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HomeMy WebLinkAboutItem IV.A ITEM IV A: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR INDOOR SALES AND SERVICE AND VEHICLE SALES USE AT THE NORTHWEST CORNER OF S. WASHBURN STREET AND W. RIPPLE AVENUE GENERAL INFORMATION Applicant/Owner: Camping World – Brent Moody Action(s) Requested: The applicant requests approval of a General Development Plan and Specific Implementation Plan (GDP/SIP) to allow for indoor sales and service and vehicle sales use at the northwest corner of S. Washburn Street and W. Ripple Avenue. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Type: Page 1 ITEM IV A – GDP/SIP Camping World 2 The subject parcel is zoned Suburban Mixed Use with a Planned Development Overlay (SMU- PD). The parcel is approximately 32.46 acres (1,414,119 sq. ft.) in area. The applicant proposes dividing this parcel via CSM to create two parcels. The southern parcel would be approximately 13.11 acres in size and be used for the Camping World development. Currently the parcel is a vacant lot and is located at the northwest corner of S. Washburn Street and W. Ripple Road. Interstate 41 runs north-south just to the east of S. Washburn Street and the subject site. The current Oshkosh city limit runs along the western edge of the subject parcel. The surrounding area consists of mixed commercial, institutional, and industrial uses. The 2040 Comprehensive Land Use Plan recommends Interstate Commercial use for the subject area. Subject Site Existing Land Use Zoning Vacant lands SMU-PD Recognized Neighborhood Organizations None Adjacent Land Use and Zoning Existing Uses Zoning North Commercial SMU-PD South Commercial SMU-PD East S. Washburn Street/Interstate 41 N/A West Town of Nekimi - Agricultural County Zoning – A-2 Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Interstate Commercial Page 2 ITEM IV A – GDP/SIP Camping World 3 ANALYSIS Background / Use Staff has had several discussions with the applicant and brought the Camping World project forward for Plan Commission input at a workshop on March 16, 2021. At the workshop Plan Commission weighed in and asked for some modifications to the proposal. Staff had a follow-up discussion with the applicant after the 03/16 Plan Commission workshop. The applicant initially come forward for GDP approval and the proposal was scheduled to appear on the April 6, 2021 Plan Commission agenda. The applicant asked staff to remove the item and place it on for GDP/SIP approval after the applicant made changes to the proposal. The applicant has since made changes and is requesting approval of a GDP/SIP for an indoor sales and service and vehicle sales use on the subject site. The site improvements will include a new Camping World retail store and RV dealership along with associated surface parking and storm water management facilities. The applicant has identified several potential Base Standard Modifications (BSM) that will be required for the development and those are further outlined following. Site Design & Access / Parking The subject parcel is located at the northwest corner of S. Washburn Street and W. Ripple Avenue. The parcel is approximately 32.46 acres and the applicant would subdivide this parcel via CSM into two parcels. The applicant would then use the newly created southern parcel which will be 13.11 acres in area for the Camping World development. The proposed building would be 33,315 sq. ft. in area and located at the center of the parcel. Associated surface parking would be located to the east and north of the building. Two access drives along S. Washburn Street would provide access to the subject site. Access control variances (to be discussed in the accompanying Item IV B) will be required for the proposed lateral clearances and spacing of the two access drives. RV inventory would be located in a fenced off portion of the site to the north, west, and south of the building. A storm water pond is proposed for the western edge of the site. The Page 3 ITEM IV A – GDP/SIP Camping World 4 applicant is proposing 171 on-site car parking spaces and 23 on-site camper parking spaces as part of the development. Additionally, 268 RV/camper inventory spaces are proposed in fenced off portions of the site. The RV inventory spaces are separate and not included in the general customer parking figures. Since the RV inventory spaces would be fenced off and not used for general parking, the applicant does not propose landscaping or planter islands/end caps for the inventory parking. The applicant is proposing 68.0% impervious surface, which falls below the code required 70% maximum. Storm Water Management/Utilities No storm water management plans have been submitted at this time. Storm water management plans will be required as part of the Site Plan Review process. Landscaping Above is the landscaping plan provided by the applicant. The applicant has provided a detailed landscaping plan and schedule. They include a variety of trees, shrubs and bushes. The proposed plan meets the landscaping requirements for street frontage and parking/paved areas. The points proposed for building foundation landscaping exceed the code minimum. However, staff will need the applicant to provide a detailed breakdown of the points proposed on the foundations facing public streets and the side of the main entrance for staff to verify code compliance. Staff found that the landscaping plan is deficient on yard landscaping. The applicant factored in the points required based on the 33,315 square feet of building area proposed for the site. However, the applicant must also include yard landscaping points based on the proposed area of the fenced off RV/camper inventory (since this area is not subject to the paved area landscaping standards). Staff does not support a BSM for reduced yard landscaping points and the applicant will need to submit a revised code-compliant landscaping plan for Site Plan Review. Additionally, staff would expect the applicant to provide Page 4 ITEM IV A – GDP/SIP Camping World 5 landscaping points for the building foundation and street frontage substantially beyond the code requirements to compensate for the requested BSMs for the site. Above is the table of landscaping points required and points proposed in the applicant’s landscaping plan. Building Foundation Per the applicant’s site plan, a total of 362 foundation landscaping points are required for the 903 linear feet of building. SMU zoning requires 40 points per 100 linear feet of building foundation. The provided plan indicates a total of 395 foundation landscaping points are proposed along the building. The landscaping ordinance also specifies that 50% of the required points must be located along the primary building façade, or in this case the east façade. Maintenance doors prevent the placement of landscaping along some sections of the north and south facades and landscaping behind the fencing would not be visible and would have limited value according to the applicant. The proposed site plan meets the ordinance minimum point total for building foundation landscaping. However, as mentioned, staff will need detailed point totals for the foundation landscaping on the main entrance and street facing sides to verify code compliance. Staff is recommending as a condition of approval that the applicant add 200 points of building foundation landscaping beyond code requirements to offset some of the BSMs requested. Paved Area Code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of paved area, equating to a required 1,787 paved area landscaping points. The applicant meets this requirement by providing the required 1,787 paved area landscaping points. 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 proposed would meet the total point requirement. However, the proposed shrub total would fall just short of the 40% requirement. Code requires 715 points of shrubs. The Page 5 ITEM IV A – GDP/SIP Camping World 6 applicant proposes 704.8 points currently. The applicant will need to add enough shrub points to meet the 40% requirement. Street Frontage Code requires 100 points per 100 feet of street frontage. The subject parcel has 1,574 feet of frontage along S. Washburn Street and W. Ripple Avenue, equating to a required 1,574 landscaping points. The plan provided indicates 1,574 new landscaping points. The southern property line along W. Ripple Avenue contains an existing tree and vegetation line. The applicant proposes the removal of the brush and non-desirable species. The applicant would maintain the existing desirable species and reduce the proposed number of new points accordingly if the existing species can count towards point requirements. The total number of landscaping points for street frontage would meet code. Staff is recommending as a condition of approval that the applicant add 200 additional points of street frontage landscaping beyond code to offset some of the requested BSMs. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area of buildings and outdoor storage area. Per the provided plan, 667 points are required based on 33,315 sq. ft. of proposed building area. Per the applicant’s landscaping plan, 684 points are provided. However, the applicant is not providing points for the proposed RV inventory area. The applicant will need to provide some additional yard landscaping for the RV inventory area proposed to help break this up. The landscaping could consist of additional planter islands, shade trees, etc. Staff recommends as a condition of approval that the applicant add yard landscaping to break up the RV/camper inventory area and that Department of Community Development staff review this. Signage Page 6 ITEM IV A – GDP/SIP Camping World 7 Page 7 ITEM IV A – GDP/SIP Camping World 8 The applicant has provided signage plans (above). The plans as proposed include on-building wall signage and a freestanding pylon sign. The proposed signage meets the SMU requirements based on façade length, street frontage, and site area. Building Facades The elevations above are the ones the applicant submitted for GDP/SIP review. The applicant has provided building elevations. These include a combination of metal panels, adhered stone veneer, EIFS finish, and glass (windows and doors). The proposal is subject to the Commercial Design Standards in the zoning ordinance. The Commercial Design Standards require that at least 50% of each façade area consist of Class I materials (brick, brick veneer, stone, stone veneer, or glass). Additionally, Class IV materials (non-decorative metal paneling) are prohibited. The S. Washburn (east) façade complies with the Commercial Design Standards. The Class I material percentages of the west, south, and north facades are all below the 50% code minimum. Additionally, the applicant proposes metal paneling on the west, south, and north elevations. The applicant will require BSMs for both the Class I material percentages on the west, south, and north facades, and to allow non-decorative Class IV metal paneling on these three Page 8 ITEM IV A – GDP/SIP Camping World 9 CLASS I MATERIAL PERCENTAGES FAÇADE REQUIRED PROPOSED NORTH 50%15% SOUTH 50%13.60% EAST 50%56.80% WEST 50%0% CAMPING WORLD ELEVATIONS facades. Staff has worked with the applicant throughout the process and the applicant has added façade articulation such as varying colors, pilasters, landscaping, and overhead doors to break up some of the façade monotony especially on the south (Ripple Avenue façade) that would otherwise result. The most prominent S. Washburn (east) façade exceeds ordinance requirements for material percentages. However, the east façade does not greatly exceed the code requirements. Staff would be supportive of the required BSMs for Class I material percentages and Class IV materials on the other three facades if the applicant provides some offset (such as increased Class I material percentages or landscaping substantially exceeding code). Lighting The above is the photometric plan submitted by the applicant. The red boxes show areas that are not currently code compliant. The applicant has submitted a photometric plan. The photometric plan is compliant with the code maximum of 0.5 footcandles of light trespass at the west, north, south, and east property lines. The southeast corner of the site shows light trespass just in excess of the 0.5 footcandle code maximum in a few locations. Staff does not have concerns with the proposed light trespass at the southeast corner as this area is located at an intersection and is part of a public right-of-way. Staff is supportive of a BSM to allow light trespass at the southeast corner of the property slightly in excess of the 0.5 footcandle limit. The parking and drive areas of the site meet the code minimum Page 9 ITEM IV A – GDP/SIP Camping World 10 of 0.4 footcandles of illumination for these areas. However, the northern drive aisle shows a deficiency towards its northeast corner. The applicant will need to revise the photometric plan to show that all areas of the drive aisle are compliant with the 0.4 footcandle code minimum. The applicant proposes 23 foot tall light poles for the parking and drive areas. The 23’ overall height includes a 20 foot tall pole on top of a 3 foot tall base. For the SMU district ordinance permits 20 foot poles on 3 foot bases so the fixtures proposed for the parking and drive areas are code compliant. The fixtures as proposed are downward-facing which complies with the ordinance requirements. For the camper inventory areas the applicant proposes 33 foot tall light poles. The 33 foot overall height would include a 30 foot tall pole on top of a 3 foot tall base. According to the applicant’s narrative, the campers to be stored in this area will have minimum heights of 10 feet. If the applicant was to use the code maximum pole height of 20 feet, the campers would block light flow in this area. Therefore the applicant requests a BSM to permit a 30 foot pole rather than the 20 foot height permitted by code. The RV/camper inventory area is located in a fenced-off portion of the site on the rear of the parcel behind the building. Staff is supportive of the BSM to allow an overall height of 33 feet for light fixtures in this area (30 foot poles on 3 foot bases). Fencing Page 10 ITEM IV A – GDP/SIP Camping World 11 The applicant proposes a combination of decorative wrought-iron fencing along the east side of the site and black-coated chain link fencing for security purposes in other locations. The fencing is proposed for security purposes and to separate the general access/parking areas from the RV/camper inventory. The chain link fencing is prohibited by code in the front yards so the applicant has requested a BSM to permit this fencing. The applicant proposes landscaping clusters every 50’ of the fence’s length to help screen the fencing. The proposed ornamental metal fencing would be 8 feet in height and located between the building and W. Ripple Avenue. Code prohibits 8 foot tall fencing between the principal structure and the street-facing property line. Therefore, a BSM is required to permit the 8 foot tall ornamental fencing in the yard between the building and W. Ripple Avenue. Staff is supportive of the BSM for the chain link given that the fencing will be black coated rather than galvanized chain link and screened with landscaping clusters. Staff is supportive of the BSM for the decorative metal fencing height given the significant proposed setback between the building and south property line and the ornamental nature of the fencing. Overall Site Staff has concerns with the proposal as submitted because the applicant would require multiple BSMs from ordinance requirements but does not offer any offsets currently. The proposal requires BSMs for Class I material percentages on three facades, the use of Class IV materials, heightened light poles for the RV storage, light trespass at the southeast corner, and the type and height of proposed fencing in the front yard. Generally when an applicant requires BSMs the applicant provides some means to off-set these. In many cases the offset would include landscaping substantially in excess of the code requirements or enhanced building design. Currently the applicant does not provide anything to offset the BSMs requested. Staff would not support the BSMs without an acceptable offset. Therefore, staff would recommend that the Plan Commission attach conditions that the applicant add 200 points of street frontage landscaping and 200 points of building foundation landscaping both beyond the ordinance requirements. If the applicant was to add the landscaping mentioned here along with additional yard landscaping to break up the RV/Camper Inventory, staff would support the requested BSMs. 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. Page 11 ITEM IV A – GDP/SIP Camping World 12 (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. Staff recommends approval of the General Development Plan with the findings listed above and the proposed following conditions: 1. Base Standard Modification to permit Class I material percentages less than the 50% code minimum for the west (0%), south (13.60%), and north (15%) facades and to allow Class IV non-decorative metal paneling on these three facades. 2. BSM to permit light trespass at the southeastern corner of the site in excess of the 0.5 footcandle code maximum. 3. BSM to permit light poles 30 feet in height for the RV/camper inventory area instead of the code maximum 20 foot pole height. 4. BSM to permit black coated chain link fencing in the front yard and within the 25 foot setback along W. Ripple Avenue. 5. BSM to permit 8 foot tall wrought iron ornamental fencing along the east portion of the site between the proposed building and the south property line. 6. Final landscaping plan and information to be reviewed and approved by the Department of Community Development. 7. Applicant shall add yard landscaping to break up the RV/Camper Inventory space provided to be reviewed by Department of Community Development staff. 8. Applicant shall add 200 points of street frontage landscaping beyond the code requirement. 9. Applicant shall add 200 points of building foundation landscaping beyond the code requirement. Page 12 - Future03/04/21xPage 13 Page 14 Page 15 March 29, 2021 GDP-SIP Project Narrative Project: Camping World NW Corner of S Washburn St & W Ripple Ave Oshkosh, WI Camping World is requesting General Development Plan (GDP) & Specific Implementation Plan (SIP) review and approval for a new Camping World retail store and RV dealership located on the NW corner of S Washburn St and W Ripple Ave in the City of Oshkosh (Parcel ID 1366500000). The property is currently zoned SMU-PD. The overall parcel will be divided via CSM into 2 parcels and Camping World will acquire the southern parcel for the proposed development. The proposed CSM is included for reference and will be officially submitted to the City for administrative review following the GDP/SIP. Camping World is a nationwide company with over 170 locations nationwide. In addition to RV sales, the proposed development will also include a retail store offering RV parts and accessories and on-site service and maintenance. The area of the proposed lot is 13.11 acres and currently consists of vacant, agricultural land. The new proposed facility is 33,315 sq. ft. A wet pond is proposed on the west side of the development to treat stormwater per applicable local and state codes. An assured wetland delineation was completed in October of 2020 and the non-federal (DNR) exemption review is currently in progress for wetlands identified on site. GDP Narrative Requirements: • Specific themes and images o The exterior of the proposed Camping World building is made up of a mix of materials. The main building material is gray metal panels. The main entrance has a mix of neutral colored EIFS finish and a stone veneer. A stone pier and canopy at the front entrance provides articulation in the building footprint. The EIFS finish wraps around the corner to the South elevation. The stone veneer base is continued along both the North and South elevation to the extent of the Sales area of the building (lower roof). Stone pilasters are also on both the north and south elevation to help add contrast in materials and breaks up the metal panels. There are windows within the south and front elevations and overhead doors serving the service bays on north and south elevations. Foundation landscaping has been added to the North & South side of the building to help break up the long stretch of elevation. Building signage is proposed as shown on the elevations. The proposed pylon sign is also included. • Specific mix of land uses o The only proposed use for this site is RV Sales and Service; this is a permitted use in the SMU-PD District. Page 16 • Specific nonresidential intensities o The proposed facility will be approximately 33,315 sf. The proposed site will include 68% impervious surface (building, vehicle parking, display, and maneuver area) and 32% open space. • Specific treatment of natural features o The project site consists of an agricultural field. As previously stated, an assured wetland delineation was completed in October of 2020. The non-federal (DNR) exemption review is currently in progress. • Specific relationship to nearby properties and public streets o The proposed project will be compatible with the surrounding zoning, SMU-PD. Big Rig Chrome Shop is to the north and Oshvegas Palms Resort and the Ford Festival Park grounds are to the south. The proposed building will be in the middle of the site with the building front facing S. Washburn Street. Auto parking will be located along the S Washburn frontage. The RV’s displayed for sale will be located along W. Ripple Avenue and along the rear and west of the building. The RV maintenance overhead doors will be to the rear on the north and south side of the building. • General relationship of the project to the Comprehensive Plan or other areas o The existing City Comprehensive Plan shows this parcel as non-irrigated cropland. The City Comprehensive Plan Update Year 2040 Future Land Use shows this parcel as Interstate Commercial. The proposed development type is compatible with this use category. • Phasing Schedule o The current project schedule calls for construction to commence in mid/late-June, with all site improvement work being completed by Fall 2021, all building improvement work being completed by January 2022, and Camping World open for business in February 2022. • Proposed exceptions from the requirements of the Zoning Ordinance o Section 30-175(Q)(1)(b) – Bicycle Parking ▪ Bike spaces shall equal 5% of the required auto parking spaces or 20 bike spaces, whichever is less. • Due to the location of the development and the lack of accessible bike trails there is no anticipated bike traffic and no bike parking is proposed. o Section 30-192(E)(1)(b)(iv) – Fencing in Street Yard ▪ Galvanized or coated chain link fencing is prohibited in a street yard. • Black vinyl coated fencing is proposed along W Ripple Ave for security purposes. Landscaping with dense vegetation is proposed along the entire W Ripple Ave frontage with landscape clusters every 50’ for articulation of the fence elevation. • INSERT SAMPLE PHOTOS o Section 30-190(E)(4)(d) – Light Pole Height ▪ Light pole height is limited to 20 feet plus a maximum 3’ base (23’). Page 17 • Light poles in the rear inventory lot are proposed to be 33’. The minimum height of the campers in this area will be 10’ and light flow would be blocked if the required pole height was used. Taller light poles are proposed for a safer and more secure inventory area. o Section 30-253(B)(4)(b) – Parking Row Landscape Islands ▪ Landscape islands are required at the ends of all parking rows. • No landscape islands are proposed in the rear inventory lot. Stalls are shown on the site plan for illustrative purposes to show how many parking/vehicle display spaces are available however, this area will not actually be striped. The parking configuration and layout of the campers could change (e.g., vertical parking, horizontal parking, angled parking). The islands would also impede the turning movements of the campers. Additionally, snow plowing and drainage in this area is more efficient without landscape islands. o Section 30-253(B)(4)(e) – Parking Lot Landscape Island Trees ▪ (1) shade tree required per parking lot landscape island • In the front, main entrance parking area, shade trees are not proposed in all landscaping islands. In order to provide adequate lighting, some light poles are currently located in landscape islands. In these instances, it would not be practical to place a shade tree in these islands as it would block the light flow. o Section 25-104.1(I)(1) – Minimum Width Between Driveways ▪ A minimum of 230 feet is required between driveways for streets with 45 mph and over speed limit. • The (2) driveways along S Washburn St are 207.5’ apart. The southern (center) driveway meets the corner clearance requirement, and the northern driveway is located off of the property line in a location preferred by the City to allow for a clear ingress/egress access point for campers. o Exterior – Section 30-243 (B)(1) - Façade Articulation ▪ Façade lengths shall not be greater than 70 feet without articulation: • The rear areas of the north and south façade serve to give access to the service bays. These areas are longer stretches of façade, but are broken up with overhead doors. o Exterior – Section 30-243 (C)(1) - Exterior Materials ▪ Commercial buildings shall be predominately clad in Class I materials. Class II and Class III materials may be used as accents. • Due to the scale of the building it is not economically feasible to provide a building of mainly Class I materials. The main entrance façade of the building is made up of Class I and Class II materials. There are Class I materials that are incorporated into the North & South elevation with the stone base and pilasters. Page 18 ARCHITECTS ● ENGINEERS ● SURVEYORS ©2021 EXCEL ENGINEERING, INC. PROJECT INFORMATION PROFESSIONAL SEAL COLLABORATION Always aBetter Plan 100 Camelot Drive Fond Du Lac, WI 54935Phone: (920) 926-9800www.EXCELENGINEER.com SHEET NUMBER JOB NUMBER 2052840PROPOSED DEVELOPMENT FOR:CAMPING WORLDS. WASHBURN STREET ● OSHKOSH, WI 54904NOT FOR CONSTRUCTIONPRELIMINARY DATES C1.1 CIVIL SITE PLAN OVERALL MAR. 8, 2021 APR. 5, 2021 Part of Lot 1 of Certified Survey Map Number 6667 filed in Volume 1 of Certified Survey Maps on Page 6667 as Document Number 1614295; STAKEOUT INFORMATION:VERIFY STATION FOR INLETLOCATION. REFER TO STAKEOUT POLICYFOR STAKEOUT LOCATION AND OFFSETS.Page 19 GDP/SIP CAMPING WORLD PC: 05-04-2021 NORTHERN REAL ESTATE INVESTMENTS LLC 5711 GREEN VALLEY RD OSHKOSH, WI 54904 BERGSTROM PROPERTIES INC 1 NEENAH CTR NEENAH, WI 54956 THOMAS N RUSCH ETAL 3807 STATE ROAD 21 A OSHKOSH, WI 54904 ZBW LLC 5000 PLUMMERS POINT RD OSHKOSH, WI 54904 BLUE MOON HOLDINGS LLC/RED MOON HOLDINGS PO BOX 3808 OSHKOSH, WI 54903 OSHVEGAS PALMS RESORT LLC 1077 MEADOW LN FOND DU LAC, WI 54935 JSC ACRES LLC 3131 ELK RIDGE DR UNIT F OSHKOSH, WI 54904 TOWN OF NEKIMI 3790 PICKETT RD OSHKOSH, WI 54904 CAMPING WORLD- BRENT MOODY 250 PARKWAY DRIVE, SUITE 270 LINCOLNSHIRE, IL 60069 Page 20 Oshkosh City LimitOshkosh City LimitOshkosh City LimitOshkosh City Limit!"#$41!"#$41 S WASHBURN STS WASHBURN STW RIPPLE AVW RIPPLE AV C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/24/2021 1 in = 220 ft1 in = 0.04 mi¯NW CORNER W RIPPLE AVE/S WASHBURN STNW CORNER W RIPPLE AVE/S WASHBURN ST 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 18Page 19Page 21 SMU-PD UI-PD MR-12 I-PDOshkosh City LimitOshkosh City Limit!"#$41 !"#$41 POBEREZNY RDPOBEREZNY RDS WASHBURN STS WASHBURN STW RIPPLE AVW RIPPLE AV W RIPPLE AVW RIPPLE AV 1122TTHHEEAAAASSTT5TH EAA ST5TH EAA ST3RD EAA ST3RD EAA ST2ND EAA ST2ND EAA ST8TH EAA ST8TH EAA ST11TH EAA ST11TH EAA ST10TH EAA ST10TH EAA ST7TH EAA ST7TH EAA STSSUUNNSSEETTEEAAAADDRRELM EAA AVELM EAA AV 5TH EAA ST5TH EAA ST11TH EAA ST11TH EAA ST3RD EAA ST3RD EAA ST2ND EAA ST2ND EAA ST1100TTHHEEAAAASSTT7TH EAA ST7TH EAA STC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/24/2021 1 in = 500 ft1 in = 0.09 mi¯NW CORNER W RIPPLE AVE/S WASHBURN STNW CORNER W RIPPLE AVE/S WASHBURN ST 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 19Page 20Page 22 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 3/24/2021 1 in = 200 ft1 in = 0.04 mi¯NW CORNER W RIPPLE AVE/S WASHBURN STNW CORNER W RIPPLE AVE/S WASHBURN ST 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 20Page 21Page 23