HomeMy WebLinkAbout15. 21-419AUGUST 24, 2021 21-419 RESOLUTION
(CARRIED___7-0____LOST_______LAID OVER_______WITHDRAWN_______)
PURPOSE: APPROVE CONDITIONAL USE PERMIT FOR AN OUTDOOR
STORAGE USE AT 3010 BRADLEY STREET
INITIATED BY: VINTON CONSTRUCTION COMPANY
PLAN COMMISSION RECOMMENDATION: Approved w/ conditions
WHEREAS, the Plan Commission finds that the Conditional Use Permit for an
outdoor storage use at 3010 Bradley Street, is consistent with the criteria established in
Section 30-382 of the Oshkosh Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Oshkosh that a conditional use permit for an outdoor storage use, is hereby approved,
per the attached, with 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.
3. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
TO: Honorable Mayor and Members of the Common Council
FROM: Mark Lyons, Planning Services Manager
DATE: August 19, 2021
RE: Approve Conditional Use Permit for an Outdoor Storage Use at 3010 Bradley
Street
BACKGROUND
The applicant is requesting a Conditional Use Permit (CUP) to establish an outdoor storage use
on a vacant lot. The subject site is a vacant parcel located on the east side of Bradley Street
approximately 500 feet north of West 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.
On October 24, 2017, a (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. On
March 24, 2020, a CUP was approved for an outdoor storage use for recycling/crushing of
asphalt and concrete used by Vinton Construction as well as a gravel-surface storage area along
the front of the lot to be used for storage of construction equipment, job trailers, and semi-
trailers. The approved CUP was not utilized before expiring within one year of approval.
ANALYSIS
The applicant is requesting to renew the previous CUP for storage and recycling/crushing of
asphalt and concrete used by Vinton Construction. The northwest corner of the lot will be used
for short-term storage and staging of construction equipment, job trailers, and semi-trailers. The
front half of the lot will be a processed aggregate storage area and the back (east) half of the lot
will be used to store recycled construction materials, asphalt, and concrete. These materials will
be reused on construction projects throughout the city.
The proposed plan shows a proposed 8’ tall interwoven 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.
City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us
FISCAL IMPACT
Approval of this project should result in a minor increase in the assessed property value for the
site. The owner is anticipating spending approximately $200,000 on this phase of the
redevelopment.
RECOMMENDATION
The Plan Commission recommended approval of the Conditional Use Permit on August 17,
2021. Please see the attached staff report and meeting minutes for more information.
Respectfully Submitted, Approved:
Mark Lyons John Fitzpatrick
Planning Services Manager Assistant City Manager / Director of
Administrative Services
ITEM: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR AN
OUTDOOR STORAGE USE AT 3010 BRADLEY STREET
Plan Commission meeting of August 17, 2021.
GENERAL INFORMATION
Applicant: Vinton Construction Company
Owner: Bascom Properties of Oshkosh, LLC
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
Recognized Neighborhood Organizations
N/A
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
Item II – CUP/Outdoor Storage – 3010 Bradley St. 2
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.
On March 24, 2020, a CUP was approved for an outdoor storage use for recycling/crushing of
asphalt and concrete used by Vinton Construction as well as a gravel-surface storage area along
the front of the lot to be used for storage of construction equipment, job trailers and semi-
trailers. The approved CUP was not utilized before expiring within one year of approval.
Use
The applicant is requesting to renew the previous CUP for storage and recycling/crushing of
asphalt and concrete used by Vinton Construction. According to the applicant, the northwest
corner of the lot will be used for short-term storage and staging of construction equipment, job
trailers, and semi-trailers. The applicant has noted that front half of the lot will be a processed
aggregate storage area and the back (east) half of the lot will be used to store recycled
construction materials, asphalt, and concrete. These materials will be reused on construction
projects throughout the city.
The proposed crushing hours will be 7 a.m. to 7 p.m. and dust will be controlled through the
use of water and calcium chloride. The proposed site plan 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. 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.
Site Design
Item II – CUP/Outdoor Storage – 3010 Bradley St. 3
The proposed development consists of a 219,487 sq. ft. enclosed storage area with a gravel
surface. The proposed storage areas meet minimum setback requirements of the HI district.
Impervious surface ratio for the site will be approximately 64.42%, which is under the
maximum of 70% for the HI district.
The proposed plan shows a proposed 8’ tall interwoven 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. The submitted plan
shows a 38-foot opening at the property line and 68 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 applicant will need to provide 4 parking spaces on the site.
This can be addressed during Site Plan Review.
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.
Landscaping
As no building or building or parking lot is being proposed for the site, only street frontage,
bufferyard, and yard landscaping are required.
Points Required Points Provided
Street Frontage 78 (39 medium trees) 85 (30 medium trees)
Yards 2,194 2,940
Bufferyard 1,380 1,380
TOTAL 3,652 4,405
Item II – CUP/Outdoor Storage – 3010 Bradley St. 4
Street Frontage
The provided landscaping plan meets the code requirement of 30 street frontage landscaping
points per 100 feet of frontage. The plan is slightly short of the minimum of 50% of the required
points devoted to medium trees. This can be addressed during Site Plan Review.
Bufferyard
A 0.5 opacity bufferyard is required for the storage area as the property to the south is zoned
Institutional (I). With the proposed 8’ tall solid fence and 20’ (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 provided plan notes an existing double row strip of 120 mature Northern White Cedars
along the south property line. The existing evergreen trees meet the total bufferyard point
requirement for the outdoor storage land uses.
Google street view of property looking east from Bradley St. showing existing evergreen trees.
Storm Water Management
A storm water management plan has not been submitted. The Department of Public Works has
noted that a storm water management plan shall be submitted and comply with all
requirements of the City of Oshkosh Municipal Code Chapter 14 Storm Water Management.
Most notably, peak storm water runoff and TSS reductions. The site shall also collect the storm
water runoff and convey it to the Right of Way, Waters of the State, or a Drainage easement.
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 II – CUP/Outdoor Storage – 3010 Bradley St. 5
(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.
3. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
The Plan Commission recommended approval of the Conditional Use Permit on August 17,
2021. The following is Plan Commission’s discussion on the item.
Site Inspections Report: No commissioners reported visiting the site.
Staff report accepted as part of the record.
Mr. Slusarek presented the item and reviewed the site and surrounding area as well as the land
use and zoning classifications in this area. The applicant is requesting a Conditional Use Permit
to establish an outdoor storage use on a vacant lot. 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. The applicant is requesting to renew the previous CUP for storage
and recycling/crushing of asphalt and concrete used by Vinton Construction. According to the
applicant, the northwest corner of the lot will be used for short-term storage and staging of
construction equipment, job trailers, and semi-trailers. The applicant has noted that front half
of the lot will be a processed aggregate storage area and the back (east) half of the lot will be
used to store recycled construction materials, asphalt, and concrete. These materials will be
reused on construction projects throughout the city. Staff recommends approval of the
proposed Conditional Use Permit for an outdoor storage area at 3010 Bradley Street as
proposed with the findings and conditions as listed in the staff report.
Mr. Hinz opened up technical questions to staff.
There were no technical questions on this item.
Mr. Hinz asked for any public comments and asked if the applicant wanted to make any
statements.
Item II – CUP/Outdoor Storage – 3010 Bradley St. 6
Bill Vachon, Vinton Construction Company, said the delay in the permit happened because
they were working with the original property owner to negotiate the lease and Vinton
Construction ended up buying the property.
There were no other public comments on this item.
There were no public comments on this item.
Mr. Hinz closed public comments and asked if the applicant wanted to make any closing
statements.
There were no closing statements from the applicant.
Motion by Coulibaly to adopt the findings and recommendation as stated in the staff report.
Seconded by Perry.
Mr. Hinz asked if there was any discussion on the motion.
There was no discussion on the motion.
Motion carried 7-0.
CUP
3010 BRADLEY ST
PC: 08-17-2021
GERMAN EV LUTH CEMETERY
240 W 9TH AVE
OSHKOSH, WI 54902
ACS AUTO LLC
2606 SHOREHAVEN LN
OSHKOSH, WI 54904
OSHKOSH CORPORATION
PO BOX 2566
OSHKOSH, WI 54903
OTA INVESTMENTS LLC
N2604 COUNTY ROAD SS
PINE RIVER, WI 54965
FOX VALLEY & WESTERN LTD
17641 S ASHLAND AVE
HOMEWOOD, IL 60430
HYDRITE CHEMICAL CO
300 N PATRICK BLVD FLR 2
BROOKFIELD, WI 53045
WITTMAN REGIONAL AIRPORT
525 W 20TH AVE
OSHKOSH, WI 54902
TOWN OF BLACK WOLF
380 E BLACK WOLF AVE
OSHKOSH, WI 54902
BASCOM PROPERTIES OF OSHKOSH,
LLC
1322 33RD ST
TWO RIVERS, WI 54241
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/19/2021
1 in = 120 ft1 in = 0.02 mi¯3010 BRADLEY ST3010 BRADLEY ST
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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C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/19/2021
1 in = 500 ft1 in = 0.09 mi¯3010 BRADLEY ST3010 BRADLEY ST
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
C:\Users\Public\Desktop\2020 Plan Commission Site Plan Map Template.mxd User: hannahs
Prepared by: City of Oshkosh, WI
Printing Date: 7/19/2021
1 in = 120 ft1 in = 0.02 mi¯3010 BRADLEY ST3010 BRADLEY ST
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