HomeMy WebLinkAboutItem II.B.PLAN COMMISSION STAFF REPORT JANUARY 16, 2024
ITEM II B: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR A
PERSONAL STORAGE FACILITY AT 255 EAST SNELL ROAD
GENERAL INFORMATION
Applicant: Chet Wesenberg Architect
Owner: Sun Star Holdings of Dakota LLC
Action(s) Requested:
The applicant is requesting a Conditional Use Permit for a personal storage facility at the subject
site.
Applicable Ordinance Provisions:
Personal Storage Facilities are permitted only through a Conditional Use Permit (CUP) in the
Heavy Industrial District (HI) 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 single lot that is 1.2 acres and is located east of North Main Street
on the south side of East Snell Road. The site includes three personal storage buildings that
were constructed in 2006. The property is located within a Heavy Industrial Zoning District
(HI) and the 2040 Comprehensive Land Use Plan recommends industrial development for the
site. The surrounding area consists of industrial uses to the west and southwest and residential
uses to the east and north, while the property located directly to the south is currently used for
agriculture.
Subject Site:
Existing Land Use Zoning
Personal Storage Facility HI
Recognized Neighborhood Organizations
None
Adjacent Land Use and Zoning:
Existing Uses Zoning
North Residential DR-6
South Agriculture HI
East Residential HI
West Industrial HI
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Plan Recommendation Industrial
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Item II B – CUP: 255 E Snell Rd.
ANALYSIS
Use
The applicant is requesting approval of a Conditional Use Permit (CUP) to construct a fourth
personal storage building on the east side of the subject property. This area of the property is
currently green space/grass. The proposed building is 30’ x 101’ in size and is planned to be
sectioned into three equal units. The subject site has been utilized as personal storage facility
since 2006. According to the applicant, the site contains sixty-six (66) self-storage units and this
project would add three to that for a total of sixty-nine (69) units.
Site Design
Existing Site Layout
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Item II B – CUP: 255 E Snell Rd.
Proposed Site Plan
The proposed site plan meets the setbacks and impervious surface requirements for the Heavy
Industrial Zoning District. The applicant stated that the proposed use should not disturb
neighboring properties as it does not have any associated noise, fumes, odors, or glare
associated with the land use.
Parking
The proposed land use requires 1 parking space per employee on the largest work shift. There
are no employees at this site so no parking spaces area required. Parking, that is needed while
loading and unloading storage items, is permitted in drive aisles.
Signage and Lighting
The applicant’s submittal does not include a sign package. Any signage will need to meet the
signage requirements for the HI District.
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Item II B – CUP: 255 E Snell Rd.
A lighting plan has not been submitted. If additional lighting is needed on the new building a
photometric plan will need to be provided to verify compliance with City lighting standards.
Building Façade
The applicant is proposing to use exterior materials that match the existing three buildings on
the property. Those materials are considered a Class IV material and are prohibited; therefore,
the applicant has also submitted a Design Standards Variance Application to allow for a Class
IV material be used on the exterior of the new building so all of the buildings on the property
match each other. When the first three buildings were constructed this type of material was
allowed.
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Item II B – CUP: 255 E Snell Rd.
Landscaping
The proposed new storage building will require that 30 yard landscaping points and 52
building foundation landscaping points be installed. The proposed landscaping plan meets
both of these requirements with 30 yard landscaping points and 70 building foundation
landscaping points.
Storm Water Management
The applicant shows an existing storm water detention area on the south side of the site
however a storm water management plan has not been submitted. The Department of Public
Works noted that full site plan review will be required.
FINDINGS/RECOMMENDATION/CONDITIONS
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.
(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.
(3) Maintains the desired consistency of land uses, land use intensities, and land use
impacts as related to the environs of the subject property.
(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.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant’s proposal and any
requirements recommended by the applicant to ameliorate such impacts.
Staff recommends approval of the proposed Conditional Use Permit for a personal storage
facility at 255 East Snell Road as proposed with the findings listed above.
Image of Existing Building at 255 E Snell Rd
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Project Name: Snell Road Storage Nov. 21, 2023
CUP Application- narrative
Proposed Use of Property:
The property is proposed to have a self-storage unit erected. The proposed building is 30’ x 101’ and is proposed to be divided into three equal self-
storage units.
Existing Use of Property:
The parcel is currently used to support self-storage buildings.
Identification of structures on the property and discussion of their relation to the project:
There are three existing self-storage buildings on the property. The proposed fourth self-storage building would have the same function.
Projected number of residents, employees, and/or daily customers:
There are no associated residents of employees. The three existing buildings on the site consist of a total of sixty-six (66) self-storage units. The
proposed fourth building would add three (3) more units to the site total.
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:
• Dwelling Units: N/A; with the proposed building there will be sixty-nine (69) self-storage units on the property. The property size is
approximately 53,965 square feet (1.24 acres). The resulting proposed density is one self-storage unit per 782 sf.
• Landscape Plan: Of the approximate 53,965 sf site area, 22,647 sf is anticipated to remain pervious and available for landscape planting
design to meet city zoning ordinance requirements.
• Parking Area: N/A
Effects of existing properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc.:
The parcel has three (3) existing self-storage buildings. The proposed self-storage building would be the fourth on the site. The noise, hours of
operation, glare, odor, fumes and vibration is not expected to be affected by the proposed fourth building.
Surrounding land uses:
Property immediately:
• North (of Snell Road): is zoned DR-6 (duplex residential). It currently supports a duplex residential unit.
• East: is zoned HI (Heavy Industrial). It currently has two condominium residential buildings and a pre-engineered storage building.
• South: is zoned HI (Heavy Industrial). It is not developed.
• West: is zoned HI (Heavy Industrial). The buildings on the property serve as a painting and decorating business.
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Compatibility of proposed use with adjacent and other properties in the area:
The proposed use maintains and extends the current existing use of the property. The compatibility of the use in relation to the surrounding area
will not change.
Traffic generation:
Self-storage stalls typically have sporadic use without peak traffic loads onto the adjacent street. The addition of 3 self-storage stalls to the
existing 66 is not anticipated to generate a noticeable traffic increase.
Any other information pertinent to adequate understanding of the intended use and its relationship to nearby properties:
It is our belief that the existing property use once conformed to zoning ordinance and that the zoning district map has since been modified.
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CUP & DSV
255 E SNELL RD
PC: 1-16-2024
RONALD H/JANE K JOHNSON
3555 MOSER ST
OSHKOSH WI 54901
YOUNGWIRTH PROPERTIES
3600 N MAIN ST
OSHKOSH WI 54901
D F R ENTERPRISES LLC
1723 EVANS ST
OSHKOSH WI 54901
SNELL RD PROPERTIES LLC
916 BAVARIAN CT
OSHKOSH WI 54901
SUN STAR HOLDINGS OF DAK
3807 STATE ROAD 21 A
OSHKOSH WI 54904
JEFFREY/KELLY WEISJOHN
240 E SNELL RD
OSHKOSH WI 54901
RONALD L MCBRAIR
3711 PARKVIEW CT
OSHKOSH WI 54901
MICHAEL S/SUSAN K WEISS
330 E SNELL RD
OSHKOSH WI 54901
TOWN OF OSHKOSH
1076 COZY LN
OSHKOSH WI 54901
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PARKVIEW CT
E SNELL RD
N MAIN ST
WinnebagoCounty Park
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: 12/13/2023
1 in = 120 ft1 in = 0.02 mi¯255 E SNELL RD
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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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: 12/13/2023
1 in = 500 ft1 in = 0.09 mi¯255 E SNELL RD
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 14
PARKVIEW CT
E SNELL RD
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: 12/13/2023
1 in = 100 ft1 in = 0.02 mi¯255 E SNELL RD
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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