HomeMy WebLinkAboutItem V PLAN COMMISSION STAFF REPORT MARCH 6,2018
ITEM V: GENERAL DEVELOPMENT PLAN APPROVAL FOR A GLOBAL
CORPORATE HEADQUATERS AT 2175 PUNHOOUA STREET
GENERAL INFORMATION
Applicant: Trammell Crow Chicago Dev. Inc.
Property Owner: City of Oshkosh
Action(s)Requested:
The petitioner requests approval of a General Development Plan to allow for development of a
global corporate headquarters at 2175 Punhoqua Street.
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 30.28 acres in size,located on the former
Lake Shore Municipal Golf Course. The subject area currently contains the former golf course,
including the former club house.Prior land use on the subject site was the former Lake Shore
Municipal Golf Course. The surrounding area consists of park land. The 10 and 20 Year
Comprehensive Land Use Plans both recommend commercial uses for the subject area.
Subject Site
Existing Land Use Zoning
Vacant CBP-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Park I
.
I.......................................................................................................................................................................................................................................................................................................................................................................................................... .......... ........... ...............................
South Park I
I..........................................................................................................-............................ ................................................................................ ................ .............. ---..................... .........................................................................................I.............
East Park I
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West Park I
CIO
Comprehensive Plan Land Use Recommendation Land Use
10 Year&20 Year Land Use Recommendation Commercial
ANALYSIS
Use
The proposed development will consist of the construction of a new global headquarters for
Oshkosh Corporation. The applicant is proposing to construct an 189,000 sq. ft.building with
capacity for 650 employees. The site includes area for;future expansion, Oshkosh Corporation
outdoor project displays, flexible office space, conference center, open atrium, training center,
indoor/outdoor cafe, fitness center,museum, company store and associated surface parking.
The development will include a ceremonial entry drive lines with native trees to the employee
and visitor parking areas. The entry drive includes a guard house and entry gates to help control
access to the site and help direct visitors to the appropriate parking areas.The building will have
a variety of outdoor seating and activities spaces surrounding it.
The proposed site plan includes 5 vehicle outdoor display areas. The Corporate Business Park
does not allow outdoor display. A Base Standard Modification will be required to allow the
outdoor display areas. Staff is in support of the Base Standard Modification as these areas are not
the traditional outdoor display that was intended to be prohibited in the CBP district. The
display areas are designed to help employees in the headquarters feel connected with the
products being manufactured, while also allowing Oshkosh Corporation a means to make their
products visible to the community and visitors. The applicant has provided the following details
related to the outdoor display area:
• Display area will be integrated into landscapes and hardscapes, in effort to minimize
pavement areas required to access them. Structural subgrade is required to support the
vehicles, which will require engineered pavement surfaces for maneuverability.
Structural turf products (grasscrete,for example) are being reviewed for compatibility,
but that detail hasn't been fully vetted yet from an engineering and safety standpoint.
• Landscaping will acknowledge and be planned around these display areas to compliment
them.It would not be intended to be screening,but to allow the areas to look intentional
and integrated with the overall site improvement design.
• Vehicles will sit on grade, which may be contoured for drainage and to be integrated with
overall site design,but will NOT be "elevated" on vertical structures above ground (such
as metal ramps that are sometimes used in retail car sales environments).
• It is not intended to have each display area occupied constantly,but to allow for rotation
and flexibility.
• No service or maintenance uses.
• No retail vehicle sales.
Staff generally supports of the issuance of the BSM to allow vehicle display during the Specific
Implementation Plan process,but feels additional information and discussions with Plan
Commission need to take place related to frequency and numbers of vehicles displayed.
Site Design/Access
The proposed Development Plan indicates one access point. A single access point of either the
recently dedicated N.Koeller Street extension or the future extension of N.Westfield Street. The
ITEM V.• GDP Oshkosh Corp—2175 Punhoqua 2
applicant is proposing a single 39' drive entrance. The entrance will include two 12' outbound
lanes and one 15' inbound lane. The site plan indicates 664 parking spaces are being provided.
The zoning ordinance would require 630 parking spaces, therefore the proposed plan is in
compliance with the parking requirements. Staff would note that the applicant indicates a guard
house along the entry drive and no parking is provided for the guard house. Parking for the
guard house will be addressed as part of the SIP.
Storm Water Management/Utilities
No storm water management plans have been provided at this time. The applicant has been in
discussion with the Department of Public Works regarding storm water management for the area.
Code compliant storm water management plans will be required as part of the Specific
Implementation Plan and Site Plan Review processes.
Landscaping
The applicant provided conceptual site plan indicates minimal landscaping. The petitioners have
been made aware of the Corporate Business Park landscaping requirements. The applicant has
indicated the desire for a BSM be granted related to the location building foundation landscaping.
The applicant intends to meet the required number of landscaping points,but not meet the
requirement of 50%of the points on the side with the main entrance. The applicant wants to
redistribute the required points around the entire building instead of 50%for the main entrance
and 50%for the remaining three sides. The applicant states the main entrance side of the building
includes a large plaza and two landforms which will make it difficult to achieve the 50%
requirement.
The applicant has also indicated the need for a possible BSM for location of yard landscaping.
The Corporate Business Park requires 50% of the yard landscaping point be placed along the
street frontage. The unique shape of the Oshkosh Corporation lot makes this requirement
impractical. The lot has only 80' of frontage and a yard landscaping requirement of 3,800 points.
The 80' of frontage is mainly occupied by the entrance drive.
Finally the applicant is requesting a BSM related to bufferyard requirements. The zoning
ordinance would require a 0.4 opacity bufferyard. The applicant intends to keep as many existing
trees as possible and would prefer not to have to remove trees to construct the required berm,
instead the applicant is planning on strategically placing bufferyard trees between the existing
trees to block views of the parking lot and drives. This should help keep a consistent"park like"
design between the subject parcel and the adjacent parkland.
The final landscaping plan and associated BSM's will be addressed as part of the SIP.
Signage
The conceptual site plan indicates two monument signs located on the development. One
monument sign would be located at the main entrance to the property. The conceptual sign is
approximately 12' tall and 105 sq. ft. in size. The second monument sign is proposed at the entry
to the parking lots. The conceptual sign is approximately 9' tall and 60 sq. ft. in size. Both signs
ITEM V. GDP Oshkosh Corp—2175 Punhoqua 3
are proposed to site on top of a stone gibbon wall. A BSM will be required as the zoning
ordinance only allows one monument sign per street frontage.
Two private property signs are also indicated on the site plan. Staff will need to see the final
elevations for these signs before determining if they will be classified as free standing or direction
signage.
The applicant has also indicated two wall signs for the development. The signs are situated on the
north and south building facades and are approximately 416 sq. ft. each. The north fagade of the
building is approximately 432' in length and the south facade is approximately 328' in length.
The zoning ordinance allows 1 sq. ft. per linear foot of building fagade. The north facade will be
in compliance with the CBP requirements,but the south fagade would exceed the maximum
allow sign area by approximately 88 sq. ft. The sign will either need to be revised or a BSM
issued during the SIP process.
The final sign plans and possible BSM's will be reviewed as part of the SIP.
Site Lighting
A photometric plan has not been provided by the applicant. A code compliant lighting plan will
be required during the Specific Implementation plan and Site Plan Review processes.
Building Facades
Finally, the petitioner has provided conceptual building elevations for the building. The
conceptual design appears to meet the intent of the Corporate Business Park(CBP) district,but
final elevations will need to be reviewed as part of the SIP. The applicant has provided a material
list and material breakdown for the building. The building is comprised of 74.2% class I materials
and 25.8%class III materials. This falls below the 75% class I material requirement of the CBP
district. Staff has discussed this with the applicant and they are looking at revising the building
elevations to meet the CBP standards during the SIP process.
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.
ITEM V.• GDP Oshkosh Corp—2175 Punhoqua 4
(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 General Development Plan with the findings listed above as
requested.
ITEM V. GDP Oshkosh Corp—2175 Punhoqua 5
SUBMIT TO:
AM City of Oshkosh Dept.of Community Development
City : 215 Church Ave.,P.O.Box 1130
A Planned Development Application Oshkosh,(9WI 549 36-505901
shkosh PHONE: 20�2
For General 1opment Plan or Specific Implementation Plan
"PLEASE TYPE OR PRINT USING BLACK INK**
APPLICANT INFORMATION
Petitioner: Jhk�._w ;V > �-tS
Date: 1,5,1
Petitioner's Address; -7po CoMAWAtc* Q0- *&VS City:. ._ 4 - State: i zip:(Vos-lz
_eA
Telephone #: (&3,o) 110- 1'5S2- Fax: Other Contact#or Email: C-0
Status of Petitioner(Please Check): Owner /Representative Tenant O/Prospective Buyer
Petitioner's Signature (required): Date: '2-'5-1015
OWNER INFORMATION
Owner(s): S- 5
. . . U.-,__ !i_ _ ____.._ Date:A-A
Owner(s) Address: .2: _.,._, ?zAVf city: OS64
„m......._... ..,-,State:,
Telephone #: Fax: ...... Other Contact#or Email:
Ownership Status (Please Check): ( Individual Trust Partnership Corporation
Property Owner Consent:(required)
By signature hereon,I/We acknowledge that City officials and/or employees may,in the performance of their functions,enter
upon the property to inspect or gather other information necessary to process this application. 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: ....... .......------ Date:
TYPE OF RE VEST:
General Development Plan (GDP) 0 General Development Plan (GDP) Amendment
0 Specific Implementation Plan (SIP) 0 Specific Implementation Plan (SIP) Amendment
SITE INFORMATION
Address/Location of Proposed Project: 1-1 S V1Vr4 0 A ' 0
Proposed Project Type:,-.,-eM
f. I ............
Current Use of Property: .......... __._-__.___.._._Zoning:
Land Uses Surrounding Your Site: North: ._.._.._..._.. ._... ..__._...__._.__e.-..___._._._.__._. ....._._e_.__..._e,. _,.._.. „ ...__..w...South: ___lb4" ...... ............
East:
West:
> 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.
> 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_Development/Planning.htm
Page 6
Staff_144_Date Rec'd
• 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 landscaping plans shall include a table summarizing all proposed species,
❑ 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,
❑ 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 intensity.
• 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 various parts of the development; building coverage, and
landscaping surface area ratio of all land uses; proposed staging; and any other plans required by
Plan 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): Date: 2-5-LOIES
Page 7 3
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PROJECT NARRATIVE
OSHKOSH CORPORATION GLOBAL
HEADQUARTERS:
Oshkosh Corporation is a leading manufacturer and marketer of access equipment, specialty vehicles and
truck bodies for the primary markets of defense, concrete placement, refuse hauling, access equipment and
fire & ennerQency. Founded in 1917, Oshkosh Corporation has manufacturing operations in throughout the
United States and the world and is proud to call Oshkosh home. The new global headquarters has 189,000
square feet and sits on 32 acres. Features include excellent access and strong visibility to Interstate 41, a 30+
acre site allowing for future expansion, Oshkosh Corporation project disp|ayspoces, Uexib|espacesfor |arger
corporate meetings, an open floor plan, and is technology enabled. Amenities include a conference center,
open atrium, training center, indoor/outdoor cafe, fitness center, mother's room, and innovation area, com-
pany store, and patio with activity space and trail access. Durable, sustainable, and high quality materials will
beused throughout.
BUILDING CONCEPT:
The building is designed to be open, welcoming, yet secure. It is kept back from the lakeshore to provide a
continuous public access to waterfront. The design of the 189,000 SF headquarters is about creating a place
to grow and connect, The use of monoliths of stone, the expression of the structure in chevrons beyond the
glass, the clean lines ofthe metal paneling all work together to provide profile nfstrength and stability from
the foundation to the top of the mechanical penthouse. This is Oshkosh: humble beginnings, service to others,
creativity, ingenuity, hard work and a willingness to persevere. The cantilevers represent a striving to the next
new opportunities, while recalling the products manufactured. Around the base ofthe building are vehicle
disp|aystations. Thesearedesiredtohe|ptheennp|nyeesintheheadqua/tersfee| connectedwiththeprod-
uctsbeingnnanutacturedfnrthepeop|etheyserve, vvhi|ea|soo||ovvin8Oshkoshameanstornaketheirprod-
uctsvisib|etothe community and visitors.
SITE CONCEPT:
The site strategy envisions a landscape that wraps and frames the proposed building; a more formal landscape
embracing the building. The building is sited at the end of a long, ceremonial entry drive at the top of a ridge
overlooking the water The entry drive is lined with an all6e of native trees that guide visitors and employees
to their respective parking areas and ultimately tothe building itse|f. A large, flexible plaza announces the
front door of the building with a dynamic paving pattern that accommodates a range of outdoor activities and
events. Two landforms are used to frame the plaza entry sequence, A series of low seatwalls wrap the build-
ingcreadngnnateria| condnuityandspaceforoutdoorQatheringand |oungeenddiningareaonthe |akeside �
of the building. Landscape materials are durable and robust (native meadow and no mow mixes) taking their
cue from both the architectural systems and the Oshkosh Corporation brand itself
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VIEWS
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CALCULATIONS i
1. Building Foundation:
a. 1146' If/ 100 If= 12
b. 12 x 40 pts = 480 pts required
C. Proposed: at least 480 pts
d. Variances: the total number of required points is met. However, the code states that 50% of the
points be dedicated to the main entrance side of the building. A variance to this is requested as the site
design has a large plaza and two landforms on this side of the building.
2. Paved Area
a. 664 stalls/10 = 67
b. 65 x 50 pts = 3,250 pts required
C. Proposed: at least 5,400 pts
d. Variances: none requested
3. Street Frontage
a. 160' If/ 100 If= 1.6
b. 1.6 x 100 pts = 160 pts required
C. Proposed: at least 190 pts
d. Variances: none requested
4. Yard
a. 189,557 sf/ 1,000sf= 190
b. 190 x 20 pts = 3,800 pts required
C. Planting: all existing trees to be protected and remain count towards this number. We request a
meeting with the City Forester at the appropriate time to review grading and extensive construction to
determine which trees are eligible for double points.
d. Variances: the total number of points is met. However, the code states that 50%of Yard Land
scaping points must be placed at the street frontage. A variance is requested as the entry drive occupies
a majority of the street frontage.
5. Bufferyard
a. The code states that a bufferyard is to be located on the outer perimeter of a lot wherever two
different zoning districts abut one another. The site is zoned Corporate Business Park and the adjacent
sites are zoned 'Institutional'
b. Variances: the intent of the site design is to keep as many of the existing trees as possible so as
to create a park within a park. Creating a continuous bufferyard at the outer edge of the property would
create disturbance to the existing trees at the edges of the property line and visual barriers to desired
views to and from the park and water. The design requests that buffer trees be placed between existing
rows of trees that are to remain in order to strategically block views to the parking lot and drives.
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Page 11
CALCULATIONS AND VARIANCES
. Entry Drive
a. The standard commercial driveway at the back of sidewalk is 30ft. Oshkosh is requesting the
drive at the sidewalk be 39ft (2- 12ft outbound lanes and 1- 15ft inbound lanes). It is our understanding
that a 36ft drive is a common variance we are requesting the 3ft additional feet to widen the inbound
lane to 15ft to improve safety of the inbound truck movement that is in conflict with the outbound left
turn lane.
7. Product Display
a. Product display areas are intended to only display Oshkosh Corporation products and not to be
used as a service yard or for retail porposes. As such, the product dispaly area is to be used for the
benefit and engagement of the employees and larger community.
8. Exterior Materials
a. The building exterior is a high quality architecturally pleasing palette of glass, stone, and
aluminum composite panels (ACM). AACM panels, while defined as a class 3 material by the Oshkosh
zoning code, are considered a high end quality product, and is generally reserved for Class A commercial
buildings due to its crisp lines, and flat appearance. We request a variance to use more than 25% Class 3
material on the Oshkosh Corporate Headquarters.
Building Exterior: 70,500 SF
Class 1 materials: glass wall systems (storefront), stone
Glass (Storefront and Window wall): 39,970 SF 56.7%
Stone (natural face): 12,350 SF 17.5%
Class 1 Material: 52,320 SF 74.2
Class 2 materials: split face, decorative blocks, EIFS
Not used except
Class 3 materials: metal panels
Aluminum Composite Panel: 17,380 SF 26.5
Metal Panel: 800 SF 1.1
Class 3 Material: 18,180 SF 25.8
Rooftop Penthouse and Mechanical Screen Structure: Metal Panel
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Page 17
GDP DONALD W/BARBARA H MAND JAMES F/BRIAN J LAPOINT
2175 PUNHOQUA ST 1610 OSHKOSH AVE 1620 OSHKOSH AVE
PC: 03-06-18 OSHKOSH WI 54902 OSHKOSH WI 54902
TIMOTHY/BRIGETTE SMITH DENIS B KAUFMANN SETH A SZWEDA
1705 OSHKOSH AVE 1719 OSHKOSH AVE 1731 OSHKOSH AVE
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
AMANDA M GUMM MARK HOEGH 1930 OMRO RD LLC
1743 OSHKOSH AVE 1750 OSHKOSH AVE 1930 RATH LN
OSHKOSH WI 54902 OSHKOSH WI 54902 OSHKOSH WI 54902
1424 RATH LANE LLC MUELLER FAMILY AUTO INC WALLACE W/AUDREY R WAGNER
2025 CREST CT 2060 OMRO RD 2260 N HAVEN LN
OSHKOSH WI 54904 OSHKOSH WI 54904 OSHKOSH WI 54904
SEAN W/GRETCHEN S SCHILDER BRE LQ PROPERTIES LLC CITY OF OSHKOSH
5441 REIGHMOOR RD 909 HIDDEN RIDGE STE 600 PO BOX 1130
OMRO WI 54963 IRVING TX 75038 OSHKOSH WI 54903
WILLIAM&MARY LLC ELIZ B DAVIS CHILDRENS HOME MARC A/MARLEEN FACUNDO
PO BOX 2446 PO BOX 2448 PO BOX 3842
OSHKOSH WI 54903 OSHKOSH WI 54903 OSHKOSH WI 54903
MASTER LUBE INC TOWN OF ALGOMA STEVE HOOPMAN
W3151 VAN ROY RD TOWN CLERK 5105 I AH MAYTAH RD
APPLETON WI 54915 15 N OAKWOOD RD OSHKOSH WI 54901
OSHKOSH WI 54904
DAVID S TOMAN TRAMMEL CROW CHICAGO DEV.INC.
1480 NORMAN CT ATTN DAVID PAINO
OSHKOSH WI 54904 700 COMMERCE DR#455
OAK BROOK IL 60523
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