HomeMy WebLinkAboutItem IVBPLAN COMMISSION STAFF REPORT
MAY 03, 2011
ITEM IVB: PLANNED DEVELOPMENT REVIEW TO ALLOW DEVELOPMENT OF
A PHARMACY/RETAIL BUILDING WITH DRIVE - THROUGH IN 1700
BLOCKS OF WEST 7TH AND WEST 9 T11 AVENUES
GENERAL INFORMATION
Applicant: Excel Engineering, LLC
Owner: Multiple Owners
Actions Requested:
The petitioner requests development plan approval for the development of a retail pharmacy with
drive- through service in the 1700 blocks of West 7' and West 9 1h Avenues,
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the establishment and/or amendment
of a PD overlay district in Section 30 -33 (A)(1).
Property Location and Type:
The area encompassed in the Planned Development request is approximately 1.86 acres (80,900
square feet) in size and is located in the 1700 blocks of West 7' and West 9' Avenues near the
northeast corner of West 9` Avenue and South Koeller Street intersection. It currently consists of
seven individual parcels (1717 —1745 West 7' & 1718 — 1746 W 9 "') containing one office; one 4-
unit multiple family; three 2- family residential and two single- family residential uses. A zone
change request from R -I Single Family Residence District, R -2 Two Family Residence District
and C -1 Neighborhood Business District to C -2PD General Commercial District with a Planned
Development Overlay is included as a separate and independent item on the agenda. Commercial
uses are located to the west and south and predominately single family uses are located to the north
and the east.
Subject Site
Existing Land Use
Zonin
Commercial office and multiple density residential uses
R -1, R -2 & C -1
Adjacent Land Use and Zonin
Existing Uses
Zonin
North
Single family residential (across W. 7 Ave. )
R -1
West
Commercial
C -2/Hwy 41
South
Commercial and mixed -use (across W. 9 ' Ave.)
C- 2PD/Hwy 41 & C -2
East
Single family residential and mixed -usc
R -1 & C -1
Com rehensive Plan
Cam rehensive Platt Land Use Recottnnendation
Land Use
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
ANALYSIS
Lot Configuration
The petitioner is proposing to acquire seven lots ranging in size from 8,400 square feet to 18,200
square feet. The lots are proposed to be cleared of the existing improvements and combined into a
1.86 acre (80,900 square feet) single lot of suitable size for commercial development.
Use
The proposed use is consistent with the recommended land use in the City's updated
Comprehensive Plan (2005) which is a follow through recommendation from the 1993
Comprchensive Plan. The area was identified as appropriate for commercial use due to its location
on 9` Avenue and close proximity to Koeller Street and Highway 41 interchange. The entire
width of the block was included to provide for a higher more intense level of commercial
development as is common in the area with the thought that the Zoning Ordinance's buffer and
transitional yards would help to mitigate the commercial use encroachment into the residential
areas to the north and east.
This request involves development of a commercial building for a 24 -hour retail pharmacy
business with drive - through. It is expected that the project would create approximately 25 full
time jobs and generate a projected customer volume of 1,100 customers per day. The petitioner
states in the application material that the site is desirable for the proposed use because of the close
proximity to the existing commercial corridor as well as the high traffic volumes on West 9'"
Avenue. They further state that they feel that these properties create a natural extension of the
commercial corridor. The proposed use is consistent with the commercial land -use
recommendation included in the Comprehensive Plan and is consistent with other development
located within the West 9' Avenue and South Koeller Street commercial coffidors and staff
believes that with proper site design and buffering efforts, commercial uses including the proposed
use can be compatible with the surrounding and adjacent residential uses to the north and east.
Site Design
The applicant proposes to situate a 13,225 square foot commercial building with drive - through
facilities located on the northeast corner. The site is also proposed to include a parking lot situated
on the west and south side of the building, dumpster enclosure and loading area on the east side
and significant landscaped berms on the north and cast lot lines. The building's formal entrance is
facing southwest with building signage identifying the west and south facades as "fronts ".
As depicted on the site plan, the paved parking areas encroach into required setbacks. A portion of
the proposed 15 foot front yard setback on West 7"' Avenue is substandard by 10 feet to
accommodate a fire lane around the drive - through canopy; the proposed 5 foot west side yard
setback is substandard by 5 feet as a 10 foot setback is required; and the proposed 10 foot east side
yard /transitional yard setback for the refuse enclosure is substandard by 9 feet 2 inches as a 19 foot
2 inch setback is required. The petitioner intends to use a 5 foot tall landscaped berm to not only
screen the use from the surrounding residential uses but also to offset the setback deficiencies on
the north and east lot lines. Staff is concerned with setback variances from West 7 Avenue and
the east property line as these are areas where residential uses may be impacted by the commercial
development but believes the setback deficiency mitigation efforts provided through the use of
berming and heavy landscaping is a suitable measure to accomplish the goals of the transitional
yards purpose of screening. Staff is less concerned with the west property line setback reduction
as the adjacent land -use is commercial and South Koeller Street frontage road however the setback
Ifean IW' NE 9 1h & Koeller C{IS PD
could be achieved by redesigning the parking lot configuration through a combination of stall
depth reduction and one -way travel movements with angled parking,
Access /Parking
Access to the development is proposed to be provided through two full access driveways; one onto
West 9 Avenue and one onto West 7 th Avenue, The West 9 th Avenue access is designed as the
main access point and is designed with a single lane of ingress and two lanes of egress. As this
entrance will act as a Class II entrance but is designed at 36 feet wide with the three lanes, the size
is larger than the 30 foot width allowed in the Access Control Ordinance and will require a base
standard modification. The City supports this base standard modification and has informally
adopted a standard three -lane access design that consists of a 12 foot wide ingress lane, a 4 foot
"tumble strip" divider, and two 10 foot egress lanes, which staff recommends be used, The West
7 th Avenue entrance is a standard Class II drive and is proposed to meet the requirements of the
access control ordinance. The driveway access to West 7 Avenue and a reduction in the median
on South Koeller Street at West 7th Avenue have been a necessary component for the project but
have been points of contention with the Department of Public Works, Transportation Department,
Police Department and Fire Department primarily due to public safety and access issues of the
general public as well as a major issue identified as a negative component of the development by
area residents because of the potential traffic flow from the site onto South Koeller and potentially
into the neighborhood. The petitioners have explored several scenarios to address these concerns
including creating two entrances onto West 7 th Avenue, designating all of West 7' Avenue as one -
way, closing West 7 th Avenue and making it a private drive (as depicted on the landscape plan),
and making a portion of West 7th Avenue a one -way (as depicted on the site plan). All of these
scenarios were evaluated but none found to be acceptable for a variety of reasons based on the
individual scenario. Staff therefore does not support access onto West 7 th Street from the
development site. In the end the potential for added commercial traffic through the neighborhood
or the impact of an altered or closed right -of -way along 7 th Avenue on the existing businesses
along W. 7 th or for residents of the adjacent neighborhood (many use W 7 th Avenue as a bypass to
9 th Avenue to Koeller Street) led to the recommendation for no access to W. 7 t11 Avenue from the
site.
Parking is proposed to be provided on the west and south side of the proposed building as 72 on-
site parking stalls. The proposed number of stalls exceeds the parking code requirement minimum
of 53 stalls and is less than the maximum of 88 stalls. A screened loading dock and open loading
area are located on the eastern side of the building and require a base standard modification to
allow the loading zone to be within a drive aisle as well as being 38 feet from a residential lot
when 50' is required. The applicant has indicated that deliveries needed to use the loading area
will be extremely infrequent and rely on the berm with heavy landscaping to mediate the reduced
setback request. Staff agrees that the infrequency of its use and the enhanced berm/landscaping
will address potential negatives associated with the loading area and is in support of the base
standard modification for the loading area location.
Pedestrian connections to both street frontages is depicted on the site plan and meets code
requirements as it connects the building entrance to the public walks, through dedicated 5 foot
walkways and is delineated through parking areas with pavement markers.
Sigma eg / Lighting
Signage for the site is proposed to consist of building wall mounted signage and the installation of
two identity ground signs located on the northwest and southwest corners of the site. Per Zoning
Ordinance, wall Signage would be allowed tip to a maximum of thirty percent (30 %) of the wall
Pens IV —NE !I' & Koeller CVS PD
area per facade and ground signage would be permitted up to a maximum amount of 800 square
feet of area and a maximum height of 30 feet. The proposed signage meets code in re and to
placement and sign area but the proposed 60 foot tall pylon sign located along West 9" Avenue
exceeds the height limitation by 30 feet. The petitioner has argued that though the site is not
located within the Highway 41 Corridor Overlay zone, which allows 60 foot tall signs it is
immediately adjacent to the corridor and is situated in close proximity to the highway and
roundabout intersection. It is also consistent with other signage in the area at 60 feet (AE
Edwards, Walgreens, Red Robin, etc.). Staff is in agreement with the petitioners in that the intent
of the increased height of signage in the overlay zone was to provide increased visibility to the
highway and high traffic areas such as this intersection. Additionally, staff believes the placement
of the proposed sign at the farthest point from any residential lots and as close as possible to the
Highway 41 Corridor helps to alleviate concerns with the increased height.
Lighting and/or photometric plans were not included within the application material but the
application narrative states that site and building mounted lighting will be full cut off fixtures to
eliminate glare and that a site lighting photometric plan meeting code requirements will be
provided for building permit approval.
Landscaping
Landscaping for the site is proposed to be a combination of trees and shrubs and also includes the
installation of a S' tall landscape berm along the entire north and eastern lot lines to cut off site
lines, automobile headlights and noise associated with the proposed use from the neighboring
residences. Species and quantities of vegetation have not been included with the submittal but are
required to meet code requirements. Additionally, although it is depicted on the plan, staff
suggests that the final landscape plan include dense solid landscaping on the berm area.
Stormwater Management
Grading, erosion control and stormwater plans have not been submitted with the application. The
hard /impervious surface area of the site will be increased with this development and will require
stormwater facilities. The petitioner has indicated that below grade stormwater facilities will be
utilized. A stormwater management plan will have to be approved by the Department of Public
Works during regular building permit application.
Building
The structure is designed as a flat roof building with a height proposed to be approximately 20 feet
to the top of the parapet wall at the tallest point. The exterior of the building is proposed to be
predominately split face concrete masonry units (CMU) but also includes minimal use of EFIS
metal coping and aluminum storefront window and door systems with awnings. The applicant has
broken up the facade expanse by utilizing multiple colored Cws creating the impression of a
horizontal knee wall and vertical column as well as situated building mounted wall signage to
break up any blank expanses on the structures facades that are to be visible from West 9"' Avenue.
Staff believes the building fits in well with the 41 corridor adjacent to the west and south and is not
concerned with the more open areas of the north and east facades as they will be primarily blocked
from view by the landscape berm.
RECOMMENDATION /CONDITIONS
Staff believes that the development, with conditions, will meet the standards as set forth in Section
30 -33: Planned Developments and will not have a negative impact on surrounding lands, will be
Item IV —NE Y & Koeller CVS PD
harmonious with the intended character of the general vicinity, and will not be detrimental to
neighboring property or the community as a whole.
Staff recommends approval of the development plan with the following conditions:
1) Zone change from the existing zoning designation to a zoning with the Planned
Development Overlay is approved.
2) Base standard modification to reduce the north front yard, west side yard and east transition
side yard setbacks, as proposed.
3) No vehicle access from the site onto West 7 Avenue.
4) Base standard modification to allow the loading area to be placed within a drive aisle and
with reduced distance to residential lots, as proposed.
5) Base standard modification to permit sign located on West 9' Avenue to be 60 feet tall.
6) Final landscape plan include dense solid landscaping on the berm area as approved by the
Department of Community Development.
7) Grading, erosion control and stormwater plans are approved by the Department of Public
Works prior to issuance of building permits.
1lem IV —NE 9' & Koeller CYS PD
City of Oshkosh Application
® Planned Development Review
�HK ❑ Conditional Use Permit Review
ON THE WATER
"PLEASE TYPE Olt PRINT USING ALACXINTO *•
APPLICANT INFORMATION
Petitioner: Excel Engineering, Inc.
Petitioncr'sAddress: 100 Camelot Drive City: Fond du Lac
SUBMIT TO:
Dept. of Oomtnunily Development
215 Church Ave., P.O. Box 113o
Oshkosh, Wisconsin 54903 -1130
PHONE: (420) 236.5059
Date: 4 -11 -11
State: WI Zip: 5493
Telcphonolh( 926 -9800 Fax :(920 )926 -9801
OlherGMtact,tlarlaMail: adam.h@excelengineer.com
Status. of Petitioner (Please Check): 0 O er 12 Ile r enhlive Cl T, iant 0 Prospectiv6 Buyer
Petitioner's Signature (required) i Date: 4 11 11
Owne(s): Velmeir Companies
Date: 4/11/11
Owrtet(s).Addresv 5757 West Maple Road City: W. Bloomfield State: MI Zip: 48322
Telephonc4: (248) 985 -0334 Fax: ( )
Other Contact # or Email:
Ownership Status (Please Check): 01ndividual o Tnrst Ei Partnership (.d Corporation
Propert.10wner Consent, (required)
By sign tore- hereon, Me acknowledge that City Officials and/ar employees may, ilt'the performance of their functions, enter upon the
property to Inspect or gather other information necessary toptoeess this application. I also understand that all meeting dates are ten to
and may be pogtponed by.lhe Planning Services vislon or lrtcomplete submissions of Other admit grative rossons.
Property Ownor's Signature:
SITEI:IYIE()ItM TIOI�i C/ ow_T_�_
Address/Location of Proposed Project: corner of 9th Ave. & Koel ler Street
Proposed Project Type: CVs Pharma
Currentuseof:Proparty; mixed, resident & commercial
Land Uses Surrounding site: North: R -
South: C -2
Bast: R -1, C -1
West: C_
"Please note that a yneeting notice will be mailed to all abtrtting property owners regarding your request.
Application fees are clue at time of submittal. Make check payable to City of Oshkosh,
Y Please refer to the £ee schedule for Appropriate fee. FFF IS NON- Rl:FtllVl)ABLF,
Date:
ParceiNk" attached
see attached
For more infbeination please the City's website at www.oi.oshkoslt.wl us/ Cotnrnunity _Developmeut/Planning.htm
;staff Date Recd
6
Briefly explain /tow the proposed conditional use/developrnent plan will not have a niegativc effect on the issues belo[v.
I. Health, safety, and general welfare of occupants of surroundin lands.
Development is an extension o the existing commercial corridor. As such, this
development will protect and buffer the neighboring residential from traffic and noise
at 9th Ave.
2. Pedestrian and vehicular circulation and safety,
Vehicular circulation is provided to the site through 2 driveways. Development propos
vacation and disconnection of 7th Street in order to protect the residential neighbors
from commercial traffic.
3. Noiso, air, water, or other fonns of environmental
None.
4. The demand for and availability of public services and facilities.
Public water, storm and sanitary services are required. None of which will be at leve
beyond a typical commercial development.
5. Character and MOM development of the area.
The development will better utilize this property in the commercial corridor. Buffers
are being provided at the residential properties to protect the neighboring properties
from negative impacts. The development will fix the use of the property long term an
will nrnvidR an aF:Gat to thp- enmmnnity_
SUBMITTAL REQUIREMENTS - accompany the application to be complete,
A NARR,4TIVE of the proposed conditional use/Development Plan including:
❑ Existing and proposed use of the property
❑ 3dentift.c.alien of all structures (including paving, signage, etc.) on the property and discussion of their relation to the project
to Protected ntimber of residents, employees, and/or daily customers
rt Proposed amount of dwelling Onits, floor area, landscape area, and parking area expressed in square feet -and acroage to the
nearest one - hundredth of an acre
t3 Effects on.adloming properties to include: noise, hours of�operaticn, glare, odor, fumes, vibration, cte.
Q Compatibility of proposed use with adjacent and otherproportles in the area.
q Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
❑ Any other pertinent information to property understand the Jiltended use/plan and its felatiolt to nearby properties and the
community as a whole
Y A coin p I c te S1 M PLA N and BUILDINGELEYATION.S i u 51 incIude:
C1 Two (2) full size.(minimum 24" x W) scaled and dimensioned prints of site.plan and building elevations
• Two (2) 8 %2 x I 1 (minimum) to l l" x 27" (maximum) reduction of the site plan and building elevations
• 'Ona compact disc or diskette with digital.plans and drawings of the project in AutoCAD 2000 format with fonts and plot style
table file (if`pians have been prepared. digitally)
• Titleblock that provides all contact informatlon for the petitioner and /or owner and contact information of petitioner's
engineers /surve,yorsJarchitects, or other design professionals used in the preparation of the plans
• The date of the original plan Ltd revision dates, if applicable
• A north arrow and graphic scale.
• An property lines and existing and proposed right-of-way lines with dimensions clearly labeled
❑ All required setback and offset lines
• All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, signs, decks patios,
fences, walls, etc.
• Location of all outdoor storage and refuse disposal areas acid the design and materials used for screening
• 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 34 -36 City of Oshkosh Zoning Ordinance
• Location and dimension of all loading and service areas
• Location, height, design, illumination power and orientation of all exterior lighting on the property including a pbotometrics plan
❑ Lucation all .exterior mechanical equipmcut and utilities and elevations of proposed screening devices where applicablo (i.e.
visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC
equipment, electrical transfomiersand boxes, exhaust flues, plumbing vents, gas regulators, generators, etc.
7
P: 920192619800 - F: 9201 92619801
100 Camelot Drive Fond du Lac, WI 54935
www.excelengineer.com
CVS Pharmacy
9 1h Avenue & Koeller Street
Project Narrative
The proposed rezoning and planned development will consist of the rezoning of seven properties at the
north east intersection of 9 1h Avenue and Koeller Street. Refer to the attached property map for
addresses and parcel numbers.
• The existing properties are residential homes and homes that have been converted to
businesses. Due to the traffic volumes at this intersection and its close proximity to the
commercial corridor, these properties create a natural extension of this corridor. The proposed
use will be a CVS Pharmacy and the requested zoning will be C2 -PD.
• The development will consist of a 13,225 s.f. building with a pharmacy drive through for pick -up
of prescriptions. The site will contain 72 parking spaces and a loading area. Refuse and
recyclables will be stored and picked up on the east side of the building. The site will contain
significant landscape buffers with a continuous landscaped berm on the east and north sides
where the property abuts the residential neighborhood. Site signage will be located in the south
west corner of the site. Wall signage will be installed on the building facade. Signage details
and designs will be submitted at a later date.
• The project will create approximately 25 new full time jobs. The anticipated customer volume is
projected to be 1,100 customers per day.
• The site usage is as follows;
• Total site area 80,906 s.f. 100%
• Building area 13,225 s.f. 16%
• Paving area 42,816 s.f. 53%
• Landscape area 24,865 s.f. 31%
• Traffic generation, lighting and noise will be increased as a result of this development. In
addition, the hours of operation will be 24 hours a day. Due to these effects, this development
includes continuous landscaped berms. These berms will cut off site lines and traffic headlights
from the neighboring residences. Excess noise will also be buffered by these berms. Site
lighting and building mounted lighting will be full cut off type to eliminate glare. A site lighting
photometric meeting the city code will be provided at a later date.
• The adjacent residential uses will be adequately screened and buffered from this development.
The commercial developments on the west side and across 9 th Avenue to the south will not be
negatively impacted. These existing developments are compatible to the proposed CVS
Pharmacy.
8
• Traffic generation was studied as part of this project and was previously submitted to the city
for review.
Should you have any questions regarding the proposed development, please feel free to contact me at
920 - 926 -9800.
Sincerely,
Principal, Architect
9
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CVS Pharmacy BuOding 5 Landscape Berm Residontlal wm
and PorMng Lot Nelghborhood Property
1012 2
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VELMEIR
COMPANIES
64 -25 -2011
W
CUP /REZONING /ST VACATION
CVS PHARMACY
W 9TH AV & W 7 AV
PC: 05 -03 -11
HAASE RICK L /MELISSA A
1706 W 7TH AVE
OSHKOSH WI 54902 5511
1728 W 9TH AVENUE /1723 W
7TH AVENUE LLC
601 OREGON ST B
OSHKOSH WI 54902 5965
DEHN TRUST ROBERT E /ANN M
713 S WESTFIELD ST
OSHKOSH WI 54902 5541
2020 MINNESOTA LLC
6592 LAKE RD STE D
WINDSOR WI 53598
OSHKOSH GREEN LLC
PO BOX 901
DEERFIELD IL 60015
EXCEL ENGINEERING INC
ATTN ADAM HEINDEL
100 CAMELOT DR
FOND DU LAC WI 54935
FROEHLKE ANN M
625 LILAC ST
OSHKOSH WI 54902 5525
MITCHELL JAMES R /LORI L
1825 HICKORY LN
OSHKOSH WI 54901 2510
UTECHT STEVEN /VICTORIA
1717 W 7TH AVE
OSHKOSH WI 54902 5510
TAYLOR SHERRY
3221 MOCKINGBIRD WAY
OSHKOSH WI 54904 7333
BAUMAN DENNIS R
723 S WESTFIELD ST
OSHKOSH WI 54902 5541
VNMA PROPERTIES LLC
8160 TRITT RD
OMRO WI 54963 8900
VELMEIR COMPANIES
5757 W MAPLE RD
WEST BLOOMFIELD MI 48322
DAHLKE DAVID /BONNIE R
626 LILAC ST
OSHKOSH WI 54902 5526
SAGMEISTER MURIEL J
1737 W 7TH AVE
OSHKOSH WI 54902 5510
LEMKUIL CARL J
705 S WESTFIELD ST
OSHKOSH WI 54902 5541
MOLINSKI JAMES E
157 S JAMES ST
WAUKESHA WI 53186 6220
LANG PROPERTIES INC JAMES
15 STERLING AVE
OSHKOSH WI 54901 4569
WESTIE INVESTMENTS OSHKOSH
915 TERRA COTTA DR
NEENAH WI 54956 3565
WILL STEINER
2935 UNIVERSAL CT
OSHKOSH WI 54904
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DISCLAIMER CVS PHARMACY
This map is neither a legally recorded map nor
a survey and it Is not intended to be used as one. RE ZO NI N G/P LA N NED E V
This drawing is a compilation of records, data N O.IHKOf H
and state es and other sources affecting
state officc located Invarious city county W 9TH AV & W 7TH AV
the area shown and It is to be used for reference Clty of Oshkosh
purposes only. The City of Oshkosh Is not re-
sponsible for any Inaccuracies herein contained. Department of
If discrepancies are found, please contact the Scale: 1 " = 1 �� Community Development
City of Oshkosh.
Created by - dff 04/28/11
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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 compllatfon 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 discrepenctes are found, please contact the
Clty of Oshkosh.
Created by - dff
CVS PHARMACY
REZONING /PLANNED DEV
W 9TH AV & W 7TH AV
Scale: V = 100'
N O.fHKOlH
ON ME WATER
City of Oshkosh
Department of
Community Development
04/28/11
17