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21. 20-52
JANUARY 14, 2020 JANUARY 28, 2020 20-27 20-52 ORDINANCE FIRST READING SECOND READING (CARRIED 6-0 LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE ZONE CHANGE FROM SUBURBAN MIXED USE DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (SMU-PD) AT 2116 JACKSON STREET AND 313 ALLEN AVENUE (TENTATIVELY 2120 JACKSON STREET) INITIATED BY: OSHKOSH AAP, LLC PLAN COMMISSION RECOMMENDATION: Approved A GENERAL ORDINANCE OF THE CITY OF OSHKOSH AMENDING SECTION 30-32 OF THE OSHKOSH MUNICIPAL CODE PERTAINING TO ZONING DISTRICTS. The Common Council of the City of Oshkosh do ordain as follows: SECTION 1. That Section 30-32 of the Oshkosh Municipal Code pertaining to Zoning Districts and the map therein described is hereby amended by changing the district character of the described properties at 2116 Jackson Street and 313 Allen Avenue from Suburban Mixed Use District (SMU)to Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). 2116 Jackson Street NORTH 150 FEET OF WEST 143 FEET OF NORTHWEST 1/4 OF SOUTWESTI/4 SECTION 12 EAST OF JACKSON STREET NOW LAID OUT & SOUTH OF ALLEN AVENUE EXCLUDING RIGHT OF WAY IN DOCUMENT #757403 RECODED AT THE REGISTER OF DEEDS PLUS PUBLIC RIGHT OF WAY ADJACENT TO SAID LOT EXTENDING TO THE CENTERLINE OF JACKSON STREET AND ALLEN AVENUE, ALL IN THE 15TH WARD, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN. JANUARY 14, 2020 JANUARY 28, 2020 20-27 20-52 ORDINANCE FIRST READING SECOND READING CONT'D 313 Allen Avenue EAST 161 FEET OF NORTH 150 FEET OF NORTHWEST 1/4 OF THE SOUTHWEST 1/4 SECTION 12 LYING SOUTH OF ALLEN AVENUE AND WEST OF BLOCK 5 OF 1ST ADDITION TO PLAT OF INTER URBAN LAND COMPANY PLUS PUBLIC RIGHT OF WAY ADJACENT TO SAID LOT EXTENDING TO THE CENTERLINE OF ALLEN AVENUE, ALL IN THE 15TH WARD, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN. SECTION 2. This Ordinance shall be in full force and effect from and after its passage and publication. SECTION 3. Publication Notice. Please take notice that the City of Oshkosh enacted Ordinance #20-52 APPROVE ZONE CHANGE FROM SUBURBAN MIXED USE DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (SMU-PD) AT 2116 JACKSON STREET AND 313 ALLEN AVENUE (TENTATIVELY 2120 JACKSON STREET) on January 28, 2020. This ordinance changes the zoning at 2116 Jackson Street and 313 Allen Avenue from Suburban Mixed Use District(SMU) to Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The full text of the Ordinance may be obtained at the Office of the City Clerk, 215 Church Ave. and on the City's website at www.ci.oshkosh.wi.us. Clerk's phone: (920) 236-5011. i <60 0' E ........._ ... 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Those using the Printing Date:11/22/2019 �.�y (� information are responsible for verifying accuracy, For full disclaimer please go to Oshkosh t m.w.ci.oshkosh.wi.uslGISdisclaimer Prepared by:City of Oshkosh,WI O I � GI5'Olenninc;Flan Commissior:Site Plar..'o-!,np Tem ate'_Plan Cammission Site Flan hiap Template.mxd P gg(E§se?ter fan City of Oshkosh TO: Honorable Mayor and Members of the Common Council FROM: Mark Lyons, Planning Services Manager DATE: January 9, 2020 RE: Approve Zone Change from Suburban Mixed Use District (SMU) to Suburban Mixed Use District with a Planned Development Overlay (SMU-PD) at 2116 Jackson Street and 313 Allen Avenue (tentatively 2120 Jackson Street) (Plan Commission Recommends Approval) BACKGROUND The subject area consists of two parcels, totaling approximately 1.04 acres in size, located at the southeast corner of Jackson Street and Allen Avenue. The western parcel currently contains a tavern and associated parking area. The eastern contains a salvage yard and associated buildings. The surrounding area consists of commercial and residential uses. The 2040 Comprehensive Land Use Plans recommends general commercial use for the subject area. ANALYSIS The applicant is requesting a zone change to add a Planned Development Overlay to the existing Suburban Mixed Use (SMU) base zoning due to site constraints for code-compliant placement of parking and signage for a new commercial development. The applicant will be requesting Base Standard Modifications (BSMs) to allow placement of a parking lot within the front yard, street side and side yard setbacks as well as a pylon sign within the street side setback. The request is also in character with existing structures in the surrounding area. RECOMMENDATION The Plan Commission recommended approval of the zone change with findings and conditions at its December 17, 2019 meeting. Respectfully Submitted, Approved: Mark Lyons Mark A. Rohloff Planning Services Manager City Manager City Hall,215 Church Avenue P.O.Box 1 130 Oshkosh,WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us ITEM: PUBLIC HEARING: ZONE CHANGE FROM SUBURBAN MIXED USE DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (SMU-PD) AND APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR PROPERTY LOCATED AT 2120 JACKSON STREET Plan Commission meeting of December 17, 2019. GENERAL INFORMATION Applicant: Oshkosh AAP, LLC—Andy Dumke Property Owner: Inti Investments Action(s) Requested: The applicant requests a zone change from the existing Suburban Mixed Use District(SMU)to Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The applicant also requests approval of General Development Plan and Specific Implementation Plan to allow for construction of a commercial development. 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 two parcels, totaling approximately 1.04 acres in size, located at the southeast corner of Jackson Street and Allen Avenue. The western parcel (Jackson St. frontage) currently contains a tavern and associated parking area. The eastern parcel (Allen Ave. frontage) contains a salvage yard and associated buildings. The surrounding area consists of commercial and residential uses. The 2040 Comprehensive Land Use Plans recommends general commercial use for the subject area. Subject Site Existing Land Use Zoning Commercial/Industrial SMU Adjacent Land Use and Zoning Existing Uses Zoning North Commercial& Residential SMU& SR-9 ............................................................................................................................................................................................................................................................................................. South Industrial SMU ............................................................................................................................................................................................................................................................................................. East Residential SR-9 West Commercial Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation General commercial ANALYSIS Use The proposed development consists of a single story approximately 6,900 sq. ft. commercial building and associated parking lot. The proposed building will be used for an Advance Auto Parts store. The proposal includes a lot combination of the two subject parcels with the proposed building being located on the south side of the newly created lot. Site Design/Access The proposed development will have one access from Jackson Street and one access from Allen Avenue. Access control variances are required for the development. 1. Reduced lateral clearance from Jackson St. to 35' where code requires a minimum of 75 feet. 2. Increased driveway width (Allen Ave.) to 40',where code allows a maximum width of 30 feet. 3. Reduced corner clearance from Jackson St./Allen Ave. intersection to 60', where code requires a minimum clearance of 175 . Staff is in support of the Access Control Variances (ACV) and additional information related to them can be found in the related staff report. Staff recommends a condition requiring approval of the ACV. Re wired Provided Parking Spaces Minimum: 23 24 Impervious Surface Maximum: 70% of lot 59.6% of lot The parking lot provided on the site plan meets the minimum parking requirement of 1 space per 300 square feet of gross floor area for an indoor sales use. The total impervious surface area for the site is 27,159 sq. ft., which is under the maximum impervious surface ratio for the Suburban Mixed Use (SMU) district. The plan includes a loading zone as well as a dumpster enclosure to the rear (east) of the building. The proposed 6'4" tall dumpster enclosure meets code requirements with split-face CMU exterior to match materials of the principal building and a solid wood gate for access. Minimum Provided Front Setback 25 ft. 16.5 ft. (Jackson St.) Street Side Setback 25 ft. 4.5 ft. (Allen Ave.) Side Setback 10 ft. 5.42 ft. Rear Setback 25 ft. 74.74 ft. ITEM. Rezone,GDP&SIP 2120 Jackson St. 2 The applicant is requesting Base Standard Modifications (BSMs) related to setbacks. The proposed front, side and street side setbacks for the parking lot are do not meet the minimum setbacks for the SMU district. According to the applicant, the reduced setbacks are needed as the eastern portion of the site has contaminated soils and the applicant would like to concentrate development on the west side of the site to remain outside of the contaminated area as much as possible. Staff is in support of the setback reductions as it will serve to provide a larger bufferyard from the residential properties to the east. Also, the proposed setbacks will be an increase from the existing 0' setbacks for the site. The proposed setback reductions are consistent with setbacks of neighboring existing commercial properties. Specifically, Kwik Trip to the west (across Jackson St.)has an approximately 15' front setback and the multi-tenant commercial building to the north (across Allen Ave.)has approximately 12' and 9' front yard setbacks. Storm Water Management/Utilities Storm water management plans have been provided and are being reviewed by the Department of Public Works. The applicant has been in discussion with the Department of Public Works regarding storm water management for the area. Finalized storm water management plans will need to be submitted and approved as part of the Site Plan Review processes. Landscaping Points Required Points Provided Building Foundation 133.6 (66.8 along primary fagade) 155.4 (58 along primary fagade) Paved Area 120 (36 tall trees,48 shrubs) 126.7 (0 tall trees, 106.7 shrubs) Street Frontage 449 (224.5 medium trees) 456.8 (235.5 medium trees) Yards 138 200 Bufferyards 79.5 Appropriate trees not provided Total 920.1 938.9 Building Foundation The landscape plan meets the total point requirement for building foundations. The landscaping ordinance also specifies that 50% of the required points must be located along the primary building fagade, or in this case the west fagade. To meet this requirement, 8.8 landscaping points will need to be relocated to the west side of the building. This can be addressed as part of the Site Plan Review process. Paved Area The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area is being met. The code further specifies 30% of all points will be devoted to medium or tall trees and 40%will be devoted to shrubs. The landscaping plan does not show any tall trees for the paved area. Code also requires a tall deciduous/shade tree at the ends of all parking rows. Over story/shade trees will need to be added at the ends of the parking rows. This will also account for the required tall tree points for paved area. ITEM. Rezone,GDP&SIP 2120 Jackson St. 3 Street Frontage Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also specifies that 50% of the required points must be devoted to medium trees. The applicant exceeds both of these requirements with the proposed street frontage landscaping. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan, yard landscaping requirements are being met. Bufferyards A 0.4 opacity bufferyard is required along the east property line as the subject site is bordering a Single Family Residential-9 (SR-9) zoning district to the east. A combination of 6' tall solid wood fencing and tall deciduous trees are shown on the landscaping plan along the east property line. The landscaping ordinance specifies that"trees appropriate for screening" must be used to meet this requirement and 50% of the required landscaping points must be located on the exterior side of the fencing. The applicant will need to provide tall/medium evergreen trees for a total of 79.5 points with a minimum of 39.75 points on the exterior side of the fencing. This can also be addressed during Site Plan Review. Signage Proposed signage for the site includes a 20' tall pylon sign at the northwest corner of the property as well as on-building signage on the west facade. The applicant is requesting a BSM for the pylon sign as the plan shows a 20' setback from the Allen Ave. frontage,where code requires a 25' front setback. Staff is supportive of the BSM as there appears to be no other feasible location for the pylon sign that meets setbacks from both Jackson St. and Allen Ave. without obstructing parking/circulation. The proposed on-building sign is 87.97 sq. ft. while the west facade is 83'2" linear feet. Code allows a maximum sign area of 1 sq. ft. of signage per linear foot of building frontage. The on-building sign will need to be reduced to 83.16 sq. ft. to comply with this requirement. This can be addressed under a separate building permit. Site Lighting A photometric plan has been provided by the applicant. The provided plan meets the maximum 0.5 foot candle lighting level allowed at the property lines. The minimum lighting level of 0.4 foot candle is being met for the parking area with the exception of the northern portion of the Jackson St. entrance. This can be addressed during Site Plan Review. Building Facades Building Materials Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50%Class I materials. The petitioner has provided building elevations for the building. The applicant has provided a material list and material breakdown for the building for each building facade. The specific elevations breakdown is as follows: North: Class I—55.1% Class III—44.9% South: Class I—0% Class III—100% ITEM. Rezone,GDP&SIP 2120 Jackson St. 4 East: Class I—0% Class III—100% West: Class I—50.1% Class III—49.9% The street facing elevations (north and west) include glazing and concrete brick as Class I materials, meeting the 50% Class I requirement. Overall Site The applicant is requesting BSMs related to setbacks. To offset the requested setback reductions on the west side of the site, the applicant has roughly tripled the required rear (east) setback. This increased setback will enhance the buffer from the neighboring residences and mitigate the impacts of a commercial development abutting a residential district. Staff is comfortable that the applicant has adequately offset the requested BSMs 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 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. ITEM. Rezone,GDP&SIP 2120 Jackson St. 5 (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 and the findings listed above with the proposed following conditions: 1. Approval of an Access Control Variances for reduced lateral clearance, driveway width and corner clearance. 2. BSM to allow reduced front yard pavement setback to 16.5' (west). 3. BSM to allow reduced street side pavement setback to 4.5' (north). 4. BSM to allow reduced side yard pavement setback to 5.42' (south). 5. Final landscaping plan shall be revised to meet all code requirements. 6. BSM to allow reduced front yard (north) setback for pylon sign to 20'. The Plan Commission approved of the rezone, General Development Plan and Specific Implementation Plan as requested with findings and conditions noted. The following is the Plan Commission's discussion on this item. Site Inspections: Report: Mr. Fojtik,Mr. Ford,Mr. Hinz, Ms. Palmeri and Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant requests a zone change from the existing Suburban Mixed Use District(SMU)to Suburban Mixed Use District with a Planned Development Overlay (SMU-PD). The applicant also requests approval of General Development Plan and Specific Implementation Plan to allow for construction of a commercial development. Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The proposed development consists of a single story approximately 6,900 sq. ft. commercial building and associated parking lot. The proposed building will be used for an Advance Auto Parts store. The proposal includes a lot combination of the two subject parcels with the proposed building being located on the south side of the newly created lot. Proposed signage for the site includes a 20' tall pylon sign at the northwest corner of the property as well as on-building signage on the west facade. The applicant is requesting BSMs related to setbacks. To offset the requested setback reductions on the west side of the site,the applicant has roughly tripled the required rear setback. This increased setback will enhance the buffer from the neighboring residences and mitigate the impacts of a commercial development abutting a residential district. Staff is comfortable that the applicant has adequately offset the requested BSMs and the overall site is complimentary to the surrounding area. He said staff recommends approval of the rezone, General Development Plan and Specific Implementation Plan with the conditions and findings as stated in the staff. Mr. Fojtik opened up technical questions to staff. ITEM. Rezone,GDP&SIP 2120 Jackson St. 6 Ms. Palmeri asked if there was a requirement that would help break up the brick wall on the south and east elevations. Mr. Lyons replied the applicant meets base code as shown. He explained there is a 70 linear foot requirement that requires at least a horizontal or vertical element and in this case they have the red band and the color change which meet base code requirements. Mr. Perry asked for confirmation that the sign is only 4 square feet over what is allowed. Mr. Lyons replied they are 4 square feet over on just that fagade but have 0 square feet on the others. He said staff is comfortable with that as long as it is conditioned that there is no additional signage. Mr. Lyons noted the applicant is well under the total allowable signage for the site. Mr. Perry commented it is not even a foot longer. Mr. Fojtik opened up the public hearing and asked if the applicant wanted to make any statements. Devon Winters (applicant), 100 Camelot Drive in Fond du Lac, said he is with Excel Engineering. He clarified that the building signage was over by 4.81 square feet and not by 4 square feet. He stated it is what the prototypical sign is but they understand there will be no additional signage on the building other than the pylon sign that is out front which meets the code. He said in regard to the landscaping, they will work with staff to meet the intent of the code for the bufferyard on the east side. He explained the existing fence on the east side may remain as long as it is in good working condition. Mr. Lyons recommended to modify condition number 5 to give the opportunity for staff to work with the applicant without bringing the item back to Plan Commission. Plan Commission unanimously agreed. Ms. Propp stated the fencing on the north side is deteriorating and asked if it will be torn down. She said she did not notice the fence on the east side but would hope it would be replaced if it was deteriorating. She also asked if the site will get cleaned up. Mr. Winters replied affirmatively to all the questions. He pointed out the fence on the east side and reiterated that the fence would remain if it is in good working condition. He said if it is not, then it would be replaced and be code compliant. Mr. Hinz asked if there would be grass on the east side by the trees. Mr. Winters confirmed. He said he believe the east bufferyad is around 74 feet and well in excess of the typical requirements. ITEM. Rezone,GDP&SIP 2120 Jackson St. 7 Mr. Hinz thanked Mr. Winters for replacing the existing area with grass. Mr. Winters inquired about the 0.4 foot candle lighting at the Jackson Street entrance. He said he believes there is lighting on Jackson Street in the area where they are deficient and there may be spillover onto the property. Mr. Lyons said if that is the case, they would just need that information. Mr. Winters stated he will look into it further and will work with staff to meet the intent of the code. There were no other public comments on this item. Mr. Fojtik closed the public hearing and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant. Motion by Hinz to adopt the findings and recommendation as stated in the staff report with the amendment to condition number 5. Conditions: 1. Approval of an Access Control Variances for reduced lateral clearance, driveway width and corner clearance. 2. BSM to allow reduced front yard pavement setback to 16.5' (west). 3. BSM to allow reduced street side pavement setback to 4.5' (north). 4. BSM to allow reduced side yard pavement setback to 5.42' (south). 5. Final landscaping plan shall be approved by the Department of Community Development. 6. BSM to allow reduced front yard (north) setback for pylon sign to 20'. Seconded by Ford. Mr. Fojtik asked if there was any discussion on the motion. Mr. Lyons stated they do have to add an additional Base Standard Modification related to the wall signage. Motion by Mr. Hinz to add the condition stating: ITEM. Rezone,GDP&SIP 2120 Jackson St. 8 7. BSM to allow an 87.97 sq.ft. sign on the west building and no other wall signs allowed. Seconded by Mr. Kiefer Final Conditions: 1. Approval of an Access Control Variances for reduced lateral clearance, driveway width and corner clearance. 2. BSM to allow reduced front yard pavement setback to 16.5' (west). 3. BSM to allow reduced street side pavement setback to 4.5' (north). 4. BSM to allow reduced side yard pavement setback to 5.42' (south). 5. Final landscaping plan shall be approved by the Department of Community Development. 6. BSM to allow reduced front yard (north) setback for pylon sign to 20'. 7. BSM to allow an 87.97 sq.ft. sign on the west building and no other wall signs allowed. Ms. Palmeri stated other areas of the city were expecting increased designs standards. She said certainly this is going to be a vast improvement over the existing situation but wonders if there were any thoughts given to having a little more interest to the architecture that is being added along Jackson Street. She said there has been previous discussions about the decrease in design standards or just the very basic design standards. She said she is worried about going down the wrong path with a continuous brick wall with square boxes. Mr. Lyons explained that in 2017 design standards were added when there were none. He said they have heard feedback from the development community that it is even a challenge to meet base code requirements especially when there are contaminated sites or similar situations where there is a substantial impact. He explained there are some cases where it does make sense to add additional elevated design. He said with this site and the surrounding area,base code is a substantial improvement. He said he does not understand why there is a negative connotation to base code. He reiterated there were no design standards prior to 2017 but the city can choose to modify or elevate the design standards if need be. Ms. Palmeri said there may be some discussion regarding it with the corridor study. Mr. Lyons agreed. He said the corridor study could recommend this corridor to have elevated design standards Motion carried 9-0. ITEM. Rezone,GDP&SIP 2120 Jackson St. 9 is suamlr ra: i City of Oshkosh Depl.of Community Development City 215 Church Ave.,P.O.9ox 1130 Oof Planned Development Application �s�hi<osh,wi 54901 shkosh PHONE:(920)236-5059 I For General Development Plan or Speclflc Implementation Pion "PLEASE TYPE 09 PRINT USING BLACK INK" I APPLICANT INFORMATION i Petitioner; Oshkosh.AAfo LLQ_Andy Dum,ke Date: 11/18/19 230 Ohio St Oshkosh WI 54902 Petitioner's Address: City: State: I an y -�-- f Telephone#:(92012_30-3628 Email:.afliapcedevelopment biz Contact preference: 13 Phone ®Email Status of Petitioner(Please Check): D Owner ❑Representative O Tenant 9 Prospective Buyer Petitioner's Signature(required); Date; 111151��`� OWNER INFORMATION Owner's): 2116 Jackson Owner: Intl Inves ents Date: 11/18/19 Owner(s) Address: Po Box 1272 City. Oshkosh state; WI zip: 54903 Telephone#:( ) Email: Contact preference: Il Phone ❑Email Ownership Status (Please Check), u Individual O Trust 0 Partnership 11 Corporation Property Owner Consent:(required) By signature hereon,I/We acknowledge that City officials and/or employees may,in the performance of their functions,enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: Date: _9 1 TYPE OF REQUEST., N General Development Plan (GDP) ❑General Development Plan f GDP) Amendment ®Specific Implementation Plan(SIP) ❑Specific Implementation Plan fSIP) Amendment SITE INFORMATION Address/Locatlon of Proposed Project; 2116 Jackson Street& 313 Allen Ave Proposed Project Type: Retail -Auto Parts Store Current Use of Property: Tavern & Junk Yard Zoning: SMIJ Land Uses Surrounding Your Site: North; Commercial/Residential South: Commercial East: Residential West: Commercial D It Is recommended that the appitcont meet with Planning Services staff prior to submittal to discuss the proposal. ➢ Application fees are due of time of submittal,Make check payable to City of Oshkosh. D Please refer to the fee schedule for appropriate fee, FEE IS NON-REFUNDABLE For more Information please visit the City's website at www,cl,oshkosh.wi.us/Community_Development/Planning,him Sign Staff.. DateRec'd� Page 7 I E E F F I SUBMIT TO: City Of Oshkosh Dept.alCommunilyDavelopmed Cily 215 Church Ave.,P,O.Box 1130 Oshkosh Planned Development Application Oshkosh.WI 54901 E " + PHONE:(9201235.5059 For General Development Plan or Specific Implementation Plan ii "PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION i Petitioner: Oshkosh AAP, LLC An L7umke Gate: - _1I18119 dyD . 230 Ohio St Oshkosh Wl I Petitioner's Address; City: State; Zip; 54902 I an I i Telephone :(920 30-362$ Email: a Ilia ncce,d yelo(2Cnent.biz Contact preference: C€ Phone 0 Email Status of Petitioner(Please Check); n Owner 0 Representative []Tenant x Prospective Buyer E Petitioner's Signature(required): ©ate: . -w--� OWNER INFORMATION € Owner`s): 313 Allen Owner: Mark H Schultz Date: 11/18/19 h hkos WI owner(s) Address: 313 Allen City: Os State; Z€p. 54901 Telephone#:( } Email: _-_. Contact preference: ©Phone ❑Email Ownership Status(Please Check): 17lindividual n Trust n Partnership ❑Corporatlon Property Owner Consent:(required) R 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 I formatian Wlessary to process this application. I also understand that all meeting dates are tentative and may b s y tanning Services Division for Incomplete submissions or other i adrninlslrative reasons. I ty Property Owner's Signature: Date; 3YPE OF R.F.gUEST; M General Development Plan (GDP) Cl Gen al Development Plan (GDP) Amendment IN Specific Implementation Plan (SIP) ©Specific Implementation Plan(SIP) Amendment SITE INFORMATION Address/Location of Proposed Project: 2116 Jackson Street & 313 Allen Ave I Retail-Auto Parts Store Proposed Protect Type: I Current Use of Property: Tavern & Junk Yard zoning: SMU Land Uses surrounding Your Site: Forth: Commercial/Residential E south: Commercial I Cast: Residential West: Commercial i Y It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal, ( D Application fees are due at time oI submittal.Make check payable to City of Oshkosh. Y Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more Information please visit the City's webstle at www,cl.oshkosh,wl,us/Community-Development/Planning,htm E Sign Staff Date Rec'd Page 8 i 3UBMT�4L RE _U_IREM NTI—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) I 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 I to be submitted at the time of application. If all information below cannot be provided at the fime•of application, [ please request a waiver in writing to the Division's Director or designee. 6 A General Development Plan(GDP) submittal,per Section 30-387(C)(4),shall include the following Items f. (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: E. All lands for which the Planned Development is proposed and other lands within I00 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, 0 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. p Statistical data,including: + Minimum lot sizes in the development. • Approximate areas of all lots. + Density/intensify of various parts of the development. • Building coverage, ` . Landscaping surface area ratio of all land uses. Expected staging. a Conceptual landscaping plan, n General signage plan. ❑ General outline of property owners association, covenants,easements, and deed restrictions. j ❑ 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 intensifies, • General treatment of natural features, I General relationship to nearby properties and public streets. • General relationship of the project to the Comprehensive Ian or other area plans, F • Proposed exceptions from the requirements of the Zoning Ordinance, a 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. Mote 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. I • Current zoning of the subject properly and all abutting properties,and the jurisdictions) that maintains that control. l Existing utilities and recorded easements. i; • All lot dimensions of the subject site. A graphic scale and a north arrow. D An SIP map of the proposed site showing at least the foilowing: . Lot layout and the arrangements of buildings. ( . Public and private roads, driveways,walkways,and parking facilities. i. . Specific treatment and location of recreational and open space areas,including designation of any such areas to be classified as common open space, 2 E I Page 9 ❑ 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. Li 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): �� " Date: 111I50 3 Page 10 SUBMIT TO; Cify of Oshkosh Application Depi,pl.ofCommunktyDevalopment 215 Church Ave.,P.O.Box 1130 Cll�f Zoning Map Amendment (Rezoning) Oshkosh,Wisconsin54903-113D Oshkosh PHONE:(9201 23L-5059 "PLEASE TYPE OR PRINT USING BLACK INK** AtELIONT INFORMATION Petitioner.,. Oshkosh AAP, LLC -Andy Qumke Date: 11/18/19 Petitioner's Address: 230 Ohio St an ycity: Oshkosh _Stare:WI zip, 549D2 Telephone#: (9201230-3628 Email:alliancedevelo ment,biz Contact preference: © Phone ®Email Status of Petitioner(Please Check): ❑Owner 0 Representative ❑Tenant XProspeclive Buyer Petitioner's Signature lrequlredl; Da1e: l511 QWNER_INFORMATION Ownerlsl: 2116 Jackson Owner: Intl Invesments _Dale: 11/18/19 Owner(sl Address: PO Box 1272 city:Oshkosh Stale: WI zip: 54903 Telephone M ( i Email: Contact preference; ❑ Phone ❑Email Ownership Status(Please Check): E Individual ❑Trust O Partnership IJCorporation Property Owner Consent:{required} By signature hereon,I/We acknowledge that City officials and/or employees may,in the performance of their functions,enter upon the property to Inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by 1h Plan 'nc�Services ������njsirollve ve reasons, Property Owner's Signature• J` dole:Nc7V k7 1 o rt ZONING AND DEVELQP_M IiT INFQRMATION Address/Locallon of Rezoning Request: 2116 Jackson Street & 313 Allen Ave Tax Parcel Number(s): 1518970100 & 1518970300 Rezone property from: SMU to SMU-PQ Purpose for Rezoning: To allow base standard deviations for the redevelopment of the exis#ing underutilized commercial property, Describe existing property development and land use: Tavern & Junk Yard Describe proposed development and/or proposed land use: Retail-Auto Parts Store Proposed time schedule for development and/or use of the properly: Anticipated start: 2/01/2020, Anticipated completion: 7/01/2020 Zoning Adjacent to the site: Nal-th: SMU & SR-9 South: SMU East: SR-9 West. SMU Sign Staff Date Rec'd Page 11 SUBMIT TO: City of Oshkosh Application Dept.of Community Development City 215 Church Ave.,P.D.Box 1130 OW Zoning Map Amendment (Rezoning) Oshkosh,Wisconsin 545031130 Oshkosh PHONE:(920)236-5059 "*PLEASE TYPE OR PRINT USING BLACK INK" Petitioner: Oshkosh AAP LLC -Andy Dumke Date: 11/18/19 Petitioner's Address: 230 Ohio St city: Oshkosh State:WI zip: 54902 an y Telephone#: (920-}230-3628 Email.aMancedevelopMent,biz Contact preference: ❑ Phone 121 Emall Status of Petitioner(Please Check): []Owner ❑IRepresenialive O Tenant X Prospective Buyer Petitioner's Signature(required): —Date; Q_ NER INFOR(1+16T)ON Owner(sl: 313 Allen Owner: Mark H Schultz Date: 11/18/19 Owner(s)Address: 313 Allen ciiy:Oshkosh Stale: WI Tip; 54901 Telephone#: ( ) Email: Contact preference: ❑ Phone ❑ Ern ail Ownership Status(Please check): ❑Individual ❑Trust []Partnership I]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 properly to Inspect or gather other informofion necessary t process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Sc i e DIVI510 complete submissions or other administrative reasons. Property Owner's Signature; Date: 11/18/19 ZONING D DEVELOPMENT Address/location of Rezoning Request: 2116 Jackson Street & 313 Allen Ave Tax Parcel Number(s): 1518970100 & 1518970300 Rezone properly from: SMU to SMU-PD Purpose for Rezoning: To allow base standard deviations for the redevelopment of the existing underutilized commercial property. Describe existing property development and land use: Tavern & Junk Yard Describe proposed devetopmenf and/or proposed band use, Retail-Auto Parts Store Proposed time schedule for development and/or use of the property: Anticipated start: 2/01/2020,Anticipated completion: 7/01/2020 Zoning Adjacent to the Site: North: SMU & SR-9 South; SMU East: SR-9 Wes t: SMU Sign ._-Staff Date Rec'd Page 12 �►o, 4W V'0 EXCEL ARGHITEUS•ENGINEERS•SURVEYORS November 18, 2019 GDP/SIP Project Narrative Project: Advance Auto Parts #4041 2116 N. Jackson Street Oshkosh, WI Oshkosh AAP, LLC is requesting General Development Plan (GDP) and Specific Implementation Plan (SIP) approval for a new Advance Auto Parts store located at 2116 N. Jackson Street within the City of Oshkosh. The project will encompass 2116 N. Jackson Street and 313 Allen Avenue. The property is currently zoned SMU but will be requesting the overall property to be rezoned SMU-PD. The overall project site will be combined via CSM and submitted while the project is under review and approval. The tax parcel ID's are: 1518970100 and 1518970300. The petitioner is seeking GDP/SIP approval to allow for design flexibility and exceptions to the zoning code. Advance Auto Parts, Inc. provides automotive replacement parts, accessories, batteries, and maintenance items for domestic and imported cars, vans, sport utility vehicles, and light and heavy duty trucks. It offers battery and wiper installation, battery charging, engine light reading checking, electrical system testing, video clinic, oil and battery recycling, and loaner tool program services. Additionally, the company sells its products through its Website. It serves professional installers and do-it-yourself customers. Advance Auto Parts, Inc. operates its stores under the Advance Auto Parts, Autopart International, Carquest, and Worldpac brand names. As of July 13, 2019, the company operated 4,912 stores and 150 branches in the United States, Puerto Rico, the U.S. Virgin Islands, and Canada; and served 1,250 independently owned Carquest branded stores in Mexico, the Bahamas, Turks and Caicos, and the British Virgin Islands. Advance Auto Parts, Inc. was founded in 1929 and is based in Raleigh, North Carolina. The standard hours of operation for this location will likely be 7:30AM — 9PM Monday-Saturday and 8:00 AM — 7:00 PM Sunday. The projected number of employees is 12 with both full and part time. The new proposed facility is 6,904 sq. ft. and will have frontage facing N. Jackson Street. The proposed project will be compatible with the surrounding zoning, SMU/SMU-PD and the surrounding retail land uses. With residential property zoned SR-9 to the east and northeast, a buffer in excess of the city requirement will be provided on the eastern portion of the site. The existing fence along the eastern property line will also remain and be repaired or replaced by the proposed owner per the resident to the east. After the CSM is approved and recorded, the overall property area will be 1.05 acres. The existing property currently consists of a tavern, residence, concrete contractor, and salvage yard that includes a total of 1.02 acres (97.7%) of impervious surface cover (asphalt, concrete, and gravel) and 0.02 acres (2.3%) of open space. The improved developed property will provide 0.62 acres (59.5%) of impervious surface coverage and 0.42 acres (40.5%) of open space. The development will significantly improve the property by removing and remediating a decades-old environmental hazard. It will further the 100 Camelot Drive 920.926.9800 Fond du Lac, WI 54935 www.excelengineer.com Page 13 positive changes to the Jackson St. corridor by razing several dilapidated buildings and providing a new, well-constructed property to be occupied by a business which has been located nearby for a very long time. GDP/SIP Narrative Requirements: • Specific project themes and images o The proposed development will provide a facility that exceeds Advance Auto Parts prototypical building elevations and layout recognized throughout the Country. Exterior materials have been upgraded to meet city standards using a minimum 50% type 1 materials on the facades facing the right-of-ways. The prototypical Advance Auto Parts design with the addition of concrete brick piers and wainscot along with additional spandrel glass openings meets City standards. A wainscot of an accent colored split-faced masonry is proposed to provide an equivalent treatment to break up the 83' X 18'-8" facade. • Specific mix of land uses o The proposed uses will include a retail auto parts store that is permitted in the Suburban Mixed Use (SMU) zoning district per the City of Oshkosh Municipal Code. • Specific residential densities and nonresidential densities as described by dwelling units per acre, and landscaping surface area ratio and/or other appropriate measures of density and intensity. o The proposed 6,904 sq. ft. retail facility will include 2,526 sq. ft. for inventory, and 4,378 sq. ft. for customer retail space. The proposed site will include 40.5% open space and 59.5% impervious surface. The exterior lighting on the site will meet the code requirements and provide an inviting atmosphere for the public. Site lighting plans are included with the GDP/SIP submittal. • Specific treatment of natural features o The major natural feature along this property is N. Jackson Street. The proposed project will generally match and/or exceed other commercial properties along the N. Jackson Street corridor and compliment the theme of this portion of the City. • Specific relationship to nearby properties and public streets o The proposed site is located on the southeast corner of the intersection of N. Jackson Street and Allen Avenue. The proposed building will be located on the southern side of the site to provide the maximum area for required parking along the western and northern sides of the site. The location of the parking areas has been situated on site to follow other sites along N. Jackson Street. The existing tavern is located approximately 40' from the N. Jackson Street right-of way and the proposed building will be situated approximately 90' from the N. Jackson Street right-of way. • 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. o The existing overall lot is 45,553 sq. ft. (1.05 ac) and contains a 5,337 sq. ft. (0.12 ac) building, 39,174 sq. ft. (1.02 ac) of impervious surfaces (asphalt, concrete, and gravel), and 1,042 sq. ft. (0.02 ac) of open space. Based on the existing site surface coverage, the existing site is comprised of 97.7% impervious and 2.3% open space. The proposed site will contain a building footprint of 6,904 sq. ft. (0.16 ac), 20,185 sq. ft. (0.46 ac) of impervious surfaces, and 18,464 sq. ft. (0.42 ac) of open space. Based on the surface coverages, the proposed site is 100 Camelot Drive 920.926.9800 Fond du Lac, WI 54935 www.excelengineer.com Page 14 comprised of 59.5% impervious surfaces, and 40.5% open space. The existing driveway along N. Jackson street is proposed to remain. The proposed driveway along Allen Avenue will be located approximately 175' east of the intersection of N. Jackson Street and Allen Avenue. The proposed project is planned for one phase. • 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. o The existing developments that previously benefitted and served the community with numerous services have continued to deteriorate. Based on aerial views, the 313 Allen Avenue site has generally been maintained until 2010 when the property appears to transition into its current use as a salvage yard. This use has not only been unsightly to the adjacent residence and community as a whole, it has also contributed to a substantial environmental hazard that continues to get worse. o The proposed development orientation has been designed to follow other recently renovated properties along the N. Jackson Street corridor. The significance of the contamination on the eastern portion of the property prohibits the improvements to be located further east. That condition, and the property having corner setbacks, necessitate the use of a PD zoning to provide flexibility with certain guidelines to accomplish the redevelopment. o The project will remove contaminants and its sources along with several buildings in disrepair. It will significantly improve the property and its value, create a positive change to the area, and fit with the character of the existing N. Jackson Street corridor. In addition, the existing properties will be transformed from essentially zero greenspace to approximately 40% green space. • A complete list of zoning standards that would not be met by the proposed GDP/SIP and the location(s) in which such exceptions/base standard modifications would occur. o Section 25-104.1 (H) ■ Maximum Driveway Width for Class II • The proposed driveway along Allen Avenue is proposed to exceed the City's requirement of 30' at the right-of-way and 40' at the street for a class II driveway due to semi-truck maneuvers into the site for deliveries. The existing entrance to the western property along Allen Ave is all open for access and is an approximately 130' wide driveway. The proposed driveway is 40' wide at the right-of-way and 48' at the road. The 40' width at the right-of-way conforms to the class III driveway requirements. Class III driveways per the City's code are used to serve commercial or manufacturing properties which is primarily used for buses or semi-trailer trucks. o Section 30-52(G) ■ Minimum pavement setback-front setback • The parking areas along N. Jackson Street on the west and Allen Avenue on the north extend into the 25' front setback. Contaminated soils were located on the east side of the site; therefore, the site improvements were kept as far west to remain out of the contaminated area as much as possible. The parking 100 Camelot Drive 920.926.9800 Fond du Lac, WI 54935 www.excelengineer.com Page 15 extends into the 25' front setback on the north as the proposed lot is located on a corner. The parking is setback further than the retail center parking on the NE corner of N. Jackson Street and Allen Ave. o Section 30-52(G) ■ Minimum pavement setback-side setback • The vehicular backup area on the SW corner of the site parking area extends into the 10' side setback. The parking stall area other than the curb head remain outside the required 10' side setback. o Section 30-175(R)(2)(c) ■ Bike parking located in front parking setback • Due to the parking being located in the front parking setback along Allen Avenue, the bike parking is located in the front parking setback as well. The bike rack is provided at the sidewalk connection to the public way where pedestrians would naturally transition to pedestrian mode to enter the site. o Section 25-104.1 (1)(1) ■ Driveway approaches/corner clearance • Code requires driveways to be 175' from the right-of-way line along primary arterial streets and a commercial property. The existing lot width along N. Jackson Street is 142.86'. The existing driveway entrance location is proposed to remain at the same location along N. Jackson Street. The driveway will be reconstructed to meet City requirements. o Section 30-291 ■ Sign setbacks • The existing sign is located within 8' of the NW corner of the existing property along N. Jackson Street. The proposed sign is located outside of the 30' vision triangle but within the 25' front setback along Allen Avenue due to the proposed parking locations along the street frontage. The proposed location is further than 25' from the N. Jackson Street right-of-way. • Phasing Schedule o The proposed project is planned for 1 phase. • 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. o Developers agreement to be addressed between City and development owner. 100 Camelot Drive 920.926.9800 Fond du Lac, WI 54935 www.excelengineer.com Page 16 ♦ � EXCEL ARCHITECTS•ENGINEERS•SURVEYORS November 18, 2019 Rezone Narrative Project: Advance Auto Parts #4041 2116 N. Jackson St & 313 Allen Ave Oshkosh, WI Oshkosh APP, LLC is requesting rezoning approval from Suburban Mixed Use (SMU) to Suburban Mixed Use — Planned Development (SMU-PD) for the current properties located at 2116 Jackson St and 313 Allen Ave. The proposed site is located on the southeast corner of the intersection of Jackson St and Allen Ave. The overall property is developed. The west side (2116 N. Jackson St) contains a tavern and the east side (313 Allen Ave) contains a salvage yard, small house, several out-buildings and abandon vehicles. A Planned Development Application for GDP and SIP approval is being submitted concurrently to request base standard deviations to redevelop the underutilized commercial property into an Advance Auto Parts store. The proposed use is permitted in the SMU zoning district. A rezone to Planned Development is required to allow for more flexible use of the property. With portions of the proposed development area severely contaminated in addition to being located on a corner, the site would not be able to be developed without the Planned Development zoning. A Certified Survey Map will be proposed to merge the (2) parcels and will be submitted during the approval process. Surrounding land uses include: commercial to the north, south, and west; residential to the north and east. The existing developments at 2116 Jackson St and 313 Allen Ave have continued to deteriorate over the years. Based on aerial views, the 313 Allen Avenue site has generally been maintained until 2010 when the property appears to transition into its current status as a salvage yard. Since that time, the salvage area of the property has become an environmental hazard. The residential neighbor to the east would like the existing fence to remain. If the condition of this fence is determined to be beyond repair, a new one will be installed as part of the development. A large green area will be constructed on the approximate eastern 25% of the site. This serves two purposes. The first is a rather large landscape buffer between the residence and the new improvements. The second is the WDNR will likely require a direct contact barrier. The proposed development will remove rapidly deteriorating abandon vehicles and outbuildings. 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Fordisclaimer please •• to www.ci.oshkosh.wi.us/GlSdisclaimerPrepared by: of Oshkosh, r J t� Ft � aY tg -17 � F �4 L. i v: �q p s - A F A } 143 F ,I fr , I ai I� ' %'010 _ N �0 �f1 J I��r�fK� N 1 in=0.02mi !J :J A 1 in= 100 ft 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: 11/22/2019 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 J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd pag User2ngak