Community Development Authority — Agenda Packet

Community Development Authority Meeting Agenda September 3, 2026 - 8:00 AM Council Chambers 3805 S. Casper Dr. Published: 8/20/2026 AGENDA 1. CALL TO ORDER, PLEDGE OF ALLEGIANCE 2. ROLL CALL; DECLARATION OF QUORUM; PUBLIC NOTICE 3. APPROVAL OF MINUTES A. 4/10/2025 Meeting Minutes 4. ADMINISTRATIVE REPORTS 5. OLD BUSINESS 6. NEW BUSINESS A. (2) KH UA-2601413 Waleed Gamay with DreamPak – 17100 W. Ryerson Road – Conceptual review for a 31,200 square foot building addition for DreamPak 7. COMMUNICATIONS 8. ADJOURN Additional Information • The agenda packet, including supplemental information related to agenda items, is available online at www.NewBerlinWI.gov. Once finalized by the governing body, approved meeting minutes will also be posted online. • Agenda items may be taken out of order at the governing body's discretion. • Members, and possibly a quorum, of other municipal governmental bodies may attend this meeting to gather information. However, no action will be taken by any governmental body other than the one referenced in this notice. • Accommodations will be provided under the Americans with Disabilities Act (ADA) to meet the needs of individuals with disabilities. If you require assistance or appropriate aids and services, please contact the Office of the City Clerk at (262) 786-8610 with reasonable notice. Page 1 of 10 Community Development Authority MEETING MINUTES April 10, 2025 - 8:00 AM Council Chambers 3805 S. Casper Dr. MINUTES 1. CALL TO ORDER, PLEDGE OF ALLEGIANCE Mayor Ament called the meeting to order at 8:00 AM and led the Pledge of Allegiance. 2. ROLL CALL; DECLARATION OF QUORUM; PUBLIC NOTICE Joelle Erickson took the roll call as follows: Present: Mayor Ament, Alderperson Horbinski, Alderperson Hopkins, Commissioner Felda, Commissioner Patterson, Commissioner Vaclav, Commissioner Schulpius Staff Present: City Attorney - Thomas Schmitzer, Director of Community Development - Greg Kessler, Deputy Director of Community Development - Nikki Jones, Community Relations Specialist - Joelle Erickson It was confirmed that a quorum was present and that the meeting was properly posted in compliance with open meetings law. 3. APPROVAL OF MINUTES A. January 9, 2025 Meeting Minutes MOTION: Motion to Approve Minutes Motion by: Commissioner Schulpius Second by: Commissioner Vaclav VOTE: Motion Passes 6-0* *Commissioner Patterson abstained from voting. 4. ADMINISTRATIVE REPORTS None 5. OLD BUSINESS None 6. NEW BUSINESS Page 2 of 10 A. (2) NJ LD-2500304 Josh Pudelko with Trio Engineering on behalf of Drexel Building Supply - 3370 S. Calhoun Rd. Discussion and possible action to recommend to Common Council approval of a 2-Lot Certified Survey Map. MOTION: Motion to Approve As Presented Motion by: Alderman Horbinski Second by: Alderman Hopkins VOTE: Motion Passes 7-0 7. COMMUNICATIONS None 8. ADJOURN MOTION: Motion to Adjourn at 8:10AM Motion by: Alderman Hopkins Second by: Commissioner Vaclav VOTE: Motion Passes 7-0 Respectfully Submitted, Joelle Erickson, Community Relations Specialist Page 3 of 10 File #: UA-2601413 CDA Date: 9/3/26 KH/NJ STAFF REPORT EXECUTIVE SUMMARY APPLICANT/PROJECT: Waleed Gamay with DreamPak, LLC / Conceptual review for a 31,200 square foot building addition for DreamPak LOCATION: 17100 W. Ryerson Road REQUEST: Conceptual review for a 31,200 square foot building addition for DreamPak located at 17100 W. Ryerson Road D.R.C. RECOMMENDATION: NO RECOMMENDATION, for discussion purposes only. 1. Parking: a. Existing building: (1) Parking requirement by code: 156 spaces Warehouse: 48,278 SF x 1 space / 2,000 SF = 24 spaces Office: 8,806 SF x 1 space / 300 SF = 29 spaces Manufacturing: 51,741 SF x 1 space / 500 SF = 103 spaces (2) Approved parking (15% reduction): 134 spaces (a) Per §275-57A(2)(f), DCD approved a 15% parking reduction as part of permit # UA-2301012. (b) The parking lot as approved is currently not being used as intended (spaces are coned off for truck maneuvering, employee access, dumpsters, and outdoor storage). b. Proposed addition: (1) Parking requirement by code: 186 spaces Warehouse: 48,278 SF x 1 space / 2,000 SF = 24 spaces New warehouse: 26,200 SF x 1 space / 2,000 SF = 13 spaces Office: 8,806 SF x 1 space / 300 SF = 29 spaces New office: 8,806 SF x 1 space / 300 SF = 17 spaces Manufacturing: 51,741 SF x 1 space / 500 SF = 103 spaces (2) Proposed parking (36% reduction): 120 spaces (a) The Parking Waiver request does not appear to be accurate. Only 120 of these spaces are usable, as the plan shows 14 of the 134 spaces to be allocated for truck maneuvering. Stating that "Excess parking stalls to be controlled by owner for Semi truck movements" does not allow for those stalls to be counted as part of the parking count. In addition to the proposed 31,200 SF building addition, they are also reducing the amount of required parking spaces. 1 Page 4 of 10 (3) Per §275-57A(2)(f), DCD staff may approve up to a 15% parking reduction. No CDA waiver is needed for this parking reduction. Additional staff review of civil plans is needed. 2. Access: a. The request is for 3rd access to the property from Calhoun Road. Per the Development Handbook, "The number of commercial driveways shall be the minimum necessary to provide reasonable access for regular and emergency vehicles, while preserving operations and safety along the public roadway." The left-in turning movement from Calhoun Road could cause traffic/safety issues to thru traffic on Calhoun Road. Calhoun Road is an arterial, therefore access to this site should be limited to Ryerson Road, which is a local road. See Comprehensive Plan Figure 6.5. Future plans shall not show any access points onto Calhoun Road, as these were removed with previous expansion. 3. Truck Maneuvering: a. The truck maneuvering shown on the concept plan is not acceptable. With the proposed direction of the dock, trucks could potentially perform their maneuvering withing the right-of-way. 4. Fire: a. Maintain fire lane access of 24 feet throughout. b. Additional fire hydrant(s) may be required. c. New and existing buildings shall be sprinklered. d. Fire alarm notification throughout new and existing. Annunciator panel may be required. e. Egress/emergency lighting throughout. f. Fire extinguishers every 75 feet of travel. Add placarding to all locations. ATTACHMENTS: Location Map Request Letter Concept Site Plan 2 Page 5 of 10 UA-2601413 Scale is estimate - not survey 0 19095 ft DreamPak Addition (Concept) Map Printed: 8/6/2026 9:05 AM ´ The information and depictions herein have been produced using data available through photogrametric means by the City of New Berlin. The informations and depictions herein are for informational purposes and the City of New Berlin specifically disclaims accuracy in this reproduction and specifically admonishes and advises that any and all depiction, measurements, distances depicted herein and as to which specific or precise accuracy is required should be determined by procurement of certified maps, surveys, plats, Flood Insurance Studies, or other official means. City of New Berlin Department of Community Development 3805 S Casper Dr. New Berlin WI 53151 (262) 797-2445 www.newberlin.org 17100 W Ryerson Road 2885 17005 3000 3030 3060 3068 2880 2870 16955 17100 2875 2877 2885 2878 3050 Zoning Boundaries SPO Special Conditions Apply PUD Zoning Overlay Outside Wetland( ( Registered Wetland E E E E Zoning Wetland Registration Wetland FEMA DFIRM - 0.2% Chance FEMA DFIRM - Zone AE FEMA DFIRM - Zone A Floodplain FEMA DFIRM Environmental Corridor Conservation Easement Road Right-of-Way Parcels 3 Page 6 of 10 DreamPak, LLC 17100 W. Ryerson Road I New Berlin, WI 53151 Inly 77,2026 City of New Berlin Community Development Authority 3805 S. Casper Drive New Berlin, WI 53151 Re: Request for Concept Site Plan Presentation - DreamPak Facility Expansion Dear Members of the Community Development Authority: We respectfully request the opportunity to present a conceptual site plan for a proposed expansion of our existing facility in the City of New Berlin located at 17100 W Ryerson Road. The proposed project intends to include a building addition of approximately 31,200 SI intended for onsite warehousing, a new access point onto Calhoun Road, and no additional parking. As such, the project will require consideration of a parking waiver. To further inform this request, DreamPak has undertaken multiple on-site parking utilization counts during normal operations at varying times. The results of the study are summarized below: Shift Spots Date Time Shift Employees Spots Used Unused % Utilized 5/18/26 s lle /26 s/re /26 s/2o/26 5/2O/26 s/20/26 s/21/25 2:51PM 8:02 AM 3:24PM 7:524M 9:13 AM 3:45 PM 7:34 AM 2nd 1st 2nd lst lst 2nd 1st 69 90 69 90 90 69 90 49 59 54 49 50 49 49 85 '7C. 80 85 84 85 85 37o/o 44% 40% 37% 37o/o 37o/o 37% Across all seven observations, peak utilization never exceeded 44% of available capacity, and a minimum of75 spaces (56% ofcapacity) remained unused at all observed times. Additionally, DreamPak operates a 30-minute stagger between first and second shifts to prevent overlap in the parking lot, further reducing peak concurrent demand. These observations demonstrate that actual parking demand at the facility is consistently below ttre thresholds established by the City's parking code. In short, the nature of DreamPak's operations does not align with standard code assumptions, and existing parking capacity adequately supports current and anticipated needs, even with the proposed expansion. For reference, the code-based parking calculation supporting the waiver request is provided below. Per S275-57A(3): Minimum number of required spaces. Table 275-57-1 sets forth the minimum number of parking spaces required for each use unless the applicant follows $275-57A(2)(f): a. Existing parking 4 Page 7 of 10 We acknowledge that a conceptlevel presentation would not result in a formal decision by the City. However, early feedback from Community Development staff demonstrated that the Community Development Authority and City Engineering staff is critical to understanding the viability ofthe project-particularly with respect to the requested parking waiver and access considerations. The cost associated with preparing a full formal submittal is significant, and preliminary guidance will help determine whettrer it is appropriate to proceed considering onsite expansion. In addition, a portion of DreamPak's current warehousing operations is distributed among several leased facilities within the New Berlin Industrial Park. The intent of this expansion is to consolidate that logistical operation frequenry by having warehousing available immediately contiguous with our production. As a result, the proposed on-site warehouse expansion is not expected to generate additional traffic within the industrial park, but rather to streamline and internalize existing traffic patterns. DreamPak has been a long-standing employer within the City of New Berlin and remains committed to continued investment and expansion at their current location, rather than pursuing alternative sites. The intent ofthis project reflects that ongoing commitment. The proposed building expansion would be designed to be consistent with the architecture, landscaping, and lighting ofthe previously approved and constructed improvements on the site Should the initial feedback regarding the parking waiver and engineering considerations be i. Existing warehouse: 48,278 SF x I space / 2,000 SF = 24 spaces ii. Existing office: 8,806 SF x l space / 300 SF = 29 spaces iii. Existing manufacturing: 51,741 SF x I space / 500 SF = 103 spaces iv. Requirement = 156 spaces (Existing parking = 134 spaces) b. Proposed parking i. Existing warehouse: 48,278 SF x I space / 2,000 SF = 24 spaces ii. New warehouse expansion: 25,200 SF x 1 space / 2,000 SF = 13 spaces iii. Xxisting office: 8,806 SF x l space / 300 SF = 29 spaces iv. New office expansion: 5,000 SF x l space / 300 SF = l7 spaces v. Existing manufacturing: 51,741SF x l space / 500 SF = 103 spaces vi. Requirement = 186 spaces (Proposed parking = 134 spaces) vii. Applicant is requesting a 28% reduction in the number of parking spaces. c. Proposed additional parking i. 134 spaces (no additional parking proposed with this submission) d. Peak employee/vehicle counts with proposed addition: i. 90 employees (59 vehicles) - morning, lst shift ii. 69 employees (S4vehicles) - afternoon,2nd shift 5 Page 8 of 10 favorable, DreamPak would proceed with the development offull plans and supporting materials for formal review and approval. We are not planning on preparing conceptual architecture plans for this feedback but can offer that it would match the previously approved, and constructed, building aesthetics. We appreciate your consideration ofthis request and look forward to the opportunity to present and receive your feedback. Sincerely, Waleed A. Gamay Chief Financial Officer DreamPak, LLC 703-942-5292 wgamay@dreampak.com 6 Page 9 of 10 7 Page 10 of 10