HomeMy WebLinkAboutItem IVPLAN COMMISSION STAFF REPORT FEBRUARY 7, 2023
ITEM IV: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR A
MANUFACTURING RETAIL LAND USE, OUTDOOR COMMERCIAL
ENTERTAINMENT, & ADAPTIVE REUSE AT 959 W 6th AVENUE
GENERAL INFORMATION
Owner: Thunderbird Bakery LLC, Elizabeth Redman & Trent Wester
Applicant: RH Design Build LLC, Susan Hirschberg
Action(s) Requested:
The applicant is requesting a Conditional Use Permit approval for a manufacturing retailer land
use, outdoor commercial entertainment, and adaptive reuse at 959 W 6th Avenue.
Applicable Ordinance Provisions:
Manufacturing Retail, Outdoor Commercial Entertainment, and Adaptive Reuse land uses are
permitted only through a conditional use permit in the Urban Mixed Use District (UMU) as
regulated in Section 30-53 (C) of the Zoning Ordinance. Criteria used for Conditional Use Permits
are located in Section 30-382 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is a triple-fronted lot located on the east side of Knapp St., with frontage Knapp St.,
W 6th Ave., and W 7th Ave. The subject parcel is 13,268 sq. ft. in size and includes a ground floor
commercial space with a second floor residential unit. The site is surrounded primarily by mixed
commercial/residential land uses as well as a church to the northwest. The 2040 Comprehensive
Land Use Plan recommends Neighborhood Commercial use for the subject site.
Subject Site:
Existing Land Use Zoning
Mixed Commercial/Residential UMU
Adjacent Land Use and Zoning:
Existing Uses Zoning
North Mixed Commercial/Residential UMU
South Commercial UMU
West Residential & Commercial UMU
East Residential UMU
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Neighborhood Commercial
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Item IV – CUP Manufacturing Retail – 959 W 6th Ave. 2
ANALYSIS
Use
The petitioner is requesting approval of a Conditional Use Permit (CUP) to establish a bakery
within the ground floor commercial unit. The bakery will also have an outdoor seating area. The
second floor residential unit will be maintained. The bakery is considered a manufacturing retail
land use and the outdoor seating area is considered outdoor commercial entertainment under the
zoning ordinance. Both uses require a conditional use permit in the UMU district. A conditional
use permit is also required for adaptive reuse of the property to allow the site to operate with less
parking than required by code.
Staff is supportive a CUP to allow the proposed retail manufacturing and outdoor commercial
entertainment uses as they are compatible with neighboring commercial uses and surrounding
Urban Mixed Use zoning. Staff is also supportive of the proposed adaptive reuse of the site to
allow the proposed 9 parking stalls, where code requires a total of 16 parking stalls (1 stall per 300
sq. ft. of gross floor area + 2 stalls for residential unit).
According to the applicant, overflow parking will be available along W 6th Ave. and W 7th Ave.
They also note that peak hours for the bakery are during the morning, which will not conflict with
on-street parking for other neighboring businesses as they are primarily taverns with heavier
traffic in the evening. Staff does not have concerns with parking for the site as the proposed 9
stalls will provide a space for the residential unit as well as sufficient parking for employees
(approximately 7 employees per typical shift) with a few remaining stalls for customers. On-street
parking along W 6th Ave. and W 7th Ave. should provide sufficient parking for additional
customers.
Aerial view of subject property (highlighted in black)
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Item IV – CUP Manufacturing Retail – 959 W 6th Ave. 3
Site Design
Site Plan
The site will utilize existing accesses from Knapp St. and W 7th Ave. The applicant plans to mill
and overlay the existing asphalt parking lot as well as add a 766 sq. ft. concrete patio, enclosed
with solid wood fencing, on the south side of the building. A new refuse enclosure will also be
added and will be constructed of 6’ tall wood fencing, meeting refuse enclosure material
requirements. The new patio will match the setback of the existing building from Knapp St. and
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Item IV – CUP Manufacturing Retail – 959 W 6th Ave. 4
the new refuse enclosure will meet the 5’ front and side yard setback requirements for the UMU
district. Impervious surfaces for the site will not be increased as all improvements will be within
existing paved areas.
Signage
The submitted building elevations include a 39 sq. ft. wall sign on the north elevation and a
window sign on the south elevation. Sign area appears to be compliant with UMU signage
standards and will be addressed under a sign permit. Plans also show a mural on the west
elevation. The mural will need to be compliant with the City’s mural ordinance.
Lighting
A lighting plan has been has not been included with this request. Additional lighting is not
required as there will be no additional parking/drive areas constructed.
Storm Water Management
The applicant has been in contact with the Department of Public Works regarding storm water
management for the site. Plans will be required and reviewed during the Site Plan Review
process.
Landscaping
No additional landscaping has been proposed. As building and parking areas will not be
expanded, no additional landscaping is required.
Building Facades
The petitioner has provided elevations for proposed alterations to the building. Plans include
removal of existing siding on the west façade, leaving the underlying smooth face CMU which will
match the CMU on the south façade. The applicant notes that the newly exposed smooth face
CMU on the west façade will serve as a smooth surface for placement of the proposed mural. Glass
window and door area will be added to the south façade as well as an overhead door.
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Item IV – CUP Manufacturing Retail – 959 W 6th Ave. 5
Section 30-240 of the zoning ordinance requires alterations to buildings constructed prior the
current ordinance to be substantially similar to the existing building design and materials. Staff
does not have concerns with the proposed alterations as the existing materials will be utilized and
new glazing on the south façade will enhance the appearance of the building.
RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Conditional Use
Permit, staff recommends the Plan Commission make the following findings based on the criteria
established by Chapter 30-382 (F)(3):
(1) Is in harmony with the Comprehensive Plan.
(2) Would not result in a substantial or undue adverse impact on nearby property, the
character of the neighborhood, environmental factors, traffic factors, parking, public
improvements, public property or rights-of-way, or other matters affecting the public
health, safety, or general welfare.
(3) Maintains the desired consistency of land uses, land use intensities, and land use impacts
as related to the environs of the subject property.
(4) The conditional use is located in an area that will be adequately served by, and will not
impose an undue burden on, any of the improvements, facilities, utilities or services
provided by public or private agencies serving the subject property.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant’s proposal and any
requirements recommended by the applicant to ameliorate such impacts.
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Item IV – CUP Manufacturing Retail – 959 W 6th Ave. 6
Staff recommends approval of the proposed Conditional Use Permit for manufacturing retail,
outdoor commercial entertainment, and adaptive reuse at 959 W 6th Avenue as proposed with the
findings listed above.
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Conditional Use Narrative
Project & Owner Architect/Contact
Thunderbird Bakery
959 W 6th Ave
Oshkosh, WI 54901
Ph: 920.379.4666
Email: Thunderbirdbakery@gmail.com
Susan Hirschberg, RH Design Build
1951 Bowen St
Oshkosh, WI 54901
Ph: 920.231.1619
Email: Susan@rhdesignbuild.com
Existing & Proposed Use:
The prior owners utilized the lot space for a vending company where the site was utilized more towards storage
and relocating products, the site parking would’ve primarily been used for employees and van/trucks to relocate
goods. Currently the site parking lot is located at the back of house leaving it more for employees’ ease of use with
no dedicated customer parking. We are proposing to use the space for a bakery & cafe, utilizing the site space
more for on-site customer parking to provide closer access to a new primary entrance. Being a baked goods store
the peak employee count is early in the AM prior to even opening as to get the fresh baked goods a head of time
meaning there should be little to no conflict between customer vs employee parking either. Additionally, the
creation of an outdoor patio space for them to eat their baked good both inside and out and improve the
appearance of the neighborhood. The new proposed use improves the site handicap capabilities as well by
installing a ramp and providing dedicated handicap parking. Per city requirements a dumpster enclosure will be
installed as well to match the proposed patio wood fence further blending the space’s aesthetics and function.
Site Statistics
Existing Site Area: +/- 13,120 sqft
Existing Building Area: +/- 4,150 sqft
Existing Impervious Area: +/-89.1%
Proposed Building Area: No change
Proposed Impervious Area: No change
Proposed Patio Area: 766 sqft
Required Parking: 14 stalls
Provided Parking: 8 stalls plus 1 for the residential tenant above.
Daily Usage Statistics
Peak Number of Employees: 12
Peak Employee Hour: 6am – 12 pm
Projected Peak Customers: 200
Projected Peak Customer Hours: 9am – 1 pm
Surrounding Land Uses
North: UMU / I – Bar & church
South: UMU – Pet store, residential housing & bar
East: SR-9 – Residential housing
West: UMU / SR-9 – Residential housing
Effects On the Surrounding Area
There should be no negative effects on the surrounding area due to providing better on-site parking to customers
reducing on street parking requirements allowing for better traffic flow in the surrounding area, especially with
several bars and shops in the area that provide little to no on-site parking themselves. The visual beauty of the
area should also be an improvement as the building exterior is south is damaged and run down, the proposed
project provides a new exterior façade to the south and west along with an outdoor patio to enjoy it at.
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CUP
959 W 6TH AVE
PC: 2-07-2023
MARY E FINK
944 W 6TH AVE
OSHKOSH, WI 54902
LRH PROPERTIES LLC
PO BOX 1414
OSHKOSH, WI 54903
KEITH/KATHLEEN M STIEVE
1620 DAYTON ST
MAYVILLE, WI 53050
MICHELE SPANBAUER
1025 W 5TH AVENUE
OSHKOSH, WI 54902
PEGGY A MCHUGH
940 W 7TH AVE
OSHKOSH, WI 54902
CKM PROPERTIES LLC
PO BOX 115
MENASHA, WI 54952
THOMAS J OCONNELL
949 W 6TH AVE
OSHKOSH, WI 54902
DANIEL D/PAULA A KINGSLEY
943 W 6TH AVE
OSHKOSH, WI 54902
ELIZABETH A BEYER
935 W 6TH AVE
OSHKOSH, WI 54902
JAMES & ANN FAUST/JAMES &
JAYNE BOYCE
702 KNAPP ST
OSHKOSH, WI 54902
SAWDUST CITY IMPROVEMENTS
LLC
1610 S WESTHAVEN DR
OSHKOSH, WI 54904
DALE P/JULIE A GANTNER
943 W 7TH AVE
OSHKOSH, WI 54902
RYAN L NEABLING
6431 PAULSON RD
WINNECONNE, WI 54986
DANIEL D KIENERT
607 KNAPP ST
OSHKOSH, WI 54902
DAVID W ALBAN
617 KNAPP ST
OSHKOSH, WI 54902
PETER J/CINDY L BAEHMAN
660 W 11TH AVE
OSHKOSH, WI 54902
ST JUDE THE APOSTLE PARISH
CORP
1025 W 5TH AVE
OSHKOSH, WI 54902
JACQUELINE STEINER
915 W 5TH AVENUE
OSHKOSH, WI 54902
RH DESIGN BUILD LLC
1951 BOWEN ST
OSHKOSH, WI 54901
THUNDERBIRD BAKERY LLC
1335 PLANEVIEW DR STE 6
OSHKOSH, WI 54904
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KNAPP ST
KNAPP ST
W 6TH AVW 6TH AV
W 7TH AVW 7TH AV
W 5TH AVW 5TH AV
W 8TH AVW 8TH AV
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 1/10/2023
1 in = 120 ft1 in = 0.02 mi¯959 W 6TH AVE959 W 6TH AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
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SR-9
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KNAPP ST
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W 5TH AVW 5TH AV
W 6TH AVW 6TH AV
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W 7TH AVW 7TH AV
W 4TH AVW 4TH AV
W 8TH AVW 8TH AV
RUGBY ST
RUGBY ST
W 11TH AVW 11TH AV
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W 12TH AVW 12TH AV
W 4TH AVW 4TH AV
W 10TH AVW 10TH AV
W 11TH AVW 11TH AV
BISMARCK AVBISMARCK AV
DAKOTA ST
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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 1/10/2023
1 in = 500 ft1 in = 0.09 mi¯959 W 6TH AVE959 W 6TH AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 13
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 1/10/2023
1 in = 100 ft1 in = 0.02 mi¯959 W 6TH AVE959 W 6TH AVE
City of Oshkosh maps and data are intended to be used for general identification purposes only, andthe City of Oshkosh assumes no liability for the accuracy of the information. Those using theinformation are responsible for verifying accuracy. For full disclaimer please go towww.ci.oshkosh.wi.us/GISdisclaimer
Page 14