HomeMy WebLinkAboutItem VII.A
PLAN COMMISSION STAFF REPORT MAY 16, 2023
ITEM VII A: GENERAL DEVELOPMENT PLAN & SPECIAL IMPLEMENTATION PLAN
APPROVAL FOR A COMMERCIAL DEVELOPMENT ON THE PROPERTY
LOCATED AT 420 S. KOELLER STREET
GENERAL INFORMATION
Applicant: Mach IV Engineering & Surveying LLC
Property Owner: 965 South Green Bay Road, LLC
Action(s) Requested:
The applicant requests approval of General Development Plan (GDP) and Special
Implementation Plan (SIP) for a commercial development.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is a 2.16-acre commercial property with frontage on S. Koeller Street. The
property currently has a 39,566 square foot commercial building (bank) with a parking lot and is
zoned Suburban Mixed Use with a Planned Development Overlay (SMU-PD). The site is
surrounded predominantly by commercial uses as well as residential condos to the east. The 2040
Comprehensive Land Use Plans recommends Interstate Commercial use for the subject area.
Subject Site
Existing Land Use Zoning
Commercial SMU-PD
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU-PD
South Commercial SMU-PD
East Public Right of Way and Residential MR-12
West S. Koeller St. Interstate 41 Public Right of Way
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Interstate Commercial
Page 1
ITEM VII A: GDP 420 S. Koeller St. 2
ANALYSIS
Use
The applicant is requesting approval of a General Development Plan and Special Implementation
Plan for the redevelopment of property located at 420 S. Koeller St. The applicant is proposing to
redevelop the site for a new bank and restaurant. These uses are permitted in the SMU Zoning
District.
Site Design
The applicant is proposing to divide the subject parcel into two commercial lots, with the existing
bank building being razed to make room for a new Old National Bank (ONB) branch office.
Improvements include a new bank building, associated parking and drive through banking
facilities. The new, south lot, is planned to be developed as a Chipotle Mexican Grill with
improvements including the restaurant building, associated parking, pick up window, and
stormwater management practices. A CSM will be required to divide the existing parcel into two.
As proposed, the two commercial sites will both have drive through capabilities with shared
access off of S. Koeller St. as well as a shared access drive from the neighboring property to the
north, which will require cross access agreement.
The applicant is requesting a base standard modification (BSM) for a setback reduction from the
rear lot line to 11 feet where code requires 25 feet to accommodate a parking stall bump out. This
request is in a specific area on the rear of the parking lot and is 18 feet wide. Bump out area is
shown in the image below. Staff is supportive of this request as it is a minimal area and will be
offset with increased landscaping.
The site plan shows 23 stalls on site 1 (Old National Bank) and 34 stalls on site 2 (Chipotle), where
code allows a maximum of 25 for each site, therefore the ONB site is meeting code. According to
the applicant, the restaurant anticipates this location to be one if its top producing sites in
Wisconsin and therefore is requesting 18 spaces for customer parking, and 12 spaces for employee
parking to accommodate cross shift (when they have more than the normal number of employees
Page 2
ITEM VII A: GDP 420 S. Koeller St. 3
at the site, which is typically 7 to 9), and 2 pull ahead spaces for the “Chipotlane” drive up
window and 2 “Burrito Loading Zone” spaces for pre-ordered and in-store pickups. Staff is
supportive of the BSM for increased parking on the Chipotle site due to the nature of the business
occupying the site and the applicants proposed landscaping plan to offset the BSM request. Staff
is supportive the change as the dynamic of these types of uses has dramatically change since the
pandemic and we are seeing a trend of additional spaces need to accommodate food delivery
services and online pick up ordering.
The applicant is requesting a BSM for an increase in impervious surface to be at 71.1% on the
ONB site, where code allows a maximum of 70% in the SMU zoning district. The Chipotle site
has a proposed total impervious surface of 63.9%. Staff is supportive of the BSM request for
increased impervious surface on the ONB site due to the overall development being under the
70% maximum and the overall site being decreased from the existing 80.1%.
ONB SITE Required Provided
Parking Spaces Maximum: 25 23
Impervious Surface Maximum: 70% 71.1% of lot
CHIPOTLE SITE Required Provided
Parking Spaces Maximum: 25 34
Impervious Surface Maximum: 70% 63.9% of lot
TOTAL SITE Required Provided
Parking Spaces Maximum: 50 57
Impervious Surface Maximum: 70% 67.3% of lot
Page 3
ITEM VII A: GDP 420 S. Koeller St. 4
Signage
Plans were submitted for a single
mono-pole pylon sign that will be
dually used by Old National Bank
and Chipotle. The location of the
sign is on the proposed Chipotle
property resulting in off-premise
signage for Old National Bank which
is not permitted by code. A BSM
will be required for the off-premise
sign which is easily supportable as it
eliminates the need for a second
ground sign which reduces the
amount of visual clutter along the
Interstate corridor.
The sign rendering proposes a 35-
foot tall sign with a 227.8 square foot
internally-illuminated cabinet. The
size exceeds the 200 square foot
maximum allowed for lots sized 0.5
to 2.0 acres, therefore, a BSM will be
required for the additional area.
Again, the BSM is supportable as both properties have the ability to erect separate 200 square foot
pylon signs. As additional justification for the BSM, staff recommends an additional condition
that no additional free-standing signs be allowed on proposed lot 2.
Wall signage plans have not been submitted at this time. Based on the elevations and renderings
provided, the wall signs appear to be in line with the maximum of one square foot per linear foot
of building frontage per wall, or minimum of 50 square feet allowed per wall in the SMU Zone
District. Signage plans, when submitted, will be required to meet base standards of the SMU
District.
Landscaping
The applicant has provided a landscape plan with landscaping points applied to building
foundation, paved area, street frontage, and yards.
TOTAL SITE Minimum Provided
Front Setback (west) 25 ft. 42 ft. +/- 2 ft.
Rear Setback (east) 25 ft. 11 ft. (parking bump out)
Side Setback (north) 10 ft. 0 ft. (pavement/cross access agreement)
Side Setback (south) 10 ft. 10.5’
Page 4
ITEM VII A: GDP 420 S. Koeller St. 5
Landscaping plan for Old National Bank site
Landscaping plan for Chipotle site
Page 5
ITEM VII A: GDP 420 S. Koeller St. 6
Building Foundation
The plan meets the minimum point requirement of 40 points per 100 linear feet of building
foundation for both sites. The plan also meets the requirement that 25% of the points shall be on
the side facing the public street and 50% on the side of main entrance for both sites.
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 for both sites. The code further specifies 30% of all points will be devoted
to medium or tall trees and 40% will be devoted to shrubs. This is also being met for both sites.
The landscape ordinance requires a deciduous tree at all parking row ends and intermediate
landscape islands. The applicant is missing deciduous trees at 2 parking row ends on the west
end of the Chipotle site. These will need to be provided and can be addressed during Site Plan
Review.
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 these
requirements for both sites.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The plan provides
approximately double the points required for yard landscaping. The increased yard landscaping
serves to offset the requested BSMs.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that a cross access/drainage
easement is required and separate water laterals are required for the separate parcels. This will
be addressed during the SIP and Site Plan Review processes.
Page 6
ITEM VII A: GDP 420 S. Koeller St. 7
Lighting
The applicant is requesting BSMs for increased lighting levels along both the north lot line and
the interior lot line separating the Chipotle and Old National Bank sites. The lighting level along
the north lot line will be up to 1.4 fc and up to 1.0 fc along the interior lot line, where code allows
a maximum 0.5 fc lighting level at the property line. Staff does not have concerns with the
increased lighting along these property lines as it is necessary to provide sufficient lighting for the
shared driveways. Lighting levels along the west, south, and east property lines are not shown
on the plan, and will be limited to 1.0 fc at the right-of-way line and 0.5 fc at the side and rear
property lines. Lighting levels are also not shown for the driveway entrances and must be a
minimum of 0.4 fc for all driveway and parking areas. This will be verified during the Site Plan
Review process. The light poles are shown at 20’, which is within the maximum light fixture
mounting height in the SMU district of 23’ (including base).
Building Facades
Building Materials
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials. The petitioner has provided elevations for the building as well as a material list and
material breakdown for the building for each building facade. The specific elevations breakdown
is as follows:
Old National Bank
North: Class I – 67% Class II & III – 33%
South: Class I – 67% Class II & III – 33%
East: Class I – 68% Class II & III – 32%
West: Class I – 68% Class II & III – 32%
Chipotle
North: Class I – 67% Class II – 33%
South: Class I – 58% Class II – 42%
East: Class I – 55% Class II – 45%
West: Class I – 62% Class II – 38%
Page 7
ITEM VII A: GDP 420 S. Koeller St. 8
The proposed building elevations exceed the 50% Class I requirement for all building facades.
The Old National Bank building will utilize a combination of brick, manufactured stone, metal
panel/EIFS, and glazing. The Chipotle building will be constructed of face brick, EIFS, and
glazing. The increase in Class I materials serves to offset requested BSMs.
Page 8
ITEM VII A: GDP 420 S. Koeller St. 9
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings based
on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(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 Special Implementation Plan
with the findings listed above and the following conditions:
1. A Certified Survey Map (CSM) shall be reviewed and approved by the Department of
Community Development prior to finalization of the zone change.
2. Cross access agreement for shared driveways shall be filed with the Winnebago County
Register of Deeds.
3. BSM for rear setback reduction to 11 feet for parking bump out where code minimum
setback is 25 feet.
4. BSM to allow shared pylon sign, where code prohibits off-premise signage.
5. BSM for increased ground sign area to 227.8 sq. ft., where code allows a maximum of 200
sq. ft. for ground signage.
6. Proposed lot 2 will not include any additional free-standing signs.
7. BSM for increased lighting level along north property line to 1.4 fc and along the interior
property line to 1.0 fc, where code allows a maximum 0.5 fc at the property line.
Page 9
ITEM VII A: GDP 420 S. Koeller St. 10
8. BSM for increased impervious surface on the Old National Bank site to 71.1%
9. BSM for increased amount of parking stalls on the Chipotle site to 34 stalls where code
maximum is 25.
10. Final Landscaping Plan approval by Director of Community Development
Page 10
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General Development Plan (GDP)/Specific Implementation (SIP)
General Location Map
The site is located at 420 South Koeller Street. The existing site is the location of Old National
Bank. A Site Map in included and an existing site map is included as Sheet C1.0. The site is
2.16 acres in size. Existing developments include the bank building and associated parking lot.
The site has two ingress/egress points off Koeller Street. The south ingress/egress point solely
serves the bank site while the northern ingress/egress point is shared with the neighboring parcel
to the north.
The site to the north is a commercial condomium development, the south side is a commercial lot,
the east side is immediately fronted by public right-of-way (ROW) with further east residential
condominums, and the west side is public ROW.
The site is currently zoned Suburban Mixed Use with a PD overlay, therefore we are requesting a
PD amendment. Abutting zoning is as follows:
North: Commercial South: Commercial East: ROW West: ROW
Specific Use
The intent of the project is to raze the existing bank and redevelop the site into two commercial
sites. The parcels will be split into two lots via a Certified Survey Map (CSM). The northern lot
(Lot 1) will be the site of a new Old National Bank branch office. The improvements include the
bank, associated parking, and drive thru banking facilities.
The southern lot (Lot 2) will be developed as a Chipotle Mexican Grill. Improvements include the
restaurant, associated parking, pick-up window, and stormwater management practice.
Traffic Patterns
The site will continue to use the shared ingress/egress point with the neighboring parcel and have
its own stormwater management practice. The CSM indicates cross easements to allow traffic to
flow between the parcels.
Grading
Site grading is modified to accommodate the proposed development and direct storm flow to
appropriate stormwater management facilities in order to comply with City and State stormwater
regulations.
Drainage
Site drainage is primarily directed toward stormwater practices on each lot. The practices are
sized to meet City and State stormwater performance standards. The proposed stormwater
practices are biofilters. The biofilter discharge is conveyed to the municipal storm sewer. A
reduced amount of flow from the east side of the site is directed to the public ROW. A stormwater
management plan is included.
Page 14
Open Spaces
The Existing Site is densely developed and only has 16.9% green space. The proposed site
plans increase the amount of green space on each site.
Statistical Data
Individual site statistics are listed in for each parcel on Sheets C2.0, C2.1, and C2.2. A summary
of the proposed site statistics are as follows:
Old National Bank Chipotle
Lot Size 43,327 SF 50,706 SF
Green Space 11,758 SF (27%) 18,783 SF (37%)
Impervious Surface 31,689 SF (73%) 31,923 SF (63%)
The Old National Bank site does not meet the green space requirements of SMU zoning and is a
non-conforming aspect requested as part of the PD amendment.
A construction staging plan is included in submittal information.
Landscaping
Landscape plans for both sites are included as Sheet L1.1 and L1.2. The landscape plans
include the application calculation of required landscape points, the number of respective
landscape points provided, and tables summarizing the proposed plant materials and species.
Signage
One pylon sign is proposed to serve both sites. The proposed location is shown on C2.0 and an
architectural elevation of the sign is included in the submittal information.
Planned Development
Planned uses are a bank and restaurant. Site lacks any significant natural features. The
proposed amount of landscaping and additional green space will enhance the general character
of the site.
The site relationship to the nearby public streets will remain relatively the same as the existing
site. The existing ingress and egress points will be maintained.
Architectural Plans
Architectural floor plans and building elevations are included for both sites. Proposed building
fascades and materials of construction are included for the respective buildings.
Engineering Plans
Full engineering plans are include for both sites. The plans include proposed grading, stormwater
management, site utilities, landscaping and erosion control.
Proposed Exceptions from Zoning Ordinance
The site’s zoning is currently Planned Development (PD). This request is to amend the PD to allow
the development as described above. The proposed site requests the following exceptions from the
City’s Zoning Ordinances:
Page 15
1. Reduction of the 10’ sideyard setback on the north property line to allow the continued use of
the shared ingress/egress point.
2. Reduction of the required 30% green space requirement for the Old National Bank site.
Proposed green space is 27%.
3. Increase in the proposed number of parking stalls for both the Old National Bank and
Chipotle sites.
Rational for increasing parking count at Old National Bank
Parking requirement per zoning ordinance: 1 Space/300 SF min with a max of 1.25X min Parking requirements: 4,700 SF/300 SF = 16 Stalls min. Max Stalls allowed per zoning 16 stalls x 1.25 = 20 Requested Parking Stall Count 23 stalls (1.4 over min)
The bank would ideally provide 24 stalls but are proposing 23. The 11 spaces out front (3
directly in front of building + 8 spaces facing S Koeller St.) of the bank are designated for
customer parking. The 12 spaces in the rear are for the 12 to 13 employees the building
will accommodate.
Rational for increasing parking count at Chipotle
Parking requirement per zoning ordinance: 1 Space/300 SF min with a max of 1.25X min Parking requirements: 2,300 SF/300 SF = 8 Stalls min. Max Stalls allowed per zoning 8 stalls x 1.25 = 10 Requested Parking Stall Count 34 stalls
Chipotle projects the proposed site to be one of their top producing restaurants in
Wisconsin. The site will typically have 7-9 employees at the site at any given shift and up
to 12 employees during shift changes. Additionally, 2 pull ahead spaces are required for
the “Chipotlane” drive up window and 2 “Burrito Loading Zone” spaces are required for
pre-ordered in-store pickups. Chipotle’s anticipated business levels require 18 spaces
for customer parking for the anticipated customer volume.
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420 S. KOELLER STREET
KOELLER STREET
OSHKOSH, WISCONSIN 54902
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Project Number:
2260 Salscheider Court Green Bay, WI 54313
PH:920-569-5765; Fax: 920-569-5767
www.mach-iv.com
0195-10-23
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Page 17
CUP/GDP/SIP
420 S KOELLER ST
PC: 5-16-2023
MARTIN L HAMMEN
W13126 OLDEN RD
RIPON, WI 54971
HELMUT PRESSER
1418 W 4TH AVE
OSHKOSH, WI 54902
JAMES P RUDOLPH
1752 W 5TH AVE C
OSHKOSH, WI 54902
DIETER S PRESSER
1501 W 7TH AVE
OSHKOSH, WI 54902
PETER M FREDERIKSEN ETAL
691 S GREEN BAY RD #208
NEENAH, WI 54956
OLD NATIONAL BANK
PO BOX 718
EVANSVILLE, IN 47705
404 S KOELLER STREET LLC
691 S GREEN BAY RD #208
NEENAH, WI 54956
PURSHOTTAM LLC
400 S KOELLER ST
OSHKOSH, WI 54902
MACH IV EINGINEERING &
SURVEYING LLC
2260 SALSCHEIDER CT
GREEN BAY, WI 54313
965 SOUTH GREEN BAY ROAD LLC
3305C BALLARD RD
APPLETON, WI 54911
Page 18
W 5TH AV
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!"#$41!"#$41
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2023
1 in = 120 ft1 in = 0.02 mi¯420 S KOELLER ST
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 19
WWEESS TT
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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: 4/6/2023
1 in = 500 ft1 in = 0.09 mi¯420 S KOELLER ST
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 20
W 5TH AV
S
KOELLER
ST
!"#$41
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 4/6/2023
1 in = 100 ft1 in = 0.02 mi¯420 S KOELLER ST
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 21