HomeMy WebLinkAboutItem III
PLAN COMMISSION STAFF REPORT JANUARY 5, 2021
ITEM III: PUBLIC HEARING: ZONE CHANGE FROM SINGLE FAMILY
RESIDENTIAL 5 DISTRICT (SR-5) TO SINGLE FAMILY RESIDENTIAL 5
DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (SR-5-PD) AND
APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC
IMPLEMENTATION PLAN FOR A POCKET NEIGHBORHOOD AT THE
SOUTHEAST CORNER OF LINDEN OAKS DRIVE & W. 9TH AVENUE
GENERAL INFORMATION
Owner /Applicant: Evergreen Retirement Community
Action(s) Requested:
The applicant requests a zone change from the existing Single Family Residential 5 District (SR-
5) to Single Family Residential 5 District with a Planned Development Overlay (SR-5-PD). The
applicant also requests approval of General Development Plan and Specific Implementation
Plan to allow for development of a “pocket neighborhood”.
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 an approximately 10.55 acre vacant parcel with frontage on W. 9h
Avenue and Linden Oaks Drive. The surrounding area consists of single family land uses along
with a church immediately to the north. The 2040 Comprehensive Land Use Plans recommends
low density residential use for the subject area.
Subject Site
Existing Land Use Zoning
Vacant SR-5
Adjacent Land Use and Zoning
Existing Uses Zoning
North Institutional I
South Residential R-1 ETZ
East Residential SR-5
West Residential R-1 ETZ
Page 1
ITEM III: Rezone, GDP & SIP W. 9th Ave. & Linden Oaks Dr. 2
Comprehensive Plan Land Use Recommendation
Land Use
2040 Comprehensive Land Use Recommendation Low Density Residential
ANALYSIS
Use
The applicant is proposing to develop a 40-home “pocket neighborhood”. Although the site
will function similar to a residential subdivision, the development will fall under the purview of
a multi-family development as all homes will be located within a single lot. All homes will be
single-family ranch style residences for older adults and the site will also include a club house.
As multi-family uses are not permitted within the SR-5 zoning district, the property will need to
be rezoned to include a Planned Development Overlay to request a Base Standard Modification
(BSM) to allow the proposed use. Staff is supportive of a BSM to allow the proposed multi-
family use as the pocket neighborhood will have a density of 3.79 units per acre, which is in line
with the density provision for the SR-5 District (5 units per acre) and is consistent with the 2040
Comprehensive Land Use Plan recommendation of low density residential. Staff feels that the
proposed use will be compatible with development patterns in the surrounding area.
The applicant sent a letter notifying surrounding property owners of the proposed development
and held a virtual meeting December 1, 2020 to discuss the plans. The neighbors were generally
supportive of the proposed land use.
Zone Change
The applicant is requesting a zone change to add a Planned Development Overlay to the
existing Single Family Residential 5 (SR-5) base zoning to allow for the proposed multi-family
land use. Staff is supportive of adding the Planned Development Overlay for this purpose as
the intent is to accommodate a unique land use.
Site Design
The site will have two access, one from W. 9th Avenue and one from Linden Oaks Drive. The
total impervious surface ratio for the site will be about 38.78%, which is under the maximum of
50% for the SR-5 district. Each home will have a two car attached garage with driveway access
for an additional two spaces. The site will also have 21 surface parking spaces near the club
house and detached garage. Total parking for the site exceeds the minimum multi-family
parking requirement of 2 spaces per dwelling unit containing 0-2 bedrooms, plus 0.5 space per
additional bedroom over 2 bedrooms per unit and 1 guest parking space for every 3 dwelling
units.
Required Provided
Parking Spaces Minimum: 93 181
Impervious Surface Maximum: 50% of lot 38.78% of lot
Page 2
ITEM III: Rezone, GDP & SIP W. 9th Ave. & Linden Oaks Dr. 3
Minimum Provided
Front Setback (9th Ave.) 25 ft. 25 ft.
Front Setback (Linden Oaks
Dr.) 25 ft. 25 ft.
Side Setback (east) 7.5 ft. 11 ft.
Side Setback (west) 7.5 ft. 25 ft.
Rear Setback (south) 25 ft. 61 ft.
A BSM is being requested to allow reduced separation of principal structures to 8 ft. for several
homes on the southern portion of the site, where code requires a minimum principal structure
separation of 10 feet. Staff is supportive of this BSM, provided the structures meet fire rating
standards per approval by the Inspections Services Division.
A club house with an approximate 2,475 sq. ft. outdoor patio area is provided on the north side
of the site, meeting the minimum recreation area requirement of 200 sq. ft. plus 25 sq. ft. per
bedroom. The code-required pedestrian access is provided in the form of a sidewalk network
through the site that connects to the 9th Avenue right-of-way.
Storm Water Management/Utilities
The applicant has been in contact with the Department of Public Works regarding storm water
management and utilities for the area. Public Works has noted that sewer and water access will
be off of 9th Avenue only and coordination with the City right-of-way reconstruction process
will be required. The final storm water management plans will be approved during the Site
Plan Review process.
Landscaping
Page 3
ITEM III: Rezone, GDP & SIP W. 9th Ave. & Linden Oaks Dr. 4
Points Required Points Provided
Single family homes 3,000 (75 per building) 641
Building Foundation (Club
House) 117 138
Building Foundation
(garage) 79 80
Paved Area 515 (154.5 tall trees, 206
shrubs)
2,174
(1,850 tall trees, 324
shrubs)
Street Frontage (9th
Avenue) 533 (266.5 medium trees) 570 (0 medium trees)
Street Frontage (Linden
Oaks)
418 (209 medium trees) 405
(0 medium trees)
Yards 1,580 ~3,000 existing trees
Total 6,242 7,008
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for the community club house and the garage. The
applicant is requesting a BSM to allow a reduction of the required building foundation points.
Staff is supportive of this BSM as these are single family residential style units, which typically
would be exempt from the requirement. The overall site exceeds the total point requirement to
offset this BSM.
Paved Area
The paved area requirement of 40 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 tall trees along both the 9th Avenue and Linden Oaks Drive frontages, meeting the total
point requirement for 9th Avenue and slightly short of the requirement on Linden Oaks Drive.
The plan does not show medium trees along either frontage. The applicant will need to meet
the minimum total point requirement and medium tree requirement along both frontages. This
can be addressed during the Site Plan Review process.
One tree appears to be located within the corner vision clearance triangle at the corner of 9th
Avenue and Linden Oaks Drive. The applicant will need to verify that nothing is located within
the triangle. This can be verified during Site Plan Review as well.
Page 4
ITEM III: Rezone, GDP & SIP W. 9th Ave. & Linden Oaks Dr. 5
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The applicant notes
that approximately 30 existing tall trees will remain on the site which will contribute toward the
yard landscaping to meet this requirement. The landscaping ordinance states that landscape
points shall be doubled for mature existing plantings that are retained and protected with the
development of the site. The applicant will need to provide a final number and species of
existing mature trees to verify that this points total is accurate. This can also be addressed
during Site Plan Review.
Signage
The submitted site plan shows a monument sign along 9th Avenue, which meets the 25’ setback
requirement. A rendering of the proposed sign was not included. The sign will need to be
compliant with multi-family signage standards. This can be addressed under a separate
building permit.
Site Lighting
The applicant submitted a photometric plan that appears to meet lighting standards. The
proposed lighting meets the .4 foot-candle minimum requirement for parking areas and has no
more than .5 foot-candles of light trespass at the property line, with the exception of the
driveway entrances. The applicant has requested a BSM to exceed the maximum of 0.5 fc at the
right-of-way line to ensure visibility at the entrances. Staff is supportive of a BSM to allow the
increased lighting as it will not negatively impact neighboring properties. The proposed 16 ft.
height of the light poles/fixtures complies with the 16 foot maximum height for the SR-5 zoning
district.
Building Facades
Front and rear elevations of residences
Final building elevation renderings have been submitted for the project. As all units will be
single family residential style structures, the homes will need to meet single family residential
design standards for new homes. The provided elevations appear to meet the material
requirements as well as the 25% door window requirement for front facades. Staff feels that the
Page 5
ITEM III: Rezone, GDP & SIP W. 9th Ave. & Linden Oaks Dr. 6
residential-style appearance of these facades will be compatible with the surrounding single-
family residential land uses.
Refuse Enclosure
Plans for the site do not include a refuse enclosure. The applicant will be utilizing private trash
pick-up. If dumpsters are to be placed on the site in the future, they must meet dumpster
enclosure code requirements for material and location.
Overall Site
The applicant is requesting BSMs related to the land use, building separation and building
foundation landscaping. To offset these BSMs, the applicant has significantly exceeded the
overall landscaping point requirement for the site. 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.
(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.
Page 6
ITEM III: Rezone, GDP & SIP W. 9th Ave. & Linden Oaks Dr. 7
Staff recommends approval of the rezone, General Development Plan and Specific
Implementation Plan with the findings listed above and the proposed following conditions:
1. BSM to allow multi-family residential use in a Single Family Residential 5 District (SR-5)
2. BSM to allow reduced principal structure separation to 8 feet.
3. BSM to allow reduced building foundation landscaping points for residences to 641
points, where code requires 3,000 points.
4. BSM to allow lighting level to exceed 0.5 fc at the 9th Avenue and Linden Oaks Drive
right-of-way entrance.
5. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
Page 7
Page 8
Page 9
Linden Oaks Overview
Evergreen has continued to look at expanding its mission of serving older adults through the
development of services and living options that promotes choice and community.
Linden Oaks is a new opportunity to provide housing utilizing a Pocket Neighborhood design.
The pocket neighborhood encourages engagement between neighbors through individual
homes with porches that face one another and shared communal spaces.
A club house provides another opportunity for residents to engage in group activities, receive
services to promote health, e.g. exercise, education & host activities for the community.
Residents of Linden Oaks would also have access to Evergreen main campus located at 1130
North Westfield.
Evergreen is proposing building 39 to 41 ranch style homes on the site and believe the
residential look allows it to easily fit within the existing setting of homes.
In order to construct this Pocket Neighborhood within the City of Oshkosh, the site needs to be
approved as a planned development because of the proposed layout and density. As part of the
planned development designation, the site would be granted permission to have up to 41 single
residential units, a club house, and a separate garage all within a single parcel. These units
would be closer together than typical residential setbacks (8’ minimum) to promote the sense
of community and reduce the amount of maintenance required for each residence. The site
would be served by multiple 24’ wide private roadways, private sanitary, and water services. A
new 68.5’ wide proposed driveway would connect to 9th Avenue and a second 52’ wide
driveway would connect to Linden Oaks Drive. A sidewalk network through the back-yards of
the unit will connect the development and allow access to the community center. Typical
residential landscaping will be planted around each unit, as well as large street trees along the
private roadways.
Page 10
POND
POND
GARAGE
CLUB
HOUSE
1
2
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4
16
11
9
39
38
24
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28272625
29
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17
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1514
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40
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31
3233
34
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10 7 6 5 SIGNS01°03'45"W418.34'N89°00'46"W 533.48'451.34'208.71'N00°20'45"W175.70'N89°00'46"W 125.00'N00°20'45"W671.12'S88°56'15"E 175.71'S01°03'45"W429.86'S89°13'18"E 504.40'33.01'N89°00'46"W 534.29'33.00'UNPLATTED LANDS- - - - - - - - - - - - - - - - - - - - -SECONDADDITIONTOPHEASANTCREEKFARMTRACT 1- - - - - - - - -
C.S.M. NO. 492- - - - - - - - - - - - - - - -
LOT 2- - - - - - - - -
C.S.M. NO. 2045- - - - - - - - - - - - - - - - -
LOT 1- - - - - - - - -
C.S.M. NO. 2045- - - - - - - - - - - - - - - - -
UNPLATTED LANDS- - - - - - - - - - - - - - - - - - - - -
UNPLATTED LANDS- - - - - - - - - - - - - - - - - - - - -LINDEN OAKS DRIVE9TH AVENUE
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BN LANDSCAPE PLANLINDEN OAKS RETIREMENT COMMUNITYCITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSINDRAWING NO.NO.DATEDRAWN BYCHECKEDAPPROVEDCOMPUTER FILE
SCALE DATEMartenson & Eisele, Inc.PlanningEnvironmentalSurveyingEngineeringArchitecture1377 Midway RoadMenasha, WI 54952920.731.0381 1.800.236.0381www.martenson-eisele.cominfo@martenson-eisele.comFIELDWORKREFER TO COVER SHEET FOR REVISION DESCRIPTIONS****NO.DATENO.DATE1-0313-005de.dwg
BAR SCALE 07-9-2020EAEJJRJJR111/10/2020212/23/2020312/28/2020C7.1
LANDSCAPE PLAN
LANDSCAPING NOTES:
NO SCALE
SHRUB PLANTING DETAIL
ONE-THIRD OF BALL.
BURLAP AND WIRE FROM TOP
AROUND TREE TRUNK. REMOVE
CUT ALL ROPE TIES FROM BURLAP
or FINAL GRADE
EXISTING
STOCK
BARE ROOT STOCK
B&B or C.G.
ROOTSBALL ORWIDTH OF
BASE OF ROOT FLARE
PERIMETER OF PLANTING PIT.
EARTHEN SAUCER AROUND
BARK OF TREE
KEEP STONEFROM
PLANTING PIT.
OVER DIAMETER OF
LANDSCAPING STONE
3" DEEP LAYER OF
SOIL
UNDISTURBED SOIL AS BACKFILL.REPLACE ORIGINAL
12"
FREE OF STONES,STICKS, AND DEBRIS.SETTLE WITH WATER.
12"12"BURLAPPED BALL
REPLACE ORIGINALSOIL AS BACKFILL,
WIDTH OF BALL ATWIDEST POINT
UNDISTURBED
SOIL
EXISTING or FINISHED
GRADE
KEEP STONE FROMBARK OF TREE
3" DEEP LAYER OF
LANDSCAPING STONE
OVER DIAMETER OF PLANTING PIT
EXCEPT UNDER SPRUCES
CUT ALL ROPE TIES FROM BURLAP
AROUND TREE TRUNK. REMOVE
BURLAP AND WIRE FROM TOP
ONE-THIRD OF BALL.
BASE OF ROOT FLARE
EARTHEN SAUCER AROUND
PERIMETER OF PLANTING PIT.
TREES SHALL NOT BE
STAKED UNLESS AUTH-
ORIZED BY LANDSCAPEARCHITECT
NO SCALE
TREE PLANTING DETAIL
FREE OF STONES,STICKS, AND DEBRIS.SETTLE WITH WATER.
LANDSCAPE SCHEDULE
OSHKOSH LANDSCAPING REQUIREMENTS
(A) BUILDING FOUNDATION LANDSCAPING
REQUIREMENTS
(B) PAVED AREA LANDSCAPING REQUIREMENTS
SNOW STORAGE
(C) STREET FRONTAGE LANDSCAPING
REQUIREMENTS
(D) YARD LANDSCAPING REQUIREMENTS
BUFFER LANDSCAPING REQUIREMENTS
POINT TOTALS
Page 11
Page 12
REZONE/GDP/SIP
W 9TH AVE & LINDEN OAKS DR
PC: 01-05-21
BETSEY J FARBER/ MARY F REMSEN/ SUSAN E
SEDLACHEK /CAROLYN A STRAUS
3317 MEADOWBROOK RD
OSHKOSH WI 54904
BETSY A WANDTKE
1025 JOHN MOORE DR
OSHKOSH WI 54904
BRYAN F NAGORNY/KELLY M ZIRBEL
992 LINDEN OAKS DR
OSHKOSH WI 54904
CAREY S/DAWN M SWARTZ
915 LINDEN OAKS DR
OSHKOSH WI 54904
DAVID/BEVERLY ZINK
955 LINDEN OAKS DR
OSHKOSH WI 54904
ERICA L PAYTON
1015 JOHN MOORE DR
OSHKOSH WI 54904
EVERGREEN RETIREMENT COMMUNITY INC
1130 N WESTFIELD ST
OSHKOSH WI 54902
FIRST ENGLISH LUTHERAN CHURCH
1013 MINNESOTA ST
OSHKOSH WI 54901
HALLIE A DETJEN
1185 HEIDI HAVEN DR
OSHKOSH WI 54904
JARED D/SAMANTHA SANCHEZ
935 LINDEN OAKS DR
OSHKOSH WI 54904
JEANINE M BROST
955 JOHN MOORE DR
OSHKOSH WI 54904
JOSEPH A BOWERS
1191 HEIDI HAVEN DR
OSHKOSH WI 54904
JOSEPH KRONSCHNABEL/LINDA KVAPIL
3314 MEADOWBROOK RD
OSHKOSH WI 54904
KOREY J/ANDREA M FISHER
1195 HEIDI HAVEN DR
OSHKOSH WI 54904
MAITRANG STRONG
1055 JOHN MOORE DR
OSHKOSH WI 54904
MARK W SOBIESCZYK/LINDSEY M WHITE
3203 W 9TH AVE
OSHKOSH WI 54904
MARK W/SANDRA J RITZ
935 JOHN MOORE DR
OSHKOSH WI 54904
MICHAEL A/JENNIFER L VILLENEUVE
1225 PLEASANT CREEK DR
OSHKOSH WI 54904
NEW LIFE COMMUNITY CHURCH INC
3250 W 9TH AVE
OSHKOSH WI 54904
RICHARD L/JOAN C MUSIL
990 LINDEN OAKS DR
OSHKOSH WI 54904
RYAN R/JENNA L LEMBERGER
1005 JOHN MOORE DR
OSHKOSH WI 54904
SAMANTHA A MARQUARDT
975 JOHN MOORE DR
OSHKOSH WI 54904
SANDRA K ZIELICKE
1035 JOHN MOORE DR
OSHKOSH WI 54904
STEVEN J/SUSAN A PETERIK REV TRUST
1045 JOHN MOORE DR
OSHKOSH WI 54904
STEVEN L/MAGGIE B FAUST
3201 W 9TH AVE
OSHKOSH WI 54904
STEVEN R/SALLY A WEIGANDT
995 LINDEN OAKS DR
OSHKOSH WI 54904
THOMAS C/DONNA M RECKER
3290 MEADOWBROOK RD
OSHKOSH WI 54904
TOWN OF ALGOMA
15 N OAKWOOD RD
OSHKOSH WI 54904
Page 13
Oshkosh City LimitOshkosh City Limit
W 9TH AVW 9TH AV9TH ST RD9TH ST RD
LINDEN OAKS DRLINDEN OAKS DRMEADOWBROOK RDMEADOWBROOK RD JOHN MOORE DRJOHN MOORE DRHEIDI HAVEN DRHEIDI HAVEN DRBAILEY CTBAILEY CT
C:\Users\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: minak
Prepared by: City of Oshkosh, WI
Printing Date: 12/15/2020
1 in = 200 ft1 in = 0.04 mi¯W 9TH AVE & LINDEN OAKS DRW 9TH AVE & LINDEN OAKS DR
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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SR-5
I
I
SR-3
SR-2
SR-3
SR-5
SR-5
I
SR-3
Oshkosh City LimitOshkosh City Limit
WITZEL AVWITZEL AV
CLAIRVILLE RDCLAIRVILLE RDW 9TH AVW 9TH AV9TH ST RD9TH ST RD FFOOXXFFIIRREEDDRRKIRKWOOD DRKIRKWOOD DRMOCKINGBIRD WAYMOCKINGBIRD WAY FAIRFAX STFAIRFAX STPHEASANT CREEK DRPHEASANT CREEK DRRUSCHFIELD DRRUSCHFIELD DRPPAAUULLSSPPLLCCAASSEEYYTTRRTTIIMMOOTTHHYYTTRRHAYWARD AVHAYWARD AV
MARYS DRMARYS DR
NNEEWW PP OO RR TT AAVVLINDEN OAKS DRLINDEN OAKS DRHHEEIIDDIIHHAAVVEENNDD RR
HOMESTEAD DRHOMESTEAD DR
WWHHEEAATTFFIIEELLDD WWAAYY
SSAA WW YY EE RR CCRREE EE KK DD RR
H U N TE R S P LH U N TE R S P LBBAAIILLEEYYCCTT
JUDY LEE CTJUDY LEE CTQ U A IL C TQ U A IL C TEEDDEE NN LL AAEE DD EE NN CCTT
C:\Users\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: minak
Prepared by: City of Oshkosh, WI
Printing Date: 12/15/2020
1 in = 700 ft1 in = 0.13 mi¯W 9TH AVE & LINDEN OAKS DRW 9TH AVE & LINDEN OAKS DR
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 15
C:\Users\minak\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: minak
Prepared by: City of Oshkosh, WI
Printing Date: 12/15/2020
1 in = 150 ft1 in = 0.03 mi¯W 9TH AVE & LINDEN OAKS DRW 9TH AVE & LINDEN OAKS DR
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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