HomeMy WebLinkAboutItem III.PLAN COMMISSION STAFF REPORT JANUARY 16, 2024
ITEM III: PUBLIC HEARING: CONDITIONAL USE PERMIT AMENDMENT
REQUEST FOR A CONCRETE BATCH PLANT AT 3010 BRADLEY STREET
GENERAL INFORMATION
Applicant: Vinton Construction Company
Owner: Bascom Properties of Oshkosh, LLC
Action(s) Requested:
The applicant is requesting a Conditional Use Permit Amendment for a concrete batch plant at
the subject site.
Applicable Ordinance Provisions:
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 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 surrounding area consists of 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
Outdoor storage of asphalt/concrete HI
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning:
Existing Uses Zoning
North Undeveloped/Cell tower 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
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Item III – CUP Amendment: 3010 Bradley St.
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.
On August 24, 2021, a CUP was approved to renew the outdoor storage use for
recycling/crushing of asphalt and concrete used by Vinton Construction along with storage of
construction equipment, job trailers, and semi-trailers.
Existing CUP Site Plan (2021)
Use
The applicant is requesting to amend the existing CUP for recycling/crushing of asphalt and
concrete and storage of materials/equipment used by Vinton Construction. Vinton
Construction is proposing to place a mobile concrete batch plant on the site. The existing
recycling/crushing and storage uses will remain. According to the applicant, the concrete batch
plant will be utilized for production of concrete for private and municipal road projects, and
will be operated by 3 employees.
The applicant has stated that dust control will be comprised of water usage and calcium
chloride application. Sweeping equipment will be available to address any tracking on Bradley
Street during operations. Noise during crushing operations will be limited between the hours
of 6:30 AM through 7:00 PM. The proposed Heavy Industrial use is permitted by-right in the HI
zoning district and is compatible with existing uses in the area.
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Item III – CUP Amendment: 3010 Bradley St.
Site Design
Proposed Site Plan
The proposed concrete batch plant consists of a 75’ X 100’ setup area. The proposed setup area
meets minimum setback requirements of the HI district and will be over an existing gravel area
which will not result in additional impervious surface on the site.
The proposed concrete batch plant will have a height of 75’. This exceeds the maximum height
for the HI district of 60’, however the zoning ordinance allows concrete mixing bins to exceed
maximum height regulations. The proposed 75’ height is under the maximum Airport Zoning
height of 76.1’ for this area. The applicant will need final approval for the Airport Zoning
Height from Winnebago County. No changes are being proposed to the existing access to the
site.
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Item III – CUP Amendment: 3010 Bradley St.
Parking
The proposed heavy industrial use requires 1 parking space per employee on the largest work
shift. The applicant will need to provide 3 parking spaces on the site, in addition to the 4
required parking spaces for the existing outdoor storage use. This can be addressed during Site
Plan Review.
Signage and Lighting
The applicant has submitted a plan for a 4’ X 5’ sign on the fence along the entrance to the site.
The sign will need to be a freestanding sign as code prohibits signs from being attached to
fencing. Signage must meet setback requirements for the HI district or will be limited to 3’
height and 8 sq. ft. in area per directional sign standards. Signage will be addressed under a
separate permit.
A lighting plan has not been submitted. If additional lighting is needed for the concrete batch
plant, a photometric plan will need to be provided to verify compliance with City lighting
standards.
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Item III – CUP Amendment: 3010 Bradley St.
Landscaping
As no building or additional parking area is being proposed for the site, no additional
landscaping is required.
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.
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 Amendment for a concrete
batch plant at 3010 Bradley Street as proposed with the findings listed above.
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CONDITIONAL USE PERMIT
3010 BRADLEY ST
PC: 1-16-2024
GERMAN EV LUTH CEMETER
C/O PEACE LUTHERAN CHUR
240 W 9TH AVE
OSHKOSH WI 54902
ACS AUTO LLC
2606 SHOREHAVEN LN
OSHKOSH WI 54904
OSHKOSH CORPORATION
PO BOX 2566
OSHKOSH WI 54903
BASCOM PROP OF OSHKOSH
1322 33RD ST
TWO RIVERS WI 54241
OTA INVESTMENTS LLC
N2604 COUNTY ROAD SS
PINE RIVER WI 54965
WISCONSIN CENTRAL LTD
17641 S ASHLAND AVE
HOMEWOOD IL 60430
HYDRITE CHEMICAL CO
17385 GOLF PKWY
BROOKFIELD WI 53045
TOWN OF BLACK WOLF
380 E BLACK WOLF AVE
OSHKOSH WI 54902
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BRADLEY ST
W WAUKAU AV
Oshkosh City Limit
Oshkosh City Limit
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: 12/13/2023
1 in = 220 ft1 in = 0.04 mi¯3010 BRADLEY 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
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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: 12/13/2023
1 in = 600 ft1 in = 0.11 mi¯3010 BRADLEY 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
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BRADLEY ST
W WAUKAU AV
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: 12/13/2023
1 in = 200 ft1 in = 0.04 mi¯3010 BRADLEY 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
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