HomeMy WebLinkAbout10-15JANUARY 26, 2010
10 -15 RESOLUTION
(CARRIED 6 -1 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE CONDITIONAL USE PERMIT AND PLANNED
DEVELOPMENT FOR A DRIVE -IN RESTAURANT AT
1200 SOUTH KOELLER STREET
INITIATED BY: TWILIGHT BURGERS LLC, PETITIONER
PLAN COMMISSION RECOMMENDATION: Approved w /conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a
conditional use permit and planned development with base standard modifications for
construction of a drive -in restaurant with a drive -thru and associated amenities, per the
attached, is hereby approved with the following conditions:
1) Base standard modification to reduce the front yard setback from 25 ft. to 1 ft.
and to reduce the north side yard setback from 15 ft. to 0 feet.
2) The striped and labeled "parking to be removed" area on the northern portion of
the development area is to be reconstructed as an island in coordination with
future redevelopment of the adjacent property.
3) Provide the city with proof of cross access and cross parking agreements
between the subject property and the adjacent property to the north.
4) Base standard modification to allow two LED signs on the north facade, as
proposed.
QfHK0fH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning rvices
DATE: January 21, 2010
RE: Approve Conditional Use Permit and Planned Development for a Drive -In Restaurant at
1200 South Koeller Street (Plan Commission Recommends Approval)
BACKGROUND
The approximate 6.3 acre property is the former home to the 60,000 square foot Copps Grocery Store
located at 1200 South Koeller Street, which is now vacant. The property is located approximately 1,000
feet south of West 9`� Avenue and approximately 550 feet north of Menard Drive. Staples, Hobby
Lobby, Starbucks and other retail establishments are adjacent to the north and Shopko is adjacent to the
south. Highway 41 to the west and multiple- family housing exists to the east.
ANALYSIS
This request involves the development of a Sonic Drive -In Restaurant on approximately 0.71 acre area at
the northwest corner of the property and is consistent with the Comprehensive Plan and is compatible
with surrounding commercial uses in the area. The restaurant is proposed to be 1,750 square feet with
drive -thru within the existing parking lot complimented with both an attached and remote canopies.
Access to the development will be provided by two existing drives on Koeller Street and the proposed
parking includes 29 parking stalls directly around the restaurant. Lighting for the site includes canopy
and building- mounted lighting only and signage for the development includes a 48 foot tall pylon sign
and multiple wall signs including two LED signs on the west building fagade. Landscaping is proposed
to consist of shrub, ornamental grasses, and tree plantings on all sides of the building and within all
landscape islands. Stormwater management plans are not required because of the size of the development
and as the impervious surface will be reduced by 10% as a result of this development. The structure is
approximately 16 feet tall and is designed appropriately for the area and is constructed of quality
materials.
FISCAL IMPACT
The current site where Sonic is proposed is a parking lot so any new development will add value to the
City's property tax base. The developer estimates the value of the new restaurant development at
approximately $1 million. The new use will not require the extension or provision of any City utilities
that aren't already provided or available in the area nor should the use appreciably increase the demand
for city services beyond the occasional police or fire call.
RECOMMENDATION
The Plan Commission approved of this request at its December 1, 2009 meeting.
Approved,
— CW4_9�_Z_
City Manager
ITEM: CONDITIONAL USE PERMIT/DEVELOPMENT PLAN REVIEW FOR
THE DEVELOPMENT OF A DRIVE -IN RESTAURANT AT 1200 SOUTH
KOELLER STREET
Plan Commission meeting of December 1, 2009
GENERAL INFORMATION
Applicant: Twilight Burgers, LLC
Owner: 1200 South, LLC
Actions Requested:
The petitioner requests approval of a Conditional Use Permit/Development Plan approval for a
new drive -in restaurant with drive -thru located at 1200 South Koeller Street.
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the establishment and /or amendment
of a PD overlay district in Section 30 -33 and Conditional Use Permit in Section 30 -11.
Property Location and Type:
The approximate 6.3 acre property is the former home to the 60,000 square foot Copps Grocery
Store located at 1200 South Koeller Street, which is now vacant. The property is located
approximately 1,000 feet south of West 9 1h Avenue and approximately 550 feet north of Menard
Drive. Staples, Hobby Lobby, Starbucks and other retail establishments are adjacent to the north
and Shopko is adjacent to the south. Highway 41 to the west and multiple - family housing exists to
the east.
mb'ect Site
Existing Land Use Zonin
General Commercial - Vacant C -2
Adiacent Land Use and 'Zonin
Existin
Uses
10 Year Land Use Recommendation
Zonin
North
General Commercial .............................
.............
C -2 ..........
.... ............................................
South
............... ......... . ...................................._..... .. ...............................................................................................................
.
General Commercial
C -2 PD ...............................
.........................................................................................................................................................................................................................................................................................................................................................................................................
East
Multiple-Family ........ Residences
R -3
.... .... . .. ... .. .. ... ... ... ... ... ........
West
.
STH "41"
N/A
Comprehensive Plan Land Use Recommendation
Land Use
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
1
ANALYSIS
Use
This request involves the development of a Sonic Drive -In Restaurant on approximately 0.71 acre
area at the northwest corner of the property. The proposed development is consistent with the
Comprehensive Plan and is compatible with surrounding commercial uses in the area. The
improvement is also advantageous as it will help to establish a presence closer to the South Koeller
Street right -of -way and help "shield" the large parking lot of the former Copps building from the
roadway and highway. A restaurant use is appropriate for this area and is not only consistent with
long range land -use plans but is a logical addition to the longstanding highway commercial
corridor.
Site Design
The applicant proposes to place a 1,750 square foot commercial drive -in restaurant with drive -thru
within the existing parking lot, as depicted on the submitted site plans. The building will be
complimented with an attached canopy and a remote canopy for drive -in customers. The site
development plan also includes a brick and stone dumpster enclosure, a 500 square foot dining
patio, pedestrian walks and painted pathways and a general reconfiguration of this part of the
overall parking lot. The petitioner has included several islands and /or island "bump outs" within
the site plan, which is important to meet parking code requirements, to better define drive aisles,
break up the pavement mass and provide areas for landscaping.
The property was developed in 1984 (prior to the establishment of the Highway 41 Overlay
District) and does not conform to the current zoning code dimensional regulations with a legal
nonconforming front yard setback of 1 foot for pavement (25 feet required), a legal nonconforming
north side yard setback of 0 feet (15 feet required) and no landscaping along the 5 foot rear lot line.
The proposed CUP /PD is only for a small portion of the parcel located at the northwest corner of
the lot and would not change these legal nonconforming situations. It will therefore require base
standard modifications for the front yard setback of 1 foot and for a northern side yard of 0 feet.
Additionally, the placement of the drive -in dining canopy on the south side of the development
area is placed 10 feet within the required 50 foot front yard building setback and will need a base
standard modification if approved at this location. Staff supports a majority of the base standard
modifications as the front setback along Koeller Street has been established not only by this
property but also by the adjoining properties and the side yard functions as a continuous and
shared drive aisle. Staff believes the drive -in canopy structure could be modified by removing the
western stall and increasing the canopy setback to over 50 feet thereby meeting code. This change
also improves potential traffic issues with vehicles from this stall backing into the three -way drive
aisle intersection at the southwest corner of the development area.
Access /Parking
Access to the development area will be provided by two existing drives on South Koeller Street
(one with direct access and the other through the former Copps parking area) and through cross
access from the property to the north. No new driveways are being proposed with this project.
Vehicular circulation on the subject development area includes counter clockwise movements
around the building providing access to the drive -in spaces and to the drive - through service. All
dimensional regulations of the stall and drive aisles are met in the proposed plan. As discussed,
the development area parking facility is proposed to be improved with islands and bump -outs
meeting code standards. Staff observed however that a portion of the reconstruction area north of
Item — 1200SKoeller -drive in Restaurant CUP /PD
the main drive aisle, which is striped and labeled "parking to be removed ", is located partially off
site and partially on. This area should be reconstructed as an island in coordination with future
redevelopment of the adjacent property, at the time it is redeveloped. Pedestrian connection to
South Koeller Street is provided in the form of a formal walk from the building to the sidewalk as
well as a striped walk to the remote canopy structure.
Proposed parking includes 22 drive -in stalls, 5 open/standard stalls and 2 handicapped stalls for a
total of 29 parking stalls situated directly around the restaurant. The application states that the
petitioner is requesting a base standard modification to the number of required parking stalls as the
zoning code requires 15 open stalls. The argument that Sonic has only a 500 square foot patio and
only drive -in dining stalls (no internal dining) is valid and staff agrees with the argument but also
would point out that a base standard modification is not needed as the restaurant development area
is a portion of the overall former Copps site and therefore shares an extremely large parking lot,
which contains ample parking for both the restaurant and the big box structure.
Lightin
The petitioner has indicated that they are not changing the lighting configuration except for the
inclusion of canopy and building- mounted lighting. The submittal does not include a
lighting /photometric plan but all lighting on the site will be required to meet code standards.
Sinae
Formal signage plans are included within the submittal material and include a 48 foot tall pylon
sign with approximately 220 square feet of area (both sides) situated on the island near the
driveway to Koeller Street. Its placement meets setbacks and signage code regulation in relation to
size and height (maximum area 800 square feet and maximum height of 60 feet). Wall signage
includes multiple wall signs on the north and south sides of the structure (approximately 50 square
feet per side). Building wall mounted signage per Zoning Code is allowed up to a maximum of
thirty percent (30 %) of the wall area per fagade which is approximately 350 square feet on said
facades. The applicant also identifies two small LED signs on the west building fagade. The code
permits a maximum of a single LED sign so a base standard modification is needed to permit the
second. Ground and wall signage for the development is appropriate for the area and sensitive to
the aesthetic feel for the development. Ground and wall signage as proposed also allows
additional area for permanent wall signage area or temporary signage to be incorporated in the
development in the future.
Landscaping
Landscaping at the development area is proposed to consist primarily of shrub and ornamental
grass plantings situated on all sides of the building with tree plantings primarily on the west/front
side of the site and within all the landscape islands. Staff is encouraged by the thorough and
extensive landscaping proposed by the applicant and believes the landscaping will greatly help to
beautify the site and break up the bleak and open feel of the overall site, especially from the South
Koeller Street /Highway 41 perspective. The landscaping appears to meet and exceed code
requirements but a formal review will be conducted during site plan/building permit review.
Stormwater Management
A grading plan has been submitted with the application. The hard /impervious surface area of the
site will be reduced by approximately 10% as a result of this development and because of this fact
and the because of the size, it is not anticipated that the development will require stormwater
Item — 1200SKoeller -drive in Restaurant CUP /PD
facilities, but staff would like to point out that stormwater management will have to be approved
by the Department of Public Works during regular building permit application.
Buildings
The primary structure is designed as a flat roof building with a height of approximately 16 feet.
The elevations depict a 22 foot tall tower and decorative tower /parapet wall cap extending
approximately three feet higher than the tower roof line. The exterior of the building is proposed
to be predominately brick veneer with knee -wall and tower of stone veneer. Additionally, the
building will have drive -thru arched canopy, metal standing seam awnings and brick soldier
courses above the windows and doors. The front facade includes a decorative beige dining canopy
over the outdoor dining area and all facades will be accented with brick soldier course cornice and
the stone veneer knee wall. Staff believes the building design is appropriate for the area and of
quality materials. The southern and northern elevation do contain approximately 50 linear feet of
relatively blank facade, which the petitioner has attempted to break -up with the use of awnings and
signage. The dumpster enclosure is designed with the brick and stone veneer that matches the
building materials with wood gates painted to match the brick of the building. The drive -in dining
canopies are beige painted carports.
RECOMMENDATION /CONDITIONS
Staff believes that the proposed development, with conditions, will meet the standards as set forth
in Section 30 -11: Conditional Use Permits as well as Section 30 -33: Planned Developments and
not have a negative impact on surrounding lands, will be harmonious with the intended character
of the general vicinity, and will not be detrimental to neighboring property or the community as a
whole.
The Department of Community Development recommends approval of the conditional use
permit/development plan as proposed with the following conditions:
1) Base standard modification to reduce the front yard setback from 25 feet to 1 foot and to
reduce the north side yard setback from 15 feet to 0 feet.
2) The striped and labeled "parking to be removed" area on the northern portion of the
development area is be reconstructed as an island in coordination with future
redevelopment of the adjacent property.
3) Provide the City with proof of cross - access and cross - parking agreements between the
subject property and the property adjacent to the north.
4) Base standard modification to allow two LED signs on the north facade, as proposed.
The Plan Commission approved of the conditional use permit/development plan as requested with
conditions noted. The following is the Plan Commission's discussion on this item.
Mr. Buck presented the item and reviewed the site plan. He stated that the zone change was
consistent with the Comprehensive Plan and the surrounding sites. He further stated that the
petitioner would be utilizing a portion of a large parking lot and base standard modifications were
being requested for setbacks and a few additional modifications such as LED lights on the front of
the building. He also reviewed the traffic circulation, pedestrian walkways, lighting, signage, and
elevations, landscaping, stormwater and grading, and building features. The petitioner would be
Item — 1200SKoeller -drive in Restaurant CUP /PD
required to meet code on all aspects which would be reviewed at permit issuance. He also
reviewed the conditions placed on the CUP /PD request.
Motion by Fojtik to vote on the rezoning and CUP /PD requests separately.
There was some discussion among Commission members whether the rezoning and CUP /PD items
should be separated or voted on as one item. There were concerns by several members that the
approval of the rezoning to a Planned Development area would relax standards for the
development by allowing base standard modifications.
Mr. Buck commented that the Planned Development can provide higher quality standards for the
development as well as relaxing standards by allowing base standard modifications from some
zoning requirements.
Mr. Burich suggested that the items be separated and voted on individually with the CUP/PD being
handled first since if approval was denied for this request, the rezoning request would not be
necessary.
Seconded by Thoms. Motion carried 9 -0.
Mr. Borsuk questioned if the landscaping on the site was adequate.
Mr. Buck responded that no formal landscaping plan had been submitted at this time; however the
developer would be required to meet code requirements for number of plantings, species, etc., at
the time of permit issuance.
Mr. Borsuk inquired if stormwater plans were submitted with the application.
Mr. Buck replied that stormwater plans, if required, would also be reviewed at the time of permit
issuance.
Steve Gohde, Assistant Director of Public Works, stated that this site would not be required to
submit stormwater plans as the developer was not increasing the impervious area by 50 %, and the
site is less than one acre in size. The plans also meet the DNR's standards for stormwater quality
improvements.
Mr. Thorns suggested that the Plan Commission add a condition to this request to require
stormwater plans be submitted even if code does not require it as this area has experienced
significant flooding issues in the past.
Mr. Gohde stated that City ordinance allows the development to occur without stormwater
management plans unless the imperious surface is being increased and that redevelopment areas
are a different entity than new development sites.
Mr. Thorns then suggested that the developer include rain gardens in their landscaping plans to
address the issue.
Item — 1200SKoeller -drive in Restaurant CUP /PD
Mr. Buck commented that the portion of the parcel being redeveloped is 10% of the entire existing
lot.
Mr. Borsuk stated that if the area being redeveloped was one acre or more, the developer should
also be presenting a stormwater plan to decrease solids.
Mr. Gohde responded that this would not apply if the impervious surface was not being increased.
Mr. Borsuk commented that we need to start now with landscaping or breaking up big box parking
lots to avoid issues of redeveloping small portions of these sites which will create more flooding
problems in the future.
Mr. Thorns questioned the setback requirements in the 41 corridor, and when they apply, if we
continue to allow exceptions to the requirements for redevelopment.
Mr. Buck responded that the building does meet the setback standards as well as the signage for
the site. There is a base standard modification for a reduced front yard setback for pavement and a
reduced north side yard setback; however that is necessary to accommodate the drive aisles
previously established in front of the buildings. To require the developer to pull this structure back
would essentially block off the existing drive aisles leading to other parcels in the surrounding
area.
Mr. Thorns commented that he felt the 41 corridor standards seemed useless if they could not be
enforced with new developments.
Mr. Burich stated that the original setback for the 41 corridor was 50 feet; however it was
established at a time when reconstructing the frontage road was being considered and the City did
not want structures developed too close to the road requiring them to be relocated. The reduced
setbacks being requested for this development were for parking area only and the location of the
structure was within the required setback area.
Mr. Thorns then commented that developments should not be placed too close to the road as it
creates a hazardous situation in the event of an accident that could occur in the roadway.
Tim Sparks, 5232 West Princeton Pines Court, Franklin, Wisconsin, the petitioner for the request,
stated that they do not have an issue with removing the parking stall in the drive -in canopy area to
meet the required setback as suggested in the staff report. He further stated that he does not work
for Sonic and that he is a community involved individual who is willing to do the right thing as far
as developing the site. The landscaping on the site would be more than just adequate and the
quality of the building materials would be the same. He utilizes Wisconsin materials and laborers
in the development and suggested that other Sonic sites he has recently established in Grand Chute
and Milwaukee were representative of the quality of his developments.
Mr. Borsuk inquired if he had dealt with stormwater issues on his other developments.
Chris Carr, 1541 North Jefferson Street, Milwaukee, design engineer for the development, stated
that they dealt with stormwater management plans on one out of 41 sites they designed and the
addition of landscape islands on this site should improve water quality issues. The redevelopment
Item — 1200SKoeller -drive in Restaurant CUP /PD
area makes development more difficult on the site and he commented that he was not aware of any
flooding issues. He further commented that the changing of the grading for the site should also
improve the existing conditions.
Andy Dumke, 2030 Menominee Drive, owner of the parcel, stated that the area being developed is
too small to do stormwater management plans and that he has developed several other parcels on
Koeller Street similar to this one. He further stated that the rest of the area behind the proposed
Sonic site is undevelopable due to an existing easement area located there. He also commented
that the established drive aisle needs to be retained to continue the traffic flow to other parcels in
the area.
Mr. McHugh stated that the parking lot on this parcel is deteriorated and questioned how the new
parking lot ordinance would affect this.
Mr. Buck responded that the area being redeveloped will have to meet the code requirements of
the new ordinance but the remainder of the lot will not be affected at this time. The rest of the site
cannot be addressed until it is redeveloped.
Motion by Nollenberger to approve the zone change from C -2 General District to C -2PD
General Commercial District with a Planned Development Overlay as requested.
Seconded by McHugh. Motion carried 9 -0.
Mr. Bowen commented that the Plan Commission was not responsible for dealing with items that
should be reviewed by the Stormwater Utility Board.
Mr. Borsuk stated that sustainability was an issue that should be addressed by the Plan
Commission as it was part of good planning to consider these items.
Mr. Nollenberger commented that the Commission should not place additional standards on this
particular development but should consider revising the code requirements to address the
stormwater issues discussed.
Mr. Bowen stated that he agreed with Mr. Borsuk on the sustainability issue; however both the
engineers who designed the project and the staff in the Department of Public Works have reviewed
the plans for this development and have agreed that this project should not be an issue in regard to
stormwater management.
Mr. Thoms commented that he felt we should be addressing the bigger picture and he would
encourage the developer to consider the addition of rain gardens although they are not required.
Motion by Nollenberger to approve the conditional use permit /development plan review for
the development of a drive -in restaurant at 1200 South Koeller Street as requested with the
following conditions:
1) Base standard modification to reduce the front yard setback from 25 feet to I foot and to
reduce the north side yard setback from 15 feet to 0 feet.
Item — 1100SKoeller -drive in Restaurant CUP /PD
2) The striped and labeled "parking to be removed" area on the northern portion of the
development area is be reconstructed as an island in coordination with future
redevelopment of the adjacent property.
3) Provide the City with proof of cross- access and cross parking agreements between the
subject property and the property adjacent to the north.
4) Base standard modification to allow two LED signs on the north facade, as proposed.
Seconded by Vajgrt. Motion carried 9 -0.
Item — 1200SKoeller -drive in Restaurant CUP /PD
1200 South Koeller Street Planned Development
Twilight Burgers, LLC is submitting for a Planned Development at the property
located at 1200 South Koeller Street. The property is 6.291 acres and is owned
by Sonic of Oshkosh, LLC.
The current use of the site is an existing commercial building with parking, but
the building is not leased. The proposed use of the site would be for a Sonic
Drive -In on the northwest corner of the site on a 0.71 acre site. The
restaurant will have a 1,750 square foot building along with remote canopies for
drive -in customers. The site will have 22 drive -in parking spaces, 5 standard
parking spaces for the patio, and 2 handicap parking spaces for a total of 29
spaces. Sonic will install new asphalt and concrete pavement within the site
along with curbed landscape islands. Sonic is proposing a pylon sign on the far
west side of the site to the south of the existing driveway.
Sonic will employ approximately 75 - 100 people at the restaurant.
The existing site is 31,200 square feet and is all asphalt (0% greenspace). The
proposed site will have approximately 3,120 square feet of landscape area (10%
greenspace).
The restaurant will operate 363 days a year, 6am to midnight. The restaurant
is completely surrounded by commercial developments and the Interstate and
expects not to have any negative effect on the neighborhood. Sonic is
compatible with the other commercial developments and uses along South
Koeller Street.
Sonic has shift changes in the day and deliveries are primarily completed in the
early morning. The generated traffic is not expected to have a negative impact
on the area traffic. Sonic works with local police and neighboring properties
for traffic control during the high traffic opening weeks.
Future plans of the remainder of the site are not known at this time and would
require modifications to the Planned Development.
The Planned Development will require some variances (C -2 HVVY 41 Overlay
Zoning) for the development and are listed below along with reasons they are
requested:
Parking front setback to be 1 foot- A variance is requested for the 25 -foot
front setback in order for the site plan to fit.
• Many adjacent commercial properties have parking setbacks within 1 -foot
of right of way.
• Koeller Street is a highway frontage road so parking lot not visible to
neighboring residential and /or commercial properties.
• Sonic requires high visibility and with specific layout of site needs to be
as close to Koeller as possible.
• Sonic would provide landscape plantings on public right of way between
sidewalk and parking lot if City required for buffering.
Canopy setbacks to be 40 -feet- A variance is requested from the 50 -foot
front setback for building
• Canopies are different from buildings and do not provide the issue with
aesthetics nor do they block vision for development in the rear.
Parking lot driving aisle front setback to 15 -feet- A variance is requested
from the 70 -foot setback for driving aisle.
• Existing parking lot has driving aisle at a 1 -foot setback
• Adjacent parking lots have drive aisles within 15 -feet.
No landscape buffer between parking and front right of way- A variance is
requested from the 5-foot landscape buffer
• Existing parking lot has zero landscape buffer.
• Sonic would provide landscape buffer plantings on 5 -feet of public right
of way between sidewalk and parking lot if City required for buffering.
Proposed parking for Sonic approved as submitted- A variance is requested
from typical off - street parking number regulations
• Sonic is not a "typical" development and does not fall into any categories
provided in Codes.
• Sonic has no interior dining area, so therefore the building size should
not control its required parking.
• Sonic's only dining area is 500 square foot patio of which 5 parking
spaces are provided.
• Parking for employees and overflow parking is available on adjacent site.
/,0
CUP /PD -SONIC RESTAURANT
1200 S KOELLER ST
PC: 12 -01 -09
KLEINHUIZEN TRST GERRITT J /DONNA
1115 E NEW YORK AVE
OSHKOSH WI 54901 4030
RE 1125 MORELAND ST
TLK INVESTMENTS LLC
1754 RIVER MILL RD
OSHKOSH WI 54901 2769
RE 13'15 MORELAND ST
CAPITOL COURT APPLETON LLC
3148 MID VALLEY RD
DE PERE WI 54115
RE 1150 S KOELLER ST
JBC DEVELOPMENT LLC
1138 EVANS ST
OSHKOSH WI 54901 3969
RE 1135 & 1209 MORELAND ST
GAMS LLC
2535 KNAPP ST
OSHKOSH WI 54902 9004
RE 1217 MORELAND ST
1200 SOUTH LLC
3315 N BALLARD RD STE A
APPLETON WI 54911 8988
RE 1200 S KOELLER ST
SHOPKO SPE REAL ESTATE LLC
PO BOX 19060
GREEN BAY WI 54307 9060
RE 1300 S KOELLER ST
TWILIGHT BURGERS LLC
5232 W PRINCETON PINES CT
FRANKLIN WI 53132
/l
RAN
- -- -- • -- --- ------
I
i r
�
j 837 9
' S _
it i
i i
i ^
��'.7y to A���•>���N� < ��
I
I a
R
LJ
Y r
S;Y %Sw
1 :.
i
}
VA
1
I
x
j I I
I �
•.,!
i
I 4 ,
i
1 I
I i
,n, •
,
i I I
I I
i
I
i:P �
J` ; ?. ., . ��„ X
nN
r �
I
I 7717 1711 1
� � I
❑ 1 I
x x f x"XvhY• i y ;K x
+r
x Y. :: °�c:K .r .RCN Yd � -� #�,� t.. _.�'� $°
>c
'^I
I
I !
0
Z!!
�
O . A
' I
1
I !
i !
i
M I
L.
W .. i
11.11
; J
- 1
4 a U
n.
it
,'`• a i i w -
U511
W
z
!
I yJl
i
VJ�
Y" ��'•
i i
i I
i
Sf
'i
i
i 1
I 1
I
�/1�cf►���' //�� opnn 1''�
-------------- . ME I�a1t42 -a - Da ._. . - . - ._
i 1
1
I
I 1
•,•1995
DISCLAIMER
RESTAURANT DEVELOPMENT
This map Is neither a legally recorded map nor
a survey and it is not intended to be used as one.
WITH DRIVE — T H R U
N
O.IHKOf H
This drawing is a compilation of records, data
and Information located in various city, county
and state offices and other sources affecting
the area shown and It is to be used for reference
1200 S KO E L L E R ST
ON THE WA TER
City of Oshkosh
purposes only. The City of Oshkosh Is not re-
Department of
sponsibie for any Inaccuracies herein contained.
Community
Development
If discrepancies are found, please contact the
City of Oshkosh.
S 1 tf —' 200r
11!18109
Created by - dff
RAN
-v
IL
11 m1 '
It �'
Lo I� r•
.. f i
MP
Il.
0 IMI
/I
pq
a -
- ZW =�
PAP
Jl
PA
11
i►
nuns
V
p �$R �fr � a ll V
S AW 4 d a yr
7 7 df p... _ bbF 1� �C_ b ; 5 a � ,'w J
11 41
v U S Wen
■
a
t c �.ae�rc vo. etas d ii �F 'n" s
1Sr 7 MUM
v Hot,
ARE
a v z r
LOW
n a
Y :�,��^� `2 CEP try
; - m ; , flimM} `t aa. 'x ,� "�bp
X U41 d P
N ti z
21 "1
My
tPls� wt 3 a�g4 � oi
x
Jm s r p �� Z a sang # ra 1 : rx Z v i .. -
L j
k
two Ag
-
� art
k g� ti �j a *rt t3 aag�
'
c
J � f J
Gxv
"'+3'4C. �`r „k 'ld.
q ,g d t` ✓ x. � 3� ��1.. d
r.+ :oxsaa..,^^''
& squf-(, 4 !
j \ t " ks s u s ct f b
ka' 1 !:
TON son,
r
I 7
.wa- ne•s -r__.t _. t,'" .. ..... ,, :t; .a A•..z.X"Y' x *•_ � 1