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Consideration of a Conditional Use Permit for a 24-hour laundromat in the Neighborhood Village Trade/North Avenue Overlay (C1/NOR) zone at 7105 W. North Avenue, Chris Doerner, applicant
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Submitted by:
Art Piñon
Department:
Development
A. Background/Options
The applicant is requesting a Conditional Use Permit (CUP) to operate a 24-hour laundromat at 7105 W. North Avenue, located within the Neighborhood Village Trade and North Avenue Overlay (C1/NOR) zoning district. Surrounding land uses consist of residential to the south and commercial uses to the north, east, and west.
A laundromat is a permitted use by right at this location. However, City Code requires a Conditional Use Permit (CUP) for businesses operating outside the hours of 6:00 a.m. and 11:00 p.m. within the North Avenue Overlay zone. As such, a CUP is required for the proposed 24-hour operation.
The required public hearing was held at the January 27, 2026 Common Council meeting. During the hearing, three (3) members of the public spoke in opposition to the proposal. In addition, seven (7) letters and two (2) e-comments were submitted opposing the request. Public concerns included public safety, late-night noise, parking impacts, trash and property maintenance issues, potential reduction in property values, and concerns regarding precedent for other 24-hour businesses along North Avenue. The applicants spoke in favor of the proposal. A link to all written public comments and a recording of the meeting are attached.
During project review, the Wauwatosa Police Department expressed concerns regarding the proposed 24-hour operation and provided data supporting those concerns. According to the Police Department, a similar 24-hour laundromat in Wauwatosa owned by the same applicant has generated 88 calls for service since January 1, 2023. These calls included reports of disorderly subjects, welfare checks (including vagrancy, overdose, and unhoused person related calls), thefts, citizen assists, and domestic violence incidents. The total also includes officer-initiated checks prompted by frequent calls to the site. Approximately 60 percent of these calls occurred between the hours of 6:00 p.m. and 6:00 a.m.
Based on the data provided by the Police Department and the concerns raised by the public, staff does not recommend approval of a Conditional Use Permit for a 24-hour operation. Instead, staff recommends approval of the Conditional Use Permit with operational limitations, in addition to standard conditions, as outlined below:
• Limit operating hours to 6:00 a.m. to 2:00 a.m.
A 2:00 a.m. closing time aligns with the latest weekday closing times of nearby bars and restaurants on North Avenue (e.g., Drunken Cobra and Camp Bar). Establishing a defined overnight closure interrupts time periods more commonly associated with increased crime risk and reduces the potential for late-night nuisance impacts to surrounding properties.
• Provide an identifiable onsite attendant from 10:00 p.m. until closing (2:00 a.m.).
The attendant shall be clearly identifiable through the use of a uniform, name tag, or similar means. An onsite attendant increases site monitoring, signals active management to patrons, and enhances public safety.
• Install a 24-hour security camera system.
The system shall cover all building entrances and exits, as well as the interior of the business.
• Submit and maintain a security plan to the City for Police Department review and approval.
The security plan shall detail how camera footage will be monitored and shall require random on-site physical checks between the hours of 6:00 p.m. and 6:00 a.m. by the owner or a designated representative.
• Provide a 24-hour emergency contact.
A current emergency point of contact shall be provided to the City and kept on file at all times.
Overall, staff believes the above conditions are reasonable and practical in preventing the facility from becoming a nuisance, and the Police Department is supportive of the conditions.
Pursuant to Wisconsin State Statute §59.69(5e)(b)1, if an applicant for a Conditional Use Permit meets or agrees to meet all conditions imposed by the City, the City shall grant the permit. Any conditions imposed must be related to the purpose of the ordinance and supported by substantial evidence.
B. Staff Comments
Planning/Zoning Division
Approval of the Conditional Use Permit, with conditions, is consistent with the goals and objectives of the City of Wauwatosa Comprehensive Plan, including:
• Supporting local businesses and enhancing the City’s tax base (WCP, p. 20);
• Encouraging development, improvement, and reinvestment in local commercial areas to promote a dynamic, vibrant, and accessible character, as well as a diverse mix of businesses (WCP, p. 20).
Approval of the Conditional Use Permit, with the recommended conditions, is also consistent with the goals of the East Tosa North Avenue Plan by:
• Strengthening North Avenue as an urban environment (ETNAP, p. 52);
• Contributing to a self-sustaining business investment environment (ETNAP, p. 52);
• Helping make North Avenue a destination rather than a corridor to pass through (ETNAP, p. 52);
• Securing neighborhood connections and reducing barriers (ETNAP, p. 52); and
• Fostering inter-business relationships and cooperation (ETNAP, p. 53).
Building Division
A final occupancy inspection and approval must be obtained prior to occupancy.
City Assessor’s Office
Provide detailed costs of any alterations and/or new construction as well as income & expense as requested by the Assessor’s Office
City Clerk’s Office
No comments.
Public Works Department
No comments.
Engineering Division
No comments.
Fire Department
All applicable fire codes must be adhered to. A final occupancy inspection must be conducted.
Health Department
No comments.
Police Department
See attached letter from the Police Department.
C. Recommendation
Staff recommends approval subject to:
1. Establishing hours of operation to be 6:00 am to 2:00 am.
2. From 10:00 pm to 2:00 am, an identifiable attendant must be onsite monitoring facility operations. The attendant must be identifiable by use of uniform, identification tag, or other means distinguishing the individual as a facility attendant.
3. Installation of a 24-hour security camera system covering all entrances and exits, as well as the interior of the business prior to occupancy certificate issuance.
4. Prior to occupancy certificate issuance, submittal of a security plan detailing how cameras will be monitored and requiring random, on-site physical checks between the hours of 6:00 pm and 6:00 am by the owner or a designated representative.
5. Provision of a 24-hour emergency point of contact to the City prior to occupancy certificate issuance.
6. Short- and long-term bike parking being provided in compliance with WMC 24.11.080.
7. Architectural supervision, plan review, and all applicable building permits required for any work being performed. A final occupancy inspection and approval are required prior to occupancy.
8. Providing detailed costs of any alterations and/or new construction, as well as income & expense as requested by the Assessor's office.
9. Compliance with all required Fire Codes.
10. Under WMC 24.16.040I., a Conditional Use will lapse and have no further effect eighteen (18) months after it is approved by the Common Council, unless a building permit has been issued (if required); the use or structure has been lawfully established; or unless a different lapse of approval period or point of expiration has been expressly established by the Common Council.