HomeMy WebLinkAboutItem VII
PLAN COMMISSION STAFF REPORT JULY 15, 2025
ITEM VII: SPECIFIC IMPLEMENTATION PLAN FOR AN OUTDOOR STORAGE
AREA AT 2750 VINLAND STREET
Applicant: Mach IV Engineering & Surveying, LLC
Property Owner: 2750 Vinland LLC
Action(s) Requested: The applicant requests approval of a Specific Implementation Plan (SIP)
for an outdoor storage area.
Applicable Ordinance Provisions: 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 with a Planned Development
Overlay (HI-PD) 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.
On April 8, 2025, Common Council approved a General Development Plan (GDP) for an
outdoor storage area at the subject site.
Subject Site
Existing Land Use Zoning
Industrial HI-PD
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Industrial Town of Oshkosh
South Vacant/Residential HI
East Residential MR-20-PD
West Residential &Vacant SR-5 & HI
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Mixed Use
ANALYSIS
The applicant is proposing to construct a 130,432 sq. ft. (approximately three-acre) gravel
outdoor storage area behind the easternmost building on the subject site, which was approved
under the GDP. The GDP included a condition that all base standards modifications (BSMs) will
be addressed under the SIP.
Page 1
ITEM VII: SIP 2750 Vinland St.
Site Design/Access
The proposed outdoor storage area will be accessed from an existing drive lane and enclosed
with 6 ft. tall slatted chain link fencing (90% opacity) on the north, west, and east sides and 8 ft.
tall slatted chain link fencing on the south side.
Required Provided
Front Setback (west) 30 ft. min. Existing pavement
Rear Setback (east) 25 ft. min. & 30 ft. bufferyard 104.4 ft.
Side Setback (north) 20 ft. min. Existing building
Side Setback (south) 20 ft. min. Existing pavement
Impervious Surface 70% max. 61%
Code requires outdoor storage areas to be screened from non-industrialized areas with walls or
solid fencing at a minimum height of 8 ft. Code further specifies that the storage area shall be
screened from residentially zoned property by a bufferyard with a minimum opacity of 0.8. The
applicant is requesting a BSM as they are proposing 6 ft. tall solid fencing on the east side of the
storage area, which is abutting residentially zoned property.
Staff is supportive of a BSM to allow reduced fence height to six feet on the east side of the
storage area as the proposed setback from the east property line significantly exceeds the 30 ft.
bufferyard setback requirement and the applicant is exceeding landscaping requirements with
Page 2
ITEM VII: SIP 2750 Vinland St.
new evergreen tree plantings and existing deciduous trees to the east of the storage area for
enhanced screening (landscaping details provided below).
Signage
Sign renderings were not included with this request.
Landscaping
Points Required Points Provided
Yards 1,304 5,820
Bufferyard (with 6’ solid
fence) 1,660 1,660
TOTAL 2,964 7,480
Yards
Code requires ten landscaping points per 1,000 sq. ft. of gross floor area. The landscape plan
shows 97 mature existing tall deciduous trees along the east property line that will be retained.
The landscape ordinance specifies that landscaping point values shall be doubled for mature
existing plantings that are retained. The existing deciduous trees result in more than four times
the required yard landscaping points. This serves to offset the BSM request for reduced
screening fence height and will provide a significant visual buffer from the outdoor storage area
for the residential property to the east.
Page 3
ITEM VII: SIP 2750 Vinland St.
Bufferyards
Code requires outdoor storage areas to be screened from residentially zoned property by a
bufferyard with a minimum opacity of 0.8. To accomplish the 0.8 opacity bufferyard, the
applicant is providing a 30 ft. bufferyard with six-foot-tall solid fencing and 415 tall/medium
evergreen tree landscaping points per 100 linear feet.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final submitted plans
are required to be in full compliance with the requirements of the City of Oshkosh Municipal
Code Chapter 14 for storm water management and a Notice of Intent (NOI) shall be filed with
WDNR.
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the 0.4 foot-
candle minimum requirement for driveway access, while not exceeding the maximum of 0.5
foot-candles of light trespass at the property lines. The plan shows a 25 ft. tall light pole on a 2.5’
base. The overall light fixture height will be limited to the maximum overall height of 25’ for the
HI District. This will be verified during Site Plan Review.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission consider 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 area will not have a
negative impact on the public because it will be adequately buffered from the
neighboring residentially zoned property with increased bufferyard setback, solid
fencing, and evergreen and deciduous trees.
(i) The proposed Planned Development project provides alternative approaches to
addressing development performance that relate to and more than compensate for any
requested base standard modifications of any standards or regulations of the Zoning
Ordinance as the additional bufferyard landscaping and retention of existing deciduous
trees will serve to offset the requested base standard modification (BSM).
Staff recommends approval of the Specific Implementation Plan with the findings listed above
and the proposed following conditions:
1. Base Standard Modification to allow reduced fence height for outdoor storage screening
to six feet.
2. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
3. Except as specifically modified by this Specific Implementation Plan, the terms and
conditions of the original General Development Plan approval dated April 8, 2025
(Resolution 25-171) remain in full force and effect.
Page 4
Page 5
Page 6
Site Implementation Plan (SIP)
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, landscaping, and
lighting.
The proposal includes 6 ft fence facing the north, west, and east sides. The north and west sides
face Industrial zoning, where the east side faces multi-family zoning and visibility coverage is
supplemented with landscaping for the buffer yard. An 8 ft fence with 80% visibility coverage is
proposed facing the south side.
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.
Page 7
Drainage
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. Ample 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 structures 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.
Proposed Exceptions from Zoning Ordinance
The site’s zoning is currently Planned Development (PD). This request is to amend the PD to allow
the development as described above. The proposed site requests the following exceptions from the
City’s Zoning Ordinances:
1. No yard landscaping for the 30 landscaping points per 1,000 square feet of gross floor
area of the yard (outdoor storage area) requirement. This is based on a sanitary
easement along the west side of the site, a stormwater pond immediately south of the
site, a landscaping berm east of the site (utilized for buffer yard landscaping
requirements), and a drainage ditch along the north side of the parking lot. Existing trees
along the east side of the lot provide approximately 1,330 landscape points that are
proposed to account for the yard landscaping.
Chapter 30 – Article IX – Landscaping requirements Figures 30-253 d-f
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EXISTING
BUILDING
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TOWN OF OSHKOSH
MULTI-FAMILY RESIDENTIAL - 20
MULTI-FAMILY RESIDENTIAL - 20
30' SANITARYEASEMENT
30' SANITARY EASEMENT
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GRAPHIC SCALE
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CIVIL LEGEND
EXISTING PROPOSED
CABLE PEDESTAL
ELECTRIC METER
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MIN MINIMUM
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OC ON CENTER
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PSI POUNDS PER SQUARE INCH
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RAD RADIUS
RCP REINFORCED CONCRETE PIPE
REQ REQUIRED
S SOUTH
SA SANITARY
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STM STORM
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U.S.H.UNITED STATES HIGHWAY
V VARIES
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WisDOT WISCONSIN DEPARTMENT OF
TRANSPORTATION
Ø DIAMETER
AC ACRE
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ASTM AMERICAN SOCIETY FOR TESTING
AND MATERIALS
BM BENCHMARK
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CSM CERTIFIED SURVEY MAP
C.T.H COUNTY TRUNK HIGHWAY
DIA DIAMETER
DOT DEPARTMENT OF TRANSPORTATION
E EAST
E ELECTRIC (BURIED)
EL ELEVATION
FDM FACILITIES DEVELOPMENT MANUAL
FFE FIRST FLOOR ELEVATION
FL FLOW LINE
FO FIBER OPTIC
FT FEET
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GR GRADE
HDPE HIGH DENSITY POLYETHYLENE
INL INLET
INV INVERT
M METER
MAX MAXIMUM
MH MANHOLE
WITHIN THE PROJECT AREA THAT ARE NOT SHOWN.
MAY BE OTHER UNDERGROUND UTILITY INSTALLATIONS
AS SHOWN ON THE PLANS ARE APPROXIMATE. THERE
THE LOCATIONS OF THE EXISTING UTILITY INSTALLATIONS
WORK DAYS NOTICE BEFORE YOU EXCAVATE
WISCONSIN STATUTE 182.0175 (1974) REQUIRES MIN. 3
TOLL FREE
1-800-242-8511
CALL DIGGERS HOTLINE
DIGGERS HOTLINE
CIVIL GENERAL NOTES:
1.SURVEY WAS PERFORMED BY
2.SURVEY VERTICAL DATUM IS
3.THIS SURVEY DOES NOT GUARANTEE THE EXISTENCE/ NON-EXISTENCE, SIZE, TYPE OR
LOCATION OF UNDERGROUND UTILITIES. UTILITIES SHOWN ARE BASED ON ABOVEGROUND
UTILITY STRUCTURES (I.E. VALVES, MANHOLES ETC.), AND AVAILABLE UTILITY MAPS AND PLANS.
4.UNLESS OTHERWISE INDICATED, ALL EXISTING STRUCTURES AND FACILITIES SHALL REMAIN.
5.PROVIDE TURF, AS SPECIFIED TO ALL DISTURBED AREAS NOT RECEIVING PAVEMENTS, CURBS,
SIDEWALKS, BUILDINGS, OR LANDSCAPING, WITHIN THE LIMITS OF CONSTRUCTION.
6.NO LAND DISTURBING ACTIVITIES SHALL TAKE PLACE UNTIL ALL TEMPORARY SOIL EROSION
DEVICES ARE INSTALLED.
7.ALL GRADE TRANSITIONS BETWEEN NEW AND EXISTING SHALL BE SMOOTH AND GRADUAL WITH
NO SHARP OR ABRUPT CHANGES.
8.COORDINATE THE WORK OF ALL TRADES - VERIFY ALL FIELD CONDITIONS, QUANTITIES AND
DIMENSIONS PRIOR TO COMMENCEMENT OF WORK. ANY DISCREPANCIES SHALL BE PROMPTLY
BROUGHT TO THE ATTENTION OF THE ARCHITECT.
9.EXECUTE ALL WORK WITH CARE AS TO PROTECT FROM DAMAGE ADJACENT EXISTING FEATURES
TO REMAIN. ANY SUCH DAMAGE SHALL BE REPAIRED OR REPLACED TO MATCH THE ORIGINAL
CONDITION AS APPROVED BY THE ARCHITECT.
10.UNLESS REFERRED TO, OR INDICATED AS "EXISTING", ALL WORK SHOWN ON THESE DRAWINGS
SHALL BE CONSIDERED AS NEW AND PROVIDED UNDER THIS CONTRACT.
11.FINISHED GRADE OF TOPSOIL (AFTER COMPACTION) SHALL BE 1/2" TO 1" BELOW TOP OF
ABUTTING PAVEMENTS, SIDEWALKS, AND CURBING.
12.NO DISTURBANCE SHALL OCCUR OUTSIDE OF SITE LIMITS.
13.GENERAL CONTRACTOR SHALL OBTAIN APPROVAL FROM OWNER AND MUNICIPALITY PRIOR TO
ANY LAND DISTURBANCE OUTSIDE THE CONSTRUCTION LIMITS.
14.CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING WORK IN RIGHT OF WAY PERMITS.
15.NO HAZARDOUS MATERIALS WILL BE STORED ON-SITE.
16.FOR LEGEND AND ABBREVIATIONS SEE SHEET
17.FOR EROSION CONTROL PLAN AND NOTES SEE SHEET
18.FOR NOTES SHOWN THUS, " ", SEE SHEET KEY NOTES, ON SHEET THEY APPEAR.1
C0.1.
C3.0 AND C3.1.
MACH IV ENGINEERING & SURVEYING LLC JANUARY 8, 2025.
NAVD88.
C0.1 COVER SHEET
C1.0 EXISTING CONDITIONS
C2.0 SITE, UTILITY, & GRADING PLAN
C3.0 EROSION CONTROL PLAN
C3.1 EROSION CONTROL DETAILS
L1.0 LANDSCAPE PLAN
L1.1 LANDSCAPE DETAILS
CIVIL SHEETS INDEX
LOT 1 CSM 7896 DOC #1878836 R OF D, CITY OF OSHKOSH, WINNEBAGO COUNTY
LEGAL DESCRIPTION
2750 VINLAND LLC
601 OREGON STREET
OSHKOSH, WI 54901
OWNER
2750 VINLAND STREET
OSHKOSH, WI 54901
NOT TO SCALE
LOCATION MAP
SITE
DATE:
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CHECKED BY:
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769
TOWN OF OSHKOSH
MULTI-FAMILY RESIDENTIAL - 20
MULTI-FAMILY RESIDENTIAL - 20
104.4'
10.4'
108'
333'
21.6'
21.1'
242.1'
26'
30' SANITARY
EASEMENT
CLVR
T
45 LF 12" CULVERT @ 0.20%
FL:767.86 E
FL:767.77 W
30' SANITARY EASEMENT
CLVRT
36 LF 12" CULVERT @ 0.20%
FL:767.84 W
FL:767.77 E
0
GRAPHIC SCALE
1530 30 60
Benchmarks
Label Elevation Description
BM 504 774.55 HYDRANT BURY BOLT
DATE:
DRAFTED BY:
CHECKED BY:
PROJECT NO.:
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APRIL 4, 2025
RPH / MCL
2298-01-24
C2.0
1
21
CI
T
Y
C
O
M
M
E
N
T
S
0
6
-
0
4
-
2
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2
5
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SHEET KEY NOTES:
GRAVEL; SEE DETAIL E SHEET C3.1
8' HIGH SOLID FENCE 90% OPACITY
ADD CATCH BASIN CASTING; NEENAH FOUNDRY
R-2510-A WITH TYPE "C" GRATE (OR EQUIVALENT)
TO EXISTING STRUCTURE
6' HIGH FENCE 90% OPACITY
NOT USED
RELOCATE EXISTING CULVERT
SPOT GRADE; SEE DETAIL A THIS SHEET
CONSTRUCTION / GRADING LIMITS
GRADE BREAK LINE
EXCESS MATERIAL PLACEMENT LOCATIONS
1
2
3
4
5
6
7
1
7
TYP
8
TYP
1
7
TYP
8
TYP
TOP OF CURB/WALL
GUTTER/PAVEMENT
FINISHED GRADE
SPOT GRADE KEY
EXISTING GRADEA
774.42
773.92
774.36
773.89
UTILITY NOTES:
1.NO NEW SANITARY SEWER BEING PROPOSED.
2.NO NEW WATER MAIN BEING PROPOSED.
3.ALL SERVICE LATERALS SHALL HAVE TRACER WIRE.
4.ALL WORK SHALL CONFORM TO THE MOST RECENT EDITION OF "STANDARD
SPECIFICATIONS FOR SEWER AND WATER CONSTRUCTION IN WISCONSIN"
AND THE MUNICIPALITY'S STANDARD SPECIFICATIONS.
5.STORM SEWER SHALL BE PVC SDR 35 (ASTMD-3034) OR SCH 40.
6.NOTIFY THE MUNICIPALITY THREE WORKING DAYS PRIOR TO WORK IN THE
RIGHT OF WAY.
7.CONNECTIONS TO MUNICIPALITY SYSTEMS SHALL BE IN ACCORDANCE WITH
THEIR STANDARD SPECIFICATIONS.
8
SITE STATISTICS
PARCEL ADDRESS:
PARCEL NUMBER:
PARCEL SIZE:
ZONING:
EXISTING SITE
GREEN SPACE:
IMPERVIOUS AREA
BUILDING:
PAVEMENT:
TOTAL IMPERVIOUS:
PROPOSED SITE
TOTAL DISTURBED AREA:
GREEN SPACE REQUIRED:
GREEN SPACE PROVIDED:
IMPERVIOUS AREA
BUILDING:
PAVEMENT:
TOTAL IMPERVIOUS:
2750 VINLAND STREET
91219970200
213,982 SF (4.91 AC) [PROJECT AREA]
HI: HEAVY INDUSTRIAL
189,945 SF (78.6%)
0.0 SF (0.0%)
45,892 SF (21.4%)
45,892 SF (21.4%)
171,456 SF (3.94 AC)
30% (65,912 SF)
83,461 SF (39.0%)
0.0 SF (0.0%)
130,431 SF (61.0%)
130,431 SF (61.0%)
[PROJECT AREA]
9
GENERAL NOTE:
1.CLEAR AND GRUB VEGETATION WITHIN CONSTRUCTION LIMITS. TREE
ROOTS ARE TO BE GRUB TO 2' BELOW FINISHED GRADE. SEE SHEETS
C1.0 AND L1.0.
6
3
4
END
7
TYP
7
TYP
4
GATE
2
START
4
GATE
4
START
8
TYP
8
TYP
9
9
1
10
10
10
2
2
END
6
2
4
4
4
Page 10
SIP
2750 VINLAND ST
PC: 7-15-2025
JENNIFER L DALY IRREV TRUST
805 W PACKER AVE
OSHKOSH WI 54901-0763
BENJAMIN D/ERICA L RUSCH
811 W PACKER AVE
OSHKOSH WI 54901-0763
RALPH L PRIEWE
815 W PACKER AVE
OSHKOSH WI 54901-0763
JEFFERY P/DIANE M LOCY
821 W PACKER AVE
OSHKOSH WI 54901-0763
RES SERVICE MANAGEMENT
424 WASHINGTON AVE
OSHKOSH WI 54901-5044
LANG APTS 1 LLC
615 S MAIN ST
OSHKOSH WI 54902-6056
ROBERT BERMAN ETAL
765 MARKET ST APT 27A
SAN FRANCISCO CA 94103-2029
NICOLET INV OF OSH LLP
3389 COUNTY ROAD A
OSHKOSH WI 54901-1414
CLARITY CARE INC
424 WASHINGTON AVE
OSHKOSH WI 54901-5044
2750 VINLAND LLC
PO BOX 1186
OSHKOSH WI 54903-1186
RONALD J HOLMES
2800 VINLAND ST
OSHKOSH WI 54901-1528
ZBY ENTERPRISES LLC
3024 SHELDON DR
OSHKOSH WI 54904-7767
CHICAGO & NW RR CO
4823 N 119TH ST
MILWAUKEE WI 53225-3696
TOWN OF OSHKOSH
1076 COZY LN
OSHKOSH WI 54901-1404
CONGER HOLDINGS LLC
3801 STATE RD 21
OSHKOSH WI 54904-9323
OSHKOSH STORAGE CO INC
1100 INDUSTRIAL AVE
OSHKOSH WI 54901
JAMES H LANG
1115 BAY SHORE DR
OSHKOSH WI 54901-5407
MICHAEL R PEERENBOOM
2561 VINLAND ST
OSHKOSH WI 54901-1521
LANDOLT PROPERTIES LLC
4900 PLUMMERS POINT RD
OSHKOSH WI 54904-7048
XIONG ENTERPRISES LLC
3470 EICHSTADT RD
OSHKOSH WI 54901-0737
Page 11
INDUSTRIAL AV
WISCONSIN ST
PARKRIDGE AV
VINLAND ST
INDUSTRIAL AVINDUSTRIAL AV
HEARTHSTONE
DR
W PACKER AV
WISCONSIN STPARK RIDGE AV
VINLAND ST
O
s
h
k
o
s
h
O
s
h
k
o
s
h
C
it
y
C
it
y
L
i
m
it
L
i
m
it
Oshkosh City Limit
Oshkosh City Limit
Oshkosh City Limit
Oshkosh City Limit
Oshkosh City LimitOshkosh City Limit
DR-6
HI
HI
HI
I
MR-12
MR-20-PD
SMU
SR-3
SR-5
UI
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: 4/23/2025
1 in = 320 ft1 in = 0.06 mi¯2750 VINLAND ST.ZONING & 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
Page 12