HomeMy WebLinkAboutItem V A PLAN COMMISSION STAFF REPORT OCTOBER 6,2020
ITEM V A: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR COMMERCIAL DEVELOPMENT AT 1844 OSHKOSH AVENUE
GENERAL INFORMATION
Applicant: Vision Architecture LLC: Adam James
Property Owner: Prime Space Development
Action(s) Requested:
The petitioner requests approval of a General Development Plan (GDP) and Specific
Implementation Plan (SIP) for a commercial development at 1844 Oshkosh Avenue.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject site is a 108,886 square foot (2.49acre) irregular-shaped vacant parcel located on the
east side of N. Koeller Street,north of Oshkosh Avenue. The property is zoned Corporate
Business Park with a Planned Development Overlay (CBP-PD) and the surrounding area
consists predominately of vacant commercial land as well as Lakeshore Park to the north. The
2040 Comprehensive Plan recommends Interstate Commercial land use for the subject property.
Subject Site
Existing Land Use Zoning
Vacant CBP-PD
Adjacent Land Use and Zoning
-Existing Uses Zoning
North Park I
......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
South Vacant CBP-PD
......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
East Vacant CBP-PD
......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
West Commercial/vacant CBP-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
ANALYSIS
Use
The proposed development consists of two commercial buildings. The north building is a two-
story 21,516 sq. ft. mixed use building containing first floor retail and restaurant spaces and
second floor professional office space and also includes a covered patio space to be utilized by
Page 1
tenants and guests. The south building will be a 7,896 sq. ft. single story multi-tenant retail
building which will also have a drive-thru lane for potential coffee sales or similar tenant.
Site Design/Access
The proposed development will have two accesses from N. Koeller Street. Department of Public
Works staff is recommending a condition that the southern driveway be right-in, right-out
access only to alleviate traffic concerns on N. Koeller Street. Staff is also recommending a
condition that a cross-access drive aisle be included for access to the vacant property to the east
to provide a connection to future development. This has been provided on the site plan and
will require a cross-access agreement.
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SITE PLAN
Site Plan
Required Provided
Parking Spaces Minimum: 98 100
Impervious Surface Maximum: 70% of lot 70% 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 indoor sales, restaurant and office uses. The total
impervious surface area for the site is 76,349 sq. ft., which is at the maximum impervious
surface ratio for the CBP District. The plan includes a dumpster enclosure on the east side of
the parking lot. The proposed dumpster enclosure is constructed of Trex composite fencing.
ITEYI VA GDP/SIP-1844 Oshkosh Ave Z
Page 2
The dumpster enclosure plan will need to be modified to include materials and colors that are
consistent with the principal buildings per CBP accessory structure standards.
Building/Parking Setbacks
Minimum Provided
Front Setback(west) 30 ft. 30.1 ft.
Front Setback(north) 30 ft. 11 ft. (bike rack pad)
Side Setback(east) 10 ft. 5 ft. (parking lot)
Side Setback(south) 10 ft. 22 ft.
The proposed buildings meet setback requirements for the CBP District,however the bicycle
parking area extends into the front(north) setback and the parking lot and drive-thru lane
extend into the side (east) setback area. Staff is supportive of the reduced setbacks for the
bicycle parking pad and parking lot/drive-thru areas as site constraints related to the unique lot
configuration result in difficulties meeting setbacks and providing required parking. Also,
these setback reductions should not cause concerns for the surrounding area as the bicycle
parking pad is relatively small in area and the eastern parking/drive-thru area will likely be
abutting a similar commercial parking lot with shared access.
Storm Water Management/Utilities
The applicant has been in discussion with the Department of Public Works regarding storm
water management for the area. Public Works has noted that water quality will need to be
provided for the site. 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 177(88.4 side of main
(north) entrance,44.2 street side) Point total not provided
Building Foundation 148 (74 side of main
Point total not provided
(south) entrance, 37 street side)
585 (176 tall trees 234 652.9
Paved Area shrubs) (210 tall trees, 242.9
shrubs)
Street Frontage 669.6
647(324 medium trees)
(330 medium trees)
Yards 588 671
Yards devoted to street 294 308
frontage
Total 2,145 2,326
ITEYI VA GDP/SIP-1844 Oshkosh Ave 3
Page 3
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Building Foundation
The applicant has demonstrated that the landscape plan meets the total point requirement for
combined building foundation area for both buildings combined. However,building
foundation points must be applied separately for each building. The applicant will need to
demonstrate the foundation point requirements are being met separately for both buildings.
This can be provided as part of the Site Plan Review process.
The landscaping ordinance specifies that 50% of the required points must be located along the
main entrance side of the building, or in this case the north facade of the south building and
east fagade of the north building. The plan does not meet the main entrance side point
requirement for either building as no landscaping is shown along these facades. Staff is
supportive of a Base Standard Modification (BSM) to allow the main entrance side point
requirement to be applied to the street side facades of each building (south and east facade of
south building and west fagade of north building), as the intent of the code is being met with
these facades being most visible from the public right-of-way. The applicant will need to
demonstrate that this point requirement is being met during the Site Plan Review process.
ITEYI VA GDP/SIP-1844 Oshkosh Ave 4
Page 4
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 tall trees
and 40%will be devoted to shrubs. A tall deciduous/shade tree is required at the ends of all
parking rows. These requirements are also being met.
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 landscape plan
shows medium trees along the frontage which meet the 50%point total requirement. The CBP
standards also require 50% of yard landscaping points to be located along street frontages,
which is also being met. All landscaping devoted to street frontage points must be located
within 10' of the public right-of-way.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceeds this requirement and meets the street frontage point requirement as
previously noted.
Signage
Proposed signage for the site includes two 10' tall X 14' wide monument signs along N. Koeller
St., where code allows a maximum of one ground sign per street frontage. The proposed sign
along the south entrance will have a 5' front yard setback and the sign along the north entrance
will have a 10.7' setback where a 30' setback is required. The applicant is requesting BSMs for
both the number of ground signs and the setback reduction. Staff is supportive of the BSM to
allow a second ground sign as the frontage wraps around and functions as though as has two
frontages. Staff is also supportive of a BSM to allow reduced setbacks as the proposed sign
locations are consistent with reduced setbacks of neighboring monument signs within the
Corporate Business Park District to the east. Also, as proposed the parking and building areas
will be built out to the setbacks leaving no space for ground signage meeting the front setback
requirement. The maximum height for the monument signs is 10' per CBP signage standards.
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ITEYI VA GDP/SIP-1844 Oshkosh Ave 5
Page 5
Wall signage is shown on the building elevations for both buildings. Wall signage will be
limited to 1 sq. ft. per linear foot of building frontage with a maximum of 15% of the wall area
per building facade. This can be addressed under a separate building permit.
Site Lighting
A photometric plan has been provided by the applicant. The provided plan appears to meet the
maximum 0.5 foot candle lighting level allowed at the property lines, with the exception of 0.6
fc lighting level along the east property line. Staff is supportive of a BSM to allow the slightly
increased lighting level in this location as this area is an adjoining a commercial lot with shared
access. The plan does not show lighting levels at the west property line. A revised lighting
plan will need to be provided during the site plan review process to verify that it does not
exceed 0.5 fc at the public right-of-way. The minimum lighting level of 0.4 foot candle is being
met for the parking area.
Building Facades
Building Materials
The Corporate Business Park standards require buildings to be clad on all sides with at least
75% Class I materials. Also, window and door area shall comprise of at least 40% of the ground
floor level of the street facing facade. The specific elevations breakdown is as follows:
North Building
Required Class I Provided Class I
North 75% 92.7%
South 75% 78.8%
East 75% 85.5%
West 75% 100%
Street facing
ground floor (north 40% door/window 92 7%
area
facade)
Street facing
40% door/window
ground floor (west 40.4%
area
facade)
South Building
Required Class I Provided Class I
North 75% 92%
South 75% 88.3%
East 75% 79.7%
West 75% 82.8%
Street facing
40% door/window
ground floor (west 44.3%
area
facade)
ITEYI VA GDP/SIP-1844 Oshkosh Ave 6
Page 6
Both buildings meet design standards requirements for building materials on all facades. The
applicant is proposing to exceed the minimum of 75% Class I on all facades of both buildings.
The minimum door/window area of 40%for street facing ground floor elevations is also being
met.
ALTERNATE DESIGN
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ITEYI VA GDP/SIP-1844 Oshkosh Ave 7
Page 7
Building Composition
Corporate Business Park standards require buildings to be designed with four-sided detail and
a distinct base, middle and top. The base of the building shall be articulated with a horizontal
expression line creating a distinct ground level zone. The mid-section shall be articulated to
form an expression line which sets up the building's top, while the top portion of the building
shall include architectural features that provide distinction and clearly shows a division of roof
and walls. The front facade shall include architectural features which emphasize it as the front
facade.
The proposed elevations for the south building meet these standards as canopies and variation
of materials provide distinction to the facades and projections related to the entrance are
utilized to emphasize the front facades.
The north building elevations also meet building composition standards as entrance canopies
along the first floor entrances along with a covered patio area define the ground floor of the
building. The windows shown on the elevations provide distinction of floor levels and the
projections at the top of the building show a division of roof and walls. The expansive glass
window and door areas on the front(north and west) elevations serve to emphasize the front
facade.
Overall Site
The applicant is requesting BSMs related to landscaping for specific locations, increased number
of ground signs, and reduced sign and pavement setbacks. To offset the landscaping code
deficiencies,increased number of signs and reduced monument sign and pavement setbacks,
the applicant has exceeded the overall landscaping point requirement for the site and also
exceeded the minimum Class I material allotment for both buildings. Landscaping has also been
added around the monument signs to soften its appearance from the public right-of-way. 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.
ITEU VA GDP/SIP-1844 Oshkosh Ave 8
Page 8
(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.
Staff recommends approval of the General Development Plan and Specific Implementation Plan
and the findings listed above with the proposed following conditions:
1. Cross access drive aisle required for access to adjoining property to the east.
2. Southern access from N. Koeller Street shall be right-in, right-out only with final design
approved by the Department of Public Works.
3. BSM to allow reduced front yard setback (north) to I for bike rack pad.
4. BSM to allow reduced side yard setback(east) to 5' for parking lot/drive-thru.
5. BSM to allow reduced main entrance side building foundation landscaping points to 0
points for the north building and 0 points on south building where 88.4 points and 74
points, respectively, are required. Minimum 88.4 landscaping points shall be applied to
the street side of the north building and 74 points shall be applied to the street side of
the south building.
6. BSM to allow increased number of ground signs to 2, where code allows 1 per street
frontage.
7. BSM to allow reduced front yard setback for monument sign to 5' (south) and 10.7'
(north).
8. BSM to allow increased lighting level along east property line to 0.6 footcandle.
9. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
ITEU VA GDP/SIP-1844 Oshkosh Ave 9
Page 9
SUBMIT 10:
OA% Oshkosh DepiV or Corrimunry Dew"lopmerd
City V p 111 Ch,j,Ch A,,,F1() Box 11 EY)
of Planned Develolpmient Application Oshlko9M 541901
Oshkosh PWDNIE I920 236-501,59
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK Ill
APPLICANT INFORMATION
Pet0ioner� Date
Petitioner's Address: City: St te: _�_ZiP:
a ��4j
Telephone #: Ern �k Contact preference: (3 Phone IJ Emick
Status of Petitioner �Please Check): 5)t,/,')er "Aepresen t alive Tenant Prospective Buyer
Pefltiorier's Sugnature equ(rlrec-
1A a-AD
9WHIR INFORMATION
OwnerCs),
"'k-9.1,11,41,
Owner(s) Address: 2,
City:. State:!JJ Zip
Ernac l: C )nta El ctloreference: Phone OlErnail!
�.,
Owriership Sicilus (Pkx,.,ise Check)� ln(.JMduaE Twst �X[Iurinfz uSilip 'Corpaotion
Property Owner Consent: (required)
Bys�griature herelon, I/We acknowledge thnf Ofy offi6ak,and/or erne loyees may, in lhe perfori-nance of ti functions, erder,
upon the property fo inspect or gather other informatiort necessary to process this application. t also,understand that aH
rneefing dates are tentafive and may be postponed by the Planniing Services Division for incornp ete submissions or,Cafl
cdministrafive reasons.
Properly Owner's Slgncfwe� Dote
TIPE 9F REQUEST:,
0 Genern Development Pion (Gi 0 G ererah Development Pilo) (GDl Amendment
PNSl irnp ernenfafion Phan (SIP) [I Specific trnp ernentafion Plari, (SIP) Amen dmen IL
SITE INFORMATION
Aiddress/Locafloni of Proposed Ill .........____....... -—----_-_-
Proposed Project Type� e2
-LV111111�$J'.a�r '............
CUI'Ier0 Use ou Prol IN
.........Z oning�
Land Uses Surrounding Youir Site: Norlih:
SOLSth:
................... -------------- ---------
Ea5l
-West: .
................... -------------
It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the,proposal
Application fees are due at time of submittal. Make check payable to City of Oshkosh.
Please refer to the fee schedule for,appropriate fee. FEE IS NiONI-REFUiNDABLE
For more informahon 1,,)leasevisit the City's webs,ite at "vi
Staff Date Ill
Page 10
j prq)osed grading plan. lfying the location, species, and insiailation size of
Li Specific landscaping plan for,the subject sate spec
plantings, The landscaping plans shall include a tabie surnrnarizing all proposed species,
L3 Architectural plans for any nonresidential buildings, muiti-florn4y strucfures, or building clusters, other,than
conventional single-farnily or twc-fOrnily horres on indNiduai lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such Widings.
Ll Engineering pions for aH water and sewer systems, siormwater systems, roads, parking areas, and
waikwa gala
ign(jge an for the project, inclu&)g al� project identifical'k,)n signs, concepts,for publ�c fixtures ond signs,
and group development sognoge themes that may or may, not vary frory) City,standards or common
practices.
L:i Specific written description of the proposed SIP including:
Specific project 1hernes and images.
Specific mix of dwelling unit types and/or (land uses, ed by dwelling units per acre,
Specific residenfi6 densities and nonresidential intensities cs describ
and land
scap4-ag surface area ratio and/or offi er appropriate measures of density and Intensity.
Specific ti,eatment of natural teatures, ir,�cluding parklarld.
Specific relationship to nearby properties and public streets. 11 deve�oprrient lots
Statistical data on, ryiiNmum iot sizes in the development, the precuse areas of a
and pads; density/intensity of various parts of the development: building, coverage, sand
¢andscaping surface area ratio of all land uses; proposed staging, and any other plans required by
Plan Comrnissiion. the standard
A statement of rationoie as to why Pik zoning is proposed.This statement shall iist
zoning requlremen IrS that,, in the applicant's opin�ion,, would inhibit the development project and the
opporJr unHies fo: cornrnuriOy bef lrerp111°perfl that ore avo0ob1e through JI-ue proposed FID project.
A ccrnpiete list of zoning standards that would not be n'-iet by the proposed SIP and the location(s),
in which such exceptions/base standard modfficotions would occur.
Phasing schedule, if more than one development phase is intended.
Li Agreements, bylaws, covenants, and other documents relative to the operoflonal regulations of the
development and par-ticularly providing for the permanent preservation and mainterlarce of common
open areas and amenifies,
L) A written description that demorastrates how the SIP is consistent with the approved GDP and any and all
differences between fl"ae requirerlierfls of ffie approved GDP and Ple proposed V",
I hereby certify that to the best of: my knowledge oil required application materials are Included with this
application. 11 am aware that failure to submit the required completed application materials may result in denial or
delay of the opplicotlon request.
/.,,ppjicr Date:
Signature Jrequired)-.
3
Page 11
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A R C I I 1-1 F C"rf.IR F ,LIC:
1844 Oshkosh Avenue
Project Narrative
The project consists of two new commercial buildings. The north building is a two-story mixed use building containing first floor
retail and restaurant spaces and second floor professional office space. The second floor includes a large covered patio space that
can be utilized by the tenants and their guests. The total building area is approximately 21,516 s.f.
The south building is a single story multi-tenant retail building. The design includes a drive-thru lane for a potential coffee or similar
tenant. The total building area is approximately 7,896 s.f.
The site includes 117 parking spaces for employee and customer use. The parking lot will consist of asphalt paving with concrete
curbing. Perimeter and island landscaping are being provided to screen the parking and reduce the heat island effect from the
parking lot. Site lighting will be provide to meet the zoning ordinance.
The development takes advantage of the views of the park to the north as well as encourages pedestrian bike and foot traffic from
the trails and public ways. Bike parking is being provided near both building. Adjacent properties to the east,west and south
include similar developments providing continuity in use and public access. In addition,the proposed uses comply with the current
zoning ordinance and comprehensive plan.
We believe this development will provide a high quality amenity that the community can be proud of for many years. In addition,
the local ownership group is sure to fill the lease space with great local and national tenants that the community will enjoy.
VISION ARCHITECTURE,LLC
Adam James,AIA
Partner
P.O.Box 224
Neenah,WI 54956
www.visiori-arcliitecture.net
Page 12
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CITY OF OSHKOSH HIGHWAY 21 HOSPITALITY GROUP LLC LAKE SHORE DEVELOPMENT OF OSHKOSH LLC
PO BOX 1130 5108 1 AH MAY TAH RD 230 OHIO ST 200
OSHKOSH WIS4903 OSHKOSH W154901 OSHKOSH W154902
PRIME SPACE LLC FOX COMMUNITIES CREDIT UNION VISION ARCHITECTURE LLC
1325 N SUMMER RANGE RD 3401 E CALUMET ST PO BOX 224
DE PERE WI 54115 APPLETON WI 54915 NEENAH WI 54956
PRIME SPACE DEVELOPMENT
230 OHIO ST
OSHKOSH W154902
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ntenlrin ctiorr pole= Ire Sponln iilkalle br ve=Iriif iilne accuracy or luallll rtisc,lainrneMl slleMa r go to � �III���. �l��ll�li��li
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