HomeMy WebLinkAboutItem III PLAN COMMISSION STAFF REPORT DECEMEMBER 3,2019
ITEM III: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN APPROVAL FOR AUTOMOTIVE SALES/DISPLAY AND AN
AUTOMOTIVE SERVICE FACILITY LOCATED SOUTH OF 3365 S.
WASHBURN STREET
GENERAL INFORMATION
Applicant: Gries Architectural Group, Inc.
Owner: Bergstrom Automotive
Actions Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan for automotive sales/display and an automotive service facility at the property located
south of 3365 S. Washburn Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject property is a vacant parcel located at 3000 block of S. Washburn Street and is
approximately 25.73 acres in area. The surrounding area consists predominately of commercial
uses and vacant/open space uses. The subject property is zoned Suburban Mixed Use with a
Planned Development Overlay (SMU-PD). The surrounding area is zoned SMU-PD along with
MR-12 to the west.
Subject Site
Existing Land Use Zonin
Vacant SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Auto Sales (Bergstrom) SMU-PD
West Vacant MR-12
South Open Space/Recreational SMU-PD
East Public Right-of-Way (S. Washburn St.) A-2 (County)
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate Commercial
Paqe 1
ANALYSIS
Use/Site Design
The applicant is requesting General Development Plan (GDP) and Specific Implementation Plan
(SIP) approval for auto sales/display and an auto body shop at the subject site. The proposed
plans include a 36,750 sq. ft.building with vehicle service bays in the south and west portions of
the building and associated parking lot surrounding the building. The total impervious surface
area proposed for the site is 6 acres,which is 23.32% of the site, well under the 70%maximum for
the Suburban Mixed Use (SMU) district. The site plan indicates a dumpster enclosure at the
southwest corner of the building. The material is shown as precast concrete which matches the
proposed building materials. The enclosure must be 6' tall and constructed of wood or one or
more materials used on the exterior of the main building. This can be addressed during the Site
Plan Review process.
Access/Parking
The applicant is proposing a single access to the site from S. Washburn Street. The site plan
shows a total of 602 parking spaces. The spaces are split between customer parking,employee
parking and spaces for vehicle inventory. The applicant has allocated approximately 158 spaces
for customer parking, employee parking and vehicles waiting for service,with the remaining 444
spaces being devoted to sales and display. The plan also shows two drive aisles connecting to the
Bergstrom site to the north. A cross-access agreement will need to be filed for these drive aisles.
Staff is recommending a condition that all vehicles parked outdoors shall be in operable condition
for safe and legal performance on public right-of-way.
Sinae
The submitted plan included part of the finalized sign plans. The east elevation rendering
includes wall signage that appears to be in compliance with signage standards for the SMU
district. The site plan shows a proposed pylon sign within the 25' front setback. The pylon sign
will need to be relocated out of the front yard setback. The sign plan shows a 35' tall pylon,
approximately 475 sq. ft. sign area,including a 124 sq. ft. Electronic Message Center (EMC). In
May of 2012, a Planned Development amendment was approved for the Bergstrom site
immediately to the north (3365 S. Washburn St.) which included a 1,165 sq. ft. EMC with a
condition of a deed restriction not permitting any additional electronic message centers on the
properties comprising the Bergstrom Import Super Center. Upon staff review, it appears that
deed restriction may never have been recorded. Code allows a maximum of 100 sq. ft. of EMC
per property, therefore the 1,165 sq. ft. of EMC previously approved is the equivalent of 11.65
properties worth of EMC. Staff is recommending a condition that no electronic message centers
may be installed on the site and finalized sign plans must meet signage requirements for the SMU
district and be submitted for review by the Department of Community Development.
Landscaping
A landscaping plan has been submitted with the application and includes a variety of proposed
shrubs and trees for building foundation, paved area, street frontage and yard landscaping. The
landscaping plan shows a total of 300 building foundation landscaping points where 392 points
Item HI—GDP/SIP South of'3365 S. Washburn St. 1
Paqe 2
are required, with none located on the street/main entrance side where code requires a minimum
of 50% of the building foundation landscaping points. As the proposed shrubs for the paved
areas exceeds the minimum requirement, some of these shrubs can be relocated to the building
foundation to meet the 392 point requirement with a minimum of 196 located on the front (east)
side of the building. The applicant will need to revise the landscaping plan to comply with the
building foundation landscaping requirements.
The plan exceeds point requirements for paved areas with 3,524 points where 2,985 points are
required, while also exceeding the minimum percentages for tall trees and shrubs. However, four
of the proposed parking rows are missing intermediate landscape islands, as code allows a
maximum of 180 feet between islands. A tall deciduous/overstory tree will also need be added to
both of the eastern-most parking row ends. These landscape islands can be addresses as part of
the Site Plan Review process.
The landscape plan shows a total of 676 street frontage landscaping points, where code requires
370 points. Code requires that a minimum 50% of required street frontage landscaping be
devoted to medium trees. Of the street frontage trees shown on the plan, only the (6) "Red
Barron Crabapple" trees are considered medium trees for a total of 60 points, where 185 points
medium tree points are required. The applicant also indicates 20 Autumn Blaze Maples will be
used on the site. Autumn Blaze Maples are identified as a species to use sparingly within the
landscaping ordinance due to over-planting. Staff encourages the applicant to consider an
alternative to the Autumn Blaze Maples. The applicant will need to revise the landscaping plan
to comply with the street frontage landscaping requirements.
Site Lighting
The applicant submitted a lighting plan that appears to meet lighting standards with the
exception of the lighting levels along the north property line and the proposed fixture mounting
height. The proposed lighting meets the .4 foot-candle minimum requirement for parking areas
except for three stalls on the northern end of the parking lot as well as at the entrance to the site.
This can be addressed during the Site Plan Review process. The photometric plan shows portions
of the lot along the north property line exceed the maximum of .5 foot-candles of light trespass at
the property line. Staff is supportive of a Base Standard Modification (BSM) to allow the
additional light trespass as it is extending to the area along the neighboring parking lot(also
owned by Bergstrom) and should not cause any concerns. The proposed 24 ft.height of the light
poles/fixtures exceeds the 20 foot maximum height for the SMU zoning district. The lighting
fixture heights will need to be reduced to 20 feet. This can be addressed during the Site Plan
Review process.
Storm Water Management
Drainage plans have been submitted and are being reviewed by the Department of Public Works.
Finalized storm water management plans will need to be submitted and approved as part of the
Site Plan Review process.
Item III—GDP/SIP South of'3365 S. Washburn St. 3
Paqe 3
Building Elevations
The proposed building will be constructed of a combination of metal panels, precast concrete,
split-face CMU and storefront glass. The applicant is requesting a BSM as the east,north and
south facades will not meet the requirement of 50% Class I materials.
The applicant is proposing to use aluminum composite metal panels as an alternate Class I
material on the east elevation and front portions of the north and south elevations. Precast
concrete wall panels, which is a Class IV material, are proposed on the rear (west) facade and
back portions of the north and south facades.
According to the applicant, the metal panels shown on the east,north and south facades will be
visually compatible with the neighboring buildings in the area. The applicant is proposing the
precast concrete in lieu of split-faced CMU in order to meet requirements of the State Energy
Code,which was revised to include continuous insulation at exterior walls. The applicant also
notes that the wall panel finish will have a similar appearance to split-face CMU,which is a Class
11 material.
Staff is supportive of the BSM to allow front and side facades not predominantly clad in Class I
materials with a condition that the metal panels be consistent in material and appearance to the
neighboring "Bergstrom" buildings.
Overall Site
The applicant is requesting BSM's related to building materials and site lighting. To offset the
requested BSM's, the applicant is proposing approximately 25% additional landscaping over the
minimum code requirements. Staff is comfortable that the applicant has adequately offset the
requested BSM's and the overall site is complimentary to the surrounding area.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends that 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.
Item HI—GDP/SIP South of'3365 S. Washburn St. 4
Paqe 4
(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.
Staff recommends approval of the General Development Plan and Specific Implementation Plan
with the findings listed above and the proposed following conditions:
1) All vehicles parked outdoors shall be in operable condition for safe and legal performance
on public right-of-way.
2) No electronic message center signs may be installed on the site.
3) Final signage plans shall meet signage standards for the Suburban Mixed Use (SMU)
district and be reviewed by the Department of Community Development.
4) Base Standard Modification to allow lighting levels to exceed 0.5 foot-candles along the
north property line.
5) Base Standard Modification to allow front and side building facades to be clad in less than
50% Class I materials.
6) Metal panels on east,north and south elevations shall be consistent in material and
appearance with the neighboring Bergstrom buildings.
7) Final landscaping plan shall be revised to meet all code requirements.
S) Final landscaping plan shall be approved by the Department of Community
Development.
Item HI—GDP/SIP South of'3365 S. Washburn St. 5
Paqe 5
SUBMIT TO:
40 City of Oshkosh Dept.of Community Development
City 215 Church Ave.,P.O.Box 1130
of
Oshkosh Planned Development Application PHONE:(920)236 5059
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Gries Architectural Group, Inc. Steve Borsecnik Date:11-06-2019
Petitioner's Address: 500 N. Commercial Street city: Neenah State: WI zip: 54956
Telephone #: (920) 722-2445 Email: sborsecnik@gries.design Contact preference: ❑ Phone 0(Email
Status of Petitioner (Please Check): L O ner XRepresentative _Tenant Prospective Buyer
Petitioner's Signature (required): Date: 11-06-2019
OWNER INFORMATION
Owner(s): Bergstrom Automotive Date:11-06-2019
Owner(s) Address: One Neenah Center city: Neenah State: WI zip: 54956
,hogerty@bergstromauto.com
Telephone #: (920) 725-4444 Email: Contact preference: [] Phone D(Email
Ownership Status (Please Check): Individual Trust Partnership XCorporation
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 b he Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner's Signature: Date:11-06-2019
TYPE OF REQUEST:
❑ General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment
IK Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: S- Washburn Street
Proposed Project Type: Automotive Service
Current Use of Property: Automotive Facility Zoning: SMU-PD
Land Uses Surrounding Your Site: North: SMU-PD
South: SMU-PD
East: ---
West: MR-12
➢ 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
Sign Staff Date Rec'gt,�c;P r,
SUBMITTAL REQUIREMENTS-Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
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,
please 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
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
❑ 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 jurisdictions) 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.
❑ General 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.
1�( 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
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
❑ 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 jurisdictions) 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.
• Specific treatment and location of recreational and open space areas,including designation of
any such areas to be classified as common open space.
Paqe
❑ 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.
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): Aho ' &e4,ULDate: 11-06-2019
Paqe 83
Gries
Architectural Group Inc.
November 20, 2019
PROJECT NARRATIVE
Bergstrom Auto Body
1. Proposed use of property: New building for an Auto Body Shop.
2. Existing use of property: The existing area for construction of the new building
was agricultural.
3. Identification of new structure: Bergstrom Body Shop.
4. Compatibility of adjacent properties: New construction will occur in a semi-
developed area where properties currently are Zoned PD to the north and south,
property to the west is Zoned A-1 Agribusiness and to the east is Zoned L-1 Light
Industrial.
5. Traffic generation. Will increase due to new business activity. Access will be
one entrance drive off of S. Washburn Street.
6. Hours of Operation: 7am — 8pm, Monday— Friday, 7am — 6pm, Saturday.
7. Proposed site construction overview:
a. Construction of a new Auto Body Shop.
b. A new building, site lighting, landscaping, paved parking area and
retention ponds are proposed.
8. Exterior Materials: The front and front portions of the side facades will include
Class I materials. ACM (aluminum composite material) panels (with concealed
fasteners)will be used as an alternate Class I material, which is visually
compatible with the neighboring buildings in the area. The back portions of the
side facades as well as the rear fagade will be precast concrete wall panels. The
use of precast concrete wall panels are proposed at the Service Area (no street
frontage facades) to be used in lieu of split-faced CMU, as an economical
alternate, to meet the requirements of the State Energy Code. The State Energy
Code was revised to include continuous insulation at exterior walls. Single-wythe
split-face CMU does not meet the continuous insulation requirement. Precast
wall panels do meet the state's requirements for continuous insulation. Wall
panel finish will have similar appearance to the split-face CMU.
500 North Commercial Street
Neenah,WI 54956
Phone:920-722-2445
Fax:920-722-6605
Paqe 9
Gries
Architectural Group Inc.
9. Parking: 133 parking stalls allowed per code. 39,744 s.f. divided by 1 space per
300 s.f. gross floor area = 133 parking stalls. Additional parking stalls exceeding
the maximum allowed by code are provided for vehicle inventory, service,
employee parking and customer parking.
**Please refer to Site Plan Submittal and Application for additional
information.
500 North Commercial Street
Neenah,WI 54956
Phone:920-722-2445
Fax:920-722-6605
Paqe 10
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GDP/SIP BERGSTROM FOX VALLEY INC BERGSTROM OF THE FOX VALLEY INC
0 S WASHBURN ST PO BOX 777 1 NEENAH CENTER FL 7
PC: 12-03-19 NEENAH WI 54957 NEENAH WI 54956
HUNTERS RIDGE OF OSHKOSH LLC MIDWEST REAL ESTATE NORTHERN REAL ESTATE
2990 UNIVERSAL ST STE C DEVELOPMENT 3 LLC INVESTMENTS LLC
OSHKOSH WI 54904 2990 UNIVERSAL ST STE C 5711 GREEN VALLEY RD
OSHKOSH WI 54904 OSHKOSH WI 54904
TOWN OF NEKIMI WITTMAN AIRPORT OSH BERGSTROM PROPERTIES INC
3790 PICKETT RD 525 W 20TH AVE 1 NEENAH CTR
OSHKOSH WI 54904 OSHKOSH WI 54902 NEENAH WI 54956
GRIES ARCHITECTURAL GROUP INC
ATTN: STEVE BORSECNIK
500 N COMMERCIAL ST
NEENAH WI 54945
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City of Oshkosh maps and data are intended to be used for general identification purposes only,and {:
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the Printing Date: 11/8/2019
information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI
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� 1 in=0.05mi
1 in=250 ft
City of Oshkosh maps and data are intended to be used for general identification purposes only,and City
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the of
;&
information are responsible for verifying accuracy. For full disclaimer please go to Printing Date: 111812019 Oshkosh
www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI
J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd P agElser2. njak