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HomeMy WebLinkAboutItem II PLAN COMMISSION STAFF REPORT NOVEMBER 16, 2021 ITEM I: PUBLIC HEARING: ZONE CHANGE FROM INSTITUTIONAL DISTRICT (I) & SINGLE FAMILY RESIDENTIAL – 5 DISTRICT (SR-5) TO INSTITUTIONAL DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY (I-PD) AND APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR PROPERTY LOCATED AT 805 WITZEL AVENUE GENERAL INFORMATION Applicant: Kueny Architects, LLC Property Owner: City of Oshkosh – Parks Department Action(s) Requested: The applicant requests a zone change from the existing Institutional District (I) and Single Family Residential – 5 District (SR-5) to Institutional District with a Planned Development Overlay (I- PD). The applicant also requests approval of General Development Plan and Specific Implementation Plan to allow for a new Parks Department facility. Applicable Ordinance Provisions: The Zoning Ordinance does not establish criteria relative to the appropriateness of changing the 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 four parcels, totaling approximately 4.25 acres in size, located at the southwest corner of Witzel Avenue and Idaho Street. The area currently consists of the existing Parks facility building, two vacant City-owned properties, and a residential property. The surrounding area consists primarily of commercial uses to the north and west, residential uses to the south, and the City garage/street site to the east. The 2040 Comprehensive Land Use Plans recommends Community Facility use for the subject area. Subject Site Existing Land Use Zoning Parks facility/Vacant/Residential I Recognized Neighborhood Organizations None Page 1 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 2 Adjacent Land Use and Zoning Existing Uses Zoning North Commercial UI South Residential SR-5 & SR-9 East City garage/streets facility I West Commercial & Residential UMU & SR-9 Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Community Facility ANALYSIS Zone Change The applicant is requesting a zone change to add a Planned Development Overlay for the subject parcels that are currently zoned Institutional (I) as well a zone change to for an existing residential property from Single Family Residential – 5 (SR-5) to Institutional District with a Planned Development Overlay (I-PD). This request is intended to provide consistent zoning for the subject parcels, which will allow the lots to be combined. The Planned Development Overlay will allow for flexibility from zoning ordinance requirements, which are needed to accommodate the proposed site development. Staff is supportive of the proposed rezoning as it will help to accommodate the redevelopment of the site and allow for further review of the proposed development. Use The applicant plans to demolish the existing Parks facility building and build a new Parks facility which will include areas for vehicle storage, wash bays, shops, and offices. To accommodate the development, the existing Parks facility site will be combined with two vacant parcels as well as the existing residential property immediately to the south, with the existing residential structures being demolished. Large Scale Public Services and Utilities are a conditional use in the Institutional District. Site Design/Access The proposed development will have three driveway entrances off of Idaho St. for access to two parking areas and to an overhead door fronting Idaho St. The parking area on the south and west sides of the building will also be utilized for vehicle and material storage and will be fully enclosed with fencing and a gate for access. A base standard modification (BSM) will be required to allow for outdoor storage within the Institutional (I) District. A BSM will also be required for 8’ tall solid fencing, which is required to screen the storage area. The proposed 8’ solid fencing appears to be located closer to the street than the building and within the required 25’ front setback area. Staff is recommending the fencing/gate be moved back to meet the 25’ front setback requirement. Page 2 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 3 Staff is supportive of the BSM for the outdoor storage area and 8’ solid fencing as it is compatible with existing City facilities to the east and will be a significant distance from the neighboring residential properties to the south, exceeding the required minimum distance of 50 ft. from residentially zoned property. Required Provided Parking Spaces Maximum: 59 61 Impervious Surface Maximum: 60% of lot 60% of lot The provided parking for the site is slightly over the maximum of one space per employee on the largest work shift, plus one space per company vehicle normally stored or parked on the premises. According to the applicant, the facility will have 27 employees and have approximately 20 seasonal employees and also expect additional employees in the future and anticipate visitors to the site from the public. Staff is supportive of a BSM to allow the two additional stalls to meet the needs of potential future employees as well as visitors. The total impervious surface area for the site is 92,647 sq. ft., which is at the maximum impervious surface ratio for the Institutional (I) district. Minimum Provided Front Setback (Witzel) 30 ft. 35’ +/- (pavement) Street Side Setback (Idaho) 25 ft. 25 ft. Side Setback (west) 7.5 ft. 1 3/8” Page 3 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 4 Side Setback (north) 7.5 ft. 30’ 10 ½” Side Setback (south) 7.5 ft. 142’ +/- (pavement) Rear Setback (west) 25 ft. 29’ 7” (material storage) The applicant is requesting a reduced side (west) setback for the proposed building and parking area. According to the applicant, the reduced setback is needed to accommodate development within the narrow portion of the parcel and meet needs for the building and parking area, while meeting the front setback along Idaho Street. Staff is supportive of the reduced setback as the narrow width of the northern portion of the lot restricts the ability to meet setback requirements. The reduced side setback would meet the required side setback for the UMU district (0 ft.) and therefore is consistent with neighboring UMU zoned properties on the south side of Witzel Avenue. An Access Control Variance will be required for corner clearance on Idaho Street. This will be done administratively. Storm Water Management/Utilities Storm water management plans have been provided and are being reviewed by the Department of Public Works, who have noted that it appears the site will be a combination of redevelopment and new development for storm water review purposes. Finalized storm water management plans will need to be submitted and approved as part of the Site Plan Review processes. Landscaping Page 4 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 5 Points Required Points Provided Building Foundation 400 414 Paved Area 291 (87.3 tall trees, 116.4 shrubs) 293 (187 tall trees, 106 shrubs) Street Frontage (Idaho St.) 470 (235 medium trees) 485 (0 medium trees) Street Frontage (Witzel Ave.) 100 (50 medium trees) 102 (0 medium trees) Yards 755 770 Bufferyard (south) 1,120 536 Bufferyard (east) 480 407 Bufferyard (west) 330 242 Total 3,946 3,249 Building Foundation The provided landscaping plan is meeting the building foundation landscaping point requirement of 40 points per 100 linear feet of building foundation. 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 medium or tall trees and 40% will be devoted to shrubs. The provided shrub landscaping points is slightly under the 40% minimum. This can be addressed during Site Plan Review. The landscaping plan is also providing a deciduous/shade tree at the ends of all parking rows as required by code. 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 applicant has not provided medium trees along the street frontages. This can be addressed during Site Plan Review as well. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. Per the provided plan, yard landscaping points exceed the total point requirement. Bufferyards A 0.6 opacity bufferyard is required along the southern portion of the property, to the south, east, and west as the site is abutting residential zoning districts. The 0.6 opacity bufferyard requirement may be met with a minimum 10’ bufferyard width along with 6’ solid fencing and 250 landscaping points per 100’ linear feet. The applicant has provided 8’ solid fencing around the site along with a bufferyard substantially exceeding 10’, with landscaping along the property lines. The provided planting points do not Page 5 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 6 meet the minimum points required for these bufferyard areas. Also, bufferyard landscaping must consist of trees “appropriate for screening”, which includes tall and medium evergreen trees. The plan shows deciduous trees being utilized to meet this requirement which will need to be swapped out with tall/medium evergreen trees. Staff will work with the applicant to verify that the bufferyard point requirements are being met and appropriate trees for screening are used as part of the Site Plan Review process. Signage Proposed signage for the site includes a monument sign with an electronic message center along the northeast corner of the property. A conceptual sign rendering has been provided which does not include the sign dimensions. The final signage plan will need to comply with the maximum ground sign area for the I district of 1 sq. ft. of sign area per linear of street frontage, as well as the maximum EMC sign area of 100 sq. ft. for the site, and a maximum height of 15’. A BSM is required for the sign placement as the sign will have a 17’ 3” setback from the Witzel Avenue front property line. The applicant has noted that the sign will be placed approximately 8’ further from Witzel Avenue than the existing ground sign. Staff is supportive of the reduced sign setback as it will allow for increased visibility from Witzel Avenue and Idaho Street, while also being setback further from Witzel Avenue than the existing sign. Also, the proposed sign setback from Witzel Ave. is consistent with the reduced setbacks of neighboring commercial properties along Witzel Avenue. Specifically, the property immediately to the west (Badgerland Veterinary Clinic) has an approximate 15’ sign setback, and the property immediately to the north (Auto Authority) has an approximate 9’ sign font setback. Page 6 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 7 Site Lighting A photometric plan has been provided by the applicant. The lighting plan meets the minimum 0.4 fc lighting level for all parking/drive areas and does not exceed the maximum 0.5-footcandle lighting level allowed at the property lines, with the exception of areas along the east (Idaho St.) property line with lighting levels of 0.6 fc – 1.0 fc. Staff is supportive of a BSM to allow the increased lighting level along Idaho St. as it is only slightly over the maximum and within the public right-of-way. Building Facades Building Materials The City’s Exterior Design Standards do not apply to Institutional land uses. However, the exterior design may be reviewed as part of the Planned Development review process. The petitioner has provided elevations for the building as well as a material list and material breakdown for the building for each building facade. The specific elevations breakdown is as follows: North: Class I – 21% Class II – 79% South: Class I – 19% Class II – 81% East: Class I – 37% Class II – 63% West Class I – 30% Class II – 70% Page 7 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 8 The proposed building elevations consist of a combination of architectural precast, brick, and glass. When compared to the Class I material allotment that would be required under commercial standards, the proposed elevations are under the minimum of 50% Class I materials for all facades. Staff feels that the use of architectural precast as the predominant exterior material is appropriate as the building will be primarily used for utility purposes. It will also be similar in appearance to the recently built Public Works facility immediately to the east. The proposed elevations were presented to Plan Commission at a workshop on July 20, 2021. Plan Commission voiced support for the proposed building design. Overall Site The applicant is requesting BSMs related to outdoor storage use, increased fencing height, increased parking, and reduced sign and building setbacks. To offset these requested code exceptions, the applicant has exceeded street frontage, yard, and building foundation landscaping points for the site and also provided enhanced (class I) building façade materials. Staff is comfortable that the applicant has adequately offset the requested BSMs and the overall site is complementary 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. (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 relates to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. Page 8 ITEM I: Rezone, GDP & SIP 805 Witzel Ave. 9 Staff recommends approval of the rezone, General Development Plan, and Specific Implementation Plan and the findings listed above with the proposed following conditions: 1. A Certified Survey Map (CSM) shall be reviewed and approved by the Department of Community Development. 2. BSM to allow an outdoor storage area within the Institutional District. 3. BSM to allow 8’ fencing within the Institutional District 4. BSM to allow 61 parking stalls where code allows a maximum of 59 parking stalls. 5. BSM to allow reduced side (west) setback to 1’ 3/8” where code requires a 7.5’ setback. 6. BSM to allow reduced front setback (Witzel Ave.) for monument sign to 17’ 3” where code requires a 30’ setback. 7. Final landscaping plan shall be reviewed and approved by the Department of Community Development. 8. BSM to allow 1.0 fc lighting level at the front property line (Idaho St.), where code allows a maximum of 0.5 fc at the property line. Page 9 Page 10 Page 11 Page 12 Page 13 Page 14 UP UP 6x12?6x12? 1 0 x2 0 ? 1 0 x 2 0 ? 1 0 x 2 0 ? 1 0 x 2 0 ? 1 0 x 2 0 ? 1 0 x 2 0 ? 1 0 x 2 0 ? 1 0 x 2 0 ?10x25?10x25?10x25?10x25?10x25?10x25?13x25?13x25?13x25?13x25?10x25?10x20?13x30?13x30?13x30?13x30?10x20?10x20?10x20?10x20?10x20?10x20?10x20?10x20?10x20?10x20?10x20?STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWA/C VACATED LAND TAX KEY #906-0315-0100 VACANT LAND TAX KEY #906-0316-0100 143 IDAHO STREET TAX KEY #906-0352-0400 805 WITZEL AVENUE TAX KEY #906-0351-0300 66' ROW 60' ROWIDAHO STREET805 WITZEL AVENUE TAX KEY NO. 906-0351-0300 LOT 110 ACCORDING TO THE MAP 0F SW ¼ OF SECTION 23 IN THE 6TH WARD, CITY OF OSHKOSH, WINNEBAGO COUNTY, WISCONSIN. EXCEPTING THEREFROM THAT PART DESCRIBED IN VOLUME 593 ON PAGE 137, AS DOCUMENT NO. FURTHER EXCEPTING THAT PART DESCRIBED IN VOLUME 602 ON PAGE 439, AS DOCUMENT NO. FURTHER EXCEPTING THAT PART DESCRIBED IN VOLUME 1054 ON PAGE 508, AS DOCUMENT NO. FURTHER EXCEPTING THAT PART DESCRIBED IN VOLUME 1134 ON PAGE 293, AS DOCUMENT NO. FURTHER EXCEPTING THAT PART DESCRIBED AS DOCUMENT NO. FURTHER EXCEPTING THAT PART DESCRIBED AS DOCUMENT NO. FURTHER EXCEPTING THAT PART DESCRIBED AS DOCUMENT NO. VACANT LAND, NO ADDRESS ASSIGNED, OSHKOSH, WI 54901 FOUND 5/8" IRON ROD FOUND 1" IP 0.28' NORTH OF LINE FOUND 1" IRON PIPE ON LINE FOUND 1" IRON PIPE ON LINE FOUND 1" IP 0.22' SOUTH AND 0.17' EAST OF CORNER FOUND 3/4" IRON ROD 0.20' NORTH AND 0.18' EAST OF CORNER FOUND 1" IP 0.23' EAST OF LINE FOUND CROSS NOTCH 0.30' SOUTH AND 0.16' EAST OF CORNER FOUND 1" IP N 85°16'56" W, 6.76' FROM CORNER FOUND 1" IP 0.26' SOUTH AND 0.10' EAST OF CORNER FOUND BENT 1" IRON PIPE BASE IS 2.82' SOUTH OF CORNER AND ON LINE 8" 7" 10" 30" 24" 27" 36" (3)12" 7" (2)15" 60"42" 48" 15" 15" 12" 10" 12" 20" 48" 8" 15"WV WV WVWV MH MH MH MH MH MH MH MH MH MH MH GV PROPIPIPIPIPIP IPIP IP IP IP IP IP IP IP IP IP MH 14.06'10.37'??? ? ? ? GRASS GRASS GRASS GRASS GRASS GRASS GRASS GRASS GRASS GRASS GRASS SIGN7517507 5 0 751 7 5 1 7 5 1 751 751752 751751749752 7517 5 1 752 750 7 5 0 751752.566 FEN X 1086 749.956 GATE 1090 749.865 GATE 1091 751.286 FEN B 1113 750.938 FEN X 1118 751.168 GATE 1128 750.916 GATE 1129 751.979 FEN X 1131 750.833 FEN X 1134 750.427 FEN X 1145 751.745 FEN X 1152 FEN B 1599 749.828 FEN REM 1640 752.237 FEN 1716751.977 FEN 1717 751.996 FEN 1758 751.269 FEN 1759 752.550 FEN 1764 N 00° 23' 42" E 242.83'S 81° 22' 12" E 149.60'N 00° 35' 15" E 132.00'N 81° 22' 12" W 448.02'S 00° 35' 15" W 72.00'N 81° 22' 12" W 81.43'S 00° 35' 15" W 60.00'N 81° 22' 12" W 60.00' S 88° 55' 42" E 337.31'N 00° 23' 45" E 200.00'S 88° 55' 42" E 99.70'S 00° 35' 15" W 500.69'S 88° 55' 42" E 999.25'S 00° 34' 48" W 33.00'(141.43') (250.00') (29.43') (250.00')(132.00')(132.00')(250.00') (60.00') (250.00') (198.00') (198.00') 18.1'16.2'751.365 BLDG B 1092 751.277 BLDG EP B 1093 751.614 751.393 BLDG EP B 1102 751.211 BLDG1 B 1114 750.901 BLDG1 E 1115 751.664 751.115 BLDG CLS 1137 751.882 BLDG B 1278 751.70 751.80 751.75 751.695 751.61 751.62 751.63 751.71751.80 758.259 BLDG B NG 1334 758.683 BLDG B NG 1335 758.626 BLDG B NG 1336 754.017 BLDG B NG 1337 753.121 751.79751.544 BLDG B 1444 750.905 BLDG1 B 1457 751.336 BLDG1 B 1458 751.71 755.734 BLDG NG 1489 755.927 BLDG NG 1490 751.697 BLDG 1523751.631 BLDG 1525 752.85752.501 BLDG B 1563 752.367 BLDG E 1564 750.976 BLDG 1605 751.393 BLDG 1607 750.191 BLDG B 1620 750.032 BLDG 1621 750.077 BLDG E 1625 749.704 BLDG B 1627 749.858 BLDG 1630 749.862 BLDG 1631 750.225 BLDG 1797 Fence Fence Fence Fence Fence Fence Fence Fence Fence Fence Fence Fence Fence Fence FenceFenceFenceFenceFenceFenceFenceFenceFenceFence Fence Fence Fence Fence Fence Fence Fence Fence Fence Fence Fence FenceFenceFenceFenceN 00° 23' 42" E 242.83'S 81° 22' 12" E 149.60'N 00° 35' 15" E 132.00'N 81° 22' 12" W 448.02'S 00° 35' 15" W 72.00'N 81° 22' 12" W 81.43'S 00° 35' 15" W 60.00'N 81° 22' 12" W 60.00' S 88° 55' 42" E 337.31'N 00° 23' 45" E 200.00'S 88° 55' 42" E 99.70'S 00° 35' 15" W 500.69'S 00° 34' 48" W 33.00'(250.00') (29.43') (250.00')(132.00')(132.00')(250.00') (250.00') (198.00') (198.00') 18.1'16.2'IDAH" STREETWIT>E- AVE%UE PAR?I%G (18 STA--S) GATE #1 aiteace garage 397 PR"PERTY -I%E PR"PERTY -I%E PAR?I%G (09 STA--S) PATI" AATERIA- ST"RAGE 24',0"78',0 1C2" • SITE , 154272 SQCFT • GREE% SPACE , 61620 SQCFT , 40% • PAVI%G , 55616 SQCFT , 36% • BUI-DI%G , 37031 SQCFT , 24%12',5"29',6 3C4"PAR?I%G (37 STA--S) 40',0"24',0"22',0"45',9"40',0"24',0"40',0"24',0"18',0" 76446 15" 8 ST0R9 FF/ 47/50 16" 8 WATER <IVERT <4'<0" (43/50) 8"8 SAITARY <IVERT <4'<6" (43/00) DUAPSTER E%C-"SED AREA 3 3 4 90 °SET BAC?SET BAC?E-ECTR"%IC AESSAGI%G SIG% HI%GED GATE 20',0" AA% GATE #3 AA% GATE #2 AA% GATE #1 AA% GATE #4 GATE #221',6"22',0"30',0"30',0" %URSERY AREA uchtraiig 477 25'-0" 1 3C8" setbac 25',0" 3 1C2" setbac 25',0" 1',6 3C8" 2',3 7C8" 3',10 1C4"setbac30',10 1C2"66',9 1C8"setbac30',0"setbac32',6 1C8"setbac 29',7" setbac 143',4 3C8" 4',0 3C8"43',8 1C8"kuenyarch.com ©2021 Kueny Architects L.L.C. -All Rights Reserved PLAN NORTH SCALE: 1" = 30'-0" A101City of Oshkosh Parks Department - New Facility October 18, 2021 Site Pa 805 Witzel Ave, Oshkosh, WI 54902 Page 15 REZONE/GDP/SIP 805 WITZEL AVE PC: 11-16-2021 LE WICKMAN LLC 815 WITZEL AVE OSHKOSH, WI 54902 JET STREAM CAR WASH INC 31 MALIBU CT FOND DU LAC, WI 54935 BOON PROPERTIES LLC PO BOX 1249 OSHKOSH, WI 54903 WIS TELEPHONE CO 722 N BROADWAY ST MILWAUKEE, WI 53202 AUTO AUTHORITY PROPERTIES LLC 804 WITZEL AVE OSHKOSH, WI 54902 VERVE A CREDIT UNION PO BOX 3046 OSHKOSH, WI 54903 CITY OF OSHKOSH PO BOX 1130 OSHKOSH, WI 54903 KUENY ARCHITECTS, LLC 10505 CORPORATE DRIVE SUITE 100 PLEASANT PRAIRIE, WI 53158 RAY MAURER 805 WITZEL AVE OSHKOSH, WI 54902 Page 16 WITZEL AVWITZEL AV IDAHO STIDAHO STWW 33RRDD AAVVDEMPSEY TRDEMPSEY TRC:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 10/22/2021 1 in = 120 ft1 in = 0.02 mi¯805 WITZEL AVE805 WITZEL AVE 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 17 I SR-9 I-PD I I UI I RMU MR-12 SR-5 UMU I-PD UI UMU UI UMU UMU UI-PD UI UMU NMU SR-5 MR-12 RMU NMU NMU UMU RMU-PD-RFO I-PD-RFO Campbell Creek Marsh WWIITTZZEELL AAVV OHIO STOHIO STKNAPP STKNAPP STW 6TH AVW 6TH AV W 5TH AVW 5TH AV W 8TH AVW 8TH AV W 4TH AVW 4TH AV IDAHO STIDAHO STW 7TH AVW 7TH AVJOSSLYN STJOSSLYN STW 3RD AVW 3RD AVNNCCAA MM PP BB EE LL LL RR DD DD EE MM PP SS EE YY TT RR BISMARCK AVBISMARCK AVGUENTHER STGUENTHER STFFOOSSTTEERRSSTTDURFEE AV DURFEE AV KNAPP STKNAPP STRUGBY STRUGBY STDAKOTA STDAKOTA STSSOOUUTTHHLLAANNDD AAVV BBIISSMMAARRCCKK AA VV W 7TH AVW 7TH AV W 4TH AVW 4TH AV DAKOTA STDAKOTA STRMU-PD C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 10/22/2021 1 in = 500 ft1 in = 0.09 mi¯805 WITZEL AVE805 WITZEL AVE 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 18 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 10/22/2021 1 in = 100 ft1 in = 0.02 mi¯805 WITZEL AVE805 WITZEL AVE 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 19