HomeMy WebLinkAbout06. 18-276 MAY 22, 2018 18-276 RESOLUTION
(CARRIED 7-0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR INDOOR FOOD
PRODUCTION FACILITY; 610 LEEWARD COURT
INITIATED BY: DAVID PHILLIPS
PLAN COMMISSION RECOMMENDATION: APPROVED
WHEREAS, the Plan Commission finds that the Conditional Use for an indoor
food production facility at 610 Leeward Court, is consistent with the criteria established
in Section 30-382(F)(3) of the Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a conditional use permit is hereby approved to allow a coffee roasting
business at 610 Leeward Court, per the attached.
ITEM: CONDITIONAL USE PERMIT (CUP)REQUEST FOR AN INDOOR FOOD
PRODUCTION FACILITY LOCATED AT 610 LEEWARD COURT
Plan Commission meeting of May 15, 2018.
GENERAL INFORMATION
Applicant: David Phillips
Owner: Anchorage Realty,Inc.
Actions Requested:
The applicant is requesting a Conditional Use Permit to establish an indoor food production
facility at 610 Leeward Court.
Applicable Ordinance Provisions:
Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance.
Property Location and Background Information:
The subject site is located at the northeast end of Leeward Court,west of Bowen Street. The 2.02
acre property was recently redeveloped and includes five storage/industrial buildings. It is zoned
Urban Industrial(UI) with an industrial 10 and 20 year Comprehensive Land Use
recommendation. The surrounding area consists of a mixture of industrial, commercial, and
residential uses.
Subject Site
Existing Land Use Zoning
Industrial Urban Industrial(UI)
Adjacent Land Use and Zoning
Existing Uses Zoning
Single &multi-family residential Multi-Family Residential
North 12 (MR-12)
West Industrial Urban Industrial(UI)
South Industrial Urban Industrial(UI)
Multi-family residential Multi-Family Residential
East 12 (MR-12)
Comprehensive Plan Land Use Recommendation Land Use
10 Year Land Use Recommendation Industrial
20 Year Land Use Recommendation Industrial
1
ANALYSIS
Use
The applicant is proposing to use one unit of a newly constructed industrial building for a coffee
roasting business. According to the applicant,Peaks and Pines Coffee Roasters,LLC is a startup
business providing customers with freshly roasted coffee beans to be sold wholesale to cafes and
bars in the region, as well as retail through their website. The use, indoor food production,is
permitted via a Conditional Use Permit within the UI zoning district and is compatible with
existing uses in the area. The application notes that the roaster will be operated mostly in the
afternoon and early evening hours as sales demand warrants and potentially on weekend days as
necessary. The business will have 2-3 employees and product orders will be filled through local
delivery or shipping via delivery to UPS or USPS.
Site Design
No exterior modifications are planned for the site. The business will be operated out of a tenant
space in a newly constructed industrial/commercial building. The facility will initially house one
2 kg coffee roaster that will yield 15-17 pounds of roasted beans per hour.
Access and Circulation/Parking
The site was recently redeveloped with a new parking lot accessed via three entrances from
Leeward Court and includes five parking spaces in front of the building as well as an overhead
door for each tenant space. According to the applicant, there will be virtually no traffic to the site
other than the couple of employees and occasional delivery of raw materials via UPS or USPS.
Signage and Lighting
Signage will be limited to a decal or magnet on the entry doors to the space. A lighting plan has
not been submitted as no exterior changes are proposed.
Storm Water Management and Landscaping
Storm water management or landscaping plans have not been submitted as no exterior changes
are proposed.
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.
Item I—CUP—610 Leeward Ct—Indoor Food Production 2
(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.
Staff recommends approval of the proposed Conditional Use Permit for an indoor food
production facility at 610 Leeward Court as proposed,with the findings listed above.
The Plan Commission approved of the Conditional Use Permit as requested. The following is the
Plan Commission's discussion on this item.
Mr. Slusarek presented the item and reviewed the site and surrounding area. The 2.02 acre
property was recently redeveloped and includes five storage/industrial buildings. It is zoned
Urban Industrial(UI). The applicant is proposing to use one unit of a newly constructed
industrial building for a coffee roasting business. The startup business will provide customers
with freshly roasted coffee beans to be sold wholesale to cafes and bars in the region, as well as
retail through their website. The business will have 2-3 employees and product orders will be
filled through local delivery or shipping. The facility will initially house one 2 kg coffee roaster
that will yield 15-17 pounds of roasted beans per hour. The site was recently redeveloped with a
three new parking lot accesses and includes five parking spaces in front of the building. There
should be very low traffic to the site. There is limited'signage and no exterior modifications are
planned for the site.
Mr. Borsuk inquired about the venting in the facility.
David Phillips and Brad Phillips, 1340 Ontario Street,responded that there is venting through the
roof. The venting is a 6 inch vent and the facility has a 20 feet high ceiling.
Mr.Borsuk questioned if there were any odors concern. He also asked if there were any issues
with carcinogens or odor emissions.
Brad Phillips responded that it is a very mild odor. There have been numerous studies on
carcinogens and it has only been a concern in massive production facilities. Those types of
facilities are a much larger scale than what is being proposed. There is no carcinogen risk for
anyone inside or outside the facility for the size production proposed.
Mr.Hinz wanted clarification about the customer base and if there would be walk-ins available to
the general public.
David Phillips replied that there will be no walk-ins to the general public. The only walk-ins
would be the local cafes and businesses that are buying wholesale.
Itesn I—CLIP—610 Leeward Ct—Indoor Food Production 3
Motion by Vajgrt to approve a Conditional Use Permit for the development of an indoor food
production facility at 610 Leeward Court.
Seconded by Mott.
Mr. Borsuk questioned the Staff about ordinances dealing with the odor emissions.
Mr. Burich stated that odor issues are not in the zoning ordinances.
Mr. Lyons added that any odor issues should be addressed in the public nuisance ordinances. As
far as venting goes,the owner has already submitted plans to inspections to be reviewed.
Motion carried 8-0.
Item I—CUP—610 Leeward Ct—Indoor Food Production 4
SUBMIT TO:
City of Oshkosh Application Dept.oPCommunityDevelopment
City 215 Church Ave.,P.O.Box 1130
of �t' s r iF Oshkosh,Wisconsin 54903-1130
Oshkosh L i PHONE:(920)236-5059
**PLEASE TYPE OR PRINT USING BLACK INK"
APPLICANT INFORMATION
Petitioner: /)AUID PW/Li l Date:
Petitioner's Address: tYlV 0A)kle-lo 5-1 City: State: L0 i Zip:
Telephone #: ( z ) Z -2�6O� Fax: ( ) Other Contact#or Email: i r 3 r>1, i196fG���,L;
Status of Petitioner(Please Check): X Owner F.Representative E.Tenant E Prospective Buyer
Petitioner's Signature (required): Date: / 1 '
OWNER INFORMATION
Owner(s): /4 L)KA Date:
Owner(s) Address: C'/ ` - t?Gc', k('Zo C i City: USr ,�, Statet)E7 Zip:S-V90
�
Telephone#: (1:v) S 4tZ 3 Fax: (4712&) 23 6 L Other Contact#or Email:
Ownership Status (Please Check): =Individual 0 Trust _1 Partnership 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 annay be postponed by the Planning Services Division for incomplete submissions
or other administrative reasons y
Property Owner's Signature: Date:
SITE INFORMATION
Address/Location of Proposed Project:_ / L f� �:� ��<✓`i )
Proposed Project Type: I' r'�, � C? vTlaV lzu s��f1i55
Current Use of Property: Zoning:
Land Uses Surrounding Your Site: North: (V) I .' Ff-o-r t
South: C'C� y-9C- C>
East:
West: c ref ry�Cy �t
**Please note that a meeting notice.will be mailed to all abutting property owners regarding your request.
➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal.
➢ Application fees are due at time 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 the City's website at www.ci.oshkosh.wius/Community Development/Planning,htm
Staff Date Rec'd 1
5
Briefly explain how the proposed conditional use will not have a negative effect on the issues below.
1. Health,safety,and general welfare of occupants of surrounding lands.
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2. Pedestrian and vehicular circulation and safety.
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3. Noise,air,water,or other forms of environmental pollution. / �) 1
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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.
SUBMITTAL REQUIREMENTS—Must accompany the application to be complete.
Y A narrative of the proposed conditional use and project including:
❑ Proposed use of the property
❑ Existing use of the property
❑ Identification of structures 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.
❑ Surrounding land uses
❑ Compatibility of the proposed use with adjacent and other properties in the area.
❑ Traffic generation
❑ Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties
➢ A complete site plan including:
❑ Two (2) full size (24"x 36") scaled and dimensioned prints of site plan and building elevations
❑ Two (2) 8'/2"x 11 (minimum) to 11"x 17" (maximum)reduction of the building elevations and site plan
❑ 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,if different
❑ Full name and contact information of petitioner's engineers/surveyors/architects,or other design professionals used in_,
the plan preparation
❑ The date of the original plan and latest date of revision to the plan
❑ A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1"=60') unless
otherwise approved by the Department of Community Development prior to submittal
❑ All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled
❑ All required building setback and offset lines
❑ All existing and proposed buildings,structures,and paved areas,including building entrances,walks,drives,decks,
patios,fences,walls
❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for construction
❑ 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 30-175 City of Oshkosh Zoning
Ordinance
❑ Location and dimension of all loading and service areas on the subject property
❑ Location,height,design,illumination power and orientation of all exterior lighting on the property including a
photomef6cs 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
6
Narrative for Peaks & Pines Coffee Roasters Conditional Use Permit
Peaks and Pines Coffee Roasters, LLC is a startup business that will be operating out of the facility at
6106 Leeward Court in Oshkosh,Wl. This space is a newly constructed light industrial/commercial
building located in a complex of many other commercial properties that will house a couple of other
non-related small businesses in the near future as well.
Our company will have minimal,if any, impact on the surrounding businesses and environment.There
will be no water use,other than routine hand and roasting tool washing, no perceivable noise generated
and if there are any odors at all they will be the typically non-offensive smell of roasted coffee coming
from a small vent pipe exhausting about 25 feet in the air.We will be operating the roaster mostly in the
afternoon and early evening hours as sales demand warrants. On occasion,we may also roast on a
weekend day if our schedules require it. There will be virtually no traffic other than the couple of
employees and occasional delivery of raw materials via UPS or USPS. Product orders will be filled
through us delivering locally or shipping via delivery to UPS or USPS. Signage will be limited to a decal or
magnet on the entry door to the space.
We pride ourselves on providing freshly roasted coffee beans specially chosen and blended to give our
customers big time flavor and quality,from a small town company. We believe in quality over quantity,
always. Our facility will initially house one 2 kg coffee roaster that will yield 15-17 pounds of roasted
beans per hour.The company has 2 partners; Brad Phillips,the founder of the company,is the master
roaster and COO. Dave Phillips,the other partner,is CEO handling the business end of the operation.
Additionally,there are a couple of other participants at this point who will assist with support and
marketing functions as needed. Our product will be sold wholesale to cafes and bars in the region as
well as retail through our website, This is considered food production
so the facility will be outfitted to comply with the applicable state and federal laws.
7
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CUP BLACK WOLF INVESTMENTS LLC CMS PROPERTIES LLC
610 B LEEWARD CT 103 HIGH AVE 2505 BOWEN ST
PC:05-15-18 OSHKOSH,WI 54901 OSHKOSH,WI 54901
i
S
GALLMAR INVESTMENTS LLC LEEWARD PROPERTIES LLC MATTHEW J/DAWN M MERL
PO BOX 2844 645 LEEWARD CT W - 966 S 61ST ST
OSHKOSH,WI 54903 OSHKOSH,WI 54901 MILWAUKEE,WI 53219
PORTSIDE APARTMENTS LLC STARBOARD APARTMENTS LLC TIMOTHY T RUSCH
610 LEEWARD CT W 610 LEEWARD CT W 2950 BUTLER ST
OSHKOSH,WI 54901 OSHKOSH,WI 54901 LINCOLN,ND 58504
TP&HP PROPERTIES LLC WINDWARD APARTMENTS LLC 725 ABCD STARBOARD CT WEST LLC
740 LEEWARD CT W 610 LEEWARD CT W 3220 SHOREWOOD DR
OSHKOSH,WI 54901 OSHKOSH,WI 54901 OSHKOSH,WI 54901
DAVID PHILLIPS ANCHORAGE REALTY INC
1340 ONTARIO ST 610 LEEWARD CT W
OSHKOSH,WI 54901 OSHKOSH,WI 54901
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