HomeMy WebLinkAboutItem 5PLAN COMMISSION STAFF REPORT JANUARY 6, 2026
ITEM 5: Public Hearing: Conditional Use Permit Request for an Outdoor Storage
Area at 3031 Oregon Street
Applicant: Mach IV Engineering & Surveying LLC
Property Owner: 3031 Oregon St LLC
Action Requested: The applicant is requesting a Conditional Use Permit for an outdoor
storage area.
Applicable Ordinance: Outdoor Storage land uses are permitted only through a
Conditional Use Permit (CUP) in the Heavy Industrial (HI) Zoning District as regulated
in Section 30-62 (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 consists of a 5.83-acre
parcel at the southeast corner of Oregon Street and West 29th Avenue. The site has three
industrial buildings totaling approximately 46,500 sq. ft. and associated parking and
loading areas previously used by Oshkosh Truck. The 2040 Comprehensive Land Use
Plan recommends Industrial use for the site. The site is surrounded by industrial uses to
the west and north and a mixture of commercial, industrial, and residential uses to the
south east.
Adjacent Land Use and Zoning:
Existing Uses Zoning
North Industrial HI
South Residential & Cemetery HI
West Industrial HI
East Industrial, Residential, & Commercial HI
The applicant has submitted plans for an approximate 36,000 sq. ft. gravel-surface
outdoor storage area for use by a new tenant of the property. Outdoor storage areas
exceeding 500 sq. ft. are a conditional use in the HI District. According to the applicant,
the tenant sells, leases, and repairs large equipment and will include 19 employees. The
proposed storage area will be used for storage of large equipment such as graders,
backhoes, and bulldozers.
Staff is supportive of the proposed outdoor storage area as the use will be compatible
with surrounding industrial land uses. The use is also compatible with the zoning of the
surrounding area, which is primarily zoned HI.
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Item 5 – CUP: Outdoor Storage – 3031 Oregon St.
The proposed outdoor storage area will be accessed from a gravel driveway off of West
29th Avenue. Per historical air photos, it appears that the legal nonconforming gravel
driveway has been expanded over the past approximately 15 years, including gravel
connections the neighboring properties to the east and west. Staff is recommending a
condition that all gravel to the north and south of the proposed gravel driveway access
be removed and returned to turfgrass or landscaping.
Code requires outdoor storage areas to be screened from non-industrialized areas with
minimum 8’ tall solid walls or fencing. The applicant is proposing 8’ tall, 90% opacity
fencing along the east side of the storage area to screen it from the public right-of-way
(Oregon Street).
Two parking spaces are needed to meet the parking requirement of one space per 2,000
sq. ft. of gross floor area for outdoor storage uses. The site appears to have
approximately 50 existing parking spaces to meet this requirement and accommodate
the 19 employees.
The landscaping ordinance requires 10 yard landscaping points per 1,000 sq. ft. of gross
outdoor storage area. The applicant is providing new trees to the north and east of the
proposed outdoor storage area to meet this requirement.
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Item 5 – CUP: Outdoor Storage – 3031 Oregon St.
Findings: 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 because the outdoor storage use is
compatible with the 2040 Comprehensive Land Use Plan recommendation of
Industrial.
(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 as the outdoor storage area
is surrounded by industrial-zoned properties and industrial land uses.
(3) Maintains the desired consistency of land uses, land use intensities, and land use
impacts as related to the environs of the subject property as the outdoor storage
use is compatible with neighboring industrial land uses.
(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
as existing infrastructure is in place for access to the outdoor storage area.
(5) The potential public benefits outweigh any potential adverse impacts of the
proposed conditional use because the outdoor storage use is compliant with HI
District zoning requirements and will benefit the new user of the property by
providing needed outdoor storage area.
Recommendation/Condition: Staff recommends approval of the proposed Conditional
Use Permit for an outdoor storage area at 3031 Oregon Street with the findings listed
above and condition below.
1. All gravel to the north and south of the proposed gravel driveway access shall be
removed and returned to turfgrass or landscaping.
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$200,000
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November 5, 2025
3031 Oregon St
Conditional Use Permit Application Narrative
Briefly explain how the proposed Conditional Use Permit will not have a negative effect on the
issues below.
Petitioner is requesting a CUP to allow a gravel storage area. The purpose of the gravel area is
to provide a storage area of large, heavy, equipment (graders, backhoes, bulldozers, etc.). The
proposed use as a storage area is required by a new tenant. The tenant sells, leases, and
repairs large equipment. The gravel storage area is in essentially the middle of the site.
Additionally, the gravel area will be behind a fence.
Health, safety, and general welfare of occupants of surrounding lands.
Anticipated traffic volume is low, the location of the gravel area is in the middle of the site and the
area will be screeneded and secured with a fence.
Pedestrian and vehicular circulation and safety.
Traffic in to and out of the site will be from W. 29th Avenue, a dead end street
Noise, air, water, or other forms of environmental pollution.
Anticipated traffic volume is low, the location of the gravel area is in the middle of the site and the
area will be screened and secured with a fence. Site is in an industrial area and will adhere to
city ordinances pertaining to environmental aspects.
The demand for and availability of public services and facilities.
No new sanitary sewer or water is being proposed. A connection to the municipal storm sewer
system will be required to facilitate discharge of the stormwater best management practice
(BMP). The BMP will be designed and constructed in accordance with City ordinances.
Character and future development of the area.
Proposed development is consistent with existing neighboring developments in the industrial
park. The location of the gravel area is in the middle of the site, and the area will be screened
and secured with a fence.
Narrative
Proposed use of the property
Petitioner is requesting a CUP to allow a gravel storage area. The purpose of the gravel area is
to provide a storage area for large, heavy, equipment (graders, backhoes, bulldozers, etc.). The
gravel storage area is in essentially the middle of the site. The gravel area will be behind a fence.
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Other improvements include an improved access off W. 29th Avenue and application stormwater
management practices.
Existing use of the property
Existing use is industrial, most recently it was part of the Oshkosh Truck complex which is
immediately adjacent to the west.
Identification of structures on the property and discussion of their relation to the project.
No new structures are proposed, existing structures will remain in operation.
Projected number of residents, employees, and/or daily customers.
Number of employees are estimated as 19 full-time.
Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in
square feet and acreage to the nearest one-hundredth of an acre.
Not applicable, no new structures or dwelling units are proposed.
Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration,
etc.
Anticipated traffic volume is low, the location of the gravel area is in the middle of the site and the
area will be screened and secured with a fence. Site is in an industrial area and will adhere to
city ordinances pertaining to environmental aspects.
Surrounding land uses
North: Industrial
South: Residential/cemetery
East: Industrial and residential
West: Industrial
Compatibility of the proposed use with adjacent and other properties in the area
Proposed development is consistent with existing neighboring developments in the industrial
park. The location of the gravel area is in the middle of the site and the area will be screened and
secured with a fence.
Traffic generation
Anticipated traffic volume is low, the location of the gravel area is in the middle of the site and the
area will be screened and secured with a fence. Site is in an industrial area and will adhere to
city ordinances pertaining to environmental aspects.
Any other information pertinent to adequate understanding of the intended use an its relation to
nearby properties.
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EXH 1
.
EXHIBIT
ZONING:
HEAVY INDUSTRIAL
ZONING:
HEAVY INDUSTRIAL
ZONING:
HEAVY INDUSTRIAL
ZONING:
HEAVY INDUSTRIAL
ZONING:
HEAVY INDUSTRIAL
ZONING:
HEAVY INDUSTRIALZONING:
HEAVY INDUSTRIAL
ZONING:
HEAVY INDUSTRIAL
ZONING:
HEAVY
INDUSTRIAL
ZONING:
HEAVY
INDUSTRIAL
ZONING:
HEAVY INDUSTRIAL
GRAVEL
STORAGE AREA
GRAVEL DRIVEWAY
EXISTING FENCE
EXISTING FENCE
8' TALL, 90% OPAQUE FENCE
LANDSCAPE REQUIREMENTS
10 PTS / 1,000 SF OF STORAGE AREA REQUIRED
41,974 ± SF / 1,000 SF X 10 PTS = 420 ± PTS
IMPERVIOUS REQUIREMENTS
PROPERTY 253,979 ± SF (5.831 ± AC)
TOTAL IMPERVIOUS 177,505 ± SF (70%)
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W 29TH AV
OREGON ST
W WAUKAU AV 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: 12/12/2025
1 in = 160 ft1 in = 0.03 mi¯3031 Oregon StNotice 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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W 29TH AV
OREGON ST
OREGON ST
W WAUKAU AVW WAUKAU AV
W 29TH AV
OREGON ST
W WAUKAU AV
OshkoshOshkoshCityCityLimitLimit
HI
HI-PD
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: 12/12/2025
1 in = 160 ft1 in = 0.03 mi¯3031 Oregon StZoning & 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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