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HomeMy WebLinkAboutItem VII PLAN COMMISSION STAFF REPORT MARCH 7, 2023 ITEM VII: GENERAL DEVELOPMENT PLAN & SPECIFIC IMPLEMENTATION PLAN APPROVAL FOR A MULTI-FAMILY DEVELOPMENT AT NORTHWEST CORNER OF W 4TH AVENUE & MICHIGAN STREET GENERAL INFORMATION Applicant: Corey Wallace – Wesenberg Architects Owner: City of Oshkosh 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 two-acre lot located at the northwest corner of W. 4th Ave. & Michigan St. On February 14, 2023 Common Council approved a zone change of the site from Institutional District with a Planned Development overlay (I-PD) to Riverfront Mixed Use District with Planned Development and Riverfront overlays (RMU-PD-RFO). The site contains a utility storage structure. The surrounding area consists primarily of residential uses to the south, commercial uses to the west, vacant land to the east, and Public Park with 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 Institutional RMU-PD-RFO Recognized Neighborhood Organizations Historic 6th Ward Adjacent Land Use and Zoning Existing Uses Zoning North Park RMU-PD South Residential TR-10 East Vacant RMU-PD-RFO West Commercial RMU Page 1 ITEM VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 2 Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Recommendation Center City ANALYSIS Use The applicant is proposing a multi-family development on the subject site, which will consist of 30 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 Page 2 ITEM VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 3 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 46%, which is well under the maximum of 80% for the RMU district. Parking for the site will consist of a 61-stall parking lot, which exceeds the code 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 70 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: 37 61 Impervious Surface Maximum: 80% of lot 46% of lot Minimum Provided Front Setback (W. 4th Ave.) 10 ft. 10.8 ft. (pavement) 14.9 ft. (principal building) Front Setback (Michigan St.) 10 ft. 11 ft. (principal building) Side Setback (west) 10 ft. 10.6 ft. (pavement) Rear/Waterfront (north) 30 ft. 60.5 ft. (pavement) 118.66 ft. (principal building) The site plan is meeting setback requirements, however a BSM is required for the proposed parking lot layout as the rear portion of the parking lot extends approximately 55’ beyond the rear (north) façade of the building, into the rear yard. The RMU district prohibits vehicle parking in rear and waterfront yards. Staff does not have concerns with the proposed BSM as site constraints limit the ability to fit the needed parking behind the north façade of the building. Also, the parking lot will not be immediately along the riverfront as a public parking area is located to the north of the site. The provided plans show a 3,388 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 1,325 sq. ft. the site. The proposed refuse enclosure is located at the northwest 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. 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 VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 4 Landscaping Points Required Points Provided Building Foundation 555.2 556.5 Paved Area 260 (78 tall trees, 104 shrubs) 331 (210 tall trees, 73.7 shrubs) Street Frontage (W 4th Ave.) 278 (139 medium trees) 611 (99 medium trees) Page 4 ITEM VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 5 Yards 353 1,272 Total 1,446.2 2,770.5 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, 30.3 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 exceeding the total street frontage requirement, but is not meeting the 50% medium tree requirement. The applicant will need to provide an additional 40 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. Signage Signage plans have not been included with this request. The site plan and building elevations do not show ground or wall signage. It is anticipated the development would be signed similar to the Boatworks East site. 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. Building Facades Page 5 ITEM VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 6 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 Page 6 ITEM VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 7 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 (39.1% - 50.8%). 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 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 Page 7 ITEM VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 8 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 42.6% South 50.8% East 39.1% West 42.8% Required door/window area Provided door/window area North ground floor 15% 23.79% North upper floor 15% 21.96% South ground floor 15% 27.84% South upper floor 15% 21.19% East ground floor 15% 30.5% East upper floor 15% 29.23% West ground floor 15% 21.39% West upper floor 15% 18.19% Overall Site The applicant is requesting BSMs related to parking in the rear yard, refuse enclosure material, and utilizing Class IV exterior materials. Staff is supportive of the BSMs related to parking in the rear yard and 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. 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. Page 8 ITEM VII: GDP SIP NW Corner W. 4th Ave. & Michigan St. 9 (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 parking in the year yard, where vehicle parking is not permitted in rear and waterfront yards in the RMU district. 2. 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. 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 W 4TH AVE PC: 03-07-2023 MAXWELL RE LLC 4509 SHINNECOCK HILLS CIR GARLAND, TX 75044 FAMILY VIDEO MOVIE CLUB INC 2701 W LAWRENCE AVE STE A SPRINGFIELD, IL 62704 TROPICAL TIDE LLC 945 NICOLET AVE OSHKOSH, WI 54901 WE RENT HOUSES REAL ESTATE GROUP LLC 1511 OREGON ST OSHKOSH, WI 54902 JOSHUA D BAUER 453 HICKORY ST OMRO, WI 54963 JOHN COLEMAN 523 W 4TH AVE OSHKOSH, WI 54902 BRIAN T GIBSON 515 W 4TH AVE OSHKOSH, WI 54902 KEVIN R VOSS 507 W 4TH AVE OSHKOSH, WI 54902 ROSEBUD REI LLC 2169 W PRAIRIE CREEK DR NEENAH, WI 54956 WILLIAM/ERIC VLACH 404 MICHIGAN ST OSHKOSH, WI 54902 PAULETTE FELD 416 W 5TH AVE OSHKOSH, WI 54902 MARY JANNESS 447 W 6TH AVE OSHKOSH, WI 54902 CHET WESENBERG ARCHITECT LLC 240 ALGOMA BLVD SUITE A OSHKOSH, WI 54901 Page 16 OHIO ST OHIO ST 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: 1/10/2023 1 in = 120 ft1 in = 0.02 mi¯0 W 4TH AVE0 W 4TH 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 TR-10 UMU I UMU-PD RMU-PD-RFO I-PD I UI UMU I-UTO RMU-PD RMU-PD-RFO UI-RFOUI I-PD MR-20 RMU UMU-PD-UTO I-PD RMU-PD I MR-12 CMU I I-PD MR-36-UTO I-PD-RFO NMU I-PD-RFO RMU RMU UMU-UTO NMU RMU-PD FVTC Athletic Field OOHHII OO SS TT W 9TH AVW 9TH AV WWIITTZZEELL AAVV WISCONSIN ST WISCONSIN ST W 8TH AVW 8TH AV W 6TH AVW 6TH AV W 10TH AVW 10TH AV W 7TH AVW 7TH AV W 5TH AVW 5TH AV IOWA ST IOWA ST MICHIGAN ST MICHIGAN ST PPEEAARRLLAAVV W 4TH AVW 4TH AV W 3RD AVW 3RD AV MMAARRIIOONNRRDD MINNESOTA ST MINNESOTA ST NN CC AAMM PPBBEELLLL RRDD DAKOTA ST DAKOTA ST GEORGIA ST GEORGIA ST D E M P S E Y T R D E M P S E Y T R SS CCAA MM PP BB EE LLLL RR DD W 4TH AVW 4TH AV UMUUMU-UTO C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs Prepared by: City of Oshkosh, WI Printing Date: 1/10/2023 1 in = 500 ft1 in = 0.09 mi¯0 W 4TH AVE0 W 4TH 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: 1/10/2023 1 in = 100 ft1 in = 0.02 mi¯0 W 4TH AVE0 W 4TH 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