Loading...
HomeMy WebLinkAboutItem VI PLAN COMMISSION STAFF REPORT MARCH 7, 2023 ITEM VI: GENERAL DEVELOPMENT PLAN & SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR A MULTI-FAMILY DEVELOPMENT AT NORTHEAST CORNER OF W 4TH AVENUE & MICHIGAN STREET GENERAL INFORMATION Applicant: Corey Wallace – Wesenberg Architects Owner: City of Oshkosh Redevelopment Authority Action(s) Requested: The applicant requests approval for a General Development Plan (GDP) and Specific Implementation Plan (SIP) for a multi-family development. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Property Location and Type: The subject property is a 1.83-acre lot located at the northeast corner of W. 4th Ave. & Michigan St. The site is zoned Riverfront Mixed Used District with Planned Development and Riverfront overlays (RMU-PD-RFO) and the surrounding area consists primarily of residential uses to the south, commercial uses to the west, vacant land to the east, and public riverfront access to the north. The 2040 Comprehensive Land Use Plan recommends center city uses for the subject area. Subject Site Existing Land Use Zoning Vacant RMU-PD-RFO Recognized Neighborhood Organizations Historic 6th Ward Adjacent Land Use and Zoning Existing Uses Zoning North Park RMU-PD-RFO South Residential TR-10 East Vacant RMU-PD-RFO West Institutional RMU-PD-RFO Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City Page 1 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 2 ANALYSIS Use The applicant is proposing a multi-family development on the subject site, which will consist of 26 apartment units. The proposed use is a Conditional Use in the Riverfront Mixed Use District. A neighborhood meeting was held on October 5, 2021. Neighboring property owners voiced concerns primarily related to storm water impacts on the surrounding area and the appearance of the development and compatibility with the surrounding neighborhood. A Plan Commission workshop was held on October 5, 2021, with Plan Commission supporting the proposed land use. Another Plan Commission workshop was held on August 2, 2022 to discuss the building materials/design. Plan Commission voiced varying opinions on the proposed standing seam metal building exterior. Site Design/Access The site will be accessed via a single entrance/exit from W. 4th Avenue. The total impervious surface ratio for the site will be about 53%, which is well under the maximum of 80% for the Page 2 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 3 RMU district. Parking for the site will consist of a 52-stall parking lot, which exceeds the minimum requirement of 1 parking stall per unit plus 1 guest parking stall per 4 units. The site plan began development under the prior code requirement of 2 parking stall per unit plus 1 guest parking stall per 3 units for a total of 61 parking stalls. As a result of the code update there may be an opportunity for the developer to remove some the provided stalls. Required Provided Parking Spaces Minimum: 33 52 Impervious Surface Maximum: 80% of lot 53% of lot Minimum Provided Front Setback (W. 4th Ave.) 10 ft. 10.75 ft. Front Setback (Michigan St.) 10 ft. 15 ft. Side Setback (west) 10 ft. 10.9 ft. (pavement) Waterfront/Rear Setback (north) Min: 30 ft. Max: 45 ft. +/- 34 ft. Waterfront lots and non-waterfront lots that have a rear lot line within 45’ of the Ordinary High-Water Mark shall have a principal building setback of at least 30 ft., but no more than 45 ft. from the Ordinary High-Water Mark. The provided site plan is meeting this requirement as well as front/side setback requirements. The provided plans show a 2,592 sq. ft. recreational green space on the north end of the site. This meets the minimum recreational space requirement of 200 sq. ft. plus 25 sq. ft. per bedroom, totaling 1,200 sq. ft. the site. The proposed refuse enclosure is located at the northeast corner of the parking lot. The applicant is proposing 6’ tall Heritage Concrete Brick exterior for the enclosure. A BSM is required as code requires refuse enclosures to be constructed of wood or a material used on the principal building. Staff does not have concerns with the proposed refuse enclosure material as Heritage Concrete Brick has been treated as a Class I material under previous architectural reviews and should provide a relatively attractive appearance. A northern portion of the site is considered to be contaminated and will not be deeded to the applicant and will also need to remain free of any improvements including landscaping. A certified survey map (CSM) will need to be provided to exclude this area from the development as it will be maintained by the City of Oshkosh Redevelopment Authority (RDA). Storm Water Management/Utilities The applicant has been in contact with the Department of Public Works regarding storm water management for the area. The final storm water management plans will be approved during the Site Plan Review process. Public Works has also noted that W. 4th Ave. will need a cul-de- sac on the far east end and a developer’s agreement to construct. Page 3 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 4 Landscaping Points Required Points Provided Building Foundation 512 574 Paved Area 305 (91.5 tall trees, 122 shrubs) 459 (240 tall trees, 50 shrubs) Street Frontage (W 4th Ave.) 320 (160 medium trees) 323.5 (16.5 medium trees) Yards 319 365 Total 1,456 1,721.5 Page 4 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 5 Building Foundation The building foundation landscaping point requirement of 80 landscaping points per 100 linear feet of building foundation is being met for the site. 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. The plan is meeting the tall tree requirement; however, 72 shrub points will need to be reallocated to the paved areas to meet this requirement. A tall deciduous/shade tree is required at the ends of all parking rows, which has been provided on the plan. 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 is meeting the total street frontage requirement, but is not meeting the 50% medium tree requirement. The applicant will need to provide an additional 143.5 medium tree landscaping points along the street frontage to meet this requirement. Yards Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard landscaping points exceed this requirement. Staff has noted that some of the proposed landscaping on the north side of the site may be within City right-of-way areas. All landscaping needs to be on the developer’s parcel and not in the right-of-way or areas that have deeded restrictions because of contamination issues. This will be verified during Site Plan Review. Signage Signage plans have not been included with this request. The provided building elevations show vertical sign lettering on the south elevation. The lettering appears to be within the maximum signage area allowance of 1 sq. ft. per linear foot of building frontage. Final signage plans will be reviewed and approved as part of a separate building permit. Site Lighting The applicant submitted a photometric plan that meets the .4 foot-candle minimum requirement for parking areas, and has no more than .5 foot-candles of light trespass at the property lines or 1.0 fc at the right-of-way line. Lighting will consist of full cut-off fixtures mounted on 20’ tall light poles, meeting the maximum light fixture height of 20’ for the RMU district. Page 5 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 6 Building Facades Page 6 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 7 The Riverfront Overlay district (RFO) design standards and multi-family residential design standards prohibit Class IV materials. The RFO standards also require residential uses to include window and door areas at a minimum of 15% of the ground floor façade area. For upper floors, the total area of windows and doors shall comprise a minimum of 15% of the total façade area above the ground floor. The submitted building elevations include standing seam metal as a primary building material on all facades (30.41% - 59.48%). The applicant is requesting a BSM to utilize a Class IV material (standing seam metal) on all facades. According to the applicant, the selection of standing seam prefinished metal as a primary exterior building material was influenced by the character of the surrounding area and the site’s unique and specific features and history. The applicant has noted that the nearest structures along the river to the east are Sweetwater Marina and Dockside Tavern, which both utilize vertical corrugated metal siding. The applicant has also noted that the former Marco’s Pizza/Family Video (330-350 Ohio St.) building to the west has a large fascia element with vertically oriented corrugated metal siding and multiple single family residential buildings to the south include vertically oriented corrugated metal siding. The applicant also feels that the proposed building design fits with the historical aspect of the site as it was formerly used as a marina, which included rectangular buildings and corrugated metal finishes. Staff has concerns that the proposed building elevations are not consistent with the purpose of the Riverfront Overlay District (RFO) which is “intended to enhance the quality of development along the riverfront, increase public access to the riverfront area, and attain consistent visually pleasing image for the riverfront area”. Staff feels that the use of a Class IV material as a primary building material does not meet the intent of the ordinance as it will not provide the visual and architectural quality of the standards set forth in the RFO design standards. Although existing buildings along the river constructed prior to the current ordinance have utilized metal siding (Sweetwater Marina and Dockside Tavern), staff does not feel that that the use of metal siding as a primary building material is appropriate on this site as the aforementioned buildings are a significant distance (approx. 0.38 miles) away from the subject site and future development, such as Theda Care, is anticipated between the subject site and Sweetwater Marina/Dockside. The anticipated future development in the area is expected to be consistent with the RFO design standards. Existing commercial buildings to the west along the river utilize primarily Class I materials. Staff is supportive of a BSM to allow the use of Page 7 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 8 standing seam metal as accent/trim, not to exceed 30% of each building façade. In this particular case, staff feels that standing seam metal is an appropriate alternative to Class II or III materials to be used as accent or trim. This will be compatible with RFO commercial design standards which allow up to 30% of facades to be devoted to Class II and Class III materials. The building facades meet window/door area requirements on all facades. The Riverfront Overlay District also specifies that a minimum 6’ deep patio or balcony shall be provided for each unit facing the waterfront. The applicant has provided a 6’ deep patio or balcony for each unit facing the waterfront, meeting this requirement. The Riverfront Overlay district prefers flat roofs, but permits pitched roofs if they are in character with the building’s architectural style or character of the surrounding area. Staff does not have concerns with the proposed pitched roof as it is compatible with the multi-family building design as well as the surrounding residential properties to the south and commercial uses to the west along the river. Standing Seam Metal (Class IV) North 30.41% South 50.73% East 59.48% West 37.44% Required door/window area Provided door/window area North ground floor 15% 26.58% North upper floor 15% 22.19% South ground floor 15% 27.9% South upper floor 15% 23.65% East ground floor 15% 19.8% East upper floor 15% 16.4% West ground floor 15% 32.2% West upper floor 15% 30.56% Overall Site The applicant is requesting BSMs related to refuse enclosure material and utilizing Class IV exterior materials. Staff is supportive of the BSM for alternative refuse enclosure material and is also supportive of a BSM to allow standing seam metal as accent/trim, but not as a primary exterior material. To offset the requested BSMs, the applicant has provided increased landscaping. Staff is comfortable that the applicant has adequately offset the requested BSMs and the overall site will be compatible with the surrounding area. Page 8 ITEM VI: GDP SIP NE Corner W 4th Ave. & Michigan St. 9 FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Specific Implementation Plan, 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. (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 General Development Plan and Specific Implementation Plan with the findings listed above and the proposed following conditions: 1. Base Standard Modification to allow Heritage Concrete Brick refuse enclosure, where code requires refuse enclosure to be constructed of wood or material used on the principal building. 2. A Certified Survey Map (CSM) shall be provided to remove contaminated portion of property that will be maintained by the City of Oshkosh Redevelopment Authority 3. Base Standard Modification to allow standing seam metal (Class IV material) to be used as accent/trim not to exceed 30% of each facade, where Class IV materials are prohibited in the Riverfront Overlay district (RFO). 4. Final building elevations and landscaping plan shall be reviewed and approved by the Department of Community Development. 5. Final parking lot layout shall be reviewed and approved by the Department of Community Development Page 9 Page 10 Page 11 Page 12 Project Name: Boatworks Multi-family Development Dec. 27, 2022 0 W.4TH AVENUE & 0 MICHIGAN STREET GDP & SIP NARRATIVE: NARRATIVE: SPECIFIC THEMES AND IMAGES: The proposed development consists of two lots divided by a city street. The east lot is proposed to have a two-story, 26 unit apartment building and 52 stall off-street parking lot. The west lot is proposed to have a two-story, 30 unit apartment building and 61 stall off-street parking. Both buildings are proposed to be of similar aesthetic and utilize the same exterior finish materials and colors. Please reference the building floor plans and exterior elevations in the submitted plan set for a graphic presentation of the building images. MIX OF DWELLING UNIT TYPES AND /OR LAND USES : Both buildings are proposed to have a combination of one and two bedroom dwelling units. The 26 unit east building will be comprised of 12 one bedroom units and 14 two bedroom units. The 30 unit west building will consist of 16 one bedroom units and 14 two bedroom units. On the site, in addition to the off-street paved parking lots will be general pedestrian sidewalk circulation, recreational green space, and concrete patios available for tenant use. The circulation paths, in addition to circulation from parking lot to the building entrances, is proposed to include a “river walk” like experience via a path located between the buildings and the nearby fox river. Exterior amenities are to include bike racks, grilling stations and kayak storage racks for tenant use. Interior amenities are to include common laundry room, tenant storage room, and fitness room. SPECIFIC RESIDENTIAL DENSITIES AND NONRESIDENTIAL INTENSITIES: DWELLING UNITS PER ACRE: East lot: 14.13 dwelling units / acre West lot: 17.44 dwelling units / acre Total: 15.73 dwelling units / acre PERVIOUS GREEN SPACE DENSITY: East lot: 42,551.07 sf of 79,989.53 sf; 53% impervious West lot: 34,703.06 sf of 75,027.67 sf; 46% impervious Total: 77,254.13 sf of 155,017.25 sf; 49.8 % impervious SPECIFIC TREATMENT OF NATURAL AREAS, INCLUDING PARKLAND : There is a city park north of the west lot of the development. To be contextual with and accentuate the park atmosphere, the area between the off-street parking lots and the existing city riverfront property is proposed to remain parklike greenspace. A naturally flowing circulation path is proposed in this greenspace area to provide a “riverwalk-like” path. SPECIFIC RELATIONSHIP TO NEARBY PROPERTIES AND PUBLIC STREETS: The development proposes the two apartment buildings to be located along and parallel to W. 4th Avenue. Michigan street provides public vehicle access to the city park to the north. One of the development lots is located west of Michigan Street and one is located east of Michigan street. With one apartment building proposed on each of Page 13 2 / 2 the two lots, one building is proposed on each side of Michigan Street. Currently Michigan Street dead ends short of the east property line of the east lot, the proposed development proposes the end of the street to be extended eastward to improve vehicular traffic and access to the east lot’s parking lot access aisle. STATISTICAL DATA ON MINIUMUM LOT SIZES IN THE DEVELOPMEN, ETC: Please reference aforementioned narrative regarding the ratio of impervious area. Additional information: East Building = 15,945.03 sf; West Building = 17,614.85 sf A STATEMENT OF RATIONALE AS TO WHY PD ZONING IS PROPOSED: A PD is proposed as the development involves two individual parcels that are engineered as one to project needed drainage patterns, landscape requirements, parking requirements, etc. The PD process allows the development data/statistics to be evaluated as a united cumulative total rather than as two individual properties. A COMPLETE LIST OF ZONING STANDARDS THAT WOULDNOT BE MET BYH THE PROPOSED SIP AND THE LOCATION(S) IN WHICH SUCH EXCEPTIONS/BASE STANDARD MODIFICATIONS WOULD OCCUR: The development not been assessed based on the zoning ordinances of the RMU-PD-RFO zoning district it is in. SPECIFIC RELATIONSHIP TO NEARBY PROPERTIES AND PUBLIC STREETS: The development proposes the two apartment buildings to be located PHASING SCHEDULE, IF MORE THAN ONE DEVELOPMENT PHASE IS INTENDED: Construction is proposed to occur over the course of two phases of construction. The first phase is anticipated to commence at the parcel to the east in the late spring or early summer of 2023. It will include some sitework at both parcels but focus primarily on the east lot. Construction of the 26 unit building on the east lot is scheduled for Phase 1. Phase 2 will consist of the balance of site work and construction of the 30 unit building on the west lot. Page 14 52 S T A L L S 13' - 4" PR O P E R T Y L I N E 15' - 0" AS 1 0 1 1 PR O P O S E D 2 6 U N I T A P A R T M E N T B U I L D I N G U. N . O . R E F E R T O CIV I L D R A W I N G S F O R AL L S I T E IN F O R M A T I O N RE F E R T O C I V I L DR A W I N G S F O R A L L S I T E IN F O R M A T I O N RE F E R T O C I V I L DR A W I N G S F O R A L L S I T E IN F O R M A T I O N W. 4 t h A V E N U E MICHIGAN STREET GR O U N D - M O U N T E D U P L I G H T I N G ( F O R B U I L D I N G S I G N A G E ) B Y E L E C T R I C A L C O N T R A C T O R . CO O R D I N A T E W I T H O W N E R A N D A R C H I T E C T . 10' - 7 3/4" 60 ' - 6 " 5' - 0 " 5' - 9 1 / 2 " 6' - 4 3 / 4 " 17 1 ' - 4 " 3' - 0 " 11' - 0" 3' - 11 1/2" 10' - 10 1/2" 118' - 8 1/2"176' - 4" 14' - 11 1/2" 310' - 0" 136' - 0" 18' - 6"19 ' - 4 " 9 6 ' - 2 " 9' - 0"73' - 0" 5' - 0" 60' - 6" 60' - 6 1/4" 125' - 0" 5' - 6" 5' - 0" 5' - 0 " 6 0 ' - 6 " 10' - 11 1/4" 10' - 9" 127' - 0" RE M O V E T R E E 250' - 0" 320' - 1 1/2" 277' - 7 1/4" 88' - 7 1/4" 319' - 9 1/2" 280' - 6 1/2" 9' - 0" 5' - 0" 9' - 0" 18' - 0" 18' - 0"24' - 0" 18 ' - 0 " 24 ' - 0 " 1 8 ' - 0 " 18' - 0" 24' - 6" 18' - 0" 9' - 0 " 9' - 0 " 9 ' - 0 " 5' - 0 " 9' - 0 " 11' - 0"5' - 0" 18' - 0" 24' - 0" 18' - 0" 61 S T A L L S 18 ' - 0 " 2 4 ' - 0 " 1 8 ' - 0 " 9' - 0" 9' - 0" 9' - 0" 9' - 0" 5' - 0" 9' - 0" 9' - 0" IS S U E D A T E : PR O J E C T N U M B E R RE V I S I O N S : SH E E T N U M B E R Proposed New 26 Unit Apartment Building PR I N T E D : P R E L I M I N A R Y N O T F O R C O N S T R U C T I O N D E C E M B E R 2 0 , 2 0 2 2 SE T T Y P E : PR E L I M I N A R Y Th i s d e s i g n d r a w i n g a n d d e t a i l i s t h e c o p y r i g h t e d pr o p e r t y o f W E S E N B E R G A R C H I T E C T S . N o pa r t h e r e o f s h a l l b e c o p i e d , d u p l i c a t e d , dis t r i b u t e d , d i s c l o s e d o r m a d e a v a i l a b l e t o a n y o n e wit h o u t t h e e x p r e s s e d w r i t t e n c o n s e n t o f WE S E N B E R G A R C H I T E C T S . FIE L D V E R I F Y A L L G I V E N D A T A B E F O R E PR E P A R A T I O N O F S H O P D R A W I N G S , CO N S T R U C T I O N A N D I N S T A L L A T I O N . © W e s e n b e r g A r c h i t e c t s FO R P R O P E R I N T E R P R E T A T I O N O F NO T E S , S Y M B O L S , L I N E W O R K , EL E V A T I O N S , 3 D I M A G E S , E T C . T H E S E DR A W I N G S S H A L L B E P R I N T E D I N C O L O R 12 / 2 0 / 2 0 2 2 9 : 4 5 : 1 4 A M G: \ S h a r e d d r i v e s \ C W A P r o j e c t s _ C u r r e n t \ 2 1 2 4 _ B o a t w o r k s I I \ P r o g r a m s \ R e v i t \ 2 0 2 1 1 1 1 7 _ B o a t w o r k s I I _ B u i l d i n g M o d e l _ E a s t . r v t AS 1 0 0 BOATWORKS -EAST PR E L I M I N A R Y 21 2 4 450 W. 4th Avenue Oshkosh, WI 54901 AR C H I T E C T U R A L SI T E P L A N N 1" = 3 0 ' - 0 " 1 AR C H I T E C T U R A L S I T E P L A N NO . D E S C R I P T I O N D A T E Page 15 GDP/SIP 0 MICHIGAN ST PC: 03-07-2023 ROSEBUD REI LLC 2169 W PRAIRIE CREEK DR NEENAH, WI 54956 424 OREGON STREET LLC 1 SEAGATE FL 27 TOLEDO, OH 43604 WILLIAM/ERIC VLACH 404 MICHIGAN ST OSHKOSH, WI 54902 LAYNE L RANGELOFF 449 W 4TH AVE OSHKOSH, WI 54902 JERRI KATE STERLING 443 W 4TH AVE OSHKOSH, WI 54902 ANGELLA M GELHAR 437 W 4TH AVE OSHKOSH, WI 54902 PAULETTE FELD 416 W 5TH AVE OSHKOSH, WI 54902 MARY JANNESS 447 W 6TH AVE OSHKOSH, WI 54902 WESENBERG ARCHITECTS 240 ALGOMA BLVD SUITE A OSHKOSH, WI 54901 Page 16 W 5TH AVW 5TH AV W 4TH AVW 4TH AV MICHIGAN ST MICHIGAN ST C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 12/30/2022 1 in = 120 ft1 in = 0.02 mi¯0 MICHIGAN ST0 MICHIGAN 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 17 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 12/30/2022 1 in = 100 ft1 in = 0.02 mi¯0 MICHIGAN ST0 MICHIGAN 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 18 I TR-10 SR-9 UMU I UMU-PD CMU RMU-PD-RFO I-PD UMU I-UTO UMU RMU-PD-RFO RMU-PD UI UI-RFO I-PDRMU I-PD I RMU-PD I UMU-PD-UTO MR-12 MR-20 I I-PD CMU-RFOI-PD-RFO I-PD I-PD-RFO UMU-UTO NMU MR-36-UTO RMU RMU UMU-UTO I UMU-PD-UTO CMU-PD UMU-UTO I RMU-PD UMU I-RFO FVTC Athletic Field OOHHII OO SS TT W 9TH AVW 9TH AV OREGON ST OREGON ST JACKSON ST JACKSON STWWIITTZZEELLAAVV WISCONSIN ST WISCONSIN ST W 8TH AVW 8TH AV W 6TH AVW 6TH AV W 10TH AVW 10TH AV WW 1111TTHH AAVV W 7TH AVW 7TH AV W 5TH AVW 5TH AV IOWA ST IOWA ST PPEEAARRLL AAVV MICHIGAN ST MICHIGAN ST MMAARRIIOONNRRDD W 4TH AVW 4TH AV W 3RD AVW 3RD AV MINNESOTA ST MINNESOTA ST DAKOTA ST DAKOTA ST W 4TH AVW 4TH AV TR-10 C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 12/30/2022 1 in = 500 ft1 in = 0.09 mi¯0 MICHIGAN ST0 MICHIGAN 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 19