HomeMy WebLinkAboutItem I PLAN COMMISSION STAFF REPORT SEPTEMBER 15,2020
ITEM I: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR ADDITIONAL
PARKING AND SHUNTING AREAS AND ACCESSORY STRUCTURES IN
THE FRONT YARD AT 900 N. KOELLER STREET
*This item was laid over from the August 41h and August 1811', 2020 meetings.
GENERAL INFORMATION
Petitioner: David Bynum
Owner: U-Haul International
Action(s) Requested:
The petitioner requests approval of a Specific Implementation Plan amendment for additional
parking and shunting areas and accessory structures in the front yard at 900 N. Koeller Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
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ITEM 1—SIP Amendment—900 N Koeller Street
Page 1
The subject area consists of one parcel, approximately 10.75 acres in size, located at the
southeast corner of N. Koeller Street and Robin Avenue. The site is owned and operated by U-
Haul International as a climate controlled indoor storage facility with associated vehicle
shunting and display areas. The subject area contains a commercial building, approximately
104,000 square feet in size, associated surface parking facilities and site signage. Prior land uses
on the site included the former K-Mart and Sears Grand retail establishments. The surrounding
area consists of multi-family residential and institutional uses to the north, multi-family
residential to the east, multi-family residential and commercial to the south and public right-of-
way and Interstate 41 to the west. The 2040 Comprehensive Plan recommends Interstate
Commercial land use for the subject site.
On February 13, 2018, the Common Council approved an amended General Development Plan
and Specific Implementation Plan (GDP/SIP) for an indoor storage/outdoor display land use (U-
Haul) located on the subject site. The GDP/SIP was approved with multiple conditions
including a condition that"No outdoor storage allowed outside of the designated vehicle
display and vehicle shunting areas." The intent of the outdoor storage restriction was to
prevent cluttering of the highly visible site with vehicles and other items.
In 2019, Planning Services staff was informed that the outdoor vehicle display was starting to
spill out of the originally designated and approved vehicle shunting/display areas. Staff visited
the site, photographed a number of locations where vehicle display was out of compliance with
the original SIP approval and sent a correction notice to the property owner on March 25t11, 2020.
The violation noted in the letter was for the parking of multiple vehicles and trailers outside of
the designated shunting and display areas. The letter instructed the owner to remove these
vehicles/trailers from non-designated areas by the April 811,compliance date. On April 8th and
161h, planning staff re-inspected the site and found that the violations were not corrected. Staff
sent a$100 follow up letter with a compliance date of April 271h. The petitioner contacted
planning staff and had multiple conversations with staff regarding the site and potential
options to address the violations while meeting the needs of the property owner on the site.
Staff explained that an SIP amendment was necessary in order to allow increased vehicle
display/shunting areas on-site beyond what was originally approved. The petitioner later
expanded the scope of potential site modifications to include an LP tank, overhead canopy and
two personal storage buildings in the front yard. He attended a Plan Commission workshop on
June 2nd, 2020 with staff and the Plan Commission. He has since filed a formal SIP amendment
request to allow additional parking/shunting areas and accessory structures in the front yard.
Subject Site
Existing Land Use Zonin
Commercial-U-Haul SMU-PD
ITEM I-SIP Amendment—900 N.Koeller Street Z
Page 2
Adjacent Land Use and Zoning
Existing Uses Zoning
North Multi-family Residential&Institutional MR-20 and I-PD
.............................................................................................................. .........................................................................................................................................................................................................................................................................................................................................
South.................Commercial and Multi-family Residential......................................................._MR-20............................................................................................
..............
East Multi-family Residential MR-20
...................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Public right-of-way/Interstate 41 SMU
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The previously approved GDP/SIP (2018) was to allow U-Haul to operate the site as an indoor
storage facility with outdoor display/shunting areas. The storage land uses are not permitted
under base code on an SMU-PD zoned parcel. The owner has modified the plans and is now
proposing additional outdoor display/shunting areas, two personal storage buildings, an LP
tank, and a canopy in the front yard. A Base Standard Modification(BSM) is required to allow
the expansion of a legal nonconforming use (personal storage facility) and construct the two
personal storage buildings on this Suburban Mixed-Use with a Planned Development Overlay
(SMU-PD) zoned parcel. Staff is supportive of the Base Stand Modification(BSM) provided the
applicant meets several conditions (explained below). The applicant has stated that no
additional employees are expected to work on-site.
Site Design&Access/Parking
The site has two access drives from N. Koeller Street and two access drives from Robin Avenue.
A condition of the original SIP approval was that the development be limited to straight truck
deliveries only. The petitioner is not proposing any changes to the site's access drives. The
petitioner requests expansions to the parking and vehicle display area facing N. Koeller Street
in the front(west edge) of the site. Additional parking/display is proposed in the southwest
corner of the site. The petitioner also requests additional vehicle display/shunting areas along
the eastern edge of the existing outlot. These areas are designated on the proposed site plan for
trailers and towing. An LP fill station with bollards and landscaping are proposed adjacent to
the outlot's southeast corner. The petitioners installed a canopy in front of the existing building
on-site. This canopy designates the pickup/drop off location in front of the building. In order
to accommodate the canopy and 24' required for two-way drive access, the petitioner has
removed parking stalls from the front of the building. Two detached proposed storage
buildings are planned for the western portion of the site (behind the westernmost vehicle
display areas). Additional planter islands and beds are proposed in a number of locations
including the ends of these buildings and at the ends of the western and southwestern vehicle
display areas.
The site still remains well over the 70% impervious surface maximum permitted for an SMU-
zoned parcel. However, the proposed storage buildings, LP filling station and existing canopy
are all proposed or located over existing impervious area. Proposed landscaping islands and
ITEM I-SIP Amendment—900 N.Koeller Street 3
Page 3
end caps would reduce the total impervious surface area of the site. The previously approved
plans showed 21 parking spaces on-site. With the installation of the canopy, the applicant
would remove 6 parking spaces. The parking count would then be 15 spaces which is the code
minimum requirement for the site. Staff wants to remind the Plan Commission and applicant
that per the original Planned Development approval, the outlot will need to be converted to
grass if it is not developed by February 13,11, 2021.
Customers and the general public access the site from N. Koeller Street or Robin Avenue and
can circulate through the site via drive aisles running through the site. Much of the parcel is
already covered by building and paved areas. The proposed buildings, LP tank, vehicle
parking/shunting and landscaping areas will reduce the amount of open paved area. These site
additions will not impact the main circulation paths through the site. They would however
increase the amount of structures and vehicles parked/displayed on-site.
Lighting
The petitioner has not proposed any changes to the on-site lighting. If any changes are
proposed the petitioner will have to submit a revised code-compliant photometric plan for staff
review.
Signage
No sign changes are proposed as part of this SIP amendment. Staff recommends that a
condition of approval be that no signage be permitted on or around the LP tank.
Landscaping
900 N Koeller Landscaping Points Required Points Proposed
108 points per building
550 linear feet of foundation and 40 points for the
/ 100 = 40 points per 100 propane station - 256 total
Building Foundation linear feet -220 total points points
210 points (not counting
species provided but
Paved Area 0 points listed as prohibited)
Street Frontage (N Koeller Street) 0 points 0 points
Street Frontage (Robin Avenue) 0 points 0 points
Total Street Frontage 0 points 0 points
5,155.25 sq. ft. of building/
Yards 1000 x 20 - 104 points 0 points
Bufferyards 0 points 0 points
466 points *Note that the
applicants stated they are
Total Points 304 points providing 574.5 Points
ITEM I-SIP Amendinent—900 N.Koeller Street 4
Page 4
The previously approved SIP amendment included landscaping requirements for the site. In
order to offset the increase in vehicle display/shunting areas, two personal storage buildings, LP
tank and new canopy, the applicant proposes additional landscaping for the site. The petitioner
proposes 40 points of foundation landscaping around the propane station. Landscaping end
caps are proposed at the ends of both proposed storage buildings. Additionally, two additional
landscape end caps are proposed for the green buffer adjacent to Sawyer Creek and three end
caps are proposed at the N. Koeller Street entrances.
Building Foundation
The proposed landscape plan meets the total point requirement for building foundation
landscaping. Based on the proposed linear footage of building foundation (500 linear feet for
the 2 storage buildings and 55 linear feet for the LP station) the proposed number of building
foundation points meets the total required by code. Of note is that the applicant has proposed
Autumn Blaze Maples for the landscaping end caps at the west ends of the two proposed storage
buildings. These trees are listed in the "Use Sparingly' list of the Landscaping requirements.
The applicant appears to have used several of these trees elsewhere in the development.
Therefore, staff recommends that a condition of approval be that the two proposed Autumn
Maples not already planted be exchanged for other tall/shade trees that are not in the "Use
Sparingly" or Prohibited" plant lists. Staff also recommends a requirement of least 40 points of
shrub foundation around the LP station.
Paved Area
The applicant has proposed additional paved area landscaping in the form of landscaping
islands and end caps. Staff has evaluated the additional proposed landscaping. The Spirea
Japonica plants the applicant proposed are prohibited under the zoning ordinance so the
applicant must substitute them out for an acceptable selection. The addition of the landscaping
islands and end caps is an improvement on the site's current condition. The applicant could
add even more landscaping points by planting medium trees in the end caps. Staff
recommends that as a condition of approval, the applicant must plant at least the number of
shrub landscaping points currently proposed and one medium tree in each landscape end cap.
For the linear landscape islands proposed adjacent to the storage buildings, staff recommends
requiring that these islands are at least 10 feet wide and contain at least 3 tall trees and 50 points
of shrub landscaping each. The applicant will have to address any prohibited species by
submitting a revised code-compliant landscaping plan as part of the Site Plan Review process.
Street Frontage
The applicant is not proposing any additional site work along the street frontages so additional
street frontage landscaping is not required. The plantings shown on the applicant's landscaping
plan appear to be the existing plantings already located on-site. In reviewing the landscaping
plan staff did not see street frontage landscaping proposed beyond the current landscaping.
Yards
Code requires 20 yard landscaping points per 1,000 sq. ft. of gross floor area proposed for the
site. The applicant does not appear to provide any additional yard landscaping beyond the
current landscaping on-site. The two proposed storage buildings and LP propane station
combined add approximately 5,155.25 sq. ft. of accessory structure area to the site. Therefore,
ITEM I-SIP Amendinent—900 N.Koeller Street 5
Page 5
104 points of new yard landscaping are required. The applicant will have to address this issue
with a revised landscaping plan submitted as part of the Site Plan Review Process.
Bufferyard
The applicant is not expanding into the areas immediately adjacent to neighboring parcels so
additional bufferyard landscaping is not required. The Plan Commission could at its discretion,
however, require more robust landscaping in either of the areas abutting neighboring parcels.
The applicant has not proposed additional bufferyard landscaping.
Storm Water Management
The Department of Public Works has reviewed the proposal and stated that although the site
disturbance for the LP tank and proposed buildings appear minimal, storm water requirements
from Chapter 14 of the Municipal Code may be triggered. A full site plan review submittal
incorporating the new buildings and LP tank into one plan set will be required. Any storm
water requirements can be addressed during the Site Plan Review process.
Building
No changes are proposed to the existing building or its facades. However, the petitioner
proposes to add two 2,500 square foot personal storage buildings to the front (western portion)
of the site. He would clad the new storage buildings with a combination of brick and steel
paneling. Staff recommends as a condition of approval that the petitioner must use Class I
materials for the end walls and the first four (4) feet from the ground up of the north and south
facades of these buildings. The petitioner will require a BSM to allow these buildings, as they
constitute both an expansion of a non-conforming use (personal storage facility on an SMU-PD
zoned parcel) and construction of accessory structures in the front yard.
ITEM I-SIP Amendinent—900 N.Koeller Street 6
Page 6
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The above two images show the proposed storage buildings that would be placed in the front of the site off
of North Koeller Street.
The LP tank will consist of the approximately 16.5' tall and 4' wide vertically-oriented propane
tank and surrounding bollards. This tank would be installed adjacent to the southeast corner of
the outlot. It would look very similar to the tank shown in the image below. Staff recommends
that a condition of approval be that the tank has maximum dimensions of 16.5' in height by 4' in
width and that no signage/trade dress be permitted on or around the LP tank. The LP tank is an
accessory structure proposed in the front yard so will require a BSM. Staff is supportive of the
BSM provided the required landscaping is installed on-site and 40 points of shrub foundation
landscaping are placed around the LP tank.
ITEM I-SIP Amendment—900 N.Koeller Street 7
Page 7
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The above image shows an LP filling station very similar to the one proposed as part of this SIP
amendment request.
The canopy was installed without approvals or permits. The applicant would like to have the
canopy approved as part of this SIP amendment. The canopy is an accessory structure in the
front yard and requires a BSM. The applicant states in his narrative that the canopy is located at
the center of the lot and it was placed there for a number of reasons. The placement of the
existing building on the site prevents the canopy from being located to the north, east or south
sides of the existing building. According to the applicant, the customers need a visual point to
return rental equipment to the store. The canopy is located straight in front of two driveways to
maximize visibility. It also shelters customers from the elements while returning vehicles to the
store and places the return area near the store entrance. The existing canopy on-site is shown in
the image below. Staff can support the idea of a canopy on-site and its placement/dimensions
based on the dimensions of the drive aisles around it but the existing canopy appears to be a
pop-up type canopy that is often associated with temporary events/occurrences. Staff has
concerns with the nature of the existing canopy and would not support a BSM to allow this
canopy as installed to remain as-is in the front yard long-term. Staff would recommend that a
condition of SIP amendment approval be that the applicant submit plans for a permanent
canopy architecturally compatible with the existing building. The canopy could be the same
footprint and height as the existing one but would need to be more permanent in nature. Any
proposal to add trade dress to a permanent canopy would require staff and Plan Commission
review.
ITEM I-SIP Amendment—900 N.Koeller Street 8
Page 8
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The existing canopy was not approved or permitted and appears to be a temporary pop-up canopy.
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.
public sewer and water and public roads.
(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 I-SIP Amendment—900 N.Koeller Street 9
Page 9
Staff recommends approval of the Specific Implementation Plan amendment as proposed with
the findings listed above and the proposed following conditions:
1. BSM to expand the legal nonconforming use (personal storage facility) and allow
additional accessory structures (two (2) personal storage buildings, LP filling station and
an overhead canopy)in the front yard.
2. Final landscaping plan shall be reviewed and approved by the Department of
Community Development and shall substitute out any proposed plants listed on the
"Use Sparingly" or "Prohibited" plant lists for code compliant plantings. Final
landscaping plan shall also provide the required yard landscaping points based on the
area of the storage buildings and LP filling station.
3. Applicant shall plant at least the proposed number of shrub landscaping points and one
medium tree in each proposed landscaping end cap.
4. Applicant shall ensure that the widths of the east-west running landscape islands are at
least 10 feet and include at least 50 points of shrub landscaping and three shade trees
each along their lengths.
5. LP tank shall be limited to a maximum height of 16'-6" and a maximum width of 4'-0"
6. LP tank shall not have signage/logos/trade dress/etc. installed on or around the tank. LP
tank shall have at least 40 landscaping points installed around the tank.
7. No outdoor storage allowed outside of the designated vehicle display and vehicle
shunting areas.
S. Applicant shall submit plans for a permanent canopy compatible in appearance to the
existing building for Department of Community Development review as part of the Site
Plan Review process or the existing canopy shall be removed immediately upon
completion of the Site Plan Review Process.
9. Applicant shall submit storm water management plans for Department of Public Works
review during the Site Plan Review Process.
10. All conditions of the original SIP approval from 02/13/2018 are still in effect.
ITEM I-SIP Amendment—900 N.Koeller Street 10
Page 10
SUBMIT TO:
City of Oshkosh Dept.of Community Development
215 Church Ave.,P.O.Box 1 130
Cityof Planned Development Application PHONE:(9201236-5059
Oshkosh
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: David Bynum Date:
Petitioner's Address: 11700 W Capitol Dr City: Wauwatosa State: WI Zip: 53222
Telephone#: (414 ) 916-3292 Email: david_bynum@uhaul.com Contact preference: ❑ Phone ® Email
Status of Petitioner (Please Check): I I Owner [MRepresentative I i Tenant Prospective Buyer
Petitioner's Signature (required): Date:
OWNER INFORMATION
Owner(s): U-Haul International Date: r
Owner(s) Address: 2727 N Central Avenue City: Phoenix State: AZ Zip: 85004
Telephone#: (602 )263-6555 Email: david bynum(cD-uhaul.com Contact preference: ❑ Phone ® Email
Ownership Status (Please Check): Individual ;1 Trust Partnership x 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: ��i"� Date:
6�2 f/9 v
TYPE OF REQUEST:
❑ General Development Plan (GDP) ❑ General Development Plan (GDP) Amendment
®Specific Implementation Plan (SIP) J9 Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 900 N Koeller St, OSHKOSH Wisconsin 54902
Proposed Project Type: Additional parking/shunting areas and LP tank installation
Current Use of Property: Indoor Storage Facility and Outdoor Display Zoning:
Land Uses Surrounding Your Site: North: Multi-family Residential&Institutional-MR-20 and I-PD
South: Commercial and Multi-family Residential-MR-20
East: Multi-family Residential-MR-20
West: Public Right-of-Way/Interstate 41-SMU
➢ 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 X Staff 5�� Date Rec'd O/2,3 Zo
Page 11
❑ 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):-� 'j '_� Date:
3
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900 N KOELLER ST 1360 GREENWAY TER 1062 N KOELLER ST
PC: 09-15-20 ELM GROVE WI 53122 OSHKOSH WI 54902
HILL PROPERTIES LLC VICTOR/ELIZABETH CORTEZ DAVID BRYNUM
40 N HOLLY AVE 350 N COUNTRY LN 11700 W CAPITOL DR
FOX LAKE IL 60020 FOND DU LAC WI 54935 WAUWATOSA WI 53222
U-HAUL INTERNATIONAL
2727 N CENTRAL AVE
PHOENIX AZ 85004
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