HomeMy WebLinkAbout26. 18-47 JANUARY 9, 2018 JANUARY 23, 2018 18-21 18-47 ORDINANCE
FIRST READING SECOND READING
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE ZONE CHANGE FROM SUBURBAN MIXED USE
DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH
PLANNED DEVELOPMENT OVERLAY (SMU-PD); 2130-2150
SOUTH WASHBURN STREET
INITIATED BY: RIVIERA VENTURES, LLC
PLAN COMMISSION RECOMMENDATION: Approved
A GENERAL ORDINANCE OF THE CITY OF OSHKOSH AMENDING SECTION 30-32
OF THE OSHKOSH MUNICIPAL CODE PERTAINING TO ZONING DISTRICTS.
The Common Council of the City of Oshkosh do ordain as follows:
SECTION 1. That Section 30-32 of the Oshkosh Municipal Code pertaining to
Zoning Districts and the map therein described is hereby amended by changing the
district character of the described property located at 2130-2150 South Washburn Street
MU Suburban Mixed Use District to SMU-PD Suburban Mixed Use District with Planned
Development Overlay.
BEING A PART OF THE NE 1/4 OF THE NE 1/4,AND A PART OF THE SE 1/4 OF THE NE 1/4,ALL
IN SECTION 33, T18N, R16E, DESCRIBED AS: COMMENCING AT A POINT ON THE WEST
LINE OF INTERSTATE 41 (F/K/A USH 41) 719.895 FEET SOUTH OF THE NORTH LINE OF
SECTION 33, THENCE SOUTH ON SAID WEST LINE 261.01 FEET WEST PARALLEL TO THE
NORTH SECTION LINE TO THE EASTERLY LINE OF SOUTH WASHBURN STREET,THENCE
NORTH ON THE EAST LINE OF SOUTH WASHBURN STREET, 261 FEET EAST TO THE
POINT OF BEGINNING; ALSO COMMENCING AT A POINT OF THE WEST LINE OF
INTERSTATE 41 980.905 FEET SOUTH OF THE NORTH LINE OF SECTION 33, THENCE
SOUTH ON SAID WEST LINE 238.99 FEET WEST PARALLEL TO THE NORTH SECTION LINE
TO EAST LINE OF SOUTH WASHBURN STREET, THENCE NORTH ON SAID EAST LINE 239
JANUARY 9, 2018 JANUARY 23, 2018 18-21 18-47 ORDINANCE
FIRST READING SECOND READING CONT'D
FEET EAST,TO THE POINT OF BEGINNING;ALSO LOT 1 OF CSM 2892,RECORDED AT THE
REGISTER OF DEEDS OFFICE AS DOC. NO. 872929, ALL IN THE 13TH WARD, CITY OF
OSHKOSH, WINNEBAGO COUNTY, WISCONSIN, PLUS PUBLIC RIGHT-OF-WAY
ABUTTING SAID LOTS EXTENDING TO THE CENTERLINES OF SOUTH WASHBURN
STREET AND INTERSTATE 41.
SECTION 2. This Ordinance shall be in full force and effect from and after its
passage and publication.
SECTION 3. Publication Notice. Please take notice that the City of Oshkosh
enacted Ordinance #18-47 APPROVE ZONE CHANGE FROM SMU SUBURBAN
MIXED USE DISTRICT TO SMU-PD SUBURBAN MIXED USE DISTRICT WITH
PLANNED DEVELOPMENT OVERLAY; 2130-2150 SOUTH WASHBURN STREET on
January 23, 2018. This ordinance changes the zoning at 2130-2150 S. Washburn Street to
SMU-PD Suburban Mixed Use District with Planned Development Overlay. The full text
of the Ordinance may be obtained at the Office of the City Clerk, 215 Church Ave. and
on the City's website at www.ci.oshkosh.wi.us. Clerk's phone: (920) 236-5011.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: January 4, 2018
RE: Approve Zone Change from Suburban Mixed Use District (SMU) to Suburban
Mixed Use District with Planned Development Overlay (SMU-PD); 2130-2150
South Washburn Street (Plan Commission Recommends Approval)
BACKGROUND
2130-2150 S. Washburn Street is currently the location of the Fox World Travel corporate campus
and consists of two structures, on separate lots, totaling approximately 39,000 sq. ft. along with
associated parking areas. The campus is approximately 7.8 acres in size. The surrounding area
has a wide range of commercial, industrial and institutional uses. The applicant requests a zone
change from the existing SMU Suburban Mixed Use District to SMU-PD Suburban Mixed Use
District with a Planned Development Overlay to install a new monument sign and potentially
future modifications of the site design.
ANALYSIS
The applicant is proposing no changes to the existing layout of the building or parking area at
this time but is proposing to place a new 8' tall 56 sq. ft. monument sign 6'6" from the front
property line. The applicant is requesting a base standard modification for the sign setback as
they believe it would be detrimental to the business to remove existing parking spaces in order
to locate the proposed sign at the required 25' front setback. The proposed sign is consistent
with other signs in the area and would not be out of character considering the size of the
development.
FISCAL IMPACT
Approval of the zone change as requested will not result in additional city service provision
requirements and should result in a small increase in assessed property value due to a new
monument sign that should eventually be constructed on the site.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
RECOMMENDATION
The Plan Commission recommended approval of the zone change at its January 2, 2018 meeting.
Respectfully Submitted,
4/Z�
Darry�rich
Director of Planning Services
Approved:
Mark A. Rohloff
City Manager
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
ITEM: ZONE CHANGE FROM SMU SUBURBAN MIXED USE DISTRICT TO
SMU-PD SUBURBAN MIXED USE DISTRICT WITH PLANNED
DEVELOPMENT OVERLAY AND APPROVAL FOR A GENERAL
DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR
PROPERTY LOCATED AT 2130-2150 S. WASHBURN STREET
Plan Commission meeting of January 2, 2018
GENERAL INFORMATION
Applicant: Anthony Cook - Representative
Property Owner: Riviera Ventures LLC
Actions Requested:
The applicant requests a zone change from the existing SMU Suburban Mixed Use District to
SMU-PD Suburban Mixed Use District with a Planned Development Overlay and approval
for a General Development Plan and Specific Implementation Plan for 2130-2150 S.
Washburn Street.
Applicable Ordinance Provisions:
The Zoning Ordinance does not establish criteria relative to appropriateness of changing
zoning from one classification to another but relies on the Comprehensive Plan and good
planning principles.
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
2130-2150 S. Washburn Street is currently the location of the Fox World Travel corporate
campus and consists of two structures, on separate lots, totaling approximately 39,000 sq. ft.
along with associated parking areas. The campus is approximately 7.8 acres in size. The
surrounding area has a wide range of commercial, industrial and institutional uses.
Subject Site
Existing Land Use
Zon n
Fox World Travel
SMU
Adjacent Land Use and Zoning
Existing
Uses
10 Year Land Use Recommendation
Zoning
North............._Cemete%Y.._._...._..._......._.._......_.............—.
_.
I
South
—_._..__...
Commercial UsesSMU
...._.......__......._......_......._...._.._.......__ ............_._.......... -_... -..-............. __..... __._..__.._
............. __.
East
._........._ .................._..
I-41
_--....�.. _ ........-_.._.......... ......... __._.._..............
.........
West
Industrial Uses
_—_....... ---._..............
..... ..__- ........ - -..._.—_......... .. __.....
I HI
Comprehensive Plan
Land Use Recommendation
Use Category
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
ANALYSIS
Use/Site Design
The property currently consists of approximately 39,000 sq. ft. of building area. The
applicant is proposing no changes to the existing layout of the building or parking area. The
applicant is proposing to install a new monument sign for the southern building. The zone
change to SMU-PD would allow the applicant to locate the new sign closer to the property
line than current setbacks would allow with approval of a base standard modification and
prepare the property for future modifications of the site design.
The proposed use is a permitted use within the SMU Suburban Mixed -Use District and is
consistent with the commercial recommendation in the 10 and 20 -year Comprehensive Plan
Land Use Maps.
Access/Parking
The site will continue to use two existing access points along S. Washburn Street. During the
applicant's recent renovation of the site approximately 1/3 of the asphalt area on the northern
lot was removed. The buildings can accommodate 295 employees when at full capacity for
training. The site currently has 193 parking stalls.
Sioage
A detailed sign plan has been submitted. The applicant is proposing to place a new 8' tall 56
sq. ft. monument sign 6'6" from the front property line. The applicant is requesting a base
standard modification for the sign setback as they believe it would be detrimental to the
business to remove existing parking spaces in order to locate the proposed sign at the
required 25' front setback.
Landscaping
The applicant is proposing additional landscaping around the new monument sign.
2130-2150 S. Washburn Rezone & GDP/SIP
Storm Water Management
No changes are proposed to the current storm water management plan.
Building Elevations
No building changes proposed.
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 supports the zone change from SMU to SMU-PD. The applicant has made significant
investment into the area and created a corporate campus environment. Staff agrees with the
applicant that loss of existing parking space would have a detrimental effect on the property.
2130-2150 S. Washburn Rezone & GDP/SIP 3
S. Washburn Street has approximately 25' between the street pavement edge and property
line, reduction of the required 25' sign setback to 6'6" should not have a negative impact.
The proposed sign will still be over 31' from pavement edge and will be located outside of
the required vision triangle. Staff recommends approval of the zone change from Suburban
Mixed Use to Suburban Mixed Use with a Planned Development Overlay and approval of
the Planned Development for a General Development Plan and Specific Implementation
Plan, with the findings listed above for the development as proposed with the following
condition:
1. Base Standard Modification from the required 25' sign setback to 6'6" for the proposed
monument sign.
2. Landscaping around all sides of proposed monument sign shall be approved by the
Department of Community Development.
The Plan Commission approved of the zone change, general development plan and specific
implementation plan as requested with conditions noted. The following is the Plan
Commission's discussion on this item.
Mr. Lyons presented the item and reviewed the site and surrounding area as well as the land use
and zoning classifications in this area. He stated the applicant is proposing no changes to the
existing layout of the building or parking area but is proposing to install a new monument sign
for the southern building. He explained the zone change to SMU-PD would allow the applicant
to locate the new sign closer to the property line than current setbacks would allow with
approval of a base standard modification and prepare the property for future modifications
of the site design. Mr. Lyons stated during the applicant's recent renovation of the site
approximately 1/3 of the asphalt area on the northern lot was removed. The buildings can
accommodate 295 employees when at full capacity for training. The site currently has 193
parking stalls and if more parking stall were removed to accommodate the sign, the applicant
feels it would be detrimental to their business.
Anthony Cook with C.R. Meyer, applicant, stated some of the parking lot was removed to
provide a better look for the building from the Highway 41 corridor. If the sign was placed at the
25' set back, even more parking would need to be removed.
Motion by Bowen to approve a zone change from SMU Suburban Mixed Use District to SMU-PD
Suburban Mixed Use District with Planned Development Overlay and approval for a General
Development Plan and Specific Implementation plan for property located at 2130-2150 S. Washburn Street
with the following conditions for the general development plan:
1. Base Standard Modification from the required 25' sign setback to 6'6" for the proposed
monument sign.
2. Landscaping around all sides of proposed monument sign shall be approved by the Department
of Community Development.
Seconded by Vajgrt. Motion carried 9-0.
2130-2150 S. Washburn Rezone & GDP/SIP
SUBMtrTO0,A% :
City Of Oshkosh Dept. of Community Development
215 Church Ave:, P.O. Box 1130
Cit°I Planned Development Application OshkoshI420t236-1
Oshkosh
For General Development Plan or Specific Implementation Pian
"PLEASE TYPE OR PRINT USING BLACK INK'"
APPLICANT INFORMATION
Petitioner: ANTHONY COOK Date: 12/4/2017
Petitioner's Address: 890 W. 20TH AVE.
Telephone It: ( 920) 230-3350 Fax: (
City: OSHKOSH State: WI Zip: 54903
Other Contact # or Email: tcook@crmeyer:com
Status of Petifioner (Please Check);OwnerX, Representative ❑ Tenant D Prospective Buyer /
Petitioner's Signature (required):�4W
1 ' �� Date, f f f
OWNER INFORMATION
Owner(s): RIVIERA VENTURES LLC Date: 12/4/2017
Owner(s) Address: 3762CANDLISH HARBOR LN. City: OSHKOSH State: WI Zip: 54902
Telephone It: ( 920 ) 236-8047 Fax: (
Other Contact # or Email: DJUEDES@FOXWORLDTRAVEL.COM
Ownership Status (Please Cheek): ❑.Individual Q Trust D Partnership X Corporation
Property Owner Consent: (required)
By signature hereon, 1/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 Owner's Signature: Gam/ Dote: f ? "~�
TYPE OF REQUEST:
R General Development Plan (GDP) 11 General Development Plan (GDP) Amendment
0 Specific Implementation Plan (SIP) ❑ Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed. Project; 2130 S. WASHBURN, 2150 S. WASHRUBN, UNKNOWN # S. WASHBURN
Proposed Project Type: OFFICE / BUSINESS.
Current Use of Property: OFFICE] BUSINESS. Zoning: SMU-PD
Land Uses Surrounding Your Site: North: I -INSTITUTIONAL DISTRICT (CEMETARY)
South: SMU (AUTOMOTIVE TIRE SERVICE)
East ROAD RIGHT OF WAY (HWY 41) -Across HWY is SMU-PD
West, HI (MANUFACTURING)
> it is recommended that the applicant meet with Planning $ervices staff prior to submittal to discuss the proposal.
> Application fees are due of time of submittal. Make check payable to City of Oshkosh.
Y Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE
For more information please visit the City's website at www.ci.oshkosh.wi,us/Community_Doveiopment/Planning.htm
Staff !' '� Dafe Recd{�� l
Page 5
SUBMITTAL REQUIREMENTS - Must accompany the application to be complete.
The following information must be provided in order for the application to be considered complete and able to
be scheduled for Plan Commission Review. Please use the checklist below to determine the required information
to be submitted at the time of application. if all information below cannot be provided at the time of application,
please request a waiver in writing to the Division's Director or designee.
❑ A General Development Plan (GDP) submittal, per Section 30-387(C)(4), shall include the following Items
(digital files should be submitted):
a A full size (24" X 36") hard copy plan set including the required plans listed below and a digital plan set.
❑ General location map of the subject site depicting:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject property.
• Current zoning of the subject site and abutting properties, and the jurisdiction(s) that maintains that
control.
• A graphic scale and north arrow.
❑ Generalized site plan showing the pattern or proposed land uses, including:
• General size, shape, and arrangement of lots and specific use areas.
• Basic street pattern and pattern of internal drives.
• General site grading plan showing preliminary road grades.
• Basic storm drainage pattern, including proposed on-site stormwater detention.
• General location of recreational and open space areas, including designation of any such areas to
be classified as common open space.
❑ Statistical data, including:
• Minimum lot sizes in the development.
• Approximate areas of all lots.
• Density/intensity of various parts of the development.
• Building coverage.
• Landscaping surface area ratio of all land uses.
• Expected staging.
❑ Conceptual landscaping plan.
❑ General signage plan.
❑ General outline of property owners association, covenants, easements, and deed restrictions.
❑ A written description of the proposed Planned Development, including:
• General project themes and images.
• The general mix of dwelling unit types and/or land uses.
• Approximate residential densities and nonresidential intensities.
• General treatment of natural features.
• General relationship to nearby properties and public streets.
• General relationship of the project to the Comprehensive Plan or other area plans.
• Proposed exceptions from the requirements of the zoning Ordinance.
❑ Traffic impact Analysis (TIA), if deemed necessary by the Director of Planning Services, or designee.
❑ A Specific Implementation Plan (SIP) submittal, per Section 30-387(C)(5), shall include the following items.
Note that the area included In an SIP may be only a portion of the area included in a previously approved GDP
(digital files should be submitted):
❑ A full size (24" X36") hard copy plan set including the required plans listed below and a digital plan set.
❑ An existing conditions map of the subject site depicting the following:
• All lands for which the Planned Development is proposed and other lands within 100 feet of the
boundaries of the subject site.
• Current zoning of the subject property and all abutting properties, and the jurisdictions) that
maintains that control.
Existing utilities and recorded easements.
• All lot dimensions of the subject site.
• A graphic scale and a north arrow.
❑ An SIP map of the proposed site showing at least the following:
Lot layout and the arrangements of buildings.
Public and private roads, driveways, walkways, and parking facilities.
2
Page 6
• Specific treatment and location of recreational and open space areas, including designation of
any such areas to be classified as common open space.
❑ Proposed grading plan,
❑ Specific landscaping plan for the subject site, specifying the location, species, and installation size of
plantings, The landscapingplans shall include a table summarizing all proposed species.
o Architectural plans for any nonresidential buildings, multi -family structures, or building clusters, other than
conventional single-family or two-family homes on individual lots, in sufficient detail to indicate the floor
area, bulk, and visual character of such buildings.
❑ Engineering plans for all water and sewer systems, stormwater systems, roads, parking areas, and
walkways.
❑ Signage plan for the project, including all project identification signs, concepts for public fixtures and signs,
and group development signage themes that may or may not vary from City standards or common
practices,
o Specific written description of the proposed SiP including:
• Specific project themes and images.
• Specific mix of dwelling unit types and/or land uses,
• Specific residential densities and nonresidential intensities as described by dwelling units per acre,
and landscaping surface area ratio and/or other appropriate measures of density and intensify,
• Specific treatment of natural features, including parkland.
• Specific relationship to nearby properties and public streets,
• Statistical data on minimum lot sizes in the development, the precise areas of all development lots
and pads,, density/intensity of variousparts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Pian Commission.
• A statement of rationale as to why PD zoning is proposed. This statement shall list the standard
zoning requirements that, in the applicant's opinion, would inhibit the development project and the
opportunities for community betterment that are available through the proposed PD project.
A complete list of zoning standards that would not be met by the proposed SIP and the location(s)
in which such exceptions/base standard modifications would occur.
• Phasing schedule, if more than one development phase is intended.
❑ Agreements, bylaws, covenants, and other documents relative to the operational regulations of the
development and particularly providing for the permanent preservation and maintenance of common
open areas and. amenities.
❑ A written description that demonstrates how the SIP is consistent with the approved GDP and any and all
differences between the requirements of the approved GDP and the proposed SIP.
I hereby certify that to the best of my knowledge all required application materials are included with this
application, i am aware that failure to submit the required completed application materials may result in denial or
delay of the application request,
Applicant's Signature (required)t Date>
Page 7
December 4, 2017
Fox World Travel
Oshkosh, WI
REZONING PROJECT NARRATIVE
Prepared by: Anthony Cook, AIA
Purpose: The purpose of this narrative is to justify rezoning the property.
Proiect Overview
The Fox World Travel company has invested significant dollars into the existing properties at 2130 and 2150
S. Washburn Street beginning in early 2017. The two adjoining developed properties have been renovated
to create a corporate campus environment. This investment has improved the business operation both
internally and externally with added capacity, efficiency, and improved property aesthetics for employees and
the public.
A portion of this project included removing approximately one third of the existing asphalt parking area. The
removed asphalt parking was located between the existing buildings and Highway 41. The reason for the
removal of this paving was to improve the aesthetics of the property from the Highway 41 Corridor.
The next project for this corporate campus entails the installation of signage for the property, The last sign to
be Installed will be off S. Washburn Street to direct the public to the property. This sign is the main reason
we desire to rezone the property as SMU-PD. The current zoning is SMU which requires the signage to be
placed inside the footprint of the existing parking lot to meet setback requirements. This is undesirable for
two reasons. 1.) The public needs to readily seethe signage white traveling on S. Washburn Street, and 2.)
The property cannot afford to lose any additional parking stalls. This is especially true after removing the
asphalt along the Highway 41 Corridor as described above. The desire is to have the signage at the
southern property entrance on the west side and have a setback of 6'-6" from the property line. This allows
enough space around the sign to provide for landscaping on all 4 sides. This setback also allows drivers
from the south to see the sign soon enough to safely make the turn into the entrance drive intended for
public use. Refer to proposed sign placement drawing 0200.
Employee / Parking Summary (with buildings at 100% capacity)
The following is a table summarizing the employee counts in the existing buildings.
Address Work Stations Training Seats Total Employees
2130 S. Washburn 115 66 181
2150 S. Washburn 98 16 114
Total Employees at both buildings: 213 82 295
Total parking available: 193 stalls (including accessible spaces)
Summary
The buildings accommodate 295 total employees at full capacity and the parking available is 193 stalls. We
would like to rezone the property SMU-PD to allow flexibility in the required signage setback on S. Washburn
Street, see attached drawing, Our goal with this rezoning is to keep all the existing and necessary parking
stalls. Additionally,. the SMU-PD zoning for all (3) parcels would be desired to allow expansion of the
corporate campus for all parcels under the same zoning requirements.
AJC
895 w 20th Avenue / PO Bax 2157 /Oshkosh wl 54903-2157/920,235.3350/FX920.235,3419/crmeyer.com
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GDP/SIP/REZONE
2130-2150 S WASHBURN ST
PC:01-02-18
KYEONG LYNN WOCHINSKE TRUST
1981 HAWTIIORNE HEIGHTS DR
DE PERE WI 54115
RIVIERA VENTURES LLC
3762 CANDLISH HARBOR LN
OSHKOSH WI 54902
ELLEN WOOD CEMETERY
ASSOCIATION
2520 WITZEL AVE A
OSHKOSH WI 54904
CURWOOD INC
PO BOX 2968
OSHKOSH WI 54903
ANTHONY COOK
895 W 20TH AVE
OSHKOSH WI 54903
Page 11
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City of Oshkosh maps and data are intended to be used for general identification purposes only, and
the City of Oshkosh assumes no liability for the accuracy of the information. Those using the
information are responsible for verifying accuracy. For full disclaimer please go to
www.ci.oshkosh.wi.us/GlSdisclaimer
:1-10
N
1 in=0.05 mi
1 in = 250 ft
A A
Printing Date: 12/19/2017 VV
Oshkosh
Prepared by: City of Oshkosh, WI