HomeMy WebLinkAboutItem IV
PLAN COMMISSION STAFF REPORT DECEMBER 3, 2024
ITEM IV: SPECIFIC IMPLEMENTATION PLAN AMENDMENT FOR DRIVE-
THROUGH SIGN AT 525 SOUTH WASHBURN STREET
GENERAL INFORMATION
Applicant: Ben Witt
Owner: Park Place Holdings LLC
Action(s) Requested:
The petitioner requests Specific Implementation Plan Amendment for a drive-through sign.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject area included in this request consists of a 0.99-acre commercial property located on
the west side of South Washburn Street, north of West 9th Avenue. The surrounding area
consists primarily of commercial uses along with a City water tower and fire station
immediately to the south. The 2040 Comprehensive Plan recommends Interstate Commercial
land use for the subject property and the adjoining parcels.
On June 11, 2024, Common Council approved a General Development Plan and Specific
Implementation Plan for a drive-through restaurant (Freddy’s Frozen Custard & Steakburgers).
Subject Site
Existing Land Use Zoning
Commercial SMU-PD
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU
South City fire station and water tower I
East Interstate-41 SMU
West Commercial SMU
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
Page 1
ITEM IV - SIP Amendment – 525 S. Washburn St. 2
ANALYSIS
Use
No changes are being proposed to the approved drive-through restaurant use.
Site Design
No changes are being proposed to the existing site design.
Lighting
A photometric lighting plan has not been submitted with this request.
Signage
The applicant is proposing a 5.85’ tall, 32.85 sq. ft. drive-through sign on the rear (west) side of
the restaurant building. For drive-through signage, code allows one primary board and one pre-
sell board. The primary board is limited to 24 sq. ft. and 8 ft. tall and the pre-sell board is limited
to a maximum area of 12 sq. ft. and 6 ft. tall.
A Base Standard Modification (BSM) is required for increased drive-through sign area to 33 sq.
ft., where code allows a maximum primary drive-through sign area of 24 sq. ft. According to the
applicant, the increased sign area is needed as it is the standard drive-through sign size for
Freddy’s restaurants and the smallest sign offered by their provider (Samsung).
Submitted site plan
Staff is supportive of the requested BSM for increased drive-through primary board sign area as
a pre-sell board will not be utilized for the drive-through. The sign ordinance allows a total of
36 sq. ft. of drive-through signage if a pre-sell board is included in addition to the primary
board. Therefore, the proposed 33 sq. ft. primary board sign is a 3 sq. ft. reduction of total
allowed drive-through sign area. Also, the drive-through sign will be on the rear of the building
Page 2
ITEM IV - SIP Amendment – 525 S. Washburn St. 3
and significantly exceed the 25’ rear yard setback requirement, with a proposed setback of
approximately 81’ from the rear property line.
Sign plan
Landscaping
No additional landscaping is required for this request as no additional buildings or paved areas
or buildings are included. The applicant has stated that they will plant 3 additional Gem
Boxwood shrubs to offset the BSM request. Staff is comfortable that the proposed landscaping
sufficiently offsets the BSM request.
Design Standards
No changes are being proposed to the existing building.
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.
(c) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(d) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
Page 3
ITEM IV - SIP Amendment – 525 S. Washburn St. 4
Staff recommends approval of the Specific Implementation Plan amendment as proposed with
the findings listed above and the following conditions:
1. Base Standard Modification to allow increased drive-through sign area to 33 sq ft.
2. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
3. Except as specifically modified by this Specific Implementation Plan Amendment, the
terms and conditions of the original Specific Implementation Plan dated June 11, 2024
(Resolution 24-331) remain in full force and effect.
Page 4
Page 5
Page 6
Page 7
Project NarraƟve – Freddys Oshkosh
The narraƟve below is from the approved SIP.
This project is proposing to remove the exisƟng office building from the site and construct a new
Freddy’s Frozen Custard & Steakburgers restaurant. The project will consist of a new building, asphalt
pavement, concrete curb and guƩer, storm, water service and sanitary services, concrete walk, and
landscaping. Due to the 2 (two) 1000 PSI gas lines that run through the West side of the site, the building
will be located within the 25-foot front yard setback by 8 feet. There will also be pavement that will
extend over said setback by 17Ō. This variance is required to allow this property to be funcƟonal for the
proposed use.
The reason we are requesƟng the zoning change is because we are over the 25Ō building setback. To
offset this, we are adding more landscaping than is needed. As you see from the Landscape plan, the
total points required for this site is 562, The total points that we provided is 662.7.
We are also requesƟng a BSM for the rear paving setback, this is due to the site having the ANR pipeline
that does not allow for permanent structures to be erected within the easement. There is exisƟng
pavement where the dumpster is being placed so the current condiƟons aren’t changing, there will just
be concrete in the place of asphalt, along with a structure for the dumpster pad. As stated above we are
going to install more landscaping than is required and we will be adding beƩer materials that match the
building to the enclosure.
ANR pipeline has approved the plans, we have met their requirements on not having landscaping and a
structure within the easement.
We are also requesƟng a BSM for the dumpster pad (the proposed setback would be 1Ō from the West
property line). The gas easement does not allow for any permanent structure to be erected within it, for
the site to funcƟon we need to place the dumpster pad within the 25’ setback on the West side of the
property.
The proposed sign is being placed within the 10-foot side setback. The exisƟng sign is going to be
removed and replaced in the same locaƟon. The exisƟng locaƟon is 3 Ō off the Southern Property line.
We are requesƟng a variance so install the sign in this locaƟon due to both the ANR pipeline easement as
well as the landscape requirements that we are meeƟng/exceeding.
We are also requesƟng a variance to the required 75Ō horizontal setback. The exisƟng ingress/egress
easement only allows for the horizontal setback to be 63.7Ō.
LighƟng on this small lot is a challenge and will require a BSM for lighƟng extending beyond the property
line. Specifically, we need the variance on the North and South property line because of the limited
偡来‸
spaces for us to place the lights. We are within .08 fc on the North property line (adjacent to the
neighboring properƟes parking lot) and .49 fc on the South property line (adjacent to the City of Oshkosh
Fire StaƟon property). The West property line shows that we are low, however, this does not take into
account the lighƟng from the adjacent properƟes parking lot.
The addiƟon below is an amendment for site Signage.
City of Oshkosh Ordinances require Drive-Through Primary Boards to be a Maximum Area of 24 Ō. The
proposed sign is approximately 33 sq Ō. Freddy’s is not proposing a pre-sell board, which has an allowed
square footage of 12 sq Ō. Freddy’s sign is below the combined square footage allowed by ordinance for
a Primary Board and Pre-Sell board by 3 sq Ō.
This is the sign used at all 575 locaƟons that use the same brand standard menu board, which is the
smallest offered by Samsung. A custom sign made for this locaƟon would not just have an one-Ɵme
impact. It will have impacts during future corporate menu roll out changes that would have to be
customized for this locaƟon.
The reduced menu is expected to have a loss of revenue of $150,000 to $240,000. This was calculated
by reducing the expected revenue projecƟon through drive-through sales, which is 60%, by the reduced
menu board size.
Freddy’s has added 3 addiƟonal Gem Boxwood as part of this request.
For these reasons we respecƞully request approval of the standard Freddy’s Menu Board as submiƩed.
偡来‹
Page 10
Page 11
SIP AMENDMENT
525 S WASHBURN ST
PC: 12-3-2024
PARK PLACE HOLDINGS LLC
1674 EISENHOWER RD
DE PERE WI 54115-8145
GLOBUS LLC ATTN: RYAN
300 E WASHINGTON ST STE 2A
APPLETON WI 54911-5468
LARJEN LLC
509 S WASHBURN ST
OSHKOSH WI 54904-7949
ABBEY AV
W 9TH AV
S WASHBURNST
W9T H
AV
W
9
TH
A
V
S W ASHBURN ST
W
9TH
AVW9THAV
S
K
O
E
L
L
E
R
S
T
!"#$41 !"#$41
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 11/4/2024
1 in = 150 ft1 in = 0.03 mi¯BASE MAP525 S WASHBURN ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 13
HERITAGE T R
W 5TH AV
ABBEY AV
GOLDEN AV
GREENFIELD TR
S
WESTFI
EL
D
ST
ARDMO
R
E
T
R
W 7TH AVW7THAV
CUMBERLAND TR
CUMB
E
RL
A
NDTR
MORELAND ST
ASPIRE LA
LILAC ST
GRACELAND DR
S WESTFIELD ST
G
REE
NFIELDTR
HENNESSY ST
WITZEL AV
W 9TH AV W 9TH AV
WITZEL AVWITZEL AV
W9TH AV
S
W
A
S
H
B
URN
ST
S WASHBURN ST
S
WASHBURN ST
W 9TH AV
S
KOELLER
ST
SKOEL
L
ER
ST
SK O E L L ER ST
S
KOELLER
ST
!"#$41
!"#$41
DR-6
DR-6DR-6
DR-6
I
I
I
I
I
I
I-PD
MR-12
MR-12
MR-12
MR-12
MR-12
MULTIPLE
NMU
NMU-PD
SMU
SMU
SMU-PD
SMU-PD
SMU-PD
SMU-PD
SR-5
SR-5
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 11/4/2024
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP525 S WASHBURN ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 14
S WASHBURN ST
S W ASHBURN ST
!"#$41
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 11/4/2024
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP525 S WASHBURN ST
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 15