HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT OCTOBER 15, 2024
ITEM IV: GENERAL DEVELOPMENT PLAN AMENDMENT FOR AN
INDUSTRIAL/STORAGE USE AT 1911 WEST SNELL ROAD
GENERAL INFORMATION
Applicant: Beson and Houle, LLC
Owner: Maverick Family Enterprises, LLC
Action(s) Requested:
The applicant requests approval of a General Development Plan Amendment for an
industrial/storage use.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of an approximate 5.84 acre parcel located at the southwest corner of
Interstate 41 and West Snell Road with a zoning designation of Urban Industrial with a Plan
Development Overlay (UI-PD). The property contains a 13,863 sq. ft. auto service garage
(formerly Loren’s Truck Plaza) and associated parking area including a roughly 1,900 sq. ft.
canopy.
On May 18, 2019, Common Council approved a Planned Development (PD) Amendment for
vehicle sales for the previous owner. However, the approved use was never established.
Subject Site
Existing Land Use Zoning
Vacant Commercial UI-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Mobile home park MH-9-PD
South Vacant/undeveloped UI-PD
East Agriculture/undeveloped A-1 (County)
West Vacant/undeveloped UI-PD
Comprehensive Plan Land Use Recommendation Land Use
10 Year & 20 Year Land Use Recommendations Industrial
Page 1
ITEM IV: GDP Amend. 1911 W Snell Rd.
ANALYSIS
Use
The site was previously used as an auto service garage. The site also had an open violation for
storage of unregistered, unlicensed/inoperable vehicles since 2017. The previously approved PD
Amendment for vehicle sales at the site was intended to bring the site into compliance. The
approved use was never established and conditions of the PD were never met. The property has
since been sold by Loren’s 41 Truck Plaza LLC to the current owner (Maverick Family
Enterprises, LLC). The current owner, in coordination with the City of Oshkosh, has removed
the illegally stored items from the site. Below are photos of the site before and after clean up.
2018 GIS Aerial Photo
Page 2
ITEM IV: GDP Amend. 1911 W Snell Rd.
2020 GIS Aerial Photo
2022 Eagleview Photo
Page 3
ITEM IV: GDP Amend. 1911 W Snell Rd.
2024 photos
Page 4
ITEM IV: GDP Amend. 1911 W Snell Rd.
2024 photos
The applicant is proposing to use the site for a steel construction company facility (Beson &
Houle, LLC). According to the applicant, the site will be used as office space for their staff, shop
storage of tools and equipment, and an outdoor storage yard for small trucks and trailers and 10
on-site employees are anticipated. The applicant is also proposing future contractor storage
buildings and a future storage/business rental building located on the southern portion of the
parcel.
The proposed industrial and indoor storage uses are permitted in the UI district, while outdoor
storage is a conditional use. The plan also shows 8 “product stalls”, which is considered
outdoor display and is also a conditional use in the UI district. Staff is supportive of the
proposed land uses as they are compatible with the Urban Industrial zoning designation and
comprehensive land use plan designation of industrial use.
Page 5
ITEM IV: GDP Amend. 1911 W Snell Rd.
Site Design/Access
The proposed site will utilize existing access off of West Snell Road. The applicant is requesting
a Base Standard Modification (BSM) to allow the existing gravel/asphalt to remain as is with
potholes and uneven areas being repaired. Code requires all driveways and parking areas to be
paved with a hard, all-weather surface (concrete or asphalt). Staff is supportive of a BSM to
allow existing gravel areas to remain as the site will be utilized for industrial purposes and the
site has been greatly improved from its previous state.
Required Provided
Parking Spaces 44 55
Impervious Surface Maximum: 80% of lot 85.32% of lot
Minimum Provided
Front Setback (North) 10 ft. 0 ft.
Side Setback (east) 25 ft. 0 ft.
Side Setback (west) 10 ft. 5 ft.
Rear Setback (south) 25 ft. 25 ft.
The site plan shows 55 total parking spaces. For industrial/storage uses, code requires one space
per 2,000 sq. ft. of gross floor area and one space for every 10,000 sq. ft. of gross outdoor storage
area, plus one space per employee on the largest work shift. Based on the proposed
Page 6
ITEM IV: GDP Amend. 1911 W Snell Rd.
indoor/outdoor storage areas and number of employees for Phase 1, the parking requirement is
being met. The requirement may vary based on number of total employees for the site. Parking
requirements will be reviewed during the Specific Implementation Plan (SIP) review for each
phase of the development.
The applicant is proposing to retain the existing footprint of the site for building and parking
areas. This requires a BSM for increased impervious surface ratio to 85.32% of the lot, where
code allows a maximum of 80% impervious surface ratio in the UI district. BSMs are also
required for reduced front and street side setbacks to 0’ and side setback to 5’. Staff is
supportive of the requested BSMs for increased impervious surface ratio and decreased front,
side, and street side setbacks as the existing impervious surface areas are not being expanded
from the existing footprint. Also, as previously noted, the applicant has significantly improved
the appearance of the site by removing previously stored junk/debris and inoperable vehicles.
The applicant is also proposing a row of 30 Techny arborvitae along the west property line to
offset the reduced side yard setback.
Signage
Signage plans were not included with this request. Signage for the site will be subject to UI
district signage requirements and may be reviewed during the SIP phase(s).
Landscaping
Page 7
ITEM IV: GDP Amend. 1911 W Snell Rd.
Building Foundation
Code requires 40 building foundation landscaping points per 100 linear feet of building
foundation. Building foundation landscaping will be reviewed during the SIP phase(s).
Paved Area
Code requires 30 paved area landscaping points per 10 parking stalls or 10,000 sq. ft. of paved
area. The applicant is not providing new paved area landscaping. Staff is supportive of a BSM
to waive the paved area landscaping requirement as all paved areas already exist and no
internal landscape areas are available for plantings.
Street Frontage
Code requires 30 landscaping points per 100 feet of right-of-way. The landscaping plan shows
new and existing tall trees being provided to exceed this requirement along Interstate-41. No
street frontage points are shown along West Snell Road. Staff is supportive of a BSM to allow 0
street frontage landscaping points along West Snell Road as the applicant has exceeded the total
point requirement for both frontages by providing 880 total points along Interstate 41, where
865.56 total points are required for both frontages.
Code further specifies that 50% of the required street frontage points shall be devoted to
medium trees. No medium street frontage plantings are shown on the plan. Staff is supportive
of a BSM to waive this requirement as tall trees may provide a more suitable visual buffer for
the site from Interstate 41 than medium trees.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement based on the proposed outdoor storage area and
anticipated future building areas. Yard landscaping requirements will be reviewed upon SIP
submittal of plans for future phase(s).
Storm Water Management/Utilities
The Department of Public Works has reviewed the submittal and noted that plans will need to
be updated and submitted for a formal site plan review of all anticipated hard surface parking
lot improvements and future buildings.
Page 8
ITEM IV: GDP Amend. 1911 W Snell Rd.
Site Lighting
The applicant submitted a photometric plan for the initial phase. This will be addressed as part
of the SIP review to follow in the subsequent Plan Commission item.
Building Facades
The applicant is not proposing any exterior changes to the existing building on the site and has
not submitted building elevation plans for the future buildings. Building elevations will be
reviewed as part of the SIP request for future buildings.
Overall Site
The applicant is requesting BSMs for parking surfacing, increased impervious surface ratio,
reduced setbacks, and reduction of landscaping requirements. Staff is supportive of these BSMs
as the current footprint of the site is being maintained and the applicant has significantly
improved the appearance of the site by removing all stored items/debris accumulated by the
previous owner. The applicant is also providing new landscaping to further improve the site.
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.
(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.
Page 9
ITEM IV: GDP Amend. 1911 W Snell Rd.
Staff recommends approval of the General Development Plan Amendment with the findings
listed above and the proposed following conditions:
1. Base Standard Modification (BSM) to allow gravel parking areas.
2. BSM to allow increased impervious surface ratio to 85.32%.
3. BSM to allow reduced front setback to 0’.
4. BSM to allow reduced street side setback to 0’.
5. BSM to allow reduced side yard setback to 5’.
6. BSM to allow reduced paved area landscaping to 0 points.
7. BSM to allow reduced street frontage landscaping along West Snell Road to 0 points.
8. BSM to allow reduced street frontage landscaping devoted to medium trees along
Interstate-41 to 0 points.
Page 10
$275,000
Page 11
2
SUBMITTAL REQUIREMENTS –Must accompany the application to be complete.
(Submit only digital files. If file size exceeds 10 mb, please send through a file transfer. 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 and enhancements that will
be provided to compensate for them.
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:
All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled
All required and proposed building setback and offset lines
Impervious surface ratio (percentage)
Page 12
Page 13
122 Wisconsin St ♦ West Bend, Wisconsin 53095 ♦ www.parishse.com
Phone (262) 346-7800 ♦ E-mail kparish@parishse.com
August 28, 2024
SIP Project Narrative
Re: Maverick Family Enterprises, LLC
1911 W Snell Road
Maverick Family Enterprises, LLC is requesting a General Implementation Plan (GDP) and
Specific Implementation Plan (SIP) approval for the existing building and improvements located
at 1911 W. Snell Road. The subject site consists of an approximate 5.84 acre parcel located on the
southwest corner of Interstate 41 and W. Snell Road and has a zoning designation of Urban
Industrial with a Planned Development Overlay (UI- PD).
Maverick Family Enterprises (MFE) has recently acquired the property described below and
formally known as the Lorens 41 Truck Plaza. The former usage has been cleaned and cleared
and the current Ownership is looking forward to implementation of the proposed plans and final
usage as a home for Beson & Houle, LLC (B&H), a steel construction company. B&H currently
has a small staff of office personnel, shop storage of tools and equipment and yard usage that will
include storage of small trucks and trailers.(No consistent semi traffic-only deliveries). The
existing site will serve well for the future home of B&H as well as options for future tenants that
will utilize visual frontage along I-41 ensuring a clean, manicured sight.
The existing building is 13,471 square feet including a canopy of 1,900 square feet located in the
northeast corner of the parcel with an existing asphalt access along the west side of the parcel via
Snell Road. A solid metal fence extends along Snell Road from the north side of the building to
the entrance and extending to the south along the existing entrance approximately 200 feet south
of the Snell Road right-of-way. The remainder of the parcel consists of degraded asphalt/gravel.
The surrounding area consists predominately of undeveloped land and commercial uses and a
mobile home park to the north. The 2040 Comprehensive Land Use Plan recommends industrial
use for the subject site.
The GDP consists of future contractor storage and future storage/business rental building located
along the south portion of the parcel within the existing asphalt/gravel area.
The SIP consists of adding a solid wood fence from the south side of the existing building
extending to the west and connecting to the existing solid metal fence. The first 200’ of the
existing asphalt driveway will be paved with a 1.5” overlay. Proposed parking stalls are shown
on the site plan to accommodate the number of employees on the largest shift. Landscaping and
Lighting Plans are included to meet the City of Oshkosh requirements.
Stormwater management is not required since there is no land disturbance and the existing site is
currently paved/graveled. Pictures of the site are included in the GDP/SIP submittal.
SIP Narrative Requirements:
• Specific project themes and images
Page 14
o The existing building is 13,471 square feet. There are no improvements or
changes to the exterior of the building. The existing solid metal fence will be
painted to complement the existing building color. The proposed solid wood
fence will be painted the same color as the existing solid metal fence.
• Specific mix of land uses
o The proposed building use will include office, indoor storage, and indoor
maintenance which are permitted uses in the Urban Industrial zoning district.
There is also outdoor storage which will be within the fenced area.
• Specific nonresidential densities.
o The existing building is 13,471 square feet. The outdoor storage within the
fenced area is 46,560 square feet. The proposed site will include 85%
impervious surface and 15% open space.
• Specific treatment of natural features
o The parcel is located just north of the Highway 41 and Highway 45 split. The
site will be cleaned and junk removed. Landscaping is proposed along the
Highway corridor to meet the City Landscape requirements.
• Specific relationship to nearby properties and public streets
o The parcel is located just north of the Highway 41 and Highway 45 split which is
mostly zoned Urban Industrial - PD. There is a Mobile Home – PD zoning
district located north of Snell Road. The proposed use is compatible with the
adjacent zoning districts. The existing solid metal fence will block the view of
the outdoor storage area from the mobile home district.
• 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.
o The parcel size is 5.84 acres. The proposed site will contain an existing building
footprint of 13,471 s.f. (0.31 acres) and 203,529 s.f. (4.67 acres) of existing
asphalt/gravel impervious surfaces, and 37,348 s.f. (0.86 acres) of open space.
The proposed site is comprised of 85.32% impervious surfaces and 14.68% open
space.
• 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 site is part of an existing Urban Industrial – PD. The surrounding area
consists predominately of undeveloped land and commercial uses and a mobile
home park to the north. The 2040 Comprehensive Land Use Plan recommends
industrial use for the subject site.
• 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.
o Base standard modification for side (west) setback reduction to 5’, code requires
10’ setback.
Page 15
▪ Thirty (30) Techny Arborvitae trees, 4' minimum height at time of
planting, will be installed on the west property line and shall be evenly
spaced 10' on center. There will be a Base Standard Modification
reduction in the required side yard on the west property line from 10 feet
as previously approved in 2006 to 5 feet.
o Base standard modification required for hard surfacing per Section 30-175 (S).
▪ The existing asphalt/gravel will remain as is with pot holes and uneven
areas being repaired in kind. The first 200’ of the entrance will be paved
with a 1.5” asphalt overlay.
• Phasing Schedule
o The proposed site improvements will be completed following City approval. The
GDP Concept Plan is a future proposal and will be submitted for an SIP approval
when feasible.
• Agreements, bylaws, covenants, and other documents relative to the operational
regulations of the development and particularly providing for permanent
preservation and maintenance of common open space areas and amenities.
o All open spaces will remain. Additional landscaping and berms will be installed
to enhance the current open spaces.
• How is SIP consistent with the approved GDP?
o The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans.
o 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.
o The proposed Planned Development project will incorporate appropriate and
adequate buffers and transitions between areas of different land uses and
development densities/ intensities.
o The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
o The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development
in the area.
o 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.
8/29/2024
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PC: 10.15.2024
3530 OMNI DRIVE LLC
3530 OMNI DR
OSHKOSH WI 54904-8512
WISCONSIN DOT
PO BOX 28080
GREEN BAY WI 54304-0080
MAVERICK FAMILY
ENTERPRISES LLC
W10716 KONOW RD
ROSENDALE WI 54974-9711
TOWN OF OSHKOSH
1076 COZY LN
OSHKOSH WI 54901-1404
Page 19
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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
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