HomeMy WebLinkAbout13. 16-194APRIL 26, 2016 16-194 RESOLUTION
CARRIED_7-0______LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE AMENDMENT TO PLANNED DEVELOPMENT AT 3735
SOUTH WASHBURN STREET, BIG RIG CHROME TO
CONSTRUCT AN ADDITION
INITIATED BY: TONY WELNICHE
PLAN COMMISSION RECOMMENDATION: Approved with conditions
WHEREAS, on August 21, 2012 a Planned Development was approved to
construct the Big Rig Chrome Shop along South Washburn Street; and
WHEREAS, on October 14, 2014, the Common Council approved a Planned
Development amendment relative to the detention basin construction and all conditions
for both Planned Development approvals have been met.
NOW THEREFORE BE IT RESOLVED by the Common Council of the City of
Oshkosh that a planned development to construct an addition to Big Rig Chrome at 3735
South Washburn Street, per the attached, is hereby approved with the following
conditions:
1. Base standard modification to allow parking lot curbing only up to the rear façade
line of the proposed building addition.
2. Proposed trash enclosure has additional gates opening to the east.
3. Final north and south elevations include enhancement/continuation of the colored
banding within the proposed building addition as approved by the Department of
Community Development.
4. Natural style of detention basin be utilized involving planting of emergent plants
in the safety shelf area and native plants on the side slopes for the rear detention
basin.
O
O1HKOlH
ON THE WATER
MEMORANDUM
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: April 21, 2016
RE: Approve Amendment to Planned Development at 3735 South Washburn Street,
Big Rig Chrome to Construct an Addition (Plan Commission Recommends
Approval)
BACKGROUND
The subject property, located north of the northwest corner of Ripple Avenue and S.
Washburn Street, is located at 3735 S. Washburn Street. The lot is approximately 4.3 acres
or 187,308 square feet in size and has an M-1 PD, Light Industrial District zoning designation
with Planned Development and Highway 41 Corridor Overlays. The lot contains Big Rig
Chrome Shop, a detailing and service shop specializing in modifying semis, trailers and
trucks. In August of 2012, the Common Council approved a planned development for the
construction of the facility and in October of 2014 approved a planned development
amendment relative to the detention basin construction. Both approvals had conditions which
all have been met to date.
ANALYSIS
The petitioner is requesting a planned development amendment to allow expansion of the
existing commercial structure and off-street parking area, modification of a storm water
detention pond, and relocation of the trash enclosure. The proposed building expansion is a
single story 15,109 square foot addition attached to the rear (west side) of the existing
structure and will meet all dimensional regulations of the zoning ordinance. The structure will
be clad in metal wall panels matching the color of the existing building with a split face veneer
knee wall and six overhead doors on the rear fa�ade. Vehicular access to the development
will continue by two existing driveways and pedestrian access is shown as a sidewalk
connecting parking stalls to the building's entrance with a future sidewalk leading to S.
Washburn Street which will be required to be installed when public walks are constructed on
this street. Parking is proposed to consist of 34 automobile stalls to the east and south of the
building and 11 semi parking spaces to the west. The trash enclosure will be located at the
northwest corner of the parking area with a solid screen fence and gates and landscaping
consists of additional trees along the perimeter of the site on the north and south property
lines which will be required to meet code requirements. The existing storm water
management pond is proposed to be modified from the current location at the northwest
corner of the property to along the rear of the site with emergent and native plants rather than
riprap with the approval of the Department of Public Works. Recommended conditions for
this request address the parking lot curbing, the gates for the trash enclosure, and
architectural enhancement to the north and south elevations of the structure.
FISCAL IMPACT
None anticipated but the taxable value of the project will increase with the building's addition
and that will add to the overall property tax roll.
RECOMMENDATION
The Plan Commission recommended approval of the planned development amendment at its
April 19, 2016 meeting.
R pectfully Submitted,
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Darryn Burich
Director of Planning Services
Approved,
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Mark Rohloff
City Manager
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appropriate for legal, engineering, or suNeying purposes. They are provided "A�IS° without
warranties of any Idnd and the City of Oshkosh assumes no fiability for use or misuse.
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ITEM: PLANNED DEVELOPMENT AMENDMENT AT 3735 S. WASHBURN
STREET (BIG RIG CHROME)
Plan Commission meeting of April 19, 2016
GENERAL INFORMATION
Applicant: Tony Welnicke—DBA Big Rig Chrome Shop
Property Owner: ZBW, LLC
Action(s) Requested
The applicant is requesting a Planned Development (PD)Amendment to Resolution 12-414 to allow
expansion of the previously approved Planned Development authorizing construction of an 11,875
square foot retail chroming facility for semi-tractors/trailers and personal trucks. The applicant is
proposing a 15,109 square foot addition to the existing building as well as expansion of the existing
off-street parking area, modification of the western detention basin and relocation of trash
enclosure.
Applicable Ordinance Provisions
Standards for Planned Development Overlay District located in the Zoning Ordinance, Section 30-
33 of the City of Oshkosh Municipal Code.
Property Location and Type
The subject property, located north of the northwest corner of Ripple Avenue and S. Washburn
Street, is located at 3735 S. Washburn Street. The lot is approximately 4.3 acres or 187,308 square
feet in size and has an M-1 PD, Light Industrial District zoning designation with Planned
Development and Highway 41 Corridor Overlays. The lot contains Big Rig Chrome Shop, a
detailing and service shop specializing in modifying semis, trailers and trucks.
Subject Site
Existing Land Use Zoning
M-1 PD, Highway
Developed—Commercial Business (Big Rig Chrome) 41 Corridor
Overlay
Adjacent Land Use and Zoning
Existing Land Uses Zoning
North M-1 PD Highway
Undeveloped - Agricultural Land 41 Corridor
Overlay
-------- ------ ----------------------------------------- -----------------
M-1 PD Highway
South Undeveloped-Agricultural Land 41 Corridor
Overlay
Item—3 735 South Washburn Street PD Amendment:Big Rig Chrome 1
East Interstate 41 N/A
-------- ---------------------------------------------------- -----------------
M-1 PD Highway
West Undeveloped -Agricultural Land 41 Corridor
Overlay
Comprehensive Plan
Land Use Recommendation Use Category
10 Year Land Use Recommendation Commercial
20 Year Land Use Recommendation Commercial
Background Information
On August 21, 2012, a Planned Development(PD)was approved to construct the Big Rig Chrome
Shop on a newly created 4.3 acre parcel of land along S. Washburn Street. The Planned
Development was approved with the following conditions:
1. "Natural"style of detention basin be utilized involving planting of emergent plants in the
safety shelf area and native plants on the side slopes;
2. The north building facade be enhanced by extending the EFIS, EFIS banding and masonry
veneer knee wall the full length of the facade;
3. Base standard modification to allow two driveways on a lot with 250 feet of frontage;
4. Base standard modification to allow reduced separation distance between driveways of 130
feet;
5. Base standard modification to allow zero foot side yard setbacks to allow the two drives to
straddle%ross over the lot line and be shared access with adjacent properties, as proposed;
6. Provide cross access and maintenance agreements with adjoining properties.
On October 14, 2014, the Common Council approved a Planned Development amendment relative
to the detention basin construction with the following conditions:
1. All existing rip rap on the north, east and south sides of the basin be removed from two (2)
feet above the waterline and up, with the exception of the spillway located at the northeast
corner of the basin;
2. Natural plantings or turf grass be planted on the north and south side slopes;
3. The landscape bed to the east of the pond be increased with additional trees or shrubs to
help shield the remaining rip rap;
4. And, additional trees be planted on the north side of the basin.
To date, all conditions for both Planned Development approvals have been met.
ANALYSIS
Tony Welnicke,petitioner and owner of Big Rig Chrome, 3735 S. Washburn Street is requesting
another Planned Development amendment to allow expansion of the existing commercial building
and off-street parking area, modification of a storm water detention pond and relocation of trash
enclosure.
Item—3735 South Washburn Street PD Amendment:Big Rig Chrome 2
Design/Layout
The proposed building expansion is a 125-foot by 121-foot, 15,109 square foot addition attached to
the rear (west side) of the existing 150-foot by 121-foot, 18,150 square foot building located at the
western 1/2 of the parcel. The proposed addition will be an expansion of shop area for operations.
All dimensional regulations of the zoning ordinance are met with the proposed layout.
Developed area of the 4.3 acre parcel with the proposed additions will be made up of 3.52
acres/83% impervious surfaces (0.76 acres/17% structures & 2.75 acres/64%parking & drives) and
0.79 acres/19% green space/landscaping.
Access and Parking
Vehicular access to the development will continue by two existing Class III driveways which
received council approval (as base standard modifications).
Pedestrian access is shown as a sidewalk, mimicking plans submitted in 2012, connecting customer
parking stalls to the building's entrance. Additionally, the plan depicts a future sidewalk leading to
S. Washburn Street, which would be required to be installed when public walks are installed on S.
Washburn Street. This pedestrian access, when installed will also be required to lead to the
building's entrance by using striping across the driveway and signage and not simply stop at the
drive aisle.
Parking is proposed to consist of 34 automobile parking stalls (including two handicap stalls)to the
east and the south of the building near its entrance, which exceeds the Zoning Ordinances minimum
of 23 stalls and stays under the maximum of 42 stalls. Additionally, the petitioner depicts I I semi
parking spaces to the west of the building within the expanded parking area. The site plan indicates
no new curbing; currently, curbing terminates at the projected line of the rear of the existing
building on the north and south perimeter of the parking area. Staff recommends extending the
curb the full depth of the building addition to be consistent with the original Planned Development
approval. This will necessitate a base standard modification to omit the required curbing along the
entire periphery of the rear semi parking area and staff supports this modification. The Zoning
Ordinance typically requires curbing at all areas of the parking facilities.
Trash Enclosure
The submitted plans show the proposed 20-foot by 30-foot , 6-foot tall solid screen fence trash
enclosure to be located at the northwest corner of the parking area with gates opening to the south
towards the designated semi tractor/trailer stalls. Staff has concerns with the gates opening to the
south as there may be potential conflicts with trash collection vehicles accessing the dumpsters if
the stalls to the south are occupied. Therefore, staff is recommending the enclosure be rotated 90°
counterclockwise so that the gates open to the east. There is ample space available to the east of the
enclosure to allow trash collection vehicles to navigate for pickup.
Landscapes
Landscaping is depicted on the landscape plan consisting of additional trees along the perimeter of
the site on the north and south property lines. The location, number and type of plantings will be
required to meet code requirements and will be analyzed during site plan review.
Item—3 735 South Washburn Street PD Amendment:Big Rig Chrome 3
Stormwater Management
The existing storm water management is proposed to be modified from the current location
encompassing the northwest corner of the property. The pond will be moved along the rear of the
site to accommodate the expansion of the proposed building and parking areas. Final 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 and staff suggests the relocation of the pond
maintains a more"natural" style of detention basin involving planting of emergent plants in the
safety shelf area and native plants on the side slopes rather than the use of riprap as it is better
functioning, environmentally friendly and is a deterrent to intrusion.
Building Elevations
The building addition is a single-story structure with overall height of approximately 20-21 feet.
The original submitted plan show the proposed structure to be clad in 29 gauge architectural metal
wall panels matching the color of the existing building with no additional architectural treatments
on the north and south elevations. Staff had concerns with the proposed elevations and contacted
the petitioner to see about enhancing the design since the building is highly visible from traffic on
Interstate 41 and the frontage road. The petitioner modified the plan to extend the 4-foot tall split
face veneer knee wall from the existing building along the entire length of the addition. Staff is
pleased with the addition of the knee wall but still has concerns with the yellowish colored banding
stopping abruptly at the start of the addition. Staff would like to see, at a minimum, some type of
continuation of the banding which could be as simple as painting an extension of the banding with a
matching color or angling the band downwards to terminate with the knee wall so the band does not
just"stop".
The rear facade is proposed to be clad in 29 gauge architectural metal wall panels with five 16-foot
by 16-foot overhead doors and one eight-foot by 6-foot overhead door servicing a loading bay. The
six doors cover most of the rear facade and staff does not have concern with the proposed look or
materials as the wall will not be visible from a public street.
RECOMMENDATIONS/CONDITIONS
Staff is recommending approval of the Planned Development Amendment for the proposed 11,875
square foot building addition, parking lot expansion, detention basin modification and other
proposed site improvements with the following conditions:
1. Base standard modification to allow parking lot curbing only up to the rear fagade line of the
proposed building addition.
2. Proposed trash enclosure rotated so gates open to the east.
3. Final north and south elevations include enhancement/continuation of the colored banding
within the proposed building addition as approved by the Department of Community
Development.
The Plan Commission approved of the planned development amendment as requested with
conditions noted. The following is the Plan Commission's discussion on this item.
Mr. Nau presented the item and discussed the previously approved planned development and
reviewed the site and surrounding area as well as the land use and zoning classifications in this area.
He discussed the current use of the property and stated that the original planned development was
approved in 2012 and a planned development amendment relating to the detention basin was
approved in 2014. He reviewed the site plan for the building addition and parking lot expansion
Item—3735 South Washburn Street PD Amendment.Big Rig Chrome 4
and discussed the drive accesses for the site and reviewed the pedestrian accesses as well. He
discussed the parking stalls which meet code requirements and the curbing requirements and the
base standard modification recommended for this request to allow parking lot curbing only up to the
rear fagade line of the proposed building addition. He stated that the dumpster enclosure was to be
relocated and that the gates to enter the screened area were proposed to open to the south and staff
was recommending the enclosure be rotated to allow the gates to open to the east. Landscaping
plans were reviewed depicting additional trees along the perimeter of the site on the north and south
property lines which will be required to meet code requirements. He discussed the existing storm
water detention basin in the northwest corner of the site that would be relocated to the rear portion
of the property to accommodate this expansion. He reviewed the building elevations and discussed
the condition recommending that the enhancement/continuation of the colored banding that is on the
existing structure be continued to encompass the entire length of the new addition on both sides. He
distributed revised copies of the building elevations depicting the addition of a vertical column
where the yellow banding is discontinued which staff felt was satisfactory to address the
architectural concerns relating to the fagade. He also reviewed the conditions recommended for this
request of which the third condition has already been met with the revised building elevations.
Mr. Thorns questioned if the petitioner had agreed to address the building elevation concerns, if the
condition relating to that item should be removed.
Mr. Buck responded that the condition should remain in place as this feature was not included on
the original submission.
Mr. Gray inquired why there was a condition relating to the trash enclosure and not one pertaining
to the storm water management plans as he felt this issue was more important and should be
addressed.
Mr. Nan replied that the storm water management plans are required as part of the City's Municipal
Code and therefore adding a condition relating to this aspect of the development was not necessary.
Mr. Gray then questioned why there was a condition for the gates of the trash enclosure and which
direction they opened.
Mr. Nau responded that staff had concerns with the gates opening to the south as there may be
potential conflicts with trash collection vehicles accessing the dumpsters if the parking stalls to the
south are occupied.
Mr. Gray commented that the amount of green space was indicated to be only 19% of the site and
he felt that it was a very low percentage.
Mr. Nan indicated that this aspect of the development met the Highway 41 standards of 15 percent.
Ms. Propp questioned the parking lot stalls in the rear of the facility for semi trucks in regard to if
trucks could be parked there all of the time.
Mr. Nau responded that this would be allowed as it was not located in a setback area and is part of
the business use for this development.
Item—3 735 South Washburn Street PD Amendment:Big Rig Chrome 5
Ms. Propp also questioned if the front detention basin would remain intact with the modifications
being made to the rear detention facility and if the rear facility was constructed with natural
plantings or riprap.
Mr. Nau responded that the front basin would remain as it currently exists and he was not sure about
the materials used on the rear basin currently.
Ms. Propp requested that a condition be added to this request relating to the detention basin being
modified to be designed with natural plantings rather than the use of riprap when complete.
Tony Welnicke, petitioner for this request, 3735 S. Washburn Street, stated that they were in
agreement with condition#1 relating to the parking lot curbing and condition#2 to rotate the
dumpster enclosure gates, and condition 93 had already been addressed with the revised building
elevations submitted. He further commented that they desired to have gates on both the south and
east sides of the enclosure as they would like to make this enclosure slightly larger.
Mr. Thorns questioned if it should be documented that gates for the enclosure would also be located
on the east side in addition to the gates on the south side.
Ms. Propp questioned if the detention basin in the rear of the facility is constructed with natural
materials.
Mr. Welnicke responded affirmatively.
Motion by Vajgrt to approve a planned development amendment to allow a building
addition,parking lot expansion, detention basin modification and other site improvements at
3735 S. Washburn Street with the following revised conditions:
1. Base standard modification to allow parking lot curbing only up to the rear fagade line of
the proposed building addition.
2. Proposed trash enclosure has additional gates opening to the east.
3. Final north and south elevations include enhancement/continuation of the colored banding
within the proposed building addition as approved by the Department of Community
Development.
4. Natural style of detention basin be utilized involving planting of emergent plants in the
safety shelf area and native plants on the side slopes for the rear detention basin.
Seconded by Cummings. Motion carried 8-0.
Item—3 735 South Washburn Street PD Amendment:Big Rig Chrome 6
City f Oshkosh Application sUB.ofConi
Y 1?P Dept.of Community Developmi
❑ Planned Development Review 215 Church Ave.,P.O.Box 113,
Oshkosh,Wisconsin 54903-113,
0j"H{O H ❑ Conditional Use Permit Review PHONE:(920)236-5059
ON THE WATER
"*PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: 'ropy Welniche Date: 02/15/20.15
Petitioner's Address: 3735 South Washburn Street City: Oshkosh State: WI Zip: 54904
Telephone#:(920) 769.061! Fax:( 920) 569.2022 Other Contact#or Email: tonyQbigricichromesho-o.cot
Status of Petitioner(Please Check): X)Owner ❑Representative ❑Tenant ❑ Prospective Buyer
Petitioner's Signature(required): Date:
OWNER INFORMATION
Owner(s):_ 'Applicant' Date:
Owner(s)Address: City: State: Zip:
Telephone#:( ) Fax:( ) Other Contact#or Email:
Ownership Status(Please Check): 9 Individual C Trust 0 Partnership ❑Corporation
Property Owner Consent:(required)
By signature hereon,I/We acknowledge that City officials and/or employees may,in the performance of their functions,enter upon the
property to inspect or gather other information necessary to process this application. 1 also understand that at]meeting dates are tentative
and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons.
Property Owner's Signature: Date:
SITE INFORMATION
I
Address/Location of Proposed Project: 3735 South Washburn street Parcel No. 91366500100
Proposed Project Type: Commercial Building FxnAnsion
Current Use of Property: commercial Zoning: M-1
Land Uses Surrounding Site: North: M-1
South: M-1
East: M-1
West: M-1
**Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
r Application fees are due at time of submittal. Make check payable to City of Oshkosh.
v Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please the City's website at www.ci.oshkosh,wi,us(Community_Development/Planning.htm
Staff Date Rec'd ,
6
City of Oshkosh Submittal Requirements
Big Rig Chrome Shop Expansion—Site Plan Narrative
A 4.30 acre Big Rig Chrome Shop parcel is proposing a building and rear truck parking expansion,which
will continue the current commercial use. The project consists of construction of a building expansion,
parking lot, and modification to an existing storm water pond.
Big Rig Chrome Shop is a retail center where customers can shop for chrome trim and accessories for
the semi-tractor,trailer, or other truck. The business will employ 18-22 people at this location. The
business plans to maintain up to 25 walk-in customers per day on average.
The building expansion is 15,000 square feet onto the rear of the existing building for a total building
coverage of 33,315 square feet. Parking and drives cover a total 92,705 square feet and lawn and
landscaping cover 192,213 square feet.
All operations are confined to the building. The operation has no noxious discharges to air or water.
The operation will not generate noise that can be heard outside the building. The only noise detectible
from neighboring properties will be the minimal noise of traffic entering and leaving the business,which
would be less than the level of noise coming from adjacent streets and highways.
The proposed use is consistent with the zoning and surrounding uses.The business is expected to
generate approximately 25 trips per day.
Explanation on negative effects:
1. Health safety,and general welfare of occupants of surround lands: The area is developing and
currently there are no occupants surrounding this property. However,the proposed use and
operation does not use or employ any hazardous substances or dangerous activities. A spray
booth is part of this addition and will comply with emission standards.
2. Pedestrian and vehicular circulation and safety: Pedestrian traffic is not expected to be
significant in this area. Vehicular traffic is safely handled with properly designed access points
and internal circulation that allow for separation of traffic safe turning movements.
3. Noise, air,water or other forms of environmental pollution: The business is confined to the
building. The only emissions will be sewage which will flow to the municipal system and exhaust
from gas fired furnace and water heater. This project will not generate any significant
environmental pollution.
4. The demand for and availability of public services and facilities: All required facilities to service
this project are present at the property line.
5. Character and future development of the area: This project will represent the type and
character of development desired by the City and the community for this area.
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PD AMENDMT- BIG RIG CHROME THOMAS N RUSCH ETAL ZBW LLC
3735 S WASHBURN ST 3807 STATE ROAD 21 A 5000 PLUMMERS POINT RD
PC: 04-19-16 OSHKOSH WI 54904-9323 OSHKOSH WI 54904-7049
NORTHERN REAL ESTATE INVESTMENTS FINTAN/CAROL FLANAGAN REV TRUST TONY WELNICKE
5711 GREEN VALLEY RD 1545 ARBORETUM DR 422 3735 S WASHBURN ST
OSHKOSH WI 54904-9700 OSHKOSH WI 54901-2797 OSHKOSH WI 54904
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appropriate for legal, engineering, or surveying purposes. They are provided "AS-IS" without Prepared by:City of Oshkosh,WI ON THE WATER
warranties of any kind and the City of Oshkosh assumes no liability for use or misuse.
JAGISRanning0an Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User:ka" '
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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 Printing Date: 3/24/2016 OJ HKQlH
feature from a variety of sources. These map(s)/datasets are provided for
information purposes only and may not be sufficient or appropriate for legal, ON THE WATER
engineering,or surveying purposes. They are provided"AS-IS without warranties Prepared by:City of Oshkosh,VM
J:\GIS\GIS_Base_MapsTlanning Base Map.mxd User:katieb
14