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HomeMy WebLinkAbout21. 14-321 JULY 8, 2014 14-321 RESOLUTION (CARRIED___5-2____LOST_______LAID OVER_______WITHDRAWN_______) REFER BACK TO PLAN COMMISSION PURPOSE: APPROVE AMENDMENT TO PREVIOUSLY APPROVED PLANNED DEVELOPMENT RELATIVE TO DETENTION BASIN CONSTRUCTION AT 3735 SOUTH WASHBURN STREET INITIATED BY: ZBW LLC, OWNER PLAN COMMISSION RECOMMENDATION: Denied WHEREAS, the Common Council previously approved a planned development to construct a retail service center and installation facility with associated site improvements at the northwest corner of South Washburn Street and West Ripple Avenue, per the attached, with one of the conditions being that a “natural” style detention basin with emergent plantings on the safety shelf and native plants on the side slope be constructed; and WHEREAS, the owner desires to amend the planned development to install rip rap on the safety shelf and side slope of the constructed detention basin versus emergent plantings and native plants; and WHEREAS, the Plan Commission recommends denial of the request to allow the installation of rip rap on the safety shelf and side slope of the detention basin. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that the amended planned development at 3735 South Washburn Street is hereby approved to allow the installation of rip rap on the safety shelf and the side slope of the constructed detention basin, per the attached, with the condition that the landscape plan approved by the Site Plan Review Committee for landscaping around the detention basin and on the overall site be installed. All other conditions of approval shall remain enforce. O../HKOfH ON THE WATER TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: June 30, 2014 RE: Approve Amendment to Planned Development at 3735 South Washburn Street Relative to Detention Basin Construction BACKGROUND In 2012 Council approved the planned development for construction of a retail service center and installation facility (Big Rig Chrome Shop) at the northwest corner of South Washburn Street and West Ripple Avenue. One of the conditions of that approval (Council Resolution 12-414) was that construction of the detention basin be a natural style involving planting of emergent plants in the safety shelf area and native plants on the side slopes. However, the detention basin was constructed with riprap on or above the safety shelf and no plants. ANALYSIS The applicant is requesting an amendment to the previously approved planned development to allow the installed stone/riprap to remain and the natural style emergent plants and native plants not be installed. The requirement for natural style detention basins with native plantings is a standard staff recommendation made as part of the Planned Development review process when the proposed basin is in a highly visible or gateway area where "high quality design" is being emphasized in a Planned Development area. Natural plantings have been viewed by the City as indicative of higher aesthetic quality development. Natural plantings also help deter the growth of weeds and other invasive species but do require some maintenance as any landscape area requires. Staff has been open to riprap in less prominent locations on sites (typically in the rear or central parts of the site) or in areas where the site slopes will not support natural plantings (i.e. steep slopes). The subject site detention basin is located in a highly visible area (front yard setback) in a Planned Development area that is part of a gateway corridor (US 41) through the community. In this case the natural planting requirement was required as part of the Planned Development Resolution (12-414), Condition # 1 stating: • Natural style of detention basin be utilized involving planting of emergent plants in the safely shelf area and native plants on side slopes. This requirement was followed through with the landscape plan that was approved as part of the site plan review process associated with issuing the zoning and building permit for the site. That approved landscape plan had the following note: • Use of proper seed mix for storm water pond edges. See Prairie Nursery Specifications for Detention Basin Wet Prairie Mix. With the installed riprap, the approved landscaping requirement around the detention basin is not being fulfilled and staff remains concerned about the aesthetic quality of the development given the prominent location of the detention basin in the US 41 corridor. Staff is open to exploring landscaping alternatives to potentially allow some of the riprap to be preserved if additional landscaping can be installed to "soften" its impact on the overall development while meeting the aforementioned concerns. Staff is also concerned that changes were made to the approved landscaping plan resulting in less shrubs being planted than required and that trees proposed in the front setback area were relocated to the rear without consultation. FISCAL IMPACT None anticipated. RECOMMENDATION Staff is recommending denial of the request to allow riprap around the detention basin. If Council is of the opinion that the riprap is permitted and emergent plantings and native plants are not required, conditions have been placed on the Resolution that require compliance with the approved landscaping plan both around the detention basin and on the overall site. At its July 1, 2014 meeting, the Plan Commission denied the request to install riprap around the detention basin. Approved, City Manager ITEM: PLANNED DEVELOPMENT AMENDMENT / 3735 S. WASHBURN STREET Plan Commission Meeting July 1, 2014 GENERAL INFORMATION Applicant: Tony Welnicke—DBA Big Rig Chrome Shop Property Owner: ZBW, LLC ACTIONS REQUESTED The applicant is requesting a Planned Development (PD) amendment to Resolution 12-414 condition#1: "natural" style of detention basin be utilized involving planting of emergent plants in the safety shelf area and native plants on the side slopes. APPLICABLE ORDINANCE PROVISIONS Standards for Planned Development Overlay Districts located in the Zoning Ordinance Section 30- 33. PROPERTY LOCATION AND BACKGROUND INFORMATION On August 21, 2012, the subject parcel and the adjacent parcel approached the Plan Commission and requested a two-lot land division and a planned development. The request originated with an application to build Big Rig Chrome Shop, a detailing and service shop specializing in modifying semis and trailers. The subject parcel is located at the northwest corner of Ripple Road and South Washburn Street, within the 3000 block of South Washburn Street. The original parcels totaling approximately 42 acres were subdivided into two new parcels. Lot 1 remains agricultural and totals approximately 37.5 acres and the remaining 4.3 acres (250 ft x 750 ft) constitutes lot 2. In addition to the land division, the Plan Commission also approved a Planned Development (PD) request for a semi tractor trailer modification and service business on proposed lot 2. With the approval of the PD, the Plan Commission required the following considerations to be met: 1. "Natural" style of detention basin be utilized involving planting of emergent plants in the safety shelf area and native plants on the side slopes; 2. The north building facade be enhanced by extending the EFIS, EFIS banding and masonry veneer knee wall the full length of the facade; 3. Base standard modification to allow two driveways on a lot with 250 feet of frontage; 4. Base standard modification to allow reduced separation distance between driveways of 130 feet 5. Base standard modification to allow zero foot side yard setbacks to allow the two drives to straddle/cross over the lot line and be shared access with adjacent properties, as proposed; 6. Provide cross access and maintenance agreements with adjoining properties. Item V I—3735 South Washburn Street PD Amendment:Big Rig Chrome To date all conditions have been met as stipulated with the exception of condition 1. The constructed storm water detention basin was approved with the condition that a"natural" style design be implemented where emergent plants be planted in the safety shelf area and the addition of native plants planted on the side slopes. The applicant is requesting a Planned Development Amendment in response to a correction notice sent on November 16, 2013 requiring the owner of 3735 S Washburn Street to repair the detention basin so that it complies with Resolution 12-414 condition 1. The submitted application requests the PD be amended to allow the constructed detention basin to remain as is. Subject Site Existing Land Use Zoning Developed—Commercial Business M-1 PD Adjacent Land Use and Zoning Existing Land Uses Zoning North Undeveloped - Agricultural Land and Golf Course M-1 PD South Undeveloped - Agricultural Land M-1 PD ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. East Highway 41 N/A West Undeveloped - Agricultural Land County A-1 Comprehensive Plan Land Use Recommendation Use Category 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS In accordance with PD approval, Big Rig Chrome Shop, located at 3735 S Washburn Street, was required to install a detention basin to provide storm water control directly related to the subject lot. Standard City of Oshkosh practice requires that all detention basins within city limits be constructed with"natural" landscape features. Natural designs require the detention basin not have any rip rap installed on or above the safety shelf In place of stone or rip rap, the City requires that natural plants and emergent vegetation be planted on the safety shelf and the side slope of the basin. There are four reasons for this rational: safety, aesthetics, water quality and deterrence. The use of rip rap on the safety shelf and side slope make a difficult surface for exiting the basin in case of an accident in which somebody falls into the basin. In addition to safety, emergent and natural Item V I—3735 South Washburn Street PD Amendment:Big Rig Chrome 2 plantings provide higher aesthetic quality and deter the growth of weeds and invasive species. Natural plantings designed for water growth have a higher ability to absorb nutrients from the water and have showed signs of decreasing sediment and particulates within the water for this reason. Natural plantings on the safety shelf and side slope have shown to help to deter waterfowl from using the basin. This is the case because plant foliage prevents waterfowl and other animals from easily accessing the water source. With the subject detention basin being so close to the adjacent highway and within close proximity to the airport, it is important that waterfowl not use the detention basin as such animals could be a safety concern to the highway traffic and airport flight paths. Further analysis of the site shows several discrepancies with the approved landscape plan that the Site Plan Review Committee approved prior to construction of the structure and related site improvements. The approved landscape plan required a total of 38 trees and 221 shrubs of varying type to be planted within the lot. To date, the 38 trees required by the accepted landscape plan have been planted. Though the required quantity of trees has been met, the locations of the trees are not consistent with the landscaping plan. Additionally, the approved landscaping plan called for a total of 221 shrubs and flowers to be planted in landscaping beds surrounding the main structure and the detention basin. Of the 221 shrubs/flowers required, only 38% or 84 were planted. There were three major sections to the approved landscape plan: landscaping adjacent to the primary structure, screening around the utility transformer and landscaping surrounding the detention basin. An analysis of the existing landscaping shows that all three sections of the plan are not installed to the required quality. The landscaping beds on the east street facing facade of the primary structure do not have the required quantity and the north façade of the building is missing the required landscaping beds. Section 30-35 (I) of the Zoning Ordinance requires all ground level mechanical equipment and utilities be screened from view of any street or residential zoning district. The electrical transfornier located on the east street side facade is not screened at all. The approved landscape plan shows the transformer on the south side of the structure with landscape screening provided. The actual location of the transfornier has changed locations, but the required screening/landscaping was not installed at the new location. With the rip rap installed improperly, the landscaping requirement around the detention basin is also not fulfilled. The required number of trees for the lot was met, but the trees were placed in the wrong locations and in point of fact only 9 of the approved 18 trees were planted in the front bed. The improperly installed detention basin, as well as the approved landscape plan not being installed properly gives the site an incomplete look. Item VI—3735 South Washburn Street PD Amendment:Big Rig Chrome 3 RECOMMENDATIONS/CONDITIONS Staff is recommending denial of the Planned Development Amendment to allow the installation of rip rap on the safety shelf and the side slope of the constructed detention basin based on the listed findings: 1. Condition#1 of Resolution 12-414 was not followed. "Natural" style detention basin with emergent plantings on the safety shelf and native plants on the side slope was not installed per condition requirements. 2. Landscape plan approved by Site Plan Review was not followed with respect to tree and shrub quantity and location. Staff recommends the detention basin be constructed as approved in Resolution 12-414 and the landscaping requirements also be reconstructed based on the approved landscape plan. Mr. Krumenauer stated a planned development was approved in 2012 for construction of a retail store, detailing and service shop specializing in modifying semis and trailers. One of the conditions of approval was that a natural style detention basin be utilized involving planting of emergent plants in the safety shelf and native plants on the side slopes. The applicant did not follow this condition and installed riprap and is now requesting an amendment to allow the riprap to remain. Natural designs and standard City policy require that detention basins not have riprap installed on or above the safety shelf. Staff does not support this request and is recommending denial. The Plan Commission Denied the planned development amendment at 3735 S. Washburn St. The following is the Plan Commission's discussion on this item. Mr. Krumenauer noted that when reviewing the request and site, it was also found that the landscaping plan approved by Site Plan Review Committee at the time of permit issuance was not followed and several modifications were made to amenities without notifying the City or seeking approval. Mr. Tony Welnicke, owner, Big Rig Chrome, stated the landscaping needed to be finished and that it wasn't finished last year due to the late construction of the building but that he intends to complete it. Regarding the detention basin, Mr. Welnicke stated he does not like the look of natural 'weeds' so installed riprap instead. He distributed pictures of several detention basins with riprap and others with natural plants (on file at the Planning Division office),but felt the ponds with riprap looked nicer. Mr. Borsuk inquired if Mr. Welnicke was aware of the detention design condition when the basin was built. Mr. Welnicke replied he was not aware of it at the time of construction but when the issue came up, he searched through the paperwork and found the original approval with the conditions. Mr. Thorns inquired when the landscaping could be completed. Item V I—3735 South Washburn Street PD Amendment:Big Rig Chrome 4 Mr. Welnicke replied fairly quickly. However, he would like to work with staff on perhaps modifying the landscape plan/plant quantities due to unanticipated impacts on the site. Mr. Borsuk stated the condition was applied at the Planned Development review and site plan review. It is unfortunate the contractor or owner did not see this however and he would not support the amendment request. Mr. Thorns felt riprap is more aesthetically pleasing versus 'weeds'. He could not speak to water quality, but did not believe water was getting into Lake Winnebago from this site. He stated that several properties have riprap and do not appear to have waterfowl present. Mr. Gohde pointed out that discharge from this lot does go to Lake Winnebago. He added that vegetation filters water and traps particles before getting to the Lake. This being a new development, it does not assist the City in meeting regulatory standards. Mr. Thorns felt this is an isolated instance of not following approvals. Ms. Propp felt that if the Commission approves this amendment, it sends a message that contractors/owners can do whatever they want regardless of the conditions of approval. Motion by Borsuk to move approval to amend the planned development at 3735 South Washburn to allow riprap around the detention basin versus natural emergent and native plants. Seconded by Cummings. Motion Denied 2-6 (Aye: Thomas, Vajgrt. Nay: Borsuk, Fojtik, Hinz, Cummings, Propp, Nollenberger). Item V I—3735 South Washburn Street PD Amendment:Big Rig Chrome 5 ill N N 's!M '�S°11.{SO ,2 5- N N 1 aVSwe G.; 3Rugi, ..- N CO rn >n i 2-5 LUn9HseM S ga 11. : e W a q - /�' N• 000018ZZ(OZ6)I1a3 dO!ds alUO.i)b1 1911 *,.uu'`' 3 J " �" I ; Washburn St. 1 o SY it ag i s 4 a 3-- 1 o. ? o� a� F --- - L i- --J ; I 1 e.I /, 1 -Now,A,L'Coai,TIvr.—10�w.� ∎sue -�q.�_ V'.ia.�s a:'ti7 �7c��i�. � II _ _. �' we _ e,��yr.r%r�� rru \'Ii — II I < • `poegteg Bulned,u6!S sz �11i m ' p 1 ,' ill AI 1 Ell''Ill ✓- _ --� 1 l I 1 \11 —(11•�� 11•�. \ a ,! `Vl�( I�jlr�--- =-:-_----_—_-----z==_7_=:-_,=:-..);I iil • koeQlS• !Pt!�6oS •�17 . Z � i�)) V1._9,s , ,r - - r144 n •':i 1111 L�}�.� 6 �.1 t W.>. 1 ■ � ' ,1 14 al z ` ' :19,-==z .I bt ',,, - . ..v. i f� / C o Q P ; : E1TT r � a K p � Z z , L- i o JE u % ....:.„„.... o s 1 ,I \ O t � - ' ? 1` am\ a �' u..\ J �k SL 1� •,-.-_- sL�'r.�Sd I u-`���, / },(i{iM. 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IIS '��ill� :�� d1 ` I 5; 3iiii;E i .c ,_,,V .1.! 3 �: �: �, -_ --:, , CIF x.'%11..` I _I de, 4 0 \ '-' I / II kleel''' L' _ ' — ' ° � = 411� 1k e - / Ill'; \\\! � #.na...>:.�:.wz2J al _ +h J ) , .- 1 iiiI // !ill i l aj i pi. 6IP (7 I` 3' 4- ' j o / M 44 -, 1I Ll i 11 i -Jfr13, ta •41/ ' r` �' / / j meoescto• �o ec e 3 / / ! l ! - - — _ _ i I ` 1 iO L N L z e) o - L- N o -6 E O -� e x p _ s _� p e) = o c5 � - s p T7 iz , z M = a - - v N � Co v■ _,, e) 1 _, -- kg . c.,5 , _.„,p9 m 1-R- ---- = = "- „‘) W 1 City of Oshkosh A lication SUBMIT TO: ` `J hp Dept.of Community Development lanned Developnment Review 215 Church Ave.,P.O.Box 1130 Development Oshkosh,Wisconsin 54903-1130 O.JHKOJH 0 Conditional Use Permit Review PHONE:(920)236-5059 ON THE WATER **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION \�\,� yy�� Petitioner: I C ;n LI td Q.1 111 0 e ` ahJ , 8i0R,(,\CIAlityym h e 0 Date: 6/5/ACS/V r { // 1 j Petitioner's Address: - �� l i /) ( 1. State: 1<.�/ Zip: 54903 Telephone#: (61W) 1110`I-0(L 9 Fax: (C(&) 50 '202,2. Other Contact#or Email: 10 rt ObhC�t-lEio[TA1��r�Cc�'1'y�.Cf'rY'1 Status of Petitioner(Please Check): Owner ❑Reprise tative ❑Te t ❑ Prospective Buyer J Petitioner's Signature(required): / Z Date: (.4/.1C)/1/ OWNER INFORMATION Owner(s): 2 bki L.1.-L. Date: to/3 (;(.Z 14 Owner(s)Address: 57 5 ij-h &h i\),{ f r City: O W(D State: M Zip: <J11'")0 Telephone#: (C120)70 -Dip 1( Fax: (g2O)50-2022.... Other Contact#or Email: iad bisl-IC6)-01'11 'S ftp.(tin Ownership Status(Please Check): ❑Individual ❑Trust ❑Partnership Corporation �1 Property Owner Consent: (required) 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 are tentative and may be postponed by the Planning Services Div' ' n for incomp to submissions or other administrative reasons. Property Owner's Signature: / Date: ( 43/ 0.1/ SITE INFORMATION �/ Address/Location of Proposed Project: 3-/65 I/AO/th , n/1 Parcel No. Proposed Project Type: p 'r(,1 ,.4-0-1,11 C 1)()4r)Ck re,)-e.1A-rc-1r, ( A vs. pay\--k--- Current Use of Property: Cf5'a(V‘,1�y�(,1^(°):C'LO �1 Y\fr- � 11 Zoning: Land Uses Surrounding Site: North: South: East: West: **Please note that a meeting notice will be mailed to all abutting property owners regarding your request. > Application fees are due at time of submittal. Make check payable to City of Oshkosh. D 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 �f Staff L' `\) Date Rec'd 44 • Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below. 1. Health,safety,and general welfare of occupants of surrounding lands. Scene /u: /3c _ii:c are-or-id Yc i/wi-t • -ric�f &rc tt / f,) r e�.v�' a 4-e<ga•f7`rye - 4'zild Zt Cur /o. 7/�c �( Yl &e J & r [ ace(Ct ��7e 19` -c 3•h err- 2. /i/fir i i t7 7P . 2. Pedestrian and vehicular irculation and safety. ,/l /hut fiettli'f .4> bi /gig 3. Noise,air,water,or other forms of environmental pollution. /1/;1.114%1 J7 �� ,r7,7 /i/ , t A -/ /1/P121;/'. e 4. The demand for and availability of public klik4S services and facilities. �r 1(1/ to �'E'rJ'ec 4/77z�1 5. Character and future development of the area. f, 4#'(_ / ' � � / - � &4 it 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. ❑ Compatibility of the proposed use with adjacent and other properties in the area. ❑ Traffic generation(anticipated number of customers,deliveries,employee shift changes,etc.) ❑ Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the community as a whole > 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 'A"x 11 (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 engineers/surveyors/architects,or other design professionals used in the preparation of the plans ❑ The date of the original plan and revision dates,if applicable ❑ A north arrow and graphic scale. ❑ 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. ❑ Location of all outdoor storage and refuse disposal areas and 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 30-36 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 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. 9 June 2, 2014 Amendment Request Attn: Plan Commission &Common Council Re: Big Rig Chrome Shop Changes to Retention Pond Request We could like to request an amendment to a previous approved planned development.The previous planned dated August 28, 2012 approved: "Natural" style of detention basin be utilized involving planting of emergent plants in the safety shelf area and native plants on the side slopes. We could like the Plan Commission and Common Council to allow the rip rap/stone added around the pond. Please see attached pictures. Stone was added to make the pond area look more appealing to travelers on Highway 41 as well as to improve the overall look of the facility. (Please see pictures included with the application.) Thank you for your time and consideration. Sincerely, Tony Welnicke Big Rig Chrome Shop ZBW LLC 3735 South Washburn Oshkosh, WI 54903 /0 AUGUST 28, 2012 12-414 RESOLUTION (CARRIED 6-0 LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE PLANNED DEVELOPMENT FOR CONSTRUCTION OF RETAIL SERVICE CENTER AT NORTHWEST CORNER OF SOUTH WASHBURN STREET & WEST RIPPLE AVENUE INITIATED BY: KELLER INC., APPLICANT 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 retail service center and installation facility with associated site improvements at the northwest corner of South Washburn Street and West Ripple Avenue, per the attached, is hereby approved with the following conditions: 1) "Natural" style of detention basin be utilized involving planting of emergent plants in the safety shelf area and native plants on the side slopes. 2) The north building façade be enhanced by extending the EFIS, EFIS banding and masonry veneer knee wall the full length of the façade. 3) Base standard modification to allow two driveways on a lot with 250 feet of frontage. 4) Base standard modification to allow reduced separation distance between driveways of 130 feet. 5) Base standard modification to allow zero foot side yard setbacks to allow the two drives to straddle/cross over the lot line and be shared access with adjacent properties, as proposed. 6) Provide cross access and maintenance agreements with adjoining properties. � I Ce 4111fpreimagfnaAorispro*f- { 1 . f � "^' ,z 7 { ,,,.rn+_ , ate- d nor .i✓r- . s_ ..R:f--'Y'�-'z�.�"_�,'i: fY C�om 0 �a/' S"-mo�. - ,..,r._ ,.-'�^�'x w '�a�r-•- � '-r- '"�'-_ g t " F '; rrnt a r s��,:: rte k -F^-z ' � , f t N� i;® s- -'x`-- " .C � -n 1 _v t' - ._f" � � v ew -a'k U .- . 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PD AMENDMT-DETENTION BASIN THOMAS N RUSCH ETAL NORTHERN REAL ESTATE 3735 S WASHBURN ST 3807 STATE ROAD 21 A INVESTMENTS LLC PC: 07-01-14 OSHKOSH WI 54904-9323 5711 GREEN VALLEY RD OSHKOSH WI 54904-9700 ZBW LLC FINTAN/CAROL FLANAGAN REV TRUST BIG RIG CHROME SHOP 5000 PLUMMERS POINT RD TONY WELNICKE OSHKOSH WI 54904-7049 1545 ARBORETUM DR 422 3735 S WASHBURN ST OSHKOSH WI 54901-2797 OSHKOSH WI 54904 13 1 I I 1. SUBJECT , SITE - z } I — ' m w tY _l______' w m O '♦_♦_♦∎_♦._._. 3333 q ill_il 4 W-RIPPL-E-AVE / W RIPPL-E-- j 1 \ 0 o WE z c5Z I l fx z [a N I = =L. co W m € O co 4 J f J.- J �'.Irl'Jr J,' ,1 11\ .r1', 1 in=0.08 mi A 1 in=400 The The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show the approximate relative location of property, boundaries and other feature from a variety of sources. 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They may show the approximate relative location of property, boundaries and other feature from a variety of sources. These map(s)/datasets are provided for information purposes only and may not be sufficient or Printing Date:6/17/2014 O.IHKOlH appropriate for legal, engineering, or surveying purposes. They are provided "AS-IS" without warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. Prepared by:City of Oshkosh, WI or,THE wares J:\GIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template.mxd User:deborahf 1 W