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HomeMy WebLinkAboutItem II A - Revised PLAN COMMISSION STAFF REPORT JANUARY 15, 2019 ITEM II A: PUBLIC HEARING: ZONE CHANGE FROM SUBURBAN MIXED USE DISTRICT (SMU) TO SUBURBAN MIXED USE DISTRICT WITH PLANNED DEVELOPMENT OVERLAY(SMU-PD),APPROVAL OF A GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION PLAN FOR DEVELOPMENT OF A BANK AT 2020 S. KOELLER STREET ***Revised'** GENERAL INFORMATION Applicant: M6 International LLC Property Owner: MP Development 6 LLC Action(s) Requested: The applicant requests a zone change from the existing Suburban Mixed Use District(SMU)to Suburban Mixed Use District with a Planned Development Overlay(SMU-PD). The applicant also requests approval of General Development Plan and Specific Implementation Plan to allow for construction of a bank. 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 Background Information: The subject area consists of one parcel, approximately 1.29 acres in size, located on the east side of S. Koeller Street and South of the W. 20th Avenue. The subject area was previously a Mobile gas station. The surrounding area consists of commercial uses. The 2040 Comprehensive Land Use Plan recommends Interstate Commercial use for the subject area. Subject Site Existing Land Use Zoning Vacant gas station SMU Adjacent Land Use and Zoning Existing Uses Zoning North Bank SMU-PD ............_..-_....... ..........._....-----...........__................._................................ ..............._............_..........__........__......_........................................_.................._..............._.__........._......................---.._........................._.—_.............._.............................. ....South........_......p'r sty' SMU ..............---._............_. _.-_ - -- SMU East Batteries+Bulbs SMU - ....__...__................._............._.........---.............._...__..__._._._..... .......---........._........_.__........_...................__...................... West Vacant commercial land SMU-PD.. ..................... 1 Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Interstate Commercial ANALYSIS Use The proposed development consists of a single story approximately 3,300 sq. ft.bank building and associated surface parking. The bank building includes office space, conference room and a drive-thru facility. The drive-thru facility will be located along the south side of the building and include two teller lanes and an ATM lane. The development will employ approximately 4-5 people on average. 'The applicant is requesting a zone change from Suburban Mixed Use District (SMU) to Suburban Mixed Use District with Planned Development Overlay(SMU- PD) due to the challenges in redeveloping the existing site. The subject parcel technically has two front yards and if the required 25'front yard setback was applied to both yards the parcel would be significantly impacted, effectively making the property difficult to redevelop for commercial development. In order to aid in facilitating the redevelopment the applicant requires several Base Standard Modifications.` Site Design/Access The proposed development will have two access driveways and one internal access drive to the adjacent property. One driveway is located on S.Koeller Street and the other one is located on W. 20th Avenue. Access Control Variances (ACV) are required for the lateral clearance of both driveways within the development. 1. Reduced lateral clearance from S.Koeller St. to 25' where code requires a minimum of 75 feet. 2. Reduced lateral clearance from W. 20th Ave. to 43' where code requires a minimum of 75 feet. 3. Increase the number of permitted access drives from one to two. 4. Increase the S. Koeller St. driveway width from the maximum allowed 30' to 38'. Staff is in support of the Access Control Variances (ACV) and additional information related to them can be found in the related staff report. Staff recommends a condition requiring approval of the ACV. The Department of Public Works has raised a concern with the ACV along S. Koeller Street leading to potential for traffic backing up into the roadway. The applicant does not believe the specific use and design on the facility will create a situation where vehicle congestion would result in a backup into the roadway. Staff is recommending the ACV be granted. However, staff suggests a condition that after a period of 2 years the ACV and driveway be reviewed to determine if any modifications are needed to alleviate traffic safety issues. Additionally, as the applicant has cited that they believe a financial institution would not generate enough volume through the drive-thru facility to create an issue, a subsequent drive-thru oriented use could. To alleviate that potential issue, staff suggest a condition requiring any change of use be required to seek an SIP amendment. ITEM 11 A: Rezone,GDP&SIP Associated Bank 2 ***In conjunction with the above referenced condition regarding traffic safety issues,staff has been working the applicant to widen the bypass lane to allow an additional opportunity for traffic to flow around the site should a vehicle block the current bypass lane. In order to accommodate the revised bypass lane the applicant will require a Base Standard Modification (BSM) to reduce setbacks. The revised site plan indicates a 10' front yard setback along W. 29tt, Avenue. The reduced setback provide the applicant the ability to widen the bypass lane along the south side of property. In order to accommodate this the applicant is seeking a BSM to reduce the required 25'setback to 10'. Staff is in support of the BSM as it provides room for an additional stacking space for vehicles. It has also provided an area of additional building foundation landscaping.*x'* The site plan indicates 24 total surface parking spaces. The zoning ordinance would allow a maximum of 14 parking spaces, therefore the proposed plan exceeds the maximum allowed parking requirements. The applicant is requesting a BSM to exceed the maximum allowed 125% parking. The applicant has stated they believe the facility needed the additional spaces to accommodate peak times. Staff is in support of the requested BSM as financial facilities tend to include several peak periods which generate an additional parking demand and therefore the increased parking is warranted. Storm Water Management/Utilities Storm water management plans have not been provided. The applicant has been made aware of the Department of Public Works requirements. Finalized storm water management plans will need to be submitted and approved as part of the Site Plan Review processes. Landscaping Building Foundation Per the applicant's site plan, a total of 100 foundation landscaping points are required. The provided plan indicates a total of 240 foundation landscaping points are being provided. The landscaping ordinance also specifies that 50%of the required points must be located along the primary building facade or in this case the west fagade. All building foundation landscaping requirements are being meet. Paved Area Code requires 50 landscaping points per 10 parking stalls or 10,000 sq. ft.of paved area, equating to a required 135 paved area landscaping points. The applicant exceeds this requirement by providing a total of approximately 395 paved area landscaping points. The code further specifies 30% of all points will be devoted to medium or tall trees and 40%will be devoted to shrubs. ***The applicant does appear deficient in their required landscaping island. The applicant does provide the required number of islands,but fails to include the required tree within the island. Staff will work with the applicant to revise the required planting schedule prior to final approval during Site Plan Review.*** Street Frontage Code requires 100 points per 100 feet of street frontage. The subject parcel has 480 feet of frontage along S.Koeller Street and W. 291h Avenue. Code requires 100 points per 100 feet of frontage, ITE 111 A: Rezone,GDP&SIP Associated Bank 3 equating to a required 480 landscaping points. The plan provided indicates 536 points along S. Koeller Street and W 201h Avenue. Yards Code requires 20 landscaping points per 1,000 sq.ft. of gross floor area. Per the provided plan, 60 yard landscaping points are required and the applicant has indicated 4 existing deciduous trees shall remain on the site and wish to use those to satisfy their yard requirement. Code specifies that yard landscaping is separate from the other landscaping requirements and as such the existing tree cannot count towards both Street Frontage requirements and Yard requirements. A revised landscaping plan shall be provided that specifies both updated requirement for Street Frontage and the required Yard plantings. Signage The applicant has provided building signage. The allowed and proposed wall sign are as follows: Permitted Allowed North: 80 sq.ft. 34 sq. ft. East: 44 sq. ft. 15 sq.ft. South: 78 sq. ft. 15 sq.ft. West 44 sq. ft. 40 sq.ft. All building wall signs are in compliance with the zoning ordinance. The applicant has not provided documentation for free standing signage. Staff recommends final signage plans shall be approved by the Department of Community Development. Site Lighting A photometric plan has been provided by the applicant. The provided plan meets the maximum allowed 0.5 foot candle allowed at the majority of property lines. The applicant does however exceed the allowed maximum in two locations. First, along the W. 201h Avenue driveway entrance the applicant is requesting a BSM to exceed the maximum allowed. The applicant states the request is related to the significantly larger than normal right-of-way. The actual curb line and street lighting is approximately 80' from the property line. Therefore, a large "dark zone" would be left between the applicant's property line and the light provided by the street lightning. Staff is in support the request BSM and agrees with applicant's justification as to why the BSM is required. Second, the applicant is requesting a BSM to exceed the maximum allowed at the southern internal access drive. As this is a shared access point with the adjacent commercial development, staff is in support of the request as it servers the broader benefit of increased visibility for traffic moving between the developments. Building Facades Building Materials Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50%Class I materials. The petitioner has provided building elevations for the building.The applicant has provided a material list and material breakdown for the building for each building facade. The building as proposed exceed the design standard requirements for commercial building. As the ITEMIIA: Rezone,GDP&SIP Associated Bank 4 drawings are still labeled conceptual, staff recommends the final building elevations be review and approved by the Department of Community Development. 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. (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. ITEM 11 A: Rezone,GDP&SIP Associated Bank 5 Staff recommends approval of the Rezone, General Development Plan and Specific Implementation Plan with the findings listed above and the proposed following conditions: 1. Approval of an Access Control Variances to reduced lateral clearance and number of access drives for a period 2 years after which the S. Koeller St. driveway and ACV will be reviewed to determine if any modifications are needed to alleviate traffic safety issues. 2. Any change in use shall be required to obtain a Specific Implementation Plan Amendment. 3. BSM to exceed the maximum allowed 14 parking spaces to 24 spaces as shown. 4. ***BSM to reduce the front yard setback along W. 201h Avenue from 25'to 10'.*** 5. BSM to exceed the maximum allowed 0.5 foot-candle along the W. 201h Avenue driveway and southern joint access drive. 6. Final stormwater management plans approved by the Department of Public Works as part of the formal Site Plan Review. 7. Final building elevations shall be approved by the Department of Community Development. 8. Applicant shall revise the landscaping plan to include the required 480 points of Street Frontage landscaping. 9. Final landscaping plan shall be approved by the Department of Community Development. 10. Final signage plan shall be approved by the Department of Community Development. ITEM II A: Rezone,GDP&SIP Associated Bank 6 SUBMIT TO: City of Oshkosh Dept.of Community Development y 215 Church Ave.,P.O.Box 1 130 Ci1ow Planned Development Application Oshkosh,W154901 Oshkosh p pp PHONE:(920)236-5059 For General Development Plan or Specific Implementation Plan *'PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: NO ­�GJC GO o,Gdd T (0 Ll-(, Date: �Z Petitioner's Address: 6.0 066(.91J ST SIG IS City: D S`4xOS a State: Zip: sq 9 001 Telephone #: (qZD �4 tS i <; (110) Other Contact#or Email: (4A� Lr v�o{ e,nrS, �o- Status of Petitioner(Please Chec = w r _ rese ative Tenan Prospective Buyer Petitioner's Signature (required): Date: OWNER INFORMATION Owner(s): 6 J Nr C-0-P 4'V t 0^Jr4 L. LA.(— Date: Owner(s) Address: 125 N �20 6 Q6,S *`b(L. City: 5 4 J14V/ 1 L6_ State: w 1 Zip: 53 f) c) Telephone#: ('ZbZ) 23 s't4 05 q Fax: (Z 4 Z) S3 6-90 63 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/m y be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: "1 Date: -roe MOPUAP �p(LTN ���c aS AZ.ENT fEE rtT?: TYPE OF REQUEST: Lit General Development Plan (GDP) 0 General Development Plan (GDP) Amendment ®.Specific Implementation Plan (SIP) ❑Specific Implementation Plan (SIP) Amendment SITE INFORMATION ` / Address/Location of Proposed Project: ?o'j o 0E4t-6�L S, o G`I.LEy- S 1 Proposed Project Type: C0VAYA6(ZC-1aL... �_o61GLoPmc1J r Current Use of Property: GAS 'C t-N'i 6"� C 0 tJ Q 0J I b►)c6 STO R.e Zoning: S►K U Land Uses Surrounding Your Site: North: C b C-Tia.(Lb b T South: FAST CIASOA-L. (LeST. Ih23�`s East: C_oMMetui aL- Dt:l-ret,iEs West: yACt4o-r Lb4rj i- It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal Y 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 Staff Date Rec'd 7 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. a 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. a 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 Pp 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. a 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. :1 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. 1 am aware that failure to submit the required complet d application materials may result in denial or delay of the application request. ' 1 Applicant's Signature (require c.-(./tom Date: 8 City of Oshkosh Application SUBMIT TO: Cily Dept.of Community Development of Zoning Map Amendment (Rezoning) 215 Church Ave-P.O.Box 1130 Oshkosh Oshkosh,Wisconsin 54903-1130 PHONE:(920)236-5059 **PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner. -f—� Ig`,)(.t--0 (50T � �.i..r� Petitioner's Address: p 2�G O ,r s r� City: Sfa1e: W1_Zip:_ _1 a 1 Telephone it:(IZ0)17 Fax:{��v) 'LJ 5 Other Contact ft or Email; �!�.�QM T a� �$ •C nw� Status of Petitioner(Please Check): Own r ' Representative Tenant KProspective Buyer Petitioner's Signature(required): Date: OWNER INFORMATION Owner(s): M6 1 VTOiltJ aATT1 Date: 11 r 1 Owner(s)Address: �'2-FC>5 � City: S 4UtC_J1 u e State:0 1 Zip: Telephone#:(?0) 2-5 1o _ _ Fax:(26 S�6 —406 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 0ther'nforrnotion necessary to process this application. 1 also understand that all meeting dates are tentative and may be postponed by the Pla ni g Services Division for incomplete submissions or other administrative reasons. Property Owner's Signature: Date:"fµ'' w oP�✓k� r4{L��✓�� r LuL A4 t4(�erJ t� sit i/+7y. ZONING AND DEVELOPMENT INFORMATION Address/Location of Rezoning �Request: 2®�0 Tax Parcel Number(s): i ) ? 3(b 1) 1 0 d Rezone property from: S fv'J to Purpose for Rezoning: 1'.C T� ZtA-jJ d F)N .D t;U 6L.o 9 W� �! Describe existing property development and land use: INl 0_�I L 6145 5 7V+T t 0 d 1 e 0 0 v!C 0 160 Cf_ Describe proposed development and/or proposed land use: C t)W,e4 0 Q,-_9 V1L_ V-'b 6V aC'P rl FO 'r Proposed time schedule for development and/or use of the property: c nt o 1 '1 o tJ L t'tT� L� i` -_---(?Q(DO I A) Zoning Adjacent to the Site: North: South: W1 v East: - -- - -- --- _ ---..--. --- WesL SmJ> � Staff Date Rec'd 9 THE MORGAN PARTNERS Professional Real Estate.Services Mr. Mark Lyons, Dept.of Community Development 215 Church Avenue P.O. Box 1130 Oshkosh,WI 54903-1130 RE:2020 Koeller Rd-Oshkosh,WI-Redevelopment Mr. Lyons: Per our prior discussions, please allow this letter to serve as the narrative to accompany an application for a planned development rezone for the property located at 2020 S. Koeller Rd in Oshkosh.This site, which is currently a closed Mobil gas station/convenience store, is slated for redevelopment in 2019 with the goal of converting it to an Associated Bank branch. Pending municipal approvals and finalizing development terms,we hope to remove the current improvements beginning in April of 2019 and commencing construction of Associated Bank's work immediately thereafter, providing for a late 2019 opening timeline. Due to some unique characteristics of this site, as well as Associated Bank's operational needs,we are anticipating the need for several base standard modifications. Most notably,those include a parking adjustment, access control variances and relief from the lighting code.A detailed rationale for each of these items follows below. Parking: i Parking for this site is currently restricted to 11 stalls,with a maximum adjustment under the ordinance to 14.We are requesting a total of 24 stalls, including 1 handicapped stall,which is made necessary by the traffic generated by a financial institution at peak times.While 14 stalls(of which 5-6 might be i occupied by employees at any point)might be sufficient for off-peak hours, it is not uncommon to need the full complement of the remaining lot during busier times such as Friday afternoons and early mornings. In the interest of ensuring vehicle parking does not spill over onto the adjacent site to the south (which is accessible from the parcel in question due to a cross easement agreement),we believe increasing the allowable stalls to 24 is reasonable. Lighting: While most of the site is in compliance with the requirement to maintain a .05 lumen or less limit at all property lines,the northern driveway is not in compliance. Because of the wide nature of the right-of- way adjacent to the north property line,the actual driveway is significantly longer then it would otherwise be in a standard right-of-way configuration.Typically,street lighting would pick up where site 10 lighting leaves off at the lot line, but in this instance the street lighting along 20th Avenue is actually 80' or more from the property line. Due to this, lighting must increase at the driveway area in excess of what is typically allowed by code in order to ensure visibility for vehicles entering and exiting the site from 20th Avenue. Access Control: For the reason mentioned in the lighting item above,the driveways on this site also are not in compliance with the code as typically enforced.While the driveway distances follow the spirit of the ordinance based on their proximity to the actual intersection and right-of-way,they are no in compliance as it relates to the actual property line. In our conversations with the Department of Public works, it is not anticipated that the Koeller or 20th Avenue rights-of-way will be adjusted anytime soon, therefore we would request a base standard modification to allow us to use the existing driveway configurations in the existing locations.We also believe a throat clearance adjustrment is reasonable for the same reasons above as it relates to the northern driveway and should be granted for the western driveway based on the traffic control features we are implementing to avoid cross traffic interactions. In summary,we are pleased to be able to present this project in concert with Associated Bank,and believe that this represents a significant upgrade for a very visible corner with a group that has been committed to Oshkosh for years. Due to specific site conditions at the property and the specific characteristics of the use,we believe that these base standard modifications represent reasonable amendments to the underlying standards, all of which remain in keeping with the spirit of the zoning code.We look forward to continuing to work on this project with all stakeholders. 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Those using the r>T Printing Date: 12/20/2018 information are responsible for verifying accuracy. For full disclaimer please go to Oshkosh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI TGIS\Planning\Plan Commission Site Plan Map Template\Plan Commission Site Plan Map Template,mxd User:minak 24 smU-PD HI UP SR'5 MR-12 SMU MH-9 ............ W 20TH AV SO: ----—------- SMU-PD .................. HI TAILWIND AV .... ..............................— ........................... .................... 44 PSMU VA N -f n=0.09 mi 1 in=500 ft 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 Printing Date:12/20/2018 www.ci,oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,W1 Oshkke-)sh JAGGPlanningRan Commission Site Plan Map TemplateRan Commission Site Plan Map Template.mxd User:minak 25 I t' �r t s P y t' r� e s -r �f Z 41 } r t �� � r N 1 in=0.02mi 1in= 100ft 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 c>l Printing Date: 12/20/2018 information are responsible for verifying accuracy. For full disclaimer please go to r^�, E I�Q�t i www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI ��,,ff J1GISTIanning\Plan Commission Site Plan Map TemplateRan Commission Site Plan Map Template.mxd User:minak 26