HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT DECEMBER 3,2019
ITEM II: PUBLIC HEARING: ZONE CHANGE FROM CENTRAL MIXED USE
DISTRICT (CMU) TO CENTRAL MIXED USE DISTRICT WITH A
PLANNED DEVELOPMENT OVERLAY(CMU-PD),APPROVAL OF A
GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A LIGHT MANUFACTURING,RETAIL AND EDUCATIONAL
FACILITY AT 717 OREGON STREET
GENERAL INFORMATION
Applicant/Owner: Nathaniel J Frank: M Toxins Venom Lab
Action(s) Requested:
The applicant requests a zone change from the existing Central Mixed Use District(CMU) to
Central Mixed Use District with a Planned Development Overlay (CMU-PD). The applicant also
requests approval of a General Development Plan and Specific Implementation Plan to establish
a light manufacturing, retail and educational facility at 717 Oregon Street.
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 one 5,850 sq. ft. parcel located at the northwest corner of Oregon
Street and W. 8a,Avenue. The subject site consists of a 5,760 sq. ft.building formerly used as
Kossel's appliance store.The surrounding area consists primarily of commercial and mixed uses
along with residential uses to the west. The 2040 Comprehensive Land Use Plan recommends
Center City use for the subject area.
Subject Site
Existing Land Use Zoning
Commercial CMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial CMU
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Mixed Use CMU
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Commercial/Mixed Use CMU
West Two family residential CMU
Paqe 1
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Center City
ANALYSIS
Zone Chan&e
The applicant is requesting a zone change to add a Planned Development Overlay to the
existing Central Mixed Use district(CMU)base zoning to allow for the proposed land use,
which is not specifically included in the zoning ordinance.
A Base Standard Modification (BSM) is required to allow a light
manufacturing/educational/retail use as light manufacturing and educational uses are not
permitted in the CMU district. Staff is supportive of adding the Planned Development Overlay
for this purpose as the intent is to accommodate a unique land use (anti-venom production and
educational display).
Use/Site Design
The applicant is proposing to use the existing building for venom production (40% of building
area), laboratory processing(10%) and educational displays (50%). According to the applicant,
the venom from snakes and scorpions will be extracted to be used for pharma research,
antivenin, and evolutionary research. The facility will also be used for school field trips and will
be open to the public and include minimal retail activities.
The applicant is not proposing any changes to the exterior of the site. The facility will have four
staff members who will park on 8t"Avenue and school groups will be dropped off in buses
which will be parked off-site. Staff does not have concerns with parking as off-street parking
requirements are exempt in the CMU district.
A neighborhood meeting was held at the site on September 25th to inform neighboring
property owners of the proposed use. The neighbors who attended the meeting were in favor
of the proposal. Staff is supportive of a BSM to allow the proposed use as it should not be
detrimental to the surrounding area.
Signage
The applicant plans to replace the sign faces on the existing"Kossel's" on-building sign. No
new signage is being proposed.
Landscaping
No change to the existing landscaping is being proposed with this request.
ITEM It. Rezone,GDP&SIP 717 Oregon SG 2
Paqe 2
Storm Water Management/Utilities
No changes to existing storm water management is being proposed with this request.
Site Lighting
No changes to existing site lighting is being proposed with this request.
Building Facades
No changes to the existing building facades is being proposed with this request.
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
exceptions/base 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.
ITEM IL• Rezone,GDP&SIP 717 Oregon SG 3
Paqe 3
Staff recommends approval of the rezone, General Development Plan and Specific
Implementation Plan with the findings listed above and the proposed following condition:
1. Base Standard Modification to allow a light manufacturing, retail and educational
facility within the Central Mixed Use District(CMU).
ITEM It. Rezone,GDP&SIP 717 Oregon SG 4
Paqe 4
SUBMIT TO:
City Of Oshkosh Dept.of Community Development
215 Church Ave.,P.O.Box 1 130
citof
Oshkosh Planned Development Application PHONE:(20)236-5059
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: ��� ��� c� ��/li✓� Date:122 f
Petitioner's Address: e,`cc n A7YeCity: /-� State: /u/ Zip:
Telephone#: (/7� .� H— i 5�Email:ill�rJ/Y/YbY,Ns r 'Contact preference: one ❑Email
Status of Petitioner(Please Check): wner ❑ presentative a c Buy r
Petitioner's Signature (requir d): Date:
OWNER INFORMATION Owner(s): /"j i o X'(42 V /Lv 6,-L� e-14/3 Date:
C
Owner(s) Address:,//l( h/kijt4gq,�,_ /4&P City: �'S 14 State: ems/ Zip:
Telephone#: (�',?e)RYc�-9S-FL? Email: 77ak(2 M7-^)r,4_1 1CLCantact preference: elThone ❑Email
Ownership Status (Please Check): ❑ridtvidual ❑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 ne ry te-prQ�ssthis application. I also understand that all
meeting dates are tentative and may be postponed by th Planni n or t�omple e submissions or other
administrative reasons.
Property Owner's Signature. Date: '?
TYPE OF REQUEST:
eneral Development Plan (GDP) eral Development Plan (GDP) Amendment
KI Specific Implementation Plan (SIP ❑Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project:
Proposed Project Type: (Er<i S u-AJG
Current Use of Property: /2-&-j-.q/L Zoning:
Land Uses Surrounding Your Site: North: 7/( ���S c�z_ l-Z--,-)tt i l h on L 1,
South:3! 6ie!5,0 T 'S
East: ��� d roc rL {t
West: Z ��y` S 5 k)L
➢ 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.litm
Sign Staff Dafe fid IV�D
SEP 30 ?_019
CONIN'IUNI'LY DEVL:LOP94G 5
❑ 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
walkways.
❑ 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.
1 hereby certify that to the best of my knowledge all required application materials=i�ncd with this
application. 1 am aware that failure to submit the required completed applisptiwials may result in denial or
delay of the application request.
Applicant's Signature (required): Date:
3
Paqe 6
SUBMIT TO:
Cityof Oshkosh Application Dept.of Community Development
pp 215 Church Ave.,P.O.Box 1130
CIloe Zoning Map Amendment (Rezoning) Oshkosh,Wisconsin54903-1130
Oshkosh PHONE:(920)236-5059
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: q 0'f_ q!a A i t X7 m i/g� Date: l�
Petitioner's Address:, HOC City: 6 -S74/G6S/4- State: Zip:
Telephone#: _f-K-C/Email: (rP,7-�e6D 177-76J()NS i (Contact preference: 4�kone ❑Email
Status of Petitioner(Please Check): caner ❑Representative ❑Tenant �cfiv ,Buyer
Petitioner's Signature(required): — Date:
OWNER INFORMATION
Owner(s): M TO X I/V$ lrL/U 0 n.n- Date:
Owner(s)Address: / 0 1 LJ Q i 4 G-n dJVP City: C)614,C0�' )* State:_Zip:
Telephone#: �i-'�!2-yS ?Email: r(1�ct preference: 1a:11
hone ❑Email
Ownership Status(Please Check): ividual ❑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 pplieetier�l also.undersfc nd that all meeting dates are tentative
and may be postponed by th�.�Ss[Narp Aivi' or nco ete s bmissio s-o? # adrfiinistrative reasons.
Property Owner's Signature: Date: .
ZONING AND DEVELOPMENT INFORMATION
Address/Location of Rezoning Request: :7— 'IN
Tax Parcel Number(s): /'7/, o ' '
Rezone property from: 44 1 X( � U 5 to TA /ViD U< � i�(X1A/�C�✓V�1 L
Purpose for Rezoning: i r olllf0Af �/1 Jt-7� i G 66-r- .f5
Describe existing property development and land use: <' � 1ZrL ry r—L zi Ft J- _ J7_ 4-cA t 1
C{ 120 11 IB C
Describe proposed development and/or proposed land use: " 6- f yr s�C� ale
LcA be r A--c, at 5 r4-C•e I � a c'i,�:i-trr��slf
Proposed time schedule for development and/or use of the property:
ii a 1 �2
Zoning Adjacent to the Site: North: 2 G(nC,Al 2t,77 ql L��f�i�L
South:s Sal G'2G-C---'n/
East: Z- I Z-
West: j_ crer e g S 1 ./r.-7-.,tr�
Sign Staff Date Rec'd
Paqe 7
SUBMITTAL REQUIREMENTS-Must accompany the application to be complete.
(Submi only digital files.Please note at the discretion of Community Development staff may request a hard copy)
ap of the immediate area showing property involved.Area to be rezoned must be outlined in color
A site plan drawn to readable scale showing present status of property and proposed development
treet address,adjacent streets,intersections and any other information or landmarks to help identify the property
ocation 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.oslikosh.wi.us/Community_Development/Planning.litm
2
Paqe 8
M TOXINS
V E N 0 M L 0 B
From: Nathaniel Frank
Owner/CEO: MToxins Venom Lab
1111 Washington Avenue
Oshkosh,WI 54901
920-379-9579
To: Planning Commission
City of Oshkosh
City hall room 404
Subject: MToxins Introduction/Project overview
MToxins venom lab is a worldwide supplier of snake and scorpion venoms for the
manufacture of life saving antivenoms around the globe since 2011.
We are one of 9 venom laboratories in the world.
MToxins products have and are used in cutting edge scientific, pharmaceutical research
including but not limited to: cancer, epilepsy, and non-addictive pain medications.
We hold licenses from the Wisconsin DNR and FDA as well as working with NATO and the
WHO.
We have a strict safety protocol and are held to all Zoological standards for care and safety.
We currently take on interns from UWSP to earn 3 credits per semester for assisting in our
operation, helping to influence the next generation of scientists.
I am an Oshkosh native born and raised and my business plan has always been to move into
the city and open my facility as an educational centre for all ages.
Attached is our plan for 717 Oregon street, which will be used as follows:
40%Venom production
10% Laboratory processing
50% Educational displays
MToxins has met with the head of educational development for OASD and will be
incorporated into their lesson plans and field trip schedules.
Curriculum will begin drafting in November 2019.
MToxins held a public forum on September 25th, which was met with no opposition.
MToxins meets with the chancellor of UWO on Thursday October 3rd to discuss internship
opportunities.
Timeline for the project is as follows:
October 28th 2019: Closing on building
October 29-January 1: Build non loadbearing assemblies for operations.
Jan 1 Begin operating but closed to public.
May 2020: Open to public.
Paqe 9
Given approval, our customer base from around the world is looking forward to coming to
Oshkosh to attend our ribbon cutting ceremony which will include world renowned
scientists from: South America, North America, Europe,Africa, Middle East, and Asia.
I have attached with this letter:
-Applications
-Building rough layout
-Business plan
-Checque for$675 for the filing fee
-copy of our latest scientific paper
Please note I understand this is a unique business and many additional questions may arise.
I am at your disposal to answer any questions to whatever detail necessary.
Do not hesitate to call or email me.
Respectfully submitted,
Nathaniel Frank
nate@mtoxins.com
www.mtoxins.com
920-379-9579
Paqe 10
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REZONE/GDP/SIP 703 OREGON STREET LLC 708 OREGON LLC
717 OREGON ST 703 OREGON ST 708 OREGON ST
PC: 12-03-19 OSHKOSH WI 54902 OSHKOSH WI 54902
711 OREGON LLC 714 OREGON STREET LLC CRISLIN HOLDINGS LLC
182 W RIPPLE AVE 714 OREGON ST 1325 BOWEN ST
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54901
CYNTHIA I SALZWEDEL DANUTA SWIECICKI DEAN P HOFFMAN/SUSAN
1424 POWERS ST 225 E DIVISION ST ROSENBAUM HOFFMAN
OSHKOSH WI 54901 FOND DU LAC WI 54935 1008 E IRVING AVE
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ERIC D LICHTERMAN GERALD R FREY HOOPMANS DOWNTOWN
735 W 8TH AVE 4804 ISLAND VIEW DR OSHKOSH LLC
OSHKOSH WI 54902 OSHKOSH WI 54901 PO BOX 1099
OSHKOSH WI 54903
MARK A LENTZ PAVELSKI ACQUISITIONS LLC PEACE LUTHERAN CHURCH
1113 W 11TH AVE 701 OREGON ST 240 W 9TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
ROBERT J KOSSEL ROBERT J MAZZA SOUTH OF THE BORDER LLC
717 OREGON ST 1558 COUNTY ROAD I 225 W 18TH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
THE SALVATION ARMY NATHANIEL J FRANK
PO BOX 233 M TOXINS VENOM LAB
OSHKOSH WI 54903 1111 WASHINGTON AVE
OSHKOSH WI 54901
Paqe 14
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