HomeMy WebLinkAbout11. 22-210MAY 24, 2022 22-210 RESOLUTION
CARRIED___6-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN FOR A
COMMERCIAL DEVELOPMENT AT THE NORTHWEST
CORNER OF WEST SOUTH PARK AVENUE AND RIPON LANE
INITIATED BY: TODD WALLER
PLAN COMMISSION RECOMMENDATION: Approved w/ findings and conditions
WHEREAS, the Plan Commission finds that the Specific Implementation Plan for
a commercial development at the northwest corner of West South Park Avenue and
Ripon Lane is consistent with the criteria established in Section 30-387 of the Oshkosh
Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a Specific Implementation Plan for a commercial development at the
northwest corner of West South Park Avenue and Ripon Lane, is hereby approved, per
the attached, with the following findings:
1. The proposed Planned Development project is consistent with the overall
purpose and intent of this Chapter.
2. 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.)
3. 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.
4. 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.
5. The proposed Planned Development project will incorporate appropriate and
adequate buffers and transitions between areas of different land uses and
development densities/intensities.
MAY 24, 2022 22-210 RESOLUTION
CONT’D
6. The proposed architecture and character of the proposed Planned
Development project is compatible with adjacent/nearby development.
7. The proposed Planned Development project will positively contribute to and
not detract from the physical appearance and functional arrangement of
development in the area.
8. 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.
BE IT FURTHER RESOLVED that the following are conditions of approval for a
Specific Implementation Plan for a commercial development at the northwest corner of
West South Park Avenue and Ripon Lane:
1. Base Standard Modification for reduced front yard setback to 1.56’, where code
requires a 25’ front yard setback.
2. Base Standard Modification for reduced rear yard setback to 5’, where code
requires a 25’ rear yard setback.
3. Base Standard Modification for reduced landscape planter island width at
southernmost parking row ends to 5’, where code requires 7’ wide planter
island width.
4. Base Standard Modification for increased lighting along the east, northeast,
and south property lines to 1.1 fc (east), 1.6 fc (north), and 0.9 fc (south), where
code allows a maximum of 0.5 fc lighting level at the property line.
5. Final landscaping, lighting, and signage plans shall be reviewed and approved
by the Department of Community Development.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons, Planning Services Manager
DATE: May 19, 2022
RE: Approve Specific Implementation Plan for a Commercial Development at the
Northwest Corner of West South Park Avenue and Ripon Lane
BACKGROUND
The applicant requests approval of a Specific Implementation Plan for a commercial use at the
northwest corner of West South Park Avenue and Ripon Lane. The subject site consists of one
0.71 acre parcel located at the northwest corner of West South Park Avenue and Ripon Lane,
which includes the former La Sure’s site and a single family home (both will be razed). The
surrounding area consists primarily of commercial land uses as well as residential uses to the
west along Ripon Lane. A zone change to add a Planned Development overlay and a General
Development Plan (GDP) for commercial development on the subject site were approved on
April 27, 2021.
ANALYSIS
The applicant is proposing development of a drive-thru restaurant/coffee shop (Dunkin Donuts
and Baskin Robins). The proposed development is a permitted use in the SMU district and is
consistent with the approved GDP for a drive-thru commercial use on the subject site.
A virtual neighborhood meeting was held on March 23, 2022. The neighbors voiced general
support for the use of the site, but had concerns related to safety of the driveway access to the
site. The applicant informed the neighbors that the driveway will be further from the West South
Park Avenue intersection than the existing La Sure’s access to help alleviate safety concerns.
The applicant is requesting base standard modifications (BSMs) related to reduced setbacks,
landscape island width, and increased lighting at property lines. Staff feel that the applicant has
sufficiently offset these BSMs by increasing the provided overall landscaping points to more
than double the code requirement. In addition, the applicant has provided a continuous row of
evergreen tree landscaping along the west property line to soften the view of the site from
neighboring residences. Staff feel that the overall site is complimentary to the surrounding area.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
FISCAL IMPACT
Approval of this project should result in an increase in the assessed property value for the site.
The applicant is anticipating spending approximately $800,000 on improvements to this site.
RECOMMENDATION
The Plan Commission recommended approval of the Specific Implementation Plan with
findings and conditions on May 17, 2022. Please see the attached staff report and meeting
minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons Mark A. Rohloff
Planning Services Manager City Manager
ITEM: SPECIFIC IMPLEMENTATION PLAN FOR A COMMERCIAL
DEVELOPMENT AT THE NORTHWEST CORNER OF W SOUTH PARK
AVENUE AND RIPON LANE
Plan Commission meeting of May 17, 2022.
GENERAL INFORMATION
Owner/Applicant: Todd Waller
Action(s) Requested:
The applicant requests approval of a Specific Implementation Plan for a commercial use at the
northwest corner of W South Park Avenue and Ripon Lane.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of one 0.71 acre parcel located at the northwest corner of W South Park
Avenue and Ripon Lane, which includes the former La Sure’s site and a single family home,
which are both to be razed. The surrounding area consists primarily of commercial land uses as
well as residential uses to the west along Ripon Lane.
On April 27, 2021, a zone change was approved to add a Planned Development overlay along
with a General Development Plan for commercial development on the subject site.
Subject Site
Existing Land Use Zoning
Vacant SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU-PD
South Commercial SMU
East Commercial SMU
West Single-family residential SMU
Recognized Neighborhood Organizations
None
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 2
ANALYSIS
Use
The applicant is proposing development of a drive-thru restaurant/coffee shop (Dunkin Donuts
and Baskin Robins). The proposed development is a permitted use in the SMU district and is
consistent with the approved GDP for a drive-thru commercial use on the subject site.
A virtual neighborhood meeting was held on March 23, 2022. The neighbors voiced general
support for the use of the site, but had concerns related to safety of the driveway access to the
site. The applicant informed the neighbors that the driveway will be further from the W South
Park Ave. intersection than the existing La Sure’s access to help alleviate safety concerns.
Site Design/Access
The proposed site will have an access from Ripon Lane as well as a shared access from W South
Park Avenue and cross access drive with the neighboring site to the northeast, which is being
developed as an O’Reilly Auto Parts store.
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 3
Required Provided
Parking Spaces Minimum: 8 Maximum: 25 15
Impervious Surface Maximum: 70% of lot 56.9% of lot
Minimum Provided
Front Setback 25 ft. 1.56 ft. (bike parking pad)
Side Setback (southwest) 10 ft. 22.27 ft. (drive-thru lane)
Side Setback (northeast) 10 ft. 21.6 ft. (parking lot)
Rear Setback (northwest) 25 ft. 5.25 ft. (drive-thru lane)
The site will have 15 parking stalls, which is within the allowable parking total for the site. The
total impervious surface ratio for the site is under the maximum of 70% for the SMU district. A
small patio area is included on the plan on the front (south) side of the building.
The applicant is requesting reduced front yard setback to 1.56' (bike pad), 10.34’ (drive aisle),
and 22.34’ (patio) and reduced rear yard setback to 5.25, where code requires a 25’ front and
rear yard setback. According to the applicant, the reduced setbacks are needed due to the
unique shape of the lot and limited available area outside of the required setbacks.
Staff is supportive of the setback reductions as they are necessary to allow for the needed
parking, access, and drive-thru areas. Also, the Ripon Ln./W South Park Ave. right-of-way is
unusually wide, providing greater distance from the street and the applicant has provided
increased street frontage landscaping to offset this request. The location of the bike pad is
appropriate as it is alongside the pedestrian access to the site. Staff does not have concerns with
the reduced rear yard setback as the development is abutting other commercial uses to the
north.
Signage
The applicant is proposing a shared pylon sign with the neighboring O’Reilly Auto Parts store.
A BSM is required as off-premise signage is prohibited. The proposed sign is at the maximum
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 4
height for pylon signage of 30’ for the SMU district and appears to be meeting the front and side
setback requirements. The total sign area is within the maximum area of 1 sq. ft. per linear foot
of public right-of-way frontage for the SMU district.
Staff is supportive of the requested BSM for off-premise signage as there is shared access
between the sites and both the subject site and O’Reilly Auto Parts site will be within the
maximum allowed signage area.
The proposed building elevations include wall signage on the front (south) and side (east and
west) elevations, which appear to be within the maximum area of 1 sq. ft. per linear foot of
building frontage for the SMU district. Signage will be addressed under a separate building
permit.
Landscaping
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 5
Points Required Points Provided
Building Foundation 85 (42.5 main entrance,
21.25 street side)
112 (45 main entrance, 25
street side)
Paved Areas
75 (22.5 tall trees, 30
shrubs)
262
(150 tall trees, 92 shrubs)
Street Frontage 192 (96 medium trees) 200 (200 medium trees)
Yards 48 508
TOTAL 400 1,082
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for the proposed building. The plan is meeting the
requirement that 50% of the required points be on the main entrance side of the building and is
also providing the required 25% of the points on the street-facing side of the building.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The code further specifies 30% of all points will be devoted to tall trees
and 40% will be devoted to shrubs. Both of these requirements are being met. The plan is also
meeting the requirement that a deciduous tree be planted at all parking row ends and driveway
entrances.
Both of the southernmost parking row ends consist of a 5’ wide planter island, where code
requires all parking row islands to be a minimum of 7’ wide. Staff is supportive of a BSM to
allow the reduced parking row island width as site constraints inhibit the ability to meet this
requirement. The applicant was able to provide the required tree in both of these islands, in the
form of a low deciduous tree (crabapple), which are permitted in areas that do not support
healthy shade tree growth. The plan exceeds the overall paved area point requirement to offset
this BSM.
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 landscaping
plan is meeting these requirements.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final submitted plans
are required to be in full compliance with the requirements of the City of Oshkosh Municipal
Code Chapter 14 for storm water management.
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 6
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking areas, but exceed the maximum of .5 foot-candles of
light trespass at the east, northeast, and south property lines.
Staff is supportive the BSM to allow the increased lighting along the south property line (0.9 fc)
as it only results in a slight increase over the maximum and will not affect neighboring
properties with it will only providing increased lighting in the public right-of-way. Staff is also
supportive of a BSM to allow increased lighting at the east (1.1 fc) and northeast (1.6 fc)
property lines as these are part of the common development with the O’Reilly Auto Parts site.
The proposed 23’ light poles are at the maximum light fixture mounting height of 23’ (including
3’ base) for the SMU district and will have full cut-off fixtures per lighting code requirements.
Building Facades
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials. The petitioner has provided building elevations for the building. The applicant has
provided a material list and material breakdown for the building for each facade. The specific
elevations breakdown is as follows:
East (side): Class I – 50.7% Class III – 49.3%
South (front): Class I – 56% Class III – 44%
West (side): Class I – 58.6% Class III – 41.4%
North (rear): Class I – 67% Class III – 33%
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 7
Brick will be utilized on all facades, along with glazing on the front and side façades, to meet
the 50% Class I requirement.
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 8
Overall Site
The applicant is requesting base standard modifications related to reduced setbacks, landscape
island width, and increased lighting at property lines. Staff feels that the applicant has
sufficiently offset these BSMs by increasing the provided overall landscaping points to more
than double the code requirement. Along with this, the applicant has provided a continuous
row of evergreen tree landscaping along the west property line to soften the view of the site
from neighboring residences. Staff feels that 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 consider 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.
Staff recommends approval of the Specific Implementation Plan with the findings listed above
with the proposed following conditions:
1. Base Standard Modification for reduced front yard setback to 1.56’, where code requires
a 25’ front yard setback.
2. Base Standard Modification for reduced rear yard setback to 5’, where code requires a
25’ rear yard setback.
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 9
3. Base Standard Modification for reduced landscape planter island width at southernmost
parking row ends to 5’, where code requires 7’ wide planter island width.
4. Base Standard Modification for increased lighting along the east, northeast, and south
property lines to 1.1 fc (east), 1.6 fc (north), and 0.9 fc (south), where code allows a
maximum of 0.5 fc lighting level at the property line.
5. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
The Plan Commission recommended approval of the Specific Implementation Plan on May 17,
2022. The following is their discussion on the item.
Site Inspections Report: Mr. Marshall, Ms. Davey, Mr. Mitchell and Mr. Perry all reported
visiting the site.
Staff report accepted as part of the record.
The applicant requests approval of a Specific Implementation Plan for a commercial use at the
northwest corner of W South Park Avenue and Ripon Lane.
Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land use
and zoning classifications in this area. The applicant is proposing development of a drive-thru
restaurant/coffee shop (Dunkin Donuts and Baskin Robins). The proposed development is a
permitted use in the SMU district and is consistent with the approved GDP for a drive-thru
commercial use on the subject site.
A virtual neighborhood meeting was held on March 23, 2022. The neighbors voiced general
support for the use of the site, but had concerns related to safety of the driveway access to the site.
The applicant informed the neighbors that the driveway will be further from the W South Park
Ave. intersection than the existing La Sure’s access to help alleviate safety concerns.
The proposed site will have an access from Ripon Lane as well as a shared access from W South
Park Avenue and cross access drive with the neighboring site to the northeast, which is being
developed as an O’Reilly Auto Parts store. Staff recommends approval with the findings and
conditions as listed in the staff report.
The site will have 15 parking stalls, which is within the allowable parking total for the site. The
total impervious surface ratio for the site is under the maximum of 70% for the SMU district. A
small patio area is included on the plan on the front (south) side of the building.
The applicant is requesting reduced front yard setback to 1.56' (bike pad), 10.34’ (drive aisle),
and 22.34’ (patio) and reduced rear yard setback to 5.25, where code requires a 25’ front and
rear yard setback. According to the applicant, the reduced setbacks are needed due to the
unique shape of the lot and limited available area outside of the required setbacks.
Staff is supportive of the setback reductions as they are necessary to allow for the needed
parking, access, and drive-thru areas. Also, the Ripon Ln. /W South Park Ave. right-of-way is
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 10
unusually wide, providing greater distance from the street and the applicant has provided
increased street frontage landscaping to offset this request. The location of the bike pad is
appropriate as it is alongside the pedestrian access to the site. Staff does not have concerns with
the reduced rear yard setback as the development is abutting other commercial uses to the
north. Staff recommends approval with the findings and conditions as listed in the staff report.
Mr. Perry opened up technical questions to staff.
Ms. Scheuermann asked for clarification on the setbacks and the placement of the bike parking.
Mr. Slusarek said the bike parking is a concrete area that would need to meet the 25 foot
setback. With it being right along the pedestrian path, staff is supportive of that location.
Mr. Mitchell asked for clarification on the terrace in front of the building and who is responsible
for maintenance.
Mr. Lyons said it is a part of the public right-of-way. It is overly large due to the angle of the
site.
Mr. Mitchell asked what sits to the west of the site.
Mr. Slusarek said they are existing residential properties.
Mr. Mitchell asked if there is a plan for those locations in the future.
Mr. Lyons said it is no longer zoned single family and the compressive plan calls to change out
of single family. It’s going to take some development of commercial nature for the location.
There are homes in decent shape and have some proud owners of them and are not necessarily
interested in leaving at this point. It’s going to be a natural progression before they are
interested in selling but those neighbors seem very happy in their houses.
Mr. Gierach said that it is the property owner’s responsibility to maintain the terrace.
Mr. Marshall asked for clarification on the entrances into the site.
Mr. Lyons pointed out the access points to the commission which are located on South Park
Ave and a new access point on Ripon Ln.
Mr. Perry asked if the other building on site will also be a drive-thru.
Mr. Lyons said at the time the owner does not have a user for the third building.
Mr. Perry said he just has concerns about two drive-thrus on one site, let alone one.
Mr. Slusarek said the only drive-thru with the GDP was for this site.
ITEM II: SIP NW Corner Ripon Ln./W South Park Ave. 11
Mr. Perry asked for any public comments and asked if the applicant wanted to make any
statements.
Jim Lundberg, Point of Beginning, Inc.; 1497 6th St, Green Bay, Wisconsin, said they worked on
the design for the site on behalf of the applicant.
Ms. Scheuermann asked if the applicant for this project is the same as the owner for the current
Dunkin Donuts.
Mr. Lyons said it is.
Mr. Mitchell said he appreciates the work the applicant and engineer did on the project and the
combination of the lots.
There were no other public comments on this item.
Mr. Perry closed public comments and asked if the applicant wanted to make any closing
statements.
There were no closing statements from the applicant.
Motion by Coulibaly to adopt the findings and recommendation as stated in the staff report.
Seconded by Scheuermann.
Mr. Perry asked if there was any discussion on the motion.
Mr. Perry said that even though the drive-thru concerns him, that it is fully in the established
perimeters set by the city so it is of less concern than it would normally be.
Motion carried 8-0.
April 18, 2022
Dunkin Donuts Specific Plan Implementation - Narrative
The proposed project consists of redeveloping an existing commercial/residential property into a new
commercial/restaurant development. The proposed development is located within an existing
commercial/retail mix area, therefore, this will be a suitable location for this development. This site is
also classified as “Mixed Use” in the City of Oshkosh’s Comprehensive plan, which also fits with the
proposed development of this site. Listed below are just some of the reasons why this will be beneficial
development for this area.
There is one proposed driveway located on Ripon Lane and one shared driveway located to the east
and is connected to the future O’Reilly Auto Parts site that sits to the north and east of this development.
Since the driveway will be shared, an access easement has been created and recorded so that the
Dunkin Donuts patrons will have access to the site from W. 20th Avenue.
A new, more aesthetically pleasing building, which will meet City architectural requirements, will be built
on this site. This building will enhance the surrounding community and be compatible with other
buildings in the area.
The existing site is currently primarily impervious with two separate buildings. With the proposed
development, we will be able to provide one building with more green space (pervious areas) and
storm water treatment and peak rate control for the storm water runoff generated by the site, which
currently does not exist. With one building and increased green space and pervious areas for storm
water management on this site, this development will help protect environmentally sensitive areas in the
surrounding community and with a more cohesive single use.
This project will be a stand-alone project and there will no phasing.
Please see sheet C2.0 for specific site statistics, including building coverage, landscape surface ratio,
and proposed staging area.
Given the unique shape of these parcels, the developer is requesting a PD zone for this property so that
the maximum amount of land can be to its fullest potential. Being a part of a corner lot, a fair amount
of the useable space for this lot falls within current zoning setbacks where no development can occur.
This development will enhance a highly visible corner lot and provide a safer, more aesthetically
pleasing complex with new businesses offerings services and goods to the community.
Below is a list of requested exceptions from the Zoning Ordinance for this development:
· Rear setback distance along north property line to be 5’ in lieu of 25’ required setback.
· The maximum amount of parking spaces allowed is 10 spaces, however, the restaurant needs a
minimum of 15 for their estimated amount of clientele.
· Front setback distance along south property line to be 25’, however, a driveway setback of 9.83’
is requested as well as a 1.56’ setback for the concrete pad for the bike parking.
· A shared pylon sign with the adjacent northern property is proposed which is a modification of
the signage code.
In order to offset the above requested Base Standard Modifications, additional landscaping will be
installed along the western edge of the lot as well as meeting and exceeding the street frontage,
building foundation, paved area and yard area requirements for this site.
No additional agreements, bylaws, or covenants relating to operational regulations will be provided for
this development.
The GDP for this parcel has been approved and the overall layout shown in the SIP plan for this project is
consistent with layout of the Southern parcel in the GDP that was submitted previously. Parking stall
counts, driveways locations, building size, statistical data, green space areas and storm water
management areas shown in the SIP are consistent with what was submitted in the GDP.
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2020 POINT OF BEGINNING, INC.C
REVISIONS
CHECKED:
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MAK
4/18/2022
21.031
0'30'60'
1" = 30'
PAVEMENT HATCH PATTERNS:
GENERAL NOTES:
KEYNOTES:
BENCHMARK:
DRIVEWAY WITHIN RIGHT OF WAY
EXISTING SITE STATISTICS:
PROPOSED SITE STATISTICS:
PARKING REQUIREMENTS:
·
·
GDP/SIP
1570 RIPON LN
PC: 5-17-2022
1570 RIPON LANE LLC
800 W BROADWAY STE 500
MADISON, WI 53713
OSHKOSH 1635 W 20TH AVENUE WI
LLC
2201 MADISON ST
STEVENS POINT, WI 54481
20TH STREET LLC
300 N MAIN ST STE 300
OSHKOSH, WI 54901
MARK R HENKE
1620 RIPON LN
OSHKOSH, WI 54902
KRISTI K BOUSHELE
1610 RIPON LN
OSHKOSH, WI 54902
WITTMAN REGIONAL AIRPORT
525 W 20TH AVE
OSHKOSH, WI 54902
TODD WALLER
529 E. MAIN ST SUITE 109
BOZEMAN, MT 59715
W 20TH AVW 20TH AV
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/21/2022
1 in = 120 ft1 in = 0.02 mi¯1570 RIPON LN1570 RIPON LN
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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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/21/2022
1 in = 500 ft1 in = 0.09 mi¯1570 RIPON LN1570 RIPON LN
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
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/21/2022
1 in = 100 ft1 in = 0.02 mi¯1570 RIPON LN1570 RIPON LN
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