HomeMy WebLinkAbout24. 17-113 MARCH 14, 2017 17-113 RESOLUTION
CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE SPECIFIC IMPLEMENTATION PLAN FOR PLANNED
DEVELOPMENT OF PARKING LOT EXPANSION AT 1218-1226
WITZEL AVEUE
INITIATED BY: DK PROPERTIES OSHKOSH LLP
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS, the applicant proposes to construct a parking lot at 1218 Witzel
Avenue to expand the existing parking lot serving the adjacent property at 1226 Witzel
Avenue; and
WHEREAS, the applicant requested a rezoning of the parcels at 1218 and 1226
Witzel Avenue to apply a Planned Development Overlay designation to permit the
parking lot expansion; and
WHEREAS, the Plan Commission finds that the general development plan and
specific implementation plan for the planned development of the parking lot expansion
project is consistent with the criteria established in Section 30-387(6) of the Oshkosh
Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a specific implementation plan for the planned development of a parking
lot expansion project,per the attached, is hereby approved with the following conditions:
1) The subject lots, 1218 and 1226 Witzel Avenue, shall be combined through
approval from Planning Services.
2) Base standard modification from the zoning code to allow construction of 10
additional parking spaces for a total of 30 parking spaces, where code requires a
maximum of 16 parking spaces.
3) The proposed site plan shall be modified to have the two western most parking
stalls removed.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: February 23, 2017
RE: Approve General and Specific Implementation Plan for Planned Development of
Parking Lot Expansion at 1218-1226 Witzel Avenue (Plan Commission
recommends approval)
BACKGROUND
The approximate 0.59 acre subject site consists of two separate parcels which includes a dental
office (1218) and a single family home (1226) located on the north side of Witzel Avenue, west
of N. Sawyer Street. The surrounding area consists primarily of residential uses to the north,
west, and south, and commercial and institutional uses to the east and north.
ANALYSIS
The applicant is proposing to expand the existing parking lot to accommodate the need for
additional parking for dental office staff and customers and as proposed the parking lot will be
expanded to allow 12 additional stalls for a total of 32 parking stalls with the existing
entrance/exit continued to be used. The site currently consists of two lots requiring a lot
combination and removal of the existing residential structure along with a zone change to
place a planned development overlay on the property which would allow for a base standard
modification for the number of parking stalls which will exceed the limit allowed by the
zoning ordinance. The base standard modification for additional parking stalls is supported
by staff to alleviate safety/traffic concerns, as people utilizing the site are currently forced to
park on the street and cross Witzel Avenue to access the site due to the lack of on-site parking.
Staff feels that the two western -most parking stalls should be removed to meet the required
setback and buffer yard requirements, as this is a transition area from a residential use which
will reduce the additional parking stalls from the proposed 12 stalls to 10 for a total of 30
parking spaces. This will also allow for the necessary space for the landscaping required on
the exterior side of the fence as well as the landscape islands at the ends of the parking rows.
Final landscaping and lighting plans will be reviewed during the site plan review process. The
Department of Public Works has noted that there is a potential challenge with directing storm
water runoff to Witzel Avenue which will also be reviewed and addressed during the site plan
review process. Plan Commission also recommended a condition requiring curb and gutter on
the parking lot expansion area to control parking lot runoff as determined as needed by the
Department of Public Works.
FISCAL IMPACT
Expanding the parking lot as proposed will not require the provision of additional city
services.
RECOMMENDATION
The Plan Commission recommended approval of a Planned Development for a General and
Specific Implementation Plan at its February 21, 2017 meeting.
Respectfully Submitted,
d"'/4-
Darryn Burich
Director of Planning Services
Approved:
Mark A. Rohloff
City Manager
City Hall • 215 Church Avenue • P.O. Box 1130 • Oshkosh, W154903-1130
http://www.ci.oshkosh.wi.us
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Page 10
ITEM: PLANNED DEVELOPMENT FOR GENERAL AND SPECIFIC
IMPLEMENTATION PLAN APPROVAL FOR PARKING LOT EXPANSION
AT 1218-1226 WITZEL AVENUE
Plan Commission meeting of February 21, 2017
GENERAL INFORMATION
Owner/Petitioner: DK Properties Oshkosh, LLP: Michael Hanneman
Action(s) Requested:
The petitioner requests approval of a Planned Development to allow expansion of the existing
parking lot. Staff is recommending the following action associated with this request:
1. Planned Development approval of a General Implementation Plan and Specific
Implementation Plan for expansion of an existing parking lot on the subject site.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-158 of the Zoning Ordinance.
Background Information Property Location and Type:
The approximate 0.59 acre subject site consists of two separate parcels which include a dental
office (1218) and a single family home (1226) located on the north side of Witzel Avenue, west of
N. Sawyer Street. The surrounding area consists primarily of residential uses to the north, west,
and south, and commercial and institutional uses to the east and north.
Subject Site
Existing LandUse
Zoning
Commercial (1218) & Residential (1226)
UMU (1218) & SR -5 (1226)
Adjacent Land Use and Zoning
Existing
Uses
Zoning
North
Residential
SR -5
....
........... ...... ..........................
South
................................................... .........---............. .... --..... _..... --- ........ --.---
Residential
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SR-5
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EastCommercial
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UMU _.—........
West
Residential
.... _....... _... -
SR -5
Comprehensive Plan Land'` Use Recommendation
Land Use
10 Year & 20 Year Land Use Recommendations
Commercial (1218) &
Residential (1226)
ANALYSIS
The applicant is proposing to expand the existing parking lot to accommodate the need for
additional parking for dental office staff and customers. The site currently has a 3,920 square foot
office building and 9,611 square foot, 20 stall parking lot. As proposed, the parking lot will be
expanded by about 2,510 square feet, adding 12 stalls for a total of 32 parking stalls for the site.
The existing entrance/exit will continue to be used for access.
As the site currently consists of two lots, a lot combination is required for the project and the
existing residential structures will need to be removed. The applicant has requested that the
subject site be rezoned to UMU-PD (per Rezone review) as the proposed project requires base
standard modifications from the zoning ordinance for number of parking stalls, setbacks, buffer
yard, and landscaping.
Based on the size of the building, the zoning ordinance allows a maximum of about 16 parking
stalls for this property. The site is already exceeding this limitation and as proposed, will have a
total of 32 parking stalls. Staff is supportive of a base standard modification to allow additional
parking spaces as it may be necessary in order to alleviate safety/traffic concerns as the applicant
has stated that staff members, patients, and delivery drivers have been forced to park on Mason
Street and cross Witzel Avenue by foot to access the site due to lack of parking spaces on site.
As proposed, the side yard (west) setback will be about 1.94 feet, where the UMU zoning district
requires a 5 foot side yard setback. With the proposed 6 foot tall solid fence, a 10 foot west buffer
yard is required. Staff feels that the two western -most parking stalls should be removed to meet
the setback and buffer yard requirements, especially as this is a transition area from a residential
use. This would also provide space for the landscaping that is required (50%) to be planted on
the exterior side of the fence as well as the landscape islands that are required at the ends of the
parking rows. Final landscaping and lighting plans will be subject to Site Plan Review approval.
The Department of Public Works reviewed the plans and noted there is a potential challenge of
designing drainage plans to direct stormwater runoff to Witzel Avenue and not to neighbors to
the north, east, and west. This concern will be examined in detail as part of the Site Plan Review
process.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends that Plan Commission make the following findings
based on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City's
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(f) The proposed Planned Development project design does not detract from areas of
natural beauty surrounding the site.
(g) The proposed architecture and character of the proposed Planned Development project
is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
(j) For Planned Development projects that are proposed to be developed in phases, the
applicant can provide a timeline for development and can demonstrate that the project
would be successful even if all phases were not or could not be completed.
Staff recommends approval of the Planned Development for a General and Specific
Implementation Plan and the findings listed above with the proposed following conditions:
1. The subject lots, 1218 and 1226 Witzel Avenue, shall be combined through approval from
Planning Services.
2. Base standard modification from the Zoning Code to allow construction of ten (10)
additional parking spaces, for a total of thirty (30) parking spaces, where code requires a
maximum of sixteen (16) parking spaces.
3. The proposed site plan shall be modified to have the two western -most parking stalls
removed.
Mr. Slusarek presented the item and again reviewed the subject site as well as the site plan for the
proposed expansion of the parking lot and explained that the plans as submitted would add 12
additional parking stalls with the removal of the residential structure on 1226 Witzel Avenue. He
further explained that the zoning ordinance allows a maximum of 16 parking stalls however staff
is supportive of a base standard modification to allow additional parking spaces due to safety
and traffic concerns. He discussed that the original site plan shows 32 parking stalls on the
redeveloped parking lot and discussed that to accommodate the side yard setback and buffer
requirements, staff was recommendirig removal of two of the western -most parking stalls. He
also discussed the designing of the storm water drainage plans to direct the runoff from the site to
Witzel Avenue and not to adjacent neighboring properties which will be reviewed at the site plan
ITEM - 1218 1226 Vitzel PD 3
review level. After the revisions to the site plan, the parking lot expansion will result in 10
additional parking spaces for a total of 30 stalls. He also reviewed the conditions recommended
for this request.
Mr. Fojtik left at 5:45 pm.
Mr. Thoms asked if they were required to put in the fence and landscaping and a ten foot setback
from where the fence is located.
Mr. Burich confirmed that the ten foot setback is from the property line and stated that was the
purpose of removing the two western -most stalls from the site to provide adequate buffer area
between this use and the residential property at 1302 Witzel Avenue.
Mr. Thoms discussed the landscaping on the outside of the fence and the water runoff concerns of
the adjacent property owner. He questioned if the Department of Public Works will have to
determine what needs to be done for the addition to the parking lot or the entire site so it does not
negatively impact the adjacent properties.
Mr. Gohde explained the swale along the north portion of the subject site that would allow the
runoff to flow to the northeast corner and could be graded out to this area and to the storm sewer
system. He displayed on the site plan where the drainage would flow and that curb and gutter
around the parking lot perimeter would help in preventing any sheet flow of water runoff from
the site.
Mr. Thoms then questioned if by adding the swale and grading feature, if it would alleviate
future issues that the neighboring properties have had with flooding concerns.
Mr. Gohde responded affirmatively.
Mr. Thoms stated that if adding curb and gutter would improve the conditions.
Mr. Burich indicated that if it is not required by code, it could be added as,a condition to this
request.
Mr. Gohde discussed that this feature would control where the water runoff could go on the site
but he could not make a more definite determination without further details however the water
runoff would not be allowed to flow onto neighboring properties or the right-of-way.
Mr. Thoms stated that he would like to add a condition to this request for the requirement of curb
and gutter on the expansion area of the parking lot if further review shows that it is necessary or
if it is required by code.
Mr. Burich suggested a condition that curb and gutter on the parking lot expansion as determined
to control parking lot runoff as determined by the Department of Public Works.
ITEM -12181226 WhIel PD
Mr. Kiefer inquired if the removal of the two stalls from the site plan would bring the total
number of stalls down to 28.
Mr. Slusarek responded that the removal would result in a total number of 30 parking stalls.
Mr. Gohde added that John Davel from Davel Engineering was present earlier but had to leave
the meeting but was supportive of the loss of the two parking stalls as recommended.
Mr. Kiefer questioned if the swale on the back of the site would control some of the flooding
issues on the neighbor's property.
Mr. Gohde discussed the situations that arise between property owners and that he was unaware
of the grading of the property and the flow of water in this area and suggested that they could
work together to come to an agreement regarding the matter as there are no public drainage
easement in this area.
Mary Jane Kettlewell, 2891 County Road K, Omro, stated that she had discussed the drainage
issue with the dentist who owns the property in the past as they experience flooding in the back
of the property at 1302 Witzel Avenue and she had concerns with if expanding the parking lot
would increase the issues on this property. She continued to discuss a drainage feature on the
adjacent property that she claimed no longer functioned however she was not sure who installed
it.
Mr. Rabe stated that if the parking lot runoff is not directed to the neighbor's property, it could
not be addressed by the expansion of the parking lot but this would be part of the standard
review process for the Department of Public Works of the storm water management plans.
Motion by Nollenberger that the Plan Commission finds that the general and specific
implementation development plan for a planned development approval for a parking lot expansion
located at 1218-1226 Witzel Avenue is consistent with the criteria established by Chapter 30-387
(C)(6) and recommends approval of a planned development for a general and specific
implementation development plan with the following conditions:
The subject lots, 1218 and 1226 Witzel Avenue, shall be combined through approval from Planning
Services.
2. Base standard modification from the Zoning Code to allow construction of ten (10) additional
parking spaces, for a total of thirty (30) parking spaces, where code requires a maximum of sixteen
(16) parking spaces.
3. The proposed site plan shall be modified to have the two western -most parking stalls removed.
4. Curb and gutter on the parking lot expansion as determined to control parking lot runoff as
determined by the Department of Public Works.
Seconded by Thoms. Motion carried 5-0.
ITEM - 1218 1226 Wetzel PD
SUBMtT To.
Dept of Community Development
City of Oshkosh Application 215 Church Ave., P.O. Box 1 130
�Iof Oshkosh. Wisconsin 54903-1130
Oshkosh 0 Planned Development Review PHONE: (420) 236.505s
13 Conditional Use Permit Review
"PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner. DK Properties Oshkosh LLP (Michael 'Hanneman) Dater 01-06-2017
Petitioner's Address; 1218 Witzel Avenue city: :Oshkosh State: W1 zip:. 54902
Telephone. #: (920)2316(lftl Fax: (: I Other Contact # or EmolL oshdw _ charter.net
Stalus of Petitioner (Please Check): ' Owner Q Representative '[3 Tenant t7 Prospective Buyer:
Petitioner's Signature (required):, Date:
OWNERINFORMATION'
Owner(s): Same as Pet€tioner Date:
Owner(s) Address:',
Telephone #: ( ); Fax: (
cttr;
State: Zip:
Other Contact # or Email:
OwnerWij Status (Please Check): [hind€v€dual ❑ Trust n Partnership o 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 inspector gather other Information necessary to process this application. I also understand that all
meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other
administrative reasons.
Property c�c / '!k
p y Ovrner's Signature;. Date:
SITE INFORMATION
Addres$A044tion of Proposed Project; 1226 Witzel Auenue Parcel No. 90607980000
Proposed Project Type: Addit(onaj narking lot for existing business
Current Use of Property: Single-family residential home and detached garage zoning
Land Uses Surrounding Site: North: SR -5
south:
SR -5
East: U. MU
)Kest:. __ SRR -5
"Please note that a meeting notice will be mailed. to all abutting property owners regarding your request:
Applicatlon fees are due at fame of submittal, Make chec..k payable to City of Oshkosh.
t'tease rater to the fee sch. edule for apptoprtate fee. FEE IS NON-REFUNDABLE
For more information please the City's. website at www.cLoshkosn.YA.us/COrr"Imunity_DevelopmonflP€anning.htm
Stall pate`R.oe.d
Page 4
Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below.
1. Health, safety, and general welfare of occupants of surrounding lands,
If approved the project will provide needed parking within the property, eliminating parking on the street and the
need for pedestrians to cross Witzel Avenue,
2. Pedestrian and vehicular circulation and safety.
See above
3. Noise, air, water, or other forms of environmental pollution.
No additional trips or traffic will result from approval of this application.
A solid fence Is proposed on the west property line to mitigate noise and view of west neighbor.
4. The demand for and availability of public services and facilities.
This proposal is based on the existing demand for parking and will not require any additional public services.
S. Character and future development of the area.
This proposal is compatible with the mixed commercial/residential hours of operation and use of the area.
SUBMITTAL REQUIREMENTS — Must accompany the application to be complete,
A NARRATIVE of the proposed conditional use/Development Plan including:
(3 Existing and proposed use of the property
❑ Identification of ail structures (including paving, signage, etc.) on the property and discussion of their relation to the
project
❑ Projected number of residents, employees, and/or daily customers
❑ Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and
acreage to the nearest one-hundredth of an acre
❑ Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.
❑ Compatibility of the proposed use with adjacent and other properties in the area.
❑ Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
❑ Any other perfinent information to property understand the intended use/plan and its relation to nearby properties and
the community as a whole
A complete SITE PLAN and BUILDING ELEVATIONS must include:
❑ Two (2) full size (minimum 24" x 36") scaled and dimensioned prints of site plan and building elevations
❑ Two (2) 8'/2" x f I (minimum) to i i" x 17" (maximum) reduction of the site plan and building elevations
❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and
plot style table file (if plans have been prepared digitally)
❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's
engineers/surveyors/architects, or other design professionals used in the preparation of the plans
❑ The date of the original plan and revision dates, if applicable
❑ A north arrow and graphic scale.
❑ All property lines and existing and proposed right-of-way lines with dimensions clearly labeled
❑ All required setback and offset lines
❑ All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drive, signs,
decks, patios, fences, wails, etc.
❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening
❑ Location and dimension of all on-site parking (and off-site parking provisions if they are to be employed), including a
summary of the number of parking stalls provided per the requirements of Section 30-36 City of Oshkosh Zoning
Ordinance
❑ . ,Location and dimension of ail loading and service areas
❑ Location, height, design, illumination power and orientation of all exterior lighting on the property including a
photometrics plan
❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where
applicable (i.e, visible from a public street or residential use or district). Mechanical equipment includes, but is not
limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators,
generators, etc.
Page 5
PN 4841 1/16/2017
1218 Witzel Avenue Planned Development Application Narrative Statement
Project Narrative
The owner's of 1218 Witzel Avenue operate a dental office and are in the need of additional parking for
their staff and customers. Current conditions require some staff members, patients, and
vendors/delivery drivers to park on Mason Street and cross Witzel Avenue on foot to get to the building.
This is not only an inconvenience to the staff, customers, and neighbors, but is also a safety hazard in
regard to the pedestrian crossing of Witzel Avenue. Currently there are 16 staff members who see
between 50 & 65 patients per day. There are 1-5 deliveries per day. The facility has 18 parking stalls,
not including 1 handl-cap accessible stall.
The hours of operation are: Mon 7:30am-7pm
Tues 7:30am- 5pm
Wed 7:30am-5pm
Thurs 7.30am-5pm
Fri 7:30am-2pm
To achieve this goal, the owner's have purchased neighboring property (1226 Witzel Avenue) with the
intention of using this property to construct additional parking stalls. They, through their engineers
have explored and evaluated several different design alternatives which have resulted with this
application.
A planned district overlay is proposed to address several base standard modifications identified by City
staff which are needed to allow for approval of this proposal. The current zoning code would only allow
11-12 stalls for this property, which the existing parking lots already exceeds. Current demands require
additional parking, exclusive of any future growth. A six foot high solid, board on board, cedar fence is
proposed along the west property line to compensate for the lack of the setback distance and
landscaping required by the base zoning code. The fence will be nearly 100 % opaque and is believed to
be a more effective buffer than either the landscaping or setback. Not only will it shield view
(headlights) from the neighboring property to the west, but will also mitigate sound and will act as a
physical barrier. The required landscaping is proposed along the frontage of Witzel where it can have a
better impact.
A drainage plan has been prepared that demonstrates how all drainage will be handled within the
combined lot, with no adverse affect on any adjacent properties.
Davel Engineering & Environmental, Inc,
Page 1 of 1
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