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HomeMy WebLinkAboutIIIPLAN COMMISSION STAFF REPORT JUNE 03, 2008 ITEM III: CONDITIONAL USE PERMIT FOR THE DEVELOPMENT OF AN AUTOMOBILE WASH AT 2407 JACKSON STREET GENERAL INFORMATION Applicant: Keller, Inc. Property Owners: EDRON Real Estate, LLC. Action(s) Requested: The applicant is requesting a conditional use permit for the development of a two-bay automatic automobile wash and associated site improvements. Applicable Ordinance Provisions: The C-2 General Commercial District requires a Conditional Use Permit for the development of an automobile service facility in Section 30-25(A). The Zoning Ordinance establishes criteria and guidelines for the approval of Conditional Use Permits in Section 30-11(D). Property Location and Background Information: The petition encompasses approximately 2 acres of land on three individual parcels. The parcels are to be reconfigured to create two parcels; one being approximately 1.5 acres in size, fronting on Jackson Street and being occupied by the existing tavern/nightclub and the car wash, the second parcel will be approximately .5 acres in size, fronting on Wisconsin Street and left in its current gravel condition awaiting potential future development. The area of land included in this petition is located on the west side of Jackson Street between Wisconsin Street and Jackson Street, approximately 500 feet north of Smith Avenue. Suhiect Site -- Existin Land Use _Zonin Tayern/Nightclub & Parking C-2 Adiacent Land Use and Zonin Existing Land Uses Zor:ing North Residential -Single Family Home A2 (County) South Commercial -Professional Office C-2 East Commercial (Across Jackson) -Restaurant C-2 West Commercial -Gravel Parking C-2 Comnrehensive Plan Land Use Recommendation Land Use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS Proposed development on the site includes the construction of a two-bay 2,100 square foot automatic car wash facility, repaved parking and drive aisle areas and divided ingress-egress drives to Jackson Street. The improvements will be placed south of the existing tavern/nightclub and will share the common lot with associated site improvements such as drive lanes to the public street and parking. The car wash business is proposed to be operated as a 24-hour unattended self-service facility that the petitioner believes will have 90 percent of its business between the hours of 7:00 a.m. to 7:00 p.m. Site Plan The site currently contains a tavern and is completely improved with structure and paving. The proposed placement of the car wash appears to meet the dimensional regulations of the C-2 Zoning District with the exception of the future vacuum stations placed south of the main drive aisle. As situated, anybody using the vacuums would park in a required drive aisle thereby blocking one of the drive lanes. For this reason, staff suggests the future vacuum stations be removed or relocated to be code compliant. Mechanical equipment associated with the car wash is proposed to be located in front of the car wash (fronting Jackson Street) but are proposed to be screened by landscaping. As mechanicals often change over time as does landscape screening, staff would like to reinforce that all mechanical equipment must be screened from view of any street or residentially zoned property, which will be reviewed during regular building permit application. Research on the site indentified an existing 48 inch storm sewer located along the south property line and on a portion of the east property line. The Department of Public Works requests that a 10 foot storm sewer easement be provided along the entire south property line and along the east property line a minimum of 10 feet beyond actual storm sewer pipe location to allow future maintenance of said sewer. This easement area will need to be clear of any building footings or any other extensions as well as not include any landscaping that may contain root systems that might damage or make it difficult to maintain the storm sewer. Access/Parking Access to both uses are proposed to be provided through the use of the two existing drives on the site with a modification to the southern drive to make it a 5 foot concrete island separated ingress/egress entrance thereby allowing ingress to both uses while allowing egress for the car wash use individually. Staff has concern regarding the southern drive in that the separation is substandard as code requires a minimum of a ten feet separation. There is also concern regarding confusion by patrons attempting to use the ingress-only drive for exiting, which could cause safety issues on Jackson Street. Staff believes that the dedicated exit for the car wash is beneficial but suggests that the one-way ingress drive on the southern side of the east property line be removed and replaced with greenspace. As a point of consideration regarding access, if the proposal were for completely new construction, the city's Access Control Ordinance would permit only one driveway for the entire lot. Overall parking count for both uses on the site is being met as is the requirements for stacking spaces and loading area for the car wash use. Code requires a minimum of 72 stalls/stacking spaces for both developments and 87 are being provided. All but 14 stalls/stacking spaces on-site are current and being proposed to remain within existing asphalt areas. Landscaping Landscaping is proposed to be installed throughout areas being redeveloped and include substantial additions of trees and shrubs along the south property line to not only enhance and soften the look of the structure but to reduce any visibility, noise, spray or other results of the car wash from the adjacent property to the south. Additional landscaping is provided in front of the tavern along the northern portion of the east property line. As mentioned, the landscaping may become problematic because of the location of the storm Item III -CUP: Car Wash Jackson 2 sewer and what type of vegetation can be planted within the easement. Therefore staff recommends a condition that the landscaping be adjusted to meet requirements of the code while still being appropriate to be placed above the sewer. Building The proposed car wash structure is designed with a flat roof and overall height of 15 feet. Proposed materials include full face split block, smooth face block, and four inch brick and metal coping. The east and west facades will include the two bay doors and the north and south facades will be accented with a door and windows. The overall appearance of the car wash is pleasant and not inconsistent with other development along Jackson Street. Lighting & Signage A site lighting plan has been submitted that appears compliant with the Zoning Ordinance for light levels at the property line. Signage plans have not been included with the submittal and must meet the regulations of the Zoning Code. Stormwater Grading, erosion control and Stormwater plans have not been submitted with the packet. The petitioner states that the hard/impervious surface area of the site will be reduced as landscape areas are being added. It is anticipated that the limited area being disturbed will not require additional Stormwater facilities, but staff would like to point out that stormwater management will have to be approved by the Department of Public Works during regular building permit application. RECOMMENDATION/CONDITIONS Staff recommends finding that the proposed conditional use permit request is consistent with Section 30- 11(D) of the Zoning Ordinance and be approved with the following conditions: 1) A 10 foot storm sewer easement is provided along the entire south property line and along the east property line a minimum of 10 feet beyond actual storm sewer pipe location, with approval of the Department of Public Works. 2) Footings and any other extensions of the car wash structure are located outside of the proposed easement areas. 3) Landscaping is adjusted to meet requirements of the code while still being appropriate to be placed above the sewer. 4) Future vacuum stations are removed or relocated to be code compliant. 5) All mechanical equipment is screened from view of Jackson Street or residentially zoned property. 6) Removal of the one-way ingress drive on the southern side of the east property line. Item III -CUP: Car Wash Jackson City of Oshkosh Application `- Conditional Use Permit sUBM1T To: Dept. of Community Development r1 rLll~~ 215 Church Ave., P.O. Box 1130 oN THE WATER **PLEASE TYPE OR PRINT USING BLACK INK** Oshkosh, Wisconsin 54903-1 1 3 0 PHONE: (920) 236-5059 APPLICANT INFORMATION Petitioner: ~~ /`~ ~ ~ Date' ~ y ~' ~ `~ Petitioner's Address: ~~ LJ O /~ ~~ ~ City: ~Q~ l~ l/A CJ State: ~ Zip: ~~ •~Cp Telephone #: (~) ~7 ~ ?"" ~ /J ~FaX: (~?a) ~ "" ~b Q Other Contact # or Email: ~ai>Ch ~ ~'!~ 4.~(C/~ Status of Petitioner (Please Check): ^ Owner Petitioner's Signature (required): OWNER INFORMATION Ce>~ Date: .,~- © O Owner(s): ~O./L~~~~4 ~~ ~ Date: ~ y ^0 d Owner(s) Address• ~ ~ ~ ~ ~ • f 1 ! /Q~ ! e City: ~S''1 ~ O ~ h State• ~T Zip: S ~~O Telephone #: (~~) ~ Z.CJ ' ~2 ~ ? FaX: (9~j1 ~ J ""~ / ~~ der Contact # or Email: / ~ U~ ~ Ownership Status (Please Check): Individual ^ Trust ^ Partnership ^ Corporation Property Owner Consent: (requir~i) By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates aze tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: ~~ ~'~~~ SITE INFORMATION ~/ T r p Address/I.ocation of Proposea Project: ~ -1 ~ ~ LJ ~r~ " ~~c~ Proposed Project Type: ~ - Current Use of Property: Land Uses Surrounding Your Site: North: GOI~-A Zoning: south: ~, - .F n. ~~ ~t /14~/l G:P~ ~~~GiP ~ East: ~ ~ ~~~ cGl "d~~ /L~/'~G ~ CD/'h~^''~C~14' west: **Please note that a meeting notice will be mailed to all abutting property owners regazding your request. - Application fees are due at time of submittal Make check payable to City of Osbkosh. Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm Staff Date Recd "" ~~ ^ Tenant ^ Prospective Buyer - us~o, 4 Btiefiy explain how the proposed conditional ase will not have a negative effect on the issues below. 1. H/ealth, safety, and general welfare of occupants of surrounding lands. f' 't2~`G ~ S /lo th~n~ G~~ Ga,~ ~%11~ vt~ ~~1~' ~vOwlc~ ~1r24'co ~! ri ~V lh, a. 2. P strian and vehiculaz circulation and safety. fix: s.~ ~~ dr~ ~s' ~6 ~ ~~~~~ -f-ti~. s~r~z -~l,~~ie k l o l'~ ~ c 3. Noise, air, water, or other forms of environmental pollution. ~ ~/ /4 /1i G!; `~fGls~ ~ SG~~d' ~'~ ~~~ f ~r(~ /~fB/~H"~y/ l-/1~ ~v~~~ ~'~I' 4. The demand for and availabi ity of public services and facilities. T~. ~ e- ~,,.~~ 6 ~ ~ n.~d -mil` ¢ ~-~ ~'~. fe`'''~~ ~~ 5. Character and future development of the area. d a 't"~ ~~T" G,o ~' SUBMITTAL REQUIREMENTS -Must accompany the application to be complete. A narrative of the proposed conditional ase and project including: ,~ Proposed use of the property q[ Existing use of the property J~p Identification of structures on the property and discussion of their relation to the project ,f~ Projected number of residents, employees, andlor daily customers ,~l Proposed amount of dwelling units, floor area, landscape azea, and parking area expressed in squaze feet and acreage to the neazest one-hundredth of an acre ~~ i ~ Effects on adjoining properties to include: noise, hours of operation, glaze, odor, fumes, vibration, etc. Surrounding land uses Compatibility of the proposed use with adjacent and other properties in the area. ,~ Traffic generation p" Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties A complete site plan including: ,f~ Two (2} full size (24" x 36") scaled and dimensioned prints of site plan and building elevations ~ Two (2) $ '/:" x 11 (minimum} to 11" x 1 T' (maximum) reduction of the building elevations and site plan ~ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style table file (if plans have been prepared digitally) d Title block that provides all contact information for the petitioner and/or owner, if different ~' Full name and contact information of petitioner's engineers/surveyors/azchitects, or other design professionals used in the plan preparation 4~ The date of the original plan and latest date of revision to the plan ~' A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1"=60') unless otherwise approved by the Department of Community Development prior to submittal ~( Alt property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled ' All required building setback and offset lines ~ Ail existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks, patios, fences, walls f tj Location of all outdoor storage and refuse disposal areas and the design and materials used for construction ~ Location and dimension of all on-site parking (and off-site parking provisions if they are to be employed), including a summary of the number of parking stalls provided per the requirements of Section 30-36 City of Oshkosh Zoning Ordinance Location and dimension of all loading and service areas on the subject property ~ Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan ~ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e. visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators 5 TMKeller Planners I Architects I Buildere Of~ces in Fox Citzes, Madison, Milwaukee dWaurau May 8, 2008 T0: David Buck CITY OF OSHKOSH COMMUNITY DEVELOPMENT 215 Church Avenue Oshkosh, WI 54901 FROM• Bob Poch KELLER, INC. P.O. Box 620 Kaukauna, WI 54130-0620 Phone: 920-427-4458 Fax: 920-766-5004 Email: bpoch c~kellerbuilds.com RE: LEWELLYN CAR WASH Site Location: 2407 Jackson Street Condition Use Fee: $300.00 (Check #83465 is enclosed) NARRATIVE: The proposed use is a two-bay automatic carwash. 2. The existing use is a bar/nightclub and parking lot. There are (2) existing structures on the property. A 6,000 sq. ft. bar/nightclub and an 824 sq. ft. storage garage to the north of our proposed carwash. (See site plan.) 4. The nightclub operation will remain the same. The nightclub customers and carwash customers should offset each other nicely from a traffic standpoint. We anticipate 90% of the carwash business to be from 7:00 a.m. to 7:00 p.m. The nightclub hours and traffic are from 7:00 p.m. to 2:00 a.m. on Thursday, Friday and Saturday. Our proposed carwash is 2,100 sq. ft. We have added landscaping in the areas we have disturbed or changed. We have also replaced some asphalt at the areas adjacent to the new carwash as noted on the site plan. We are planning to leave the existing driveways, landscaping, asphalt and site lighting the same in the areas of the nightclub property that we are not disturbing. The areas closely adjacent to the proposed building within the construction limits will be nicely landscaped, paved and lighted to allow the carwash to be built in an appropriate manner. The parking area or hard surface area, in terms of square footage, will actually be reduced so there will be more landscaped areas. 6. The hours of operation of the carwash will be 24 hours per day and we anticipate generating (25) to (150) cars per day (depending on weather conditions). This will not interfere with the traffic generated by the current nightclub. The noise should be minimal and we have added a landscape buffer on the south property line to reduce any noise concerns. Odor, fumes and vibration should also not be an issue. ABBaess P.O. Box 620, Kaukauna, WI 54130-0620 WEB SITE PHONE Epg www.kellerbuilds.com l'J 920.766.5795 1.800.236.2534 920.766.5004 Page 1 CITY OF OSHKOSH COMMUNITY DEVELOPMENT Re: Lewellyn Carwash 5/8/08 7. The surrounding uses are on the enclosed application and are commercial in nature, which will be compatible with the proposed use. 8. We have not planned a garbage enclosure due to lack of garbage generated with the carwash use. The proposed garbage function for the nightclub will remain the same. 9. Parking calculations are noted on the site plan under site data. We have a few more parking stalls than required by your ordinance. 10. We have shown (1) delivery/loading area behind the building for delivering carwash cleaning products. 11. We have included a photometric plan that shows the proposed lighting associated with the carwash. We plan on using wall pack mounted metal halide fixtures to light the surrounding carwash. The existing parking lighting area associated with the nightclub will remain as existing. 12. There will be (2) coin kiosks to enter the carwash and (2) exit lane dryer timers per the site plan. There will be no other exterior rooftop or mechanical units other than an electrical service panel, gas service and electrical transformer pad. We anticipate these to be located in the front of the building and they will be screened by landscaping. We will have a plumbing and HVAC vent on the roof, which should be minimal from a view standpoint. . If you have any questions, please call me at 920-427-4458. We look forward to your favorable review. Respectfully submitted, KELLER, INC. PLANNERS/ARCHITECTS/BUILDERS .~~ P~~ Bob Poch ,~"~ Project Manager Enclosures: • $300.00 (Check #83465) • (2) Full-Size Plan Sites • (2) 11 x 17 Plan Sites • Conditional Use Application cc: Steve Klessig -Keller, Inc. 7 Page 2 ~e g acs ~g~,ni ~ ~~~~ ~ ~~ ~~~ ~n ~ ~ ~ 4 O ~ E4" Ll.i ~~~~ o ~~~~ v ~"` °~~ -~ 3 8 ZS NISNOOSIM Q ~ '~ ~ ~ ~ ~ ~ ~ ~ ~ ~ o ~Q ~ ~ \~ ~3 ~, s \~ V ~ ~ ~ ~ ~ ~ a Yp Y S V ~ ~ ~ ~$ ~ ~ z 0 ~~ ~ s Ci } C. ~ ~ B ~ ~~~~ ~~~ ~ ~ ~ ~ 4a C ~ O F ~~~~ CpYp['~ ~ $ ~ y 0. ~~~~~ ~~ Y ~ O ~~~s~~ s° _ m o ~~ ~ s Z ~~ z ~~W~ V F- ~~~P~~~~~ Zm~U >p ~ ~ W Z N W 4 N Q~ N m _~~~~ ~ ~ Who µN~j~ <=pao 3~~~ ~ ~ ~ ~ ~ ~ ~ d' J N t'J VI n sm ~~ ~ ~ 3 N ~ ~ ~~L ~ ~ Y ~ I~ i ~~v " b ~ ~ ~ ~ ~ ~ ~ ~ ~ J ~ 6 ~ o ~ ~ ~ o g s ~J O F § ~ ~~ PS _ O } y + 6 s d ~ ~T C C O Q ~_ _ ._~ ~ o ~ m ~ ~ c m ~ ~ 1 h r ~ ~ ~ ~ ~ 8 ~y6 ~ 'ZS NISNOSSIM v reru coPi-+a 4„p ~7! BRK.K BM00'IH N1Lt BLOCK NLL TIL! 9PLR BLOCK ...~-,. 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The City of Oshkosh is not re- D f rt t mefl epa O cc acieshereincontained ibl f i 11 ' spons e orany na ur . SCale. 1 = 150 Communit If discrepancies are found, please contact the y Development City of Oshkosh. Created by - dff 05129/08 12 N DISCLAIMER This map is neither a legally recorded map nor a survey and It is not intended to be used as one. This drawing is a compilation of records, data and Information located in various city, county and state offices and other sources affecting the area shown and it is to be used for reference purposes only. The City of Oshkosh Is not re- sponsiblefor any Inaccuracies herein contained. If discrepancies are found, please contact the City of Oshkosh. Created by - dff Z SUBJECT SITE 5~ AUTOMOTIVE CARWASH 2407 JACKSON ST. Scale: 1" = 1000' AVE. AVER ~ E ~. E. O N .IHK 1H ON THE WATER City of Oshkosh Department of Community Development 05/29/08 3 DISCLAIMER This map is neither a legally recorded map nor a survey and it is not Intended to be used as one. This drawing is a compilation of records, data and information located In various city, county and state offices and other sources affecting the area shown and it is to be used for reference purposes only. The City of Oshkosh is not re- sponsiblefor any inaccuracies herein contained. If discrepancies are found, please contact the City of Oshkosh. Created by - dff AUTOMOTIVE CARWASH 2407 JACKSON ST. Scale: 1" = 150' N fHK fH ON THE WATER City of Oshkosh Department of Community Development 05/29/08