HomeMy WebLinkAbout10-87MARCH 23, 2010
10 -87 RESOLUTION
(CARRIED 6 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE AMENDMENT TO PREVIOUSLY APPROVED
PLANNED DEVELOPMENT FOR TACO BELL AT 1800 JACKSON
STREET TO EXPAND THE EXISTING PARKING LOT
INITIATED BY: CED PROPERTIES LLC, OWNER
PLAN COMMISSION RECOMMENDATION: Approved with condition
WHEREAS, the Common Council previously approved a planned development
for construction of a Taco Bell Restaurant at 1800 Jackson Street with a drive -thru and
associated amenities; and
WHEREAS, the petitioner desires to amend the development plan by expanding
the existing parking lot to improve traffic flow.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that the planned development at 1800 Jackson Street is hereby amended to
allow expansion of the existing parking lot, per the attached, with the condition that base
standard modifications for setbacks and parking stall numbers, as depicted, are hereby
approved.
YH K fH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Darryn Burich
Director of Planning S ices
DATE: March 18, 2010
RE: Approve Amendment to Previously Approved Planned Development for Taco Bell at 1800
Jackson Street to Expand the Existing Parking Lot (Plan Commission Recommends Approval)
BACKGROUND
The subject property is a one acre parcel of land located at the northeast corner of Jackson Street and West
Murdock Avenue at 1800 Jackson Street. There are not any driveways from this lot to public rights -of -way and
access is provided by a three -lane driveway leading from the parking lot of the commercial strip center to the
north. The site is developed with an approximately 2,500 square foot Taco Bell Restaurant with drive -thru and
accessory parking, loading facilities and refuse enclosure. The planned development permitting the use and
design of the site was approved by the Common Council in 1992 in Resolution 92 -473 (attached).
ANALYSIS
The existing 18,000 square foot asphalt parking lot contains forty-five 90- degree parking stalls with two drive
lanes and four parking aisles. It includes curbed islands that house lighting fixtures and assist with traffic flow
but are not designed with sufficient area to include landscape material. The Planned Development amendment
consists of approximately 6,300 square feet of parking lot expansion to the east of the existing lot, inclusion of
landscape islands at parking row ends and relocation and expansion of the three -lane entrance to a four -lane
entrance. The expansion will increase the number of stalls from 45 to 46 with the primary objective being to
provide physical improvements to the site that assist in the traffic flow and safety on -site. Currently, vehicles
entering the parking lot share a portion of the drive lane with customers entering the drive -thru area which has
caused stacking issues. The petitioner is proposing to shift the entrance 45 feet east and increase the width from
35 feet to 58 feet to reconfigure the entrance from a three lane (1 ingress /2 egress) to a four lane (2
ingress /2egress) and a 6 foot rumble strip. Staff is recommending the entrance be limited to 36 feet (1 ingress /2
egress) and a 4 foot rumble strip as the oversized entrance design could be confusing and create a conflict point
for drivers attempting to enter the site from opposite directions. Plan Commission approved of the request with
the four lane design as proposed. Landscaping, lighting, and stormwater plans have not been included, but will
be required to be approved in conjunction with zoning review and building permit issuance.
FISCAL IMPACT
None anticipated.
RECOMMENDATION
The Plan Commission approved of this request at its March 16, 2010 meeting.
Approved,
City Manager
ITEM: DEVELOPMENT PLAN AMENDMENT FOR TACO BELL PARKING LOT
EXPANSION AT 1800 JACKSON STREET
Plan Commission meeting of March 16, 2010
GENERAL INFORMATION
Applicant: Dave O'Brien, Bayland Buildings, Inc.
Property Owner: CED Properties, LLC
Action(s) Requested:
The applicant is requesting an amendment to a previously issued planned development to allow an
expansion to a parking lot for the purpose of improving traffic flow.
Applicable Ordinance Provisions:
The Zoning Ordinance establishes criteria and guidelines for the Planned Development overlay
district in Section 30 -33.
Property Location and Background Information:
The subject property is a one acre parcel of land located at the northeast corner of Jackson Street
and West Murdock Avenue at 1800 Jackson Street. There are not any driveways from this lot to
public rights -of -way and access is provided by a three -lane driveway leading from the parking lot
of the commercial strip center to the north. The site is developed with an approximately 2,500
square foot Taco Bell Restaurant with drive - through and accessory parking, loading facilities and
refuse enclosure. The planned development permitting the use and design of the site was approved
by the Common Council in 1992 in Resolution 92 -473 (attached).
Subiect Site
Existing Land Use
Zonin
Restaurant with Drive - Through
C -2 PD
Adiacent Land Use and Zonin
Existing
Uses
10 Year Land Use Recommendation
Zonin
Northorth
Commercial Shoppin
South .
. ........................................ ....................................................._
. Commercial Retail (across East Murdock)
..... ..
_
........................................................
. ........._._._-............................................... ............_..................
C -2 PD
East
......
....._ .. ....... ......... .........
._ ....................... . .... . ...... . .. . . .. . . . .
....
Commercial Retail
........................................................
. ......... .
.. .. . . . . .. ..... ..... ... ... .._... .. .................
C -2 PD
West
............... ... .... .. ....... . .
Commercial (across Jackson)
._._....
.... ....... ............. ... _..... ..............
C -2
Comprehensive Plan Land Use Recommendation
Land Use
10 Year Land Use Recommendation
Commercial
20 Year Land Use Recommendation
Commercial
ANALYSIS
The existing 18,000 square foot asphalt parking lot contains forty -five 90- degree parking stalls
with two drive lanes and four parking aisles. It includes curbed islands that house lighting fixtures
and assist with traffic flow but are not designed with sufficient area to include landscape material.
The Planned Development amendment consists of approximately 6,300 square feet of parking lot
expansion to the east of the existing lot, inclusion of landscape islands at parking row ends and
relocation and expansion of the three -lane entrance to a four -lane entrance.
Although the parking lot area is proposed to be increased by approximately 6,300 square feet,
there will only be an increase in the number of stalls by one from the existing 45 to 46. The
primary objectives of the expansion are to provide physical improvements that assist in the traffic
flow and safety on -site. Currently, vehicles entering the parking lot share a portion of a drive lane
with customers entering the drive - through area. This has caused stacking issues at the entrance to
the parking stall aisle nearest the building and at the lot entrance. To alleviate this issue, the
petitioner is proposing to move the entrance location east and to shift a parking lot drive lane to the
south thereby creating a designated drive - through lane with two additional stacking spaces distinct
and separate from the drive lane. The inclusion of new islands at row ends and an increase in size
of existing islands within the parking lot will further assist with designating and improving traffic
flow. All stall and aisle dimensions comply with code standards and setbacks are consistent with
the existing development. Staff believes the internal alterations proposed will significantly
improve flow within the lot.
The modification to the entrance consists of shifting it 45 feet east and also increasing its width
from 35 feet to 58 feet. This increase in width is being proposed to reconfigure the entrance from
a three lane (1 -11 foot ingress /2 -12 foot egress) to a four lane (2 -14 foot ingress, 2 -12 foot egress
and a 6 foot rumble strip). The petitioner believes that the new entrance configuration will allow
for one of the two entrance lanes entering the site be unofficially designated for drive - through
traffic while still allowing the three -lane entrance configuration for parking lot users. Staff is
seriously concerned with the four -lane entrance design. It is felt to be oversized and confusing
with the possibility of creating a conflict point at the two ingress lanes for drivers attempting to
enter the site from opposite directions at the same time. The entrance configuration also has the
potential to encourage drivers coming from the east (attempting to use the drive - through) of
crossing the other ingress lane. Additionally, the widened ingress area may become an unsuitable
but convenient egress point for those vehicles exiting the center row of parking stalls. For these
reasons, staff recommends that the entrance be limited to a 36 foot wide drive containing two ten -
foot egress lanes, a four -foot rumble strip divider and a twelve -foot ingress lane, which has
become standard three -lane design through -out the city. The reduction in entrance width of 22 feet
will also increase safety and circulation for the drive - through by adding stacking space for an
additional vehicle.
A landscape plan has not been included with the submission but a landscape plan with quantities
and type of plant materials meeting Zoning Code requirements, including landscaping within the
parking lot islands, will be required to be approved in conjunction with zoning review and building
permit issuance.
Lighting and stormwater plans have not been included with the submission but will also be
required to be approved in conjunction with zoning review and building permit issuance.
Item —1800 Jackson Taco Bell PD Amend
RECOMMENDATION /CONDITIONS
The Department of Community Development recommends approval of the amendment to the
Planned Development with the following conditions:
1) Base standard modifications for setbacks and parking stall numbers, as depicted.
2) Entrance be limited to a 36 foot wide drive containing two ten -foot egress lanes, a four -foot
rumble strip divider and a twelve -foot ingress lane.
The Plan Commission approved of the amendment to the Planned Development as requested with
conditions noted. The following is the Plan Commission's discussion on this item.
Mr. Buck presented the item and stated that the development plan was initially approved in 1992
and reviewed the site and surrounding area. He explained that the only entrance to the Taco Bell
site was from the parking lot of the commercial strip center to the north and that there was no
direct access from public right -of -way. He reviewed the proposal which included the expansion to
the east of the existing lot, inclusion of landscape islands at parking row ends and relocation and
expansion of the three -lane entrance to a four -lane entrance. These physical improvements would
assist in the traffic flow and safety on -site as it would help to alleviate stacking issues with
vehicles entering the parking lot and drive -thru area. The proposed amendment would move the
entrance to the east and shift a parking lot drive to the south creating a designated drive -thru access
lane and a parking lot entrance lane. The revision to the parking lot would require the owner to
meet the current code requirements for the inclusion of landscape islands. The proposed entrance
would be 58 feet (2 ingress /2 egress) with a 6 foot rumble strip. The standard three -lane entrance
for the City is 36 feet (1 ingress /2 egress) with a 4 foot rumble strip and staff felt the large entrance
would be confusing and could create a conflict point for drivers attempting to enter the site but the
proposed amendment would improve the stacking issues currently experienced at peak times.
Landscaping, lighting, and stormwater plans have not been included but will be reviewed at the
time of zoning review and building permit issuance. Mr. Buck also reviewed the conditions
recommended for this request.
Mr. Bowen questioned if truck traffic would be able to make the turn to access the dumpster
enclosure with the proposed reduction in the entrance recommended by staff.
Mr. Buck responded that trucks could drive over the rumble strip if necessary to make the required
turn.
Mr. Hinz inquired if the entrance could be moved farther to the east.
Mr. Buck replied that moving the entrance any further to the east would be encroaching on the
north/south entrance lane which could create a bad impact on the site.
Randy Abitz, W7443 Westbrook Lane, Fond du Lac, owner of the Taco Bell Restaurant, stated
that he had a major remodeling project in process and that peak periods are very hectic often times
serving 100 -120 cars during lunch time. Customers are currently using the exit lane to enter the
site and passed around a video displaying the situation at a peak period. He explained that
widening the entrance to provide two ingress lanes would give vehicles more than one way into the
lot and having only one lane entering the site would not alleviate the stacking issues he is
Item —1800 Jackson Taco Bell PD Amend
experiencing. He also distributed photos of the site and reiterated that he felt the three lane
entrance suggested by staff would not be adequate.
Mr. Fojtik inquired if the owner found the conditions suggested for the request agreeable.
Mr. Abitz responded that he did not agree with the condition for the three lane entrance as he had
explained he needed to have the four lane entrance that was submitted.
Mr. Thoms questioned if any other Taco Bell restaurants have the four lane entrance he is
requesting.
Mr. Abitz replied that he owns four Taco Bell restaurants and this is the only one with three lanes.
He further stated that the lane would be marked as such to be designated for the drive thru only.
Mr. Borsuk asked if his other facilities had the same four lane ingress /egress setup he is requesting.
Mr. Abitz responded that some of the other locations had a second entrance altogether such as the
one in Fond du Lac, and it would result in fewer customers entering the site through the exit lane.
Mr. McHugh inquired if the round -a -bout being installed at the intersection would be affecting his
business.
Mr. Abitz replied that it would be acquiring some space from his property.
Mr. Thorns asked for further explanation of the City's concern with the four lane access as the
changes the City is proposing to the site plan would offer the owner some relief from the stacking
issues he is currently experiencing, however it did not appear to be adequate for his needs.
Mr. Buck responded that a dedicated lane for the drive thru and one for the parking lot is a
nontypical scenario with the entrance appearing to be too wide and potentially confusing,
particularly when there is snow cover on the ground covering the striping designated the drive
aisles. He further explained that it has the potential to create a conflict point that is not safe with
vehicles attempting to make multiple movements going through two ingress lanes.
Mr. Borsuk commented that he had no issues with a wider entrance to the site with the four lanes
proposed and felt that people would get used to it that frequented the restaurant. He further stated
that if conflicts occurred due to the entrance, the owner could deal with it at a later date.
Mr. Bowen stated that it appeared that too many vehicles were attempting to enter the only access
point for the site and a wider ingress lane seemed necessary and should not be unsafe if properly
identified. He was in favor of removing the condition that the entrance be limited to 36 feet wide
with only three lanes.
Mr. Hinz commented that he has experience with fast food restaurant management and feels that
the owner understands his business and he would be in favor of approving the request as proposed
with the four lane entrance. The traffic is heavy at peak times at this location and the entrance to
the site is not accessing directly onto the City's right -of -way.
Item —1800 Jackson Taco Bell PD Amend
Mr. McHugh inquired how the ingress lanes would be identified.
Mr. Abitz responded that entry and exit signs would be posted in addition to the painted lanes on
the surface.
Mr. McHugh stated that the entrance is on private property and the owner should be able to
construct the entrance as he has proposed.
Motion by Bowen to approve the development plan amendment for Taco Bell parking lot
expansion at 1800 Jackson Street as requested with the following condition:
1) Base standard modifications for setbacks and parking stall numbers, as depicted.
Seconded by Vajgrt. Motion carried 9 -0.
Item —1800 Jackson Taco Bell PD Amend 5
OCTOBER 1, 1992 # 92 -473 RESOLUTION
(CARRIED D LOST LAID OVER WITHDRAWN )
PURPOSE: GRANT CONDITIONAL USE PERMITS; APPROVE FINAL
PLANNED DEVELOPMENT
INITIATED BY: LOCATION 1) PLANEVIEW STOPPING CENTER
LOCATION 2) RAD, INC., PETITIONER
LOCATION 3) RON LEICHTFUSS
PLAN COMMISSION RECOMMENDATION: Scheduled for Sept. 28, 1992
BE IT RESOLVED by the Common Council of the City of Oshkosh
that Conditional Use Permits are hereby granted under Section 30-
12 of the Oshkosh Zoning Ordinance for the following properties,
and that said permits are-granted with conditions, if any, as
noted for each respective property'in the attached "Exhibit A
BE IT FURTHER RESOLVED that the Common Council of the City
of Oshkosh hereby approves of the Planned District development or
overlay and the final development plan for the planned
developments as proposed, per the attached maps.
LOCATION 1) Planeview Stopping Center
LOCATION 2) Fair Acres Shopping Center - Taco Bell Restaurant
LOCATION 3) Fond du Lac Road - R. Leichtfuss
(� DOP4�D
w � OCT — i asst
CITY CLERK'S OFFICE
- 15 -
5.14
RE V I S E D
"EXHIBIT A"
Res. 92 -413
CONDITIONAL USE PERMIT; FINAL PLANNED DEVELOPMENT LOCATIONS AND CONDITIONS
LOCATION 1): Planeview Stopping Center
A .. onditional use permit allowing the construction of a truck parking lot with
20 spaces in conjunction with the overall planned commercial development of a
truck stop complex at 1500 Planeview Drive, per the attached Map 1, with the
condition that a revised landscape plan be submitted for review and approval
by the Department of Community Development prior to approval by the Common
Council and that all required landscaping be in place no later than June 1
1993.
LOCATION 2) 1800 Jackson St.; Fair Acres Shopping Center. - RAD, Inc., petitioner
A conditional use permit allowing a planned commercial development in a C -2 PD
zoning district for the construction of a Taco Bell restaurant at 1800 Jackson
Street, per the attached Map 2, with the condition that a revised landscape
plan be submitted for review and approval by the Department of Community prior
to permit issuance and that all required landscaping be in place no later than
June 1, 1993.
LOCATION 3): West Side of Fond du lac Rd., South of Johnson Ave.
and 3461 Fond du lac Rd. - Ron Leichtfuss, owner
A conditional use permit for a planned residential development in an R -3
zoning district for construction of an 120 -unit apartment complex, garages,
club house and pool, per the attached Map 3, with the following conditions:
1) That all minimum setback standards for the R -3 Multiple Dwelling District
be met for all structures and parking facilities and that the submitted site
plan be modified accordingly.
2) That a landscape plan be prepared by the applicant for review and approval
by the Department of Community Development.
3) That all applicable State permits /approvals be obtained prior to the
construction of an access point or street intersection onto Fond du Lac Road
(U.S.H. 45).
- 15a - 5 E .
R E V I S E D Res. 92 -473 T
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S .E D Res. 92 -473
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■ ■ BRIAN ANGELA HOFF 19209232794 p.1
MAR. 1.2010 0:06AM BAYLAND BUILDINGS N0. 591 1
f SUBWTT
City of Oshkosh Application fl&PL ofcommuldtyDevelop -"
213 Omr h Ave., P.O. Bent 1130
Planned Development Review OsltkOSla, Wisconsin 54903 -1130
13 Conditional Use Permit Review PHa'Kfi: ('920) 736 -5059
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'`'° %3 other Contact s or E�i1: Cot"
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Srarus cfPCd1i0uer (Please Check): 0 O Z,<Vpres;=%alive
Petitioner's Si .= ( required):
❑ Tensor 0 Prospective 8uy�
Danz 32 0
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ownership Status (P
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P praer Consent: (required) officia]s and/or earployees may, in the p� o£ d'61r eons, enter upon the
i3y s i p hereon, ]/We a0mow]edge tl►at City toss this application. I also understand that all meeting darts are tentative
property to inspect or gather other information S Div o p!D s►ons or other administrative reasoaS.
be s oaed. by the El:anodt� Servitxa ��oa for incomplete sttbhais •
and mar t?o � Date,
propexv Owner.
SIT1E INFORME#I.
Address/Location of Proposed Project: _
proposed Project Typrr: xtsrl t S.
CVrrent Use of PTopasy: �S� f x'
Land Uses SunouDding Site: Nor&
Parcel No. - 7 =3� 2 -Z S3
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East:
west
"'«Please note That a meeting notice wA1 be mailed to all abutting property owners regarding your r'-'quest
3a Application tees aro due at time of submitta te r d�a he � p Of fO bosh.
y Yleaae refer to tire Ise schedule for appzop
For more information please the City's website st www.ci.oshlwsh wLus/Comm>mir5! Developm=q laaam$bffi f ��� Eo
StttR� Date Reed
8
Briefly explain how the proposed conditional useldevelopment plan will not have a negative effect on the issues below.
1. Health, safety, and general welfare of occupants of surrounding lands` 4�
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2. Pedestrian and vehicular circulation and safety.
3. Noise, air, water, or other forms of environmental pollution.
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4. The demand for and availability of public services and facilities.
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5. Character and future development of the area.
14
SUBMMAL REOL11REMENTS — Must accompany the application to be complete.
➢ A NARRATIVE of the proposed conditional use/Development Plan including:
or Existing and proposed use of the property
❑ Identification of all structures (including paving, signage, etc.) on the property and discussion of their relation to the project
❑ Projected number of residents, employees, and/or daily customers
❑ Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the
nearest one - hundredth of an acre
❑ Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.
❑ Compatibility of the proposed use with adjacent and other properties in the area.
❑ Traffic generation (anticipated number of customers, deliveries, employee shift changes, etc.)
❑ Any other pertinent information to properly understand the intended use/plan and its relation to nearby properties and the
community as a whole
➢ A complete SITE PLAN and BUILDING ELEVATIONS must include:
❑ Two (2) full size (minimum 24" x 36 ") scaled and dimensioned prints of site plan and building elevations
❑ Two (2) 8 ' /z" x 11 (minimum) to 11" x 17" (maximum) reduction of the site plan and building elevations
❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 format with fonts and plot style
table file (if plans have been prepared digitally)
❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's
engineers /surveyors /architects, or other design professionals used in the preparation of the plans
❑ The date of the original plan and revision dates, if applicable
• A north arrow and graphic scale.
• All property lines and existing and proposed right -of -way lines with dimensions clearly labeled
• All required setback and offset lines
❑ All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, signs, decks, patios,
fences, walls, etc.
❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening
❑ Location and dimension of all on -site parking (and off -site parking provisions if they are to be employed), including a summary
of the number of parking stalls provided per the requirements of Section 30 -36 City of Oshkosh Zoning Ordinance
❑ Location and dimension of all loading and service areas
❑ Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan
❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e,
visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC
equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators, etc.
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ON THE WATER Source: City of Oshkosh GIS
13
Taco Bell as of 4/10
Scale: 1" =so
PD AMENDMENT- PARKING LOT
1800 JACKSON ST
PC: 03 -16 -10
CED PROPERTIES LLC
W7443 WESTBROOK LN
FOND DU LAC WI 54937
RE 1800 JACKSON ST
WALTRUST PROPERTIES INC
104 WILMOT RD 1420
DEERFIELD IL 60015
KNIGHTS OF COLUMBUS
1821 JACKSON ST
OSHKOSH WI 54901 2265
CITY OF OSHKOSH
PO BOX 1130
OSHKOSH WI 54903 1130
RE 1805 JACKSON ST
BAUMAN EILEEN W
126 E JACKSON ST
RIPON WI 54971 1378
1900 JACKSON STREET LLC
222 OHIO ST
OSHKOSH WI 54902 5825
RE 210 W MURDOCK /1900 JACKSON
215 W MURDOCK AVE LLC
215 W MURDOCK AVE
OSHKOSH WI 54901
BAYLAND BUILDINGS INC
ATTN DAVID OBRIEN
PO BOX 13571
GREEN BAY WI 54307
315 W MURDOCK AV RE 415 W MURDOCK AV
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DISCLAIMER
This map is neither a legally recorded map nor
a survey and It is not Intended to be used as one.
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
purposes only. The City of Oshkosh is not re-
sponsible for any inaccuracies herein contained.
If discrepencies are found, please contact the
City of Oshkosh.
Created by - dff
PARKING LOT
EXPANSION
1800 JACKSON ST
Scale: 1" = 100'
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City of Oshkosh
Department of
Community Development
03/11/10
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DISCLAIMER
This map is neither a legally recorded map nor
a survey and it is not intended to be used as one.
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
purposes only. The City of Oshkosh is not re-
sponsible for any inaccuracies herein contained.
If discrepancies are found, please contact the
City of Oshkosh.
Created by - dff
PARKING LOT
EXPANSION
1800 JACKSON ST
Scale: 1 " = 100'
N O.fHKO1H
ON THE *ATER
City of Oshkosh
Department of
Community Development
03/11/10
111131