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Home My WebLink AboutItem I PLAN COMMISSION STAFF REPORT JUNE 17, 2025 ITEM I: 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 AND SPECIFIC IMPLEMENTATION PLAN FOR AN OUTDOOR STORAGE AREA AT 3200 NORTH MAIN STREET Applicant: CornerStone One, LLC Owner: Four Airflow, 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 and Specific Implementation Plan for an outdoor storage area. 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 is a 2.29-acre property located at the northeast corner of North Main Street and East Fernau Avenue. The site has an existing 10,800 sq. ft. industrial building and associated parking area. The surrounding area consists of industrial uses. The 2040 Comprehensive Land Use Plan recommends Industrial use for the subject site. Subject Site Existing Land Use Zoning Industrial HI Adjacent Land Use and Zoning Existing Uses Zoning North Industrial HI South Industrial HI East Industrial HI West Industrial HI Comprehensive Plan Comprehensive Plan Land Use Recommendation Land Use 2040 Land Use Recommendation Industrial Page 1 ITEM I – Zone Change/GDP/SIP – 3200 N Main St. Zone Change The applicant is requesting a zone change from the existing Heavy Industrial District (HI) designation 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 accommodate a front yard storage area on the site. The applicant has submitted plans for an equipment storage area, which will be addressed as a General Development Plan (GDP) and Specific Implementation Plan (SIP) review to follow. Staff is supportive of the proposed rezone as the site configuration leaves minimal available code- complaint area for outdoor storage, which is needed by the applicant. Use The applicant is proposing an approximately 11,000 sq. ft. outdoor storage area on the south side of the existing building. According to the applicant, the outdoor storage area will be used for storage of HVAC units, trailers, equipment, scrap metal, and refuse containers. Outdoor storage is a conditional use in the HI District. The applicant anticipates 10 full time employees initially on-site. Rezone to HI-PD Page 2 ITEM I – Zone Change/GDP/SIP – 3200 N Main St. Site Design Site Plan The proposed outdoor storage area will be located on existing pavement, with an additional 3,087 sq. ft. of pavement to the south of the parking lot. The applicant is requesting a Base Standard Modification (BSM) for reduced front yard setback (South). As proposed, the additional pavement for the storage area will extend into the front yard to within 15’ of the south (East Fernau Avenue) right-of-way line, where code requires a 30’ front yard setback. The applicant is also requesting a BSM for reduced side yard (East) setback to match the four-foot setback of the existing pavement, where code requires a 20’ side yard setback. All outdoor storage areas are required to be screened from view from non-industrialized areas with minimum eight-foot-tall walls or solid fencing. The applicant is proposing to enclose the storage area with eight-foot-tall chain link fencing with privacy slatting (90% opacity) to meet this requirement. BSMs are needed to allow the proposed fencing as code limits front yard fencing to a maximum height of 4’ tall with a maximum opacity of 50% and prohibits chain link fencing within front yard areas. A Plan Commission workshop was held on June 3, 2025, with Plan Commission voicing support for the proposed outdoor storage area. Staff is supportive of the requested BSMs for setback reductions and front yard fencing as site limitations related to a corner lot and location of the existing storm water pond on the north side of the site limit the applicant’s ability to meet setback requirements for an outdoor storage area. Also, the proposed eight-foot-tall chain link fencing with slatting is a traditional fence type for screening outdoor storage areas. The applicant is providing a row of evergreen tree plantings on the street side (East Fernau Avenue) of the outdoor storage area to further screen the area from the public right-of-way. Required Provided Front Setback (south) 30 ft. min. 15 ft. (pavement) Street Side Setback (west) 30 ft. min. Existing building/pavement Side Setback (east) 20 ft. min. 4 ft. (outdoor storage area) Rear Setback (north) 25 ft. min. Existing building/pavement Parking 11 spaces min. 16 spaces Impervious Surface 70% max. 57% The applicant is meeting the requirement of one (1) parking space per employee on the largest work shift for industrial uses and one (1) parking space per 10,000 sq. ft. of gross storage area for Page 3 ITEM I – Zone Change/GDP/SIP – 3200 N Main St. outdoor storage uses. The total proposed impervious surface ratio for the site is under the maximum of 70% for the HI District. Signage No signage plans were included with this request. Lighting The applicant is not proposing changes to the existing lighting on-site. Storm Water Management The applicant has been in contact with the Department of Public Works regarding storm water management for the site. Final storm water management plans will be reviewed during the Site Plan Review process. Landscaping Code requires ten landscaping points per 1,000 sq. ft. of gross floor area, for a total of 110 points required. The landscape plan includes removal of three (3) evergreen trees and one (1) medium deciduous tree and planting of fifteen (15) Techny arborvitae trees, for an increase of 381 landscaping points. The increased yard landscaping serves to offset the requested BSMs. Building Facades No changes are being proposed to the existing building exterior. 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 because the proposed Planned Development Overlay will allow for further review and flexibility of development on the site. (b) Is in harmony with the Comprehensive Plan, because the underlying zoning designation (HI), is consistent with the 2040 Comprehensive Land Use Plan designation of Industrial. (c) Maintains the desired overall consistency of land uses, land use intensities, and land use impacts within the pertinent zoning districts because the underlying HI zoning designation remains consistent the zoning of neighboring properties. 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 this Chapter because the proposed outdoor storage use is consistent with the HI zoning designation and Industrial 2040 Comprehensive Land Use Plan designation. Page 4 ITEM I – Zone Change/GDP/SIP – 3200 N Main St. (c) The proposed Planned Development project would maintain the desired relationships between land uses, land use densities and intensities, and land use impacts in the environs of the subject site because the proposed outdoor storage use is compatible with neighboring industrial uses. (i) The proposed Planned Development project will produce significant benefits in terms of environmental design and significant alternative approaches to addressing development performance that relate to and more than compensate for any requested exceptions/base standard modifications variation of any standard or regulation of this Chapter. The increased landscaping points will be provided to compensate for BSM requests and provide additional screening of the outdoor storage area. Staff recommends approval of the zone change, General Development Plan, and Specific Implementation Plan with the findings listed above and the following conditions: 1. Base Standard Modification (BSM) to allow reduced front yard setback (East Fernau Avenue) to 15 ft. 2. BSM to allow reduced side yard setback (East) to four feet. 3. BSM to allow eight-foot-tall solid fencing in a front yard. 4. BSM to allow slatted chain link fencing in a front yard. Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 BSM Variance Request – CornerStone One, LLC 3200 N Main Street, Oshkosh, Wisconsin | Variance Summary Code Requirement Requested Variance Operational Rationale 1. No outdoor storage between a public right‑of‑way and the principal building. Allow screened contractor‑yard storage between E. Fernau Avenue (side street) and the building on this corner lot. No storage will front Main Street. Corner‑lot geometry limits makes a contractor yard non-compliant. Storage will be fully screened by an 8‑ft privacy‑slat fence and enhanced landscaping to preserve the streetscape. 2. Contractor‑yard setback from side street right‑of‑way. Reduce setback along E. Fernau Avenue to **15 ft**, enlarging the yard by 3,084 sq ft. Provides necessary maneuvering room for trailers and equipment while maintaining a landscaped buffer and full visual screening. 3. Minimum 20‑ft side‑yard setback (east property line). Match the existing approved paved storage/parking setback (less than 20 ft) along the east property line. Aligns the new yard boundary with the long‑standing paved area— no net encroachment—and maintains a consistent site layout. | Screening & Mitigation Measures •8‑ft chain‑link fence with 90 % privacy slats enclosing the contractor yard. •Enhanced landscaping installed along E. Fernau Avenue and the east lot line to soften views and improve site aesthetics. •No hazardous materials stored on site; scrap metal and refuse kept in sealed, screened containers. Page 11 1 | Company at a Glance •World Headquarters Founded 2003 – launched by Steve Adkins in a Waukesha garage. •Five Integrated Divisions – Plumbing, HVAC, Site Utilities, Earthworks, and 24/7 Service. •Union Proud – a few relevant signatory partners: • UA Local 400 – Plumbers & Pipe Fitters • SMART Local 18 – Sheet-Metal Workers • IUOE Local 139 – Operating Engineers • LIUNA Local 113 – Laborers •Workforce Pipeline – Joint apprenticeship programs (State-registered) run with the unions ensure world-class training and long-term, family-supporting careers. 2 | Oshkosh Facility Essentials Address 3200 N Main Street, Oshkosh Site Area 2.29 acres Building ±30,800 sf single-story industrial structure Zoning Heavy Industrial (HI) – requesting BSM Variance to allow screened contractor yard Capital Investment $4.5 million in real estate, sheet-metal equipment, and yard upgrades Primary Functions •Sheet-Metal Manufacturing – coil and sheet metal to finished ductwork for HVAC projects. Stainless, Carbon Steel, copper piping manufacturing. •Service Dispatch Hub – 24/7 response crews for HVAC, Plumbing, and Site-Utilities emergencies. •Outdoor Contractor Yard – fenced, screened storage for HVAC units, trailers, equipment, scrap-metal, and refuse containers (no hazardous materials stored on site). Page 12 3 | Job Creation & Workforce Development Timeframe Full-Time Jobs Representative Roles Launch 2025 10 Sheet-metal techs, service techs, dispatcher, driver/yard Year 3 50 Project managers, controls techs, operators, plumbers, laborers Pay & Benefits – All wages, healthcare, and pensions follow the respective union collective- bargaining agreements. Training – Union training centers deliver classroom and hands-on instruction; CornerStone One covers tuition and credentials for Wisconsin-registered apprentices. 4 | Economic & Community Benefits Impact Area Benefit to Oshkosh Capital Investment $4.5 M in new building improvements and production equipment. Local Spend $4 M–$15 M annually with Fox Valley suppliers and subcontractors as operations scale. Emergency Reliability 24/7/365 mechanical service for hospitals, schools, universities, and manufacturers. Career Pathways Pre- Apprenticeships, Apprenticeships and continuing-ed funding keep talent local. Community Engagement CornerStone One Foundation is deeply committed to giving back—partnering with local high schools to nurture future trades talent, supporting Make-A-Wish and This Time Tomorrow, and championing numerous other nonprofit initiatives that strengthen our community. Page 13 5 | Site Design & Operations •Hours of Operation – Monday–Friday 6 AM – 5 PM; emergency crews on call after hours. •Security & Screening – 8 ft privacy-slat fence with manual slide gates; CCTV coverage at entries. •Storm-Water Management – Existing detention basin sized increased for the minor 3,084 sqft increase in impervious area; no runoff increase. •Lighting – Existing fixtures retained; no additional pole lighting proposed. •Expanded landscaping will visually soften the contractor yard, enhancing screening and overall site aesthetics. 6 | Request to the Commission CornerStone One respectfully seeks administrative approval of the submitted Site-Plan package and the requested BSM Variance. This project will deliver skilled union jobs, a reliable mechanical-service resource, and a substantial private-sector investment to the Oshkosh community. Respectfully Submitted, Steve Adkins, Principle CornerStone One, LLC steve.adkins@cstoneone.com · Cell 414-467-9506 Page 14 DS DS DS DS DS DS DS DS CO TRIO D E S I G N L ANDSURVEY ING CIV I N GILENGINEER WATERMAIN STORM SEWER SANITARY SEWER FIRE HYDRANT WATER VALVE/CURB STOP WATER MANHOLE REDUCER/INCREASER SANITARY MANHOLE LIFT STATION TRACER WIRE SIGNAL BOX CLEANOUT STORM MANHOLE STORM CATCH BASIN STORM INLET STORM INLET MANHOLE YARD DRAIN STANDPIPE ROOF DOWNSPOUT TREE TO BE REMOVED 4-Gang Electrical: (2) circuits, 30 AMP ea. Yard light and outlets with photometric eye Pallet rack 8' Chain link fence with 90% privacy slats Slide gate manual Existing asphalt pavement, remove & replace or mill & replace. TREE TO BE PLANTED LANDSCAPING SPECIFICATIONS Tree Species: Techneys Arbor Vitae Mature Height: 15'-18' Mature Width: 4'-6' Spacing: 6' center-to-center Planting Schedule Techneys Arbor Vitae Mature Height : 15' - 18' Spread: 4' - 6' Plant Height : 5' - 6' Page 15 ZONE CHANGE.GDP.SIP 3200 N MAIN ST PC: 6.17.2025 ALL FERNAU LLC 6003 STATE ROAD 76 OSHKOSH WI 54904-9710 BARTLETT CAPITAL GROUP 3230 E PERSHING ST APPLETON WI 54911-8962 JOAN C WETTERAU 1233 TAMMY RD OSHKOSH WI 54904-7111 SHELTER FOR OTHERS LLC 3720 LEONARD POINT RD OSHKOSH WI 54904-9330 ELEVAN LEASING LLC 1920 WALNUT ST OSHKOSH WI 54901-2263 WI PUBLIC SERV CORP C/O REAL ESTATE DEPT PO BOX 19001 GREEN BAY WI 54307-9001 Page 16 N MAIN ST W FERNAU AV E FERNAU AV N MAIN ST W FERNAU AV E FERNAU AV HI I 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: 5/20/2025 1 in = 140 ft1 in = 0.03 mi¯3200 N MAIN 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 Page 17