HomeMy WebLinkAboutItem IIPLAN COMMISSION STAFF REPORT MARCH 17, 2020
ITEM II: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR AN
OUTDOOR STORAGE USE AT 3010 BRADLEY STREET
GENERAL INFORMATION
Applicant: Vinton Construction Company
Owner: Karls Transport Inc.
Action(s) Requested:
The applicant is requesting a Conditional Use Permit to establish an outdoor storage use on a
vacant lot.
Applicable Ordinance Provisions:
Outdoor Storage land uses are permitted only through a Conditional Use Permit in the Heavy
Industrial District (HI) as regulated in Section 30-61 (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 vacant parcel located on the east side of Bradley Street approximately 500
feet north of W. Waukau Avenue. The 7.85 acre property has a Heavy Industrial District (HI)
zoning designation while the 2040 Comprehensive Land Use Plan recommends industrial
development for the site. The proposed development is bounded by industrial uses to the north
and west, a cemetery to the south and an active railroad to the east.
Subject Site:
Existing Land Use
Zoning
Vacant
HI
Adjacent Land Use and Zoning:
Existing Uses
Zoning
North
Industrial/Commercial
HI
South
Institutional
I
West
Industrial
HI
East
Vacant/railroad
HI
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Plan Recommendation Industrial
ANALYSIS
On October 24, 2017, a Conditional Use Permit (CUP) was approved for a freight terminal,
which consisted of a 39,000 sq. ft. paved area, at the subject site. However, the freight terminal
was never developed.
Paqe 1
Use
The applicant is proposing to use the rear, eastern portion of the subject site for storage and
recycling/crushing of asphalt and concrete used by Vinton Construction. The proposal also
includes a gravel -surface storage area along the front (northwest corner) of the lot to be used for
storage of construction equipment, job trailers and semi -trailers. According to the applicant,
this area will only be used for short term storage. The proposed outdoor storage use is
permitted via Conditional Use Permit within the HI zoning district and is compatible to existing
uses in the area. According to the applicant, the storage/recycling area will be utilized during
normal business hours of 7 a.m. to 7 p.m. and dust will be controlled through the use of water
and calcium chloride.
Site Design
The proposed development consists of a 260' by 400'material recycling/storage area to the rear
of the site and a 245' X 145' storage area that includes 22 truck/trailer parking spaces. The
proposed storage areas meet minimum setback requirements of the HI district. Impervious
surface ratio for the site will be approximately 44%, which is well under the maximum of 70%
for the HI district.
The proposed plan shows a proposed 8' high chain link privacy fencing surrounding both the
equipment storage area and material recycling/storage area with a gate for access from Bradley
Street. Staff is recommending a condition that chain link fencing used for screening must
include pre -woven or interwoven privacy fence slats and be at least 90% opaque as outdoor
storage areas are required to be completely enclosed with 8' solid walls or fencing.
Access and Circulation
Access to the site is proposed to be a Class III entrance from Bradley Street just south of center
of the site. The submitted plan shows a 40-foot opening at the property line and 70 feet at the
road surface which is in compliance with Class III requirements of the Access Control
Ordinance.
Parking
The proposed outdoor storage use requires 1 parking space per 10,000 sq. ft. of storage area for
a total of 4 required spaces. The 40' wide paved driveway will allow for stacked parking stalls
to meet this requirement.
The recycling use (heavy industrial) only requires off-street parking for employees on -site at the
maximum shift. It is expected no employees will be present therefore no additional parking is
required.
Signage and Lighting
The applicant's submittal does not include a sign package. Any signage will need to meet the
signage requirements for the HI District.
A lighting plan has not been submitted. A lighting plan will be required and at minimum will
need to provide 0.4 fc lighting levels for the access drive to the storage area. This can be
addressed during Site Plan Review.
Item II— CUP/Outdoor Storage— 3010 Bradley St. 2
Paqe 2
Landscaping
As no building or parking lot is being proposed for the site, only street frontage and bufferyard
landscaping are required.
Points Required
Points Provided
149
Street Frontage
78 (39 devoted to medium trees)
(60 devoted to medium
trees)
Bufferyard (storage area)
1,237.5 (618.75 on
4,320
exterior side of fence)
4,165.5
total
(4,320 on exterior side of
fence)
Bufferyard
2,928 (1,464 on
(recycling/crushing area)
I exterior side of fence)
Street Frontage
The provided landscaping plan meets the code requirement of 30 street frontage landscaping
points per 100 feet of frontage with a minimum of 50% of the required points devoted to
medium trees.
Bufferyard
A 0.5 opacity bufferyard is required for the vehicle/equipment storage area as the property to
the south is zoned Institutional (I). With the proposed 8' tall solid fence and 50' (10' minimum)
bufferyard, 150 points per 100 feet of storage area is required with a minimum of 50% of the
required points on the exterior side of the fencing.
The recycling/crushing area requires a 1.0 bufferyard to the south as heavy industrial uses must
provide a 1.0 bufferyard along all properties which are not zoned HI. With the proposed 8' tall
solid fence and 50' bufferyard, 732 points per 100 feet of heavy industrial area is required with a
minimum of 50% of the required points on the exterior side of the fencing.
The provided plan notes an existing double row strip of 108 Northern White Cedars,
approximately 35' tall, along the south property line. The existing evergreen trees meet the total
bufferyard point requirement for the outdoor storage and heavy industrial uses. The
owner/applicant must verify that all required bufferyard landscaping is on the subject property
and any required bufferyard landscaping that is removed must be replaced.
Google street view of property looking east from Bradley St. showing existing evergreen trees.
Item II— CUP/Outdoor Storage— 3010 Bradley St. 3
Paqe 3
Storm Water Management
A storm water management plan has not been submitted. Plans will be required and reviewed
during the Site Plan Review process.
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.
Staff recommends approval of the proposed Conditional Use Permit for an outdoor storage area
at 3010 Bradley Street as proposed with the findings listed above and the following conditions:
1. Outdoor storage area must be completely enclosed with minimum 8' tall solid fencing.
2. Chain link fencing used for screening must include pre -woven or interwoven privacy
fence slats and be at least 90% opaque.
Item II— CUP/Outdoor Storage— 3010 Bradley St. 4
Paqe 4
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Page 11
CUP
3010 BRADLEY ST
PC: 03-17-20
OSHKOSH CORPORATION
PO BOX 2566
OSHKOSH WI 54903
TOWN OF BLACK WOLF
380 E BLACK WOLF AVE
OSHKOSH WI 54902
KARLS TRANSPORT INC
PO BOX 333
ANTIGO WI 54409
FOX VALLEY & WESTERN LTD
17641 S ASHLAND AVE
HOMEWOOD IL 60430
OTA INVESTMENTS LLC
N2604 COUNTY ROAD SS
PINE RIVER WI 54965
WITTMAN AIRPORT OSH
525 W 20TH AVE
OSHKOSH WI 54902
GERMAN EV LUTH CEMETERY
240 W 9TH AVE
OSHKOSH WI 54902
PETER PISCHKE
2950 BRADLEY ST
OSHKOSH WI 54902
VINTON CONSTRUCTION COMPANY
2705 N RAPIDS RD
MANITOWOC WI 54221
Paqe 12
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