HomeMy WebLinkAbout09-298JULY 28, 2009 09 -298 RESOLUTION
CARRIED 5 -2 LOST LAID OVER WITHDRAWN )
AS AMENDED
PURPOSE: APPROVE DEVELOPMENT PLAN FOR CONSTRUCTION OF
OFFICE BUILDING AT SOUTHEAST CORNER PEARL AVENUE
AND RIVERWAY DRIVE; APPROVE REVISED DEVELOPMENT
PLAN AND CONDITIONAL USE PERMIT FOR EXPANSION OF
PREVIOUSLY APPROVED MIXED COMMERCIAL /RESIDENTIAL
STRUCTURE AT SOUTHWEST CORNER PEARL AVENUE AND
JACKSON STREET
INITIATED BY: OSHKOSH RIVER DEVELOMPENT, PETITIONER
REDEVELOPMENT AUTHORITY ACTION: Approved
PLAN COMMISSION RECOMMENDATION: Approved w /conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that the
planned development for construction of an office building at the southeast corner of
Pearl Avenue and Riverway Drive, per the attached, and the revised development plan
and conditional use permit for expansion of a previously approved mixed
commercial /residential structure at the southwest corner of Pearl Avenue and Jackson
Street, per the attached, all within the Marion Road /Pearl Avenue Redevelopment
Project Area, are hereby approved with the following conditions:
1) Final landscape plans including bike rack placement to be approved by the
Department of Community Development prior to permit issuance
2) Final approval of all site signage to be approved by the Department of
Community Development prior to permit issuance.
3) Approval of final building elevations, materials and colors by the Department of
Community Development.
. 0
O.fHKO.fH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Jackson Ki ey
Director of Com unity Development
DATE: July 23, 2009
RE: Approve Development Plan for Construction of Office Building at the Southeast
Corner Pearl Avenue and Riverway Drive; approve Revised Development Plan
and Conditional Use Permit for Expansion of Previously Approved Mixed
Commercial/Residential Structure at Southwest corner of Pearl Avenue and
Jackson Street (Plan Commission recommends approval)
BACKGROUND /SUBJECT PROPERTY
Council is asked to provide Zoning Ordinance approval of a site plan and elevations for a new
7,300 square foot office building to be located at the southeast corner of Riverway Drive and
Pearl Avenue and approval of a revised site plan and amended Conditional Use Permit (CUP) to
expand the footprint for the previously approved mixed commercial/residential structure at the
southwest corner of Pearl Avenue and Jackson Street. The amendment to the CUP for the
previously approved mixed commercial/residential structure involves expanding the building
footprint to the south approximately 60 feet and increasing the size of the structure from 19,800
square feet to 29,764 square feet; increasing the number of residential units from 8 to 12; and
adding drive -thru capability at the southern end of the building. .
Accu -Com Project:
Accu -Com will be moving from an older one story building that is situated in the commercial
strip on the north side of Oshkosh Avenue between Rainbow Drive and Fox Street in the area of
the Oshkosh Avenue /Sawyer Street intersection. Accu -Com has essentially outgrown its current
space of 5,000 square feet (see attached memo from Accu -Com). In making a move, Accu -Com
also needed the type of underground telephone service that is available in the Pearl Avenue area.
The previously approved site plan for this general area had shown a building pad for a future
office building of approximately 5,000 square feet. At the time, it had been assumed that the
building would be a one story structure. The plan for Accu -Corn includes a two story section
situated along the Pearl Avenue frontage, with a one story section to the rear along Riverway
Drive. Attached are the floor plans and building elevations. The primary building material will
be brick, utilizing an earth tone color that blends well with the brick on the mixed
commercial /residential structure to the immediate east, and which is also harmonious with the
brick color on the Morgan Crossing development to the west across Riverway Drive.
The two story section of the Accu -Com development fits in harmoniously with the other multi-
storied buildings along Pearl Avenue, and with the 2 -3 story mixed commercial /residential
development to the east.
Mixed /Commercial Residential Structure @ Pearl Avenue and Jackson Street:
Oshkosh River Development is proposing to expand the building footprint of the structure by
extending the southern wing of the building approximately 60 feet and increasing the building
footprint from 7,683 square feet to 11,678 square feet. Gross square footage will go from 19,800
square feet to 29,764 square feet.
Expanding the size of the building footprint to the south will add 3 -4 new storefronts and four
additional living units. The accessible first floor unit will now be moved to the second floor with
all units being accessible by elevator.
The southernmost retail unit will have the ability to incorporate a drive -thru and the site plan has
been adjusted to provide a drive -thru lane.
The revised site plan shows the larger building footprint as well as the revised floor plans for the
building. The revised building elevations are consistent with the previously approved elevations
for the building. The building is a modern urban style building with a flat roof accented with
roof line breaks, significant amounts of windows, first floor canopies, and living unit balconies.
Building materials include first floor red brick and upper floor EFIS system with an alternating
red and tan/yellow color themes.
The previously approved site plan showed the area south of the mixed commercial /residential
building as an area for future development with a projected building size of 3,000 to 4,000
square feet. The proposed commercial /residential building expansion provides more square
footage and a higher level of building development than if a 3,000 -4,000 square foot stand alone
commercial building were constructed in this area, and with having 2 -3 stories (a 3 story section
that includes residential loft space), the building will have a more prominent appearance in this
area of the Redevelopment District.
ANALYSIS
The projects under consideration do not represent a significant deviation from what has been
previously approved in this area. The Accu -Com structure is simply occupying a previously
planned building footprint with a permitted use in the C -3 district and as proposed there are no
zoning issues. Enlarging the size of the mixed -use structure actually enhances that development
by increasing the building's street presence, and by adding more retail/commercial space and
residential units. As proposed there are no zoning issues with the mixed use structure.
The expanded mixed commercial/residential building does add a drive -thru capability to the
commercial space on the southern end of the building. At the Plan Commission meeting there
was some discussion regarding the location of the drive -thru egress lane relative to its proximity
to the Jackson Street driveway. It was indicated at the meeting that a condition on the previously
approved development plan stipulated that the Jackson Street driveway and its related access
would be reviewed after 3 years to determine if any modifications would be needed to alleviate
any potential traffic issues, and that review could include the relationship of the drive -thru lane
to the Jackson Street driveway.
FISCAL IMPACT
The projects are situated in a central city redevelopment area where existing municipal services
are currently available to meet the needs of the proposed developments. The projects will also
begin to add valuations and associated property tax increment in TID # 21 that are needed to help
support payment of debt service within the district.
RECOMMENDATION
The Redevelopment Authority approved the site plan/elevations for the Accu -Com building and
the revision to the mixed commercial /residential building at its regular meeting of July 15 and
the Plan Commission approved of this request at its July 21, 2009 meeting. It is recommended
that Zoning Ordinance approvals be given to the two projects as proposed.
Approved,
City Manager
ITEM: DEVELOPMENT PLAN REVIEW APPROVAL FOR NEW BUILDING
PROJECT (ACCU -COM) IN MARION ROAD/PEARL AVENUE
REDEVELOPMENT AREA AND AMEND CONDITIONAL USE PERMIT FOR
A MIXED COMMERCIAL RESIDENTIAL STRUCTURE (ADDING 5 NEW
UNITS) AND APPROVE BUILDING ELEVATIONS
Plan Commission meeting of July 21, 2009
Council previously approved the site plan involving the pharmacy and mixed -use building. The
actions requested here involve approval for the Accu -Com development and the larger mixed -use
building.
GENERAL INFORMATION
Petitioner: Oshkosh River Development
Owner: City of Oshkosh Redevelopment Authority
Action(s) Requested:
Oshkosh River Development has submitted site plans and elevations for Zoning Ordinance review and
approval for two protects to be developed in the Phase II Area of the Marion Road/Pearl Avenue
Redevelopment Area. One of the two projects is for a 7,300 square foot 1 -2 story office building to be
constructed on the southeast corner of Pearl Avenue and Riverway Drive, which will be occupied by
Accu -Com. The second project involves expansion of the building footprint for the previously
approved mixed commercial- residential structure that is to be constructed on the southwest corner of
Pearl Avenue and Jackson Street. No adjustments or reviews are requested for the pharmacy site
development and it is shown to illustrate how the overall development is planned.
As stated above, Council previously approved a site development plan and CUP for the proposed
development with the following conditions:
1) Provide an enhanced level of landscaping and landscape architecture treatments for the parking
areas abutting Jackson Street and Marion Road.
2) Materials used for trash enclosures be consistent with the primary materials used in construction of
the principle structures on the site.
3) Final landscape plans to be approved by the Department of Community Development prior to
permit issuance.
4) Final approval of all site signage to be approved by the Department of Community Development
prior to permit issuance.
5) Permit driveway access from Jackson Street for a period of 3 years after which the driveway will be
reviewed to determine if any modifications are needed to alleviate traffic safety issues.
The above conditions remain in effect for the development.
Applicable Ordinance Provisions:
Criteria for Planned Development Overlay Districts are located in Section 30- 33(E)(3) of the Zoning
Ordinance.
Property Location and Type:
The properties are located in the Phase II Marion Road Redevelopment Area. The Phase II area is
comprised of approximately 13 acres of former industrial lands with roughly half of those lands having
river frontage. The Marion Road Redevelopment Area is located between UWO on the west and the
central business district on the east. The Phase II area is generally abutted on the east by two older
industrial uses, Mercury Marine and Lamico and by anew apartment project, Morgan Crossing that
was also developed as part of the Phase II redevelopment plan.
ANALYSIS
Subject Site (Phase II Area)
Ekistink Land Use = Zone Change Area Zonin
Undeveloped C -3PD
kdiacent Land Use and Zoning (Phase 11 Area
Existing Uses' Zoning
North Institutional across Pearl Avenue C -3PD
South Property abuts along river, other side are industrial lands M -2
East Commercial /City Center property across Jackson Street C -3
West Industrial M -2
Comprehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Mixed Downtown Development
... ..................__..__._................._.........._.._._.._...._...................._..........._.__..........-...._........_...._._...._._............_......................._._............._................................._._.,....._.._._._........_....._._............_._...._._...........-----...._.. _...._.__.._._...._._.......... _...._.._. ..
20 Year Land Use Recommendation Mixed Downtown Development
Accu -Com Project:
Accu -Com will be moving from an older one story building that is situated in the commercial strip on
the north side of Oshkosh Avenue between Rainbow Drive and Fox Street in the area of the Oshkosh
Avenue /Sawyer Street intersection. Accu -Com has essentially outgrown its current space of 5,000
square feet (see attached memo from Accu -Com). In making a move, Accu -Com also needed the type
of underground telephone service that is available in the Pearl Avenue area.
The previously approved site plan for this general area had shown a building pad for a future office
building of approximately 5,000 square feet. At the time, it had been assumed that the building would
be a one story structure. The plan for Accu -Com includes a two story section situated along the Pearl
Avenue frontage, with a one story section to the rear along Riverway Drive. Attached are the floor
plans and building elevations. The primary building material will be brick, utilizing an earth tone color
that blends well with the brick on the mixed commercial /residential structure to the immediate east,
and which is also harmonious with the brick color on the Morgan Crossing development to the west
across River Drive.
The two story section of the Accu -Com development fits in harmoniously with the other multi - storied
buildings along Pearl Avenue, and with the 2 -3 story mixed commercial /residential development to the
east.
Item: CUP /PD Marion Road Redevelopment 2
Zoning and Site Considerations:
Use
The use is a permitted use within the C -3 zoning district.
Setbacks and Building Orientation
The proposed site plan building footprint appears to meet all district setback requirements as none are
required in the C -3 district for a commercial or retail development. The proposed building is to be
built 5 feet off the Pearl Avenue ROW and 10 feet off the Riverway Drive ROW. The building cannot
be constructed to the ROW line due to the presence of utility easements.
Parking and Access
Surface parking of twenty -nine spaces in the adjacent parking lot is being provided. As this
development is in the C -3 district no parking spaces are required. The site has good access from all
adjacent streets with Pearl Avenue and Riverway Drive appearing as the primary access points for
Accu -Com.
Elevations Building Materials
The building is segmented between a one story and two story sections with a flat roof. The exterior
elevations show good horizontal and vertical banding through incorporation of architectural elements
such as cornices and differing materials (stone, EFIS, and metal fascia) to break up the facades.
The primary building material will be brick, utilizing an earth tone color that blends well with the brick
on the mixed commercial /residential structure to the immediate east, and which is also harmonious
with the brick color on the Morgan Crossing development to the west across Riverway Drive.
Landscaping, Signage and Other Considerations
A detailed landscape plan has not been submitted for review and a plan will be required at permit
issuance. The submitted site plan does show a conceptual site landscape plan that the future site plan
will have to be consistent with.
Recommendation
Staff is recommending approval of the site and development plan with the following conditions:
1. Approval of landscape plan by the Department of Community Development.
2. Approval of final building elevations, materials, and colors by the Department of
Community Development.
Mixed /Commercial Residential Structure @ Pearl Avenue and Jackson Street:
Oshkosh River Development is proposing to expand the building footprint of the structure by
extending the southern wing of the building approximately 60 feet and increasing the building footprint
from 7,683 square feet to 11,678 square feet. Gross square footage will go from 19,800 square feet to
29,764 square feet.
Item: CUP /PD Marion Road Redevelopment 3
Expanding the size of the building footprint to the south will add 3 -4 new storefronts and five
additional living units. The accessible first floor unit will now be moved to the second floor with the
units being accessible by elevator.
The southernmost retail unit will have the ability to incorporate a drive -thru and the site plan has been
adjusted to provide a drive -thru lane.
The attached revised site plan shows the larger building footprint as well as the revised floor plans for
the building. The previously approved building elevations are attached which show the general
appearance and design of the structure. The building is a modern urban style building with a flat roof
accented with roof line breaks, significant amounts of windows, first floor canopies, and living unit
balconies. Building materials include first floor red brick and upper floor EFIS system with an
alternating red and tan/yellow color themes.
The previously approved site plan showed the area south of the mixed commercial /residential building
as an area for future development with a projected building size of 3,000 to 4,000 square feet. The
proposed commercial /residential building expansion provides more square footage and a higher level
of building development than if a 3,000 -4,000 square foot stand alone commercial building were
constructed in this area, and with having 2 -3 stories (a 3 story section that includes residential loft
space), the building will have a more prominent appearance in this area of the Redevelopment District.
Zoning and Site Considerations:
Use
Mixed commercial residential structures are permitted in the C -3 zoning district by conditional use
permit and are confined to the upper floors. Whereas the previous plan had included a ground floor
unit the revised plan includes no ground floor units.
Setbacks and Building Orientation
The mixed use building will be constructed near the right -of -way line to create the desired street wall
effect similar to the other new developments to the west down Pearl Avenue. This will place the
parking behind the building and more internal to the overall development.
The revised building does include drive -thru capability with the access coming through the parking lot
area and exiting onto the central access drive from Jackson Street.
Setbacks are not an issue for either structure relative to the Zoning Ordinance.
Parking and Access
Parking provided on the site slightly exceeds code requirements as the only spaces required would be
for the residential units. There appears to be an ample amount of spaces provided for the proposed
uses.
Access to the development site is provided via four driveway approaches with one to each street
frontage for which an access control variance was previously approved.
Item: CUP /PD Marion Road Redevelopment
Elevations and Building Materials
The building elevations will be the same as previously approved. The mixed use building is a more
modern urban style building with a flat roof accented with roof line breaks, significant amounts of
windows, first floor canopies, and living unit balconies. The materials appear as first floor red brick
and upper floor EFIS system with an alternating red and tan/yellow color themes.
Landscaping, Signage, and Other Considerations
A landscape plan has not been submitted and will be required prior to permit issuance. As was
previously discussed, an enhanced level of landscaping and landscaping treatments are recommended
along the areas where parking abuts Jackson Street and Marion Road.
Signage details have not been submitted but the site plan does depict a ground sign for the pharmacy
development near Marion Road and Jackson Street. Staff recommends final approval by the
Department of Community Development prior to any permit issuance.
Recommendation
Staff is recommending approval of the Planned Development and Conditional Use Permit for the
development of the mixed use commercial residential structure with the following conditions:
1. Final landscape plans to be approved by the Department of Community Development prior to
permit issuance.
2. Final approval of all site signage to be approved by the Department of Community
Development prior to permit issuance.
RECOMMENDATION /CONDITIONS
The Department of Community Development recommends approval with the following conditions:
1. Final landscape plans to be approved by the Department of Community Development prior to
permit issuance.
2. Final approval of all site Signage to be approved by the Department of Community
Development prior to permit issuance.
3. Approval of final building elevations, materials, and colors by the Department of Community
Development.
The Plan Commission approved of the Planned Development and amended Conditional Use Permit as
requested with conditions noted. The following is the Plan Commission's discussion on this item.
Mr. Burich presented the item and reviewed the site plans, the proposed office structure on Pearl
Avenue and Riverway Drive, the extension of the mixed commercial - residential use on Pearl Avenue
and Jackson Street, as well as the elevations for the proposed structures. He stated that the mixed use
development would be continuing the previously approved design to the south and reviewed the floor
plans for both levels of this proposal. He also reviewed the original site plan involving the pharmacy
and mixed -use building which was previously approved by both the Plan Commission and the
Common Council. The action requested today involves only the approval for the Accu -Com
development and the larger mixed -use building.
Item: CUP /PD Marion Road Redevelopment
Mr. Nollenberger stated that at the RDA meeting recently, one member felt that there was too much
parking area on the site to fulfill the urbanized appearance the city was seeking to achieve and
questioned if the developer would consider a two -level parking garage on the site.
Mr. Burich responded that the buildings were all planned to be constructed around the perimeter of the
site with the surface parking to be located in the internal area of the development; however this would
not preclude installing a two -level parking facility in the future if necessary.
Andy Dumke, 2030 Menominee Drive, stated that at this point a two -level parking garage was cost
prohibitive and that the parking stalls proposed meets code requirements for the development. If a
garage would be considered to be constructed in the future would depend on what would be developed
on the other parcel in the redevelopment site.
Mr. Nollenberger questioned if the development would initiate higher value on the property if it would
drive a necessity to put up a parking structure.
Mr. Dumke responded that they had not constructed parking garages for any of their previous
developments, but if the market would dictate the need, it could be done. At this time, however, it did
not make economic sense to include that in the current plans.
Mr. Bowen inquired if Riverway Drive currently extends through to Marion Road.
Mr. Burich replied that it did not extend to that point currently.
Mr. Thoms questioned at what time the extension would be completed.
Mr. Burich responded that it would depend on when the city would have control of the remaining land
in that area.
Ms. Propp asked if the upper floor of the mixed use development would be constructed of all EFIS.
Mr. Burich replied that it would be a combination of brick and EFIS.
Mr. Bowen inquired if the Accu -Com structure would be constructed of mainly brick.
Mr. Burich replied affirmatively.
Ms. Propp asked if EFIS was a negative building material.
Mr. Dumke responded that the material does not hold up well over time and that cement board was
being considered instead of the EFIS or possibly additional brick. They would try not to use EFIS if
possible.
Mr. Gohde stated that the Department of Public Works has concerns with the drive thru on the mixed
use development as it would be located close to the right -of -way on Jackson Street and could cause
traffic to be blocked by customers attempting to turn left out of the site.
Mr. Burich commented that traffic issues created by the full access drive on Jackson Street had been
addressed with the approval of the previous development plan and CUP that included a condition to re-
review the driveway after three years to determine if modifications were necessary to alleviate traffic
Item: CUP /PD Marion Road Redevelopment 6
safety issues.
Ms. Propp commented that although the number of parking stalls may meet code requirements, the
amount of parking stalls seemed excessive for the development.
Mr. Dumke stated that the code requirements are there for a reason and the development could run into
problems with less parking stalls. As a fail safe when dealing with retail development use, it is better
to have additional stalls than not enough as many tenants require a specific number of stalls before they
will be willing to enter into a lease.
Mr. Burich commented that the number of stalls was appropriate for a retail development of this size
where smaller retailers need sufficient parking and that the real problem with the Zoning Ordinance
(prior to the Ordinance change) was the amount of parking required for larger and big box users that
created the large parking areas.
Ms. Propp inquired if there was any room for a rain garden for stormwater detention on the site.
Mr. Dumke responded that they were still running calculations on the plans and that stormwater was
anticipated to be filtered through the parking lot landscape islands and additional islands may be added
if necessary. These plans are still being developed.
Mr. Burich added that vegetation and trees will be added to the site as well and landscape plans will
require approval of the Department of Community Development at permit issuance. Code
requirements will dictate the number of trees and shrubs along the perimeter of the site also.
Ms. Propp questioned if outdoor seating would be included for the restaurant use.
Mr. Dumke pointed out the area on the site plan designated for outdoor seating which was located on
the back side of the development. He commented that the area could be increased with the elimination
of some parking stalls if necessary.
Mr. McHugh stated that he was very disappointed in a strip mall development on this site. He
commented that this was not the vision the city had for this area and after investing millions of dollars
in the redevelopment site, he felt the proposed development was absolutely wrong.
Mr. Thorns commented that he did not agree with this opinion and he did not see other developers
submitting proposals for the site and that it was a very difficult time with the current economy to
develop projects. He further stated that he felt this development had potential to be good and over time
the market would dictate what would happen with the apartment complex. He commended Oshkosh
River Development on their proposal and stated that it was necessary for the city to move forward with
some type of plans for the site.
Mr. Bowen agreed with Mr. Thorns and stated that categorically this development was not a strip mall
in his opinion and that a mixed use development was the type of use that had been previously
encouraged for this site. The design and parking were not set up as a strip mall and the proposed
development providing services, restaurant use, etc. meets the requirements of the original study done
on the redevelopment area.
Mr. McHugh stated that $33 million was supposed to be invested by 2012 to provide sufficient funding
to pay off the TIF for this area and the taxpayers were going to have to bear the burden if adequate
Stem: CUP /PD Marion Road Redevelopment 7
development was not completed. He had the understanding that this development was proposed to
attract tourists to Oshkosh and he did not see any of the proposed uses that would be unique or attract
people to the city.
Mr. Fojtik commented that he felt that some people were looking for one grand answer when it comes
to development for this site and sometimes things are dealt with in smaller increments rather than one
huge concept. He stated that he felt that the proposed development for a portion of this area would
increase the general quality of life in Oshkosh.
Ms. Propp agreed and stated that she felt that since this was the backside of the redevelopment area,
she thought that it was an appropriate proposal for the site. She further commented that she was
hoping that the riverfront portion of the site would have something more up scale developed in that
area.
Motion by Nollenberger to approve the development plan for a new building in the Marion
Road/Pearl Avenue redevelopment area and amend the conditional use permit for a mixed
commercial residential structure and approve building elevations with the following
conditions:
4. Final landscape plans to be approved by the Department of Community Development prior to
permit issuance.
S. Final approval of all site signage to be approved by the Department of Community
Development prior to permit issuance.
6 Approval offinal building elevations, materials, and colors by the Department of Community
Development.
Seconded by Bowen. Motion carried 6 -1. Ayes -
Bowen/Thoms/Fojtik/Propp /Hinz /Nollenberger. Nays- McHugh.
Item: CUP /PD Marion Road Redevelopment
� - NP5NOz9M t o N 1 1 11 11
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Accu -Corn
a div. of The Genesys Group, Inc.
1218 Oshkosh Ave
P.O. Box 11
Oshkosh, WI 54903
Accu -Corn Information
Accu -Com has been in business for 36 years.
Accu -Com is owned by Matt & Tim Moore.
Accu -Com is currently located at 1218 Oshkosh Ave, Oshkosh WI. We have been operating from this
location since 1984.
Accu -Com is in the electronic security industry. We sell, install, and service burglar alarm systems, fire
alarm systems, video surveillance systems, and door access systems throughout the State of
Wisconsin for both commercial & residential customers.
Accu -Com operates the only privately owned Underwriter Laboratory (UL) /Factory Mutual (FM)
Certified Alarm Monitoring .Station located in the State of Wisconsin. Our alarm monitoring division,
Priority One, monitors alarm/video systems throughout the United States.
Accu -Com also operate a 24 hour Telephone Answering Service.
Accu -Com currently has 20 employees. Our Answering Service and Alarm Monitoring-Center operate
24 hours per day. There is a minimum of 2 staff working 24 hours per day 365 days per year. During
the hours of 8a -5p our employee count on site is approximately 11 staff. Between 50-8a our employee
count is 2 -3 staff.
With this new expansion we anticipate an employee growth of 25 -30% within the first year.
Appleton • 729=1411 Neenah- Menasha • 729 -1411
Fond du Lac • 688 -1411 Oshkosh • 426 -1411
Green Bay • 432 -1411 FAX • 920 -236 -4038
Manitowoc • 682 -1491 Toll — free • 800 -678 -1411
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This map is neither a legally recorded map nor
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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-
sponsible for any Inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
Created by - dff
MARION RD /PEARL AV
REDEVELOPMENT AREA
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This drawing s compilation of records, , d data
and Information located In various city, county on THE w•TM
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Department Of
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