HomeMy WebLinkAboutItem 3
PLAN COMMISSION STAFF REPORT SEPTEMBER 2, 2025
ITEM 3: 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 a Building Expansion at 2751 Universal Street
Applicant: Keller Inc.
Property Owner: Millwork Distributors Inc.
Action Requested: The applicant requests approval of a zone change from Heavy Industrial
District (HI) to Heavy Industrial District with a Planned Development Overlay (HI-PD) for the
property at 2751 Universal Street. The applicant is also requesting General Development Plan
and Specific Implementation Plan approval for expansion and remodel of the existing facility.
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 five-acre parcel
located in the Southwest Industrial Park, on Universal Street, just north of West South Park
Avenue. The site is home to Millwork Distributors, who manufacture and sell finished wood
and composite materials. The site also consists of semi loading/unloading areas and an
associated parking lot. The site and surrounding area are zoned Heavy Industrial District (HI)
with a mixture of differing industrial land uses. The 2040 Comprehensive Land Use Plan
recommends Industrial for the subject area.
Existing Land Use Zoning
Industrial HI
Existing Uses Zoning
North Industrial HI
South Vacant HI
East Industrial/Professional Services/Commercial HI
West Industrial HI
The applicant is proposing to rezone the subject site to Heavy Industrial District with a Planned
Development Overlay (HI-PD) from Heavy Industrial (HI). The requested Planned
Development Overlay designation is intended to allow for flexibility in the zoning ordinance to
accommodate expansion of the existing facility at the property. The applicant has submitted
plans to construct a 23,067 sq. ft. building expansion, attached to the west side of the existing
building, and install new pavement to accommodate more parking stalls. Staff is supportive of
the proposed rezone as it will assist with accomplishing a building expansion and the need for
more employee parking, both related to the increased impervious surface ratio.
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ITEM 3: Rezone/GDP/SIP 2751 Universal St
Use/Site Design/Access - The current use of the property is unchanged. The proposed building
expansion and new parking areas will be accessed by an existing drive lane off of Universal
Street as well as a new stormwater pond on the northeast side of the property.
Standards Required Provided
Front Setback (east) 30 ft. min. Existing building
Rear Setback (west) 25 ft. min. Expansion at 25 ft.
Side Setback (north) 20 ft. min. Existing building
Side Setback (south) 20 ft. min. Existing building
Impervious Surface 70% max. 76.6%
Parking Calculation 1 stall per employee = 60 73
Proposed site plan showing building expansion, new parking areas, and new stormwater pond
Zoning code allows for a 70% Maximum Impervious Surface Ratio in all Heavy Industrial
Zoning Districts. The applicant is requesting a Base Standard Modification (BSM) to allow for
76.6% of the property to be impervious. Staff is supportive of the BSM request to allow for an
increased impervious surface ratio as this will help accommodate needed employee parking,
ADA accessible stalls, and the building expansion. To offset this request the applicant is
proposing to install landscaping that exceeds zoning code requirements.
Landscaping - The Zoning Ordinance does not require any new landscaping points for this
project because the building expansion does not exceed 50 percent of the existing floor area, nor
does the new pavement exceed 50 percent of the existing pavement area. The applicant is
however improving the overall site by proposing to install more plantings than what code
would require to help offset their BSM request.
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ITEM 3: Rezone/GDP/SIP 2751 Universal St
Proposed Landscaping Plan showing new plantings
Landscaping Calculations
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ITEM 3: Rezone/GDP/SIP 2751 Universal St
Building Foundation - For new development, code requires 20 landscaping points per 100
linear feet of building foundation. According to the submitted landscape plan the applicant is
providing more than what would be required, which brings this property into compliance with
the current landscaping requirements.
Paved Area - For a new development, code requires 30 landscaping points per ten stalls or
10,000 sq. ft. of pavement. According to the submitted landscape plan, the applicant is
providing more than what would be required, bringing the property into compliance.
Street Frontage - For a new development, code requires 30 landscaping points per 100 linear
feet of street frontage. According to the submitted landscape plan the applicant is providing
more than what would be required, bringing the property into compliance.
Yards - For a new development, code requires ten landscaping points per 1,000 sq. ft. of gross
floor area. According to the submitted landscape plan the applicant is providing more than
what would be required, bringing the property into compliance.
According to the applicant, this property currently has a total of 1507.9 landscaping points. A
number of these plantings need to be removed due to being dead, in decline, overgrown, or
within one of the expansion areas. The proposed landscaping plan shows a total of 2271.9
landscaping points, which is the sum of all new plantings and the existing plantings that can be
saved. This increase in overall landscaping sufficiently compensates for the proposed BSM for
increased impervious surface ratio.
Storm Water Management/Utilities - The Department of Public Works has 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 new paved areas and driveway access, while not
exceeding the maximum of 0.5 foot-candles of light trespass at the property lines. The plan
shows light fixtures to be mounted at 25 ft. which is the maximum allowed height to mount a
light fixture in the HI District.
Building Facades – The applicant plans to improve exterior front façade by painting the
existing brick charcoal and gray colors and replacing window trims with a charcoal color. The
exterior material on the building expansion will match the existing metal siding, as shown
below, which is compliant with exterior design standards for an addition that is less that 50
percent of an existing building footprint.
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ITEM 3: Rezone/GDP/SIP 2751 Universal St
North Façade
East Façade
Findings:
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 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 HI zoning designation
is the consistent zoning of neighboring properties.
(d) Addresses any of the following factors that are not properly addressed on the
current Official Zoning Map:
(ii) Factors have changed (such as new data, infrastructure, market
conditions, development, annexation, or other zoning changes), making
the subject property more appropriate for a different zoning district
because site expansion has been proposed that may need relief from the
bulk regulations of the current zoning ordinance.
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ITEM 3: Rezone/GDP/SIP 2751 Universal St
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 this Chapter because the current land use is consistent with the HI
zoning designation and Industrial 2040 Comprehensive Land Use Plan designation.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan as Industrial land uses are designated for this property in the
2040 Comprehensive Land Use Plan.
(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 industrial use is
consistent with neighboring industrial uses along Universal Street.
(f) Project design does not detract from areas of natural beauty surrounding the site as
the applicant plans to install more trees, shrubs, and plants to the site.
(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 because increased landscaping points and increased
planting size will be provided to compensate for BSM requests.
Recommendation/Conditions:
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 to allow increased impervious surface ratio to 76.6%.
2. Final landscaping plan shall be reviewed and approved by the Department of
Community Development.
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August 11, 2025
City of Oshkosh – Plan Commission
215 Church Avenue
Oshkosh, WI 54903
RE: Zoning Map Amendment & Planned Development Application for property located at 2751 Universal
Street, Oshkosh, WI 54904; further described as NE 1/4, SW 1/4 of Section 33, T.18N. - R.16E., CITY OF
OSHKOSH
Dear Plan Commission:
Thank you for your review of the proposed Zoning Amendment. We appreciate the Plan Commission’s willingness
to work together to improve the community by expanding business, improving the Industrial Park’s curb appeal,
and increasing handicap accessibility.
Millwork Distributors, Inc. is proposing a substantial $2,5000,000.00 expansion and remodel to their existing
facility. Project goals include:
Increased warehouse space to accommodate growth.
Remodel of restrooms and breakroom facilities for employee comfort and handicap accessibility.
Exterior facade updates for a modern curb appeal.
Additional parking for increased employment and handicap accessibility.
Major upgrades to the stormwater systems to meet today’s standards for retention and filtration.
* Please see included Architectural and Civil Engineered Plans that illustrate these facility improvements.
The project is scheduled to begin in September 2025 and will be completed in April 2026. Priority during
construction will be earthwork, including stormwater facility upgrades, interior and exterior concrete work for site
stabilization, and exterior facade work prior to frost conditions. This will allow for general building erection and
interior remodel throughout the winter months and prompt completion of landscaping features come springtime.
To accomplish the facility, handicap accessibility, and stormwater upgrades noted above, the site will require a
reduction of greenspace from 34.4% to 22.8% of the parcel. Current zoning standards call for 30% greenspace for
Heavy Industrial Zoning. As a result, Millwork Distributors is seeking the approval of a Planned Development
Overlay Zoning which would allow this project to move forward. In exchange for the reduction of greenspace
percentages, landscaping will be provided that will exceed the current requirements (list requirements and additional
provided) for Heavy Industrial Zoning. Additionally, the current dry pond will become a landscaped wet pond and
the front office facade, facing the roadway, will be refreshed.
We appreciate your consideration to allow these upgrades to this property and the Industrial Park overall.
Scott Ryback, President & CEO
Millwork Distributors, Inc.
2751 Universal Street
Oshkosh, WI 54904
Sam Winterfeldt
Keller, Inc.
N216 State Road 55,
Kaukauna, WI 54130
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BUILDING CODE ANALYSIS
PROJECT ADDRESS
2751 UNIVERSAL STREET, OSHKOSH, WI, 54904
APPLICABLE CODES
2015 International Building Code (w/ WI Amendments)
2015 IECC
2015 IEBC (Level 2 Alteration)
OCCUPANCY
S1
Accessory Use
NONE
Incidental Use
NONE
High-Piled Combustible Storage YES
Hazardous Materials NO
Multiple Control Areas NO
HEIGHT & AREA
Building Height: 27'-0" Maximum Allowed: 75'-0"
Number of Stories: 1 Maximum Allowed: 3
Total Building Area: 24,000 S.F. Maximum Allowed: 70,000 S.F.
Total Fire Area: 24,000 S.F. Maximum Allowed: 70,000 S.F.
Mixed/Separated Occupancies
Unlimited Area Building NO
CONSTRUCTION TYPE
Construction Classification IIB
Fire Separation Distance >10'-0"
FIRE PROTECTION SYSTEMS
Assumed Sprinkler Type NFPA 13
Fire Alarm System NO
MEANS OF EGRESS
Occupant Load 48
Panic Hardware NO
STRUCTURAL DESIGN
Risk Category II
Design Loads
Roof Live Load 20 psf
Walk-on IMP Ceiling Live Load N/A psf
Steel Framing
Collateral Load 5 psf
Wood Truss
Top Chord Dead Load N/A psf
Bottom Chord Load N/A psf
Mezzanine/Second Floor/Basemen
Live Load N/A psf
Point Load (Partition) N/A psf
Snow Load Criteria
Ground Snow Load (Pg) 35 psf
Exposure Factor (Ce) 1.0
Thermal Factor (Ct) 1.0
Wind Loads
Wind Load 115 MPH
Surface Roughness B
Exposure Category D
Earthquake Load Criteria
Soil Site Class D
Ss 0.296
S1 0.061
PLUMBING SYSTEMS
Mens WC Required 1
Womens WC Required 1
Drinking Fountain Required 1
Other Source YES
Ambulatory Stall Required YES
MECHANICAL SYSTEMS
NO SINGLE PIECE OF EQUIPMENT OVER 400,000 BTU
NO BOILERS OVER 15PSI AND 10 HORSEPOWER
SITE INFORMATION
SITE CONTENT
Building Size 96,826 S.F. 43.90%
Hard Surface 65,803 S.F. 29.84%
Green Space 57,929 S.F. 26.26%
Parcel Size (Approx.) 220,558 S.F. 5.06 Acres
Parking Provided -- Stalls
Area of Disturbance -,--- S.F.
ZONING
Property Zoning --
Setbacks FY -'--" SY -'--" RY -'--"
Hard Surface Setback -'--"
Coverage Limit --%
Greenspace Requirement --%
Parking Required -- Stalls
Refuse Enclosure YES/NO
RTU SCREENING YES/NO
FLOOR AREAS
SECOND FLOOR
BUILDING & FIRE AREA
SQUARE FOOTAGES
FIRST FLOOR
CANOPIES (COLUMN SUPPORTED)
BASEMENT
EXISTING NEW
N/A
SUB-TOTAL
BUILDING AREA SUB-TOTALS
MEZZANINES
FIRE AREA TOTALS
------ S.F. ------ S.F.
74,002 S.F. 24,000 S.F. 98,002 S.F.
77 S.F.------ S.F.
------ S.F. ------ S.F.
74,079 S.F. 98,079 S.F.
9,113 S.F. ------ S.F.
83,182 S.F.107,182 S.F.
N/A
24,000 S.F.
24,000 S.F.
77 S.F.
9,113 S.F.
UN
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.
20' BUILDING SETBACK
20' BUILDING SETBACK
30' BUILDING SETBACK
25' BUILDING SETBACK
EXISTING
BUILDING
120'-0"
EXPAND
EXISTING
CONCRETE
PAVING
30'-0"
20'-0"
ADDITIONAL CONCRETE
TO INCREASE PARKING
(14) -NEW EMPLOYEE PARKING STALLS
200'-0"
PROPOSED
ADDITION
24,000 S.F.72,002 S.F.
5'-0"
ALT:
NEW CONCRETE
GENERATOR PAD
RECESSED LOADING DOCKS
75'-0"
25'-0"
TRUCK MANEUVERING SPACE
AT-GRADE
OVERHEAD
DOOR
(WILL-CALL
PICK-UP)
AT-GRADE
OVERHEAD
DOOR
150'-0"
CUSTOMER
CUSTOMER
CUSTOMER
CUSTOMER
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(8) -EXISTING EMPLOYEE PARKING STALLS
(15) -EMPLOYEE PARKING STALLS
(11) -EMPLOYEE PARKING STALLS (1
2
)
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FIRE LANE
FIRE LANE
FIRE LANE
FI
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FIRE LANE
NUMBER OF
SPACES
HANDICAP
EMPLOYEE
CUSTOMER
4
60
9
PARKING COUNTS
PRELIMINARY NO:
SUPERVISOR:
EXPEDITOR:
DRAWN BY:
CONTRACT NO:
DATE:
SHEET:
REVISIONS
"COPYRIGHT NOTICE"
This design, drawing and detail is the
copyrighted property of KELLER, INC.
No part hereof shall be copied, duplicated,
distributed, disclosed or made available to
anyone without the expressed written
consent of KELLER, INC.
PR
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DESIGNER:
PROJECT MANAGER:
INTERIOR DESIGNER:
C1.0
10.15.2024
TDP
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P24253
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MILLWORK DISTRIBUTORS INC.
PROPOSED FOR:
OSHKOSH,
S. WINTERFELDT
G. STRAUB
-------
NORTH
SHEET INDEX
C1.0 CONCEPTUAL SITE PLAN
EX1.0 EXISTING FLOOR PLAN
EX2.0 EXISTING ELEVATIONS
A1.0 FLOOR PLAN
A1.1 ENLARGED FLOOR PLANS
A2.0 ELEVATIONS
A3.0 SECTIONS
A3.1 SECTIONS
A7.0 REFLECTED CEILING PLAN
S1.0 FOUNDATION PLAN
THE LOT DIMENSIONS AND BEARINGS SHOWN ON THIS PLAN ARE INTERPRETED VALUES. BACKGROUND
INFORMATION TAKEN FROM LOCAL GIS DATE. AERIAL IMAGERY AND/OR CLIENT PROVIDED INFORMATION,
EASEMENTS, STREAMS AND ROADS ARE APPROXIMATE IN NATURE. FOLLOW UP INVESTIGATION WITH
STATE AND LOCAL AUTHORITIES AND/OR WITH CERTIFIED SURVEY MAP DATA WHEN AVAILABLE IS REQUIRED.
0'15'30'60'120'
1" = 30'-0"
CONCEPTUAL SITE PLAN
1 05.12.2025 KRW
2 05.21.2025 KRW
3 06.05.2025 KRW
4 06.13.2025 TDP
5
6
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UNIVERSALST
ENTERPRISE
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AV
·$91
·$44
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: 8/11/2025
1 in = 400 ft1 in = 0.08 mi¯2751 UNIVERSAL 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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U
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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: 8/11/2025
1 in = 400 ft1 in = 0.08 mi¯2751 UNIVERSAL 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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