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19. 17-62
FEBRUARY 14, 2017 17-62 RESOLUTION (CARRIED____5-0___ LOST_______LAID OVER_______WITHDRAWN_______) PURPOSE: APPROVE PLANNED DEVELOPMENT FOR A MULTI FAMILY RESIDENTIAL DEVELOPMENT; 173 WEST RIPPLE AVENUE INITIATED BY: JKJ DEVELOPERS, INC. PLAN COMMISSION RECOMMENDATION: Approved with conditions BE IT RESOLVED by the Common Council of the City of Oshkosh that a planned development for a multi-family residential development of 96 units, with attached single- stall garages and driveway parking spaces, and surface parking facilities at 173 West Ripple Avenue, per the attached, is hereby approved with the following conditions: 1) Base standard modification to permit: a. Curbs to be installed only at drive entrances and around parking stalls. b. Monument sign for development to have no greater than 28 square feet of sign area and no taller than eight feet in height. c. Refuse enclosures in the front yard setback as proposed. 2) Final gate material and height specifications be reviewed and approved by the Department of Community Development. 3) Oregon Street entrance be improved to meet B1 intersection standards with a far- side bypass lane. 4) Cross access agreement between Lot 1 and Lot 3 for the proposed shared access drive along Oregon Street. 5) Gaps in the pedestrian walk system and proposed sidewalk widths be corrected at the time of building permit review, as approved by the Department of Community Development. 6) Plant materials to meet code requirements and be designed to screen/buffer street frontages of the development area where existing homes are located, as approved by the Department of Community Development. 7) Final lighting plans and specifications be reviewed and approved during the site plan review process by the Department of Community Development. FEBRUARY 14, 2017 17-62 RESOLUTION CONT’D 8) Grading, erosion control and stormwater plan be approved by the Department of Public Works and the detention basin be designed without riprap above the water line, include emergent plants on the safety shelf, and native plants on the side slope. 9) Wildlife mitigation plan be approved by Winnebago County Airport Director. 10) Air conditioning units and wood porches/balconies on the structures facades are painted/stained or colored to match or compliment the building’s exterior façade color. DATE: . February 9, 2017 TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services SUBJECT: Approve Planned Development for a Multi -Family Residential Development of 96 units; 173 West Ripple Avenue (Plan Commission recommends approval) BACKGROUND The area included in the request involves a single 34.85 acre parcel located at the southeast corner of Oregon Street and W. Ripple Avenue though only the northwestern 14.77 acres are included in the Planned Development request. The entire parcel was attached to the City of Oshkosh from the Town of Black Wolf in June, 2015 under the terms of the boundary agreement between the City and the Town. The subject site has an MR -12 Multi -Family Residential (up to 12 units per acre) zoning designation with Planned Development Overlay and is currently undeveloped with the exception of a single-family structure located along West Ripple Avenue that will be razed as part of this development. Land uses in the area are predominately agricultural along with scattered single-family uses but also include industrial uses within the City's Aviation Industrial Park directly to the northwest and the Aviation Business Park to the west. The subject property is located within a designated residential growth area on the southeast fringe of the community near the Town of Black Wolf Protected area that is located approximately 1/4 mile to the east along the CN railroad tracks. The Protected Area was established through a boundary agreement (2012) and is the area where the City has agreed not to attach or exercise extraterritorial jurisdiction in exchange partly for the ability to directly attach lands to the City without going through the more cumbersome annexation process. The Protected Area significantly limits the City's southeastward growth pattern towards the lake and US 45 in favor of areas along the Oregon Street corridor. The Oregon Street corridor is characterized by urbanized industrial uses and numerous areas of older unplanned strip residential development created via certified survey map over number of years that will impact and create land use conflicts in the future as the city continues to expand in this area. This is the second time a Planned Development request has been sought by the development group for this site. In October 2015 the development group requested approval for a similar development that contained two phases of multiple family development (60 units each phase) that received considerable opposition from a majority of town residents in the area and the developer subsequently withdrew the application. At the time concerns were raised about things such as; the nature and density of the multiple family use proposed; access to Ripple Avenue and Oregon Street; lack of park and greenspace; air zone requirements; school capacity; stormwater, flooding, and a navigable stream in the area; design and colors of the development; noise from the airport, industrial park, and Oshkosh Corp vehicles driving down Oregon Street; natural springs in the area; conflict with hunters and deer hunting; loss of nature; lack of sidewalks in the area and safety of the residents. The development group, which is the same group that owns the recently built Soda Creek Estates on the north side along Jackson Street, is proposing the latest plans for 96 units that eliminate the regular access to Ripple Avenue, create acceleration/deceleration and bypass lane in Oregon Street, and dedication of approximately 3 acres of land for future park purp6ses. ANALYSIS The proposed development includes construction of eight two-story twelve -unit apartment buildings (96 units) each with attached single -stall garages and stacked parking spaces as well as 94 accessory surface parking stalls for overflow and guest use. Each apartment building contains twelve two- bedroom units including a single attached garage space and 10-13 shared surface parking stalls located adjacent to the building. Four refuse enclosures are provided on site and a maintenance garage/small office is centrally located within the development and a base standard modification is required to permit two of the refuse enclosures to be allowed along Ripple Avenue within the front yard setback. The apartment complex is designed in a campus -like setting and the rental rates will be on a market rate basis. The building structures include dormers, varying roof heights and porches/balconies to break up the overall mass and provide some building articulation with a condition that in wall air conditioning units and porches/balconies are colored to match or compliment the buildings' exterior fagade. Vehicular access is proposed in the form of a main driveway located on Oregon Street and a secondary access point along W. Ripple Avenue intended to serve as emergency access and will be gated with final gate materials to be approved by the Department of Community Development. Staff has worked with the Winnebago County Highway Committee and is recommending the Oregon Street entrance be improved to meet B1 intersection standards with a far -side bypass lane. The Oregon Street drive provides access to all the apartment buildings, garages and parking areas and a base standard modification is recommended to allow curbs to be installed only at drive entrances and around parking stalls. Pedestrian walkways from the buildings to the parking areas also include internal walkway and trail circulation network with a few gaps that will require to be corrected at the time of building permit review and approval and will be required to meet code requirements. A single -faced brick monument style sign is proposed requiring a base standard modification due to its size and will need to meet setback requirements with final sign renderings requiring approval by the Department of Community Development. The landscape plan includes shrubs, evergreens and trees throughout the site with a landscaped berm along Ripple Avenue and Oregon Street to buffer the development from neighboring residential uses and finalized landscaping plans will be reviewed during the site plan review process and will be required to meet Zoning Ordinance standards. Lighting plans depict wall mounted fixtures on each building with final plans to be approved during the site plan review process. Storm water management is identified in the form of a wet detention basin situated in the center of the property which is for both storm water control and a development focal point with formal storm water plans to be approved by the Department of Public Works. Staff is suggesting a natural style of detention basin be utilized with additional care taken in plant selection as the property is located within the Airport Zoning Traffic Pattern District which brings up concerns that the basin does not become a bird attractant. Staff is recommending that the applicant work with the Winnebago County Airport City Hall • 215 Church Avenue • P.O. Box 1130 • Oshkosh, W154903-1130 http://www.ci.oshkosh.wi.us Director to obtain approval of the detention basin and a wetland mitigation plan to mitigate the presence of wildlife hazards to airport operations. FISCAL IMPACT The developer will be responsible for extending utilities to service the site. All other city services will be able to service the site and not require extension of service as they are provided to the adjacent areas to the west. Due to this area of the community having an overall lack of public parkland as identified in the City's Comprehensive Outdoor Recreation Plan (2011) this development includes approximately 3 acres of parkland dedication (subject to approval by the Parks Advisory Board) along Ripple Avenue on the east side of the site. The Parks Department has no immediate plans or funds to improve the parkland and funds would need to be programmed through the CII' process in the future. Lastly, the development will provide for dedication of lands along the Oregon Street and Ripple Avenue right-of- ways to create additional width in keeping with the City's Comprehensive Plan recommendations. RECOMMENDATION The Plan Commission recommended approval of a planned development with conditions at its February 7, 2017 meeting. Resp tfully Submitted, enn &�^ Darryn Burich Director of Planning Services Approved, Mark Rohloff City Manager City Hall • 215 Church Avenue • P.O. Box 1130 • Oshkosh, WI 54903-1130 http://www.ci.'oshkosh.wi.us r� map NIN31 I W ®= La N 1in=0.08 mi 1 in = 400 ft The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show the approbmate relative location of property, boundaries and other feature from a variety of sources. Printing Date: 1/18/2017 These maps)/datasets 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 Prepared by: City of Oshkosh, WI warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. JAGISXPlanninglPlan Commission Site Plan Map TempoPlan Commission Site Plan Map Template.mxd , , ^A; User. katieb 20 Rural Preservation Area Q Town of Algoma LAN I Is I I b Town of Black Wolf Protected Area Fond du Lac County Town Protected, City Expansion Undetermined City Expansion Area & Rural Preservation Areas N E 0 1,000 2,000 4,000 6,000 W � Feel S 1 inch = 4,000 feet Sources: City of Oshkosh GIS, Winnebago County VA NGS City of Oshkosh 1 Town of Black Wolf Boundary Agreement September, 2011 ITEM: THREE -LOT LAND DIVISION/CERTIFIED SURVEY MAP AND PLANNED DEVELOPMENT APPROVAL FOR THE CREATION OF A MULTIPLE -FAMILY RESIDENTIAL DEVELOPMENT ON PROPERTY LOCATED AT 173 WEST RIPPLE AVENUE Plan Commission meeting of February 7, 2017 GENERAL INFORMATION Applicant: Thomas Wood, Harris & Associates, Inc: Owner: JKJ Developers, Inc. Actions Requested: The applicant is requesting two actions within this petition: A. Three -lot land division/Certified Survey Map from one existing parcel containing a total of 34.85 acres B. Approval of a development plan for a multiple -family residential development Applicable Ordinance Provisions: Subdivision Regulations: Section 30-441 through 30-446. Section 30-442 establishes criteria for land divisions. Criteria for Planned Development Overlay Districts are located in Section 30-387 of the Zoning Ordinance. Property Location and Type: The area included in the request involves a single 34.85 acre parcel located at the southeast corner of Oregon Street and West Ripple Avenue though only the northwestern 14.77 acres are included in the Planned Development request. The entire parcel was attached to the City of Oshkosh from the Town of Black Wolf in June, 2015. The subject site has an MR -12 Multi -Family Residential (up to 12 units per acre) zoning designation with Planned Development Overlay and is currently undeveloped with the exception of a vacant single-family structure located along West Ripple Avenue. Land uses in the area are predominately agricultural and single-family but also include industrial uses within the City's Aviation Industrial Park to the northwest. Subject Site PUEstiaz Land Use Zanin developed & Vacant Single -Family. Home MR-12PD Adjacent Land Use and Zoning ExistingUses Zoning. North— -Undeveloped_& Sin%le Family Homes (across Ripple) -R-1 & A-2 (Black Wolf) South Undeveloped & Single Family Homes — - _ A-2 (Black Wolf) East Undeveloped A-2 (Black Wolf) �— West Agricultural (across Oreon} A-2 (Nekimi) Comprehensive Plait Land Use Recommendation - Land Use 10 Year Land Use Recommendation Residential 20 Year Land Use Recommendation Residential ANALYSIS REQUEST A. THREE -LOT LAND DIVLSION/CERTIFIED SURVEY MAP The applicant is requesting a three -lot land division from one existing parcel containing a total of 34.85 acres. Proposed Lot 1 is 8.09 acres in size and is the northwestern quarter of the parent parcel. Proposed Lot 2 is 6.68 acres in size and contains an existing single-family structure which is currently vacant. Proposed Lots 1 and 2 are the subject of the Planned Development approval also included as a request within this report. Proposed Lot 3 comprises the bulk of the parent parcel and is the largest of the lots proposed at 16.45 acres in size. The remaining 3.50 acres are noted on the proposed CSM as "Lands Dedicated to the Public for Park Purposes", Proposed Lots 1, 2 and 3 include utility easements on their street frontage and proposed Lot 1 contains a navigable stream at its extreme northwest corner. Additionally, the proposed CSM dedicates 33 feet of additional right-of-way along Ripple Avenue and 7 feet of additional right-of-way along Oregon Street per recommendations of City of Oshkosh Comprehensive Plan. The proposed lot configuration meets the requirements of the city's subdivision regulations. However, during staff review there were concerns raised regarding utility service to proposed Lot 2 and staff is recommending that Lot 1 and 2 be combined into a single lot (approximately 14.77 acres in size) to ensure utility service complies with Wisconsin Public Service Commission requirements. Additionally, staff is recommending that proposed utility easements along Ripple Avenue be extended through the proposed park land and a storm water easement be established for the navigable stream located at the northwestern portion of proposed Lot 1. Final utility easement locations and dimensions will be approved by the Department of Public Works during the site plan review process. Lastly, staff is recommending that the proposed 3.50 acre area noted as "Lands Dedicated to the Public for Park Purposes' be designated as a '-lTE'-rx4'�I[�nei V v 29 a LOT 1 643,214 S4. FT. " n (14.77 ACRES) O a J g4 3 tsGY:o N • e � xre a..2uisa � ° xwrns sm ��?n�x�cuc Hxd s LOT 3 716 74 $Q,FT, (16.45 ACRES) Ifeni -173 W Ripple Ave - MF ,PD & CSM separate Lot to ensure it can be transferred and conveyed to the City for future park use. Below is a graphic showing staff's recommended lot configuration for the final CSM. The applicant has been made aware of the proposed changes and will work with staff to obtain final approval of the proposed three -lot land division as recommended. REQUEsT B. PLANNED DEVELOPMENT The proposed development plan is located on proposed Lot 1 and 2 of the previously discussed three -lot land division/CSM. It includes the construction of eight two-story twelve -unit apartment buildings (96 units) with attached single -stall garages and driveway parking spaces (192 spaces), and surface parking facilities that include 94 surface parking stalls for overflow and guest use (2 designated handicap). Density is considered low to medium for the area at approximately 6.1 units per acre (one unit per 6,700 square feet), which is approximately 50% less than the density permitted within the MR -12 zoning district (178 units, 12 units per acre/one unit per 3,600 square feet). According to the provided plans, green space constitutes 66% of the site while impervious surfaces (pavement & buildings) constitute approximately 34% of the total land area (City code permits up to 60% impervious surface within the MR -12 zoning district). The apartment complex is named Ripple Avenue Estates and is designed in a campus -like setting with a detention pond located at the center 'of the development. The pond area is designated for stormwater detention but is also sited to be considered a development focal point and provide future residents the opportunity to use the proposed pedestrian walkway for passive recreation. Each apartment building contains twelve two-bedroom living units, each with a single attached garage space and driveway parking space. Each apartment building also includes 10-13 shared surface parking stalls located adjacent to the building. A total of four refuse enclosures are provided on site and a maintenance garage/small office is centrally located within the development area. The applicant has stated that no subsidized or Section 8 housing contracts will be executed for the proposed development and the rental rates for proposed units will be on a market rate basis. A base standard modification is required to permit two of the proposed refuse enclosures located along Ripple Avenue within the front yard setback. Staff is supportive of the base standard modification to permit the refuse enclosures as proposed because the proposed development includes a heavily landscaped berm along Ripple Avenue. Access Vehicular access to the development is proposed to be provided by a main driveway located on Oregon Street. A secondary access point is proposed along West Ripple Avenue and is intended to serve as emergency access and will be gated once the development has been completed. Staff recommends that final gate material and height specifications be reviewed and approved by the Department of Community Development. The proposed access drives must meet code requirements and will be reviewed and approved during the site plan review process. With that being said, City staff has worked with Winnebago County Highway Committee and is recommending that the Oregon Street entrance be improved to meet BI intersection standards with a far -side bypass lane. Additionally, the proposed driveway along Oregon Street will require a cross access agreement with proposed Lot 1 and Lot 3 of the CSM/land division associated with this action item. The proposed Oregon Street drive enters the interior of the site and provides access to all the apartment buildings, garages and parking areas. The submitted plans designate curbing on-site only at the perimeter of the surface parking stalls and at the driveway entrance. Zoning code requires all parking lot perimeters to be curbed. In discussions with the developer and analyzing the intent of the curbing requirement, the extent of curbing that would be exclusively internal to the development and the expense of curbing the entirety of the development, staff is recommending a base standard modification to require curbing only at surface stall locations to protect vegetation/walkways as well as act as "wheel stop" and at perimeter of the ingress/egress driveways to protect vegetation, assist in traffic flow and provide a more pleasant and finished aesthetic. Beyond depicted pedestrian walks from the buildings' doors to the paved automobile parking area, an internal pedestrian walkway and trail circulation network is included within the development plan. The series of internal pathways for use of residents connects the individual buildings' entrances to the Ripple Avenue street frontage and act as a site amenity as it wraps around the pond feature and provide Item -173 W Ripple Ave -MFM & CSM convenient access to associated open space. However, the plan has a few gaps in the pedestrian walk system which will have to be corrected at the time of building permit review and approval. For example, the proposed plans do not show a pedestrian access to Oregon Street and the proposed pedestrian walkways around the pond and to Ripple Avenue will need to be increased to five feet in width to meet code requirements and must be approved by the Department of Community Development. Signage The proposed development will include a single -faced brick monument style sign approximately 73" tall by 8'2" wide with a 24 square feet oval identification sign area and a 3.3 square feet informational panel (approx. 27 square feet of total sign area). The Municipal Code permits only a small amount of ground signage for residential districts (maximum of one sign with 25 square feet of sign area and limited to 5 feet in height). A rendering of a similar sign installed by the developer is included in your packets for review. Staff understands that developments such as this have unique identification issues and therefore recommends a base standard modification to allow the larger sign area and height for development identification as proposed. The proposed sign will need to meet setback requirements and final sign renderings will be reviewed and approved during final site plan review process by the Department of Community Development, Landscaping/Lighting A preliminary landscape plan has been submitted with the proposal that includes a number of shrubs, perennials, and trees located throughout the site. Proposed plans depict a landscaped berm along Ripple Avenue and Oregon Street to buffer the development from neighboring residential property. Additionally, the applicant has stated that their intent is to meet or exceed the City's code required landscaping counts through a mixture of shrubs, evergreens and deciduous trees to provide an aesthetically appealing appearance. Staff points out that finalized landscaping plans will be reviewed during the site plan review process and requirements of the Zoning Ordinance will need to be met. Preliminary details regarding site lighting has been provided on the proposed plans. They include installation of wail mounted fixtures on each building. The applicant has stated that the proposed lighting will be installed to shield light spillover on adjacent properties. Staff is recommending that final lighting plans and specifications be reviewed and approved during the site plan review process by the Department of Community Development. Stormwater Detention Stormwater management is identified in the form of a wet detention basin situated in the center of the property. Formal erosion control, drainage and stormwater management plans must be approved by the Department of Public Works and staff suggests that a more "natural" style of detention basin be utilized involving planting of emergent plants in the safety shelf area and native plants on the side slopes rather than the use of rip -rap as it is better functioning, environmentally friendly, is a deterrent to intrusion and more aesthetically pleasing. For this development, additional care must be taken in plant selection as the property is located within the Airport Zoning Traffic Pattern District (Air 5 Zone), which brings up concerns that it not be a bird attractant. Discussion has taken place between the Airport, City Planning, and the Department of Public Works regarding the issue and,it was discussed that planting of the safety shelf with aquatic, emergent vegetation discourages Canadian Geese (the primary waterfowl concern) that do happen to land in the water from moving landward. Planting the side slopes in native vegetation and allowing it to grow, rather than being mowed grass to the water's edge, further discourages Canadian Geese from moving landward if they do land in the water. Additionally, Canadian Geese like to nest on land, in areas where they have Item --1.73 W Ripple Ave - MF PD & CSM unobstructed view around their nest. By having the safety shelf and side slopes planted in native vegetation, this will not provide unobstructed views to further discourage nesting. The addition of a fountain feature within the detention pond has been incorporated and could serve as an additional water fowl deterrent. With that being said, staff is recommending that the applicant work with Winnebago County Airport Director to obtain approval of a wetland mitigation plan to mitigate the presence of wildlife hazards to airport operations. Building Elevations The apartment buildings are two-story buildings with a height of just over 27 feet. The inclusion of dormers, varying roof heights and porchesibalconies helps to break up the overall mass of the main roof and provide some building articulation. The exterior is proposed to be primary lap vinyl siding but be accentuated with a three foot face brick knee wall. The facades also include vinyl shake siding in the gables, vinyl windows and patio doors, and treated wood porches/balconies. Staff recommends that the sleeves for the in -wall air conditioning units and the wood porches/balconies be painted/stained or colored to match or compliment the building's exterior facade color. RECOMMENDATION REQuFsT A. THREE -LOT LAND DIVISION/CERTIFIED SURVEY MAP Staff recommends approval of the three -lot land division/certified survey map, with the following conditions: 1) Final lot configuration to be approved by the Department of Community Development. 2) Proposed utility easements along Ripple Avenue be extended through the proposed park land and a storm water easement be established for the navigable stream located at the northwestern portion of proposed Lot 1. Final utility easement locations and dimensions will be approved by the Department of Public Works. REQUEST B. PLANNED DEVELOPMENT Staff recommends approval of the Planned Development for the multiple family dwelling development, with the following conditions: 1) Base standard modification to permit: a. Curbs to be installed only at drive entrances and around parking stalls. b. Monument sign for development to have no greater than 28 square feet of sign area and no taller than eight feet in height. c. Refuse enclosures in the front yard setback as proposed. 2) Final gate material and height specifications be reviewed and approved by the Department of Community Development. 3) Oregon Street entrance be improved to meet B1 intersection standards with a far -side bypass lane. 4) Cross access agreement between Lot 1 and Lot 3 for the proposed shared access drive along Oregon Street. 5) Caps in the pedestrian walk system and proposed sidewalk widths be corrected at the time of building permit review, as approved by the Department of Community Development. 6) Plant materials to meet code requirements and be designed to screen/buffer street frontages of the development area where existing homes are located, as approved by the Department of Community Development. 7) Final lighting plans and specifications be reviewed and approved during the site plan review process by the Department of Community Development. Item -173 W Ripple Ave - MF PD & MAIT 8) Grading, erosion control and stormwater pian be approved by the Department of Public Works and the detention basin be designed without riprap above the water line, include emergent plants on the safety shelf, and native plants on the side slope. 9) Wildlife mitigation plan be approved by Winnebago County Airport Director. 10) Air conditioning units and wood porchesibalconies on the structures facades are painted/stained or colored to match or compliment the building's exterior fagade color. The Plan Commission approved of the land division and planned development as requested with conditions noted. The following is the Plan Commission's discussion on this item. Ms. Williams presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. She stated that the development was consistent with the City's Comprehensive Plan and discussed the proposed land division. She reviewed the proposed lots which would be three developable lots and the fourth lot which would be dedicated for parkland. She reviewed the proposed certified survey map which meets the requirements for city standards and discussed the issue with utility services to Lot 2 which would be addressed by combining Lots 1 and 2. The lot dedicated for parkland will need to be designed as a separate lot and discussed the easements to be established with the finalized certified survey map requiring approval by the Department of Community Development and the Department of Public Works. She reviewed the site plan for the development and the apartment complexes and discussed the density of the development which meets code requirements. She also discussed the detention pond, refuse enclosures, maintenance garage, and office that would all be part of this development and the base standard modifications requested for placement of the refuse enclosure. She further discussed details of the apartment units and that they would be market rate and reviewed the vehicular access to the site which was coordinated with the Winnebago County Highway Committee for the access on to Oregon Street. She discussed the base standard modifications requested and the pedestrian accesses for the development as well as the storm water management plans which include a detention pond in the center of the property and the features to be incorporated into the pond. She also discussed the location of the site within the Airport Zoning Traffic Pattern District which has been discussed with representatives of the Winnebago County Airport. She discussed the landscape plans and reviewed the site plan depicting its features as well as the lighting plans which include shielded lights and will be approved during the site plan review process. She discussed signage for the development and reviewed a rendering of the proposed sign as well as the building elevations and materials to be utilized on the exterior of the structures. She also reviewed the conditions recommended for the land division and for the planned development. Mr. Thorns asked to clarify that the revised certified survey map would be comprised of three lots by the combination of Lots 1 and 2 and the third lot being the dedicated parkland. Ms. Williams confirmed that this was correct and that the line between Lot l and 2 will be eliminated and the parkland area would become Lot 2 and Lot 3 will remain the same. Mr. Thorns questioned if the Oshkosh Police and Fire Departments reviewed this proposal. Item -273 W Ripple Ave - MF PD & CSN.[ 6 Ms. Williams responded affirmatively and stated that the Police Department requested that a Knox box be installed on the gate and that they would also require specifications on the gate which is addressed in the conditions of approval. Mr. Thorns questioned if there were no issues from a traffic standpoint and if the landscape plan met the number of points required for the new zoning ordinance. Ms. Williams responded that the petitioner will need to add plantings around the foundation to meet the requirements of the new zoning ordinance however the application was received prior to the adoption of this ordinance and finalized landscape plans will be reviewed during the site plan review process and will be required to meet code standards. Mr. Borsuk questioned if the development met the spirit of city planning; where the location was of the navigable stream was; if there was adequate right-of-way on Oregon Street to provide for a four lane road; airport concerns and noise issues in that area that have come up in the past and if the berm is satisfactory to address noise concerns; is the detention pond going to be satisfactory and will the release be appropriate to address standing water issues. Ms. Williams discussed the location of the navigable stream and reviewed on the map its location. She stated that 't he concern regarding having adequate right-of-way on Oregon Street was addressed with the additional right-of-way being dedicated by the petitioner. The issue was worked on with coordination by the County who made the recommendation for the addition of a passing lane and the 131 intersection to accommodate these concerns. The Airport Director was involved with discussions related to this development and any concerns will be addressed with coordination with the developer and airport representatives. Steve Gohde, Assistant Director of Public Works, discussed the use of a pond that would be dry within a matter of hours which is not feasible as the pond cannot be designed and constructed to function in this fashion. For this to be a dry detention pond, a biofilter system would have to be installed which would not meet water quality standards. Mr. Burich discussed the city's policy to promote both center city and outer skirts development to meet market and population growth needs. Mr. Borsuk questioned if we were protecting the Industrial Parks in the vicinity. Mr. Burich indicated that this was being addressed with decibel protections and the noise ordinance will also address these concerns to protect both the residential and industrial needs in this area. Mr. Thorns commented that the developer only has to control the water runoff on this site for the development and there were concerns related to flooding from the navigable stream in this area and questioned how the city was going to deal with this issue. [teen -173 W Ripple Ave - MF PD & CSM 7 Mr. Gohde discussed studies that are being completed for this area and that regional detention basins may be constructed in the future once the studies are complete. He further discussed the various studies currently underway in several locations and if they were not complete now in this area that they will be in the next year or two. Ms. Propp commented that the navigable stream appears to be an open ditch that extends under Ripple Avenue. Mr. Gohde responded that was correct and that it is directed to piping after that and the storm water ordinance for this development mandates that the runoff from this site will have to be released at an equal or lesser rate than before the development was constructed. He further discussed the runoff from this site and how much will have to be retained on site and that the storm water runoff will be reduced off site substantially. Kimberly Green, 190 W. Ripple Avenue, stated that she lives across the street from Lot 1 and that she was an expert on the navigable stream which her family uses as an ice skating rink in winter and that it floods her backyard in spring. She discussed the last meeting when this development was reviewed and felt that the town residents' concerns were not being heard. She discussed the single-family homes in this area that are located on one acre lots and that this development does not fit into their neighborhood. She stated that staff indicated that this was a low density development however it was high density to the residents of the town and it was not desired by the neighborhood. She also stated that the house on Ripple Avenue that was referenced as vacant is not a vacant structure and discussed that she also had concerns with the berm to be constructed. She discussed the -mature trees in the area and that her family moved from Jackson Street to this location due to the rental units in the Jackson Street area. She did not want to see the loss of the mature trees as she felt they should be preserved for noise reduction. She also discussed the notifications received for adjacent property owners last time and that the residential property owners did not receive notices this time but the town clerks were only notified. She did not feel that this was fair and that the city should talk to the residents in the neighborhood about new development. She discussed the children that go to Lakeside School and that with this many units there will be more children in the area and if this will involve the movement of some of the existing students to other schools as this would be very stressful to their children. Mr. Thoms inquired where the mature trees she discussed were located. Ms. Green displayed on the map where the existing trees were located. Wanda Danhauer, 4078 Oregon Street, stated that the consideration for berming off of Ripple Avenue to protect those residential uses was addressed but what about the residential uses on Oregon Street. She stated that this issue was not discussed with them. She further stated that her sump pump runs 24 hours a day, seven days a week and that there were springs located on Lot 3. She had concerns what will happen when those springs are hit and that the issues related to this are not solved. She also discussed the traffic issues on Oregon Street due to the operations of Oshkosh Corporation, who would be paying for the sewer improvements necessary for this development and if it would have the capacity to handle this development. Iienr -17,3 W Ripple Ave - MF Pb & CSM 8 Keith Berholtz, 4078 Oregon Street, stated that he would like to see the area kept as residential and that condominiums would be more acceptable. He further stated that he owns a farm in this area and was told that this was an industrial area and that residential developments could not be built there. He discussed the development of the park which he felt wasn't feasible as the city has a hard time paying for everything and questioned who is going to pay for park improvements. He felt that the taxpayers will have to pay for the development of the park and questioned who would be using it other than the residents living in the apartments. He felt that there was enough vacant land in the city for apartments to be built elsewhere. Bob Schrickel, 177 W. Ripple Avenue, stated that he had concerns with the detention basin as there are water issues in this area in between his field and the development site. He further stated that the water floods part of his property, three to four acres every spring, and he did not see how it would be possible to retain detention water without overflowing the stream. He also discussed the rezoning of the property a few years ago and that he did not feel that proper policies were followed as they were not notified of the action. Dennis Hughes, 4046 Oregon Street, stated that he felt that the town residents should have been notified however he felt that most of the plans he reviewed looked good. He further stated that there was nothing on Lot 3 designating where apartment would be developed and that he would like to see the development plans for this lot as it is closer to his property. He commented that condition #4 related to a cross access agreement between Lot 1 and Lot 3 and questioned if that meant that there would be another traffic lane on Oregon Street. He continued discussion on the traffic on Oregon Street and that it is going too fast and that he would like to see the speed limit lowered in this area. He also inquired as to when Lot 3 would be developed. Evelyn Green, 173 W. Ripple Avenue, discussed that she attends Lakeside School and if children would be transferred to other schools to accommodate the children from the apartments. She discussed her concerns with the difficulty in adjusting to a new school and new students and that the children from the apartment complex would be going to Lakeside School and the current students will be moved to another school. Lakeside School currently services children in grades kindergarten through fifth grade. Tom Franks, 88 W. Ripple Avenue, stated that he has been reviewing the preservation land use and discussed the wildlife in the area that he felt needed to be preserved. Sara Schrickel, 177 W. Ripple Avenue, commented that inhere was discussion relating to pedestrian walkways within the development however Oregon Street and Ripple Avenue are not pedestrian friendly. She discussed that neighbors walk down the street but it is a narrow road and she felt that additional pedestrian and vehicular traffic is a concern. She also discussed the sign which she felt was too tall and that the development does not need a sign of that size. She did not want a park located there if there is not going to be any equipment to play on as she does not want children on her property. She was also concerned with the loss of wildlife and discussed if they want to stay in this area if it is going to continue to develop. She felt that if everything does not work out they will have to deal with the issues. Item --173 W Ripple Ave - MF FD & CSM Larry Last, 3827 Red Oak Court, questioned how many acres was the site for the apartment development. Ms. Williams responded that it was 14.77 acres. Mr. Last discussed that in 2007, there was a proposal to develop softball diamonds in this area but it did not move forward as it was denied due to concerns about its proximity to the airport and questioned if the city did not care about children's safety. if the ball diamonds were a concern he felt that the placement of an apartment complex in this vicinity should also be an issue and that the County could be held liable for any accidents. He further discussed that this was a federally funded airport and that multi -family dwellings were not allowed in this area years ago as it was a safety issue within the air zone. He further discussed the land uses allowed in this zone. Sheree Zellner, 3669 Oregon Street, questioned if the proposed tenants that will be renting these apartments will be made aware of the noise from the Generac plant as they are doing testing at all hours of the day and night and also discussed the Oshkosh Corporation trucks that use Oregon Street and the noise generated from this. She commented that she has lived there for 40 years and had concerns with residents of the apartments as there are lots of factories in this area and the road goes from four lanes to two lanes. She felt there were safety factors and a traffic study should be completed. She also discussed that this road has been designated as Alternate Highway 41 now and she did not know when that happened but did not find it desirable. Adam Green, 190 W. Ripple Avenue, stated that he had concerns with the look of the apartments and that the inclusion of window air conditioners was not upper class as he felt there should be central air conditioning. He further discussed that he did not like the look of the structures and questioned who will be maintaining them and his concerns with garbage and vehicles from the site. Steve Berholtz, 3718 Oregon Street, questioned if anyone from this committee has gone to the site and discussed the navigable stream and its importance as the water backs up in this location. He further discussed the berm constructed to alleviate the stream and the Basler facility on 3511, Avenue where the water is an issue as well. He continued to discuss his concerns with the water flow in this area as he felt too much asphalt and concrete have been placed in this vicinity. Beau Doemel, 3820 Oregon Street, also discussed the flooding issues in this area and how this development will increase these issues. Neil Andrasko, 3836 Red Oak Court, discussed the water issues in the area as well and that it collects in the road and he does not see this working out well for the residents in this area. He also discussed the city standards for sidewalks as he felt there should be sidewalks in the vicinity and that the standards should be the same for all developments. Skylar Bryce, 3818 Red Oak Court, discussed the 96 units in the apartment complex and the number of people and vehicles generated from this for the area. He further discussed traffic and Ifem -173 W Ripple Ave - MF PD & CSM 10 water runoff concerns and the proposed turn lane on Oregon Street and if the road will be widened to allow for this. Ms. Williams stated that the additional right -of way to be dedicated should address the concern for adequate area for the turn lane on Oregon Street. Mr. Bryce commented that this property is not adequate to fit a 96 -unit apartment building and questioned if there would be sidewalks installed down Ripple Avenue. Ms. Williams responded that the sidewalks proposed for the development are internal only. Mr. Bryce stated that the city gets what they want and should take residents concerns into consideration. Stan Mack, Superintendent of the Oshkosh Area School District, discussed the school capacity in this area and distributed copies of an analysis prepared for this development. It included distances to the four area schools that would be able to serve the children from these apartments and the number of available capacity at each facility. He stated that there was a 40 student capacity left at Lakeside School and explained that there are 2 plus students anticipated per household in single family dwellings. He also discussed the transfer of students to other schools and stated that children that are currently attending school at a specific location are not moved to another facility to accommodate additional students. Smith School is the closet facility to this development and he also discussed Jefferson and Jacob Shapiro Schools that are also within this district. These four schools have availability for 240 additional students in this area and can easily handle the additional capacity generated by this development as they do not anticipate larger amounts of children than the availability. The school district is sensitive to moving children to different schools and the school district will not stand in the way of development. He continued discussion on growth in the school district and the community and that it is advantageous to the school district. Thomas Wood, Harris & Associates, petitioner for this request, stated that they have reviewed the staff recommendations and have no issues with the conditions placed on this request. He discussed the combination of the lots which they had no issue with and the parkland dedication which is required by the city and that the lot dedicated to parkland would meet those requirements. He further explained that the site plan is for Lot 1 and 2 only and Lot 3 would not be developed at this time and its development would be way in the future. The currently proposed 96 units can be addressed by the sewer capacity and the wooded area that exists on Lot 3 would remain as is for at least the next five years. He discussed the widening of the right-of- way and that they were not doing anything with Ripple Avenue. He also discussed issues with the sewer system and traffic for the access on Oregon Street and that the emergency use only for the access on Ripple Avenue which would result in no major traffic generation on this street. He further discussed the gated access on Ripple Avenue as well as the access for the development to Oregon Street. He attended a meeting with Winnebago County last week and discussed the configuration of the lanes which will slow down traffic near this intersection. He stated that the sewer expenses will be paid for by the developer and that all internal sewer facilities internally on Iters -173 W Ripple Ave - MF PD & CSM 11 the site will be privately maintained resulting in no cost to residents. He also discussed the storm water management for the site which will be contained by the detention pond as well as the landscape berms and swales which will not negatively affect adjacent lands. He explained that the development would not be adding any storm water runoff to the navigable stream and that conditions will be better than the existing conditions in this area and that their storm water management plans will require approval by the Department of Public Works. He explained that the zoning classification on the site was designated when the property was attached to the city and the property was not rezoned as previously stated. He discussed the internal sidewalks that will be installed for the development and the flooding issues in this area and the study that the city is currently working on and should be completed in the next few years. The mature trees along Ripple Avenue that were previously stated as being removed will remain intact as no improvements were proposed along Ripple Avenue and the berm for the development would be inset. The existing trees are inside the right-of-way line and will serve as a buffer for the development. Mr. Thoms questioned what types of plantings were proposed along the top of the berm along Oregon Street and Ripple Avenue. Mr. Wood responded that it would be a mix of evergreens and deciduous trees which would be approximately four feet tall at the time of installation and would be located 25 feet behind the existing trees. Mr. Hinz inquired if the sign would be located 25 to 30 feet off the intersection. Mr. Wood replied that the developer will be working with staff on the proper placement of the sign and that it would be imbedded into the berm along the site. Mr. Thorns stated that the sewer capacity will be adequate to serve the proposed development but the petitioner would not be developing anything on Lot 3 until such a time when the sewer capacity is increased for this area. Mr. Wood confirmed this and stated that any development on Lot 3 will not occur for at least five years. Sarah Hillenbrand, representing Premier Real Estate Management, stated that their company develops and manages multi -family developments and discussed some of the other apartments that they currently manage. She stated that they have an on-site caretaker for each development and that their maintenance services have very high standards. She further stated that they have constructed over 3,000 units across the state in the past three years and manage 11,000 units and will deliver a top of the line product which they want to be a success. She continued discussion on the $1 intersection, lighting, density of the development, landscaping plans, and the exterior improvements done by the direction of the city. She discussed the noise concerns brought up by property owners in the area and stated that potential tenants will have the opportunity to tour the location and property and make their own decision about if this is an area that they choose to live Item -173 W Ripple Ave - MP PD & CSM 12 in. She provided further details of their development and construction company and discussed the Soda Creek apartments in Oshkosh recently which have been very successful. Mr. Thoms inquired who would be the target market for these rental units. Ms. Hillenbrand indicated that they do not have a specific target market for these units and discussed the various types of people such as empty nesters, young professionals, and other potential tenants that would rent these units as apartments of this type offer a more flexible housing option. Mr. Thoms then inquired why the developer chose this site on the outskirts of the city rather than a site closer to the central city. Ms. Hillenbrand explained that they have staff that handle site selection and explained some of the criteria that is considered when looking at potential development locations. Units that are not centrally located and offer a more remote setting are desirable for some tenants and cost factors are also considered as greenfield sites are less costly to develop as they do not have the expense of demolishing existing structures to make the property buildable. She further discussed the landscaping buffers, trees and berms that would address potential noise concerns. Mr. Wood commented that the dedication of land for park purposes is by City ordinance and no improvements would be done by the developer to this area and would be done by the City's Parks Department. Mr. Borsuk stated that his concerns relating to this development have been addressed and he felt it would be reducing the impacts for storm water management in this area. Motion by Borsuk to approve a three -lot land divisionlcertified survey map and planned development for the creation of a multiple Jamil p residential development on property located at 173 W. Ripple Avenue with the following conditions for the Iand division: 1) Final lot configuration to be approved by the Department of Community Development. 2) Proposed utility easements along Ripple Avenue be extended through the proposed park land and a storm water easement be established for the navigable stream located at the northwestern portion of proposed Lot 1. Final utility easement locations and dimensions will be approved by the Department of Public Works. and the following conditions for the planned development: 1) Base standard modification to permit: a. Curbs to be installed only at drive entrances and around parking stalls. b. Monument sign for development to have no greater than 28 square feet of sign area and no taller than eight feet in height. c. Refuse enclosures in the front yard setback as proposed. Item -173 W Ripple Ave - MF PD & CSM 13 2) Final gate material and height specifications be reviewed and approved by the Department of Community Development. 3) Oregon Street entrance be improved to meet B1 intersection standards with afar -side bypass lane. 4) Cross access agreement between Lot T and Lot 3 for the proposed shared access drive along Oregon Street. 5) Gaps in the pedestrian walk system and proposed sidewalk widths be corrected at the time of building permit review, as approved by the Department of Community Development. 6) Plant materials to meet code requirements and be designed to screenlbuffer street frontages of the development area where existing homes are located, as approved by the Department of Community Development. 7) Final lighting plans and specifications be reviewed and approved during the site plan review process by the Department of Community Development. 8) Grading, erosion control and stormwater plan be approved by the Department of Public Works and the detention basin be designed without riprap above the water line, include emergent plants on the safetj shelf, and native plants on the side slope. 9) Wildlife mitigation plan be approved by Winnebago County Airport Director. 10) Air conditioning units and wood porcheslbalconies on the structures facades are paintedlstained or colored to match or compliment the building's exterior facade color. Seconded by Vajgrt. Ms. Propp commented that there were concerns brought up regarding the airport and staff indicated that they will work with the Airport Director regarding this development. Mr. Burich responded affirmatively. Mr. Thorns questioned if this was meeting the FAA standards. Mr. Burich indicated that the development would meet the Airport Overlay District standards and the detention basin wildlife mitigation plans would be approved by the Airport Director and the development was compliant with Winnebago County Airport Overlay zoning standards. Mr. Thorns then questioned if there were any concerns with a higher density development in this area. Mr. Burich responded that this development was not considered high density and explained the calculations of how this determination is made and that this development was 50% less than the, density permitted in this zoning district and was not much greater than the density for single family dwellings. Mr. Cummings discussed the student's concerns with being relocated to other schools and that the children currently in attendance at area schools will not be moved to other facilities due to this development. He also discussed the Country Club area south of this location and the flooding issues in this area and questioned if these were two separate streams impacting the properties. Item -173 W Ripple Ave - MF PD & CSM 14 Mr. Gohde .responded that they were two separate creeks and discussed the drainage of each creek and the directional flow for both of these streams. Motion carried 9-0, Item -173 W Ripple Ave - MF PD & CSM 15 City Of-ORU04 Application .13 CoujOdoml use Ve I rjoif mu, syr t -Vil Tel�phqPA 02-0). 132-927- %6') M -=L7 Dwfh* Ij pmw� M -MORN A ON U A: tt -mral lira-olly aplalaltm be, tbLej$gft"WW. ' ' O Ido adveTsa- affict au the haaltlk-g�'ety vilwor -ganeral. 4e1fzp:e of 2. 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Ripple Avenue Estates (the "Development") is located on the Southeast cornet- of Ripple Avenue and Oregon Street, in the City of Oshkosh.. The parcel has a total land area of 31.22 acres. The Development parcel is. part of lands annexed into the City of Oshkosh in 2015. The annexed lands were brought in with a zoning, classification of R-3PD, Multiple -family Residential, with a Planned Development overlay. Proposed density of the Development is 3.0 units per acre. The impervious area is calculated to be 256,267 s.f. or 19% of the total development area. Green space is calculated to be 1,103,669 s.f. or 81 % of the total development area. This project is a residential development. There is no anticipated effect to adjoining properties relating to the operation of the complex. The complex will have ort -site management, which will monitor the daily activities of the residents. Each unit will have one in -door parking garage stall, in addition to the exterior space outside each of the respective stalls. A total of 94 accessory parking stalls will be provided for residents and potential visitors. The Development lands are subject to shoreland zoning due to the existence of a navigable stream in the Northwest corner of the parcel. A 75 -foot setback measured from the ordinary high water line is to be adhered to. Neighboring properties consist of a mix of single-family residential uses, and agricultural uses. To the South and East, the adjacent lands are zoned R-3PD, Multiple -family Residential, with a Planned Development overlay. Part. of these lands is being considered for a second phase of development. The Development will consist of eight identical 12 -unit, two-story structures totaling 96 dwelling units. Each unit will have a private exterior entrance, two bedrooms, 1 112 baths and single -stall attached garage with direct access to the living unit. The units are approximately 1,100 square feet in size, which exceeds the minimum floor .area requirements stipulated in the zoning code. One additional exterior parking stall along with ample visitor parking will be provided. Heat will be included in the rent. All appliances, including the refrigerator, washer and dryer, are furnished. The rental rates for the proposed units will be on a market rate basis. No subsidized or Section 8 housing contracts will be executed for this development. The Development will connect to existing public utilities, including sanitary sewer and water. The existing municipal sewer and water mains will be extended South within the Oregon Street right of way, for approximately 300 feet. All internal utilities will be constructed, privately owned and maintained by the owner of the Development. Storm water runoff will be collected within shallow drainage areas before being discharged into the adjoining navigable stream- at a rate equal to or less than the current or pre -developed runoff rate. All proper. site -grading permits will be. obtained prior to the start of construction. These include: The Notice of Intent - Land Disturbance Permit, and a Chapter 30 General. Permit, both registered with the WDNR. The landscaping pian will conform to the City of Oshkosh regulations. The required number of trees and shrubs will be met and/or exceeded. . A mix of evergreens and deciduous trees - will, be incorporated. throughout the development. The aesthetics of the detention pond will be considered in the landscape plan. Amenities, such a walking trail, fountain and benches will be incorporated into the design, so as to give the pond a more appealing appearance. One project, single -faced, sign is proposed for the Development. Site lighting for the Development will be generated from low impact wall mounted luminaries above each entryway and staggered along the face of each structure. The fixtures will be the cut-off series with a maximum wattage of 60 watts. They will be shielded -to prevent light spraying into neighboring properties. Four dumpster, enclosures, a community mailroom (10'x14'), and a Leasing Office/ Maintenance Garage is proposed. All internal drives, parking areas, sidewalks, mailroom; dumpster enclosures, will be privately owned and maintained by the. owner of the Development. The main access drive into the development will be a Type B-1 intersection per WisDOT specifications. This type of side road intersection is suitable when the combined traffic count of the through highway and side road exceeds 2500 -AADT. There will be a second, or emergency, access drive.connected to Ripple Avenue. This drive will be utilized for construction access during 'the various phasing of construction of the full buildout. Once the construction is completed, the driveway will be gated and only used for emergency access purposes. It is anticipated that construction is to begin near the beginning of May 2017. All foundations, utilities and the first course of asphalt is to be completed by the end of October 2017. Premier Real Estate Management, LLC, will .manage the Development once units become occupied. 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NW CORNER SDWWOF BLACK WOLF SEC. 12; T17"ISE PILO N44'48'52'F�8928ETHE NVIE BLE -LI AYEWE �9-2 '3 �t 111 A L—J N89-2B'82"E :11 W 46.95 60�SETMCKFRWM� '7Z7 '10.04! PEARePORVIOATEDimfqS 4UAI§-1XM0LS2rA2' D! WORD DIST, nj.or LOT 1 852,218.-SO.FT. CHI;I�DIST, =3iazub .. -E �&QS(ACRES)- IT, .0. 12LMLrTY EASEMENT 0J.H. (OREGON SM. EET) C), 110 �1 Vl (IJEDICATED70THEPUBWO1 LEGEND VXV" REPARSt.T WEIGHNG1.14 LBSJWN. FT. IRON PIPE FOUND 4*54.89---- 238,62' UT)LnYEASEMENT LOT 2. LA LL.J. 290,996 SQ:FT. (6.68 ACRES) W fl tz M8.5V N . +E. Bean'90s are referentadlo the JWL of the NW114,Se�6on12;T17N. RISE, I- remWed to. -bear N8V28%32''E, S . LOT .3 715,722 SQJ:T: '(16:45 ACRES) L" 10V 2W 4DY 6mmi I i mm� I -inch = 200 ft N1114 OflRNER SEC L" 0 0 ILNtl-LI=LANDq_ ToWN OF BLACK WOLF SURVEYOT;�S CERTIFICATE i L Thomas lvl,'Wood, Professional Wisconsin Land Surveyor ce4y.that: I have surveyed, dMded,:andmappedpartof the Niorthwest. Quarter of1he Northwest mOdaript M 114 ofthe,14W 114), Section TWelVe (12), ToWnship Seventeen (I 7) W IM COWER North, orth, Range Sixteen (15) East, in the:Crty ofOshkosh, Winnebago CDuntkWis,corisin,ttescnbedasfoll6ws'. .8sc.12, T1714 -P-162 (ALUM. CO.MON. FOUND] Commencing at the Northwest:comer:6f Said Section: 12; thence N89'28'32"E, 148:90 bet tD the pSint DfbegIinning; thence. ontinuing IqBg°26!8it, 1'1.62T7feet, thence SOUK T4ew, 1324;.27 feet,--ffience S89°32'20' W,, thence'N00'0012W 130:09 feet thence,S89'3Z20"W, 200.01 feet thence N0010VZW, 360,41 feet thence S89 -3220W, 143-86 feat'thence NOO'D.2-3ZE, 410A7 feet thspce-Northeasterly, along the arc of a curve tothe right, 3371.07 feet. the chord af-whio bears NDD'00'56"E, 331.07 feet, N44°48'52"E, 129.74 -feet to,%thepoint of beginning. That.I hIv :made-sucheufveyj, Map and land division' -as shown hereon, under theAlredon of owners of said lands. Tbatthis'map is a:corFect representation bfthe extehor.boundary fines.,of - the land Surveyed, Thati have TullytcomplieIfmith'the provisions of Chapter 286.34 ofPeWsconsip -Statutes -in surveying, dividing and g the 8ame,and the -City of:OshkoshSubdivi�;ion:Otdinanm. 01 T,'6> t f A4 1� t� T40MASM 7bbmas M. -Wood Date- WOOD H A R. : P J .- N, z . - R- I S` APK.�TQ" 10 & AS8001ATES,INC. —1—)— 111 FAX�(=) 7-13-4ni AND'LAND.SURVEYORS: SHEETI OF -2 14 0 m PD- LAND DIV JKJ DEVELOPERS INC 173 W RIPPLE AVE 6352 COUNTY ROAD E 02-07-17 OMRO WI 54963 PREMIER REAL ESTATE TOWN OF BLACK WOLF MANAGEMENT 380 E BLACK WOLF AVE 3120 GATEWAY RD OSHKOSH WI 54902 BROOKFIELD WI 53045 FRANK FRASSETTO f WINNEBAGO COUNTY TOWN CHAIRMAIN BLACK WOLF ATI'N PETER MOLL 380 E BLACK WOLF AVE _ PO BOX 2808 OSHKOSH WI 54902 OSHKOSH WI 54903-2808 r HARRIS & ASSOCIATES INC ATIN THOMAS WOOD 2718 N MEADE ST APPLETON WI 54911 TOWN OF NEKIMI ATTN KELSEY BARTHELS 3790 PICKETT RD OSHKOSH WI 54904 W -M k ® Q i n o0 0 o o� i i 0 o 0 o p �3 - I s lin =0.08 mi 1 in=400ft The City of Oshkosh creates and maintains GIS maps and data for its own use. They may show the approximate relative location of property, boundaries and other feature from a variety of sources. ar_ Printing Date: 1/18/2017 These map(s)/datasets are provided for information purposes only and may not be sufficient or NOS appropriate for legal, engineering, or surveying purposes. They are provided 'AS -IS" without warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. Prepared by: City of Oshkosh, WI JAGIS\PlanninglPlan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User. kafleb -5PD HI FAN -Z N I in 0.19 mi 1 in =1,000 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 variety of sources. These map(s)/datasets are provided for information purposes only and may not be sufficient or Printing Date: 1/1812017 appropriate for legal, engineering; or surveying purposes. They are provided 'AS -IS' without warranties of any kind and the City of Oshkosh assumes no liability for use or misuse. L Prepared by: City of Oshkosh, W1 JAGISIPlanningkPlan Commission Site Plan Map TempfateTlan Commission Site Plan Map Template.mxd MR -20 0 ^A J� &' W C-tv, 05hkosh User, katieb 7-1