HomeMy WebLinkAbout13. 18-72 FEBRUARY 13, 2018 18-72 RESOLUTION
CARRIED 6-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE AMENDMENT TO GENERAL DEVELOPMENT PLAN;
APPROVE SPECIFIC IMPLEMENTATION PLAN FOR AN
INDOOR STORAGE FACILITY AND OUTDOOR DISPLAY; 900 N.
KOELLER STREET (FORMER KMART SITE)
INITIATED BY: AMERCO REAL ESTATE CORPORATION
PLAN COMMISSION RECOMMENDATION: Approved w/conditions
WHEREAS, Council previously approved a General Development Plan for
redevelopment of four parcels including an indoor self-storage facility and multi and
single tenant commercial uses at 900 N. Koeller St.; and
WHEREAS, the applicant would like to amend the previously approved General
Development Plan to create two parcels and redevelop the existing building into 1,000
climate controlled storage units, an approximately 3,000 sq. ft. retail/ office area and
associated outdoor display; and
WHEREAS, the Plan Commission finds that this amendment to create two parcels
and redevelop the existing building for an indoor storage facility and outdoor display to
the previously approved general development plan and specific implementation plan at
900 N. Koeller Street, 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 the amendment request to create two parcels and redevelop the existing
building for an indoor storage facility and outdoor display for an indoor storage facility
and outdoor display to the previously approved general development plan at 900 N.
Koeller Street and the Specific Implementation Plan for said development, per the
attached, is hereby approved with the following conditions:
FEBRUARY 13, 2018 18-72 RESOLUTION
CONT'D
1. Approval of a Certified Survey Map (CSM) showing the proposed two lot
configuration.
2. Cross access easements provided between Lot 1 and 2.
3. Vehicle access restriction placed along the entire street frontages of Lot 2.
4. Full closure of the western most driveway on Robin Avenue per Department of
Public Works standards.
5. Deliveries shall be limited to straight trucks only.
6. If Lot 2 has not been developed within 3 years all asphalt shall be removed and
the area return to a vegetative state.
7. A minimum of 4 bicycle spaces/bike rack as required by Section 30-175(R).
8. On-site pedestrian connection/walks required from public sidewalks through and
around parking areas to the building entries per Section 30-173(E).
9. Positive drainage provided for Lot 2 per Department of Public Works standards.
10. Front vehicle display area limited to pick-up trucks and vans only.
11. No outdoor storage allowed outside of the designated vehicle display and
vehicle shunting areas.
12. A code compliant lighting plan submitted and approved as part of the Site Plan
Review process.
13. Final storm water and utility plans approved as part of the Site Plan Review
process.
14. Outlot 1 will provide 700 points of street frontage landscaping with 50% devoted
to tall trees and 30% devoted to medium trees.
15. Two additional evenly spaced low deciduous trees placed in the shunting
landscaping island.
16. Four additional tall deciduous trees along the south property line.
17. Final landscaping plan approval by the Department of Community
Development.
18. No freestanding signage allowed for Lot 2.
19. Pylon sign located on Lot 1 will provide a minimum 50 sq. ft. tenant panel for Lot
2.
20. Copy of the approved Notice of Intent of the Department of Natural Resources.
21. Base standard modification to permit 746 sq. ft. of wall signage.
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning Services
DATE: February 7, 2018
RE: Approve Amendment to General Development Plan; Approve Specific
Implementation Plan for an Indoor Storage Facility and Outdoor Display; 900 N.
Koeller Street (PC recommends approval)
BACKGROUND
The subject area consists of one parcel, approximately 10.75 acres in size, located at the southeast
corner of N. Koeller Street and Robin Avenue. The subject area currently contains a vacant
commercial building, approximately 104,000 square feet in size, associated front yard surface
parking facilities and site signage. Prior land uses on the subject site included the former K -Mart
and Sears Grand retail establishments. The surrounding area consists of multiple -family
residential and institutional uses to the north, multiple -family residential to the east, multiple -
family residential and commercial to the south, and public right-of-way and Interstate 41 to the
west. The 10 and 20 Year Comprehensive Land Use Plans both recommend commercial use for
the subject area.
The proposed development consists of two lots. Proposed lot 2 would be approximately
74,164 sq. ft. (1.70 acres) and lot 1 which consists of the remaining approximately 394,057 sq. ft.
(9.05 acres). U -Haul is planning to develop the existing 104,000 sq. ft. building into
approximately 1,000 climate controlled storage units, an approximately 3,000 sq. ft. retail /
office area and associated outdoor display of vehicles, trailer and etc. No specific uses are
identified for Lot 2 at this time, but the parcel will be subject to the standard of the SMU-PD
district and will require its own Specific Implementation Plan approval once a development is
proposed.
ANALYSIS
The proposed Development Plan is designed to function as a single campus -like commercial
development which would be redeveloped over time. The proposed Development Plan
depicts shared access driveways, internal drive aisles, vehicle display, vehicle shunting and
surface parking lots. Cross access agreements will be required between lots contained within
the development area to enable site access and internal circulation between parcels.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
The proposed development area depicts a surface parking lot containing 21 parking spaces,
this would exceed the zoning code requirement of 15 spaces. The site plan indicates removal
of existing hardscape and will add additional landscaping to the site. The current site is near
100% impervious. The amount of impervious surface currently on the development area
would be reduced in conjunction with the proposed development; however, the SMU District
permits up to 70% of impervious surface lot coverage. The removal of approximately 43,962
sq. ft. (1.01 acres) of existing hard surface and additional landscaping should soften the overall
feel of the site. The specific areas which will be converted to green spaces will be outlined in
the landscaping section below.
The proposed site plan indicates several areas where existing hard surface will be removed
and replaced with green space / landscaping. The applicant is proposing to remove a 12' strip
of asphalt around Lot 2 and replace it with a 12' landscaping strip. The landscaping strip
would consist of a mixture of various shrubs. It is staff's recommendation that the perimeter
of Lot 2 along N. Koeller Street and Robin Avenue be landscaped in accordance with the street
frontage landscaping requirements of the zoning code. The code requires 100 points per 100'
of frontage, of which 50% must be devoted to tall trees and 30% to medium trees. Lot 2 has
approximately 700' of street frontage and should provide 700 points of street frontage
landscaping with the correct amount devoted to tall and medium trees.
The applicant is proposing to remove a 30' wide strip of asphalt in front of the vehicle display
area. This area would then consist of a mixture of bushes and trees. The plan indicates 27
shrubs, 6 tall deciduous and 1 low deciduous tree. The plan indicates 12 vehicle display spots
behind the landscaping island. The applicant has expressed that this area would be reserved
for display of vans and pickup trucks only. Staff recommends a condition be placed to ensure
these are the only types of vehicles allowed to be displayed in this area. It is the staff's opinion
the provided landscaping in conjunction with limited types of vehicles allowed to be display
should provide a sufficient buffer for the vehicle display area.
The applicant is proposing to remove a 30' asphalt strip along Robin Avenue. This area would
consist of grass and 8 tall deciduous trees. Staff feels this will be a benefit to the site as it
reduces the nonconformity of the total impervious surface and the additional landscaping will
aid in softening the overall appearance of the site.
The proposed site plan indicates a vehicle shunting area. This area is used for the storage of
rental vehicles. Each lane is specific to a different type of vehicle for rent. The applicant is
proposing to remove a 12' wide strip of asphalt along the entire shunting area. This
landscaping area would consist of 2 low deciduous trees and 52 shrubs. Staff recommends two
additional evenly spaced low deciduous trees be added to aid in breaking up the massing of
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
the shunting area. The current plan indicates 46 of the shrubs in this area would be of a single
species. Staff would like to see more variety of plantings used. Staff also recommends the final
landscaping plan be conditioned for approval by the Department of Community
Development.
The final landscape area to be modified is along the south east corner of site. The applicant is
proposing to remove approximately 30' strip of asphalt along the N. Koeller Street and
approximately 25' along the southern property line. The plan indicates approximately 400
linear feet of asphalt will be removed along the southern property line. This is the only area on
the site where new curbing is currently being proposed. This area is proposed to consist of 4
tall deciduous trees (3 along N. Koller Street and 1 along the south property line) and a variety
of shrubs. Staff is recommending 4 additional tall deciduous trees be placed along the south
property line to aid in softening the view of the shunting area from the south. The area
immediately north of this area is being design for snow storage. The landscaping area and the
provided curbing should help to minimize the runoff of melting snow into Sawyer Creek.
Overall, the additional landscaping areas should help soften a site that is presently close to
100% impervious surface and has little to no landscaping. It is the staff's opinion that the
proposed landscaping areas in conjunction with the proposed recommendations should
adequately buffer the vehicle display area and rental shunting area, while still providing
enough visibility and brand identification for the applicant needs. Staff would like to note that
the landscape plan does include a species listed as "use sparingly" and would encourage the
applicant to consider other options.
The petitioner has proposed to remove the existing pylon sign and construct a new 40' tall
pylon sign. This would be a 5' reduction from the existing 45' pylon sign. The 40' sign height
would be permitted as the code allows a sign to exceed the maximum allowed 35' height by
increasing the sign setback. The proposed sign is located 55' from the west property line. The
proposed plans indicate the pylon sign would be 400 sq. ft., which would be the maximum
size allowed in the SMU district. It is the staff's opinion that the proposed free standing sign
should include space for a tenant panel for proposed Lot 2 and that Lot 2 shall not be
permitted a freestanding identification sign. Staff recommends a minimum of 50 sq. ft. be
reserved for Lot 2. In order to achieve this requirement U -Haul will need to reduce the size of
its proposed sign in order to accommodate the tenant space. It is the staff's opinion that 400
sq. ft. is more than sufficient to accommodate the needs of both U -Haul and a future Lot 2
tenant.
The plans provided indicate a total of 746 sq. ft. of wall signage. This consists of two 18'x 8'
lifestyle banners, 212 sq. ft. garage door sign and 246 sq. ft. "Your Storage Place". The
proposed wall signage exceeds the maximum allowed 450 sq. ft. code allotment. Staff is
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
recommending a base standard modification be granted in order to permit the 746 sq. ft.
indicated on the plans. Staff supports the BSM as the majority of the signage is graphics /
trade dress and not text in nature. The building is setback approximately 400' from the
property line. Staff believes the large building setback in conjunction with building fagade
renovations and nature of the signage should not have a detrimental impact on the
surrounding area. Wall signage for Lot 2 will need to comply with the SMU district standards.
Finally, the petitioner has proposed several building facade renovations. The applicant is
proposing facade enhancements on the north and south ends of the primary building fagade.
The applicant is proposing to add an approximate 30' tall by 40' wide "tower' element to each
end. The applicant is also proposing to enhance the primary customer entrance by
incorporating a 40' tall by 155' wide facade addition. This enhancement would give the front
facade the impression of a two story structure. Staff feels the proposed facade enhancements
will create a more diversified roofline than the current structure and help give the building
more character. The staff supports use of the vertical and horizontal articulations the applicant
is proposing through the use of varied colors and materials.
FISCAL IMPA
Improvements proposed to add the storage units and fagade upgrades should add additional
assessed property value to the site as will the creation of an additional buildable outlot. Other
general retailers in the area should through additional customer trips to the development.
RECOMMENDATION
The Plan Commission recommended approval of the zone change at its February 6, 2018
meeting.
Respectfully Submitted,
larryn /Bu 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: PLANNED DEVELOPMENT FOR AN AMENDED GENERAL DEVELOPMENT
PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR AN INDOOR
STORAGE FACILITY/OUTDOOR DISPLAY LOCATED AT 900 N. KOELLER
STREET
Plan Commission meeting of February 6, 2018.
GENERAL INFORMATION
Applicant: Alliance Construction and Design,Inc.
Property Owner: Amerco Real Estate Corporation
Action(s) Requested:
The petitioner requests approval of an amended General Development Plan and Specific
Implementation Plan to allow for redevelopment at 900 N. Koeller Street for an indoor storage
facility/outdoor display.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Type:
The subject area consists of one parcel, approximately 10.75 acres in size, located at the southeast
coiner of N. KoelIer Street and Robin Avenue. The subject area currently contains a vacant
commercial building, approximately 104,000 square feet in size, associated surface parking
facilities and site signage. Prior land uses on the subject site included the former K-Mart and
Sears Grand retail establishments. The surrounding area consists of multiple-family residential
and institutional uses to the north,multiple-family residential to the east,multiple-family
residential and commercial to the south, and public right-of-way and Interstate 41 to the west.
The 10 and 20 Year Comprehensive Land Use Plans both recommend commercial use for the
subject area.
Subject Site
Existing Lcrnrl Use Zostin
Vacant Commercial SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoitiat
North _Multiple-Family Residential&Institutional MR-20 and I-PD
South Commercial and Multiple-Family Residential SMU and MR-20
East Multiple-Family Residential _ _ MR-20
West I Public Right-of-Way/Interstate 41 SMU
Comprehensive Plan Land Use Recommendation Land Use
10 Year & 20 Year Land Use Recommendation Commercial
ANALYSIS
Use
The proposed development consists of two lots. Proposed lot 2 would be approximately 74,164
sq. ft. (1.70 acres) and lot 1 which consists of the remaining approximately 394,057 sq. ft. (9.05
acres). U -Haul is planning to develop the existing 104,000 sq. ft. building into approximately
1,000 climate controlled storage units, an approximately 3,000 sq. ft. retail / office area and
associated outdoor display of vehicles, trailer and etc. No specific uses are identified for Lot 2 at
this time, but the parcel will be subject to the standard of the SMU-PD district and will require its
own Specific Implementation Plan approval once a development is proposed.
Site Design/Access
The proposed Development Plan is designed to function as a single campus -like commercial
development which would be redeveloped over time. The proposed Development Plan depicts
shared access driveways, internal drive aisles, vehicle display, vehicle shunting and surface
parking lots. Cross access agreements will be required between lots contained within the
development area to enable site access and internal circulation between parcels.
Proposed vehicular access to the development area is provided by four shared driveways which
is two less than what currently serves the development area. The two access driveways on N.
Koeller Street will remain in their existing locations. The westernmost access driveway on Robin
Avenue would be closed and restored to City standards. The middle access drive along Robin
Avenue will remain in its existing location. The easternmost two access drives along Robin
Avenue would be redeveloped into a single class III driveway. This drive access will be used for
truck deliveries related to the retail / office component of the development. Staff is
recommending the development be limited to straight truck deliveries only.
The proposed development area depicts a surface parking lot containing 21 parking spaces, this
would exceed the zoning code requirement of 15 spaces. The site plan indicates removal of
existing hardscape and will add additional landscaping to the site. The current site is near 100%
impervious. The amount of impervious surface currently on the development area would be
reduced in conjunction with the proposed development; however, the SMU District permits up to
70% of impervious surface lot coverage. The removal of approximately 43,962 sq. ft. (1.01 acres) of
existing hard surface and additional landscaping should soften the overall feel of the site. The
specific areas which will be converted to green spaces will be outlined in the landscaping section
below.
The staff suggests a condition be place on the development requiring the completion of a CSM to
create the proposed lot configuration. It is staff recommendation that cross access easements be
placed between the proposed Lots 1 and 2. Staff also recommends that a vehicle access restriction
be place along the entire street frontages for N. Koeller Street and Robin Avenue of lot 2. It
ITEM: PD 900 N. Koeller St
would not be possible for a driveway servicing outlot 1 to meet the access control ordinance
requirements found in Chapter 25 of the Municipal Code.
Staff feels the proposed site design and access is consistent with nearby commercial retail centers
along the Interstate 41 Corridor which have redeveloped over time in a similar manner. With
that being said, pedestrian access to the development area is not depicted on proposed plans and
will be required to meet code requirements and be reviewed as part of final Site Plan Review.
Storm Water Management/Utilities
Storm water management plans have been provided at this time. The applicant is not proposing
any significant storm water alterations to the existing site. The applicant has been made aware
that a cumulative disturbance of 20,000 sq. ft. of impervious areas will trigger water quality
requirements for the site and has provided an initial storm water management report. Final
storm water management plans and report approval by Department of Public Works will be
required for any new pavement or curbed areas during the Site Plan Review. Department of
Public works has also indicated that a Notice of Intent from the Department of Natural Resources
will be required for the project.
Landscaping
The proposed site plan indicates several areas where existing hard surface will be removed and
replaced with green space / landscaping. The applicant is proposing to remove a 12' strip of
asphalt around Lot 2 and replace it with a 12' landscaping strip. The landscaping strip would
consist of a mixture of various shrubs. It is staff's recommendation that the perimeter of Lot 2
along N. Koeller Street and Robin Avenue be landscaped in accordance with the street frontage
landscaping requirements of the zoning code. The code requires 100 points per 100' of frontage,
of which 50% must be devoted to tall trees and 30% to medium trees. Lot 2 has approximately
700' of street frontage and should provide 700 points of street frontage landscaping with the
correct amount devoted to tall and medium trees.
The applicant is proposing to remove a 30' wide strip of asphalt in front of the vehicle display
area. This area would then consist of a mixture of bushes and trees. The plan indicates 27 shrubs,
6 tall deciduous and 1 low deciduous tree. The plan indicates 12 vehicle display spots behind the
landscaping island. The applicant has expressed that this area would be reserved for display of
vans and pickup trucks only. Staff recommends a condition be placed to ensure these are the
only types of vehicles allowed to be displayed in this area. It is the staff's opinion the provided
landscaping in conjunction with limited types of vehicles allowed to be display should provide a
sufficient buffer for the vehicle display area.
The applicant is proposing to remove a 30' asphalt strip along Robin Avenue. This area would
consist of grass and 8 tall deciduous trees. Staff feels this will be a benefit to the site as it reduces
the nonconformity of the total impervious surface and the additional landscaping will aid in
softening the overall appearance of the site.
The proposed site plan indicates a vehicle shunting area. This area is used for the storage of
rental vehicles. Each lane is specific to a different type of vehicle for rent. The applicant is
ITEM: PD 900 N. Koeller St
proposing to remove a 12' wide strip of asphalt along the entire shunting area. This landscaping
area would consist of 2 low deciduous trees and 52 shrubs. Staff recommends two additional
evenly spaced low deciduous trees be added to aid in breaking up the massing of the shunting
area. The current plan indicates 46 of the shrubs in this area would be of a single specifies. Staff
would like to see more variety of plantings used. Staff also recommends the final landscaping
plan be conditioned for approval by the Department of Community Development.
The final landscape area to be modified is along the south east corner of site. The applicant is
proposing to remove approximately 30' strip of asphalt along the N. Koeller Street and
approximately 25' along the southern property line. The plan indicates approximately 400 linear
feet of asphalt will be removed along the southern property line. This is the only area on the site
where new curbing is currently being proposed. This area is proposed to consist of 4 tall
deciduous trees (3 along N. Koller Street and 1 along the south property line) and a variety of
shrubs. Staff is recommending 4 additional tall deciduous trees be placed along the south
property line to aid in softening the view of the shunting area from the south. The area
immediately north of this area is being design for snow storage. The landscaping area and the
provided curbing should help to minimize the runoff of melting snow into Sawyer Creek.
Overall, the additional landscaping areas should help soften a site that is presently close to 100%
impervious surface and has little to no landscaping. It is the staff's opinion that the proposed
landscaping areas in conjunction with the proposed recommendations should adequately buffer
the vehicle display area and rental shunting area, while still providing enough visibility and
brand identification for the applicant needs. Staff would like to note that the landscape plan does
include a species listed as "use sparingly" and would encourage the applicant to consider other
options.
Signage
The petitioner has proposed to remove the existing pylon sign and construct a new 40' tall pylon
sign. This would be a 5' reduction from the existing 45' pylon sign. The 40' sign height would be
permitted as the code allows a sign to exceed the maximum allowed 35' height by increasing the
sign setback. The proposed sign is located 55' from the west property line. The proposed plans
indicate the pylon sign would be 400 sq. ft., which would be the maximum size allowed in the
SMU district. It is the staff's opinion that the proposed free standing sign should include space for
a tenant panel for proposed Lot 2 and that Lot 2 shall not be permitted a freestanding
identification sign. Staff recommends a minimum of 50 sq. ft. be reserved for Lot 2. In order to
achieve this requirement U -Haul will need to reduce the size of its proposed sign in order to
accommodate the tenant space. It is the staff's opinion that 400 sq. ft. is more than sufficient to
accommodate the needs of both U -Haul and a future Lot 2 tenant.
The plans provided indicate a total of 746 sq. ft. of wall signage. This consists of two 18'x 8'
lifestyle banners, 212 sq. ft. garage door sign and 246 sq. ft. "Your Storage Place". The proposed
wall signage exceeds the maximum allowed 450 sq. ft. code allotment. Staff is recommending a
base standard modification be granted in order to permit the 746 sq. ft. indicated on the plans.
Staff supports the BSM as the majority of the signage is graphics / trade dress and not text in
nature. The building is setback approximately 400' from the property line. Staff believes the
ITEM: PD 900 N. Koeller St 4
large building setback in conjunction with building facade renovations and nature of the signage
should not have a detrimental impact on the surrounding area. Wall signage for Lot 2 will need
to comply with the SMU district standards.
Site Lighting
A photometric plan has been provided by the applicant. The plan is not in compliance with the
ordinance standards as areas exceed the maximum allowed 0.50 foot-candles along the property
line. A code compliant lighting plan will be required during the Site Plan Review process.
Building Facades
Finally, the petitioner has proposed several building fagade renovations. The applicant is
proposing facade enhancements on the north and south ends of the primary building fagade. The
applicant is proposing to add an approximate 30' tall by 40' wide "tower" element to each end.
The applicant is also proposing to enhance the primary customer entrance by incorporating a 40'
tall by 155' wide fagade addition. This enhancement would give the front facade the impression
of a two story structure. Staff feels the proposed fagade enhancements will create a more
diversion roofline than the current structure and help give the building more character. The staff
supports use of the vertical and horizontal articulations the applicant is proposing through the
use a varied colors and materials.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the 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.
ITEM. • PD 900 N. Koeller St 5
(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 amended General Development Plan and Specific
Implementation Plan and the findings listed above and the proposed following conditions:
1. Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration.
2. Cross access easements provided between Lot 1 and 2.
3. Vehicle access restriction placed along the entire street frontages of Lot 2.
4. Full closure of the western most driveway on Robin Avenue per Department of Public
Works standards.
5. Deliveries shall be limited to straight trucks only.
6. If Lot 2 has not been developed within 3 years all asphalt shall be removed and the area
return to a vegetative state.
7. A minimum of 4 bicycle spaces/ bike rack as required by Section 30-175(R).
8. On-site pedestrian connection/walks required from public sidewalks through and around
parking areas to the building entries per Section 30-173(E).
9. Positive drainage provided for Lot 2 per Department of Public Works standards.
10. Front vehicle display area limited to pick-up trucks and vans only.
11. No outdoor storage allowed outside of the designated vehicle display and vehicle
shunting areas.
12. A code compliant lighting plan submitted and approved as part of the Site Plan Review
process.
13. Final storm water and utility plans approved as part of the Site Plan Review process.
14. Outlot 1 will provide 700 points of street frontage landscaping with 50% devoted to tall
trees and 30% devoted to medium trees.
15. Two additional evenly spaced low deciduous trees placed in the shunting landscaping
island.
16. Four additional tall deciduous trees along the south property line.
17. Final landscaping plan approval by the Department of Community Development.
18. No freestanding signage allowed for Lot 2.
19. Pylon sign located on Lot 1 will provide a minimum 50 sq. ft. tenant panel for Lot 2.
20. Copy of the approved Notice of Intent of the Department of Natural Resources.
21. Base standard modification to permit 746 sq. ft. of wall signage.
ITEM. • PD 900 N. Koeller St
The Plan Commission approved of the amended General Development Plan and Specific
Implementation Plan with conditions noted. The following is the Plan Commission's discussion
on this item.
Mr. Borsuk inquired about the stormwater management plan and if there should be a condition to
show the location of the stormwater management on the site plan, once the threshold is reached
of 20,000 square feet of new concrete.
Mr. Gohde stated the threshold of 20,000 square feet is for impervious disturbed pavement. Any
new surface laid down would need to meet the 40% control. He stated the Plan Commission
would not need to add a condition since these standards are part of State Code and would be
evaluated by staff during site plan review.
Mr. Borsuk inquired where the refuse storage was located on site and if there are any above
ground storage tanks.
Mr. Lyons responded there are no above ground storage tanks. The refuse storage is located
behind the northeast corner of the building.
Mr. Hinz inquired if the 400 sq. ft. pylon sign included the 50 sq. ft. reserved for future signage
for Lot 2.
Mr. Lyons confirmed the 50 sq. ft. of signage reserved for Lot 2 is included in the 400 sq. ft. pylon
sign on Lot 1.
Ms. Propp questioned where the snow would drain when pushed to the southwest corner of the
lot.
Mr. Gohde responded the site has numerous inlets where water would drain. He stated an issue
the site currently has is snow being pushed over the bank into Sawyer Creek. Installing a curb
and landscaping will not allow snow to be piled into Sawyer Creek.
Mr. Cummings arrived at 4:48 PM.
Mr. Borsuk stated he would like to see more landscaping and possibly arborvitae to screen the
shunting area.
Mr. Burich stated the intention of the proposed landscaping around the shunting area is to add
elements to break up the mass of the vehicles, not necessarily to create a wall.
Ms. Propp stated the applicants have come a long way from the initial request and stated she is
ready to support it as proposed. Ms. Propp was not in favor of screening the shunting area
because the vehicles help promote the business.
ITEM: PD 900 N. Koeller St
Motion by Propp to approve the amended General Development Plan and Specific Implementation Plan
for an indoor storage facility/ outdoor display located at 900 N. Koeller Street with the following
conditions:
1. Approval of a Certified Survey Map (CSM) showing the proposed two lot configuration.
2. Cross access easements provided between Lot 1 and 2.
3. Vehicle access restriction placed along the entire street frontages of Lot 2.
4. Full closure of the western most driveway on Robin Avenue per Department of Public Works
standards.
5. Deliveries shall be limited to straight trucks only.
6. If Lot 2 has not been developed within 3 years all asphalt shall be removed and the area return to a
vegetative state.
7. A minimum of 4 bicycle spaces/ bike rack as required by Section 30-175(R).
8. On-site pedestrian connection/walks required from public sidewalks through and around parking
areas to the building entries per Section 30-173(E).
9. Positive drainage provided for Lot 2 per Department of Public Works standards.
10. Front vehicle display area limited to pick-up trucks and vans only.
11. No outdoor storage allowed outside of the designated vehicle display and vehicle shunting areas.
12. A code compliant lighting plan submitted and approved as part of the Site Plan Review process.
13. Final storm water and utility plans approved as part of the Site Plan Review process.
14. Outlot 1 will provide 700 points of street frontage landscaping with 50% devoted to tall trees and
30% devoted to medium trees.
15. Two additional evenly spaced low deciduous trees placed in the shunting landscaping island.
16. Four additional tall deciduous trees along the south property line.
17. Final landscaping plan approval by the Department of Community Development.
18. No freestanding signage allowed for Lot 2.
19. Pylon sign located on Lot 1 will provide a minimum 50 sq. ft. tenant panel for Lot 2.
20. Copy of the approved Notice of Intent of the Department of Natural Resources.
21. Base standard modification to permit 746 sq. ft. of wall signage.
Seconded by Vajgrt. Motion carried 9-0.
ITEM: PD 900 N. Koeller St
SUBMITTO:
City of Oshkosh Dept. of Community Development
'a %215 Chvrch Ave., P.O. Box 1130
of Oshkosh, WI 54901
Oshkosh Planned Development Application
City
PHONE: (920)2365059
For General Development Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner. Alliance Construction and Design Inc. Date: 12/29/17
Petitioner's Address: 1050 Broadway Street City: Greenleaf State: WI Zip: 54180
Telephone #: ( 920) 336-3400 Fax: ( 920) ,336-3401 Other Contact # or Email: mark, rta_alkancebuilds.com
Status of Petitioner (Please Check): c Owner ix �RepresQ ative o Tenant 0 Prospective Buyer
Petitioner's Signature (required): {� Date: 12/29117
OWNER INFORMATION
Owner(s): Americo Real Estate Corporation Date-, 12/2917
Owner(s) Address: 2727 N. Central Ave 4500 City: Phoenix State: AZZ _ Zip: 85004
Telephone #: ( 414) 403-1728 Fax: (
Other Contact # or Email: justin_kaminski@uhaul.com
Ownership Status (Please Check): Q Individual 0 Trust 0 Partnership ix Corporation
Property Owner Consent: (required)
By signature hereon, l/We acknowledge that
upon the property to inspect or gather other
meeting dates are tentative and may be go<
administrative reasons.
Property Owner's Signatu zK
TYPE OF REQUEST:
O General Day pment Plan (GDP)
® Specific Implementation Plan (SIP)
SITE INFORMATION
id/or employees may, In the performance of their functions, enter
Nary to process this application. I also understand that all
Planning Services Division for incomplete submissions or other
Date: 12/29/17
13 General Development Plan (GDP) Amendment
CI Specific Implementation Plan (SIP) Amendment
Address/Location of Proposed Project: 900 N. Koeller Street
Proposed Project Type: Multi use redevelopment of parcel
Current Use of Property: Vacant big box store w/ surface parking Zoning:
Land Uses Surrounding Your Site: North: C2 R4
South: C2 C3 R4
East: R3
West: Hwy 41, Koeller street ROW
It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal,
Application fees are due at 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.cl.oshkosh.wi.us/Community_Development/Planning.him
Staff Date Rec'd
Page 7
900 N. Koeller SIP Written Description.
February 1, 2018
Alliance Construction in conjunction with U -Haul, submit a Specific Implementation Pian for the
property at 900 N. Koeller Street for purposes of requesting a zoning change from existing SMU
Suburban Mixed Use to SMU-PD Mixed Use District with inclusion of Planned Development Overlay. A
GDP for the area was approved by Common Council in March 2017.
The subject property is currently a 10.76 acre commercial parcel containing a vacant commercial
building, the former Kmart and Sears Grand stores. Land use will be similar to the GDP, insofar that the
main focus of the development will be to redevelop the existing building infrastructure on site,
landscape and improve existing surface lot conditions, and allow for future outlot development on the
site.
The site currently has a 103,990 square foot, single story brick and concrete block building. The former
retail building shall be repurposed into a U -Haul climate controlled storage facility with commercial
storage/moving services offered by U -Haul Staff. Images attached show the refurbished look of the one
story building. Additionally, the site will add landscaping throughout the property, especially near street
and creek edges. In total, 103,990 square feet of floor are encompassing the project at this stage,
totaling 22.2% FAR throughout the site. For the singular U -Haul parcel the FAR results in 26.4%.
This development seeks to add more natural environment touches to the site, with allowing for
development to integrate into the built environment. Existing conditions has nearly 100% impervious
surface throughout the single parcel. The only existing green space is along Sawyer Creek. The proposed
SIP will maintain and grow the existing green buffer which exists at Sawyer Creek. Curbing and a
landscaped green buffer will encompass the southeast corner of the site at the intersection of Sawyer
Creek and North Koeller Avenue. Additional green buffers will be restored to green space in the U -Haul
lot. Along the eastern edge of the property, additional green space will be added at the edge of the
pavement, increasing the buffer between the built environment and the existing building. The outlot
situated in the northwest corner of the SIP will have a landscaped perimeter. The development timeline
for this area is subject to market conditions. Once the outlot areas are developed, a new storm water
and landscaping plan will be needed to reflect the newly built environment.
The surrounding area consists of multi -family residential and institutional uses to the north, multi-
family to the east, and multi -family and commercial to the south. To the west, public right of way and
Interstate 41 parallel the property. Two vehicular entrances currently exist off N Koeller, as well as four
existing entrances to the front and rear of the existing building along Robin Avenue. This proposal
recognizes that number is too high along Robin and will remove two of the entrances, replacing with
additional green space. The proposed outlot in the northwest corner of the property will allow a future
setting of corner at the existing block layout, similar to conditions at Taft and Lombard, Avenues. U -Haul
seeks to have angled parking between the green space buffer and the landscaped shunting area. This
Page 8
area will feature U -Haul's truck, cargo van, and pickup selection in a similar fashion to other automotive
firms along Interstate 41, like Bergstrom Automotive.
Statistical Data:
Entire SIP
468,221 sq. ft.
Lot 1:
Size of Lot: 394,057 sf
Size of Building (Existing): 103,990 sf
Total Building Size: 103,990 sf
Outlot 1:
Size of Lot: 74,164 sf
Future Building Sizes to be determined by market conditions
Lot to have new grass landscaped perimeter area until future development.
PD rezoning is requested to best utilize existing conditions of the underused lot and allow for future
commercial multi use expansion within the development. This proposal best utilizes existing conditions
and reinvests into the blighted lot. Rezone requests allowing interpretation of 20,000 square foot storm
water threshold to be interpreted to areas in which U -Haul will be repurposing the surface lot to better
break up the lot with natural touches.
We do feel this redevelopment and SIP request will be a substantial benefit for the City of Oshkosh.
Communities across the country are facing the challenges associated with big box stores closing, leaving
underused and blighted infrastructure just like this former Kmart store front. Repurposed uses for big
box stores, with large surface lots, located on larger lots in cities have been low. However, these
forgotten structures have been able to find reinvigoration through self -storage units and commercial
uses associated with self -storage.
As the retail landscape has thinned the herd of potential retail stores, particularly big box stores, the
self -storage industry has continued to grow through the years. Market conditions have spurred self -
storage growth in the Fox Valley and throughout the country. Repurposing older big box stores into self -
storage buildings allows for use of existing improved structures, rather than placing long tracts of
multiple individual garage storage system units typically associated self -storage. U -Haul will be making a
seven figure investment back into the community. And as the community cares about the look and
function of the site, so too does U -Haul. As mentioned, investments will be placed into refurbishing the
look and function of the building, signage, and parking lot. New landscape buffers and storm wafer
management will advance practical improvements to overall storm water management. This plan will
have at least 40% TSS removal in areas where pavement replacement is occurring. These actions and
any further pavement improvements requires stormwater management upgrades which will improve
the number of pollutants entering Sawyer Creek.
Page 9
So often new developments can take -a.building or place and abandon or tear down infrastructure after a
generation because the initial purpose of the development has been lost to time. This is wasteful. While
this attitude might be simple for smaller buildings on smaller lots, it is not so simple with lots and
infrastructure sized like N Koeller Street. This redevelopment will bring additional customers back to the
Koeller Street Corridor and potentially spur future outlot development at the corner of North Koeller
and Robin Avenue to further bring reinvestment dollars to vacated site.
This development is reinventing an established property to meet consumer needs. UHaul is an
established company which has been a part of Oshkosh and cities across America for generations and
generations to come. This redevelopment will bring a stable, useful need back to the City of Oshkosh.
Phasing Schedule
Lot 1 (U -Haul)
Quarter 12018 construction
Operations to open Quarter 2 2018
Outlot 1
Quarter 2 landscaping on lot
Market conditions dictate new construction
Pag.e 10
900 North Koeller SIP Application
February 1, 2018
Alliance Construction in conjunction with U -Haul seek to redevelop the former Kmart property at 900 N
Koeller into a two lot commercial development. Given the themes of the approved GDP, U -Haul seeks to
develop a master plan for the site zoned SMU-PD Mixed Use District with inclusion of Planned
Development Overlay.
The proposed SIP will be divided into two lots. U -Haul, will utilize and redevelop the majority of the site,
leaving a corner parcel for future commercial develop based on market demands.
The project will be divided into an initial phase and future phase for completion of the Outlot 1. The first
will work on the entire lot and focus on Lot 1, U -Haul.
The initial phase will include redevelopment of the existing building which continue to be redeveloped
into high quality; climate controlled storage units with on-site service and commercial services provided
by U -Haul targeting moving and storage consumers. The initial phase will include the redevelopment of
the existing 103,990 square foot building. Architectural elements will be added to update the kook of the
building and to complement the U -Haul brand. Parking stalls will be added near entrance ways to the
building. The development will utilize existing overhang infrastructure and update the look to
complement the redeveloped building.
A single commercial outlot is proposed at the northwest corner of the development, rather than three.
The southwest corner of the development is slated to allow more services for U -Haul in a design which
breaks up the vast existing blacktop surface lot, U -Haul proposes placing a green space barrier at the
right of way between entrance points to the property. Along the interior edge of said green space
barrier, U -Haul proposes showcasing their truck, pickup, and van inventory In a similar fashion to other
automotive dealerships along the Interstate 41 corridor. Transitioning to the east, UHaul will place a
landscaped island to further breakup the existing monotony of the blacktop surface lot and act as a
buffer between the shunting area located between the existing one story building and the front of the
lot. Additional landscaping elements will add further green space to the existing lot, continuing the
theme of breaking up the surface lot.
One commercial lot will line the northwest corner of the property at Robin and North Koeller. This will
place development and commercial emphasis along street corridors, rather than Sawyer Creek. This
outlot is not divided at the time as market conditions have not warranted a new user in the present. As
a future-user(s) would like to redevelop the site, additional cross easements will be needed to become
agreed upon by U -Haul for access to the site, utilities, and parking. At that time, the site will have more
20,000 square feet of new pavement replacement. Currently, the existing project will replace just over
8000 square feet for redevelopment purposes. An additional 39,000 square feet of pavement will be
repurposed to green space in the initial phase. At the time Outlot 1 becomes developed, a full
Page 1.1
stormwater management plan will be needed as the amount of improvement placed into non
greenspace will exceed 20,000 square feet throughout the entire SIP.
The entire development will share the proposed monument sign near Koeller. Proposed sign imagery
has been attached. Future development will dictate additional division of the sign panel at the time of a
future development on Outlot 1. ,
The development will repurpose under 20,000 square feet for new pavement and building purposes.
The remaining square footage being disturbed will be repurposed to green space.
A Certified Survey Map is attached.
Page 12
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GDP/SIP CHARLES A/MARILYN J PERRY 900 NORTH KOELLER LLC
900 N KOELLER ST LIVING TRUST 230 OHIO ST 200
PC; 02-06-18 1360 GREENWAY TER OSHKOSH WI 54902-5825
ELM GROVE WI 53122-1607
FATHER CARR'S PLACE 2 B LTD
1062 N KOELLER ST
OSHKOSH WI 54902-3245
- HILL PROPERTIES LLC
923 S MAIN ST STE E
OSHKOSH WI 54902-6017
GENERAL CAPITAL ACQUISITIONS LLC TOWN OF ALGOMA
6938 N SANTA MONICA BLVD 15 N OAKWOOD RD
FOX POINT WI 53217 OSHKOSH WI 54904
ALLIANCE CONSTRUCTION AND DESIGN
1050 BROADWAY STREET
GREENLEAF WI 54180
VICTOR/ELIZABETH CORTEZ
350 N COUNTRY LN
FOND DU LAC WI 54935-9744
AMERICO REAL ESTATE CORPORATION
2727 N CENTRAL AVE #500
PHOENIX AZ 85004
Page 17
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