HomeMy WebLinkAboutItem II
PLAN COMMISSION STAFF REPORT MARCH 18, 2025
ITEM II: PUBLIC HEARING: ZONE CHANGE FROM HEAVY INDUSTRIAL
DISTRICT (HI) TO HEAVY INDUSTRIAL DISTRICT WITH A PLANNED
DEVELOPMENT OVERLAY (HI-PD) AND APPROVAL OF A GENERAL
DEVELOPMENT PLAN FOR OUTDOOR STORAGE AT 2750 VINLAND
STREET
GENERAL INFORMATION
Applicant: Mach IV Engineering and Surveying, LLC
Owner: 2750 Vinland, LLC
Action(s) Requested:
The applicant requests a zone change from the existing Heavy Industrial District (HI) to Heavy
Industrial District with a Planned Development Overlay (HI-PD). The applicant also requests
approval of a General Development Plan (GDP) for outdoor storage.
Applicable Ordinance Provisions:
Zoning map amendment standards are found in Section 30-381 of the Zoning Ordinance. Planned
Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of a 38-acre parcel located at the southeast corner of Industrial Avenue
and Vinland Street. The site includes five multi-tenant industrial buildings, loading areas, and
associated parking lots. The site is zoned Heavy Industrial District (HI) and the surrounding area
is a mixture of residential and industrial land uses. The 2040 Comprehensive Land Use Plan
recommends Mixed Use for the subject area.
Subject Site
Existing Land Use Zoning
Commercial HI
Recognized Neighborhood Organizations
N/A
Page 1
ITEM II: Zone change & GDP 2750 Vinland Street
Adjacent Land Use and Zoning
Existing Uses Zoning
North Industrial Town of Oshkosh
South Industrial HI
East Commercial MR-20-PD
West Residential & Industrial SR-5 & HI
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Mixed Use
ANALYSIS
Zone Change
The applicant is requesting a zone change from the Heavy Industrial District (HI) to Heavy
Industrial District with a Planned Development Overlay (HI-PD) for the subject property. The
requested Planned Development Overlay designation is intended to allow for flexibility in the
zoning ordinance to allow for the construction of an outdoor storage area behind the easternmost
building. The applicant has submitted plans for the outdoor storage area, which will be addressed
as a GDP and Specific Implementation Plan (SIP) review. The GDP will be reviewed in this staff
report.
Staff is supportive of the proposed zone change to include a Planned Development Overlay as it
will serve to accommodate future development needs for the site. It will also provide further
review for compatibility with neighboring residential properties.
Rezone to HI-PD
Page 2
ITEM II: Zone change & GDP 2750 Vinland Street
Use
The applicant is proposing to construct an approximately 3-acre gravel outdoor storage area
behind the easternmost building on the subject site.
The HI District allows for outdoor storage as a Conditional Use. Staff does not have any concerns
with the proposed outdoor storage use as it is compatible with surrounding industrial land uses
to the west and south of the property and is consistent with the industrial/storage use of the site.
Page 3
ITEM II: Zone change & GDP 2750 Vinland Street
Site Design
The applicant is proposing a new gravel storage area, fencing and berm, lighting, and modifying
the existing stormwater facilities within the site. Code requires outdoor storage areas to be
screened from any non-industrialized areas by any permitted combination of buildings,
structures, walls, and solid fencing. Such walls and fencing shall be a minimum of 8 feet in height
and shall be designed to completely screen all stored items from view of non-industrialized areas.
As the neighboring properties are industrial zoned to the west and north screening will only need
to be provided along the east property line and the south side of the outdoor storage area where
the site abuts residentially zoned property. The applicant is proposing to install 8’ fencing that is
90% opaque on the south side of the outdoor storage area, which meet the necessary screening
requirements. The submitted site plan shows the gravel outdoor storage area setback 105’ from
the east property line, where code requires a 20’ setback. The applicant is also proposing 6’ chain
link fencing along the east side of the outdoor storage area. A Based Standard Modification (BSM)
is needed for the 6’ chain link fence, where code allows 8’ solid walls or fencing. This BSM request
will be addressed as part of the SIP process.
Signage
Sign renderings were not included with this request and are not required for the GDP approval.
Final signage plans will be submitted and reviewed as part of the SIP request.
Site Lighting
A photometric lighting plan has not been submitted with this request, and will be required as
part of the SIP request.
Landscaping
A landscape plan was not included in the submittal. The outdoor storage area requires yard
landscaping and bufferyard landscaping is required along the neighboring Multi-Family
Residential-20 (MR-20-PD) zoned properties to the east of the site. The application will need to
meet all landscaping requirements or apply for BSMs as part of the SIP process.
Yards
Code requires 30 landscaping points per 1,000 sq. ft. of gross floor area of the outdoor storage
area. Landscaping points will be verified during the SIP process.
Bufferyards
A 0.8 opacity bufferyard is required along the neighboring Multi-Family Residential-20 (MR-20-
PD) zoned properties to the east of the site. The applicant is providing a 105’ bufferyard along the
east property line along with a 6’- 7’ berm and 6’ chain link fencing. Code requires 505
landscaping points with the 6’ berm be installed per 100 linear feet. The applicant will need to
demonstrate that 0.8 opacity bufferyard is being met or apply for a BSM for alternative screening.
Screening requirements and landscaping points will be verified during the SIP process.
Page 4
ITEM II: Zone change & GDP 2750 Vinland Street
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final plans are required
to be in full compliance with the requirements of the City of Oshkosh Municipal Code Chapter 14
for storm water management. This will be addressed during the SIP and Site Plan Review
processes.
Building Facades
No new buildings on site are being proposed.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Zoning Map
amendment, staff recommends the Plan Commission make the following findings based on the
criteria established by Chapter 30-381 (D)(2):
(a) Advances the purposes of this Chapter as outlined in Section 30-03 will provide
further review of development on the site.
(c) The proposed HI-PD zoning designation maintains the desired overall consistency
of land uses, land use intensities, and land use impacts because the proposed zoning
designation will remain consistent with the neighboring HI zoning.
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings based
on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of the Zoning Ordinance as the proposed outdoor storage use of the site will not
have a negative impact on the public because outdoor storage is a conditional use in the
HI District and will not have negative impact on the neighboring properties.
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts because the
outdoor storage use is compatible with the surrounding industrial uses.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area because the subject property is within a mixed use area with industrial and
residential land uses.
Staff recommends approval of the zone change and General Development Plan with the findings
listed above and the following condition:
1. All requested Base Standard Modifications will be addressed as part of the Specific
Implementation Plan application.
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General Development Plan (GDP)
General Location Map
The site is located at 2750 Vinland Street. The existing site is the location of a series of multi-
tenant, industrial buildings (Site Map in included). The total site is 38 acres in size
Existing developments include the five industrial buildings, loading areas and associated parking
lots. The site has two ingress/egress points off Vinland Street and can be accessed off Jackon
Street.
The site to the north is a industrial use, the south side is an agricultural field, a commercial lot is
the east side, and the west side is agriculture.
The site is currently zoned HI, therefore we are requesting a zoning and PD amendment to HI-
PD. Abutting zoning is as follows:
North: Town of Vinland
South: SR-3
East: MR-20-PD
West: SR-5
Specific Use
The intent of the project is to construct an outdoor storage area (approx. 3 acres) behind the
easternmost building. Improvements include the gravel storage lot, fencing, a berm on the east
side for screening, lighting, and modifying the existing stormwater management practice.
The proposal includes 6 ft fence on all sides facing industrial zoning. An 8 ft fence with 90%
visibility coverage on the South sides, the fence can be chain link with slats/interwoven. The
fence on the east side will be a 6 ft chain link fence and will also include naturally shielding by the
berm and trees. The South side of the fence is visible from a residential area and will require
90% coverage at 8 ft.
Traffic Patterns
The site will continue to use the existing ingress/egress points off public ROW. The storage area
will be accessed off driveways located within the site and not readily visible from the public.
Grading
Site grading will be modified to accommodate the proposed development and direct storm flow to
the existing stormwater management facilities to comply with City and State stormwater
regulations.
A berm is proposed on the east side of the property to screen the storage area.
Drainage
Page 11
Site drainage is primarily directed toward the existing stormwater practice. The practices are
sized to meet City and State stormwater performance standards. The proposed stormwater
practice is a detention pond.
Open Spaces
The Existing Site is developed primarily on the north side of the parcel. Amble green space
existing on the south side of the site.
Planned Development
Planned use is an outdoor storage area. The storage area is internal on the site without access
to public ROW and screened to limit public visibility
The site relationship to the nearby public streets will remain the same as the existing site. The
existing ingress and egress points will be maintained.
Architectural Plans
No new strucutures or modifications to existing structures are proposed.
Engineering Plans
A conceptual engineering plan is included. If GDP and re-zoning amendments are favorable
detailed plans will include proposed grading, stormwater management, site utilities, landscaping
and erosion control.
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NO.REVISION DESCRIPTION
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2260 Salscheider Court Green Bay, WI 54313
PH:920-569-5765; Fax: 920-569-5767
www.mach-iv.com
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R:\Jobs\2298-01-24 Vinland Parking Lot Addition\DRAWINGS\2298-01-24 Eng.dwg 1/23/2025 1:58:07 PM
GRAVEL STORAGE SITE LAYOUT
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VINLAND
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2550 50 100
Benchmarks
Label Elevation Description
BM 504 774.55 HYDRANT BURY BOLT
PROJECT AREA:232,414 SF
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Page 13
REZONE.GDP.SIP
2750 VINLAND ST
PC: 3-18-2025
CLARITY CARE INC
424 WASHINGTON AVE
OSHKOSH WI 54901
LANG APTS 1 LLC
615 S MAIN ST
OSHKOSH WI 54902
ROBERT BERMAN ETAL
765 MARKET ST APT 27A
SAN FRANCISCO CA 94103
NICOLET INV OF OSH LLP
3389 COUNTY ROAD A
OSHKOSH WI 54901
2750 VINLAND LLC
601 OREGON ST A
OSHKOSH WI 54902
RONALD J HOLMES
2800 VINLAND ST
OSHKOSH WI 54901
ZBY ENTERPRISES LLC
3024 SHELDON DR
OSHKOSH WI 54904
CHICAGO & NW RR CO
4823 N 119TH ST
MILWAUKEE WI 53225
OSHKOSH STORAGE CO INC
1110 INDUSTRIAL AVE
OSHKOSH WI 54901
CONGER HOLDINGS LLC
3801 STATE RD 21
OSHKOSH WI 54904
JAMES H LANG
1115 BAY SHORE DR
OSHKOSH WI 54901
LANDOLT PROPERTIES LLC
4900 PLUMMERS POINT RD
OSHKOSH WI 54904
XIONG ENTERPRISES LLC
3470 EICHSTADT RD
OSHKOSH WI 54901
JENNIFER DALY IRREV TR
805 W PACKER AVE
OSHKOSH WI 54901
BENJAMIN & ERICA RUSCH
811 W PACKER AVE
OSHKOSH WI 54901
RALPH PRIEWE
815 W PACKER AVE
OSHKOSH WI 54901
JEFFERY & DIANE LOCY
821 W PACKER AVE
OSHKOSH WI 54901
MICHAEL PEERENBOOM
2561 VINLAND ST
OSHKOSH WI 54901
TOWN OF OSHKOSH
1076 COZY LN
OSHKOSH WI 54901
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INDUSTRIAL AV
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Oshkosh City LimitOshkosh 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: 2/19/2025
1 in = 320 ft1 in = 0.06 mi¯BASE MAP
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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INDUSTRIALINDUSTRIALAVAV
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LOGAN D R
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JACKSON ST
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Oshkosh City Limit
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O s h k o s h C ity Li m it
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O s h k o s h C i t y L i m i tOshkosh C i t y L i m i t
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SR-3
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SR-5
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SR-5
SR-5
SR-9
SR-9
UI
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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: 2/19/2025
1 in = 800 ft1 in = 0.15 mi¯ZONING MAP
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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INDUSTRIAL AV
W PACKER AV
WISCONSIN ST
PARK RIDGE AV
VINLAND ST
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: 2/19/2025
1 in = 300 ft1 in = 0.06 mi¯AERIAL MAP
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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