HomeMy WebLinkAboutItem I
PLAN COMMISSION STAFF REPORT SEPTEMBER 21, 2021
ITEM I: PUBLIC HEARING: PROPOSED CREATION OF TAX INCREMENT
FINANCING DISTRICT NO. 41 SMITH SCHOOL REDEVELOPMENT
DESIGNATION OF BOUNDARIES AND APPROVAL OF PROJECT PLAN
Prior to taking action on proposed Tax Increment District (TID) No. 41 and the designation of
boundaries for said TID, the Plan Commission is to hold a public hearing and take comments
concerning proposed creation of TID No. 41. The public hearing is required as part of the
formal review process the City must follow in the creation of any tax incremental financing
district or amendment thereto.
GENERAL INFORMATION
Applicant: Northpointe Development Corporation
Owner: Smith School Lofts LLC
GENERAL DESCRIPTION/BACKGROUND
Please see attached TID No. 41 Project Plan for more detailed information.
Tax Incremental District No. 41 (the “TID” or “District”) is a proposed 2.66 acre in need of
rehabilitation or conservation district comprising of the former Smith School property. The
proposed district is comprised of one parcel.
The City anticipates making total expenditures of approximately $1,647,000 to undertake
project identified in the Project Plan. Project costs include an estimated $1,482,000 in “pay as
you go” development incentives and an estimated $164,000 in administrative costs. The
$1,482,000 development incentive has a present value of approximately $760,000 that the
Developer will monetize through WHEDA at a 4.25% discount rate.
The Project Plan includes a statement listing the kind, number and location of proposed
improvements which starts on page 16. It contains an economic feasibility study, a detailed list
of estimated project costs and timing of those costs as well as a method of financing starting on
page 24.
ANALYSIS
The City is projecting an improvements value of approximately $2.05 million will result from
redevelopment activity within the District. The applicants overall investment in the project is
approximately $7,746,000. These key assumptions are identified in Section 9 of the Plan
starting on page 25. The “expected” improvements will occur on the parcel located in the
district and may entail the following:
Use
Page 1
Item I: Creation of TID #40 Miles Kimball Redevelopment
The applicant is proposing an adaptive reuse of the former building to an affordable apartment
building. Per the submitted narrative, 31 two and three bedroom units are planned to be
constructed within the building and 44 garage spaces along with additional surface parking.
Finding appropriate uses for buildings of this type can be challenging as they outlive their
original intended use.
Table 1 on page 26 shows the development assumptions when values will be added the site.
The development assumption are anticipating being able to fully develop the district by
sometime in 2022.
District Life
Based on the Municipal Revenue Obligation (MRO) for the development incentive identified
on Table 3 on Page 29 of the Plan, the district is anticipated to pay off costs by 2050 which
constitutes the entire statutorily allowed 27 years. At that point the full value of the properties
would be added back to the overall tax rolls which current estimate is $2.4 million.
Type of District
The District is being created as an area “in need of rehabilitation or conservation” within the
meaning of Wis. Stat. 66.1337 (2m)(a) based on a finding that over 50% of the area is need of
rehabilitation. The parcels identified as “in need of rehabilitation or conservation” are shown
on the Existing Conditions map on page 12 of the Plan. Example of the proposed
improvements can be found on page 13. The subject property contained an aged structure that
has outlived its originally intended use. The proposed development scored 70 points on the
City’s Conservation and Rehabilitation scoring matrix, exceeding the minimum 50 points
required.
Consistency with Plans
The property is zoned to Institutional with a Planned Development Overlay (I-PD) which is
consistent with recommendations with the Comprehensive Plan for creating diverse housing
options. The proposed Plan is also in line with the key discussion point of the ongoing
Comprehensive Housing Study that is presently taking place.
RECOMMENDATIONS/CONDITIONS
Staff recommends approval of the Project Plan and Boundaries for TID #41 as proposed.
Page 2
City
Oshkosh
Financing
Policy and Application
8
Please complete and submit the following information to the City of Oshkosh for a more detailed review of
the feasibility of your request for Tax Incremental Financing (TIF) assistance. The application is comprised of
five parts:
1. Applicant Information
2. Project/Property Information
3. Project Narrative
4. Project Budget/Financial Information
5. Buyer Certification and Acknowledgement.
Where there is not enough space for your response or additional information is requested, please use an
attachment. Use attachments only when necessary and to provide clarifying or additional information.
The Department of Community Development (DCD) reviews all applications for TIF assistance. Failure to
provide all required information in a complete and accurate manner could delay processing of your
application and DCD reserves the right to reject or halt processing the application for incomplete
submittals.
For further information please refer to the "City of Oshkosh Tax Incremental Financing Policy" document or
call the Economic Development Division at 920.235.5055
LegaI Name:
Mailing Address:
Primary Contact #: Cell #:
E-mail: FAX#:
Attorney:
Legal Entity: Individual(s) Joint Tenants Tenants in Common
Corporation LLC Partnership Other
If not a Wisconsin corporation/partnership/LLC, state where organized:
Will a new entity be created for ownership? Yes No
Principals of existing or proposed corporation/partnership/LLC and extent of ownership interest.
Name: Address: Title: Interest:
Is any owner, member, stockholder, partner, officer or director of any previously identified entities,
or any member of the immediate family of any such person, an employee of the City of
Oshkosh? Yes No
If yes, give the name and relationship of the employee:
Have any of the applicants (including the principals of the corporation/partnership/LLC) ever
been charged or convicted of a misdemeanor or felony? Yes No
If yes, please furnish details:
Northpointe Development Corporation
420 S Koeller St, Suite 230, Oshkosh WI
920.303.9404
andy@alinacedevelopment.biz
X
X
An equity investor will be sought will maintain 99.99% ownership through first 15-17 years.
X
X
Andy Dumke 230 Ohio St Suite 200 Partner 50% of Development Co
Cal Schultz 230 Ohio St Suite 200 Partner 50% of Development Co
Unknown Investor will own 99.99% of the project for first 15-17 years of the project.
Page 3
City
Oshkosh
Financing
Policy and Application
9
Overall Project Summary and Objectives:
Current and Proposed Uses:
Description of End Users:
Describe any zoning changes that will be needed:
Identify any other approvals, permits or licenses (i.e. Liquor License, Health Department, etc):
Describe briefly what the project will do for the property and neighborhood:
Property Summary:
Parcel/Land Area: SF
Building Area: SF
# of Dwelling Units:
# of Stories:
# of Parking Spaces:
*Please attach additional pages if necessary
We seek to turn the vacant Smith School into approximately 31 low-income family apartment units. The site will providesurface parking along with 31 single-car garage units.
The most recent use was as an elementary school for the public school system. The property has been vacant for the past 2years. The proposed use is a 31 unit low-income family apartment facility.
End users will be families that meet low-income qualification standards of at most 60% of the community
median income.
None
This property has been sitting vacant for the past 2 years. This project will stabilize the property and unsure the building does not
come under further disrepair. Moreover, the renovation will be conducted according to the secretary of the interior's standards
for historic preservation.
None
Page 4
City
Oshkosh
Financing
Policy and Application
10
Firm Financing Approval:
Construction/Rehabilitation:
Landscaping/Site Work:
Occupancy/Lease Up:
Other current Team projects in development:
Financial ability of the applicant to complete the project:
History of use of other city or government financial incentives:
Professional Studies
Applications for commercial and residential projects may at the option
of the city be required to include a comprehensive market study. The study
should identify target markets, of competition, demographics, market rents,
letters of intent/interest from prospective tenants, or for housing developments,
prices or rental rates of comparable
Appraisal: projects that the transfer of land may at the option of the city
include a recent appraisal. Projects that include land as a form of equity or collateral
must also submit a recent appraisal. The appraisal must value the property and
the impact on value must be considered for such items as demolition, environmental
remediation, relocation of utilities, lease buy-outs, and other work make
the site developable. The must be valued assuming that the highest and
best use is the proposed use.
Oct 2021
Date
Sept 2021
Pr oject Timetable Final Plan/Specification Preparation:
Bidding and Contracting Sept 2021
Oct 2021 - Oct 2022
Apr 2022 - Oct 2022
Oct 2022 - Feb 2023
Development Team
Developer: Northpointe Development
Architect: Wesenberg Architects
Surveyor:
Contractor: Wesenberg Architects
Other Members: Wesenberg Architects (Historic Consulting)
Describe Team expertise and experience in developing similar projects:
Over the past decade Northpointe development has been responsible for the development of over 1,000 apartment
units across the state including historic renovation, low-income, and other market rate apartments.
Northpointe is presently working on 2 LIHTC projects including the Cabrini School in Oshkosh and another in
Madison.
With historic tax credits and low-income tax credits, the developers are confident that the project will have sufficient
financing with the City's TIF participation to complete the project.
The developers have had substantial experience using government incentives to complete development projects.
Page 5
City
Oshkosh
Financing
Policy and Application
11
Sources and Uses of Funds
Identify the sources of funds used to finance the project. Typical sources include equity,
lender financing, mezzanine financing, government financing, other anticipated types
of public assistance, and any other types or methods of financing.
Uses of Funds Amount ($) $ per SF of Building Area
Land Acquisition:
Demolition:
Environmental Remediation:
Site Clearance and Preparation:
Soft Costs/ Fees:
Soft Cost Contingency:
Hard Construction Costs:
Total Project Costs:
% of total project costs
$ %
$ %
$ %
Rate Term
$ % mos. %
$ % yrs. %
$ %
$ %
$ 100%
Financing
Source Amount Terms: Years/Interest Contact Information
Equity:
Loans 1:
2:
3:
4:
Project Budget/Financial Information:
7,745,973
760,621 9.8
2,544,000 4.25 35
1,903,388
1,074,979
Sources of Funds
Equity
LIHTC Equity:
HTC Equity:
Total Equity:
Loans
Construction Financing:
Permanent Financing:
TIF Assistance
Other: (DOA Home)
Total Sources of Funds
200,000 2.6
32.8
24.5
13.9
$2,544,000 35 years @ 4.25% through WHEDA
Total Tax Credit Equity = $2,978,367
See Attached Detailed Project Budget
2,978,367 38.4
$318,000 35 years @ 2.5% through WHEDA
$684,559 27 years @ 4.25% through WHEDA - TIF Monetization
Page 6
City
Oshkosh
Financing
Policy and Application
16
Summary Letter
Provide a summary of the project in the form of a letter addressed to the City Manager.
The letter should not exceed two (2) pages in length and should include only the following
essential information about the project:
Note: In the "but for" discussion you must clearly describe why TIF is needed to help this
project and why the project will not/cannot proceed without such support. Failure
to clearly provide the "but for" explanation will delay action on your application.
Project Narrative
Provide an in-depth overview of the project in narrative format. The narrative must include
a description of the following aspects of the project:
Current condition of the site and historical overview that includes the size and
condition of any existing structures, environmental conditions, and past uses of
the site.
Proposed use(s) of project (e.g. industrial, commercial, retail, office, residential
for sale or for rental, senior housing, etc.)
Construction information about the project including: size of any existing
structure to be demolished or rehabbed; size of any new construction: types of
construction materials (structural and finish); delineation of square foot
allocation by use; total number and individual square footage of residential
units: type of residential units (e.g. for-sale, rental, condominium, single-family,
etc.); number of affordable residential units; number and type of parking
spaces; and construction phasing.
If in an existing TID or redevelopment area, confirm that this project is consistent
with the goals and objectives in the Project or Redevelopment Plan.
A summary of the proposed "green" features to be included in the project. All
projects that receive TIF assistance are encouraged to include environmentally
friendly features.
Description of site or building
Current and proposed uses
Description of end users
Project start and end dates
Profitability
Description of public benefits,
including job creation.
Overview of private-sector
financing
Amount of TIF assistance
requested
Summary of increment
projections
Name of developer and owner
Total development costs
Statement regarding why TIF is
essential and why the "but for"
provision will be met.
Page 7
City
Oshkosh
Financing
Policy and Application
17
Filing Notes, and Agreement:
Filing Requirements
You must provide all of the items with your signed application:
1. An application fee of of the requested TIF assistance or whichever is
greater. This fee is to cover City costs associated with the TIF application
and does not cover the use of outside consultants, which if required be paid for
by the applicant. Make your check payable to the City of osh.
2.Site Maps: Provide a map that shows the location of the site. Also provide a map
that on the project and its immediate surroundings. Both maps should be no
larger inches. Larger maps be required for projects presented to the
Commission, Redevelopment Authority, or Common Council.
3. Renderings: Provide preliminary architectural drawings, plans and renderings
for the project. These drawings should be no larger than inches. Larger maps
be required for projects presented to the Commission, Redevelopment
Authority, or Common Council.
The City retains an administrative fee of of the annual tax increment
If the project requires planning and zoning approvals, you must make these applications
concurrent with this
Agreement
I, by signing this application, agree to the following:
1. I have read and abide by all the requirements of the City for Tax Incremental
Financing.
2.The information submitted is
3.I agree to pay all costs involved in developing Project Plan or Development
Agreement. costs may include, but not be limited to, bond counsel, outside
assistance, outside financial assistance, planning, engineering, etc. and all
costs in issuance of the bonds or loans to finance the
4.I understand that the City the right to deny approval, regardless of
preliminary approval or degree of construction completed before application
for final approval.
5.The undersigned authorizes the City of Oshkosh to check credit references and
financial and other inf
6.The undersigned also agrees to provide any additional information as may be
requested by the City after of io
17 Aug 2021
Page 8
August 18, 2021
Kelly Nieforth
Interim Director of Community Development
City of Oshkosh
215 Church Avenue
Oshkosh WI, 54901
Dear Ms Nieforth,
Attached you will the investment analysis prepared by Invista Analytics for the Smith School redevelopment project being proposed
by Northpointe Development. Our work appears to show that this project would meet the ‘but for’ standard. To be clear, however,
the fact that the present equalized value ratio is estimated to be 0.81 for this year substantially inflates valuations. As you are aware,
TIF, because it involves multiple taxing jurisdictions, is framed in terms of equalized value. A developer or investor must project out
valuations to arrive at a value of any TIF incentive. While the Wisconsin Department of Revenue (DOR) might term the resultant
value as ‘fair market value’, sales data from the past year clearly demonstrates that the ratio is highly dependent upon property
class as well as age. However, the DOR provides a single aggregate number. The risk to a developer or investor is that one might
project future TIF revenues based on equalized values, however, when the city assessor goes back to conduct a revaluation, any
specific property may not realize the same increase in value as might be reflected by the present equalized value ratio. This could
then make the actual revenues collected substantially less than what might be projected if the assumption that the equalized value
ratio should be uniformly applied. As such, I have made the recommendation to the Northpointe Development team to use the
conservative estimates of value. However, to be clear, our ask for this TIF is for 90% of the available increment over 27 years with no
look-back clause.
To be clear, should the equalized value ratio continue to remain low and the actual increased valuations be used throughout the
course of the TIF, the investor does not then see any increased rate of return should the 90% increment be provided. This approach,
rather than specifying a specific number, is an attempt to provide as uniform of a rate of return as possible.
Similar to the Cabrini School project, the tax credit investor is likely to be a large investment fund that will combine this project with
many other tax credits projects. The project entails a very specific legal structure that has been vetted to withstand IRS scrutiny. As
part of the project budget, you will see that an accounting firm will provide a project cost certification, as well as securing
appropriate tax opinions that this project is consistent with similar low-income tax credit projects and thus likely to pass IRS scrutiny.
The possibility of losing any TIF support via a look-back mechanism could jeopardize this tested structure such that WHEDA and the
tax credit investor would rather look elsewhere. As you may recall on the Cabrini project, we provided a letter from Cinnaire, the tax
credit syndicator, that in effect stated that a look-back cause would jeopardize their inclusion of the Cabrini project in their fund, and
then we also provided a letter from WHEDA suggesting that if Cinnaire backed out, then so too would WHEDA have to rescind their
financing commitments. Given we are using the same funding mechanisms, the same logic would apply on this project, and thus we
are again asking for no look-back provision.
Again, we thank you for all the help both you and the many city staff have given us in working on this project. The entire
development team is excited to get started on this project. Please feel free to contact me with any questions you may have about
the proposed terms of the development agreement specified here or the logic behind this request.
Best regards,
Timothy Hess, PhD
Principal Statistician
Invista Analytics, LLC
Page 9
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1834A1701
1709A241A
1753302A
170
159
18071701A1701B
1833A206
ARIZONA STOREGON STW 18TH AV
W 17TH AV
MINNESOTA STBROCKWAY AV
TID#41
Tax Increment District #41Smith School RedevelopmentDistrict Boundary
Legend
TID #41 Boundary
0 75 150 22537.5
Feet
Date: Wednesday, September 01, 2021
²
Page 10
ALEXIS L SCORGIE
221 W 17TH AVE
OSHKOSH WI 54902
AMY S NITZ
214 W 17TH AVE
OSHKOSH WI 54902
ANGELA G MACHO
1724 ARIZONA ST
OSHKOSH WI 54902
APOGEE PROPERTIES LLC
915 CHRISTIAN DR
OSHKOSH WI 54901
APRIL M WESTPHAL
1742 MINNESOTA ST
OSHKOSH WI 54902
BARBARA J SCHNEIDER
111 E RIPPLE AVE
OSHKOSH WI 54902
BRIAN R KEENE
1712 ARIZONA ST
OSHKOSH WI 54902
BRUCE A/MICHELLE A AHRENS
1824 ARIZONA ST
OSHKOSH WI 54902
CHRISTINE L EMMER
1743 DOTY ST
OSHKOSH WI 54902
CHRISTOPHER R MARSHALL
1728 ARIZONA ST
OSHKOSH WI 54902
CHRISTOPHER R SCOTT
1817 OREGON ST
OSHKOSH WI 54902
CYNTHIA A COATES
380 S WESTFIELD ST
OSHKOSH WI 54902
DAN FEYEN
1716 ARIZONA ST
OSHKOSH WI 54902
DANIEL J/STEPHANIE J MATAIC
629 MADISON AVE
OMRO WI 54963
DAVID J/AMY A RESOP
1719 ARIZONA ST
OSHKOSH WI 54902
DAVID J/SHANNON E PANEK
163 W 18TH AVE
OSHKOSH WI 54902
DOMINIC A SHAFFER
134 W 17TH AVE
OSHKOSH WI 54902
EDWARD H PIERCE
1725 DOTY ST
OSHKOSH WI 54902
GENERAL CONTRACTING
SERVICES LLC
2111 MINNESOTA ST
OSHKOSH WI 54902
GREGORY G MORAN JR
234 W 18TH AVE
OSHKOSH WI 54902
ILOMAY A BEISER
1732 MINNESOTA ST
OSHKOSH WI 54902
JAMES E SMITH
832 W 5TH AVE
OSHKOSH WI 54902
JAMES L POLLNOW
1724 OREGON ST
OSHKOSH WI 54902
JAMES R VERWIEL
253 W 18TH AVE
OSHKOSH WI 54902
JANICE M VOSS
1742 ARIZONA ST
OSHKOSH WI 54902
JASON J/JACKIE R WINKELMAN
170 W 18TH AVE
OSHKOSH WI 54902
JEFFERY J GRAY
246 W 18TH AVE
OSHKOSH WI 54902
JEFFREY M VOLKMAN/PAMELA K
BROOKS
4235 SAND PIT RD
OSHKOSH WI 54904
JEFFREY T CHARLSON
63 WHITMAN CT
IRVINE CA 92617
JOEL R/MOLLY A NOVOTNY
1731 DOTY ST
OSHKOSH WI 54902
Page 11
JOHN R RASMUSSEN/N FELDNER
1808 OREGON ST
OSHKOSH WI 54902
JON C/MICHELLE M SHEW
235 W 17TH AVE
OSHKOSH WI 54902
KAYLEE/PEYTON T MOORE
240 W 18TH AVE
OSHKOSH WI 54902
KENNETH J KOENIGS
1818 ARIZONA ST
OSHKOSH WI 54902
KRISTINE/FRED PARMENTIER
1727 ARIZONA ST
OSHKOSH WI 54902
KYLIE A WENHARDT
166 W 17TH AVE
OSHKOSH WI 54902
LARRY R/PEGGY L KOEPPEN
1905 ARLINGTON DR
OSHKOSH WI 54904
LEO A LEMIESZ JR
243 W 18TH AVE
OSHKOSH WI 54902
LESLIE G MARTEN
225 W 18TH AVE
OSHKOSH WI 54902
MAOSHETON YANG/KA B THAO
1734 OREGON ST
OSHKOSH WI 54902
MARK D SCHEIBE/NANCY A
ROETHIG
1817 ARIZONA ST
OSHKOSH WI 54902
MATTHEW J/TAMARA J BROWN
1754 MINNESOTA ST
OSHKOSH WI 54902
MICHAEL A/SUSAN BAKER
1823 ARIZONA ST
OSHKOSH WI 54902
MICHAEL J/ANGELICA L FAY
1738 ARIZONA ST
OSHKOSH WI 54902
MICHAEL K/CONNIE K DAY
1014 EVANS ST
OSHKOSH WI 54901
MICHAEL M WING
1736 MINNESOTA ST
OSHKOSH WI 54902
MICHAEL/MARY PUTZER
118 W 18TH AVE
OSHKOSH WI 54902
NEUBAUER FREY PROPERTIES LLC
1803 OREGON ST
OSHKOSH WI 54902
NICKOLAUS J KALISHEK
1734 ARIZONA ST
OSHKOSH WI 54902
PAO Y VANG
227 W 17TH AVE
OSHKOSH WI 54902
PEACE OF MIND RENTAL
PROPERTIES LLC
4112 N HAYMEADOW AVE
APPLETON WI 54913
PHILLIP D SMITH/JULIE STROOK
126 W 18TH AVE
OSHKOSH WI 54902
PHYLLIS D DUTCHER
1743 ARIZONA ST
OSHKOSH WI 54902
REBECCA E HARWOOD
1827 OREGON ST
OSHKOSH WI 54902
REBECCA J EWALD
1730 OREGON ST
OSHKOSH WI 54902
RENEE L NEMITZ
1720 OREGON ST
OSHKOSH WI 54902
ROBERT J HEARN
1813 OREGON ST
OSHKOSH WI 54902
RONALD L/KAREN J STOCKINGER
158 W 18TH AVE
OSHKOSH WI 54902
SAFE HAVEN PROPERTIES LLC
71 STONEFIELD CT
OSHKOSH WI 54902
SCOTT D DREYER
1807 ARIZONA ST
OSHKOSH WI 54902
Page 12
SCOTT W SCHLAEGER/SUE A
NEUSTIFTER
173 W 18TH AVE
OSHKOSH WI 54902
SEAN E HOLDER
1723 ARIZONA ST
OSHKOSH WI 54902
SMITH SCHOOL LOFTS LLC
230 OHIO ST STE 200
OSHKOSH WI 54902
SOBIE PROPERTIES LLC
839 OSBORN AVE
OSHKOSH WI 54902
STEVEN G HOPPE
1735 ARIZONA ST
OSHKOSH WI 54902
STEVEN L/GUDRUN
HEMMINGHAUS
1810 CRESTVIEW DR
OSHKOSH WI 54904
STEVEN/PATRICIA OWEN
159 W 18TH AVE
OSHKOSH WI 54902
TABITHA BUHROW
128 W 17TH AVE
OSHKOSH WI 54902
TAMMIE L WHITTY
1739 ARIZONA ST
OSHKOSH WI 54902
THERESA L POTTER
1818 OREGON ST
OSHKOSH WI 54902
TINA S PETERMAN
1821 OREGON ST
OSHKOSH WI 54902
TODD A/MONICA C DOEHRMANN
1726 MINNESOTA ST
OSHKOSH WI 54902
TODD J/MARGARET A RADDATZ
218 W 17TH AVE
OSHKOSH WI 54902
WILLIAM P BINDER
241 W 18TH AVE
OSHKOSH WI 54902
WITZKES TAVERN LLC
1700 OREGON ST
OSHKOSH WI 54902
ZEE XIONG
232 W 17TH AVE
OSHKOSH WI 54902
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OREGON STOREGON STARIZONA STARIZONA STW 17TH AVW 17TH AV
W 18TH AVW 18TH AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 9/1/2021
1 in = 120 ft1 in = 0.02 mi¯1745 OREGON ST1745 OREGON 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
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SR-9
TR-10
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UMU
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UMU
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CMU-PD
RMU-PD-RFO
SR-9-PD
SR-9 Oshkosh City LimitOshkosh City LimitSSMMAAIINNSSTTOREGON STOREGON STW 20TH AVW 20TH AVIOWA STIOWA STDDOOTTYYSSTTW 18TH AVW 18TH AV
W 17TH AVW 17TH AV
W 14TH AVW 14TH AV
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MINNESOTA STMINNESOTA STMICHIGAN STMICHIGAN STARIZONA STARIZONA STW 21ST AVW 21ST AVMONTANA STMONTANA STALASKA STALASKA STNEBRASKA STNEBRASKA STW 19TH AVW 19TH AV
E 14TH AVE 14TH AV
BROCKWAY AVBROCKWAY AVNEBRASKA STNEBRASKA STW 21ST AVW 21ST AV
W 19TH AVW 19TH AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 9/1/2021
1 in = 500 ft1 in = 0.09 mi¯1745 OREGON ST1745 OREGON 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 15
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 9/1/2021
1 in = 100 ft1 in = 0.02 mi¯1745 OREGON ST1745 OREGON 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
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