Ave.,P.O.Box 1 130
Oof Planned Development Application Oshkosh,WI 54901
shkosh PHONE:(920)236-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: ftDuAbo S 1 Ln 0U I c>(��`� ��,� F-V� Date: 21
Petitioner's Address: 2-10V - CAo\VA C6 City:�mab State:W Zip: <L
Telephone #: (q�) �R'3 � Fax: N►_�O) � ( J�P ZZ Other Contact # or Email: h \�h U)m
Status of Petitioner (Please Check): ❑ Owner representative ❑Tenant ❑ Prospective Buyer U
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): UML �V>V\ �i��n�� Date: Zl
Owner(s) Address:Jnp w kt-�k /'�V-e City:01&h\610 Sh State:v_Zip: cS 9 UZ
Telephone #: (qw) 23` �lP u S Fax: (q ZU) 23I ' e,)I Other Contact# or Email:
Ownership Status (Please Check): ❑Individual ❑Trust _.,tnershipCorporation
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 oth 'nform ion necessary to ocess this application. I also understand that all
meeting dates are tentative and may b on by t P nnin ervices Division for incomplete submissions or other
administrative reasons.
Property Owner's Signature: Date:G�
TYPE OF RE UEST:
General Development Plan (GDP ❑ General Development Plan (GDP) Amendment
❑Specific Implementation Plan ❑ Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: ION w 12f_. M .
Proposed Project Type: M1111\/1M,n( &Qn — ew'ssed Srtilack Llese1 40,t. ZS ' (cc <k
Current Use of Property: yYY1"�(-C I%L Zoning: -
Land Uses Surrounding Your Site: North: My-- �2
South:
East:
West:
➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
➢ 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 visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
Staff Date RecRtage 5
/G.✓ sG�T$�}c,� o,c/L y
SUBMITTAL REQUIREMENTS-Must accompany the application to be complete.
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
ple se request a waiver in writing to the Division's Director or designee.
A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items
(digital files should be submitted):
❑ A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set.
❑ General location map of the subject site depicting:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
• Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
• A graphic scale and north arrow.
❑ Generalized site plan showing the pattern or proposed land uses, including:
• General size, shape, and arrangement of lots and specific use areas.
• Basic street pattern and pattern of internal drives.
• General site grading plan showing preliminary road grades.
• Basic storm drainage pattern, including proposed on-site stormwater detention.
• General location of recreational and open space areas, including designation of any such areas to
be classified as common open space.
❑ Statistical data, including:
• Minimum lot sizes in the development.
• Approximate areas of all lots.
• Density/intensity of various parts of the development.
• Building coverage.
• Landscaping surface area ratio of all land uses.
• Expected staging.
❑ Conceptual landscaping plan.
VGeneral signage plan.
❑ General outline of property owners association, covenants, easements, and deed restrictions.
❑ A written description of the proposed Planned Development, including:
• General project themes and images.
• The general mix of dwelling unit types and/or land uses.
• Approximate residential densities and nonresidential intensities.
• General treatment of natural features.
• General relationship to nearby properties and public streets.
• General relationship of the project to the Comprehensive Plan or other area plans.
• Proposed exceptions from the requirements of the Zoning Ordinance.
❑ Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP
(digital files should be submitted):
❑ A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set.
❑ An existing conditions map of the subject site depicting the following:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
• Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that
maintains that control.
• Existing utilities and recorded easements.
• All lot dimensions of the subject site.
• A graphic scale and a north arrow.
❑ An SIP map of the proposed site showing at least the following:
• Lot layout and the arrangements of buildings.
• Public and private roads, driveways, walkways, and parking facilities.
Page 62
• Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
❑ Proposed grading plan.
❑ Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
❑ Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
❑ Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
VAwalkways.
Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
❑ Specific written description of the proposed SIP including:
• Specific project themes and images.
• Specific mix of dwelling unit types and/or land uses.
• Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
• Specific treatment of natural features, including parkland.
• Specific relationship to nearby properties and public streets.
• Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
• A statement of rationale as to why PD zoning is proposed.This statement shall list the standard
zoning requirements that, in the applicant's opinion,would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
• A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
• Phasing schedule, if more than one development phase is intended.
❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
❑ A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
Applicant's Signature (required): Date: 9
Page 73
I CA City of Oshkosh Application SUBMIT TO:
City Dept.of Community Development
of Zoning Map Amendment (Rezoning) 215 Church Ave.,P.O.Box 1130
Oshkosh Oshkosh,Wisconsin 54903-1 130
PHONE: (920)236-5059
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
.�
Petitioner: �i SPr' /VGX•v✓ Date: 7 Q
Petitioner's Address: Zy• •tt7 A v City: State: !owl Zip: sy1sG
Telephone #: (Sty ) 3,V8., Y90 Fax: ( fit+) 1T9,/LZL Other Contact#or Email:I iSl� OVA? *&A,.,S/'t,,(o•ti
Status of Petitioner(Please Check): ❑Owner -'Representative -Tenant -Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION p
Owner(s): GIIL I,to✓ i S✓r/ Date: / 9
Owner(s)Address: �D/� wirt Ce_ .Eve- City: j�qjyos! State: 4✓1 Zip:// Sy90z
Telephone#: (ht+) 2 3/ . g 6 Y f Fax: ( ) Other ontact#or Email:fobs �y�K� rem .C•�-
Ownership Status (Please Check): -Individual Trust partnership Corporation
Property Owner Consent:(required)
By signature hereon,I/We acknowledge that City officialsand/or employees may,in the performance of their functions,enter upon the
property to inspect or gather other informaf necess to proc s thi 'ppli cation, I also understand that all meeting dates are tentative
and may be postponed by the Planni es Di ' on f pl e submissions or other administrative reasons.
Property Owner's Signature. Date:
ZONING AND DEVELOPMENT INFORMATION
Address/Location of Rezoning Request: �616 wo rZfL 4Ve 1, OPIX N 51*Z_
Tax Parcel Number(s): DLO 9(o 0000 O
Rezone property from: ()/ to _AAN.A)eP I76ditofA4E,•rT OV lh�
Purpose for Rezoning: Alt O ki SfGAol SET BtttL o f 8 1 itS
o//esED ro v01 LE��t.rrED 2S fFrg.rc
Describe existing property development and land use: 6a4*A4,6W&L F3�Jfi.+fff
Describe proposed development and/or proposed land use: W.�•.� Eac/.f t- 8✓twr�SS
Proposed time schedule for development and/or use of the property:
$ wee" A.t sllo, T+ SE
/LvfT�GLE.P
Zoning Adjacent to the Site: North:
South: )51C - 10
East: /
West: l
Staff/ Date Rec'd -/S7�7
Page 8
SUBMITTAL REQUIREMENTS-Must accompany the application to be complete.
❑1 Map of the immediate area showing property involved.Area to be rezoned must be outlined in color
W A site plan drawn to readable scale showing present status of property and proposed development
❑ Street address,adjacent streets,intersections and any other information or landmarks to help identify the property
❑J Location of existing uses,structures,fences and signs and location of proposed uses,structures,fences and signs
\ A narrative statement explaining the zone change and discussion of the project
➢ 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
SUMMARY OF PROCESS
The City of Oshkosh Plan Commission and Common Council act on all amendments to the Official Zoning Map.
The petitioner or owner should be present at both the Plan Commission and Common Council meetings to
discuss and answer questions regarding the request.
The application package is reviewed by Planning Services staff to determine conformance with adopted city
plans,zoning requirements and development standards.A staff recommendation is prepared for consideration
by the Plan Commission and Common Council.The petitioner will be provided with a copy of the staff report
and meeting notice several days prior to the Plan Commission meeting. The staff report and meeting notice will
also be available on the City's website. No notice is sent to the petitioner or owner regarding the Common
Council's consideration of the request. Petitioners and owners are encouraged to contact Planning Services
staff to find out when the request will be sent to the Common Council for review.
Neighborhood opinion is an important factor in the decision-making process.If the proposed development is
expected to have significant impact on other properties,the petitioner may be required to conduct a
neighborhood meeting to solicit public input prior to action by the Plan Commission and City Council.Planning
Services staff is available to offer assistance in compiling a mailing list for the neighborhood meeting. If deemed
appropriate,notification by mail informing the property owners within 100 feet of the subject property of the
proposal may substitute for the public meeting. Please note that a meeting notice will be mailed to all abutting
property owners regarding your request.
Within 90 days of filing a complete application, Plan Commission shall hold a public hearing to consider the
request.Within 60 days of the public hearing,the Plan Commission may make a written report to the Common
Council with recommendations regarding the proposal.The Plan Commission's report is advisory only. The
Common Council will make the final decision regarding all zone change requests. The Plan Commission may lay
over requests to subsequent meetings if incomplete information is provided or additional questions or concerns
are raised at the meeting.
After the Plan Commission makes its recommendation,the request will be forwarded to the Common Council for
consideration. This generally occurs three weeks after the Plan Commission meeting depending on the date the
Council meeting is scheduled (the Council meets on the 2nd and 41h Tuesday of every month) and on the
availability of a legal description for the zone change. Wisconsin State Statutes require a zone change to be
published as Class II notice in the local newspaper,the City takes care of this publication requirement prior to
the Council meeting.
The Common Council may approve the Official Zoning Map amendment as originally proposed, may approve
the proposed amendment with modifications,or may deny approval of the proposed amendment. If the
Official Zoning Map amendment is approved,the Ordinance is published in the newspaper on the following
Saturday and will be effective on Sunday. City administrative offices are notified of the effective date of the
Ordinance and will make changes to the Official Zoning Map accordingly.
For more information please visit the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
2
Page 9
-- - C O R P O R A T E
2400 Holly Road
Neenah,WI 54956
Tel:920.734.1601
Fax:920.734.1622
To Whom It May Concern:
The local business at 1016 Witzel Ave, Oshkosh, WI 54902, Block Iron &Supply Co Inc is requesting a base
standard modification as part of a General Development Plan and Specific Implementation Plan. Included with
the necessary applications you will find detailed renderings and a site plan for a proposed monument sign for
Block Iron &Supply Co. This proposed monument sign meets code requirements for both total square footage
and overall height. The business is seeking a base standard modification to the required setback of 25'for this
proposed sign. A desired setback of 8' from the right of way has been determined to establish appropriate
visibility for the business. This setback/sign location remains outside the driveway entrance vision triangle and
falls in line with nearby signs along Witzel Ave in terms of setback. This proposed alternate setback of 8'
alleviates any concerns about a 25' setback eliminating visibility and any potential to promote and properly
identify the Block Iron business location. Because of the building proximity to the road and existing trees,this
visibility concern is particularly evident for westbound traffic. A forced 25' setback would also create
problematic blind spots within the business parking lot. As a tradeoff, Block Iron agrees to upgrade the
landscaping in the surrounding area along Witzel Ave as detailed in the included site plan.
Thank you for your time and consideration on this project.
JOSH TURKOW, Regional VP - Sales
josht@appletonsign.com I http://�n+ww.appletonsign.con
Cell: 920.378.3490 1 Main: 920.734.1601 1 Fax: 920.734.1622
Corporate Office: 2400 Holly Rd, Neenah, WI 54956
iW AppletonSIGN 0 Of f in
• PYLONS•CHANNEL LETTERS•MONUMENTS• LOGO DESIGN •LED RETROFITS•VEHILLL- GRAPHICS• ELECTRONIC MESSAGE CENTERS • i
WAYFINDING a BANNERS&DECALS•ADA SIGNS•CUSTOM FABRICTION • SERVICE& REPAIR-
Page 10
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REZONE/GDP/SIP CITY OF OSHKOSH SEWAGE PLANT GEFFERS LLC
1016 WITZEL AVE PO BOX 1130 8275 PIONEER RD
PC:08-06-19 OSHKOSH WI 54903 LARSEN WI 54947
JEFF DAY TRACY DAY LLC JOSHUA HILAND KOMOROWSKI PROPERTIES LLC
1000 WITZEL AVE 101 KNAPP ST 2522 FOND DU LAC RD
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
LASER INVESTMENTS LLC LOURDES ACADEMY FOUNDATION INC RCR REALTY LLC
502 W MURDOCK AVE 250 N SAWYER ST PO BOX 557
OSHKOSH WI 54901 OSHKOSH WI 54902 OSHKOSH WI 54903
TITAN OF OSHKOSH LLC BLOCK IRON&SUPPLY APPLETON SIGN CO
923 S MAIN ST STE E 1016 WITZEL AVE ATTN:JOSH TURKOW
OSHKOSH WI 54902 OSHKOSH WI 54902 2400 HOLLY RD
NEENAH WI 54956
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www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by: City of Oshkosh,WI Oshkosh
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