HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT JUNE 20, 2023
ITEM IV: GENERAL DEVELOPMENT PLAN & SPECIFIC IMPLEMENTATION PLAN
APPROVAL FOR A MULTI-FAMILY DEVELOPMENT ON THE EAST SIDE
OF OREGON STREET SOUTH OF WEST RIPPLE AVENUE
GENERAL INFORMATION
Applicant: Aaron Breitenfeldt – Robert E Lee & Associates
Owner: Premier Ripple Road II, LLC
Action(s) Requested:
The applicant requests approval of 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 16.45-acre lot located on the east side of Oregon Street, south of West
Ripple Avenue. The site is zoned Multi-family Residential - 12 District with Planned
Development Overlay (MR-12-PD) and the surrounding area consists primarily of residential
and vacant/agricultural land uses. The 2040 Comprehensive Land Use Plan recommends
Medium and High Density Residential uses for the subject area.
Subject Site
Existing Land Use Zoning
Vacant MR-12-PD
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Multi-family residential & Park MR-12-PD
South Vacant Town of Black Wolf
East Vacant/agricultural Town of Black Wolf
West Single family residential Town of Nekimi/Black Wolf
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Medium & High Density
Residential
Page 1
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 2
ANALYSIS
Use
On February 14, 2017 Common Council approved the existing 96-unit multi-family
development immediately the north of the subject site (Ripple Avenue Estates Phase 1). The
applicant is now proposing a multi-family development on the subject site for eight 12-unit
apartment buildings (Phase 2), including an 826 sq. ft. office building. The proposed 12-unit
apartments are permitted in the MR-12 district and the 96 units are within the maximum of
3,600 sq. ft. per dwelling unit (102 units).
A neighborhood meeting was held on May 4, 2023 to discuss the proposed development.
Neighboring property owners voiced concerns primarily related to storm water impacts on the
surrounding area, privacy and landscape screening, site lighting, and property maintenance.
Site Design/Access
The site will be accessed from the existing Phase 1 driveway off of Oregon Street to the north. A
cross access agreement will be required for the shared driveway access. The total impervious
surface ratio for the site will be about 33.5%, which is well under the maximum of 60% for the
MR-12 district. Parking for the site will consist of 103 surface parking spaces and a one-car
attached garage for each unit (96), which exceeds the minimum requirement of 1 parking stall
per unit plus 1 guest parking stall per 4 units. The site plan is meeting all setback requirements
for the MR-12 district.
Page 2
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 3
Required Provided
Parking Spaces Minimum: 120 199 (103 surface, 96 covered)
Impervious Surface Maximum: 60% of lot 33.5% of lot
Minimum Provided
Front Setback (Oregon St.) 25 ft. +/- 105 ft. (pavement)
Side Setback (west) 10.5 ft. 33.7 ft. (pavement)
Side Setback (north) 10.5 ft. 44.6 ft.
Side Setback (south) 10.5 ft. 81 ft.
Rear Setback (east) 25 ft. +/- 168 ft. (pavement)
The provided plans show a 5,025 sq. ft. recreational green space centrally located on the site.
This meets the minimum recreational space requirement of 200 sq. ft. plus 25 sq. ft. per
bedroom, totaling 2,625 sq. ft. for the site. Two refuse enclosures are shown on the site plan,
with one being centrally located and one on the east end of the site. The enclosures will be
constructed of 6’ tall cedar fencing, meeting height and material requirements for refuse
enclosures.
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.
Landscaping
Page 3
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 4
Points Required Points Provided
Building Foundation 2,264 (283 per building) 1,709 (213.7 per building)
Paved Area 790 (237 tall trees, 316
shrubs)
1,014
(360 tall trees, 400 shrubs)
Street Frontage (Oregon
St.) 160 (80 medium trees) 100 (45 medium trees)
Yards 1,620 1,660
Bufferyard 0.2 opacity Berm/Fence
Total 4,834 4,483
Building Foundation
The proposed building foundation landscaping is short of the point requirement of 60 points
per 100 linear feet of building foundation. The plan includes perennial plantings that have been
miscalculated. The applicant can exchange the perennial plantings for low deciduous shrubs to
meet this point requirement.
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, which is also being met. A tall deciduous/shade tree is
required at the ends of all parking rows. The plan is missing 19 parking row end trees. These
trees will need to be added 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 plan is deficient
of the required points. The applicant will need to provide an additional 60 street frontage
landscaping points, with at least 35 of the points devoted to medium trees. This can be
addressed during Site Plan Review.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement. A group of trees is shown within the required
recreation area. These trees will need to be located outside of the recreation area. This will be
verified during Site Plan Review.
Bufferyards
As the site is abutting single family residential land uses to the west, a 0.2 opacity bufferyard is
required along the west side property lines. The landscape plan shows a 5’ tall berm along
these property lines as well as 6’ tall vinyl fencing to the north and south of the berm. The areas
Page 4
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 5
with 6’ vinyl fencing have 33.7’ – 76’ wide buffer yards, exceeding the minimum of 10’ wide
bufferyard with 6’ tall solid fence provided. The areas with 5’ tall berm provided have
approximately 100’ – 140’ wide bufferyard, exceeding the minimum of 40’ wide bufferyard with
5’ tall berm.
Bufferyard area
Signage
A sign plan has been submitted for a monument sign along the access driveway to the site,
meeting setback requirements for the MR-12 district. The applicant is requesting a BSM to
allow increased sign height and area. The proposed sign will have a height of 7’ 5”, where code
allows a maximum sign height of 5’ in multi-family districts and will include a 24 sq. ft. oval
identification sign and a 3.3 sq. ft. informational panel (approx. 27 sq. ft. of total sign
area), where code allows a maximum sign area of 25 sq. ft.
Page 5
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 6
Staff is supportive of a BSM to allow this increase in height and area as the sign will
match the Phase 1 monument sign. Staff also feels that increased sign height/area is
appropriate in this case due to the relatively high traffic speed in this area as compared
to multi-family districts in more urbanized areas of the City. To offset the BSM, the
applicant is providing 32 shrub landscaping points around the base of the sign.
Site Lighting
The applicant submitted a preferred photometric plan only including wall-pack fixtures along
with 3 light poles along the entrance driveway. A BSM is required for this lighting plan as
lighting levels are significantly below the maximum of 0.4 fc, showing 0.0 fc for much of the
parking and drive areas. According to the applicant, this plan is intended to reduce visible
lighting on the site from the neighboring residences to the west. The applicant has also
submitted a code-compliant lighting plan to be utilized if the BSM is denied for the reduced
lighting levels of the preferred plan.
Planning staff discussed the proposed reduced lighting with the Oshkosh Police Department.
The Police Department has safety concerns related to the reduced lighting levels and is
recommending the minimum lighting level of 0.4 fc be met for parking and circulation areas to
provided a safe environment for the occupants. Therefore, staff is recommending denial of the
BSM to allow reduced lighting levels. The provided code-compliant lighting plan utilizes 18’
tall light poles with 2’ base, which is within the maximum light fixture height of 20’ for the MR-
12 district. The plan meets the lighting level requirement of 0.4 fc for all parking/circulation
areas and does not exceed 0.5 fc at the property lines.
Page 6
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 7
Building Facades
Apartment building elevations
Page 7
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 8
Office building elevations.
The apartment buildings are two-story buildings with a consistent design with the Phase 1
apartment buildings. The proposed exterior is primarily Dutch lap siding along with a brick
veneer knee wall. The inclusion of dormers, varying roof heights and porches/balconies helps
to break up the overall mass of the main roof and provide some building articulation. Staff
recommends that the sleeves for the in-wall air conditioning units and the wood
porches/balconies be painted/stained or colored to match or compliment the building’s exterior
façade color.
Street-facing facades of multi-family buildings are required to have 20% of the façade area
devoted to windows and doors. The applicant is requesting a BSM to allow reduced
door/window area on the street-facing (west) façade of Building 1 to 8.5%. According to the
applicant, the proposed BSM is being requested to provide consistency with the Phase 1 street-
facing elevations. They also note that the reduced door/window area should not have an
adverse impact due to the large setback of 333’ from the public right-of-way.
Staff is supportive of the reduced door/window area as it will provide a consistent appearance
with the Phase 1 development. Also, the ground-floor attached garage areas limit the ability to
provide additional glazing. Staff feels that the increased setback along with yard landscaping
including 3 tall deciduous trees between the building and public right-of-way serve to offset the
requested BSM.
Overall Site
The applicant is requesting BSMs related to reduced door/window area on one street-facing
building façade and increased sign height and area. Staff is supportive of these BSMs as it will
provide consistent appearance with the existing Phase 1 development. To offset the requested
Page 8
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 9
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.
(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. A cross-access agreement for the shared driveway shall be recorded with the Winnebago
County Register of Deeds.
2. Base Standard Modification to allow a 7’ 5” tall monument sign, where code limits
monument signs in multi-family districts to a maximum height of 5’.
3. Base Standard Modification to allow a ground sign with 27.3 sq. ft. of signage, where
code limits ground sign area in multi-family districts to a maximum of 25 sq. ft.
4. Base Standard Modification to allow reduced door/window area on the street-facing
(west) façade of Building 1 to 8.5%, where windows and doors shall comprise a
minimum of 20% of the total façade area of facades facing the street.
5. Air conditioning units and wood porches/balconies on the structures facades shall be
painted/stained or colored to match or compliment the building’s exterior façade color.
Page 9
ITEM IV: GDP SIP SE Corner Oregon St. & W. Ripple Ave. 10
6. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
Page 10
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10.0'
(TYP.)
10.0'
(TYP.)
10.0'
(TYP.)
18
.
0
'
26
.
0
'
18
.
0
'
34
.
0
'
18
.
0
'
18
.
0
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34
.
0
'
18
.
0
'
18
.
0
'
3.
0
'
18.0'26.0'
18.0'26.0'
18.0'
26
.
0
'
26
.
0
'
18
.
0
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28
.
0
'
18
.
0
'
18
.
0
'
28
.
0
'
18
.
0
'
21.0
'
2
5
.
0
'
R
1
5
.
0
'
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6
4
.
0
'
R
9
0
.
0
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R
3
.
0
'
R100
.
0
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R74.0
'9.0
'
R
1
0
.
0
'
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R
3
.
0
'
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0
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'
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1
0
.
0
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3
.
0
'
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1
0
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5
.
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.
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.
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5
.
0
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.
0
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.
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'
R141
.
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5
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.
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'
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Page 15
GDP/SIP
RIPPLE AVE ESTATES PHASE 2
PC: 6-20-2023
TOWN OF BLACK WOLF
380 E BLACK WOLF AVE
OSHKOSH, WI 54902
TOWN OF NEKIMI
3790 PICKETT RD
OSHKOSH, WI 54904
DANIEL C ESPOSITO
6717 PERSHING BLVD
KENOSHA, WI 53142
JEFFREY HITZ
4110 OREGON ST
OSHKOSH, WI 54902
PAUL ANDERSON
4004 OREGON ST
OSHKOSH, WI 54902
ANNA L/ALEX J PUPETER
4030 OREGON ST
OSHKOSH, WI 54902
KATHLEEN J/DENNIS D HUGHES
4046 OREGON ST
OSHKOSH, WI 54902
JOHN P RASMUSSEN
4062 OREGON ST
OSHKOSH, WI 54902
WANDA J/KEITH W BERHOLTZ
4078 OREGON ST
OSHKOSH, WI 54902
HEIDI M/BRYAN L FRANK
4140 OREGON ST
OSHKOSH, WI 54902
SHARON E/JOSEPH K WAGNER
4103 OREGON ST
OSHKOSH, WI 54902
DEANNE R BRENNAND
4539 COUNTY RD T
OSHKOSH, WI 54904
PREMIER OREGON OSHKOSH II LLC
3120 GATEWAY RD
BROOKFIELD, WI 53045
ROBERT E LEE & ASSOC - AARON
BREITENFELDT
1250 CENTENNIAL CENTRE BLVD
HOBART, WI 54137
Page 16
BRENLAND RD
HARTLAND RD
OREGON ST
W RIPPLE AV
Oshkosh
Oshkosh
City Limit
City Limit
OshkoshOshkoshCityCityLimitLimit
Oshkosh City Limit
Oshkosh City Limit
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 5/10/2023
1 in = 320 ft1 in = 0.06 mi¯RIPPLE AVE ESTATESPHASE 2
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 17
HARTLAND RD
OREGON ST
W RIPPLE AVOshkosh City LimitOshkosh City Limit
Oshkosh City Limit
Oshkosh City Limit
Oshkosh City LimitOshkosh City Limit
HI-PD
MR-12-PD
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 5/10/2023
1 in = 300 ft1 in = 0.06 mi¯RIPPLE AVE ESTATESPHASE 2
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 18
HARTLAND RD
OREGON ST
W RIPPLE AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 5/10/2023
1 in = 300 ft1 in = 0.06 mi¯RIPPLE AVE ESTATESPHASE 2
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