HomeMy WebLinkAboutItem III
PLAN COMMISSION STAFF REPORT MARCH 21, 2023
ITEM III: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR DRIVE-
THROUGH LANE & BUILDING ADDITION AT 2310 WESTOWNE AVENUE
GENERAL INFORMATION
Owner/Petitioner: MP Development 11, LLC
Action(s) Requested:
The petitioner requests an amendment to the Specific Implementation Plan approval for drive-
through lane and building additions at 2310 Westowne Ave.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject parcel has frontage on Westowne Ave. and State Highway 21 and is zoned
Suburban Mixed-Use District with a Planned Development Overlay (SMU-PD). The parcel is
approximately 2.4 acres in area and currently has two multi-tenant commercial buildings,
totaling 9,860 sq. ft. The eastern building includes a drive-through lane on the south end of the
building. The surrounding area consists primarily of commercial land uses. The 2040
Comprehensive Land Use Plan recommends Interstate Commercial use for the subject area.
On June 18, 2005, the Common Council approved a Conditional Use Permit & Planned
Development for the existing commercial development on the property.
Subject Site
Existing Land Use Zoning
Commercial SMU-PD
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial/Government SMU
South Commercial SMU-PD
East Commercial SMU-PD
West Commercial SMU-PD
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Page 1
ITEM III- SIP Amendment – 2310 Westowne Ave. 2
ANALYSIS
Use
The applicant plans to replace the existing Cost Cutters unit in the western building (2330) on
the site with an Associated Bank. The proposed bank use will include an 800 sq. ft. building
addition and drive-through lane addition. Personal and Professional Service and Drive-
Through and In-Vehicle Sales or Service are permitted uses in the SMU district.
Site Design
There are no changes are being proposed to the access to the site. Proposed changes to the site
include an 800 sq. ft. building addition on the south side of the western building as well as a
new Associated Bank drive-through lane and ATM on the west side of the building.
Proposed site plan.
The site currently exceeds the maximum parking allowance. The proposed plan results in a
reduction of four parking stalls, bringing it closer to the maximum allowance. The plan also
Page 2
ITEM III- SIP Amendment – 2310 Westowne Ave. 3
meets impervious surface and setback requirements for the SMU district. The plan meets drive-
through lane requirements of 55’ in front of and 25’ after the service window.
Required Provided
Parking Spaces Min: 36 Max: 45 Existing: 84 Proposed: 80
Impervious Surface Max: 70% of lot Existing: 54.27% Proposed: 56.74%
Minimum Provided
Front Setback (Westowne Ave.) 25 ft. 25 ft. +/- (Existing)
Front Setback (HWY 21) 25 ft. 42 ft. +/- (Existing)
Side Setback (east) 10 ft. 16 ft. +/- (Existing)
Side Setback (west) 10 ft. 12 ft. +/- (Proposed pavement)
Signage
This request does not include signage plans, but shows proposed ground signs along both the
Westowne Ave. frontage and Highway 21 frontage. The existing Planned Development for the
site includes a condition that the site is limited to one pylon sign for the overall development.
Staff is supportive of an amendment to allow a pylon sign along both frontages as permitted
under the current sign ordinance. This will be consistent with neighboring properties to the
east and west that also have ground signage along both frontages.
Per SMU district signage standards, ground signage will be limited to a total area of 400 sq. ft.
for the site and individual sign may not exceed 1 sq. ft. per linear foot of street frontage (312 sq.
ft.). Dual post and monument signs are limited to 15’ in height and pylon signs are limited to
30’. Wall signage is shown on the proposed building elevations, which appear to be within the
maximum area of 1 sq. ft. per linear foot of building frontage. Final signage plans will be
addressed under a separate building permit.
Landscaping
Building foundation, paved area, and yard landscaping is required for the building and
pavement additions.
Points Required Points Provided
Building Foundation 34.4 37.5
Paved Area 10.6 (3.1 tall trees, 4.2
shrubs)
51.3
(30 tall trees, 20.8 shrubs)
Yards 16 16.5
Total 61 105.3
Page 3
ITEM III- SIP Amendment – 2310 Westowne Ave. 4
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for the building addition. The applicant will need to
verify that the points provided also account for foundation landscaping removed as part of the
building/pavement additions. This can be addressed during site plan review.
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 exceeding these requirements for the new
pavement area and a tall deciduous/shade tree is being provided at the parking row ends, as
required.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points meet this requirement for the building addition area.
Storm Water Management
Page 4
ITEM III- SIP Amendment – 2310 Westowne Ave. 5
The Department of Public Works has reviewed the plans and noted that full site plan review is
required. They also noted that landscaping/trees shall not impede on storm water ponds and
plans will need to verify that proposed grading/drainage will work with existing storm water
features. These items will be addressed during site plan review.
Lighting
A provided lighting plan is compliant with the City’s lighting ordinance as lighting levels for
the parking lot meet the minimum 0.4 fc requirement and do not exceed the maximum of 0.5 fc
at the property lines. Light fixtures are mounted at 22’, which is within the maximum height of
23’ (including 3’ base) for the SMU district.
Building Facades
Page 5
ITEM III- SIP Amendment – 2310 Westowne Ave. 6
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials, with the exception of rear facades not facing a public street. The petitioner has
provided elevations for the building as well as a material list and material breakdown for each
building facade. The specific elevations breakdown is as follows:
North (front): Class I – 68.2% Class II & III – 31.8%
South (front): Class I – 61.9% Class II & III – 38.1%
East (side): Class I – 76.9% Class II & III – 23.1%
West (side): Class I – 73.8% Class II & III – 26.2%
The applicant plans to utilize a combination of existing brick and glazing as well as new stone
and glass exteriors to meet the 50% Class I material requirement on all facades.
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.
(c) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(d) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
Page 6
ITEM III- SIP Amendment – 2310 Westowne Ave. 7
Staff recommends approval of the Specific Implementation Plan amendment as proposed with
the findings listed above and the following conditions:
1. Except as specifically modified by this Specific Implementation Plan Amendment, the
terms and conditions of the original Planned Development approval dated June 28, 2005
remains in full force and effect.
2. A ground sign is permitted along both street frontages (State Highway 21 & Westowne
Avenue)
3. Final landscaping plan and signage plans shall be reviewed and approved by the
Department of Community Development.
Page 7
Sign_______ Staff ________ Date Rec’d ________
City of Oshkosh
Planned Development Application
For General Development Plan or Specific Implementation Plan
**PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: _________________________________________________________________________________ Date: ____________
Petitioner’s Address: ________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Status of Petitioner (Please Check): Owner Representative Tenant Prospective Buyer
Petitioner’s Signature (required): _______________________________________________________________ Date: ____________
OWNER INFORMATION
Owner(s): __________________________________________________________________________________ Date: ____________
Owner(s) Address: __________________________________________ City: ______________________ State: _____ Zip: ________
Telephone #: ( ) _________________ Email: _______________________ Contact preference: Phone Email
Ownership Status (Please Check): Individual Trust Partnership Corporation
Property Owner Consent: (required)
By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter
upon the property to inspect or gather other information necessary to process this application. I also understand that all
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property Owner’s Signature: ___________________________________________________________________ Date: ____________
TYPE OF REQUEST:
General Development Plan (GDP) General Development Plan (GDP) Amendment
Specific Implementation Plan (SIP) Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: __________________________________________________________________________
Proposed Project Type: ________________________________________________________________________________________
Estimated Cost: _______________________________________________________________________________________________
Current Use of Property: ________________________________________________________________Zoning: ________________
Land Uses Surrounding Your Site: North: _________________________________________________________________________
South: _________________________________________________________________________
East: _________________________________________________________________________
West: _________________________________________________________________________
It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
Application fees are due at time of submittal. Make check payable to City of Oshkosh.
Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City’s website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm
SUBMIT TO: Dept. of Community Development
215 Church Ave., P.O. Box 1130 Oshkosh, WI 54901
PHONE: (920) 236-5059
MP Development 11, LLC 2/6/23
1660 Oshkosh Ave Oshkosh WI 54902
920 267-2558 ed@themorganpartners.com
X
2/6/23
Same As Above
x
2/6/23
2310 Wetsowne Ave Oshkosh, WI 54902
Expansion/Exterior Remodel/Drive-Thru Addition
$2,000,000
Multitenant Retail (Cost Cutters)SMU-PD
Hwy 21
Retail (Festival Foods/Menards)
Restaurant (Culvers)
Restuarant (Wendy's)
Page 8
2
SUBMITTAL REQUIREMENTS – Must accompany the application to be complete.
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy)
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. If all information below cannot be provided at the time of application,
please request a waiver in writing to the Division’s Director or designee.
A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following items
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
General location map of the subject site depicting:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
A graphic scale and north arrow.
Generalized site plan showing the pattern or proposed land uses, including:
General size, shape, and arrangement of lots and specific use areas.
Basic street pattern and pattern of internal drives.
General site grading plan showing preliminary road grades.
Basic storm drainage pattern, including proposed on-site stormwater detention.
General location of recreational and open space areas, including designation of any such areas to
be classified as common open space.
Statistical data, including:
Minimum lot sizes in the development.
Approximate areas of all lots.
Density/intensity of various parts of the development.
Building coverage.
Landscaping surface area ratio of all land uses.
Expected staging.
Conceptual landscaping plan.
General signage plan.
General outline of property owners association, covenants, easements, and deed restrictions.
A written description of the proposed Planned Development, including:
General project themes and images.
The general mix of dwelling unit types and/or land uses.
Approximate residential densities and nonresidential intensities.
General treatment of natural features.
General relationship to nearby properties and public streets.
General relationship of the project to the Comprehensive Plan or other area plans.
Proposed exceptions from the requirements of the Zoning Ordinance.
Traffic Impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included in an SIP may be only a portion of the area included in a previously approved GDP
(Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy):
An existing conditions map of the subject site depicting the following:
All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
Current zoning of the subject property and all abutting properties, and the jurisdiction(s) that
maintains that control.
Existing utilities and recorded easements.
All lot dimensions of the subject site.
A graphic scale and a north arrow.
An SIP map of the proposed site showing at least the following:
Lot layout and the arrangements of buildings.
Public and private roads, driveways, walkways, and parking facilities.
Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
Page 9
3
Proposed grading plan.
Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings. The landscaping plans shall include a table summarizing all proposed species.
Architectural plans for any nonresidential buildings, multi-family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices.
Specific written description of the proposed SIP including:
Specific project themes and images.
Specific mix of dwelling unit types and/or land uses.
Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensity.
Specific treatment of natural features, including parkland.
Specific relationship to nearby properties and public streets.
Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads; density/intensity of various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan Commission.
A statement of rationale as to why PD zoning is proposed. This statement shall list the standard
zoning requirements that, in the applicant’s opinion, would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
Phasing schedule, if more than one development phase is intended.
Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and amenities.
A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application. I am aware that failure to submit the required completed application materials may result in denial or
delay of the application request.
Applicant’s Signature (required): _________________________________ Date: _____________________ 2/6/23
Page 10
Mr. Mark Lyons
Planning Director
City of Oshkosh
215 Church Avenue
Oshkosh, WI 54901
RE: 2310 Westowne Ave Expansion – Oshkosh, WI
Mr. Lyons:
Please allow this letter to serve as our narrative relating to a Planned Development Amendment for the
property located at 2310 Westowne Ave, a two building multitenant shopping center containing Cost
Cutters, Verizon Wireless, Partnership Community Health Clinic and Papa Murphy’s Pizza. Our intention
is to expand the property to replace the current Cost Cutters tenant with Associated Bank. Doing so will
require the west building to be expanded by approximately 800 SF and enhanced by the inclusion of
architectural and functional elements, including a glass tower on the south façade of the new expanded
area and a drive through canopy on the west side of the building.
It is our understanding that no major base standard modifications will be required as a condition of
approval, as the site plan will meet all setbacks, the landscaping plan will be in compliance and the
building materials on the building being altered will be in compliance with all material percentage
requirements. While the site will lose a handful of parking stalls to the new drive aisle, however the
overall site will still fall within parking ratio standards for the property. We anticipate making alterations
to some areas of green space and stormwater management features, however our revised stormwater
management plan shows that such alterations will remain in compliance with current codes.
Per the application form, below is our statement regarding any negative impacts on the following issues:
We do not believe there will be any negative health, safety or general welfare impacts on any of
the surrounding land as a result of setback compliance and buffering elements
Pedestrian and vehicular circulation and safety will be handled within the previously constructed
shared sidewalks and driveways, and will not meaningfully impact the amount of traffic being
routed towards the public rights‐of‐ways in numbers that would create traffic problems.
This project will not create any additional noise, air, water or other pollutions
It will not impact the demand for or availability of public services in a negative way, as all
necessary public services are in the vicinity and have adequate capacity to serve this project.
There will be no negative impact on the character or future development of the area, as this is a
commercial area being developed with commercial uses in keeping with the surrounding areas.
Page 11
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Page 12
GDP/SIP
2310 WESTOWNE AVE
PC: 3-21-2023
WIS DEPT OF TRANSPORTATION
PO BOX 7366
MADISON, WI 53707
PATRICK INVESTMENTS LLC
3378 NELSON RD
OSHKOSH, WI 54904
ENTERPRISE INVESTMENTS LP
1550 OLD HENDERSON RD N242
COLUMBUS, OH 43220
JAMES H LANG PROPERTIES INC
615 S MAIN ST
OSHKOSH, WI 54902
MENARD INC
4777 MENARD DR
EAU CLAIRE, WI 54703
MP DEVELOPMENT 11 LLC
1660 OSHKOSH AVE
OSHKOSH, WI 54902
Page 13
W E S T O W N E A V
·$21
·$21
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 3/3/2023
1 in = 120 ft1 in = 0.02 mi¯2310 WESTOWNE AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 14
LINWAYLINWAYCTCT
EGG
EGG
HARBOR LA
HARBOR LA
MM OOOORREE IISSLL
LINWAY CT
LINWAY CT
ONEIDA AV
SHEBOYGAN ST
PATRIOT LA
EASTWAYDR
W EST O W N E A V
W
I
L
L
O
W
S
P
R
I
N
G
S
R
D
SPRINGMILL DR
SHERRIN ST
CONRAD ST BROOKS LA
WILLO W BEND LA
N WESTHAVEN DR
WILLOW
WAYDR
ABRAHAM LA
KEWAUNEE ST
O M RO R DOMRO RD
O M R O R D
NWASHBURNST
N WESTHAVEN DR
·$21
·$21
·$21
Oshkosh City Limit
Oshkosh City Limit
DR-6
DR-6-PD
I
MR-12
MR-12-PD SMU
SMU
SMU-PD
SR-3SR-5
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 3/3/2023
1 in = 500 ft1 in = 0.09 mi¯2310 WESTOWNE AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 15
W E S T O W N E A V
·$21
·$21
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 3/3/2023
1 in = 100 ft1 in = 0.02 mi¯2310 WESTOWNE AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 16