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Home My WebLink About10. 15-07 JANUARY 13, 2015 15-07 RESOLUTION (CARRIED___6-0_____LOST________LAID OVER________WITHDRAWN________) PURPOSE: APPROVE CONDITIONAL USE PERMIT; PLANNED DEVELOPMENT FOR COMMERCIAL RESTAURANT WITH DRIVE-THRU; 1090 NORTH WASHBURN STREET INITIATED BY: MP DEVELOPMENT, LLC 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 Panera Bread with drive-thru, per the attached, is hereby approved with the following conditions: Base standard modification for the north front yard setback, east front yard 1) setback and west side yard setback, as proposed. Base standard modification to allow the refuse enclosure in the north front yard, 2) as proposed. Base standard modification to allow the drive-thru in the south front yard, as 3) proposed. Base Standard modification to allow light levels in excess of code along the west 4) side yard property line. Subject site (Panera) to provide cross access agreement to adjacent property to 5) the west (Kwik Trip) and be recorded with the Register of Deeds. Additional trees to be added to the landscape islands and in the open area of the 6) north front yard setback (State Highway 21), per approval by the Department of Community Development. Refuse enclosure materials match or compliment the primary building, per 7) approval by the Department of Community Development. � 0 O.lHK fH oN n�e wahn TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services � DATE: January 8, 2015 RE: Approve Conditional Use Permit/Planned Development for Commercial Restaurant with Drive-thru; 1090 North Washburn Street (Plan Commission Recommends Approval) BACKGROUND The subject site is approximately 1.68 acres and is located within the 1000 block of North Washburn Street, east of 1090 N. Washburn Street. The site is bounded by State Trunk Highway 21 on the north, Highway 41 on the east, Kwik Trip's commercial use on the west and North Washburn Street on the south. Nearby uses include general retail and services such as Lowe's, Cellcom Wireless, Holiday Inn Express and others including several restaurants. Portions of the land had been previously used as an auto sales business that was removed as a result of the Highway 41/STH 21 intersection reconstruction. The site is currently vacant with the exception of a drive lane that was constructed in 2013 in conjunction with the Kwik Trip development on the adjacent lot. The property is located within the Highway 41 Corridor Overlay District. ANALYSIS The petitioner is proposing to construct a new single-story restaurant with a single lane drive- thru on the subject site with operating hours from 6:00 am to 9:00 pm, Monday through Sunday and 12 to 15 employees. The site will also include an exterior patio, refuse enclosure, and two internal drive connections with the property to the west (Kwik Trip). The proposal will require several base standard modifications from setback regulations but are supportable as the site is adjacent to right-of-way and storm water detention areas and the site possesses three front yards, however the proposed site design provides the safest and most efficient traffic circulation patterns. Parking stalls meet code �equirements and access is provided by an existing drive running to N. Washburn Street and two internal drive connections to the site to the west. Pedestrian access is proposed through a sidewalk from the building to the parking lot and N. Washburn Street. Signage is proposed to consist of both wall signage and a ground pylon sign both of which meets code requirements. Lighting plans have been submitted and will require a base standard modification on the west property line adjacent to the commercial development. Landscaping is proposed to consist of shrub and tree plantings situated on all sides of the site with final approval by the Department of Community Development. Storm water would be directed to an existing detention basin off site on the west side of the development with approval by the Department of Public Works. This land use type is established along Highway 21 and is consistent the City's Comprehensive Plan. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of this request at its December 16, 2014 meeting. Approved, ��. City Manager ITEM: CONDITIONAL USE PERMIT/DEVELOPMENT PLAN REVIEW FOR A COMMERCIAL RESTAURANT WITH DRIVE-THRU EAST OF 1090 N WASHBURN STREET Plan Commission meeting of December 16, 2014 GENERAL INFORMATION Applicant: Core States Group—Patrick Bennett Property Owners: MP Development 1, LLC Action(s) Requested: The applicant is requesting a Conditional Use Permit and Planned Development(PD) approval for the development of a commercial restaurant with a drive-thru. Applicable Ordinance Provisions: Criteria and guidelines for the approval of Conditional Use Permits are in Section 30-11 (D), standards for Planned Development Overlay Districts are in the Zoning Ordinance Section 30-33. Property Location and Background Information The subject site is approximately 1.68 acre and is located within the 1000 block of North Washburn Street, east of 1090 N. Washburn Street. The site is bounded by State Trunk Highway 21 on the north, Highway 41 on the east, Kwik Trip's commercial use on the west and North Washburn Street on the south. Nearby uses include general retail and services such as Lowe's, Cellcom Wireless, Holiday Inn Express and others including restaurants. Portions of the land had been previously used as an auto sales business that was removed as a result of the Highway 41/STH 21 intersection reconstruction. The site is currently vacant with the exception of a drive lane that was constructed in 2013 in conjunction with the Kwik Trip development on the adjacent lot. The property is located within the Highway 41 Corridor Overlay District. Sub'ect Site Existin Land Use Zonin Undeveloped—former Commercial and Roadway G2 PD/HWY 41 Ad'acent Land Use and Zonin Existing Land Uses ' Zoning _North................_State Highway._2_1.........................................................._ C-2 PD/HWY 41 South Commercial-Lowes Retail (across North Washburn) G2 PD/HWY 41 East Highway 41 M-1/HWY 41 West Commercial- Kwik Tri Automobile Service C-2PD/HWY 41 Comprehensive Plan Land'Use Reevmmendation Land Use 10 Year Land Use Recommendation Commercial 20 Year Land Use Recommendation Commercial ANALYSIS Use The petitioner is proposing to construct a new restaurant with a single lane drive-thru on the subject site. The proposed use would be open from approximately 6:00 a.m.to 9:00 p.m., Monday through Saturday. It is anticipated that the use would require 12 to 15 employees during regular shifts. The placement of the proposed use is situated in an ideal location adjacent to the three-way intersection of STH 21/Westowne Avenue/North Washburn Street and has exceptional visibility from the highway as well as two major travel corridors. A conditional use permit is needed for the drive-thru; however,the restaurant use is permitted by-right within the G2PD/Highway 41 Overlay District. This land use type is an established use along Highway 21 and is consistent with the commercial land use recommendation of the City's Comprehensive Plan. Desi n�/Layouut Development of the site includes the construction of a single story building with an approximate net floor area of 4,370 square feet. The site as proposed would also include an exterior patio with capacity for approximately 30 to 35 seats. A single lane drive-thru, refuse enclosure and two internal drive connections with the property to the west are also included with this development. The site currently contains an internal drive connection with the property to the west which includes an access drive running from the development south aligning directly across from the access drive for Lowe's across North Washburn Street. According to the submitted plans,the building will occupy approximately six (6%) of the site, the parking and other impervious surface will occupy fifty-nine percent(59%) and the remaining thirty-five (35%)will be open space and landscape area. Placement of proposed improvements as depicted on the submitted site plan meet setback regulations of the C-2 Zoning District and Highway 41 Overlay on the south lot line but will require base standard modifications on the west, east and north lot lines as per the following: • West side yard setback is proposed to be reduced from 15 feet to 0 feet to accommodate parking, a pedestrian walk and two cross access drive lanes. • East front yard setback is proposed to be reduced from 25 feet to 20 feet for parking. • North front yard setback is proposed to be reduced from 25 feet to 10 feet for north access drive lane. Staff supports the above base standard modifications because the properties adjacent to the site on the north and east are currently DOT right of way(north) and storm water detention for Highway 41 (east) and as such, will remain open space. Staff is also in support of the base standard modification along the west property line because it will allow for site integration and circulation with the adjacent property. The refuse enclosure and drive-thru locations will also require base standard modifications as they are proposed to be located in the front yards. Staff supports these additional base standard modifications because the site contains three front yards and the proposed site design provides the safest and most efficient traffic circulation patterns. Parking,Access and Circulation Parking will be provided on the site east of the proposed primary structure. The Zoning Ordinance requires a minimum of 37 spaces and maximum of 69 spaces. As proposed,the site would contain 61 parking stalls,which will include 3 ADA accessible spaces. The proposed single lane drive-thru will be located between the primary structure and the west property line. Item E.of 1090 N. Washburn—Panera Bread CUP PD 2 Vehicular access to the development site is provided by an existing access drive running to North Washburn Street. The drive is located approximately 450 feet from the North Washburn Street/Westowne Avenue intersection and the access drive for the adjacent Kwik Trip site,which could also be utilized to access the subject site. The subject site's access drive aligns with the drive across the street and is designated as a 40 foot wide Class III driveway consisting of two ingress lanes, one egress lane and mountable divider. The drive will be used as a customer entrance, as well as act as the entrance for delivery traffic. Internal circulation for vehicles is well defined with the inclusion of landscape islands at parking row ends. 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 west is provided in the form of two internal drive connections allowing the flow of vehicles and deliveries between both commercial sites without the necessity to access the public street. There is currently a cross access agreement on file for the southern internal drive connection but as a condition of approval, staff recommends the owner provide a cross access agreement for the northern internal drive connection. Pedestrian access is proposed through inclusion of a sidewalk running from the building entrance to the parking lot and North Washburn Street. The proposed pedestrian connection to North Washburn Street will be adequately striped when crossing the drive lane. Si nage and Li h�t'ing Signage for 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°/o of the wall area per fa�ade and ground signage would be permitted up to a maximum amount of 800 sq. ft. of area and a maximum height of 60 feet. Wall signage containing the store name and logo is proposed on the east Highway 41 fa�ade, the north Highway 21 fa�ade and the south North Washburn fa�ade. The proposed wall mounted signage totals 153 sq. ft. which is well below the 30%allowance permitted. One identification ground pylon sign containing the store name and logo is proposed on the site. The applicant has submitted two options for their ground pylon sign. Option A is proposed to be 15 feet wide by 18 feet tall (270 square feet per side)with an overall height of 60 feet. Option B is proposed to be 18 feet wide by 21.5 feet tall (387 square feet per side) with an overall height of 60 feet. Both sign options as proposed meet code requirements and staff supports either option. A site lighting plan has been submitted that includes 10 pole-mounted lights located throughout the parking lot and at the parking lot perimeter. The poles are proposed to be 25 feet tall and a single fixture. 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 west and south property lines. Light levels will need to be adjusted along the south property line to meet code but staff is recommending a base standard modification to allow light levels in excess of the code on the west property line due to the location of the drive-thru and the proximity of the adjacent commercial development on the west. 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 north around the outdoor patio. Staff is recommending additional trees be planted along the north property line to soften the impact of the parking lot and provide for a more aesthetically pleasing enhancement to the STH 21 frontage. The internal landscaped parking lot islands contain a significant amount of shrubs that have been Item—E.of 1090 N. Washburn—Panera Bread CUP PD 3 substituted for trees. Staff is okay with some substitutions but to a lesser extent than proposed as the tree to shrub ratio is too unbalanced. Staff is recommending that the petitioner's final landscape plan be approved by the Department of Community Development to ensure that this condition is met. Stormwater Mana e�nt A storm water inlet is being proposed on the northwest corner of the site. Storm water would be directed to an existing detention basin situated off site on the west side of the developed area wrapping along the STH 21 frontage to the north and east on the Kwik Trip site. Kwik Trip's storm water basin was constructed with the intent of ineeting the demand of any future development of the current subject site. Formal erosion control, drainage and storm water management plans must be approved by the Department of Public Works as part of the standard site plan review process. Buildin�Desi�n The primary structure is designed as a flat roof building with a maximum height of approximately twenty-four(24) feet. Building materials include a mix of reclaimed "cream city"brick,tan limestone texture stucco and wood tile. The west and south elevations both provide vertical and horizontal articulations throughout. Staff also worked with the petitioner to make slight modifications to the south elevation to ensure that all street frontages were aesthetically enhanced due to the highly visible location of the proposed development. There have been no materials supplied for the refuse enclosure located in the north front yard. Due to the refuse enclosure's highly visible location, staff is recommending that the refuse enclosure materials match or compliment the primary structure and be approved by the Department of Community Development prior to construction. RECOMMENDATION/CONDITIONS A. Staff recommends findings that the proposed Conditional Use Permit for a restaurant with a drive- through is consistent with Section 30-11(D) of the Zoning Ordinance; and 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 north front yard setback, east front yard setback and west side yard setback, as proposed. 2) Base standard modification to allow the refuse enclosure in the north front yard, as proposed. 3) Base standard modification to allow the drive-thru in the south front yard, as proposed. 4) Base Standard modification to allow light levels in excess of code along the west side yard property line. 5) Subject site (Panera)to provide cross access agreement to adjacent property to the west(Kwik Trip) and be recorded with the Register of Deeds. 6) Additional trees to be added to the landscape islands and in the open area of the north front yard setback(State Highway 21), per approval by the Department of Community Development. 7) Refuse enclosure materials match or compliment the primary building,per approval by the Department of Community Development. The Plan Commission approved of the conditional use permit/planned development as requested with conditions noted. The following is the Plan Commission's discussion on this item. ltem E.of 1090 N. Washburn—Panera Bread CUP PD q Mr. Buck presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in said area. He discussed other uses in this vicinity and that the proposed use was consistent with the City's Comprehensive Plan. He also discussed the hours of operation and staffing for the restaurant and reviewed the site plan, landscape plan, building design, site layout, and access and parking for the site. He reviewed the base standard modifications necessary due to the small site with three street frontages and the adjacent Kwik Trip site. He also discussed the traffic circulation which would include cross access between this site and the Kwik Trip site and reviewed the proposed pedestrian accesses. He discussed the signage and the analysis he completed on other signs in the frontage road area and the necessity to have a tall pylon sign due to elevated roadways. He discussed the landscape plans, which staff is recommending additional plantings and reviewed the storm water management plans, the building elevations, refuse enclosure, and the conditions recommended for this request. Mr. Hinz commented that the three-lane driveway is located across from the exit to the Lowe's facility and questioned if a traffic study was completed to determine its feasibility or safety. Mr. Buck responded that a traffic study was done at the time of the Lowe's development and the driveway for any future development at this location was determined to be across from the Lowe's site drive access as it allowed for safer, more efficient turning movements. Mr. Hinz commented that he felt that it was a great design layout with the drive-thru at its proposed location. Mr. Gray commented on the reference in the staff report to some shrubs needing to be substituted with tree plantings in some locations as the ratio was too unbalanced and that he did not feel that was necessary. He also stated that he felt it was very interesting that the restaurant would have 30- 35 seats however there would be 46-49 parking stalls. Mr. Buck clarified that the 30-35 seats referenced in the report was for the outside patio area only. Patrick Bennett, Civil Engineer for Core States Group, stated that the restaurant would have seating for 100 inside the restaurant in addition to the patio seating so the parking stalls designated for the development would not be excessive. He also noted that the staff report referenced that the establishment would be open Monday through Saturday and it should be Monday through Sunday. He also commented that he appreciated all the assistance he received from staff during the development of this project. Motion by Hinz to approve the conditional use permit/planned development for a commercial restaurant with drive-thru east of 1090 North Washburn Street with the following conditions: 1) Base standard modification for the north front yard setback, east front yard setback and west side yard setback, as proposed. 2) Base standard modification to allow the refuse enclosure in the north front yard, as proposed. 3) Base standard modification to allow the drive-thru in the south fi°ont yard, as proposed. 4) Base Standard modification to allow light levels in excess of code along the west side yard property line. Item E.of 1090 N. Washburn—Panera Bread CUP PD 5 5) Subject site (Panera) to provide cross access agreement to adjacent property to the west (Kwik Trip) and be recorded with the Register of Deeds. 6) Additional trees to be added to the landscape islands and in the open area of the north front yard setback(State Highway 21),per approval by the Department of Community Development. 7) Refuse enclosure materials match or compliment the primary building,per approval by the Department of Community Development. Seconded by Cummings. Motion carried 8-0-1. (Bowen abstained) Item—E.oj1090 N. Washburn—Panera Bread CUP PD 6 r � City of Oshkosh Application S�M�'To` Dept of Community Development ❑ Planned Development Review ��s c��A�,P.O.Box 1130 o�o�,w�s��sa9os-i i3o �/}�� L7 Conditional Use Perrnit Review pHONE:(920)235-5059 ON TNE WATEA `*PLEASf TYPE ORP'RWI'USIlVGBLACKINK•� APPLICANT INFORMATION - Petitioner: t�� ST'jgT�S �R°l1J�' �' ll�lrie/rs� ��i✓�/ / � Date: �/ to Petidoner'sAddress: �d fiR-�S`y'G✓�b ��JTtV� City: �T. �d�„f Statc• Mo zqp. 1i�5/.Z� �/ rE„r,��- �,rd� . Telephone#:�3r(> 8'l3" 7 3�,O Fa:�:( ) Other Contact#or Email: s �.�� _ ��`��G , G'''� Status of Petitioner Please Check: ❑Owner� � ( ) Kepr tati nant ❑ Frospective Buyer Petitioner's Signature(required)c D�. jJ � / t}WNER W�ORMATION Uwner(s}: P��1'LA. LL C '^'" ��.�I.�! !J/Q/LNA/ti,j� Date: l� lP p � s�v� �^ �� Owaer(s)Address: 3�134 ��'1� Iu�R� /00 Gity: JlJ�/SL�I" f�lt�Ls State:/�'�� Zip• �/3/Z7 Telephone#:�I�'�I) !$Y"'� _Faxs(3t�) 9D�� `�7� Other Contact#or Email: �/"i4.�1. Da�'A�L w�/� PinEr�!6rG�,l� Ownership Status(I'lease Check): 0 Individual ❑Trust 0 Pazinership �1 Corporation � !' � Property Owner Consent:(requlre� , By signature hereon,UWe acknowledge that Ciiy officials andior employees may,in the performance of their fimations,enter upon the pmperty to inspect or gather other information neeessary to process this application T also anderstand that all mceting dates are#entative and may be postponed by the Planning,Services�Di�vision for inc plete submissions or oiher adminiskraiive reasons, ,�' , . Properiy Owner's Signature: � ' Date: �� STTE INFORMATION Address/i.oeation o#Proposed Projerx: �� Na��'7� Ls/iqf/18�11�1 �T/lE'„�'. Parcel No. G �/ II��2- Proposed Project Type: /�?•��iG�Q t��,��E '�/$(p� Current Use of Property: YijGq��"` Zoning• G`Z J � Land Uses Surrounding Site: North: (.ioh1/11 E/LGlAL / S7Rl/� GL� �7'FR- South: �.OLt/�' /'s �t: U S�. �6ku/AY �� ,... . w�: �ovr�k %r� •'�Please note that a meeting notice wilt be maiied to all abutting property owners regarding your request.. ➢ Application fees are due at time of sabmittaL Make chak payable to City of Oshkosh. ➢ Please refer to the fee schedufe for appnopriate fee. FEE IS NON-R�FiJNDABLE For mare information please the City's website at www.ci.oshkoshwi.us/Community_DevelopmenUPlanning.htm � stAtr-l..� n�h x�sa �l'��' �T 5�1 engineering C 0 R E STAT ES architecfure project management construction management �� permitting �� development services GROUP November 21, 2014 City of Oshkosh Department of Community Development 215 Church Avenue Oshkosh,Wisconsin 54903 Attn: David Buck Re: Panera Bread Cafe#1868—Southeast corner of Highway 21 &North Washburn Street Parcel#: 1616411002 Planned Development&Conditional Use Permit Application David, This letter is being supplied as a supplement to the PD/CUP application,including a narrative describing the proposed project to be considered by the Planning Commission and City Common Council,for the proposed Panera Bread Cafe at the above referenced location. Core States Group, on behalf of Panera,LLC,is requesting a Planned Development and Conditional Use Permit Review to allow a restaurant with a drive-thru facility. APPLICATION QUESTIONS 1. Health, safety,and general welfare a. The health, safety and general welfare will not be adversely affected by this proposed development. 2. Pedestrian and vehicular circulation a. Adequate pedestrian and vehicle circulation pattems will be provided onsite, and interconnected with the e�cisting paths and streets adjacent to the site. Movements shall be fluent and minimize potential conflicts between both vehicles and pedestrians, as well as other vehicles. Appropriate signage will also be installed(crosswalks, stop signs, striping, etc.)to help facilitate movements. 3. Noise, air,water,or other forms of pollution a. The proposed development will have no adverse effects to the surrounding properties due to glare, odor,fumes, or vibration since the adjacent uses are compatible with the proposed Panera Bread Cafe. 4. Demand for and availability of public services and facilities a. Existing public services and facilities are currently in place and readily available for utilization by the proposed development. 5. Character and future development of the area a. The proposed development will be a complementary addition to this existing commercially developed area. NARRATIVE The subject property is currently a vacant commercial parcel within an intense commercial corridor. This parcel was recently rough gaded,utilities extended,and a common driveway/entrance was constructed as part of the new Kwik Trip gas station development on the adjacent lot. These recent improvements will be utilized by this proposed development. www.core-eng.com 50 crestwood executive center.suite 500.st.Louis,mo 63126.v:314.843.4320.f:314.843.4323 georgia . virginia . newjersey . massachusetts . missouri . florida . north carolina . arkansas . california . pennsylvania sa engineering C 0 R E STAT ES architecture project management �� construction management P � permitting �.�� development services GROUP Site Data • The total project site is approximately 1.68 acres(73,051 s fl. • The proposed cafe would be constructed as a one story building with an approximate net floor area of 4,370 SF. • In addition to the main building, an exterior patio with a capacity of approximately 30- 35 seats will be provided. � The facility will also include drive thru service which includes a preview board,main menu board, and pickup window. • The proposed project will provide 61 parking stalls, including 3 ADA accessible spots. This meets the minimum required by code, as well as falls beneath the maximum number of spots allowed by code. • The proposed project will create appro�mately 25,000 sf(35%0 of site)of pervious/landscape area. Operations • The proposed business hours for this cafe will be from appro�mately 6 AM to 9 PM,Monday through Sunday. • The drive thru would operate within the same time frames. • Staffing for this facility requires appro�mately 12 to 15 employees on regular shifts. < BASE STANDARD MODIFICATIONS Based upon continuing discussions with staff,we believe the following base standard modifications (BS1Vn will be needed: 1. Allow drive-through on the fa�ade in North Washburn Street front yard area. 2. Reduce west lot line side setback from required 15 feet to 5 feet for parking,walk and cross access drive lanes(north and south). 3. Reduce north lot line front setback from required 25 feet to 20 feet for north access drive lane. 4. Reduce east lot line front setback from required 25 feet to 10 feet for parking. 5. Reduce exterior and interior tree requirements and allow the substitution of additional shrubs and planting bed areas to offset said reduction. Please review this information along with our submitted plans and associated documentation and let us know if you have any questions, comments or concerns. Respectfully submitted, Patrick T.Bennett,P.E. Core States Group/Project Manager www.core-eng.com 50 crestwood executive center.suite 500.st.Louis,mo 63126.v:314.843.4320.f:314.843.4323 georgia . virginia . newjersey . massachusetts . missouri . florida . norfh carolina . arkansas . california . pennsylvania ] ue�d;uaw o�anaa a;ig -;-�a�:_ fl,e �ew„N�o --•�--� �;-: . ,`".�is; �;��.. 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'T � � . � .. � ��'� �s.3v �,��.�a+ y„��.:�.�.��.ew� � � � �m � � �„ �"��.�� a � � r � p v �� '� a .�.:r..`!'�:�.�- �., � , .. µ �., t. , �;� , -.. �_ . .. ..� .. : � ��`� �' � �r �� r..� �� J'�r�.�r��JI1�� J ;' N 1 in=0.03mi �� ; �: ; . � = �. � -; - �. � 1 in=150 ft _:;� The City of Oshkash creates and maintains GIS maps and data for iis own use. They may show the approximate rela6ve locatlon of properiy, boundaries and other feature from a variety of sources. p�jnting Date:12l2/2014 OlHKO.fH These map(s)/datasets are provided for information purposes only and may not be suificient or appropriate for legal, engineering, or surveying purposes. They are provided "AS-IS" without Prepared by:City of Oshkosh,WI oNtriewarea warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. J:IGIS1PIanninglPlan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User.deborahf � 19