The URL can be used to link to this page

Home My WebLink About18. 14-542 DECEMBER 9, 2014 14-542 RESOLUTION (CARRIED__7-0_____LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR SERVICE STATION AND AUTO BODY SHOP; PLANNED DEVELOPMENT FOR SAM’S CLUB; 2105 SOUTH KOELLER STREET INITIATED BY: SAM’S REAL ESTATE BUSINESS TRUST PLAN COMMISSION RECOMMENDATION: Approved with conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that a conditional use permit for the planned development of a Sam’s Club, service station and auto body shop with associated site improvements, including, but not limited to, retail store, grocery, pharmacy, optical clinic, photo studio, café and restaurant, and parking, per the attached, is hereby approved with the following conditions: Base standard modification for the south side yard setback, as proposed. 1) Base standard modification to allow the parking stall count overage, as proposed. 2) Extend the walkways from the main entrance area along the north and east 3) building facades. Base standard modification to allow reduced lateral clearance, as proposed. 4) Additional or relocated landscaping is placed at the southwestern corner of the 5) lot to assist in screening the loading dock and along the south lot line to soften the southern perimeter of the site. Approval by Planning Services staff of the screening wall materials and final 6) landscaping prior to issuance of a building permit. Base standard modification to allow a 36 foot wide Class II driveway on the north 7) driveway on S. Koeller Street. ��,/�E,� 1H H aw n�e w+� TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich I Director of Planning Services DATE: November 20, 2014 RE: Approve Rezoning 2105 South Koeller Street from C-2 General Commercial with a Highway 41 Overlay to C-2 General Commercial with a Highway 41 Overiay and a Planned Development Overlay and Conditional Use PermiUPlanned Development Approval for a Retail/Commercial Development with Auto Services (Plan Commission Recommends Approval) This memo includes both the zone change request and the conditional use permibplanned development request as they are in conjunction with each other although they require two separate actions of approval. BACKGROUND The 16.43 acre singie parcel of land is part of the commercial center known as Aviation Plaza. It is bounded by West 20th Avenue on the no�th, Highway 41 on the west, South Koeller Street on the east and JC Penney/Rogan's commercial uses on the south. Additional nearby uses include general retail and service such as Target, Petco, Car-X Tire &Auto and others including restaurants. The property is a gateway commercial property within the Highway 41 corridor that is underdeveloped and is currently occupied by approximately 20,000 square feet of vacant commercial space that is remnant of a larger commercial strip center that was razed as well as the former location of a Wal-Mart Store that has also been removed. The site retains gravel foundation area of the former Wal-Mart Store, paved surface parking areas and three drives/curb-cuts onto South Koeller Street. ANALYSIS Rezoning Request- The proposed zone change will not change the underlying C-2 General Commercial District/Highway 41 zoning designation but will add the Planned Development Overlay District upon it so permitted and conditional uses will not be affected. The Planned Development Overlay designation is beneficial to the applicant/property owner as it allows redevelopment of the site utilizing base standard modifications that may provide relief from existing conditions affecting the lot including a substandard setback, reduced lateral clearance, and the desire for a larger parking lot. The Planned Development designation is beneficial to the City as it provides the ability to address these conformities and grants City review and oversight of development plans to ensure compliance with the City's development policies and permits the City the ability to require additional conditions such as enhanced architectural detailing and landscaping to mitigate the impact of any base standard modification exceptions. As such, the proposed zone change to add the PD designation will help to promote redevelopment of this site and is consistent with the Comprehensive Plan. Conditional Use Permit/Planned Deve%pment- The proposed uses in the main structure are a retail membership only warehouse club that includes general merchandising of retail goods; grocery with delicatessen, bakery, and dry goods; pharmacy; tire and battery sales and service; potential financial institution; optical clinic; photography studio and lab; and a caf�/restaurant component. The site is also proposed to contain vehicle fuel sales at a separate location of the lot. Redevelopment of the site also includes demolition of some remaining commercial space on the site and construction of a 136,000 square foot retail building and a 3,800 square foot gas canopy covering 12 fueling stations, multiple storm water management areas, a truck loading area, parking lot, and two access drives to South Koeller Street. Parking for the development is proposed to be 570 stalls which exceeds the maximum allowed by the Zoning Ordinance however it is supportable as the redevelopment will reduce the ratio of impervious surface to green space and includes generous amounts of internal landscaped islands. Internal circulation for vehicles is well defined including landscape islands which far exceed code minimums and there is cross access between the subject site and the site to the south. Pedestrian access is provided through a sidewalk extending from the building entrance to South Koeller Street and signage is proposed to be wall mounted and ground signage which meets code requirements. Lighting plans show the pole heights and fixtures meet code requirements and landscaping is proposed to consist of tree and shrub plantings on all sides of the site and within parking lot islands and exceeds code requirements. Storm water management facilities are proposed to be a mix of existing dry ponds, a new dry basin and biofiltration areas which will be reviewed by the Department of Public Works. The primary structure is designed as a flat roof building constructed of pre-case concrete wall panels with earth tone finish and a maximum height of 29.3 feet and the petitioner has addressed staff's concerns about the aesthetic qualities of the exterior by enhancing architectural features as recommended. FISCAL IMPACT None anticipated but the redeveloped site should add $10-$15 million in new property value and revitalize the shopping center area. RECOMMENDATION The Plan Commission approved of this request at its November 4, 2014 meeting. Approved, ��i��. City Manager ITEM: REZONING FROM C-2/HWY 41 DISTRICT TO C-2/HWY 41-PD AND CONDITIONAL USE PERMIT/DEVELOPMENT PLAN REVIEW FOR A RETAIL/COMMERCIAL DEVELOPMENT WITA AUTO SERVICES AT 2105 SOUTH KOELLER STREET Plan Commission meeting of November 4, 2014 GENERAL INFORMATION Applicant: Sam's Real Estate Business Trust Property Owners: Masters Oshkosh, LLC Action(s) Requested: The applicant is requesting three actions within this petition: A. Rezoning from G2/Highway 41 District to C-2/Highway 41 with a Planned Development; B. Conditional Use Permit for automobile service uses in a G2 District; and C. Planned Development approval for the establishment of a 136,000 square foot retail warehouse club with fuel station. Applicable Ordinance Provisions: The Zoning Ordinance does not establish criteria relative to appropriateness of changing zoning from one classification to another but relies on the Comprehensive Plan and good planning principles. The Zoning Ordinance does establish criteria and guidelines for the establishment of a PD overlay district in Section 30-33 (A)(1) and Conditional Use Permits in Section 30-11 (D). Property Location and Background Information The 16.43 acre single parcel of land is part of the commercial center known as Aviation Plaza. It is bounded by West 20�'Avenue on the north, Highway 41 on the west, South Koeller Street on the east and JC Penney/Rogan's commercial uses on the south. Additional nearby uses include general retail and service such as Target, Petco, Car-X Tire &Auto and others including restaurants. The property is a gateway commercial property within the Highway 41 corridor that is underdeveloped and is currently occupied by approximately 20,000 square feet of vacant commercial space that is remnant of a larger commercial strip center that was razed as well as the former location of a Wal-Mart Store that has also been removed. The site retains gravel foundation area of the former Wal-Mart Store, paved surface parking areas and three drives/curb- cuts onto South Koeller Street. Sub'ect Site Existin Land Use Zvnin Vacant-Former Retail C-2/HWY 41 Ad'acent Land Use and Zonin Existing Land ilses ' Zaning Commercial-Retail, Service &Restaurant G2 PD/HWY 41 North (across West 20th Street) C-2 PD/HWY 41 South Commercial-Retail _............................ ............................._........_....................................................................................._..........................................................................................................................................................................__....._. Commercial-Retail, Service & Restaurant C-2/HWY 41 East (across South Koeller Street) _..........................................._... ................................................................................................................. ......_............................................................................................................... Institutional & Light Industrial and Service M-3/HWY 41 West (across Highway 41) Com rehensive Plan Land Use Recammendation Land Use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS Use and Zonin� The proposed uses in the main building of the site are a retail membership only warehouse club that includes general merchandising of retail goods; grocery with delicatessen, bakery, and dry goods; pharmacy; tire and battery sales and service; potential financial institution; optical clinic; photography studio and lab; and a cafe/restaurant component. Additionally, the site is proposed to contain members' only automobile fuel sales at a separate location of the lot. A conditional use permit is needed for the accessory automobile service in the principal building and the stand alone fuel sales use but all other uses are permitted by-right within the G2/Highway 41 Overlay District. The proposed rezoning will not change the underlying C-2 General Commercial District/Highway 41 zoning designation but will add the Planned Development Overlay District upon it so permitted and conditional uses will not be affected. The Planned Development Overlay designation is beneficial to the applicant/property owner as it allows the redevelopment of the site utilizing base standard modifications that may provide relief from existing conditions affecting the lot including a substandard setback, reduced lateral clearance, and the desire for a larger parking lot. The Planned Development designation is beneficial to the City as it provides the ability to address these nonconformities and grants City review and oversight of development plans to ensure compliance with the City's development and planning policies through the regulation of standards set forth in the Zoning Ordinance, Section 30-33 Planned Development Overlay District. The Planned Development also permits the ciry the ability to require additional conditions or limitations, such as enhanced architectural detailing and landscaping, to help mitigate the impact of the base standard modification exceptions per Section 30-33(A)(4(a of the Zoning Ordinance. General Site Desi�n Physical redevelopment of the site includes demolition of the remaining 20,000 square feet of commercial space and construction of a 136,000 square foot retail building (approximately 413 feet long by 325 feet wide) with an additiona13,800 square foot gas canopy (approximately 40 feet long by 90 feet wide) covering 12 fueling stations, multiple stormwater management areas, a truck loading area, parking lot, and two access drives to South Koeller Street. Placement of the primary structure is proposed on the southwestern portion of the development site so that the main entrance area faces the West 20�'Avenue/South Koeller Street intersection; the automobile service area on the northwest corner of the building; and the formal delivery/loading area on the south side of the building. Parking is proposed to be located on the east side of the site fronting South Koeller and Item—2105 S Koeller-Sam's Rezone CUP PD Z on the north fronting West 20th Avenue. The fuel station canopy and kiosk is located at the southeast corner of the property proximate to South Koeller Street. The building/fuel canopy footprints will occupy approximately 16.9% of the site, parking and other impervious surface will occupy 59.8% and the remaining 20.6%will be stormwater detention, open space and landscape areas. Proposed placement of improvements will require only one dimensional base standard modification to the south side yard setback of the Highway 41 Overlay Zoning District as 10 feet is provided and 15 feet is required. This base standard modificatiori is justified in that the site is a redevelopment project and the landscaped island that comprises the south side yard setback is preexisting, defines the internal southern drive lane, and is being retained and incorporated in the redevelopment project. Parkin�, Access and Circulation The proposed 570 parking spaces, which includes 26 auxiliary stalls behind JC Penney (4 stalls per 1,000 square feet), exceeds the maximum Zoning Ordinance allowed stall count of 501 (3.33 stalls per 1,000 square feet with 10% administrative increase) by 69 stalls, however parking has been designed below the preferred parking ratio of Sam's Club corporate requirements (5 stalls per 1,000 square feet), which would dictate 683 stalls. The applicant has indicated in their application that the increase in parking is appropriate for the site because the proposed development has unique and unusual sales volumes, provides adequate pedestrian connectively, and that the general area does not provide any on-street or shared parking possibility. Staff typically believes that the over-construction of parking can have negative affect as the large amount of pavement can appear to be a"sea of asphalt"but in this case supports the base standard modification for the parking overage as the proposed redevelopment of the site will reduce the ratio of impervious surface to green space that is present in its current condition. Additionally, the inclusion of generous amounts of internal landscaped islands within the parking areas alleviates staff concerns regarding the negative aspects associated with the larger pavement area. A 5-bay loading dock and trash compactor is located on the south side of the building and will provide delivery trucks with access that is generally separated from primary customer circulation areas and also attempts to reduce its visibility by locating between the proposed building and the existing Rogan Shoes building. Additionally, the loading area will be screened from Highway 41 with a screen wall and landscaping and screened from the South Koeller Street frontage by the building itself. Staff is recommending a condition for final approval for materials and landscaping for this screening wall prior to permit issuance. Vehicular access to the development site is proposed to be provided by two access drives ruruiing to South Koeller Street. The first drive is located approximately 250 feet from the West 20th Avenue and South Koeller Street intersection to align with the drive across the street and is designed as a typica130 foot wide Class II entrance. The second drive is an existing drive located on the southern portion of the South Koeller Street frontage directly across from the drive across the street and is designed as a 36.5 foot wide Class III driveway consisting of two ingress lanes and one egress lane. Both drives will be used as customer entrances but the southern driveway will also act as the primary entrance for delivery traffic and fuel station customers as it provides a considerable island separation from the main customer parking areas. The Access Control Ordinance requirement of a 75 foot lateral clearance (from the property line to internal cross traffic movements) is not met and a base standard modification is needed as 50 feet is proposed. Staff is in support of this base standard modification because both drive entrances function as drive lanes Item—2105 S Koeller-Sam's Rezone CUP PD 3 without potential conflict for back-up movements from parking stalls, the separation distance from the actual curb line is 70 feet due to a 20 foot wide terrace, and the three-lane design of the southern driveway will help to alleviate potential stacking issues for which the lateral clearance regulation is intended to prevent. Internal circulation for vehicles is well defined with inclusion of landscape islands at site entrances, parking row ends, and is used for separation of uses on the site such as the southern drive aisle and the fuel sales area. The islands are depicted in multiple varieties with varying widths, many of which far exceed code minimums providing for a higher standard of traffic flow management and a greatly increased area for internal parking lot landscaping. Cross access between the subject site and the site to the south is provided in the form of three internal drive connections allowing the flow of vehicles between the commercial sites without the necessity to access the public street. Pedestrian access is proposed through inclusion of a sidewalk running from the building entrance to South Koeller Street which is protected from vehicle travel lanes by its placement within oversized landscaped islands. Staff feels the sensitivity placed upon pedestrian access is commendable but suggests that it could be further improved by extending the walkways from the main entrance area along the north and east facades of the building to provide increased safety and comfort for pedestrians traveling from the farther parking areas and the automobile service area. Other significant pedestrian circulation items on the site include a large customer loading area at the building's entrance with striped loading zones, striped pedestrian"cuts"through landscape islands, well placed handicapped parking near the pedestrian loading area, and a large number of convenient cart corals. Si nage and Lighting Signage far the site is proposed to consist of building wall mounted signage and ground signage. Per Zoning Ordinance, wall signage would be allowed up to a maximum of 30% of the wall area per fa�ade and ground signage would be permitted up to a ma�cimum amount of 1,600 sq. ft. of area and a maximum height of 60 feet. Very modest sized wall signage containing the store name and logo is proposed on the east South Koeller Street and the north West 20th Avenue facades as well as on all four sides of the fuel canopy. Sizes of this signage have not been provided however it appears to be far less than the 30% of wall area permitted. Two identification ground pylon signs containing the store name and logo are proposed on the site, one located along the west property line fronting Highway 41 (Sign A) and the second at the northeast corner of the lot near the northern drive entrance (Sign B). Sign A is proposed to be 25 feet wide by 9 feet tall (225 square feet per side) with an overall height of 40 feet. Sign B is proposed to be 19.33 feet wide by 7 feet tall (135.33 square feet per side) with an overall height of 30 feet. Both signs meet code requirements and total area equals 751 square feet of area which is 45% of that allowed by base code. Placement of Sign B will need to be adjusted to meet the minimum 25 foot setback but there appears to be ample room on the site to accommodate its relocation. A site lighting plan has been submitted that includes 41 pole-mounted lights located throughout the parking lot and at the parking lot perimeter with particular attention given to fixtures near the building entrance. The poles are proposed to be 42 feet tall and include up to four fixtures. Pole heights and fixtures meet code as proposed but light levels are not compliant with the Zoning Ordinance at the property line as the lighting plan shows light trespass in excess of code on the Item 2105 S Koelle�-Sam's Rezone CUP PD q east property line near the vehicular entrance, which will require minor adjustment to comply with code illumination limits. Landscaping Landscaping at the site is proposed to consist of shrub and tree plantings situated on all sides of the site with the most substantial amounts of plantings located on the east and north �roperty lines providing a softening of the parking lot and aesthetic enhancement to the West 20t Avenue and South Koeller street frontages. Additionally, landscaping and a screen wall are being proposed along the western lot line to block the loading dock and trash compactor from the Highway 41 view. Staff suggests additional or relocated landscaping be placed within this area to increase the screening of the loading dock. The internal landscaped parking lot islands contain significant amounts of trees and other vegetation that will act to break up the mass of hard surface associated with the parking lot. The quantities of proposed trees and shrubs on the landscape plan exceed that which is required by code with tree amounts at 135% of those required and shrubs at 143% of those required. However, in reviewing the landscape plan, staff identified that the site's parking lot are deficient four internal landscape islands, which are required when stall aisle lengths exceed 180 feet. These are located along the northernmost single-stall row, the easternmost single-stall aisle and within two of the double-stall rows in the eastern parking lot. Additionally, staff noticed that the island that functions as the south side yard setback has not received any plantings and suggests that either additional or relocated landscaping be placed within this area to soften the southern perimeter of the site. Stormwater Mana ement Stormwater management facilities are proposed to be a mix of existing dry ponds located within the Highway 41 right-of-way, a new dry basin and biofiltration areas situated along the north lot line fronting West 20th Avenue and linear biofiltration areas along the east property line fronting South Koeller Street. The basin and biofiltration areas will contain inlets from the parking lot and are proposed to be covered with native plants with minimal rip-rap at the stormwater intake and outfall locations. Formal stormwater management plans have been created and submitted for review by the Engineering Department. Buildin�si�n The primary structure is designed as a flat roof building with a maximum height of approximately 293 feet. The petitioner indicates in their application that the design of the building will blend aesthetically with the existing adjacent buildings and the exterior building materials consist of predominately insulated pre-cast concrete wall panels with an exposed aggregate of earth tone finish. A variation in color at the buildings base and as horizontal bands is included as the primary design element on all fa�ade areas with exception of the customer entrance area at the northeast corner of the building, which is enhanced with variation in roof heights,painted EIFS, aluminum storefront window/door systems and a covered loading area supported by columns. In reviewing the building elevations, staff is of the opinion that, with the exception of the color variation, the building is lacking in architectural definition and has the dominant appearance of extremely long relatively blank walls with little articulation, especially of a vertical nature. Additionally, the level roof line reinforces the boxlike shape of the structure giving the appearance of an upscale warehouse rather than a highly visible retail establishment at a gateway location within the Highway 41 corridor. Staff believes the building design can be significantly enhanced with the inclusion of vertical articulation, especially along the north and east facades as they face Item—2105 S Koe[ler-Sam's Rezone CUP PD 5 West 20�'Avenue and South Koeller Street but also, to a lesser extent on the west fa�ade, as it faces and is highly visible to Highway 41. Other more minor items that can help to elevate the appearance of the structure include wrapping the covered loading areas support columns to give them depth and permanency as well as matching the garage door colors to the building fa�ade. An internet search of other Sam's Club facilities supplied a design of a similar store in Peachtree City, Georgia that includes column elements along all sides of the buildings long facades as well as ornamental arched features on the primary front facades which drastically changes the appearance of the building by breaking up the long expanse of walls and provides depth and articulation to the flat wall planes. The varied roof line of this design also provides alteration in the appearance of the buildings height and overall mass. Additionally, features such as the columns at the entrance are designed with much more of a finished solid character. Staff is not recommending that a mirror image of the Peachtree City's structure be created in Oshkos�but rather of an example of the possibility of enhancing the appearance of this structure given its high visibility location within the community and gateway corridor. Staff recommends that the building design be enhanced on the north, east and west facades with elements that provide vertical articulation and breaks in the wall plane as well as variation in the appearance of the roof line. Additionally, we recommend that the covered loading areas support columns be enhanced to have a more finished appearance. RECOMMENDATION/CONDITIONS A. Staff recommends approval of rezoning from C-2/Highway 41 District to C-2/Highway 41 with a Planned Development; B. Staff recommends findings that the proposed Conditional Use Permit for auto service and fuel sales is consistent with Section 30-11(D) of the Zoning Ordinance; and C. Staff recommends findings that the proposed Planned Development request is consistent with Section 30-33 (A) of the Zoning Ordinance and be approved with the following conditions: 1) Base standard modification for the south side yard setback, as proposed. 2) Base standard modification to allow the parking stall count overage, as proposed. 3) Extend the walkways from the main entrance area along the north and east building facades. 4) Base standard modification to allow reduced lateral clearance, as proposed. 5) Additional or relocated landscaping is placed at the southwestern corner of the lot to assist in screening the loading dock and along the south lot line to soften the southern perimeter of the site. 6) The building design be enhanced on the north, east and west facades with elements that provide vertical articulation and breaks in the wall plane as well as variation in the appearance of the roof line. 7) Covered loading areas support columns be enhanced to have a more finished appearance. 8) Approval by Planning Services staff of the screening wall materials and final landscaping prior to issuance of a building permit. The Plan Commission approved of the zone change and conditional use permit/planned development as requested with conditions noted. The following is the Plan Commission's discussion on this item. Item—2105 S Koeller-Sam's Rezone CUP PD 6 Mr. Buck presented the item and reviewed the site and surrounding area as well as the zoning and land use in said area. He discussed the development on the site currently and the proposed uses for the site with this development. He explained that the accessory automotive service and fueling station would require a conditional use permit however all other uses are permitted by-right. He discussed the benefit of adding the Planned Development Overlay to this site and reviewed the site plan fo�the development which will result in less impervious surface than currently exists. He also discussed the base standard modification for the south side yard setback and reviewed the parking lot layout which exceeds the limit by code but would be allowed with a base standard modification which staff was in support of due to the decrease in impervious surface and the generous amounts of internal landscaped islands. He discussed the traffic circulation patterns, the loading dock area, and the vehicular access points which are proposed to be two drive accesses, one a Class II driveway and one a Class III driveway. He also discussed the base standard modification necessary for the reduced lateral clearance and the cross access easements necessary for the south side of the site to allow traffic movements from one site to the other without accessing the public roadway. He reviewed the pedestrian access and other amenities proposed for this development including the signage which was less than code requirements allow for both the wall signage and two pylon signs. He also reviewed the landscaping plans which the quantities exceed code requirements however staff was recommending adding landscaping to the south setback area and relocating some plantings on the site for screening purposes. He also discussed the addition of several landscape islands due to the stall aisle lengths exceeding 180 feet. He reviewed the storm water management plans including the location of the various detention areas and stated that formal plans had already been submitted and were being reviewed by the Department of Public Works. He reviewed renderings of the development as submitted as well as revised site plans and building elevations which he compared to the original submission. The revised plans addressed most of the features that staff was recommending enhancements to such as additional pedestrian walkways, architectural features, and adjustments to the landscape plans to make the building more aesthetically pleasing and improve functionality. He reviewed the revised renderings including these additional features as well as the fueling station, the three actions requested with this petition and the conditions recommended for this request. He noted that two of the ariginal conditions had been removed relating to the building design as those concerns had been addressed with the revised plans. He also passed around exterior color samples and building material samples for the Commission to review. Mr. Hinz questioned if there was only going to be one main drive access to the north with the secondary driveway to the south for access to the fueling station and loading dock,the reason that it was only proposed to be a Class II driveway with two lanes rather than a Class III driveway with three lanes. Mr. Buck responded that it was what the petitioner had requested and that both driveways would still provide access to the business. Mr. Hinz then questioned how close to the intersection the northern driveway would be located. Mr. Buck indicated that it would be about 300 feet which would meet code requirements. Mr. Gray inquired how delivery trucks would access the loading dock area. Item ZI05 S Koeller-Sam's Rezone CUP PD 7 Mr. Buck displayed on the site plan the two accesses to the loading dock area which could be achieved by utilizing the drive aisle behind the building or how a truck would utilize the driveway to the south to maneuver to the loading dock area. Mr. Gray then inquired where the fueling station was located. Mr. Buck displayed on the site plan where the fueling station was depicted. Mr. Gray also inquired if the Commission would need to approve the driveway size. Mr. Buck responded negatively and stated that the driveway was 36 feet which was within code requirements. Mr. Thoms questioned if on the south side of the lot, it was intended to block off access to Penney's and Rogan's from this site as the landscape islands in this location appeared to create a barrier between the two developments. Mr. Buck indicated that the landscape islands in this location already existed and there were three access points between the two lots. Mr. Thoms questioned if the additional landscape islands referenced in the staff report should be added as a condition of approval. Mr. Buck replied that it would not be necessary as these features are part of standard code requirements. Mr. Thoms then questioned why we would allow the pylon sign on W. 20th Avenue and S. Koeller Street as this was a planned development and he did not feel this sign was appropriate. Mr. Buck responded that the proposed pylon signs were less in both height and area than code requirements and base standard modifications were not being requested or necessary. Mr. Thoms voiced his opinion that the pylon sign at this intersection was not necessary as the other pylon sign would allow for visibility from Highway 41 and that the development would be obvious to residents and that a monument sign at this location could be utilized instead. Mr. Buck reiterated that the pylon sign proposed was not excessive in either height or area and was allowed by code requirements. Ms. Lohry commented that she was pleased with the landscaping proposed however she questioned if we have a list of the trees to be planted as many developments plant trees to meet the necessary quantities but that she felt were not large enough. Mr. Buck indicated that there was a list of trees contained in the landscape plan and there were also requirements built into the City's code. He reviewed the list of trees to be planted according to the landscape plan which were a large variety of both species and size. Item—2105 S Koeller-Sam's Rezone CUP PD g Ms. Propp voiced her concern with if access would be adequate with only one three-lane driveway and the two-lane driveway to the north. Mr. Buck responded that the petitioner had submitted a traffic study which supports the drive accesses as proposed as the traffic counts should be less than what existed with the previous Aviation Plaza use. Ms. Propp inquired if customers would have to go through the fueling station to access the store if utilizing the driveway to the south. Mr. Buck responded negatively and displayed on the site plan the other drive lanes that would access the business from that driveway without going through the fueling station area. Mr. Thoms stated that he was not pleased with the final aesthetics for the building design and questioned why they did not propose to construct something more architecturally attractive. Mr. Buck replied that the petitioner addressed staff's concerns with adding enhancements to the building's fa�ade as well as enhancements to the support columns and adjusted the roof heights to provide a variation of three to four heights and that the only real difference between this proposal and the example provided from Peachtree City, Georgia, was the archway features. Mr. Gray questioned if the storm water management plan had been approved yet and if it should not be included as a condition of approval. Mr. Buck indicated that the storm water management plans were still being reviewed and that it was not necessary to add this as a condition as it was part of standard code requirements. Deborah Tomczyk, Reinhart Boerner Van Deuren of Milwaukee, stated that this would be a site that Sam's Club would purchase and own and operate and inquired if condition#4 relating to the base standard modification for the reduced lateral clearance was still necessary. Mr. Buck responded affirmatively and stated that the lateral clearance was still substandard according to City code requirements. Ms. Tomczyk stated that they had submitted revised plans that address most of the City staffls concerns with landscaping, building design, lighting, and pedestrian access. She distributed copies to the Commission of the revised plans for review and discussed some of the landscaping and other features that had been revised to meet the requirements or enhancements recommended in the staff report. She also discussed the pylon sign at the intersection of W. 20th Avenue and S. Koeller Street as it was a necessary component for their development. Luke Payne, civil engineer for Sam's Club, discussed the truck traffic for both Sam's Club and the fueling station which will access the site from the southern driveway and explained how they will have more than adequate space to maneuver to the loading docks from this area. He also discussed the significant reduction of impervious surface on the site with this proposed development and the extensive storm water management plans that will exceed the City's code requirements. Item—2105 S Koeller-Sam's Rezone CUP PD g Ms. Tomczyk discussed the addition of pedestrian walkways and their location which was also a recommendation by staff to address safety concerns for pedestrians traveling from the farther parking areas or automobile service area. She also commented that they would be meeting with the Westside Business Association next week to address any concerns they may have with this development. Mr. Hinz inquired if the two-lane driveway proposed for the north entrance was a concern the petitioner felt should be addressed. Mr. Payne explained their concept of the driveway entrance and how the layout of the parking lot would allow for plenty of room for stacking and that the two-lane drive access was not a huge issue. He further discussed the traffic flow and that a lot of their customers would access the site from the southern driveway. Ms. Propp commented that she was excited to see development on this vacant site and that she appreciated the petitioner working with staff to address concerns and produce a development that was adhering to all City code requirements as well as the willingness to enhance the development with additional features recommended. Mr. Thoms stated that he would support this request although he felt the aesthetics of the building design were not as good as they could be; however he felt that the landscaping plans would assist in enhancing the appearance of the site. He further stated that he appreciates the extra effort on the part of the petitioner to provide all the necessary plans and the material samples for review and that it was a good job by both staff and the petitioner in preparing and presenting this request. Motion by Gray to approve the rezoning from C-2/Highway 41 District to C-2/Highway 41 District with a Planned Development overlay and to approve a conditional use permit/planned development to allow the development of a retail/commercial development with auto services at 2105 S. Koeller Street with the following revised conditions: 1) Base standard modification for the south side yard setback, as proposed. 2) Base standard modification to allow the parking stall count overage, as proposed. 3) Extend the walkways from the main entrance area along the north and east building facades. 4) Base standard modification to allow reduced lateral clearance, as proposed. S) Additional or relocated landscaping is placed at the southwestern corner of the lot to assist in screening the loading dock and along the south lot line to soften the southern perimeter of the site. 6) Approval by Planning Services staff of the screening wall materials and final landscaping prior to issuance of a building permit. 7) Base standard modification to allow a 36 foot wide Class II driveway on the north driveway on S. Koeller Street. Seconded by Propp. Motion carried 7-0. Item—2105 S Koelle�-Sam's Rezone CUP PD 1 p Q�� - �; +. U � � �� FI^ � � +- � � —� � U � 5 � �� k _- � � �� " � � � � c� o " � /,�� 3 �� m l .�� .�„�� v` � � {� _ _ � ff � � a � v ` � � � � �.. � � � 7 � � a � � � � - �-- � � - � - � �� fe � � � � °�e � W ''� $ � � y �� W3 0 % b� .. W S S � �� _ � ��'� W � $ o , Y W6 � � Y� � _�" � � � � � _ �` � Uja� . �. _ - W w a 6� _ � " J j�'� � y � Z�i ' � k; � � � g � � - � � - ; � $ � � � �� _ � " � � '` � s `� ,— � � g � � � � � = 3 � � YE � � a � s �� g � o �E; � �Is a� � s n�� y � 3 � W) �ssy� S m° � 3 W R .� y'j R 1Xk�S � 3 i _ �� W - Z�d�� 17 �� a O � � � L� alo `�.� .Wilo o��'W�� g z¢ - c' �N�� FZ 2 -� t 3 8 i V��i � _ � N� p� _�� -� > m � a o 3�`� � � �z��3o < F � �� Y ',� �I~ W�R .,�hnmr . C fr��: �� O�,„ � `� �I8R3�Rx 7 n_ � oN __� I��e C�o � ae :b o � o ar� .� �. -- � � . � - o � � : , � . � : = -� �� = ;��e� � — �'��'?�a � � I_ _.. l � � City of Oshkosh Application - susMir To: Dept,of Community Development Cl Planned Development Review �>>Churcll Ave.,P.O. Box 1130 Oshkosli,Wiscansin54903-1130 O.fHKO.fH ❑ Conditional Use Permit Review PHONE:(920j 236-�059 ON THE WATER � '�xPLEASE TYPG OR PR[NT LISINC 13G.4CK INI�** APPLICANT INFORMATION Petitioner: Sam' s Real Estate Business Trust ` ' L • Date: Petitioner'sAddress: 702 SW 8TH ST City: Bentonville State: AR Zip: 72716 Telephone#:(414)2 9 8-8 3 31 p�,�;(414) 2 9 g-g p 9 7 Other Contact#or Email: dtomczyk�reinhart law.com Status of Petitioner(Please Check): Ll Owner _ Representative �Tenant �X Prospective Buyer Petitioner's Signature(required): ��y�� Date: IO.q.lq- By. ,Lucas C. ayne, Kimley-Horn, Agent for Sam�s Club OWNER INFORMATION Owner(s): Masters Oshkosh, LLC Date: Owner(s)Address: 22 N. MAIN STREET C�ty. HARTFORD State: WI Zip: 3027 Telephone#:(z62) 224 . 0652 Fax:(262) 673 . 0351 OtherContact�#orEmail: mshaftC�connect.net O�vnership Status(Please Check): _tndividual �Trust I�Partnership �;Corporation � Limited liability company Property Owner Consent:(required) By signature hereon, UWe acknowled�e that City officials and/or employees may,in the performance of their functions,_enter upon the propetty to inspect or�ather other information necessary to process this application. 1 also understand that all meeting dates are tentative and may be postponed by the Plannin�Services Division for incomplete submissions or other administrative reasons. Property 04Vner's Si�nature: �� ` � �'�";��t�'—�r�„� Date:_C�j t �/ �if . • •�T J SITE INFORMATION Address/Location of Proposed Project: Northeast Corner of Hwy 41 & Hwy 44 ParcelNo. 1334222034 P�oposed Project Type: Sam' s Club Current Use of Property: VaCant Zonin�: C-2 Land Uses Surroundin�Site: North: commereial South: commercial East: commercial �Vest: US Hiqhway 41 '�*Please note that a meeting notice will be mailed to al(abutting property owners regardin�your request. > Application fees are due at time of submittal. Nlake check payable to City of Oshkosh. i Please refer to the fee schedule for appropriate fee. EEE IS 1VON-REFUNDABLE For more inforn�ation please the City's website at�vw�v.ci.oshkosll.�vi.us/CommuniTy_Dzvelopine�lt�Planning.hfii Staff�� Date Rec'd �V ��T �� PLANNED DEVELOPMENT OVERLAY APPLICATION NARRATIVE The proposed development provides the following advantages stated in Section 30- 33(A)(1)(b) of the City's Zoning Ordinance: - (i) A design which reflects the City's development and planning policies for nonresidential areas in which the district is to be located, as set forth in the City's Comprehensive Plan ("Plan"). o Page 48-49 of the Plan: Opportunities for Redevelopment. An area for redevelopment may include vacant big-box retail spaces or vacant shopping centers. One example of this would be the Aviation Plaza, which is predominantly vacant at this time. o Page 55 of.the Plan: Development Proposals. Encourage developments that are contiguous with existing developed property. o Page 60 of the Plan, Goal B: Avoid "leap frog" development patterns, which create undeveloped land areas. o Page 61 of the Plan,�Goal C: Promote land use decisions that do not conflict with adjoining properties. o The requested Planned Development overlay would facilitate development of the site in an integrated fashion, consistent with the Plan. The proposed development would utilize an area that is currently underdeveloped and mostly vacant within the Aviation Plaza commercial center. The proposed site is located adjacent to existing commercial and retail uses including Rogan's Shoes and JC Penny. Additional nearby commercial and retail uses include those listed below. The proposed development is located on property zoned C2 General Commercial District("C2"). The adjacent property consisting of Rogan's Shoes and JC Penny is also zoned C2 with a Planned Development overlay. - (iv) A design which promotes architectural compatibility between adjacent structures. o Please see (vi) below and the enclosed plans. - (vi) A design which will positively contribute to the physical appearance and functional arrangement of land uses and buildings in the area. o The proposed development will blend aesthetically with existing adjacent buildings, while incorporating architectural upgrades. In addition, the proposed development will utilize a currently underdeveloped and mostly vacant axea within Aviation Plaza. �'he building materials proposed for the 20621129 13 club are similar to those at the adjacent JC Penny and Rogan's Shoes. The building materials will eonsist of predominately insulated pre-cast concrete � wa11 panels with an exposed aggregate earth tone finish. A variable in color in the building base and stripe will be achieved by applying sealant over the exposed aggregate in those areas. The colors and hues of these materials have been selected to blend with existing material colors of buildings in the area. To complement the primary building colors, transom glass and sliding glass door and aluminum storefront systems and EIFS in the vestibule will be painted colors similar to the base building. All exit doors will be painted to match the adjacent exterior wall surface. Rooftop mechanical units, truck dock and compactor will be screened from public view. The proposed development is appropriate for the District consistent with Section 30- 33(A)(1)(c) of the City's Zoning Ordinance as follows: - (iv) Large Commercial areas: which include shopping centers with a number of occupancies andlor structures,together with outlots, or locations encompassing multiple centers or multiple large scale commercial developments. o The proposed site is located within Aviation Plaza, a commercial center which is currently anchored by Rogan's Shoes and JC Penny. Nearby commercial uses include Target, Petco, Aldi, Payless Shoes, Sprint, Car-X Tire and Auto, Heidi Music and several restaurants including Fazolis, Subway,Arby's, Durango's Mexican restaurant and Haxdees. The adjacent property consisting of Rogan's Shoes and JC Penny is also currently zoned C2 with a Planned Development overlay. 20621129 2 I� SITE PLAN REV�W APPLICATION FOR PROPOSED SAM'S CLUB West 20th Avenue and South Koeller Street, Oshkosh,Wisconsin (Taz Key No. 1334222p34) Name of Proiect. Sam's Real Estate Business Trust("Sam's Club")has contracted to purchase the real properly located at West 20th Avenue and South Koeller Street, Qshkosh, Wisconsin, as legally described on the attached Exhibit A(the "Site"). The Site consists of appro�cimately 16.43 acres. The Site is bounded by West 20th Avenue to the north, Highway 41 to the west, South Koeller Street to the east and several commercial businesses to the south, including JC Penny and Rogan's Shoes. Description of Proposed Development. Proposed Use. Sam's Club proposes to remove the abandoned remnants of an old . strip center including an approximately 20,000 square foot vacant building and build a new 136,000 square foot retail membership wazehouse club with a members' only gas station on the . Site (the "Club"). Approximately 30,600 square feet of the strip center building on the Site was previously demolished. The Site is otherwise currently vacant. The proposed Club will provide Club members a new Club shopping experience with Sam's Club latest store design, including many environmentally sustainable features. The Site was previously developed as a Walmart store with uses similar to the proposed Club. � � Activities. Sam's Club intends to operate the proposed Club for general retail sales consistent with other Clubs throughout the country. The Club will include several departments, such as general merchandising (including apparel, appliances, electronics, office supplies,home furnishings, books, auto supplies, etc.), grocery with deli,produce, bakery, liquor (subject to issuance of necessary alcohol beverage licenses) and dry goods departments, a pharmacy and a tire and battery department. No oil changes will occur on the Site. In addition;the Club may include some or all of a bank or savings and loan, optical clinic, a photogra�hy studio and processing lab, cafe, floral department and various other customer service components, as well as customary accessory uses. Sam's Club intends to develop and operate a small member's only filling station serviced by a manned kiosk. The filling station will not provide any services other than dispensing gas; there will be no convenience store component. All of the proposed uses are currently pemutted in the C-2 General Commercial District("C-21District") either by right or with issuance of conditional use permits. Automobile service facilities, including the proposed tire and battery department and members' only filling station, are permitted in the C-2 District with approval of a conditional use permit(Section 30-25(11). The proposed automobile service facilities uses meet the following standards required for approval of conditional uses set forth in Zoning Ordinance Section 30-11(D): 1) It will not have a negative effect upon the health, safety, and general welfare of occupants of surrounding lands; 20621137 15 2) It will be designed, constructed, operated and maintained so as to be harmonious, and be appropriate in appearance with the e�cisting or intended character of the general vicinity, and such a use will not change the essential character of the same area; 3) It will not be hazardous or disturbing to existing or future neighboring uses; 4) It will not be detrimental to property in the immediate vicinity or to the community as a whole; 5) It will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal and schools and the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service; and 6) It will have vehicular approaches to the property which shall be designed � as not to create an interference with traffic on surrounding public streets, alleys, roads, or sidewalks. The tire and battery center and proposed filling station are uses consistent with the surrounding lands and uses. The Site is located within Aviation Plaza, a commercial center, and adjacent to existing commercial and retail uses including Rogan's Shoes and JC Penny. Additional nearby commercial and retail uses include Tazget, Petco,Aldi, Payless Shoes, Sprint, Car-X Tire and Auto, Heidi Music and several restaurants including Fazolis, Subway, Arby's, Durango's Mexican restaurant and Hardees. The proposed development is located on property zoned C-2 District. The adjacent properly consisting of Rogan's Shoes and JC Penny is also zoned C-2 District with a Planned Development overlay. As noted above, a Walmart store previously occupied this Site and provided retail sales and services very similar to those that will be provided by the proposed Club. The proposed development will blend aesthetically with existing adjacent buildings,while incorporating architectural upgrades. The building materials proposed for the Club are similar to the adjacent JC Penny and Rogan's Shoes. Existing neighbori.ng uses are commercial and are planned for continued commercial use. The proposed development will be adequately served by essential public facilities and services. Public water, sanitary, and storm services are available within South Koeller Street. The Site is adequately served by sanitary and storm sewer; however a water tank and fire pump may be required to provide additional fire protection for the Club. Adequate highways and streets exist to serve the proposed development. The proposed development will be accessed in a similaz fashion to the . existing Aviation Plaza commercial center. To improve onsite circulation and min;mi�e disruption to the traffic on South Koeller Street,the northerly access point will be moved south to provide greater separation from the intersection and to align with the Mobil driveway across the street. In addition, the middle access point on South Koeller Street will be eliminated to further reduce conflicts along the roadway. 2 20621137 l lo Hours of Operation. Sam's Club is seeking approval for 24 hour operations; however, Sam's Club customarily operates between the hours of 7:OQ a.m. and 10:00 p.m., seven days a week. Notwithstanding the foregoing, all applicable state and City of Oshkosh ("City") regulations as to hours shall be complied with, including a.11 hour restrictions for liquor sales pursuant to Wisconsin Statutes Chapter 125. Job Creation. The Club will hire approximately 150-175 employees. Circulation, Parking and Loading. Vehicular access will be provided to and from - the Site off of South Koeller Street, as shown on the enclosed site plan. Approximately four parking spaces per 1,000 building square feet are planned at the Club consistent with the site plan. Parking lots in excess of 10% of the maximum allowed per the parking requirements in the Zoning Ordinance (Section 30-36(F)(6)) are permitted with the approval of a conditional use pernut. The proposed increase in the parking ratio is appropriate for the Site consistent with the following factors that are considered in granting the permit set forth in Zoning Ordinance Section 30-36(F)(6): 1) The proposed development has unique or unusual characteristics (such as . high sales volume). 2) Pedestrian connectivity through the lot. 3) The need for additional parking cannot be reasonably met through provision of on street or shared parking with adjacent or nearby uses. In Sam's Club extensive experience,the proposed pazking design and ratio is the . optirnal parking ratio to adequately serve its customers and provide adequate parking for its employees. Historically,the preferred parking ratio was even higher(5.0/1000 square feet)to accommodate the peak demand on the highest shopping days (for example, Black Friday). No on street pazking is permitted i.n the viciniiy that could accommodate parking near this Site. A pedestrian connection is proposed through the parking lot in a protected landscape island to the public right-of-way. The sidewalk provides a direct pedestrian connection from the vestibule to the existing bus stop along South Koeller Street. Pedestrian safety will be improved along South Koellar Street by eliininating an access point along South Koeller Street,thus reducing the potential for pedestrian and vehicular conflict. In addition, the proposed development will reduce the overall amount of impervious surface that is on the Site. Currently, approximately 78% of the Site consists of impervious surface area. After demolition of the 20,000 square foot vacant building on the Site and development of the proposed Club, the Site will consist of approximately 62%impervious surface area. The requested parking ratio is comparable to the adjacent JC Penny and Rogan's Shoes, which are also at approximately four parking spaces per 1,000 buildi.ng square feet. 3 20621137 �� All loading activities will occur on-Site and out of public rights of way. As shown on the site plan,the loading dock is proposed to be located on the west side of the Club, facing Highway 41. The Highway 41 Corridor Overlay District notes that off-sl�eet loading areas may not be located on the sides of buildings fronting onto Highway 41 or Koeller Street(Section 30- 34(D)(7)(a)). Given the proposed building configuration, it is not clear whether the loading dock would be considered located at the side or back of the building. Regardless,the standards of Section 30-34 (Highway 41 Corridor Overlay District)may be modified through a Planned Development overlay(Section 30-34(T,�)). Given the layout of the Site,the proposed loading dock orientation will provide the delivery trucks with the most accessible entry to the loading dock while reducing visibility of the loading dock area to the maximum extent possible. As proposed,the loading dock is located between the Club and the existing Rogan's Shoes, which provides a substantial amount of screening from all directions. If the loading dock was located in the front or rear of the Club, it would be completely exposed to either South Koeller Street or Highway 41. In addition, any location other than the west side of the Club would cause conflicts between the delivery trucks' access to the loading dock and customers' access to the Club. The proposed location will promote a safe shopping environment. In addition, the loading dock will be screened from Highway 41 with a masonry screen wall and landscaping. Vehicles on Highway 41 travel at a high speed (65 mph speed lunit) and, as shown on the enclosed perspectives, there is a very small view corridor from which the loadi.ng dock can be seen from Highway 41. Because of this combination,the screen wall and landscaping will sufficiently screen the loading dock area from view. Sustainability and Recycling. Sam's Club will implement multiple sustainability � measures both in the construction and operation of the Club to maximize recycling and energy conservation opportunities. This initiative includes utilizing daylight harvesti.ng, LED lighting, energy efficient HVAC, ozone friendly refrigerants,recycled water heatuig, low-mai.ntenance flooring, non-PVC roofs, recycled steel and various recycli.ng methods. Sam's Club is equipped to recycle tires, auto batteries, cardboard, shipping palettes, single-izse cameras,plastic waste (i.e.,plastic shopping bags, garment bags, shrink wrap, bubble pack, etc.) and organic waste from bakery and food services. . Li_�g. Sam's Club is proposing exterior lighting poles up to 42 feet in height in order to minimi�e the number of poles necessary on the Site and to maximi�e safety. In addition, Sam's Club will utilize LED light fixtures which provide more efficient lighting and will direct the LED fixtures downward to minimize glare or spillover to adjoining properties. The proposed lighting system will comply with the City Zoning Ordinance which,requires that in no instance shall the amou.nt of illumination attributable to exterior lighting, as measured at the property line, exceed 0.50 footcandles above ambient lighting conditions on a cloudless night. Schedule for Completion. Sam's Club intends to construct and open the Club in 2015, subject to customary delays. 4 . 20621137 10 � u azw swas7nrx '"„�°P'..u:ienw •�v�vnw .wu�u N1 HSONHSO ° 15fRi1 S53NISf19 a 'R •��•��••,�••u N`dl d 311 S �vlsa n�a s.wvs =g m� N yura'�s�xn NISNO�SIM'HSONHSO � �� o�w u�oHK<�(a�w� oo-asam3aoisem�s,wvs a=m�� € � �� = a �g � e� i� a ;� . �� `�_� �� 1 €s,� 9 : �� 'g = �Y ; � �c�� : '€ �� d � 4� ? �� `� �� G °�'6 � : €c r & � � � � ° a� i� . s : � � ;:3 0 ; ��$s �: c��s ��r �$ s �� . �� o W � o �e�Q F e ? �e : : � t� � �� = g �! ��= ; � �3 � a 5 ; �9 g ��s �" �� s. � `e$ s'� � x[ c e� b � :E � e � � � : � �� ¢�€ �< � g�~ �eg�� _ �s �� +°s = �'`s � 7 E� g� � 3g � i g � € �k�� ` � a ; �o . �� 3° � $ �C s C Q 3 3 g Y C� � € �€ § �� 3�9'�E�g � ��.` ��4 �� . � � � x� � � e � � t ��S! P _ � � � € E €�_ € �� E S C 3�g€ � � 3� ;�� « � � � " � & � = o��s� � � � � o �g � ��@ @��g��@ �� ss��8i5 �€§� 0<3 �i � � � � � � • . € � � y e4��: . � t� e � € a c z � � �� i �tte� �� A �r$��'= � '.��r�e°z � � � 3 3 S ��c � � � E E � 1 - � � s �� " ��S�g�` iG � :3G�"°�� fi ��s`°�`� � ? � � q �t � ' ��=3 f � $ � ; � � � �� .Ea-€ �s:�5:�� s3 _s2��<�: � :a3�e$C�� p 4 � € � ¢ a� � $ k 8C�[: E � . � �a . � O O O 000 O 000 O O O O O O OOOOOOOOQO00000 O O 00000000 N � � � 6 ` ��1 � `' ��°��'�� E EC� i�� . 5 �� ° � � � g .. .. s � � "� 9 y"s �E � €�� t g� � � � �� $ � � � =s�� d � �:��"��$ � ac� �8 e f � e g � � � � �'-` ;;::$x p� ��# s° � ��,�� _� ��R�� g �� t � i ��_a3 ' � � � � g��de��L � e�� asx � � ��B �� ¢ ex 1 �� a � 9 � � `e � � � � � � 8 � �� '� � ��``� �� ±�'��3�E � k"� ��-�' � i�� 5� � d � � � � � 8_ ��F. � � t R5 y g �8� S eg � e@ � e ge � � �a a� � � � �g €a � e€�=se�� € � ��a��° � ��Y��£ : € � € � � � F € � @ � c� � � �� ' m e� ��,s� eg e 3€��•� ��°� �Ek .��de g:��x�� o �� a'` ' �,�� a� e i€�.�"��g�'-e�� :��i `�`�vaqmle�, I � W �9 g - [ � e �, 3=�� ;�iy% � $��€��y-k�:�€��-�=�� ; ��s3 �� I w ' F �� '��B � 4_ � �1 p g� �� €� a��2g5'g6:� ��g3s��p• g�g�3��'-' � � � �� ❑ tfl 2 � � � � ll � B � ¢ � � o €ESS°�z��° �Rg:7G�-d S a 4 4 � ¢ � g � Z �• a :g z � �a�s�s„�;,� 2=:�. � � ° e� S3�S a s•;� `�G� F <g�gg .€:a:.5��:<��k�ESi�� E��r�� u' I I � = m v~i '.�its��3�� n ' .. , � .. . . .- = -- rn - -- �o --=�—w=�-------- �� U � =R I--_�� I_ ''y�� ---- �,�•r� 8 �—i�� , -�—�- - -- _� ------------ ----------- � �.tt -------_��_�� -----_ �--- —� ----- ------ - . �---------- _ t 60� 3E� ��DON i�! L �a! eaE � --------- --- - -- ----- -- - --------- - '____- ----- :uuuuuuiuw . -- ' ! ��[ittrmrtnumn ti — — — I � mniu� inttmmtnuu { uT7iivunu�UnUU ' - I ) ltlltll uu�tttt - �� . 3� ttrun m�nn,unu b � „i�,,,,,,�„��„�,�� , , „�,,,��„�,�„�„�� :�:, . !� ';l;;;��i;i;;;�;i;;'� ' � „,,,,,,,,,,,,�, Q Q � � . _ „a,,,,a,,,,,,,, � , „1,,,,l,,,,,,, �, � lllllllllllll l � �`K`��• � 11 llllillll Y I 1 7111 ll . � `\�`\ 1 I " � I � l uu q I1i�t111 I ` ` _ _ _ _ lt 1111 11 IIII l7 1111 � / ll 1111 - - -0+- _ I l� � l lltl �' � Iltllll i Z lllllll " f��` W� Il llll •� � �`� Il 1111 � � Q � 71 tt17 >� �' ` �€ �� N� � I `fl � o Y*. � h . //I//I�� Km°o f ` I W� IO 'O I • 1-n U F I�' �,�� a"em�Q 3 � - �'•. a��ii �� I � y�V �U�WO� �' I : i !'J L O��YLL.� i W N � �� f��e y Z S ui I /I�� Sfi - - Nm I � i?f . . N n y zw � , ; _ = � �LL �� : � - ::o.-., , _ � �� \� � .� , ,:�. -� � - , .. -. . �� ::..`::.�s. :,; '�� . � � � �. � � `\\\�\ — _— � . I \ . �.��.. � ''�..�,' — — _ .��`,.��' �__��—�� . : .- ,,.\ - �--__ �'�. ll--�== _� �.1��—��--��'— �� —_--�.�— �---=� --�_ '�� ~�--_�=��L �� . -�----'T-- �- �•—•—•—•—•—,—•lb t/MFi�IH � Q m�+ ^,�,U� O�w ^W ^�LL � [9 M2 - +Y J � ��Ww�VV+�9�0YS/{OL'fi0PO/KM3L5_,�'P➢59t-HVM3L5-O�IAw4SWd��GNMHSVMFIN�LlI64YL{4MYH1VMN3QI�VALL�1�� /'� rr� 1 �w n,o�u ',:,K„1;o!<" . - v< "� tsnalssaHisne HsorHSO a ��M.=.`,i.".,"�� Nb'�d �vis3�a s.wvs 'g m� o µ y �/ n' NISNO�SIM'HSOHHSO� �� o�W � u�oH«<�alw� n� .� ��V��Q'•� 00-BSeYR3NO158f11�S,WbS ` a°a�� (p G� � �L�S `g 3 � g � y � �y ��?� , . ��' "E � t E q .F, � a 5 ��$ - �� w Wm ¢ �'-4 � � � � 3 � � � � � �p�� g � o �m p Em � �€�� e � � � � � ' � 3 `� � �� 3 0 k �� , � a � � . _ � � g�g� � e � i � g 9 W � � Z�E6kE0�"_RR�R!lRk4�l�S�'e�£�� =,�p g � � �Ei � € � ge4X im >>> > mm mm g � � �e� � 4 � 3� � � $ 'i� � � s - ° :��€fifi � � �m � �� F �'o� � � � �e � � � � : � � 3 w N ��F3��s��:- :�: --- w � e � n � � � � �� e� � � � ° � � � � i N " " W � S ¢ � i �€GR � � � �� i � 5 _ a . y � �Z € Y C � t� � ��5�� g �• �i �g € � � � � � � o F ° Z LL � 6 C q 5' ' 7 � ° � � � � � C�. E � � � � � � Z < 7 � § t 5 8� � �g � � � � � � � p��e � � �a �67 2 � °� � � � � � � `-� q � � y �1 � � W � a w' � E g6 � � j# • °�� ¢ "g .`��q s� � � � � 1 d � ��Cn �EE ��E �� 3 �� = � � E€ � �m � � � E g � 6 � �� a �� a� �€ .�� t � � � 2 � 2 � II�€ � � � €�� 5�� € � � � e € � E� � � � � ' € k s a� i R � � � � . - � u ��E��.€?a��o€s='�ss�$�°a � € ° ° � � � € � � � �� P$ �- e� � g� � � � � � $8 � o A A a _ �t �� Ea 5 � E y Y � R y ��esgg aj � '� o� �� a � � � � � C y 4 a � � p =� • � � � £ � � � �r[� €� � �s �� 6 � ' � � � g � �• � e � � 0 � �0 - - g k �� . � _ $ O �� -�€'� `i lil �� g'- � � 2 2 ! � i � �"��E �� s 3� �� a R s � � �€ � � � � � . . . . . � +�<�� €: �� '��t E: c� "€� � � � € F3 � � � K q �o �' �---�_____ // N°o �I��U-�-�-��.�� ,� _ �o �T��,�� , I ��--�-1- -- -"� - ---------�r—�_-�t-y�_-------_---�-------------- ---- i aalLLS 697730N __ _________ __ ___r_—_=_�sr_=t____________—_ - r______ _.� � '___ '� ---- � w . x � � I �.- �Fp -- � . . H � u�� '�"�h�';`� �` ` � ��h � � . i�:� l !l uYx�x �x K.�.. ' 1�k1yu,� n ,Il�V'�h K `I I nRKH � � „e "k7h x � y � i � n x k: I I xh 9 KK 4 u _Y.: ......,_:: . . e I j � O n } ;� �1 I N � �t� 11 � � �I o o` o � �� i: m'd'NO IIW� � .�: �nHbo I CJ P�R m F¢' �ii3 i �''. ��n pv I I ��y W J.-W J fp 11. y�, �V � y II �!'!d� OK� W n I I y Z LL ='� II II � N� II I N n II I Q ul ............... ' I I �uLL II � II �LL II . II � I I II II ` � � II \� \ II � �� N I I. i `\�� \� I� '�, C 3� I I _� r. �I� II \� �_—� � �� LJ— el I 1 \�\,\—_— '—� `� \� —_.—_—��_—'—.._�'_ �— � �. — =T—_�_ _�. �� •4–– --y--�.— _�� –•---,_, � ..�,..,4.—..;��.;.�..:.—.P�..�.��u.:..�:�,..,.._.......:��:�'.�..a.. ,..Y.o..., _Q "' m�r U O W li (7 S — +y `� ��P�Wq%�V ukLY�YIOL'WAO MlN3M6@iVl eNH9�-HI1d3d1JC0H1-0419JiMR+�W�I�OPONMHSOJIHi01Lt66LOtLlINWlTIMV3P1�MI4�Iau��O :. - � ao "'` r� L;_ :i ,1 - , :�;:.� N - f ' � 3 = $ � s go ,ili ' - ' �a ° ;L '�" �, - �� E �-- a� o - `� � �5 � , � _ �o v _ �� w _ �� ..;» a,f _ �� I � � -� re � - �� j 1'y� � �� _� <�°� _ � ' ' � �� " '`� _ "s� :_�� !, . $�� x. ��P� _ Y.�, � �e€ e5� __ 1> ��c� _ � r� � _.€ s;ki5. =h - �� <`C� a ri : �• � - �' G�`a� �.:: �� F�� ,�.± _ .. =6�� l,� �� '� y3.�� 34 :rx.°., _ i.: �`Y�5 ��t3 _ �6 ��'. :� �� E� 3 y.�' ��G � ":.F � 3Y� �E_� �E�� ' :y � �.� ' � �03 � � ; �� ~�i. �<�� _ � 1 yS= 1 'c` 4 �_ EL`: .2�: � y�� .:s; ; 1 $Y�� _ �Wa 'a; r�BT� _ � `� ;��3 , �� - '��J; �� `°�=� _ � ; ��e� �� $ �. � - �� _ �� ;� = w � . 6�ry� -:� =�o � �� ¢ � �� - �;� - �� ; �� - �� _�� - : � ;, ;�V = . � J� �� : _ �� g�d ,: f � ,: =e� �` . _ �� ` ��, - �� - � �� „� .�: ��s �� - � ' � _� ��` � °° - _ _�� po 3�� =� . ;:; ;�� '}� �°� � y�� . = �s� � - i.-. ��s Fe'r3 Z . O , ' B° '��'S` �� O ' ~ . �'^ , �� W J c �� I w �o� �� . w 0 - q i � S � Z � �_ :�n 2 N ��? ?� : yS� - in H -H F- . y`�u< 7 _E �� _ LL � � � � �€o:� - - - 3g�� W� � z :� :a �r �; . � � � _ :a_� �a �� -� _ r^ o� �" � `" - �'� � - Y' � . #.� � � -..ti, - i ; ' �� t.\ E '4. .t � _ . . li.,�� ' p � a�•i. N = �4 ; ��;t' . � o a'.� <�� . �S� � � ` 3�� a-� � � - .:�� _ 3 � o . �, tP'� �� i <�� e� '� � . Z Z o se` �. `i• O t O o �� 9 _ w ' � �� z �5 J W � 2_ W _J � W Z F- � � � � v� Q w � ¢ w � �� o " -�-- a � ff�• ��.��,t �'�� ' °y� I � ' a�� ,�� i;�-. � . , ;. : 4:.:-:`rnt ,r I�br"� — _ . I i ^.3H ��,. � � � : :'t� � —=� �� Q� , . � _ ��_^-- � 'l��g i�� _ ,%. � ' I I i I f: �� Iti� '�� I Y or � � . I � �i,�� ' ��.,, I � ,--- � '� « _ 4, W ; a I ' I �� r ' �,, - F�' �- � � t��_ 6� � � -j p- �� : I . �-.�� ` � �3 i'��.. � .��•n" = I�—L�'� _ Q!I '�`� .� t" ' ""' I I � a'� �t:-�;_�. _� {.. �--��. ."�r: -.. � I 4: .� .�.9, , ;4� �.. __�-L', I j _ m � , ' �` 1 �--� � � � I �f, �) � l�j I ' p r- , °r;�Cv� ` v�- � �.-�- � i � :_'� 'j' (' �.!> �-- _ -.;.�, G'I P, ? �� 'I II� ��.Li I � � 3 �i �' I _ _,__ -1 P� I . " r . ,U '. .. ,_ - � _ L�i.�� l I . � � , � �. '� � � , � � '� . -.- . i = � II I I IIu �� 3 �� I' ` � ' . � -_ � I�I;I yI � '; �;, -_'" � - � j, I •� . � � :; ' ,� _; -. ' i!I''i 1 i q.r,��- .'=r , �I� � � i_' '� -— - � �I- �.� - T ��i �' � il _�, �II ... II' , 'vj . . _� ' .. _ _ � i _ ' I I i i � I_- � .: t - _ � �- . c�� i a � �. � - _ - � � gr-- r� � . - � I�I � ; , �_� � i�,: _ � - � � �: I , � �9 �� ' _� ��- .. � � I 1 _ :�;, �II �' ti' �; �� ;� � _ �J ; k � '- - �r., i =�'`� ;� °, r-� I i � 4 �� S:: �� _ �! ,'`' �� yy? _ - I� � - t��; _ � i I ] �ti� II �� l � } ;I �� C�u .s � � 4 � �' �s�.';r �� ,� , � r�� - �,��; � '� j ' '�: � . ..•s — � � i r � ^' � - + (.� . `} 3� : � ' _ I I _ 4 _ I= ! �� ` �� - it ,!� f • I I I i:� �� D1 L�1_.L : � w1%'' _ � . - v� . �'{ .¢+3 ) �,I ,.� _ � �p . - ki__.� '\' 1 � { �`T1 + � _.. 9. . � - i ■ I ,r � �p �I I�1I 4 ' __ � M�LI — . � i1+� �fJY/;�'i., . __ � . ��` t�, " . k >i�1Ty .� lil . .. ; � ' ' ' .� I` , f � ' � ' I ' � _ _ __� � ty�� 1 i ' : � - f� ' � ? � ` i �� — I . � 5�� q� � � - � '��' i� }'!C� ...f��1.f�� ' ' • �� ) �I ;�' � { :y ..� _ . _ � . ,. d��`..�� ' � a� , I �C�v I � � 1 I � � i � V . i � �.11 I 1 � d� - c - o - / +.' E � �� N � � N / 7 - � �� LL _ � _ ��F = �� i '�i;>� - _ �< ��,- __ i - - s ��= I ,��:�'-� - :>��1'> I- `.�t:�-�^ = I t'; n I. f. . �..{�s. ' i1 I _ _ :� � 7 I E . .'l� k �� , � _ � � � � ��x.� ' _ ��j � � ��L:r .. � ... .... ._.. ,_"'____"�..r.��` � �r� ��.�. __ � � , �s - m �< Vg _ ' ��qg �� 5° - yVw �n _ 5 3 �n. _ 3y �y - zn . v�n ab �� E c%Q � _ - _ a � �§ �� r'�:'.. _ �3 $E �€� %i;"';:n � - �� -,,�� ->,�� ° = g� �g e �p= ,.� �YE�' � . � �F S ..�fi'.; ` _ .�:. E� `G€� - L �y - - FdP �' _ O _ �S W�3 � ' Z� b 52 6 �f�E . :'. � O 3 F G�� 3� `o,a ' . _ - <F �� — _ �oo f�m - ��E �°�o � _ �= � O �`oo� .s . . N o R' � _ 1• C v � O C � � Z — - O O o . — y .� � p ` . O o w °� u �y o -°'p �' > y ? d s '� -° �o w w ____._ o L `e ., �. �* L �a u C a: 6 no y �5 Q - - � d' J �^ , G] LL ( i N N � z � 0 _. -- . a 3 , _ N - i - � � - � N e �I � � � • � \ � E V QJ Q i , I a = � � `� - � � - ..�- _ � _ � _ �. _ � � "t' � E . �'��:��7� .��'.. _ .: .:{�..,- � E,' i ' _ ��}_ ' ..4.w f":FF` ; ;;� . ,f°� i ?#; } s .t�" _ i `"'`. � - '�- -�.. � - r - + �� ,�� _ � �_ -� .��2. - �� w� _ :1 i k a. - -�i � � � y� _ M � � _ _� _ , _"z '__ ' '__—_ r__""""""'__' .____""" ' "_____________' ___"_'""'__ ' � -. _ '_'____ ___' '__"'_ � _ ==�c dT3J� � _ � ' __b-.__ ��p_.b'.—�—__�_�________________________-- ___. � __' .`�`�'`'V" — �.. _�'"'_ _ _ l� T'C;�C�Z;ti 0�..��_ ' �`T,,--�� , , '. . ` .. ,. .: � � - �`\;,�`; � ;- � � � � � ; " = fI � ,, o `�� `� � �C — A� — — — �.. � � � \�� "'� �` = = - = �. _�� :' o r y �� 3 t-� ��_ _ _ � . . o � ° � �� (�—� _ — _ = a — `J°� � � � — E ;� �� '�" � _ �� ```� �� -_ r .�. p '., i ' _ (� ., y ,.n �am s n �- �i s � y.� M�s y� .�.8 s= � Ql � i �Li� ��J .g:�y,��- . � p' - � '. ,:(�J ��,, o��LL � I� - -� 0 3 . � `_ ' � ! - 'i � o 1 '� � ��.�� . r :� 1f �IV � ,:, _ �. ° � ° � -�-� _ � :�„� �' � ° b � \ `f� �� .---- � � _ `\ __-_. u . - .——'—.——'—_—�_.-�_-.��.-_ . '__ .- o ' ' � 1 „0-,6 � _ ri - v - LL � — ,,; 3 _ �n t v - ry pp � _ N L � �� C w � O� � � N ' � c Z � - � u vl � � 3 N � _ p « ' � � _ lV � � _ f0 u a ° = � �� _ a� s - c � o � _ >. > _ d a - LL � N o N ” N ` N E u c - � _ LL = V1 C - ��".� rtl y _ rY1 — � N ' � C Q u = W � N = Z w � O v1 C d • a=. � C - O = G� _ m m = = L _ � M _ ","� C E O �'�� OG �t E � N a �, _ �, _ � _ m � - � � a . - � . - � o - T � - a � - � �� m � _ unuunnwi� �� > . iiiiiiniiiiiiiiinriii > _ iiiiriiiiiiiii�, ;1,�� t�i� - .�y•• O - iiiiiiuii�iii� � ' � ;;w;;; ��; o - � �IIIIIIIV� , 3 ililiil � � _ _—'�.. ____ �u �IIIIIIV i $FNW°3 � � �� w� v � °+�++�+�+�; ��=LL ° � �� a+�++�+�; � - o = . ^ \\� \ _ _ _ 1 0 Ili — ��=-=-----C _ `__�L�— _ n� € l__.=— _ �----- .�e /--- -- --- � �� u 0 T � a -� �- a5 CUP/PD/REZONE-RETAIL BLDG PHOENIX REALTY �LC SAMS RE BUSINESS TRUST 2105 S KOELLER ST 1818 N FARWELL AVE 702 SW 8T" ST PC: 11-04-14 MILWAUKEE WI 53202-1769 BENTONVILLE AR 72716 ROGAN STORES OSHKOSH LLC CORP AVIATION RESTAURANT JAMES F/MARCIE E MCDEVITT 1750 OHIO ST 2100 S KOELLER ST REV TRUST RACINE WI 53405-3626 OSHKOSH WI 54902-9202 470 N ROLLING MEADOWS DR FOND DU LAC WI 54937-9784 BENJO LLC THOMAS&WM MASTERS/JAMES K REALTY INCOME PROPERTIES 6 PO BOX 362 CONSTANTINEAU LLC EGG HARBOR WI 54209-0362 PO BOX 270422 600 LA TERRAZA BLVD HARTFORD WI 53027-0422 ESCONDIDO CA 92025-3873 OCONNOR OIL CORP FOX VALLEY S & L ALDI INC PO BOX 968 ASSOCIATION 9342 S 13TH ST FOND DU LAC WI 54936-0968 1700 W 20TH AVE OAK CREEK WI 53154-4347 osxxOSx wz 54902-6157 ALPHA OPPORTUNITY FUND I ' DAYTON HUDSON CORP LLC p0 BOX 9456 5725 N SCOTTSDALE RD C-195 MINNEAPOLIS MN 55440-9456 SCOTTSDALE AZ 85250-5905 a� .��4, -�,r:: i�� -�� '°.. °� 8 � � " ,�� : � x��,� � ��' ;: .��,�- �� =� M1 � �. �� - q �� a��,�= 41 �.,:� ��.�., = ;; fa � � '�� =�.-: � �'�... ��:= q. "�: 0 ^�''�-...;+Mb,-��--""s"�-=` a`y��::. na ��i'f7 ri i � a�r v� xx+.� z � � �p �a� � _ � � � � i � P � � � R � ' R _ � � �� : R � ��,\' .'*k`.�'y-�-s.a � � x,� � � o ��* � � � �� :_ � �' w �,. �':�-�': a `�a�: QY � �.��^.�.»� ;�= F 'z,va.�: �'G t'C� i �� R„ � �a!R _�3£. �i,�Ti � .i.�`$:c�.��`.,;.... �' � �- J%rrar�� ' =:-�r4za ��"� g'adI t;Jr ~ :;:}'-'su'�'=.:�. �3�.'f.Y � i g ,�`�� ,u � 41 �-�-.��;. � � �� ; _�-��° =� ; F € � IA.. ! ��F i � 3 �� £ � �`.�. � � � � � t` a :=:+==: � {. r 44 �` � � , , �� k N � ��',��'��-�'��J ��- � ,. 1 in=0.06 mi � �� +° .�M' ' .s, . F a�, .:�� 'es. 4t, — �� ,��;=��3� �z��r �.: ..,.�� , �, : z��:��e. 1 in-300 ft The City of Oshkash creates and maintains GIS maps and data for its own use. They may show the approximate relative locatlon of property, boundaries and other feature from a variety of sources. Printing Date: 10I2312014 OlHKOlH These map(s)Idatasets are provided for information purposes only and may not be suficient or appropriate for legal, engineering, or surveying purposes. They are provided "AS-IS" without Prepared by:City of Oshkosh,WI or,TMewn� warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. J:\GIS\PlanninglPlan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User,deborahf a� � � � �� c:2 � �' !��2 F � ' R1 � ' . . _ . � �� , ,�, � r� i ' R.,3 �� , ; �� , - ' 1 � � C=2PD M.� � R.� � R-3PD sa RN��f �,,�� i i � � ° \ ; J ' � �� Rr4 , � �. R�.2 , ��., ��:Y � F�� - C-2PD �� t�F � �,,� � ..- R.3 � � ,; � ��-< �- � ��-�.�.- �� ,��. M.3 R�2 R.� �'� �"r•,��A; §y��"'¢i y`.�� 2�'�d a-f" a� �� ' ' M-1 PD � ,i�= ��.��,;;�� - �R1 � R1 �.Zr� � :��. : � �� .��.�.��--� r�' �� *�,�� L � , ' �� , C=2E.TZ R�� `` R-1 �<�,� ,��.:, i � �>;�'u� � •\ �; � i �'u„- x�:`1 -� ( I /eg. .� - i �-r :�s�� . ` � I � � ;�� . R,l,,. �� f ti ��, R.�3� _::��j� , ; � �.. .,�^� _ `,1 C-2PD R.3 � � �. �� 41 � 3'#��4 �•,,� , �� , �� ; j � � °' i �� i � � 41 ��P i� a C � C=_� 4� ■ � -- ------ � — �;' I , ��2� C 1�P�,D i��a M-1 �Q / o i : � � � i� C-2PD r �\ M'3 BADGER AV � � t ,••' � ��% M-3 � , ,� ; a o \ ; i, � -� a � 2 I ��y�_,b, \ � k o�. ' ' R-1 � 44 ,� ,� I , I w M-3P�D � � C=2 ( � o _ , � `� o� �. �.2 . M=3PD �� ` ��' Zi� � � i ( { R-1 _ �� R'� � ; R-1 PD � ! �� - ° R-3PD , � M=1:PD� � R�1 , R 3 GG{.-0NE-0 � � , i% °� — � N ' � .- "� . �. � , � �-S�'��'�� I�J.� � I�J��I�,:� J � ' ��, 1 in=0.23mi � '��-'��_�,. y.s.:, _ �r : � ;, ; � �,� ; � 1 in=1,200 ft �. ' z -t The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show the approximate relative location of properiy, boundaries and other feature from a variety of sources. Printing D2te: 10123/2014 O.IHKOlH These map(s)Idatasefs are provided for information purposes only and may not be sufficient or appropriate for legal, engineering, or surveying purposes. They are provided "AS-IS" without orv niE wnrEa Preparetl by:City of Oshkosh,WI warranties of any kind and the Ciry of Oshkosh assumes no liability for use or misuse. , J:1GIS1PIanninglPlan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User.deborahf a� � �..:;:� .i'" �.. ..?� '+rs��y� �. ' :�..�:3i �:-_ �' �r 3'1 # y a• . ! � ,—w. ��` ��'� �� ':� €�._ � �!1i��.. ! ul'. lli�` "' �; n - � x� � �' � .�. ,�7�� k II � � -��.. �" .. � . ''.s . �.., .', � w _ I � > II . � .. � � ... . '�. � _... ^� I ....,. K � . ., .. . _ , ` T a s •,f 3w:�� . . ,. .„,;,... ::_', ��'..�� r. ..". � _:y� .. . : � �.�. 91 m ^ . .� i_.�a �,„�'1 1 �4rk f.•;�` ��:E 4 � �"�'�,. Z ` �� , �'„'� ♦ "� rLi�'&sw^`�Y+t� j � \,;� - �. _.va�_., a . ,�"" x . � _ _ _ f �. ` . � . t� s `. .. _ ,. . � Pd . _ z� ' 1..� � �.z._�r�i=.� =�'Y.fSik.r�c8' ;yl f ` : - 1^..��:�F' �� — J " ? � . . . :,'._ � r , T —T---'� � . . .. . . �. . �. . :: .. ..� :_."•� :..; r .. �.. . .:, F . •._- :., �..... . :. �;-. .' .' �r ^ -�`..�T�:+��'ie".� -� .=-��.:, �. ,a 3,< �r � � K� �..� . . ' a � - �� ' �' ,_ r..`..�,,,�.;,,,.�,,,�..... �� . ^ , �"" , , , � . �3 � �:. �si �. ��' -Wa ,., " �e ., �7 . . ; r,� _ - �` �,_ �� _ �� y . .: . ... -.:�.. , . .Y: . :..:. , �.. i .y *��. - �� _ �-' � , . � _ ,.� �, � �� . �: . a , � . :� . � , � �.�� „ _ _ � � � ° � � -�' _ _ . _. . , � � ,_., ; - �;r- _ � .! . < _ - , _ _ , ,� � s ��.: ' 11 � ' � �. � �. . xi I � I,u ��. : - u e�' ' �V . ,,. �� ' i - '� ' - �- -�' . � . . � � r ., �� . , � .�_� ;. :, . .. y :. ` .:—a...° , �� .`! f _,. ��. . �. - � '� � ;-�,r, �� 4, F. � � . .'A�". - �''� . ' ' _' � 777 .� 1 � � t%n �i ,,.�!{i. � � �'r. : . � .. . . . �: -.i T _ ' _ .t.. � : ' 1� i ... .. .._ ,�.:: . �� 1"? � .=� .� . � i. 4,�� * . . _- . ` �' M..... :. s. " , :� .,�w.., ' 1 `�� 't � a ,� . • ,� _ � �g, : - � ,� � * -� � �� .. _ : �- _ . . e � '� � i �,�; � ; - - � �' � �,-n- r � � � ' i "�—c.. ,. � �f� : 7 �t.� � w � '�! � �: 4 . � �-fz"" , .:-� �� - - !. ✓'-�;t, .:e x ' :� i� � � � � i� � r � � �° i ` � '�,� w a �t i �.. ��}y �r r T � � � t -� } ��x { I£ �� _ �� . � x� � � I� r�� F w � ., a � t t+� �; .� J"°+'T�£ . "�"Z.. � FFav, U ��k '.�. � R. + �Y� ,.td�t. '�' i��` � F $ 1 P �� '� -' �,y!'� - A� u�^,: ��y,. _ L :� � ; a�� 3 �.._ .. � �9, ' . - , .mY. 'k t � � � � 'i ' �`. c �' . . .,...:� . �� .�.'�I� � ��' :; �' � �� I '�� .:��'z �:X�"'a �r`�n. k - , � ''"',�� ' �� f nx�^� r� ��Y: '-y � j �4 � � ��x �.�� .'��,�� I � � � b .i.ii,. ...� y�.y€$ �y..�L»�..� � a+� � �.� KcK: . � � � ,� �� {� � �.� F�, . L.i .�� .s ��`^ ,.��¢ �"�`'' , �� s�:.k_ � �. �,� �� , � � `^�r A,;� '+S �� * .� .��`��'. �� ''", . r ��,� �� %„ ;-�' � $ � '�- ` " � � �, -�* �: ^�` ,,��r .,r -n . t '`�+�°� 'pt� �1:�� 3� `'�� i � nr ! .:��.r �' .,..�'. `4 ',,. ':�y� ,�", . �,�,� -:= .�� 3� �k� �r j ; g� s 1' :'�' Sq� . � �'� � . �' 's E 2... '� i _ -` y.. 4 . � �r� �": .Yz^ y� 3''° 7�„�,� � .� v �°i+€ � �� ° L. �� 'ti� � ,��,�� -�� ` ^ r �}� �� . ��` ,r—'� � �{„+, .t�ir-- a 7 &:'�y��s.. iF . � := ,u-�,e �.�� ya - �n. � iPF � sS.k„. ��"�, � .�y, . T+��-,� �.P` :. �'S�� w ! ��t � �i,� �«� � �..e �� ' � �3?' '�'v''N:.1n'F.' ^ : . a1""��i: Y �� C^m,� � �� ,r� � .�w.'- 'r - a '� c�: ' � 3.a;a � � � :. r � � � .. ��..�� r�� .� �...� ��f .:�'��1 '3t^�` �� i ,. . � s - � � f... �f .'*. � �� g� . � �"�— �L I #�- ,� :�. / ,� v�,4 3 a'2'_ �� .. � �.. .,a„�: , �� .�.+� �� x ,.,.f.•'x .s� t '�z +``�� . �. C �. . y.. � ?�,,. i y F �� L'y 'a�i` '1 �p�F� �� / � C, af'�F",� . � ' , v,i,� Y+e y �a '`,�,:.�� s� .� �y 1 �.,*"'k, 'u,.��'.. ��. .� .J='�` C'�' „��,� �<",,y�� "�.�-; ��ab :� -,� � '�� i � � `�' ;y,`:� .an�`. .,y� ��;�� .'c,� ,.s.' " :: . `, �°>:� . _.._ _� 3�:i� �, � � .... :�.�� .�.�.� � � f , �1 �, � 'r r r} `�� N 1in=0.06mi � � � �� !!�I,l:� r �= ; , � 1 in=300 ft 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 vadety of sources. printing Date: 10/23/2014 O.IHKOlH These map(s)ldatasets are provided for informa6on purposes only and may not be sufficient or appropriate for legal, engineering, or surveying purposes. They are provided "AS-IS° without Prepared by:City of Oshkosh,WI or,n,ewnr�x warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. J:\GIS1PIanninglPlan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User.deborahf � I