HomeMy WebLinkAbout06. 12-391
AUGUST 15, 2012 12-391 RESOLUTION
(CARRIED___7-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE PLANNED DEVELOPMENT FOR CONSTRUCTION
OF PROFESSIONAL OFFICE BUILDING AT NORTHWEST
CORNER WEST 9TH AVENUE & WESTHAVEN DRIVE
INITIATED BY: WIHLM PROPERTIES LLC, OWNER/PETITIONER
PLAN COMMISSION RECOMMENDATION: Approved with conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned
development to construct a professional office building, and associated amenities, at the
northwest corner of West 9th Avenue and Westhaven Drive, per the attached, is hereby
approved with the following conditions:
1) Base standard modification to allow the refuse enclosure within the front yard of
the Westhaven Drive frontage with the relocation of the refuse enclosure when
the eastern side of the site is developed.
th
2) Base standard modification to allow 42 feet of lateral clearance for the West 9
Avenue driveway.
3) The ground signage is consistent with heights and area of the monument style
signs present at the funeral home to the north and the church property to the
west and that it is consistent with the materials and architecture of the building.
4) Detention basin, if a wet type pond, is designed without rip rap above the water
line and native plants be planted on the side slopes of the basin and emergent
plants on the safety shelf.
th
5) Enhance landscaping on W. 9 Avenue in front of the dumpster location and
west of the driveway with the approval of the Department of Community
Development.
OIHKOIH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: August 9, 2012
RE: Approve Planned Development for Construction of a Professional Office Building at Northwest
Corner West 91h Avenue and Westhaven Drive (Plan Commission recommends approval)
BACKGROUND
The Planned Development request encompasses a single property that is approximately 1.77 acres (77,175
square feet) in size and is located at the northwest corner of the West 9' Avenue and Westhaven Drive
interscetion. R -1 zoning was originally established on this parcel in 1991 as part of the Kirkwood annexation
and a conditional use permit was issued for Mercy Oakwood Medical Center. This designation was changed to
the C-1PD zoning designation in 1996 in anticipation of the construction of the hospital. The land use pattern in
the area is characterized by the established hospital, church and other institutional uses to the north, cast and
west with single - family uses to the south across West 9 th Avenue.
ANALYSIS
The applicant is concentrating development on the western half of the property for the proposed dental office
and anticipation of providing suitable development area for the eastern portion of the site for future developmcnt
purposes. The proposed dental office use is consistent with the Comprehensive Plan and is a permitted use in
the C -1 Zoning District. The office building is proposed to be 3,600 square feet and 25 feet in height with
parking fronting West 9' Avenue with a full access drive onto 9 1h Avenue. The building's design is
architecturally pleasing and compatible with adjacent properties. The business will be open Monday through
Friday with four employees and an estimated 20 patients daily. A pedestrian connection to the West 9 1h Avenue
sidewalk meets code requirements and the 24 on -site parking stalls also meets parking code requirements.
Landscaping is proposed to consist of shrub and tree plantings situated at the building foundation and along the
south and east sides of the parking area. Ground signage is depicted west of the West 9' Avenue driveway and.
will be required to be consistent with heights and area of the monument style signs present at adjacent
properties. Lighting plans depict a single pole mounted fixture situated within the parking lot and a detention
area is proposed on the western side of the lot with formal grading, drainage and storm water rnanagernent plans
to be approved by the Department of Public 'Works.
FISCAL IMPACT
None anticipated.
RECOMMENDATION
The Plan Commission approved of this request at its August 7, 2012 meeting.
Approved,
City Manager
ITEM: PLANNED DEVELOPMENT REVIEW TO ALLOW DEVELOPMENT OF
A PROFESSIONAL OFFICE BUILDING AND-ACCESSORY PARKING
LOT AT THE NORTHWEST CORNER OF W. 9 AVENUE AND
WE' STHAVEN DRIVE
Plan Commission meeting of August 7, 2012
GENERAL INFORMATION
Applicant/ Owner: Wihlm Properties, LLC
Actions Requested:
The petitioner requests development plan approval for the development of a professional office
building and accessory parking lot at the northwest comer of West 9th Avenue and Westhaven
Drive.
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 Planned Development request encompasses a single property that is approximately 1.77 acres
(77,175 square feet) in size and is located at the northwest comer of the West 9ah Avenue and
Westhaven Drive intersection. R -1 zoning was originally established on this parcel in 1991 as part
of the Kirkwood annexation and a conditional use permit was issued for Mercy Oakwood Medical
Center. This designation was changed to the C -1 PD zoning designation in 1996 in anticipation of
the construction of the hospital. The land use pattern in the area is characterized by the established
hospital, church and other institutional uses to the north, east and west with single- family uses to
the south across West 91h Avenue.
Subject Site
Existing Land Use Zoning
Undeveloped Commercial C -1 PD
Adjacent Land Use and Zoning
Existing Uses
Zonin
North
Funeral Home
C -1 PD
West
Church/Religious Institution
R -1
South
Single family residential (across W. 9 1h )
R -1
East
Church/Religious Institution (across Westhaven)
R -1
Comprehensive Plan
Cann rehensive Plan Land Use Recommendation
Lanni Use
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
ANALYSIS
The applicant is concentrating development on the western half of the subject property focused on
West 9 th Avenue in the anticipation of providing suitable development area and frontage for future
development of the eastern portion of the lot. This Planned Development approval is for the
proposed professional dental office and future plans for development of the eastern portion of the
site will also require Plan Development review and approval.
Use
The proposed professional dental office use is consistent with the recommended land use in the
City's Comprehensive Plan whcre the area was identified as appropriate for commerciatuse due to
its location on 9 1h Avenue and Westhaven Drive as well as its association with the hospital and
churches in the general vicinity, The professional office use is a permitted use in the underlying
C -1 Neighborhood Business Zoning District. There is anticipated to be approximately four
employees and an estimated 20 patients at the office daily. The business will be open during
normal business hours Monday through Friday with customer /patient service projected to be
Monday through Thursday.
Site Design
The proposed site development plan includes construction of a 3,600 square foot office building
located just west of the center of the lot, Parking is proposed to the south/front of the structure
fronting West 9 th Avenue with a full access driveway onto West 9 th Avenue. Ground signage,
landscaping, refuse enclosure and on -site drainage and stormwater facilities are also included in
the development plan. The refuse enclosure is located behind the West 9 1h Avenue building facade
but is located within the front yard of the Westhaven Drive frontage. This placement requires a
base standard modification as refuse enclosures are not permitted in front yards. This placement is
temporary in nature and will lose its substandard status when the eastern portion of the site is
developed by either being behind a future building or being relocated as shown in the conceptual
second phase of development. The placement of all other site improvements conforms to the
dimensional regulations of the underlying C- I zoning designation.
Access/Parking
Access to the development is proposed through a full access driveway onto West 9 th Avenue. The
drive is designed as a full access Class II entrance with 24 feet of width. The driveway is being
intersected at 42 feet from the edge of the right of way /property line by the internal parking access
aisle. The Access Control Ordinance requires a minimum of 75 feet of lateral clearance, which
provides space for approximately four vehicles prior to encroachment into the street. The
provision of 42 feet of lateral clearance will provide stacking for between two to three vehicles.
Staff supports this base standard modification and does not see the requested reduction as an issue,
primarily due to the small size of the development and the low intensity of projected traffic
movements for a dental office. Furthermore, West 9 1h Avenue is a four lane roadway providing
two lanes of traffic in each direction.
A pedestrian connection to the West 9 t11 Avenue sidewalk is depicted on the site plan and meets
code requirements as it connects the building entrance to the public walk through a dedicated 5
foot walkway that is completely separated from parking areas and drive aisles.
Parking is proposed to be provided on the south side of the proposed building as 24 on -site parking
stalls. The proposed number of stalls falls within the parking code requirement minimum of 16
stalls and maximum of 24 stalls.
Landscaping
Landscaping at the site is proposed to consist of substantial shrub and tree plantings situated at the
building foundation and along the south and cast sides of the parking area. The quantities of plant
materials included in the landscape plan will need to meet Zoning Code requirements and will be
analyzed during site plan review.
Signa eg_ /Li hgtn
Ground signage is depicted on the site plan just west of the West 9 1h Avenue driveway but details
have not been provided. It is assumed that signage for the site will not only include this ground
signage but will also consist of building wall mounted signage. Per the base C- I Zoning
designation, wall signage would be allowed up to a maximum of ten percent (10 %) of the wall area
per fagade and ground signage would be permitted up to a maximum amount of 800 sq. ft. of area
and a maximum height of thirty (30) feet. All proposed site signage will be required to meet code
requirements but staff recommends a condition the ground signage be consistent with heights and
area of the monument style signs present at the funeral home to the north and the church property
to the west. Additionally, staff is suggesting that the condition include that the ground sign be
consistent with the materials and architecture of the building.
The lighting and/or photometric plan included with the application material depicts a single 23 foot
tall pole mounted light fixture situated within the parking lot and casting light meeting code
requirements.
Stormwater Management
Site and landscape plans indicate that a detention area is proposed on the western side of the lot. A
formal grading, drainage and stormwater management plan will need to be reviewed and approved
by the Department of Public Works during site plan review. However, staff feels that if the pond
is a wet pond, a more "natural" style of detention basin should be constructed that would involve
planting of emergent plants in the safety shelf area and native plants on the side slopes.
Building Design
The proposed dental office is a single story structure designed with a hipped roof that break up the
overall roof length and provide architectural character to the roofline. At the tallest point, the
structure is approximately 25 feet in height. The building is proposed to be designed with a prairie
style architecture including a tower element on the southwestern corner at the building's entrance.
It is proposed to be primarily veneer stone and EFIS accented with aluminum fascia, cut stone sill
and aluminum framed windows with architectural grills. The roof will be architectural shingle and
include decorated soffits at the tower roofline. Staff believes the overall design of the building is
very architecturally pleasing and feels that it is compatible with the adjacent properties and will act
as an appropriate transition from the commercial /institutional aspect of development on the north
side of West 91h Avenue to the residential development on the south side.
RECOMMENDATION /CONDITIONS
Staff believes that the development meets the standards as set forth in Section 30 -33: Planned
Developments and will have a positive impact on surrounding lands, will be harmonious with the
intended character of the general vicinity, and will not be detrimental to neighboring property or
the community as a whole. Staff also feels that the proposal reflects the cities development and
planning policies, enhances the appearance of the area and is architecturally compatible with
Ite►n 2330 JVY fire PD
nearby and adjacent structures lending a positive contribution to the physical appearance of land
uses and buildings in the community.
Staff recommends approval of the development plan with the following conditions:
1) Base standard modification to allow the refuse enclosure within the front yard of the
Westhaven Drive frontage.
2) Base standard modification to allow 42 feet of lateral clearance for the West 9t" Avenue
driveway.
3) The ground signage is consistent with heights and area of the monument style signs present
at the funeral home to the north and the church property to the west and that it is consistent
with the materials and architecture of the building,
4) Detention basin, if a wet type pond, is designed without rip rap above the water line and
native plants be planted on the side slopes of the basin and emergent plants on the safety
shelf.
The Plan Commission approved of the planned development as requested with revised conditions.
The following is the Plan Commission's discussion on this item,
Mr. Buck presented the item and reviewed the site and surrounding area as well as the zoning and
land use in said area. He reviewed the site plan and landscaping plan and stated that the use was
consistent with the Comprehensive Plan. He further stated that staff was recommending a base
standard modification to allow the refuse enclosure within the front yard of the Westhaven Drive
frontage and to allow less lateral clearance for the West 9` Avenue driveway. He reviewed the
access driveway and pedestrian access for the site as well as the parking area which has adequate
stalls to meet code requirements. Full landscaping plans will also be required to meet code
requirements and the signage for the site needs to be consistent with the monument signs on
adjacent properties although signage plans have not yet been submitted at this time. A storm water
detention basin is planned on the west side of the site and will require approval by the Department
of Public Works. He also reviewed the building elevations and discussed the materials to be used
for the structure. He stated that the building was architecturally pleasing and compatible with
adjacent properties and he reviewed the conditions recommended for this request.
Mr. Fojtik commented that the detention area seemed rather large for the size of the development.
Mr. Buck indicated that the east side of the site was to be developed in the future and the detention
area would serve both sites.
Ms. Propp questioned if there was going to be another development built on the site if a land
division would have to be approved to split the existing lot.
Mr. Buck responded that it was not necessary to split the lot for another development to occupy the
east side of the parcel.
Ms. Propp also inquired if there would be another driveway on 9 1h Avenue for the future
development.
Mr. Buck indicated that the drive access for the second phase of the development will be located
on Westhaven Drive.
Item —2530 IV 9' $ fire PD
Mr. Thoms questioned why there were no screening requirements for the refuse enclosure other
than the fencing.
Mr. Buck responded that this layout was a temporary scenario until the second phase of the
development would be completed at which time the refuse enclosure would be relocated.
Ms. Lohry commented that there did not appear to be any landscaping to the west of the site and
she felt it was relevant as there were residential uses to the west.
Mr. Buck replied that the residential uses were to the south of the development and a church was
located to the west.
Ms. Lohry stated that she felt some trees along the west side of the development would be an
improvement.
Mr. Buck responded that formal landscaping plans had not yet been submitted and will require
approval at the Site Plan Review Committee level.
Kip Golden, Keller, Inc,, representing the developer, stated that the refuse enclosure will be moved
in the future when the second phase of the development is completed and the detention pond was
sized for the entire site. He further stated that the refuse enclosure will have the existing trees on
the site to help screen the dumpster in its current location.
Mr. Thoms commented that the existing trees appear to screen the dumpster enclosure from
Westhaven Drive but not from the 9t" Avenue view.
Mr. Golden responded that the enclosure cannot be screened completely as it has to be accessible.
Mr. Borsuk questioned how temporary this situation was going to be prior to the second phase
completion of the development,
Mr. Golden indicated that they were marketing the site for development currently but there was not
a set timeline for its completion. He further stated that the refuse enclosure will be constructed of
wood or masonry.
Mr. Borsuk commented that the refuse enclosure should meet code requirements.
Mr. Buck stated that the enclosure met code requirements other than its location in the front yard
and technically it would be considered the side yard of the development.
Ramanathan Jambunathan, 920 S. Westhaven Drive, stated that when she moved into her home it
was a private and country style setting and this was the only vacant parcel left. She felt that it
sounded like it was a done deal however she wanted to voice her concerns about the traffic volume
as she felt it was too intense particularly since the closure of Highway 21. She was concerned with
her loss of privacy and she felt the emotional impact on the neighborhood should be considered.
Mr. Thoms inquired about the status of the traffic signals at the intersection as they were initially
going to be temporary only.
Mr. Burich responded that he felt the signals would be at this location permanently.
Item 2530 W 9 rive PD
Mr. Cummings agreed.
Mr. Thorns commented that he felt the dumpster enclosure being visible from 9 th Avenue was
disturbing and should be relocated when the east side of the lot was developed. He further
commented that the temporary status could be too long and felt that a condition should be added
denoting that the refuse enclosure would be relocated when the east side of the site was developed.
Mr. Burich indicated that the site plan shows the future location of the refuse enclosure to the north
of its current location when the eastern side of the site is developed. It could be addressed as a
new condition or it could be added to the existing condition #1.
Mr. Thoms also commented that he felt there should be more landscaping on the 9 th Avenue side
of the development:
Ms. Lohry stated that she felt the building was well presented but more landscaping needs to be
added on the west side of the development from the drive access to the western lot line.
Mr. Buck responded that code requirements will have to be met at the Site Plan Review
Committee level and that landscaping could be added to the west side of the development as long
as it does not inhibit the detention basin area. He suggested adding a condition to enhance the
landscaping on W. 9 th Avenue in front of the dumpster enclosure and west of the driveway with
the approval of the Department of Community Development.
jYfotion by Bowen to approve a planned development to allow development of a
professional office building and accessory parking lot at the northwest corner of W. 9th
Avenue and Westhaven Drive with the following conditions:
1) Base standard modification to allow the refuse enclosure within the front yard of the
Westhaven Drive frontage with the relocation of the refuse enclosure when the eastern side
of the site is developed.
2) Base standard modification to allow 42 feet of lateral clearance for the West 9th Avenue
driveway.
3) The ground signage is consistent with heights and area of the monument style signs present
at the funeral home to the north and the church property to the west and that it is consistent
with the materials and architecture of the building.
4) Detention basin, if a wet type pond, is designed without rip rap above the water line and
native plants be planted on the side slopes of the basin and emergent plants on the safety
shelf.
5) Enhance landscaping on W 9 th Avenue inf •ont of the dtunipster location and west of the
driveway with the approval of the Department of Community Development.
Seconded by Thoms. Ifotion carried 8-0.
Item —2530 W 9 Ave PD
3
I
0I -E
ON THE WAMR
City of Oshkosh Application
iR Planned Development Review
E] Conditional Use Permit Review
SUBMIT TO;
Dept, of CorannWty Developrneat
215 Church Ave., P.O. Box 1130
Oshkosh, Wlsconsitt 54903.1134
PHONE- (924) 236.5059
"PLEASE TYPE OR PRINT USING BI WK INK
Petitioner: MICHELLE
Petitioner's Address 15 WEST
Tolophonc N. (920)
Date:
City: OSHKOSH stag: WI zip: 54941
Other Contact # or i2mait:
OCK A
Pans: ( )
Status of Pier itioner (Please Check): I XOwner ❑ Representative ❑ Tenant ❑ Prospective Buyer
Petitioner's signature (required):
OWNER INFORMATION
owner(s): WIHLM PROPE
Owner(s) Address: 15 WEST
AVE
Daw: _V*t�z_
Date:
city: OSHKOSH state: W1 zip: 54901
Telephone #: ( 231 -0060 Fax.: ( ) Other Contact # or Ftttail:
Chvnarship Status (Ploaso Check); Individual ❑ Trash a paftership X Corporation
Property Owner Consent (rrgna )
By signature hereon, Z/We aalmowl that City officials and/or employees may, in the performance of their functions, enter upon the
property to inspect or gather other ii formdion necessaxy to process this application, I also Ua derstand that al meeting dates are tentative
and may be postponed by the Piann g Services Division for incomplete suhmissions or other administrative reasons,
Ptoperty Owner's Signaturc: Date;
$ 1T Y, INFORMATION 6S C)
A.stdro /Location *tPrepomd P jmt: WEST NINTH AVENUE Parcel TIo, 90 613620100
PropasedPrgjedType: CONST UCT DENTAL OFFICE
Current Use of Property: V
Land Uses Surrounding Site:
Zoning: C -2
:h. FUNERAL HOME
,h, WEST NINTH AVENUE - RESIDENTIAL ACROSS STREET
WESTHAVEN DRIVE - CHURCH ACROSS STREET
CHURCH
"•Please natc that a Busting notice AM be reaped to all abutting properly owners regaining your request.
Application fens xry due st tin to of submittal. Make check pryahl to City of Oshkosb.
Please refer to the fee schedule for appropriate fee, PEE IS NOjq -REXi (1NDABLE
For more information pl the City's websito at www. ci. osl lkosh. wi. us/ Community_Developmet)Vplallning.htm
Stiffer._ _]ere .12se'd
0
Briefly explain how the proposed conditional use/developnrent plan will not have a negative effect on the issues below.
1. Health, safety, and general welfare of occupants of surrounding lands.
NOIMPACT
2. Pedestrian and vehicular circulation and safety.
NO IMPACT
3. Noise, air, water, or other forms of environmental pollution.
NO IMPACT
Hb I i & iemand for and availability of public services and facilities.
5. Character and future development of the area.
BLENDS WITH LOCAL CHARACTER OF RESIDENTIAL AND COMMERCIAL OFFICE SPACE
SUBMITTAL REQUIREMENTS — Must accompany the application to be complete.
A NARRATIVE of the proposed conditional use/Development Plan including:
• Existing and proposed use of the property
• Identification of all structures (including paving, signage, etc.) on the property and discussion of their relation to the project
• Projected number of residents, employees, and/or daily customers
• Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the
nearest one - hundredth of an acre
• Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.
LI Compatibility of the proposed use with adjacent and other properties in the area.
U Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
L) Any other pertinent information to properly understand the intended use /plan and its relation to nearby properties and the
community as a whole
9 A complete SITE PLAN and BUILDING ELEVATIONS must include:
* Two (2) full size (minimum 24" x 36 ") scaled and dimensioned prints of site plan and building elevations
* Two (2) 8 Vz" x 1 I (minimum) to 11" x 17" (maximum) reduction of the site plan and building elevations
* 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)
* Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's
engineerstsurveyors /architects, or other design professionals used in the preparation of the plans
Li The date of the original plan and revision dates, if applicable
Ia A north arrow and graphic scale.
Ll All 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.
cl Location of all outdoor storage and refuse disposal areas and the design and materials used for screening
U 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
Cl 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 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, etc.
0
Project Narrative
The site currently has no use; it is a vacant parcel.
A building will be constructed for a dental office with associated parking lot. A future
building with parking lot expansion is shown on the plans, the use at this time is
undetermined.
There are anticipated to be four employees at the dental office simultaneously.
Approximately 20 patients will be visiting the dental office daily. The dental office will
serve patients during normal business hours Monday through Thursday, and will be open
Friday mornings for employees to process paperwork.
There will be no noise, glare, odors, fumes, or vibrations associated with the proposed
development.
The proposed development is compatible with the surrounding land uses of funeral home,
churches, and residence.
7
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2530 W 9 AV'
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POKLASNY INC
865 S. WESTHAVEN DR
OSHKOSH WI 54904 7978
LOPEZ MICHELLE
2507 W 9TH AVE
OSHKOSH WI 54904 8124
MERCY MEDICAL CENTER OSH INC
PO BOX 3370
OSHKOSH WI 54903 3370
CALVARY LUTHERAN CHURCH
2580 W 9TH AVE
OSHKOSH WI 54904 8125
WIHLM PROPERTIES LLC
MICHELLE WIHLM
15 W MURDOCK AV
OSHKOSH WI 54901
BONGERT ROGER G /NANCY A
3374 W 20TH AVE
OSHKOSH WI 54904 9187
GOOD SHEPARD LUTH CHURCH
OSH INC
2450 W 9TH,AVE
OSHKOSH WI 54904 8050
JAMBUNATHAN RAMANATHAN
920 S WESTHAVEN DR
OSHKOSH WI 549048136
BONGERT ROGER G
2561 W 9TH AVE
OSHKOSH WI 54904 8124
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DENTAL OFFICE
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and Information located in various city, county
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purposes only. The City of Oshkosh Is not re-
sponsibie for any inaccuracies herein contained.
ifdisctepencies are found, please contact the
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DENTAL OFFICE
This map is neither a legally recorded map nor
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and Information located in various city, county
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and state offices and other
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purposes only, The City of Oshkosh Is not re- Department Of
sponsible for any inaccuracies herein contained. �l
If discropencles are found, please contact the Sca it 2. = ! 50' Community Development
City of Oshkosh. �7
07/24112
Created by - dff
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