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HomeMy WebLinkAboutItem XI PLAN COMMISSION STAFF REPORT MARCH 19,2019 ITEM XI: SPECIFIC IMPLEMENTATION PLAN AMENDMENT REQUEST FOR VEHICLE SALES AT 1911 WEST SNELL ROAD *This item was referred back to Plan Commission by Council. GENERAL INFORMATION Owner/Petitioner: Lorenz Rangeloff Action(s) Requested: The applicant requests approval of a Specific Implementation Plan Amendment for vehicle sales at 1911 W. Snell Road. Applicable Ordinance Provisions: Planned Development standards are found in Section 30-387 of the Zoning Ordinance. Background Information Property Location and Type: On December 4, 2018 Plan Commission recommended approval of the request with conditions. After additional discussions with the applicant and staff the Common Council referred the request back to Plan Commission at the December 11, 20189 Common Council meeting. Plan Commission discussed several proposed modifications to the original plan at a March S, 2019 workshop. The subject site consists of an approximate 5.83 acre parcel located on the southwest corner of Interstate 41 and W. Snell Road and has a zoning designation of Urban Industrial with a Planned Development Overlay(UI-PD). The property contains a 13,863 sq. ft. auto service garage (Loren's Truck Plaza) and associated parking area including a roughly 1,900 sq. ft. canopy. The surrounding area consists predominately of undeveloped land and commercial uses and a mobile home park to the north.The 2040 Comprehensive Land Use Plan recommends industrial use for the subject site. Subject Site Existing Land Use ` Zoning Commercial UI-PD Adjacent Land Use and Zoning Existing Uses Zoning North _......_Mobile home...park..........................._.............................. MH-9-PD .. ... ...................................._...................._................__....._...................-.._..........................................-......._......._.......... South Vacant/undeveloped UI-PD ................ ........-_.............._...._.._.........__........---.....__.........._._........._......................_..................................---........- ......................._...... East _................._Agriculture/undevelo_ped.....__......_..................................._................_ ......_._A_1 (County) ........_........---..........._..........................-_....... West Vacant/undeveloped UI-PD Item I—SIP Amendt 1911 WSnell Rd Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Industrial On February 14, 2006, Common Council approved a Conditional Use Permit(CUP) and Planned Development amendment to expand the existing truck stop operation to include used automobile sales. The CUP was valid for two (2)years with the following conditions: 1. The conditional use permit be valid for a period of two(2)years from its date of approval by the Common Council, at which time the site and uses be fully reviewed for compliance. 2. Base code modification is granted for reduction in the transition yard on the west property line from 17.5 ft. to 10 feet. 3. Site/business is maintained and operated per the submitted site plan. There is no expansion of the "historic" uses on-site without prior approval. 4. Outside storage of parts,fluids, tires and other automotive service related items shall be prohibited in all areas other than enclosed storage. 5. A landscape plan be submitted with a planting schedule identifying specie types and quantities for Department of Community Development review and approval. 6. An example and depiction of the proposed fencing of the tow storage area be submitted to the Department of Community Development for review and approval. 7. A statement explaining the scope of work to be done on the existing structure be submitted to the Department of Community Development for review and approval. 8. Towing-related fleet vehicles are limited in parking location to under the existing metal canopy, between the canopy and the building or in the screened storage areas. 9. Base code modification is granted to allow a metal fence, with fencing to be approved by the Department of Community Development. On February 14, 2008, the CUP for automobile sales expired. On March 11, 2008 Common Council denied a CUP request to renew the expired CUP for automobile sales. On November 25,2008, Common Council approved a planned development amendment allowing for relocation of the existing ground sign and a fence on the property, as well as construction of a new driveway and an addition to the existing building with the following conditions: 1. Building materials of the proposed building addition meet the Highway 41 Corridor Overlay Zoning District standards. 2. Landscaping is installed to meet Zoning Ordinance parking lot perimeter standards for manufacturing areas on the south and east property lines. 3. Approve the proposed relocation of the sign,in compliance with code standards. 4. Approve establishment of a new driveway, in compliance with code standards. 5. Approve fence relocation,in compliance with code standards. ANALYSIS In May 2017,Planning Services issued a correction notice to the property owner for storage of unregistered,unlicensed/inoperable vehicles being stored in the open on the site. The petitioner Item XI-SIP amend for 1911 W Snell Rd 2 subsequently submitted an application for Specific Implementation Plan (SIP) amendment to expand the existing truck stop use to include automobile sales. The request also includes a 50' X 50'building addition as well as fencing for additional outdoor storage area. Use The proposed development consists of an existing approximately 13,900 sq. ft. auto/truck repair shop and towing service. The applicant is no longer proposing to add the 50'X 50'building addition that was part of the prior request. The applicant is also requesting to add auto/truck sales as a permitted use. The applicant's narrative requests approval of all permitted uses in the Urban Industrial district.Based on the property owner's history of zoning violations, staff is recommending a condition be placed restricting the applicant to only those uses as described within the planned development application and narrative. Those uses as identified by the applicant are; auto&truck repair, auto service,towing, auto parts sales and auto sales. Staff has additional concerns with the applicant's stated use of parts sales. Staff is concerned the applicant intends to operate an auto salvage facility and sell salvaged auto parts. Staff recommends a condition be placed limiting the length of time a vehicle may be kept in the enclosed outdoor storage area to 6 months. The applicant is requesting 42 stalls for sales. The applicant is also proposing to increase the size of its outdoor storage area. The 2008 approved site plan included approximately 1 acre of fenced outdoor storage area. The applicant is proposing to expand that area by approximately 39,000 sq. ft.,nearly doubling the existing outdoor storage area. The outdoor storage area would be fenced with an 8' steel fence that matches the existing fence. The applicant was previously granted a Base Standard Modification(BSM) to use an 8' metal fence to enclose their outdoor storage area. The applicant is requesting to be allowed to use similar fencing around the proposed outdoor storage expansion. At this time staff is in support of this request. Matching the existing fence height and material should give a consistent look and screen the outdoor storage area subject to the applicant providing a fencing detail for the proposed metal fence. The applicant has established a history of being unable or unwilling to follow through with the conditions placed on his site related to outdoor storage. Due to this fact, staff is recommending the applicant be required to bring a written detailed outdoor storage plan back to Department of Community Development for final approval prior to being permitted to increase the size of the existing outdoor storage area. The written detailed plan shall outline types of items to be stored, length of time the items shall be stored and what types of items will be stored in each storage area. The applicant is not approved to be operating a junkyard or salvage yard and historical air photos indicate many of the items being stored have not been moved in several years. If this is the case,the applicant would be operating a junkyard or salvage yard without the required approvals and not the auto repair business he has indicated in his Planned Development application. Below is a copy of the approved site plan from 2008. The approved plan identified a specific area along the west side of the building for outdoor storage. Following that is an aerial photo from 2018 showing the outdoor storage area. Item XI-SIP amend far 1911 W Snell Rd 3 77 ZO Move Sign New Drive Ar +roco r '� $ , r New Sign 4-1 �-'Snc ed ° f ' t Stof ge { '-g t� A, buj enWAddition v ff x or ' a yr yr ryt.danw � .m � m .f• gg . 1dn ' t •�« ..wwx�rwnc � 5� '6 �! ��� f' f' ED CHANGI*S TO SITE REVISED SITE PLAN OCT 15 E018 ' 'SUBMITTED un�ncraxr l A t OCTOBER 15,2008 Item XI-SIP amend for 1911 WSnell Rd 4 t ip TL , . r H - 'tee 3 -' ^� 's,-'3 may,� ✓�. I lu -�'v, kin ryt3�� t ham° 1-4 t ' . 'S _77.l x As part of the prior approval staff was recommending all semi-tractors and semi-trailers shall be stored within the approved enclosed storage area.After additional discussion with the applicant,they submitted the attached revised site plan,which includes storage areas for semi-trailers. The applicant has indicated a portion of his business is related to renting storage space for semi-trailers and needs to continue to be able to conduct that part of his business. As you can see on the applicant's site plan,they had not been following the required 10' setback along the west property line. At this time staff is recommending a BSM to reduce the setback from the previously approved 10' down to 5' with the condition that the applicant have all the trailers moved to meet the new 5' setback and either place an 8' solid fence along the west property line or construct a minimum 2' tall berm topped with a solid row of minimum 4' tall evergreens. Either option should provide two benefits. First, it should screen the trailer storage from the adjacent lot to the west and second,it should create a barrier between the properties that should eliminate the ability for any further encroachment into the setback. One of the primary concerns related to the subject site has been the lack of organization of storage and the haphazard appearance of its storage areas. In order to address this, staff has proposed several conditions, all parking shall be striped and parking shall only be allowed in accordance with the approved and requiring an outdoor storage fence in outdoor storage area.To address this concern for the trailer storage area, staff is proposing additional conditions. First, the semi-trailer storage shall be Item XI—SIP amend for 1911 W Snell Rd 5 limited to 24 spaces along the west property line (Marked 69-92) and 22 spaces along the south property line(Marked 93-114) as indicated on the graphic below and shall only be stored in compliance with the layout as shown. Those storage areas marked with an X shall be removed and shall not be used for storage.To mitigate the view of the trailer storage areas from Interstate 41 the applicant is proposing to construct an 8'6" wood fence along the east property line and then transition to a 4'berm and 4' chain link fence along the south property line. The applicant is also proposing to add additional 3-4' arborvitae along the new fence. Two additional Base Standard Modifications will be required for the proposed fencing. First, a BSM is required for an 8'6" fence within the front setback. Code allows a maximum of a 4' tall fence in front yards. Staff is in support of the BSM as it should help mitigate the view of the semi-trailer storage area. Second, a BSM is required for chain link fence within the front yard. Code prohibits any chain link fencing within the front yard. Staff is in support of the BSM as although not typically allowed in a front yard,the property is adjacent to Interstate 41 and this is not a typical front yard. Finally the revised site plan includes areas for temporary staging of vehicles (marked 115-132). The applicant has indicated these areas are needed as temporary storage/parking for vehicles being brought to the site. Staff understands the need for the staging areas,but is concerned with them becoming additional long term outdoor storage. As such, staff recommends a condition be added that vehicles shall only be permitted to remain in staging areas for a maximum of 7 days. HMV �.f 3f 9 3 _„ ;3i3 IC x f � Y s-a 3 4 - _ -• n f utu5 . , f ev -ty 3 � �• h, 3( 5 s Item XI-SIP amend for 1911 W Snell Rd 6 Site Design/Access The site is accessed from a single driveway on W. Snell Road. No additional access points are included as part of this request.The applicant failed to construct the existing driveway to city standards when it was done as part of the prior approval. Therefore, staff is recommending a condition be placed requiring the existing driveway to be brought up to city standards for hard surfacing. The applicant indicates a total of 68 parking spaces on site. The applicant is proposing to use spaces labeled 1-8 for customer parking, 9-44 for vehicle sales and 45-68 for shop vehicles, customer parking and tow trucks. The zoning ordinance requires 1 parking space per 300 sq. ft. of building devoted to vehicle services and repair. It also requires 1 parking space per 300 sq.ft. of office space. Vehicles sales require 1 space per 3,000 sq. ft. outdoor display area. According to the applicant,the building consists of 7,000 sq.ft. of shop space, equaling 23 required parking spaces and 6,000 sq.ft. of office space, equaling 20 parking spaces. The applicant indicates approximately 12,000 sq. ft. of outdoor vehicle display area, equaling 4 required parking spaces. The applicant is proposing to dedicate only 33 of the 68 parking spaces on site for employee, customer and shop vehicle use. The applicant does not define what constitutes a shop vehicle. Code requires a total of 47 employee and customer spaces per the uses and size of those uses indicated by the applicant. If 47 of the 68 spaces on site are required to meet the zoning ordinance for parking, only 21 spaces remain for vehicles sales. The applicant is requesting a BSM to reduce the required employee/ customer parking from the 47 required to 33. The applicant has expressed that they do not require 47 spaces based on the number of employees and the typical number of customers they have. Staff is in support to reduce the required parking and allow the applicant to use additional stalls for vehicle sales. To aid in maintaining an orderly and functioning site, staff recommends the applicant be held to the following parking breakdown. Spaces 1-15 shall be used for employee and customer parking. Spaces 16-50 shall be used for vehicle sales. Spaces 51-68 shall be used for shop vehicles and towing vehicles. Presently, the parking area is not striped in accordance with the provided plan. Staff recommends the applicant be required to fully stripe the parking area in compliance with the approved plan. Further, the plan as presently proposed does not appear to meet all the dimensional requirements for parking stalls and access drives and the spaces indicated vary in size. Staff recommends the applicant be required to provide a professionally drawn fully dimensioned and scaled parking lot layout plan after approval by council and prior to using the areas for parking. Storm Water Management/Utilities No storm water management plans have been submitted at this time. However, once a cumulative 20,000 sq. ft. of disturbed area is reached the site will have to come into compliance with the City's Storm water Ordinance (Chapter 14). Landscaping The applicant is proposing additional landscaping along the east and south property lines to buffer the outdoor trailer storage area. The applicant has indicated 9 existing trees and proposes to add 18 additional 3-4' arborvitae. The code required minimum height at time of planting for arborvitae is 4'. Staff recommends the applicant be held to the 4' minimum standard found within the code. Staff is Item XI-SIP amend for 1911 W Snell Rd 7 recommending either a fence or a combination of a berm and evergreen planting be used to mitigate the setback reduction along the west property line. As such, staff is recommending the final revised landscaping plan be reviewed and approved by the Department of Community Development. Any and all landscaping and bufferyard material required shall be installed on the subject property, in accordance with the approved site plan within 180 days of the approval of the Specific Implementation Plan. Signage No additional signage had been indicated on the provided plans. Staff is recommending a condition requiring the applicant to remove the existing empty sign structure. Section 30-311 (F) of the zoning ordinance requires the removal of signs that are not being properly maintained. 77 a „ f j h e kip �c Overall site Finally,in regard to all site modifications that are being requested/required as part of this request, staff recommends a condition requiring all improvements be required to be completed within 180 days of the final approval of the Specific Implementation Plan. The applicant has shown a history seeking approvals for a planned development amendments and then never following through with the conditions of the approval. This is evident by fact the site was not brought into compliance with either the 2006 or 2008 planned development amendments. 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. Item XI—SIP amend for 1911 W Snell Rd 8 (b) The proposed Planned Development project is consistent with the City's Comprehensive Plan and other area plans. (It is the responsibility of the City to determine such consistency.) (c) The proposed Planned Development project would maintain the desired relationships between land uses,land use densities and intensities, and land use impacts in the environs of the subject site. (d)Adequate public infrastructure is or will be available to accommodate the range of uses being proposed for the Planned Development project,including but not limited to public sewer and water and public roads. (e) The proposed Planned Development project will incorporate appropriate and adequate buffers and transitions between areas of different land uses and development densities/intensities. (f) The proposed Planned Development project design does not detract from areas of natural beauty surrounding the site. (g)The proposed architecture and character of the proposed Planned Development project is compatible with adjacent/nearby development. (h)The proposed Planned Development project will positively contribute to and not detract from the physical appearance and functional arrangement of development in the area. (i)The proposed Planned Development project will produce significant benefits in terms of environmental design and significant alternative approaches to addressing development performance that relate to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. (j) For Planned Development projects that are proposed to be developed in phases, the applicant can provide a timeline for development and can demonstrate that the project would be successful even if all phases were not or could not be completed. Staff recommends approval of the Specific Implementation Plan amendment with the findings listed above and the proposed following conditions: 1. An 8 foot high solid fence or minimum 2 foot high berm with a solid row of 4 foot high evergreens shall be installed on the west property line to mitigate setback reduction. When such installation occurs,there will be a Base Standard Modification reduction in the required side yard on the west property line from 10 feet as previously approved in 2006 to 5 feet. 2. All expanded outdoor storage per the site submitted by the Applicant on February 21,2019 (hereinafter"Site Plan") shall be fully enclosed with an 8 foot high metal fence. There will be a Base Standard Modification for the expanded outdoor storage area to be enclosed to allow an 8 foot high metal fence to match the existing outdoor storage fence. Applicant shall provide a fencing detail and specifications for the proposed fence.The site plan with staff comments is included on page 6 of this Staff Report and is incorporated herein by reference. 3. The east and south property lines shall be fenced per Site Plan. There will be a Base Standard Modification to allow an 8 foot 6 inch high solid wood fence in the front yard setback along east property line and a Base Standard Modification to allow a 4' foot high chain link fence within the front yard along the east and south property lines. 4. Base Standard Modification to reduce the required customer/employee parking from 47 to 33 stalls. 5. On the Site Plan, spaces 1-15 shall be used for employee and customer parking, spaces 16-50 shall be limited to vehicles sales, spaces 51-68 shall be limited to shop vehicles, spaces 69-114 Item XI-,SIP amend for 1911 WSnell Rd 9 shall be limited to semi-trailer storage, spaces 115-132 shall be limited to temporary vehicle storage. 6. All spaces identified with an X as shown on the site plan with staff comments found on page 6 shall be removed. 7. Site is limited to 35 vehicle sales spaces and those spaces are identified on Site Plan and labeled as spaces 16-50. 8. Towing-related fleet vehicles are limited in parking location to under the existing metal canopy (marked spaces 51-68) or in the enclosed storage areas as per the 2006 approval. 9. After final approval, applicant shall provide a professionally drawn(e.g. landscape architect, surveyor, civil engineer) fully dimensioned and scaled site plan for approval by the Department of Community Development. 10. Parking lot(specifically,spaces 1-68 and spaces 115-132) shall be striped in accordance with the approved Site Plan. 11. No parking shall be permitted outside of the legally established and striped spaces as approved as part of the Site Plan 12. All vehicles in parking spaces shall be in operable condition for safe and legal performance on public right-of-way. 13. All semi-tractors and semi-trailers shall be stored within the 24 spaces along the west property line(marked spaces 69-92) and 22 spaces along the south property line (marked spaces 93-114) and shall be stored in compliance with the approved final site plan. 14. Site/Business is maintained and operated per the submitted plan. There shall be no expansion of or change of uses on-site without further approval through the Planned Development process. 15. Outside storage of parts,fluids, tires,inoperable/unlicensed vehicles and other automotive service related items shall be prohibited in all areas other than the approved enclosed storage area. No outdoor storage shall be permitted outside of the approved enclosed storage area or approved semi-trailer storage spaces. 16. Driveway and parking area shall be brought up to city standards for hard surfacing per section 30-175(S), examples are concrete or asphalt. 17. Applicant shall provide storm water management once 20,000 sq.ft. of total disturbed area is reached. 18. Final revised landscaping plan shall be reviewed and approved by the Department of . Community Development. 19. Outdoor storage area plan and narrative shall be reviewed and approved by the Department of Community Development prior to building permit issuance. 20. Permitted uses shall be limited to; auto&truck repair, auto service, towing, auto parts sales and auto sales. For purposes of clarification, auto salvage is not a permitted use and vehicles shall not be dismantled and sold for parts on the property. 21. No vehicle of any type shall be kept in the enclosed outdoor storage area for a period of time exceeding 6 months. The enclosed outdoor storage area shall not function as a salvage yard and shall not store vehicles that are being sold for parts or scrap. 22. Applicant shall remove the empty scale sign structure located along the east property line and shown on the Site Plan. 23. All conditions and required site modifications that are made as part of this Specific Implementation Plan amendment shall be completed by the Applicant within 180 days of the approval of the Specific Implementation Plan. Item XI-SIP amend for 1911 WSnell Rd 10 �r {A'rya a n I e Y r is i e F' c i ::. `�l�i 11 1 n ti� S P , ON IA I I Jt I{ r — f �• c cvr"rN �� oEtiY r I e w. r I a C'S &C; r Page 11� c .. I } r` e T�I <i 6 r k, d � � „n V e I a t o 'q r wx Page 12 SUBMITTO: City of Oshkosh Dept.of Community Development 215 Church Ave.,P.O.Box 1130 Citof Planned Development Application Oshkosh,M 54901 Oshkosh f" PHONE:(920)236-5059 For General Development Plan or Specific implementation Plan "PILCASE TYPE OR PRINT USING BLACK INK" APPLICANT INFORMATION Tr Petitioner: L �l.E'�{1 ' C _ C'�C` T Date Petitioner's Address: ) (�a �1"• City: n,-p v\ Y ) State: Zip; � 02r t�� ! �• Telephone#:82D) 620) 2- , cj Pq Other Contact Tf or Email:. Status of Petitioner(Please Check): XOwner ❑Representative to Tenant ❑ Prospective Buyer Petitioner's Signature (required) OWNER INFORMATION Owner(s): FIAi`l'l F' Date: Owner(s)Address: City: State: Zip Telephone M( } Fax: ( } Other Contact ft or Email: Ownership Status (Please Check) ❑Individual ❑Trust ❑Partnership n 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�poslpone,l-by-iKe PTTanning Sernces 'sfonjtor incomplete submissions or other administrative reasons. Property Owner's Signature. - ___ �. �"� Date: TYPE OF REQUEST: ❑General Development Plan(GDP) ❑General Development Plan(GDP)Amendment ❑Specific Implementation Plan(SIP) 1%Specific Implementation Plan (SIP)Amendment SITE INFORMATION Address/Location of Proposed Project: 1'"t l . t },-w l 1 Proposed Project Type: t t d A 1`t 1_t ( t fix- C_a c''+ ' i tc I E'er Current Use of Property: > dr oning: Land Uses Surrounding Your Site: Norlh: l i-al y'f jr South: cyn coy-1) East: West: + > It Is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal A Application fees are due at lime 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 yrww.ci.oshkostl.wf.us/Camtriunily_DGvelopment/Planf)ing•htm Staff Date Rec'd f`� Page 13 The property at 1911 W Snell Road is zoned Urban Industrial. The current usage of the property and future request uses are all permited uses in the Urban industrial zoning. Do to the rapid growth of our business,we are going to need more additional shop space. Therefore,we are requesting an addition of 50x50 on the northwest corner of the rear of the building. Which will be constructed of the same type of materials the building is already made of. Do to amount of cars accumulated through towing operations,we are expanding car sales which is a permitted use under Urban Zoning. Car sales will be conducted in accordance to the State of Wisconsin Motor Vehicle requirements for display and sale. We are requesting 42 stalls for sale. And 8 for customer and/or employee parking. Landscaping consists of 3 silver maples on the north end and 3 on the south end of the east side of the property. They are currently 6° in diameter. On the East side we face Highway 41 Southbound,which consists of tall weeds and grass that exceeds 3-4 feet in height. On the North side is the slope for the overpass which is also all tall grass and weeds. On the south side is tall grass and berm. The building consists of 70x100 Shop and 40x150 of Office, Bathrooms and Trees. Page 14 1-8 Customer parking 9-44 Sales parking 45-68 Shop Vehicles, Customer Parking,tow trucks Fencing will be 8 feet tall and steel like the rest of the fence that is us. The fenced in area is for parking tow ins and equipment and vehicles in need of repair and outside storage and supplies. Page 15 The property at 1911 W Snell Road is zoned M Industrial. The current usage of the property and future request uses are all permited uses in the M industrial zoning: Do to the rapid growth of our business, we are going to need more additional shop space. Therefore, we are requesting an addition of 5Ox50 on the northwest corner of the rear of the building. Which will be constructed of the same type of materials the building is-already'made of. Do to amount of cars accumulated through towing operations,we are requesting car sales which is a permitted use under M zoning. Car sales will be conducted in accordance to the State of Wisconsin Motor Vehicle requirements for display and sale. We are requesting SO stalls for sale. Arid 8 far customer and/or employee parking. Page 16 SIP AMENDMENT OMNI GLASS&PAINT INC LOREN'S 41 TRUCK PLAZA LLC 1911 W SNELL RD 3530 OMNI DR 3000 OREGON ST PC: 11-20-18 OSHKOSH WI 54904 OSHKOSH WI 54902 TOWN OF OSHKOSH-CLERIC LORENZ RANGELOFF ATTN:JEANNETTE MERTEN 3020 OREGON ST 1076 COZY LN OSHKOSH WI 54902 OSHKOSH WI 54901 Page 17 i 'F E 2 'n 1940 s -SNEL-L--R© —.._..._—.. . T 1911 / E % `s t i (n r % ar ®i Q a r / _...... N 1in=0.03mi Y 1in= 17 Oft City of Oshkosh maps and data are intended to be used for general identification purposes only,andiiv the City of Oshkosh assumes no liability for the accuracy of the information. Those using the �f information are responsible for verifying accuracy. For full disclaimer please go to Printing Date:6l14l2018 �'KI � www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI JAGIS\PlanningRan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User:minak Page 18 DR-6-PD MU-PD j MULTIPLE MR-12-PD 1 MR-12-PD11 Q SR-5 - �y I 45 UI MH-9-PD �.r LA i. __ -UI-PD--- a I m 1 m' - --- �CO Oshkosh Cify Limif _ l N l o SMU j N 1 Cis A j 0 I l _. / i \ HI I 1 in=750ft 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:6/14/2018S�I�CQSh www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:IGISTlanning\Plan Commission Site Plan Map TemplateRan Commission Site Plan Map Template.mxd User:minak Page 19 �p n A. Y t f �:k t i y u v f f1 B F �r �v F >35,v 511 N 1 in=0.03 mi Ad 1 in=150fttop City of Oshkosh maps and data are intended to be used for general identification purposes only,and 0tv 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:6/14/2018 �� www.ci.oshkosh.wi.us/GlSdisclaimer Prepared by:City of Oshkosh,WI J:IGISRanningRan Commission Site Plan Map TemplatelPlan Commission Site Plan Map Template.mxd User:minak Page 20