HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT SEPTEMBER 17, 2024
ITEM IV: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A MIXED USE DEVELOPMENT ON THE EAST SIDE OF THE
600 BLOCK OF NORTH MAIN STREET AND THE WEST SIDE OF THE 600
BLOCK OF JEFFERSON STREET: PARCELS 0402300000, 0402260000,
0402240000, 0402230000, 0402370000, 0402360000, 0402340000, 0402330000,
0402320000, 0402310000, 0402280000, 0402250000.
GENERAL INFORMATION
Applicant: The Corridor Development, LLC
Property Owner: City of Oshkosh Redevelopment Authority
Action(s) Requested:
The applicant requests approval of a General Development Plan and Specific Implementation
Plan for a mixed-use development.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject area consists of twelve total vacant parcels located on the west side of Jefferson
Street and east side of North Main Street, south of East Irving Avenue and north of East
Parkway Avenue. The subject site consists of a total of 1.72 acres. The surrounding area consists
primarily of commercial uses to the north and west, residential and commercial uses to the
south, and residential uses to the east. The 2040 Comprehensive Land Use Plans recommends
Center City land uses for the subject area.
Subject Site
Existing Land Use Zoning
Vacant UMU-PD
Recognized Neighborhood Organizations
Downtown
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial/Institutional UMU
South Commercial and Residential UMU-PD and TR-10-PD
East Residential TR-10-PD
West Mixed Commercial UMU
Page 1
ITEM IV: GDP SIP – N. Main St. & Jefferson St.
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Center City
ANALYSIS
Use
The applicant is proposing a mixed-use development consisting of a 17,648 sq. ft. 3-story mixed
commercial/residential building along North Main Street and two 4,659 sq. ft. townhouses along
Jefferson Street. The ground floor of the mixed-use building will consist of commercial space to
be used as a daycare and the upper floors will consist of 39 apartment units. The townhouses
will have 8 units per building. The proposed mixed-use building and townhouses are permitted
in the UMU district. The proposed 55 units result in a density of 32 units per acre, which is
under the maximum density of 1,200 sq. ft. per dwelling unit (62 units) for the subject site.
Mixed-use buildings and townhouses with 5-8 units are permitted in the UMU district.
Apartments with 37+ units are a conditional use in the UMU district.
Two neighborhood meetings were held to discuss the proposed plans (June 18, 2024 and
August 12, 2024). Neighbors in attendance voiced concerns related to additional residents in the
area, buffering the development from neighboring properties, parking, building material
compatibility with the surrounding area, and building/tenant management. A Plan Commission
workshop was held on August 6, 2024 with Plan Commission voicing support for the project.
Site Design/Access
The proposed site will have driveway access off North Main Street and Jefferson Street. The
applicant is providing 50 surface parking spaces. A base standard modification (BSM) is needed
to allow reduced parking as code requires 1 parking space per residential unit in the Parking
Requirement Exemption Overlay (55 spaces). According to the applicant, the BSM is needed as
site constraints limit the ability to provide additional parking and the provided 50 stalls will be
adequate for the site as 10 additional on-street parking spaces will be available, with 3 of them
reserved for day-care drop-off. They also note that the downtown location of the site offers
public transportation, walking, or biking.
Staff is supportive of the BSM request for reduced parking as site constraints limit the ability to
provide the additional 5 required stalls. Staff feels the additional on-street parking, in the area
and center city location, of the site with alternative transportation modes will adequately
compensate for the slight parking deficiency.
Page 2
ITEM IV: GDP SIP – N. Main St. & Jefferson St.
Required Provided
Parking Spaces Minimum: 55 50
Impervious Surface Maximum: 85% of lot 76.4% of lot
Density Maximum: 62 Dwelling
Units 55 Dwelling Units
Minimum Provided
Front Setback (Main
St.) 0 ft. 5 ft.
Front Setback
(Jefferson St.) 25 ft. 0’
Side Setback (north) 5 ft. 4 ft.
Side Setback (west) 5 ft. 0 ft.
Side Setback (south) 5 ft. 10 ft.
The applicant is requesting a BSM to allow reduced front yard setback along Jefferson Street for
the townhome buildings to 0’, where code requires a 25’ setback for residential buildings in the
UMU district. Staff is supportive of the BSM for reduced front setback as site constraints related
to fire separation from the mixed-use building and needed parking area limit the applicant’s
ability to meet the front setback requirement.
The applicant is also requesting a BSM for reduced side yard setbacks along the north and west
property lines. Staff is supportive of the reduced setback to 4’ for pavement along the north
property line, where code requires a 5’ side yard setback for pavement, as it is needed to meet
parking requirements while also keeping the northernmost building outside of the 10’ X 10’
driveway vision clearance triangle. Staff is also supportive of a BSM to allow reduced side yard
setback along the west property line for pavement as it is needed to meet dimensional
requirements of the parking lot. However, staff is recommending the proposed 26’ wide drive
aisle be reduced to the code minimum width of 24’, which would result in a 2’ setback from the
west property line shared with the property at 664 North Main Street.
Page 3
ITEM IV: GDP SIP – N. Main St. & Jefferson St.
Two refuse enclosures are shown on the northern half of the parking lot, which will be 6’ tall
and have wood siding exterior to match the proposed buildings. Bicycle racks are shown on the
west side of the parking lot, meeting the code requirement of 4 bicycle parking spaces for the
site. The site plan includes 6’ tall vinyl privacy fencing along the west property line adjacent to
the parking lot, north of the mixed-use building, around the proposed playground, and south of
the townhouse buildings. The proposed 6’ fencing will be outside of front yard areas with
exception of fencing to the north of the mixed use building. Staff is recommending that this
fencing have a 5’ setback from the North Main Street property line to match the mixed-use
building setback. This can be verified during Site Plan Review.
Code requires recreation area for multi-family developments at a minimum of 200 sq. ft. plus 25
sq. ft. per bedroom, for a total of 3,400 sq. ft. of recreation area. The applicant is requesting a
Page 4
ITEM IV: GDP SIP – N. Main St. & Jefferson St.
BSM to allow reduction of recreation area as only 1,650 sq. ft. of designated recreation area
(patios/greenspace) is being provided. Staff is supportive of a BSM to allow the reduced
recreation area as site constraints limit the ability to provide additional outdoor recreation
areas. The applicant notes that indoor community areas are available for occupants, such as an
indoor exercise room, kitchenette, and community room. Although the property is zoned UMU,
it is located in a center city area and functions similar to the Central Mixed Use district (CMU),
which exempts the outdoor recreation requirement.
Signage
The applicant has not submitted signage plans, but the provided building elevations include
wall signage on the west (North Main Street) side of the mixed-use building. The proposed
signage appears to be within the maximum wall sign area of 1 sq. ft. per linear foot of building
frontage for the UMU district. Signage will be addressed under a separate building permit.
Landscaping
Page 5
ITEM IV: GDP SIP – N. Main St. & Jefferson St.
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for each of the buildings.
Paved Area
The paved area requirement of 40 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. Both of these requirements are being met. Landscaped
planter islands are required at the ends of all parking rows. Each island is required to include a
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ITEM IV: GDP SIP – N. Main St. & Jefferson St.
tall deciduous/shade tree and be no less than 125 sq. ft. in area and 7 ft. in width. The applicant
is requesting a BSM to allow parking row end islands to be less than 125 sq. ft. in area, 7 ft. in
width, and without a tall deciduous/shade tree. According to the applicant, site constraints limit
the ability to meet the landscape island requirement. The proposed parking lot layout is
necessary to provide the maximum number of parking stalls and avoid dumpster truck
circulation issues. Staff does not have concerns with a BSM request to waive this requirement as
it is needed to provide circulation for the site and the applicant has exceeded the total paved
area landscaping requirement as well as the specific point requirements for tall trees and
shrubs.
Street Frontage
The applicant is meeting the code requirement of 60 landscaping points per 100 feet of right-of-
way along both North Main Street and Jefferson Street. Code further specifies that 50% of the
required street frontage trees shall be devoted to medium tree points. One medium tree (33
points) is being proposed along Jefferson Street, where 119 points must be devoted to medium
trees. Two medium trees (66 points) are being proposed along North Main Street, where 69
points must be devoted to medium trees. Staff does not have concerns with this BSM request as
minimal area is available along the street frontages for trees due to the reduced front setbacks.
Also, as previously noted the site is located in a center city area, which often exempts street
frontage landscaping requirements (when zoned CMU).
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement.
Bufferyards
A 0.4 opacity bufferyard is required along the neighboring Two-family Residential – 10 (TR-10)
zoned property to the south of the site. The applicant is providing a 10’ wide bufferyard along
the south property line along with approximately 24 linear feet of 6’ solid vinyl fencing along
the portion of the property line that is not bordered by neighbor’s fencing. The applicant is also
providing 297 tall/medium evergreen tree points along the property line. With the provided 10’
bufferyard width and 6’ solid fencing, 64 landscaping points are required. Staff is
recommending a BSM to allow the required fencing to only be placed along the section of the
property line that does not include the neighbor’s existing fence as the proposed medium/tall
evergreen trees, at 464% of the requirement, will provide a greater buffer than back-to-back
fencing with fewer evergreen trees.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final submitted plans
are required to be in full compliance with the requirements of the City of Oshkosh Municipal
Code Chapter 14 for storm water management.
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking areas, but do not meet the minimum requirement
along both driveway entrances. The applicant is requesting a BSM to allow the lighting
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ITEM IV: GDP SIP – N. Main St. & Jefferson St.
reduction as minimal area is available along the entrances to provide the required lighting
without exceeding the 0.5 fc maximum lighting level at the property lines. Staff is supportive of
the lighting reduction along these entrances as it will prevent excess lighting on neighboring
properties.
The proposed 20 light poles are under the maximum light fixture mounting height of 23’
(including 3’ base) for the UMU district and will have full cut-off fixtures per lighting code
requirements. The fixtures must be shielded so that the lighting elements are not visible from
neighboring residential properties. This will be verified during Site Plan Review.
Building Facades
Townhouse building elevations
Page 8
ITEM IV: GDP SIP – N. Main St. & Jefferson St.
Mixed-use building elevations
The proposed townhomes are two-story buildings with the exterior consisting primarily of
wood siding. The inclusion of dormers, varying roof heights, and variation of window
placement provide building articulation. The proposed elevations are meeting multi-family
residential design standards.
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials, with the rear façade being exempt from this requirement. The petitioner has provided
elevations for the building as well as a material list and material breakdown for the front and
side façades. The specific elevations breakdown is as follows:
Page 9
ITEM IV: GDP SIP – N. Main St. & Jefferson St.
West (front): Class I – 44% Class III – 56%
South (side): Class I – 60% Class III – 40%
North (side): Class I – 57% Class III – 43%
East (rear): Class I - 66% Class III - 34%
The applicant is requesting a BSM to allow reduced Class I materials on the west (front) façade.
Staff does not have concerns with this relatively slight reduction as the applicant has exceeded
the Class I material requirement on all other facades to offset the BSM request. Staff feels that
the applicant has provided articulation and variation of materials for an attractive appearance
from the street.
Overall Site
The applicant is requesting BSMs for reduced parking spaces, setbacks, outdoor recreation area,
lighting levels, Class I materials, and specific landscaping requirements. To offset the requested
BSMs, the applicant has provided 129% of the required landscaping points and exceeded the
Class I material requirement for the mixed-use building by 6.4%. Staff is comfortable that the
applicant has adequately offset the requested BSMs and the development is compatible with the
surrounding area.
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 consider 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.
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ITEM IV: GDP SIP – N. Main St. & Jefferson St.
(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 (BSM) to 50 parking stalls where code requires a minimum
of 55 parking stalls.
2. BSM for reduced front setback (Jefferson Street) to 0’, where code requires a 25’ front
setback for residential buildings.
3. BSM to allow reduced side yard setback (north) to 4’, where code requires a 5’ pavement
setback.
4. BSM to allow reduced side yard setback (west) to 2’, where code requires a 5’ pavement
setback.
5. BSM to allow reduced outdoor recreation area to 1,650 sq. ft., where code requires 3,400
sq. ft. of outdoor recreation area.
6. BSM to allow ends of parking rows without 7’ wide, 125 sq. ft. landscape islands and
without a tall deciduous/shade tree.
7. BSM to allow reduced street frontage landscaping devoted to medium trees to 33 points
along Jefferson Street.
8. BSM to allow reduced street frontage landscaping devoted to medium trees to 66 points
along North Main Street.
9. BSM to allow 10’ wide bufferyard with approximately 24 linear feet of 6’ solid fencing,
where 120 feet of 6’ solid fencing is required.
10. BSM to allow reduced lighting levels to 0.0 fc at both driveway entrances.
11. BSM to allow reduced Class I materials on west façade of mixed-use building to 44%.
12. Final landscaping and signage plans shall be reviewed and approved by the Department
of Community Development.
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Page 14
COMMONWEALTH DEVELOPMENT CORPORATION OF AMERICA
2501 Parmenter St., Suite 300B
Middleton, WI 53562
www.commonwealthco.net
August 5, 2024
GDP-SIP Project Narrative
Project: The Corridor Mixed-Use Development
Near 664 N. Main Street,
Oshkosh, WI 54901
The Corridor Development, LLC is requesting a General Development Plan (GDP) and Specific
Implementation Plan (SIP) review and approval for a new mixed-use development located on a
site of 12 combined parcels near the existing property of 664 N. Main St. and located in
between N. Main Street and Jefferson Street. The property is currently vacant as the existing
buildings on the site are already razed/scraped. The site is currently zoned with the base zoning
district of Urban Mixed Use (UMU) with a Planned Development Overlay (PD), creating a UMU-
PD zoning.
A three story mixed-use building is proposed near Main Street with a daycare on the first floor
and 39 apartment units. The proposed daycare facility will be operated by a local non-profit
organization, Oshkosh Child Development Center (OCDC), which will soon become the area's
first multi-shift childcare provider in Oshkosh. The center is planned to accommodate
approximately 50 children per shift, with two shifts daily, five days a week. Additionally, two 2-
story townhouse buildings are proposed near Jefferson Street, with 8 units per building.
Generally, what is the development bringing to the area? The proposed development will
generally match and/or exceed other commercial/mixed-use and residential properties in this
area and complement the theme of this portion of the City that is primarily a commercial/mixed-
use and residential corridor.
GDP/SIP Narrative Requirements:
• Specific themes and images
o The proposed three- (3) story mixed-use apartment building on the southwest
corner of the site will be constructed of VA -wood framed construction. The
adjacent two- (2) story townhome buildings proposed on the eastern side of the
property will be constructed of VA -wood framed construction.. On the northwest
corner of the first (1st) floor of the proposed mixed-use apartment building, a
daycare facility is proposed with an associated playground area. Additionally, an
outdoor recreational area is proposed outside of the mixed-use apartment
building for patrons to grill out and gather in the communal area.
• Specific mix of dwelling unit types and/or land uses
Page 15
COMMONWEALTH DEVELOPMENT CORPORATION OF AMERICA
2501 Parmenter St., Suite 300B
Middleton, WI 53562
www.commonwealthco.net
o Per Section 30-53 of the Oshkosh Zoning Code, group daycare centers,
townhomes of three (3) to eight (8) units, and apartments with limited
commercial, and mixed-use buildings are all considered permitted uses within the
base UMU zoning district. Apartment buildings of 13 units or more are
considered conditional uses within the base UMU zoning district. Therefore, with
the site proposing two (2) townhouse buildings of only 8 units each, the
townhouse use is permitted within the base zoning district. Additionally, the site is
also proposing a limited-commercial, mixed-use apartment building with a
daycare facility on the first (1st) floor and residential apartments on the second
(2nd) floor which are also considered permitted uses within the base zoning
district. Although the apartment building is proposed at 39 units, which is
technically considered a conditional use by base zoning district standards, due to
the PUD overlay, the conditional uses will all be covered under the GDP/SIP and
no separate conditional use permit is required.
• Specific residential densities and nonresidential intensities as described by
dwelling units per acre, landscape surface area ratio, and/or other appropriate
measures of density and intensity.
o The proposed mixed-use apartment building will be approximately 17,648 square
feet. Additionally, the two (2) townhomes are each proposed at approximately
4,659 square feet. With 55 total units proposed on this 1.72 acre site, there is
approximately 32 units/acre proposed. The proposed site will include 76.4%
impervious surface (building, vehicle parking, pedestrian walkways, and
maneuver area) and 23.6% landscape/open space.
• Specific treatment of natural features, including parkland.
o The current project site consists mainly of vacant greenspace/maintained lawn
area, but there is a history of building and pavement development on the site.
The design of the proposed development will generally match and/or exceed
other commercial/mixed-use and residential properties in this area and
complement the theme of this portion of the City. Site lighting will be provided in
a fashion that provides appropriate light intensity for safety with cut-off fixtures
directed inward toward the development for minimal light trespass. The building
and grounds will be well maintained.
• Specific relationship to nearby properties and public streets
o The proposed project will be compatible with the surrounding zoning (UMU & TR-
10-PD: 2-Family Residential Planned Development). The mixed-use apartment
building will be located on the southwest corner of the site closer to the public
street right-of-way (S. Main Street) to match the other existing commercial
properties off of S. Main Street. In addition, the townhomes portion of the
development is also situated closer to the other public street right-of-way
(Jefferson Street) to keep the proposed playground, communal recreational
outdoor area, and parking areas internal to the site and to encourage some
pedestrian connection towards Jefferson Street. Site access is proposed on the
northwestern and northeastern portions of the site to allow for orderly traffic flow
Page 16
COMMONWEALTH DEVELOPMENT CORPORATION OF AMERICA
2501 Parmenter St., Suite 300B
Middleton, WI 53562
www.commonwealthco.net
and an increase of on-street parking is proposed as the number of curb cuts on
S. Main Street is being reduced from the four (4) existing to only one (1)
commercial curb cut. There are two (2) dumpster enclosures proposed to
adequately provide solid waste containment. One (1) is located on the
northwestern end of the site and the other is located central of the parking
lot/internal vehicle circulation areas to offer convenient pickup from the egress
and ingress area off of Jefferson Street on the eastern side of the side of the site.
• 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.
o The existing development site totals 74,952 square feet (1.72 acres) and is
currently vacant. The proposed development will include the 17,648 square foot
mixed-use apartment building and two (2) 4,659 square foot townhome buildings
(0.62 acres). The mixed-use apartment building and townhome buildings have 55
total units so there is approximately 32 units/acre proposed on this 1.72 acre site.
In addition, there are 30,314 square feet (0.70 acres) of pavement for a total of
57,280 square feet (1.31 acres) of impervious coverage (76.4%) and 17,672
square feet (0.41 acres) of landscape/open space (23.6%).
• General relationship of the project to the Comprehensive Plan or other areas
o The City Comprehensive Plan Update Year 2040 Future Land Use shows this
parcel/area as Center City. The proposed mixed-use commercial and residential
development is compatible with this use category.
• Phasing Schedule
o No project phasing is proposed. The current project schedule calls for
construction to commence at the beginning of December 2024 with completion
by the beginning of May 2026.
• 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.
o The subject development site is currently zoned UMU-PD (Urban Mixed Use-
Planned Development). The proposed development will provide a consumer
amenity to this portion of the City and the property will be transformed into a
high-quality mixed-use commercial and residential use development. PD zoning
is requested to allow development to proceed with the following requested
exceptions from the Zoning Ordinance.
• Proposed exceptions from the requirements of the Zoning Ordinance
o Are we meeting all architectural design requirements? yes
o Are we meeting all signage standards? Yes
Page 17
COMMONWEALTH DEVELOPMENT CORPORATION OF AMERICA
2501 Parmenter St., Suite 300B
Middleton, WI 53562
www.commonwealthco.net
o Section 30-53(G) – Density, Intensity, and Bulk Regulations for the UMU District
Residential Use Building Front Yard Setback
• The Urban Mixed-Use (UMU) base zoning district requires a 25-
foot residential use building front yard setback. However, due to
size constraints of the site, each of the proposed townhome
buildings on the eastern side of the site encroach into the 25-foot
front yard setback. These exceptions are required to provide an
adequate number of parking stall spaces for the proposed mixed-
use development as well as provide an adequate onsite maneuver
area for traffic circulation through the site.
o Section 30-53(G) – Density, Intensity, and Bulk Regulations for the UMU District
Commercial Use Pavement Front Yard Setback
• The Urban Mixed-Use (UMU) base zoning district requires a five-
foot (5’) commercial-use building setback to all property lines
(excluding driveway entrances). However, due to size constraints
of the site, sidewalk concrete is proposed to encroach into the
five-foot (5’) commercial front yard setback. These exceptions are
required to provide an adequate and safe pedestrian connection
and circulation areas. The proposed mixed-use apartment building
cannot be shifted to meet this pavement setback as it would
impact the number of parking stall spaces for the proposed mixed-
use development as well as the onsite maneuver area for traffic
circulation through the site.
o Section 30-175(J)(1) – Off-Street Parking & Traffic Circulation: Setbacks
Residential Use Pavement Front Yard Setback
• The Off-Street Parking & Traffic Circulation section of the City
Zoning Ordinance requires that all off-street parking areas shall
meet the base zoning district setbacks for principal buildings.
Section 30-53(G) requires a 25-foot residential use building front
yard setback for the UMU base zoning district. However, due to
the size constraints of the site, sidewalk concrete is proposed to
encroach into the 25-foot residential front yard pavement setback.
Similar to the mixed-use apartment building, these exceptions are
required to provide an adequate and safe pedestrian connection
and circulation areas. The proposed mixed-use apartment building
cannot be shifted to meet this pavement setback as it would
impact the number of parking stall spaces for the proposed mixed-
use development as well as the onsite maneuver area for traffic
circulation through the site.
o Figure 30-175a – Number of Off-Street Parking Spaces Required by Land Use
Reduction in the Total Number of Parking Spaces Required
• Figure 30-175a of the Off-Street Parking & Traffic Circulation
section of the City Zoning Ordinance requires that “Apartment”
uses provide one (1) parking stall per unit plus an additional half
(0.5) parking stall per each unit over two (2) bedrooms plus an
additional one (1) guest parking stall per every four (4) units,
totaling the need for 54 parking stalls for the “apartment” use in
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COMMONWEALTH DEVELOPMENT CORPORATION OF AMERICA
2501 Parmenter St., Suite 300B
Middleton, WI 53562
www.commonwealthco.net
this development alone. In addition, the Off-Street Parking &
Traffic Circulation section of the City Zoning Ordinance requires
one (1) parking stall per unit plus an additional half (0.5) parking
stall per each unit over two (2) bedrooms, totaling the need for 20
parking stalls for the “townhouse” use in this development. Since
there is a daycare facility proposed on the first (1st) floor of the
mixed-use apartment building, the Off-Street Parking & Traffic
Circulation section of the City Zoning Ordinance requires one (1)
parking stall per 10 students plus an additional one (1) employee
stall on the largest shift, totaling the need for 13 parking stalls for
the “daycare” use in this development. In total, 87 parking stalls
are required for all the current proposed uses in this development.
However, due to site constraints and to better limit the overall
amount of impervious area on the site, only 50 parking stalls are
proposed (four [4] of them being handicap-accessible stalls), as
the anticipated parking needed for the various uses within this
mixed-use development will be adequately met through the
utilization of the 50 on-site parking stalls, and the additional off-
street parking proposed along S. Main Street. Currently there are
4 spaces on Main Street and there are ten total spaces proposed
once the existing curb cuts are removed, with 3 of them being
reserved for day care dropoff. Considering our current portfolio
data and the broader macroeconomic trend toward reduced
parking requirements, we believe this development offers
sufficient parking. Additionally, its downtown location and
proximity to numerous amenities make it well-suited for tenants
who prefer public transportation, walking, or biking. By combining
ample parking with excellent access to alternative transit options,
the development accommodates a variety of transportation
preferences and underscores a commitment to sustainable,
forward-thinking urban living.
• Providing the required number of stalls would lead to further
encroachment into setback areas, decrease landscaping, and lead
to more exceptions being required.
o Section 30-253(B)(4) – Paved Area Landscaping
Interior Parking Lot Landscaping Islands
• The landscaping section of the City Zoning Ordinance requires
that for every parking lot with more than 20 parking spaces,
landscaped planter islands are installed at the end of all parking
rows, driveway entrances, and intermediate locations such that
there is no more than 180 feet between landscaping islands.
However, due to site constraints and needing to utilize all the
parking lot area available for on-site parking stalls (as the site is
already requesting a reduction in the number of required parking
stalls), in addition to avoiding dumpster truck circulation issues, no
landscaping islands are proposed on the interior of the parking lot.
To account for the lack of interior landscaping islands, additional
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COMMONWEALTH DEVELOPMENT CORPORATION OF AMERICA
2501 Parmenter St., Suite 300B
Middleton, WI 53562
www.commonwealthco.net
street, paved area, and yard landscaping points were added. The
total points required for the yard is 270 points and 363 points are
proposed to be provided (134% of the required points; additional
93 points). In addition, the site is exceeding the building
foundation landscaping requirements as well, as the total points
required is 650 points, and 747 points are proposed to be
provided (115% of the required points; additional 97 points). In
addition, a required buffer yard areas on the southern portion of
the site is met by adding a fence where a neighboring fence does
not exist and exceeding the number of landscape points required
for the buffer, with 64 points required and 297 points provided to
screen from the existing residential dwelling abutting the site.
o Section 30-253(C) – Street Frontage Landscaping
Street Trees
The landscaping section of the City Zoning Ordinance requires that for
every 100 linear feet of street frontage, the minimum number of
landscaping points be met within 10 feet of the public street right-of-way.
Figure 30-253d of the City Zoning Ordinance requires 60 landscaping
points per 100 linear feet of street frontage. Per Section of However, due
to site constraints and requesting reduced front yard pavement setbacks
for proposed sidewalk concrete construction, only 3 trees are provided on
the street frontages. To account for the lack of street frontage trees,
additional street landscaping was provided in other means, using shrubs
to meet and slightly exceed the numerical point requirements for each
individual frontage.). In addition, the site is exceeding the building
foundation landscaping requirements, as the total points required is 650
points, and 747 points are proposed to be provided (115% of the required
points; additional 97 points). In addition, a required buffer yard areas on
the southern portion of the site is met by adding a fence where a
neighboring fence does not exist and exceeding the number of landscape
points required for the buffer, with 64 points required and 297 points
provided to screen from the existing residential dwelling abutting the site.
Page 20
7.5' BUILDING & PAVEMENT SETBACK
7.5' BUILDING & PARKING SETBACK
7.5' BUILDING & PAVEMENT SETBACK
7.5' BUILDING & PAVEMENT SETBACK
25
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10' LANDSCAPE BUFFER
7.5' BUILDING & PAVEMENT SETBACK 7.5' BUILDING SETBACK
PROPOSED 3 STORY
MIXED USE
APARTMENT BUILDING
17,648 SF
CIVIL FF = 764.25
ARCH FF=100.00
PROPOSED
2 STORY
TOWNHOUSE
BUILDING
4,659 SF
CIVIL FF = 763.50
ARCH FF=100.00
PROPOSED
2 STORY
TOWNHOUSE
BUILDING
4,659 SF
CIVIL FF = 763.50
ARCH FF=100.00
2,225 SF
PLAYGROUND
AREA
STAKEOUT INFORMATION:VERIFY STATION FOR INLETLOCATION. REFER TO STAKEOUT POLICYFOR STAKEOUT LOCATION AND OFFSETS.
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SHEET NUMBER
PROJECT INFORMATION
PROFESSIONAL SEAL
JOB NUMBER
240124000
PR
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PRELIMINARY DATES
C1.1
CIVIL SITE PLAN
JULY 16, 2024
JULY 19, 2024
JULY 25, 2024
JULY 30, 2024
AUG 5, 2024
20'0 20'40'
SCALE: 1"= 20'
SITE INFORMATION:
EXISTING PARCEL PIN #: 90402300000, 90402260000, 90402240000, 90402230000,
90402250000, 90402280000, 904023100000, 904023200000, 904023230000, 90402340000,
90402360000, 90402370000
PROPERTY AREA: 74,952 S.F. (1.72 ACRES).
EXISTING ZONING: URBAN MIXED USE-PLANNED DEVELOPMENT AND URBAN MIXED
USE-WITH NO PLANNED DEVELOPMENT OVERLAY
PROPOSED ZONING: URBAN MIXED USE-PLANNED DEVELOPMENT
PROPOSED USE: MIXED-USE APARTMENT BUILDING, 2 TOWNHOME BUILDINGS, AND
ASSOCIATED PARKING AND DRIVES
AREA OF SITE DISTURBANCE: 81,450 S.F. (1.89 ACRES) (INCLUDES ROW DISTURBANCE)
SETBACKS:
BUILDING: RESIDENTIAL
FRONT (WEST/EAST) = 25'
SIDE (NORTH, SOUTH) = 7.5'
REAR (WEST) = 25'
BUILDING: COMMERCIAL
FRONT (WEST/EAST) = 0'
SIDE (NORTH, SOUTH) = 0' OR 5'
REAR (WEST) = 5'
PAVEMENT:RESIDENTAL
FRONT (WEST/EAST) = 25'
SIDE (NORTH, SOUTH) = 7.5'
REAR (WEST) = 25'
PAVEMENT: COMMERCIAL
FRONT (WEST/EAST) = 5'
SIDE (NORTH, SOUTH) = 5'
REAR (WEST) = 5'
BUFFERYARDS:
SIDE (SOUTHWEST) = 0.4 BUFFERYARD =10' WIDTH WITH 53 PTS/100FT
AND 6' SOLID FENCE
PROPOSED BUILDING HEIGHT: MIXED USE : 35'-2" TOWNHOUSES: 23'-4" (MAX. HEIGHT
ALLOWED: 35' OR 2 STORIES RESIDENTIAL, 45' COMMERCIAL)
PARKING REQUIRED:
APARTMENTS: 1/UNIT+ 0.5/UNIT OVER 2 BEDROOMS AND 1 GUEST PARKING
SPACE/ 4 UNITS.(39+(0.5*9)+(394))(54 SPACES REQ.)
TOWNHOUSE: 1/UNIT + 0.5/UNIT OVER 2 BEDROOMS (16+ (.5*8))
(20 SPACES REQ.)
DAYCARE: 1 PER 10 STUDENTS + 1/EMPLOYEE ON THE LARGEST SHIFT
(50/10+13) (13 SPACES REQ.)
TOTAL PARKING REQUIRED: 87 SPACES
PARKING PROVIDED: 50 SPACES (4 H.C. ACCESSIBLE)
PREDEVEOPMENT EXISTING STREET PARKING ON MAIN STREET: 4 SPACES
PROPOSED STREET PARKING ON MAIN STREET: 10 SPACES ( INCLUDES 3 RESERVED FOR
DAY CARE DROPOFF)
POTENTIAL OFFSITE 14 STALLS FOR DAYCARE STAFF PARKING TO NORTH. OWNER TO
COORDINATE.
HANDICAP STALLS REQUIRED: 3, HANDICAP STALLS PROVIDED: 4
LANDSCAPE REQUIREMENTS: MAXIMUM IMPERVIOUS SURFACE (COMMERCIAL): 85%
EXISTING SITE DATA
AREA (AC)AREA (SF)RATIO
BUILDING FLOOR AREA 0.00 0 0.0%
PAVEMENT (ASP. & CONC.)0.04 1,623 2.2%
TOTAL IMPERVIOUS 0.04 1,623 2.2%
LANDSCAPE/ OPEN SPACE 1.68 73,329 97.8%
PROJECT SITE 1.72 74,952 100.0%
PROPOSED SITE DATA
AREA (AC)AREA (SF)RATIO
BUILDING FLOOR AREA 0.62 26,966 36.0%
PAVEMENT (ASP. & CONC.)0.70 30,314 40.4%
TOTAL IMPERVIOUS 1.31 57,280 76.4%
LANDSCAPE/ OPEN SPACE 0.41 17,672 23.6%
PROJECT SITE 1.72 74,952 100.0%
NORTH
KEYNOTES
CONCRETE STOOP (SEE STRUCTURAL PLANS FOR DETAILS)
RAISED WALK (SEE DETAIL)
FLUSH WALK (SEE DETAIL)
CURB RAMP (SEE DETAIL)
ADA SIDEWALK RAMP (SEE DETAIL)
18" CURB & GUTTER (SEE DETAIL)
CURB TAPER (SEE DETAIL)
CURB CUT (SEE DETAIL)
CONCRETE TRANSFORMER PAD BY UTILITY SUPPLIER
(CONTRACTOR TO VERIFY FINAL LOCATION & DESIGN PRIOR TO CONSTRUCTION)
HANDICAP SIGN PER STATE CODE (SEE DETAIL)
HANDICAP STALL & STRIPING PER STATE CODES
PRECAST CONCRETE WHEEL STOP (TYP.)
MONUMENT SIGN
(DETAILS, FINAL LOCATION, & APPROVAL BY SIGN VENDOR)
DUMPSTER ENCLOSURE (SEE ARCH PLANS FOR DETAILS)
6" CONCRETE BOLLARDS (TYP.) (SEE ARCH PLANS FOR DETAILS)
STOP SIGN PER MUTCD. PRIVATE SIZE 24" X 24".
BIKE RACK (TYP.) (TYPE & COLOR BY OWNER)
PAINT STRIPING (TYP). COLOR TO MATCH PARKING STALL STRIPING
STREET PARKING PAVEMENT MARKING PER CITY STANDARDS.
OWNER TO COORDINATE RESERVED DAYCARE DROPOFF STREET PARKING STALLS
WITH CITY OF OSHKOSH. (3 TOTAL)
PROPOSED DRIVEWAY ACCESS EASEMENT FOR ADJACENT PROPERTY.
POTENTIAL DAYCARE STAFF PARKING (14 STALLS). OWNER TO COORDINATE.
6' HIGH VINYL PRIVACY FENCE. (TYP). COLOR BY OWNER.
FDC LOCATION
MAILBOX. SEE ARCH PLANS. CONCRETE PAD DESIGN BY EQUIPMENT SUPPLIER.
CURB AND GUTTER PER CITY STANDARDS. (MATCH EXISTING)
MOUNTABLE CURB AND GUTTER AND DRIVEWAY APRON AND FLARES PER CITY
STANDARDS.
CONCRETE SIDEWALK PER CITY STANDARDS. (MATCH EXISTING)
CONCRETE PER CITY STANDARDS. CONTRACTOR TO FIELD VERIFY EXISTING PAVEMENT
SECTION AND MATCH. REMOVE AND REPLACE TO CLOSEST CONTROL JOINT.
ASPHALT PER CITY STANDARDS. CONTRACTOR TO FIELD VERIFY EXISTING PAVEMENT
SECTION AND MATCH.
CURB CUT TO BE CLOSED PER CITY OF OSHKOSH STANDARDS.
OWNER TO COORDINATE CROSS ACCESS AGREEMENT EASEMENT WITH NEIGHBOR.
BUILDING ENTRY CANOPY. SEE ARCH PLANS.
BUILDING BALCONY. SEE ARCH PLANS.
1
2
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38
39
40
41
LEGEND:
HATCH PAVEMENT SECTION HATCH PAVEMENT SECTION
STANDARD ASPHALT
HEAVY DUTY ASPHALT
SIDEWALK CONCRETE DUMPSTER PAD / APRON
CONCRETE
INVERTED CURB & GUTTER SHEDDING CURB & GUTTER
NOTE:
NO HAZARDOUS MATERIALS WILL BE STORED ON SITE.
Page 21
GDP & SIP
N. MAIN ST. & JEFFERSON ST.
PC: 9.17.2024
KZ HOLDINGS LLC
2080 W 9TH AVE #198
OSHKOSH WI 54904-8072
RAMSEY/BARBARA A KAGAK
637 JEFFERSON ST
OSHKOSH WI 54901-4555
RK FIVE LLC
3166 QUAIL RUN DR
OSHKOSH WI 54904-6598
MARLA J TONN
664 N MAIN ST A
OSHKOSH WI 54901-4443
ALEE CHASE INVEST LLC
515 N MAIN ST #A
OSHKOSH WI 54901-4908
688 NORTH MAIN LLC
688 N MAIN ST
OSHKOSH WI 54901-4443
ALL STAR INS SERVICE LLC
5899 HELM RD
WINNECONNE WI 54986-9789
NORSKE HOLDINGS LLC
5550 W FISK AVE
OSHKOSH WI 54904-6826
JOANNE M BERNHARDT
MIRANDA I DURAN
632 JEFFERSON ST
OSHKOSH WI 54901-4556
KAYLEE BORK
640 JEFFERSON ST
OSHKOSH WI 54901-4556
TUTAFUTA LLC
611 FRANKLIN ST
OSHKOSH WI 54901-4340
YVONNE M ATTOE
648 JEFFERSON ST
OSHKOSH WI 54901-4556
COBALT PROP MNGMNT LLC
5156 REYNOLDS AVE
WAUNAKEE WI 53597-9151
BAM PROP HOLDINGS LLC
PO BOX 3522
OSHKOSH WI 54903-3522
K/A MOHAMED
2024 CUMBERLAND VALLEY DR
FRANKLIN TN 37064-1928
ROBERT/KRISTALEE WILCOX
1729 BERNHEIM ST
OSHKOSH WI 54904-8967
RAYMANN PROPERTIES LLC
823 MOUNT VERNON ST
OSHKOSH WI 54901-4531
GLENN R/CAROL A RAND
2905 PRAIRIE WOOD DR
OSHKOSH WI 54904-8476
GUNDERSON MAIN ST HOLD
1440 ONEIDA ST
APPLETON WI 54915-7101
NATHAN M HENNAGER
663 N MAIN ST
OSHKOSH WI 54901-4431
NORTHERN ASPEN LLC
105 E RIVER DR
OMRO WI 54963-1019
FINK INK LTD
1275 W SMITH AVE
OSHKOSH WI 54901-1895
ROHAN MEIER & MORGAN L
671 N MAIN ST
OSHKOSH WI 54901-4431
ROGER BECKER
675 N MAIN ST
OSHKOSH WI 54901-4431
STEVEN F OROURKE
683 N MAIN ST STE C
OSHKOSH WI 54901-4472
STIEG PROPERTIES LLC
693 N MAIN ST
OSHKOSH WI 54901-4431
THOMAS G TAGGART ETAL
695 N MAIN ST
OSHKOSH WI 54901-4431
DOWNTOWN NBHD ASSOC
= EMAILED
HISTORIC FOURTH WARD
NBHD ASSOCIATION
= EMAILED
Page 22
DIVISION ST
JEFFERSON ST
DIVISION
ST
IDA AV
W PARKWAY AV E PARKWAY AV
N MAIN ST
E IRVING AVW IRVING AV
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 8/26/2024
1 in = 120 ft1 in = 0.02 mi¯BASE MAP
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 23
E PARKWAY AV
SCOTT AV
MERRITT AV
W PARKWAY AV
E LINCOLN AV
GRAND ST
NORTHWESTERN AV
PROSPECT AV
BROAD ST
SCOTT AV
VILAS AV
HUDSON AV
PROSPECT AV
E MELVIN AV
W LINCOLN AV
STERLING AV
ROCK PL
MARSTON PL
FULTON AV
PEARL AV
E MELVIN AV
W LINCOLN AV
IDA AV
FULTON AV
STERLING AV
DIVISION ST
MT VERNON ST
GRAND ST
CHURCHAV
CENTRAL ST
DIVISION ST
FREDERICK ST
MT VERNON ST
JEFFERSON ST
DIVISION ST
CENTRAL ST
FREDERICK ST
MT VERNON ST
EASTMAN ST
W MELVIN AV
PYLE AV
AMHERST AV
UNION AV
MONROE ST
JEFFERSON ST
MONROE ST
CENTRAL ST
FRANKLIN ST
CHURCHAV
FREDERICK ST
WRIGHT ST
PLEASANT ST
MADISON ST
WRIGHT ST
OXFORD AV
DALE AV
FRANKLIN ST
CENTRAL ST
BROAD ST
BROAD
ST
N MAIN ST
E IRVING AVW IRVING AV
JACKSON ST
ALGOMA BLVD
HIGH AV
CM U CM U
CM U
CMU
CMU-PD CM U-PD
I
I
I
I
I-PD
I-PD
I-PD
I-PD I-PD
I-PD
I-PD
I-PD
I-UTO
MR-36
SR-5 SR-5
SR-9
TR-10
TR-10
TR-10
TR-10-PDTR-10-PD
TR-10PDUTO
UMU
UM U
UMU
UMU
UMU
UM U
U MU-PD
UMU-PD
UMU-PD
UMU-UTO
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 8/26/2024
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP
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 24
IDA AV
DIVISION ST
JEFFERSON ST
W IRVING AV E IRVING AV
N MAIN ST
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 8/26/2024
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP
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 25