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HomeMy WebLinkAboutLetter- Board of Appeals 5-29-06 (variance approved) ~ ~ OJHKOfH CityofOshkosh Dept. of Community Deve1opment P1anning Services Division 215 Church Ave., PO Box 1130 Oshkosh, WI 54903-1130 (920) 236-5059 (920) 236-5053 FAX http://www.ci.oshkosh.wi.us Jackson R. Kinney Director Dept. of Community Development Da1T)'l1 Burich Director Planning Services Division March 29,2006 Boys and Girls Club Oshkosh C/O Marc Dosogne 501 E Parkway Ave Oshkosh WI 54901 Re: 501-519 E Parkway Ave & 526-578 Broad St Dear Mr. Dosogne: On March 22, 2006 the Board of Appeals approved your request to pennít the placement of playground equipment and a dumpster enclosure within the required setbacks, to construct a 6 foot fence wíthin the front yard setback and to construct a 10 foot fence in the rear yard setback with the following conditions: 1. The design of the dumpster enclosure be reviewed and approved by staff and that vegetation be placed between the enclosure and the neighboring lots. 2. A backstop is installed at home plate of the ball field. The decision of the Board was filed in the Planning Services Division Office of the Department of Communíty Development on March 23, 2006. Per Section 30-6(C)(3) and (4) of the City of Oshkosh Zoning Ordinance, your variance will expire on September 22, 2006 unless you have started construction for the activity allowed by the variance. If you fail to begin construction by this date, you must reapply for a variance if you intend to go ahead with the activíty allowed by the variance. Please be advised that any person or persons' aggrieved by any decision of the Board of Appeals may commence action in Circuít Court within thirty (30) days after the filing of the decision. Permits may be issued on approval of the Board, bnt you should be aware that further action could take place until as much as 30 days after the date of the decision. Building permits may be applied for from the Inspection Services Division in Room 205 at the Oshkosh City Hall between 7:30 - 8:30 AM and 12:30 - I :30 PM, Monday thruFriday, or call (920) 236-5050 for an appointment. Please bring all required building plans and information necessary for review when obtaining your building pennit. If you have any questions, feel free to call me at (920) 236-5059. ~ David Buck Associate Planner DB/pal CC: ABC Archítects/Engineers \f\,,:;;~<!JI"Y\.~ tÖ ~ °.zf-;!~9/H City of Oshkosh Planning Services Division 215 Church Ave., PO Box 1130 Oshkosh, WI 54903-1130 (920) 236-5059. (920) 236-5053 FAX http://www.ci.oshkosh.wi.us Jackson R. Kinney Director Dept. of Community Developmeut Darryn Burich Director Plauning Services Division BOARD OF APPEALS AGENDA MARCH 22, 2006 3:30 PM To Whom It May Concern: PLEASE NOTE the Cíty of Oshkosh Board of Appeals will meet on WEDNESDAY, MARCH 22, 2006 at 3:30 PM in Room 404 at the Oshkosh City Hall to consider the following agenda. ROLL CALL APPROVAL OF MARCH 8, 2006 MINUTES I. 501-519 EAST PARKWAY AVE & 526-578 BROAD STREET (BOYS & Girls Club of Oshkosh) AEC Architects/Engineers-applicant, Marc Dosogne, Boys and Girls Club Oshkosh LLC-owners, request a variance to permit the placement of playground equipment and a dumpster enclosure within the required setbacks, to construct a 6 foot fence within the front yard setback and to construct a 10 foot fence in the rear yard setback. Section 30-35 (E) of the Oshkosh Municipal Code: Additional Standards and Exceptions limits fence height to 4 foot high in required front yards and 6 foot high in other required setbacks. Section 30-35 (B)(I) of the Oshkosh Municipal Code: Additional Standards and Exceptions requires less restrictive uses abutting more restrictive uses to provide a transitional buffer yard area between them and requires the deepest front yard setback on mixed zoning blocks. II. 450 JOSSLYN STREET (UW-Oshkosh Sports Complex) Steven Arndt, applicant, Universíty of Wisconsin-Oshkosh, owner, request a variance to permít the installation of light poles and fixtures varying from 50 to 80 feet tall on the baseball and softball fields of the Oshkosh Sports Complex. Section 30-22 (B)(5) of the Oshkosh Municipal Code: R-5 Multiple Dwelling District limits structures to a maximum of 45 feet in height. OTHER BUSINESS Discussion of BOA procedures ADJOURNMENT IF YOU HAVE ANY QUESTIONS, PLEASE CALL THE PLANNING SERVICES DIVISION AT (920) 236-5059, BETWEEN 8 AM - 4:30 PM, MONDAY THRU FRIDAY ..' BOARD OF APPEALS MINUTES MARCH 22, 2006 PRESENT: Dan Carpenter, Robert Cornell, Dennis Penney, Edward Wilusz, and Chairperson Cheryl Hentz EXCUSED: Larry Lang, and Moss Ruedinger STAFF: David Buck, Associate Planner, and Patty LaCombe, Recording Secretary The meeting was called to order by Chairperson Hentz. Roll call was taken and a quorum declared present. Motion by Mr. Cornell for approval of the March 8, 2006 meeting minutes, seconded by Mr. Wilusz. Motion carried 5-0. I: 501-519 EAST PARKWAY AVE & 526-578 BROAD STREET (Bovs & Girls Club of Oshkosh) ABC Architects/Engineers-applicant, Marc Dosogne, Boys and Girls Club Oshkosh LLC- owners, request a variance to permit the placement of playground equipment and a dumpster enclosure wíthin the required setbacks, to construct a 6 foot fence wíthin the front yard setback and to construct a 10 foot fence in the rear yard setback. Section 30-35 (E) of the Oshkosh Municipal Code: Additional Standards and Exceptions limits fence height to 4 foot high in required front yards and 6 foot high in other required setbacks. Section 30-35 (B)(I) ofthe Oshkosh Municipal Code: Addítional Standards and Exceptions requires less restrictive uses abutting more restrictive uses to provide a transitional buffer yard area between them and requires the deepest front yard setback on mixed zoning blocks. Mr. Cornell asked to discuss each item separately Mr. Buck introduced ítems 1 & 2 (fencing) and passed around colored pictures. Bill Aubrey, Project Manager ABC Architects Engineers- applicant, 5703 Cty Rd A Mr. Aubrey stated the fence on Broad St. is currently a 4 ft. fence and they plan on keeping the same height. A 4 ft. fence along the playground area of East Parkway is too low and is unsafe for the children, that's why they are proposing a 6 ft. fence in that area. The owners are purchasing the lot adjacent to the South and would like to move the ball field and extend the fence. The lOft. fence currently runs a good distance between the two properties. Mr. Wilusz asked if any thought was given to install a more substantial backstop at the ball field. Mr. Aubrey stated they would like to install a full backstop with an angled top, which would be higher than 10 ft. Mr. Carpenter asked if the fence is going to have an angled top. Mr. Aubrey stated it would be straight up. Mr. Carpenter stated Mr. Aubrey made a wonderful sales point about having more offenders in the area and for the safety of the kids a 6 ft. fence would be better than a 4ft. Mr. Buck introduced item 3 (dumpster). Mr. Buck stated there is a 25 ft. transitional setback in that area and the dumpster is proposed in that area to maximize parking on the site. To minimize Board of Appeals Minutes -2- March 22, 2006 any impact the applicant proposed to screen the dumpster with an enclosure made out of masonry. Mr. Buck stated he felt the design ofthe dumpster enclosure should be reviewed and approved by staff and that vegetation should be placed between the enclosure and the neighboring lots. Mr. Aubrey stated their current dumpster is located by the current garage location, which is located by the proposed playground. They would like to minimize the amount of traffic conflict with vehicles and children to ensure ofthe children's safety. By placing the playground to that location the children will be better monitored. Mr. Penney asked where the access would be for the dumpster. Mr. Buck stated the access would be off Broad St. Mr. Penney asked if there was any danger to kids through that path. Mr. Buck stated the railroad tracks are across Broad St. and the only thing located to the South of the parking lot is the ball field. Mr. Buck introduced item 4 (Playground equipment). Mr. Buck stated the applicant states the equipment is optimal in location as it is a quick easy route for the children of the Boys and Girls Club and the Headstart program. Mr. Aubrey stated they could fit the playground equipment within the setback areas; however it would be more compacted than they wanted, they wanted the children to have more room to move from equipment to equipment. Mr. Cornell asked what separates the playground equipment from the parking lot. Mr. Aubrey stated there is a 4 ft. fence there. Mr. Aubrey also stated they are adding a 4 ft. fence with a gate going from the building to the playground equipment. Any vehicle traffic going to the garage will have to get out of the vehicle to open the gate, which means they will have to stop and be aware of the surroundings and the children. Kurt Koeppler, Board President Boys and Girls Club, 1726 Rivermill Rd Mr. Koeppler stated he knows 4 variances are a lot to ask for, however he is asking for support on this. They have done a lot of homework on this plan, they worked very hard to ensure the safety, entertaimnent, and education issues have been met. They can't move to another location, since this is where the kids are. The only means of transportation for a lot ofthese kids is eíther by walking or riding their bicycles, therefore they need to be in the area they are in. They currently have a membership of over 2,000 children. Mr. Cornell asked ifthis were denied, would it be very detrimental to the future of their operation for anything else they wanted to do or affect the expansion. Mr. Koeppler replied there is no question on what ít would limit, the amount of kids they could serve. Right now it's hard to get teens to come there without their own facility. There is no place for those kids to go and be supervised, also there is more to the facility than just entertaimnent they have computer labs, structure, homework studies. Ms. Hentz asked Mr. Aubrey in their addendum to the application it states they currently have a backstop within the setback, is that the same backstop Mr. Wilusz is talking about or is that a different backstop. Mr. Aubrey stated they would like to install a more traditional backstop. . --- -~ Board of Appeals Minutes -3- March 22, 2006 Motion by Cornell for approval of a variance to permit the placement of playground equipment and a dumpster enclosure within the required setbacks, to construct a 6 foot fence within the front yard setback and to construct a 10 foot fence in the rear yard setback with staff's recommendation: The design of the dumpster enclosure be reviewed and approved by staff and that vegetation be placed between the enclosure and the neighboring lots. 2 A backstop is installed at home plate ofthe ball field. Seconded by Carpenter. Motion carried 4-0-1, Mr. Penney obtained from voting. Finding of Facts: Mr. Wilusz stated this is clearly in the public interest, no adverse impact to the neighboring property owners, and unique physical limitations for this type of facility in the central part of the city. Strict compliance would pose unnecessary hardship. Ms. Hentz stated ifthis was denied, it could potentially result in harm to the public interest, this is a great place for the kids that might not otherwise have any other place to go. Mr. Cornell stated there was no harm to the neighboring property owners from the way it is fenced in and controlled. II: 450 JOSSLYN STREET (UW-Oshkosh Sports Complex) Steven Arndt, applicant, University of Wisconsin-Oshkosh, owner, request a variance to permit the installation oflight poles and fixtures varying from 50 to 80 feet tall on the baseball and softball fields of the Oshkosh Sports Complex. Section 30-22 (B)(5) ofthe Oshkosh Municipal Code: R-5 Multiple Dwelling District limits structures to a maximum of 45 feet in height. Mr. Buck introduced the item, passed around color pictures and stated a public neighborhood meeting was held on 3/20/06 regarding the Oshkosh Sports Complex. Tom Sonnleitner, Vice Chancellor for Administration UW-Oshkosh, 800 Algoma Blvd Mr. Sonnleitner stated Musco Lighting Inc., who is the largest most respected lighting company in the United States, is installing these lights. They do about 75% of the lighting fixtures in this country. The Light Structure Green is a new product that reduces spillage and maintains light focus on the field. If they weren't able to get the variance they would be eliminated from the NCAA Division 3 regional baseball. The university did a light meter study around the area; it shows 54 foot candles on the edge of their field, stepping onto the track the reading was down to 10.4 foot candles, moving across to the practice field it is down to 0.5 foot candles. They also took the light levels on Taft Ave. and found regular streetlights reflect 0.7 down to O.1foot candles. The University is prepared to perform the following during events: ask that music is not played during practices, turning off some of the lights during cleaning of the facility after the games and installing mature trees along the practice field. Mr. Permey asked if there is a requirement by Division 3 that light fixtures have to be a certain height. Mr. Sonnleitner said there is no height requirement; the problem is that if the lights on the baseball field were placed at 45 ft. it would be unsafe to play under. Mr. Wilusz wanted to clarify that they could put the lights at 45 ft but the University wouldn't put them at 45ft. STAFF REPORT BOARD OF APPEALS MARCH 22, 2006 ITEM I: 501-519 EAST PARKWAY AVE & 526-578 BROAD STREET (BOYS & Girls Club of Oshkosh) GENERAL DESCRIPTION AND BACKGROUND ABC Architects/Engineers-applicant, Marc Dosogne, Boys and Girls Club Oshkosh LLC- owners, request a variance to permit the placement of playground equipment and a dumpster enclosure within the required setbacks, to construct a 6 foot fence within the front yard setback and to construct a 10 foot fence in the rear yard setback. Section 30-35 (E) of the Oshkosh Municipal Code: Additional Standards and Exceptions limits fence height to 4 foot high in required front yards and 6 foot high in other required setbacks. Section 30-35 (B)(I) of the Oshkosh Municipal Code: Additional Standards and Exceptions requires less restrictive uses abutting more restrictive uses to provide a transitional buffer yard area between them and requires the deepest front yard setback on mixed zoning blocks. The subject 2.7 acre site is made up of 3 different zoning districts including C-l Neighborhood Business, R-I Single Family Residence and M-2 Central Industrial. It is currently developed with a 15,000 sq. ft. building used for the Boys and Girls Club and a 4,500 sq. ft. building used for Headstart. Broad Street borders the parcel on the west and East Parkway Avenue on the north. The general area can be characterized as a lower- density residential area with single and two family homes bordering the subject property on the east and the south. ANALYSIS In reviewing a variance request, the following questions should be addressed: When considering an area variance, the question of whether unnecessary hardship or practical difficulty exists is best explained as "whetber compliance with the strict letter of the restrictions governing area, set backs, frontage, height, bulk or density would unreasonably prevent the owner from using the property for a permitted purpose or would render conformity with sucb restrictions unnecessarily burdensome." Are there any unusual or unique physical limitations of the property, which create a hardship? Will granting of a variance result in barm to the public interest? The Boys and Girls Club plans to expand their existing building by approximately 9,500 sq. ft. as well as establish a formal baseball field and relocate their playground. To accomplish these goals, the applicant is requesting 4 individual variances as stated above and discussed below: 1 & 2) 6' fence within the front yard and a 10' fence in the rear yard The baseball field is proposed to be located along Broad Street to the south of the club. This field and associated improvements such as a dugout and diamond are to be protected with a 10' high chain linl, fence in the rear yard and a 6' high chain link fence in part of the front yard setback. The applicant states, and staff agrees, that the 10' high fence is STAFF REPORT ITEM I -2- BOARD OF APPEALS MARCH 22, 2006 ... . necessary to serve as a backstop for the field as well as protection of foul balls entering neighboring properties. The proposed 6' high fence within the front yard setbacks was not identified on the variance application but was shown on the plans. Staff is unsure why 6' tall fences would be needed here, especially when the fence along Broad Street is proposed at 4' high and suggests these not be approved. 3) Dumpster enclosure in the rear yard The dumpsters and associated dumpster enclosure are proposed to be loqted directly north of the ball field at the far east end of a new parking lot 6' -9" from the rear lot line well within the required 25' transitional rear yard area. The applicant states that the dumpster location was chosen in an attempt to maximize needed parking as well as to separate the children play areas from garbage truck access routes. The applicant hopes to minimize any impact the dumpster will have by screening it with a decorative masonry enclosure. Staff feels that the location of the dumpsters is sound in that it will be relatively near the club, functionally separated from the playground, and situated as to be next to and shielded by a detached garage, shed and vegetated area on the neighboring lots. Staff does suggest that the design of the dumpster enclosure be reviewed and approved by staff as a condition of the variance approval and that vegetation be placed between the enclosure and the neighboring lots. 4) Play!!round equipment in the front and transitional yards The applicant proposes to place permanent playground equipment within the 20' front yard setback on East Parkway Avenue as well as in the required 20' and 25' transitional yards located at the northeast corner of the site. The applicant states that the location of the equipment is optimal in regard to accessibility to the Boys and Girls Club building as well as the Headstart building allowing the least amount of travel distance for children and the ability to have duplicate monitoring of children by staff. The applicant contends that there is practical difficulty in developing the site, as it is an institutional use located within a residential area. Staff agrees that the development and operation of an institutional use within a residential neighborhood is burdensome and feels that the structures proposed to be located in the setbacks are generally temporary in nature and development of said uses on this particular location would be practically difficult if all code provisions had to be met. Staff also believes that the majority of the variances, if granted, would not present any additional harm to the public interest than would exist if developed to code standards. RECOMMENDATION Staff recommends approval of the variance to permit the placement of playground equipment within required front and transitional yard setbacks, placement of the dumpster enclosure within the required rear yard setback and also to construct a 10' tall fence in the rear yard setback with one condition: The design of the dumpster enclosure be reviewed and approved by staff and that vegetation be placed between the enclosure and the neighboring lots. and Staff recommends denial of the variance to construct a 6' tall fence within the front yard setback. !'Iease TvDe or Print in BLACK INK CITY OF OSHKOSH APPliCATION FOR VARIANCE Return to: Dèpartment or Community Development 215 Church Ave. . P.O. Box 1J30 Oshkosh, WI 54903.JJ30 Please write legibly with black ink and also submit a complete reproducible site plan (maximum size 11" x 17"). (A complete: site plan includes, but is not limited to, all structures, lot lines and streets with distances to each.) There is a $125.00 fee foreach variance application. The fee is payable to the City of Oshkosh and due at the time the application is submítted. Address oCParcel Affected: Petitioner: AEC Architects/Engineers 501-519 E. Parkway be. & 526-578 Broad St. Petitioner's Address: " Home Pbone: N/ A WorkPbone: 920-233-6908 Signature Required: Date: 03/03/2006 Owner (iCnot petitioner): Home Phone: N/A Owner's Address: 501 E. Parkway Avenue Work Phone: 920-233-1414, Ext. 15 Signature Required: /Ø?tAÁ/ o..~ Date: 03/03/2006 In order to be granted a variance, each applicant must be able to prove that an unnecessary hardship would be created if the variance: is not granted. ,The burdeli of proving an unnecessaIy hardship rests upon the applicant. The attached sheet provides infonnation on what constitutes a hardship. (Attach additional sheets, if necessary, to provide the infonnation requested. Additional infonnation may be requested as needed.) I. Explain your proposed plans and wby you are requesting a variance: See Attached Sheet. 2. Describe bow tbe variance would not have an adverse effect on surrounding properties: See Attached Sheet. . (Continued on Reverse Side) ~r 44o4? 3. Describe the special conditions that apply to your lot or structure that do not apply to surrounding lots or structures: See Attached Sheet. 4. DesCribe the hardship thatwould result if your variance were not granted: See Attached Sheet ADJACENT PROPERTY OWNERS 50~ E PARKWAY BOY'S & GIRLS CLUB AEC ARCHITECTS I ENGINEERS 5703 COUNTYRD A OSHKOSH WI 54901 STEPHANIE TOMKO 502 E PARKWAY AVE 'OSHKOSH WI 54901-4651 THOMAS & MARY HENDRICKS PO BOX 2162 OSHKOSH WI 54903-2162 KEVIN & TORI TULLY 518 E PARKWAY AVE OSHKOSH WI 54901-4651 ALL AMERICAN INVEST. LLC PO BOX 1152 OSHKOSH WI 54903-4651 WMFOOTIT JR 575 MONROE ST OSHKOSH WI 54901-4644 RODGER KRIEWALDT 5657 MONROE ST OSHKOSH WI 54901-4644 RONALD BARICKO REV TRUST 557 MONROE ST OSHKOSH WI 54901-4644 RICHARD ROUSAR 553 MONROE ST OSHKOSH WI 54901-4644 WILTON & LISA BROWN 1624 DOEMEL ST ~SHKOSH WI 54901-3171 EDWARD & DIANNE WILCOX 535 MONROE ST OSHKOSH WI 54901 JULIE FLACK ;27 MONROE ST )SHKOSH WI 54901-4644 DONALD & ARLINE WUSSOW 708 ELAINE RD WEST PALM BEACH FL 33413 'OX VALLEY & WESTERN LTD 7641 S ASHLAND AVE OMEWOOD,IL 60430 MARC DOSOGNE 501 E PARKWAY AVE OSHKOSH WI 54901 RUSSELL & CHERRI KLUG 512 E PARKWAY AVE OSHKOSH WI 54901-4651 DONALD HOLLAND 581 MONROE ST OSHKOSH WI 54901-4644 ROBERT KOCH 563 MONROE ST OSHKOSH WI 54901-4644 THOMAS PUTZER 628 CEAPE AVE OSHKOSH WI 54901-5211 AM~ PENZENSTADLER 531 MONROE ST OSHKOSH WI 54901-4644 RONALD HOPPE 1706 COLUMBIA AVE OSHKOSH WI 54901-2106 1. Explain your proposed plans and why you are requesting a variance: We are reqúesting fJ. variance due to the setback requirements at the playground and dumpster locations on the site of the Boys and Girls Club located on E Parkway Avenue and Broad Street and also for a 10-foot high fence along the east property line. The first item is the location of the playground equipment in relation to the setback requirements along Parkway A venue and along the south and east sides of the playground. In this location, the playground is easily accessible to the Boys and Girls Club building and to the Headstart building. It limits the amount of distance kids must travel away frortl the buildings to get to the playground. However, the setback restricts the distribution of the playground equipment. The second item is that we would like to locate the dumpster within the setback. The dumpster is located on the site to prevent safety hazards by keeping the dumpster away from the playground (where they are currently located) and other areas where small children would be present. We are also requesting a variance to allow a 10-foot high fence within the setback for the baseball field area. The fence is necessary to seNe as backstop for the baseball field and also to keep the balls and children out of the neighboring properties. There is currently a backstop within the setback at this time. We are requesting a relocation that is similar to the current one. 2. Describe howa variance would not have an adverse effect on surrounding properties: A variance allowing the playground equipment to be located within the setbacks would not have an adverse effect on the surrounding properties. If located within the setback, the equipment. will be better spread out with less of a cluttered appearance. New equipment and refurbished existing equipment are aesthetically pleasing and will be maintained regularly. The playground would appear similar to a playground in a neighborhood park or at a neighborhood school. The location of the dumpster will not have an adverse effect on the surroundirig properties. Decorative masonry will be used to screen the dumpsters creating a desirable appearance. Also, the houses on the adjacent properties are located on the east side of their lots so the dumpster enclosure will not be close to any houses. The 10-foot high fence will be beneficial rather than having an adverse effect on the surrounding properties. It will limit the balls from going into the neighboring properties and likewise, it will keep the children from going into the neighboring properties to retrievé the balls. The location of the fence positions the balls away from the neighboring properties. Also, the fence will be chain-link, so it will not create dark areas or excessive shade on the neighboring properties. 3. Describe the special conditions that apply to your lot or structure that do not apply to surrounding lots or structures: Our lot is zoned differently and has a different use than the surrounding properties. The lots adjacent to our property are residential. ' 4. Describe the hardship that would result it your variance were not granted: The setbacks at the playground location restrict the distribution of the playground equipment. If the variance were not granted, there is not another optimal location for the playground. Also, if the playground were located on the south side of the building, there would not be enough area for the baseball field. The distance for the smaller children would also be increased, limiting the ability to provide duplicate monitoring of the children. If the variance were not granted for the dumpster to be located within the setback then the dumpster would have to be located near the playground. There would be safety hazards that could occur if the dumpster is located there. When the garbage truck picks up the garbage it would be in close proximity to the playground and the buildings. It would be coming into an area where there would often be children present. Not allowing a variance for the 10-foot high fence will certainly have a negative effect on the neighborhood. The children will play baseball whether there is a fence or not. The neighbors will most likely have balls and children trying to retrieve them on their property. $NOISIÆilIJ MSN(X)S/M "SO»HSO ..... SY3ÐWWW NOI.I.,nY1SNOO == ~, ~~1i)b~: ~ ¡ I i , ¡ "--¡-"-g¡"'------" " ," !I!lii Ii ~(Ç',~j -----"",,,,_J - -- -- --r--_h_h_U_U [! -, "--'-----_"_h_h_j,..-J_h__;¡;---_U_-- ! ¡Bj ! h ¡ I¡¡!! 1 I II I I!!! ,¡¡i! 'I 111.!!!!d '" il!! !iil! 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Parkway Ave. & 526-578 Broad St. ON THE WATER N A This map is neither a legally recorded map nor a survey and it is not iutended tn be used as one. This drawing is a compilation of records, data aud infnrmatiou located in various dty, cnunty and state offic.. and utber suurc.. affecting the area shown aud it is to he used fur referoue< purpuses uuly. The City ofOshkush is uot re- sponsible for auy inaccuracies herein coutained. If discrepencies are fouud, please contact the C;tyofOshkush. City of Oshkosh Wisconsin Community Development 500 0 500 Feet , , OJHKOJH Created by - VR 3-7-06