HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT MAY 20, 2025
ITEM II: GENERAL DEVELOPMENT PLAN AMENDMENT AND SPECIFIC
IMPLEMENTATION PLAN FOR DUPLEXES AT 129 WEST 17th AVENUE
GENERAL INFORMATION
Owner/Applicant: General Contracting Services LLC
Action(s) Requested:
The applicant requests approval of a General Development Plan (GDP) Amendment and
Specific Implementation Plan (SIP) for duplexes at 129 West 17th Avenue.
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 a 1.64-acre lot on the south side of West 17th Avenue, east of Oregon
Street. The site is zoned Neighborhood Mixed Use District with Planned Development Overlay
(NMU-PD) and consists of an eight-unit apartment building and associated garage structure.
The surrounding area consists primarily of residential uses along with mixed
commercial/residential uses to the west along Oregon Street. The 2040 Comprehensive Land
Use Plan recommends Neighborhood Commercial use for the subject area.
On July 10, 2018, Common Council approved a GDP for four duplexes and an eight-unit multi-
family structure. An SIP for the eight-unit apartment building was subsequently approved on
August 28, 2018.
Subject Site
Existing Land Use Zoning
Multi-family residential NMU-PD
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning
Existing Uses Zoning
North Single-family residential TR-10
South Single-family residential SR-9
East Single-family residential NMU & SR-9
West Mixed Commercial/Residential NMU-PD & SR-9
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Neighborhood Commercial
Page 1
ITEM II: GDP Amendment & SIP – 129 W. 17th Ave.
ANALYSIS
Use
The applicant is requesting SIP approval for construction of four, approximately 3,000 sq. ft.,
duplex buildings to the rear (south) of the existing eight-unit apartment building. The duplexes
are consistent with the approved GDP for the site, which included four duplexes.
Neighborhood Meeting
A neighborhood meeting was held on April 28, 2025. Neighbors in attendance were supportive
of the proposed project.
Site Design/Access
The proposed site will utilize an existing driveway access off of West 17th Avenue. Each unit
will include a two-car attached garage, and six surface parking stalls are included in the plans.
Proposed parking spaces, impervious surface ratio, density, and setbacks are compliant with
NMU District requirements. The applicant is also providing the required outdoor recreation
area, which is located at the southwest corner of the site.
Required Provided
Parking Spaces Minimum: 20 (total site) 39 (total site)
Impervious Surface Maximum: 50% of lot 48.6% of lot
Density Maximum: 59 Dwelling
Units 16 Dwelling Units
Height Maximum: Lesser of 35’ or
2 ½ stories 27’ and 2 stories
Minimum Provided
Side Setback
(north) 7.5 ft. (10 ft. bufferyard) 10 ft.
Side Setback (east) 7.5 ft. (10 ft. bufferyard) 57.5 ft.
Side Setback (west) 7.5 ft. (10 ft. bufferyard) 10 ft.
Rear Setback
(south) 25 ft. 26.2 ft.
The placement of the proposed duplexes and refuse enclosure is a slight change from the
approved GDP for the site. The duplexes will now be placed further to the east and the refuse
enclosure will be located further to the north, as compared to the approved GDP. Staff does not
have concerns with the proposed changes as the site layout will remain compliant with NMU
District zoning requirements.
Page 2
ITEM II: GDP Amendment & SIP – 129 W. 17th Ave.
The plan includes pedestrian access to the public right-of-way; however, the plan does not show
walkway connections to each duplex. The required walkway connections will need to be added
to the plan and may be addressed during Site Plan Review.
Proposed Site Plan
Signage
The applicant is not proposing new signage.
Landscaping
Building foundation, paved area, yard, and bufferyard landscaping is required for the new
duplexes.
Page 3
ITEM II: GDP Amendment & SIP – 129 W. 17th Ave.
Page 4
ITEM II: GDP Amendment & SIP – 129 W. 17th Ave.
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 50 landscaping points per ten 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 being met. Code also requires minimum seven-
foot-wide landscape islands at the ends of all parking rows, to include a deciduous tree
planting. The parking row end, adjacent to the northeast duplex, is shown at approximately
five-foot-wide and does not include a deciduous tree.
According to the applicant, the proximity to the storm water pond limits available space needed
to provide the seven-foot-wide island and deciduous tree. Staff is supportive of a Base Standard
Modification (BSM) to allow the landscape island with reduced width and without the required
deciduous tree, as it is needed to provide sufficient spacing from the pond. The applicant has
exceeded the overall landscape point requirement and provided the required tall deciduous tree
in an alternative location along the drive aisle to compensate for the requested BSM.
Page 5
ITEM II: GDP Amendment & SIP – 129 W. 17th Ave.
Yards
Code requires twenty landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement.
Bufferyards
A 0.2 opacity bufferyard is required along the neighboring Single Family Residential - 9 (SR-9)
zoned properties surrounding the proposed duplexes. The applicant is providing a ten-foot
bufferyard along the northeast duplex with six-foot tall privacy fencing. A twenty-five-foot
bufferyard along with arborvitae trees is being provided along the west and south property
lines to meet the 0.2 opacity requirement.
The required outdoor recreation area, shown at the southwest corner of the site, is shown with
an approximate seven-and-a-half-foot setback and bordered by arborvitae trees. To meet the
bufferyard requirement, the recreation area will need to be at least ten-feet from the property
line. With a ten-foot bufferyard, the applicant can meet the 0.2 opacity requirement by
providing four-foot tall, wood rail fencing along with the proposed arborvitae trees or a six-
foot, solid fence with no evergreen trees required. The plan shows two trees within the outdoor
recreation area, which will need to be relocated.
Final landscaping/fencing placements may be addressed during Site Plan Review. The
driveway bump out at the east end of the site slightly extends into the ten-foot bufferyard area
and will need to be adjusted outside of the bufferyard. This may also be addressed during Site
Plan Review.
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 0.4 foot-
candle minimum requirement for parking and drive areas, while not exceeding the maximum
of 0.5 foot-candles of light trespass at the property lines.
The proposed eighteen-foot light pole height is under the maximum light fixture mounting
height of twenty-feet (including the three-foot base) for the NMU 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.
Page 6
ITEM II: GDP Amendment & SIP – 129 W. 17th Ave.
Building Facades
The proposed townhomes are two-story buildings with the exterior consisting primarily of
Hardi-plank siding along with stone veneer on the garages. The inclusion of dormers, varying
roof heights, and variation of window placement provide building articulation. The proposed
elevations are meeting residential design standards and match the elevations of the approved
GDP.
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 the Zoning Ordinance as the proposed multi-family use is compatible with
the approved SIP and the proposed duplexes meet applicable requirements for the NMU
District.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan’s goal of encouraging compatible land use development as the new
duplexes are compatible with and buffered appropriately from neighboring single-
family residential properties.
(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. The site will be compliant with parking, impervious
surface ratio, density, setback, and bufferyard requirements of the NMU District.
(g) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development since the plans meet the
exterior design standards for residential use.
(h) The proposed Planned Development project will positively contribute and not
detract from the physical appearance and functional arrangement of development in the
area because the size and scale of the proposed duplexes is compatible with neighboring
single-family residential properties.
Page 7
ITEM II: GDP Amendment & SIP – 129 W. 17th Ave.
(i) The proposed Planned Development project provides alternative approaches to
addressing development performance that relate to and more than compensate for any
requested base standard modifications of any standards or regulations of the Zoning
Ordinance, as the additional landscaping proposed will serve to offset requested base
standard modifications (BSMs).
Staff recommends approval of the General Development Plan (GDP) Amendment and Specific
Implementation Plan (SIP) with the findings listed above and the proposed following
conditions:
1. Base Standard Modification to allow a landscape planter island with a width of less than
seven-feet.
2. Base Standard Modification to allow a landscape planter island without a shade tree or
tall deciduous tree.
3. Final landscaping and lighting plans shall be reviewed and approved by the Department
of Community Development.
4. Except as specifically modified by this GDP Amendment and SIP, the terms and
conditions of the original GDP approval, dated July 10, 2018 (Resolution 18-372) and SIP
approval dated August 28, 2018 (Resolution 18-440), remain in full force and effect.
Page 8
Page 9
Page 10
Page 11
April 7, 2025
129 W. 17th Ave SIP Application Narrative
This property was historically a bar/banquet hall. Around 2015, the current owner
became involved with acquiring the property and overseeing the demolition of the banquet hall
portion of the site. In 2018, a GDP application was submitted and approved for the expansion of
the remaining building to create an 8-unit apartment, with associated 8-stall garage and parking
area. The GDP also included 4 townhouse style duplexes on the south half of the property.
These 4 structures were not constructed at that time, but utilities were installed along the east
side of the site to serve their future construction. When the owner decided to move ahead with
construction of these buildings, the current stormwater requirements dictated that the site be
adjusted to incorporate a wet detention pond to manage the site’s stormwater runoff. This SIP
application is intended to update the previously approved 2018 GDP.
The proposed development is consistent with the surrounding neighborhood. The parcel
is currently zoned NMU, which allows for multi-family development. There is already the
existing 8-unit apartment building on this site, along with other multi-family apartments on
nearby blocks. The proposed townhouse duplexes will in-fill within an existing green space. The
townhouses, garages, and driveway will all face inward, so the backyards of the existing
neighbors will face the backyards of the townhouses. The drainage of the block is all inward
onto this parcel. The proposed wet pond will better manage the runoff and provide better
storage during rain events instead of relying on ponding in the green space and infiltrating over
time. The City of Oshkosh has indicated that housing is a priority for the community and this
development will increase housing availability in the existing urban area, as well as provide
more variety of housing so that homebuyers have more options that may better suit their
needs.
Sincerely,
Jack J. Richeson, P.E.
Project Engineer IV
Page 12
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OCCUPANCY CLASSIFICATION
PARKING CALCULATIONS
Page 13
GDP AMENDMENT & SIP
129 W 17TH AVE
PC: 5-20-2025
TABITHA BUHROW
128 W 17TH AVE
OSHKOSH WI 54902-6938
DOMINIC A SHAFFER
134 W 17TH AVE
OSHKOSH WI 54902-6938
KYLIE A WENHARDT
166 W 17TH AVE
OSHKOSH WI 54902-6938
TROPICAL TIDE LLC
945 NICOLET AVE
OSHKOSH WI 54901-1633
STEPHANIE J MATAIC
1676 OREGON ST
OSHKOSH WI 54902-6922
SAMUEL/ABIGAIL SANDERLIN
3030 WITZEL AVE
OSHKOSH WI 54904-6599
JANELLE D MILLER
1650 OREGON ST
OSHKOSH WI 54902-6922
ANDREW J EVANS
KELLY S KISER
1644 OREGON ST
OSHKOSH WI 54902-6922
KASEY L GILL
1640 OREGON ST
OSHKOSH WI 54902-6922
JEROME D PARKER
1634 OREGON ST
OSHKOSH WI 54902-6922
NOAH MOXON
1837 S MAIN ST
OSHKOSH WI 54902-6952
SAMANTHA L NOOYEN
1649 NEBRASKA ST
OSHKOSH WI 54902-6917
ACME WORKS LLC
844 RANSOM ST
RIPON WI 54971-1823
WILLIAM A LANE
1661 NEBRASKA ST
OSHKOSH WI 54902-6917
JOSEPH/SHARON ROZEK T
2330 PATRIOT LN A
OSHKOSH WI 54904-6936
JASON A STUTZ
110 W 17TH AVE
OSHKOSH WI 54902-6938
JUSTIN J/KATIE E POESCHL
112 W 17TH AVE
OSHKOSH WI 54902-6938
DENISE M ODONNELL
122 W 17TH AVE
OSHKOSH WI 54902-6938
VALERIE J WOLF
1664 NEBRASKA ST
OSHKOSH WI 54902-6918
CASSUI TOO LLC
C/O REAL PROP MANAGEMENT
2390 STATE ROAD 44 SUITE A1
OSHKOSH WI 54904-6438
CHERYL HUGHES
1653 DOTY ST
OSHKOSH WI 54902-6945
JOHN A PANSKE
1656 NEBRASKA ST
OSHKOSH WI 54902-6918
JOSEPH W J FOLEY
1650 NEBRASKA ST
OSHKOSH WI 54902-6918
FRANK/JOY M MALETZKE III
8272 OSCAR LN
WINNECONNE WI 54986-9561
STEVEN/ASHLEY CARROLL
1645 DOTY ST
OSHKOSH WI 54902-6945
RONALD R HOPPE
1638 NEBRASKA ST
OSHKOSH WI 54902-6918
SUE F BRITTON LIVING TRUST
1672 DOTY ST
OSHKOSH WI 54902-6946
BRET SCHAUER
1673 DOTY ST
OSHKOSH WI 54902-6945
RACHEL M KUHL
1665 DOTY ST
OSHKOSH WI 54902-6945
Page 14
MATT/LING YANG ROAKE
46 W 17TH AVE
OSHKOSH WI 54902-6976
DAVID E BURNER
1639 OREGON ST
OSHKOSH WI 54902-6921
TREVOR JOHNSON
EMILY BEALS-ROBINSON
1645 OREGON ST
OSHKOSH WI 54902-6921
CORY A STARK
RACHELLE M PRATER
1653 OREGON ST
OSHKOSH WI 54902-6921
VIENOLA PROPERTIES LLC
PO BOX 8042
OSHKOSH WI 54903-8042
ROBERT/ROSEMARY WIRKUS
1665 OREGON ST
OSHKOSH WI 54902-6921
DAVID K RYNO
1671 OREGON ST
OSHKOSH WI 54902-6921
NILLA D OEHLKE
500 S MADISON ST
WAUPUN WI 53963-2007
AMY S NITZ
214 W 17TH AVE
OSHKOSH WI 54902-6908
COLIN M HOFFMANN
1646 ARIZONA ST
OSHKOSH WI 54902-6910
JOHN E SCHROEDER
1656 ARIZONA ST
OSHKOSH WI 54902-6910
PEACE OF MIND RENTAL PROP
4112 N HAYMEADOW AVE
APPLETON WI 54913-6302
TODD/MARGARET RADDATZ
218 W 17TH AVE
OSHKOSH WI 54902-6908
JASON/JACKIE WINKELMAN
170 W 18TH AVE
OSHKOSH WI 54902-6940
ALYSSA N VOLKMAN
1752 OREGON ST
OSHKOSH WI 54902-6924
RON/KAREN STOCKINGER
158 W 18TH AVE
OSHKOSH WI 54902-6940
THAD/TERESA TOMASCHEFSKI
150 W 18TH AVE
OSHKOSH WI 54902-6940
DAVID DAHL
144 W 18TH AVE
OSHKOSH WI 54902-6940
BRAD/JUDITH A BAHLS
136 W 18TH AVE
OSHKOSH WI 54902-6940
KEVES7 LLC
2800 E ENTERPRISE AVE STE 333
APPLETON WI 54913-7889
AMANDA K RODMAN
1738 OREGON ST
OSHKOSH WI 54902-6924
MAOSHETON YANG
KA B THAO
1734 OREGON ST
OSHKOSH WI 54902-6924
BENJAMIN P SCHMIDT
1730 OREGON ST
OSHKOSH WI 54902-6924
JAMES L POLLNOW
1724 OREGON ST
OSHKOSH WI 54902-6924
RENEE L NEMITZ
1720 OREGON ST
OSHKOSH WI 54902-6924
CLBA HOLDINGS LLC
611 OREGON ST
OSHKOSH WI 54902-5965
GENERAL CONTR SERVICES LL
PO BOX 3306
OSHKOSH WI 54903-3306
RICHARD A PAULIK
119 W 17TH AVE
OSHKOSH WI 54902-6937
ZWIRCHITZ PROPERTIES LLC
2545 SHOREWOOD DR
OSHKOSH WI 54901-1622
BRADFORD C BRITTON
1121 HAZEL ST
OSHKOSH WI 54901-4059
Page 15
DAVID/PAULA RULAND
1720 DOTY ST
OSHKOSH WI 54902-6948
GREGORY K/JODY M RUARK
1726 DOTY ST
OSHKOSH WI 54902-6948
MICHAEL/LAURA KROLL
1732 DOTY ST
OSHKOSH WI 54902-6948
KAREN WEDDE REV TRUST
24 W 16TH AVE
OSHKOSH WI 54902-6902
JULIE VOIT YAP
1746 DOTY ST
OSHKOSH WI 54902-6948
MB HOMES LLC
PO BOX 5517
DE PERE WI 54115-5517
DENNIS/WENDY M HINZ
1758 DOTY ST
OSHKOSH WI 54902-6948
ALEX C DOBBERSTEIN
103 W 17TH AVE
OSHKOSH WI 54902-6937
THOMAS/JAMIE MUTSCH
7058 S TUFF RD
SUPERIOR WI 54880-8341
KURT/LISA A ANDERSON
49 W 17TH AVE
OSHKOSH WI 54902-6975
JEFFREY/CRYSTAL MILLER
1707 DOTY ST
OSHKOSH WI 54902-6947
NCM PROPERTIES LLC
W7558 VELMA LN
GREENVILLE WI 54942-8536
TODD/DYANE D CHRISTIE
1721 DOTY ST
OSHKOSH WI 54902-6947
DYLAN DAVIES
1725 DOTY ST
OSHKOSH WI 54902-6947
JOEL/MOLLY A NOVOTNY
1731 DOTY ST
OSHKOSH WI 54902-6947
EVAN/HANNAH R CASTONIA
1743 DOTY ST
OSHKOSH WI 54902-6947
MICHAEL A HILL
1751 DOTY ST
OSHKOSH WI 54902-6947
STEVE/STACI LAUTENSCHLAGR
1757 DOTY ST
OSHKOSH WI 54902-6947
MICHAEL/MARY PUTZER
118 W 18TH AVE
OSHKOSH WI 54902-6940
PHILLIP D SMITH
JULIE STROOK
126 W 18TH AVE
OSHKOSH WI 54902-6940
THOMAS/PAULINE HUGHES
5271 S US HIGHWAY 45
OSHKOSH WI 54902-7555
SHAYNE R VINCENT-KLUG
1806 DOTY ST
OSHKOSH WI 54902-6950
RICKY J SEARL II
101 W 18TH AVE
OSHKOSH WI 54902-6939
SHARON E SPIES
2600 JACKSON ST UNIT 107
STOUGHTON WI 53589-9143
TYSON PROPERTIES LLC
3162 HAYWARD AVE
OSHKOSH WI 54904-7447
KEVIN S/SUSAN L OTTO
1412 LAWNDALE ST
OSHKOSH WI 54901-3110
TREVOR WOLF
125 W 18TH AVE
OSHKOSH WI 54902-6939
MICHAEL J PELKY
129 W 18TH AVE
OSHKOSH WI 54902-6939
NICHOLAS GROSSKOPF
137 W 18TH AVE
OSHKOSH WI 54902-6939
RILEY BUSHA
145 W 18TH AVE
OSHKOSH WI 54902-6939
Page 16
SHELBY A KOPCHIK
151 W 18TH AVE
OSHKOSH WI 54902-6939
STEVEN/PATRICIA OWEN
159 W 18TH AVE
OSHKOSH WI 54902-6939
DAVID/SHANNON PANEK
163 W 18TH AVE
OSHKOSH WI 54902-6939
SCOTT SCHLAEGER
SUE NEUSTIFTER
173 W 18TH AVE
OSHKOSH WI 54902-6939
JOHN RASMUSSEN/N FELDNER
1808 OREGON ST
OSHKOSH WI 54902-6965
PEAK PROPERTIES OSH LLC
3623 HICKORY RIDGE
OSHKOSH WI 54904-7791
THERESA L POTTER
1818 OREGON ST
OSHKOSH WI 54902-6965
JOHN J FURMAN III
162 BROCKWAY AVE
OSHKOSH WI 54902-6944
BAILEY M PALECEK
158 BROCKWAY AVE
OSHKOSH WI 54902-6944
BRYAN/AMANDA WOLF
146 BROCKWAY AVE
OSHKOSH WI 54902-6944
MCCLONE PROPERTIES LLC
152 SCHRAMM RD
NEENAH WI 54956-9210
DB NATIONAL AVE PROP LLC
1101 SPRUCE ST
WEST BEND WI 53090-5451
ALEXANDER J SLUSARSKI
1709 OREGON ST A
OSHKOSH WI 54902-6923
SMITH SCHOOL LOFTS OSH LL
230 OHIO ST STE 200
OSHKOSH WI 54902-5825
ALEXIS L SCORGIE
221 W 17TH AVE
OSHKOSH WI 54902-6907
PAO Y VANG
227 W 17TH AVE
OSHKOSH WI 54902-6907
BRIAN R KEENE
1712 ARIZONA ST
OSHKOSH WI 54902-6932
DAN FEYEN
1716 ARIZONA ST
OSHKOSH WI 54902-6932
ANGELA G MACHO
1724 ARIZONA ST
OSHKOSH WI 54902-6932
MANDI TUCKER
KAITLYN GOMEZ
1728 ARIZONA ST
OSHKOSH WI 54902-6931
NICKOLAUS J KALISHEK
1734 ARIZONA ST
OSHKOSH WI 54902-6932
MICHAEL/ANGELICA L FAY
1738 ARIZONA ST
OSHKOSH WI 54902-6932
JANICE M VOSS
1742 ARIZONA ST
OSHKOSH WI 54902-6932
NEUBAUER FREY PROP LLC
322 COURT ST
OSHKOSH WI 54901-5032
JEFFREY T CHARLSON
63 WHITMAN CT
IRVINE CA 92617-4066
ROBERT J HEARN
1813 OREGON ST
OSHKOSH WI 54902-6964
CHRISTOPHER R SCOTT
1817 OREGON ST
OSHKOSH WI 54902-6964
LESLIE G MARTEN
225 W 18TH AVE
OSHKOSH WI 54902-6925
CODY/HANNAH RAHMLOW
219 W 18TH AVE
OSHKOSH WI 54902-6925
Page 17
W 17TH AV
OREGON ST
W 17TH AVW 17TH AV
NEBRASKA ST
OREGON ST
OREGON ST
I-PD
NMU
NMU
NMU-PD
SR-9
TR-10
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: 4/24/2025
1 in = 80 ft1 in = 0.02 mi¯129 W 17TH AVE.ZONING & 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
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