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TO: Honorable Mayor and Members of the Common Council FROM: Kelly Nieforth, Director of Community Development DATE: October 22, 2024 SUBJECT: Res 24-549 Approve General Development Plan Amendment for an Industrial/Storage Use at 1911 West Snell Road (Plan Commission Recommends Approval)

BACKGROUND

The subject site consists of an approximate 5.84 acre parcel located at the southwest corner of Interstate 41 and West Snell Road with a zoning designation of Urban Industrial with a Plan Development Overlay (UI-PD). The property contains a 13,863 sq. ft. auto service garage (formerly Loren’s Truck Plaza) and associated parking area including a roughly 1,900 sq. ft. canopy. On May 18, 2019, Common Council approved a Planned Development (PD) Amendment for vehicle sales for the previous owner. However, the approved use was never established. The site was previously used as an auto service garage. The site also had an open violation for storage of unregistered, unlicensed/inoperable vehicles since 2017. The previously approved Specific Implementation Plan (SIP) Amendment for vehicle sales at the site was intended to bring the site into compliance. The approved use was never established and conditions of the SIP were never met.  The property has since been sold by Loren’s 41 Truck Plaza LLC to the current owner (Maverick Family Enterprises, LLC). The current owner, in coordination with the City of Oshkosh, has removed the illegally stored items from the site.

ANALYSIS

The applicant is proposing to use the site for a steel construction company facility (Beson & Houle, LLC). According to the applicant, the site will be used as office space for their staff, shop storage of tools and equipment, and an outdoor storage yard for small trucks and trailers with only 10 on-site employees anticipated. The applicant is also proposing future contractor storage buildings and a future storage/business rental building located on the southern portion of the parcel. The proposed industrial and indoor storage uses are permitted in the UI district, while outdoor storage is a Conditional Use. The plan also shows 8 “product stalls," which are considered outdoor displays and are also a Conditional Use in the UI district. Staff is supportive of the proposed land uses as they are compatible with the Urban Industrial zoning designation and 2040 Comprehensive Land Use Plan designation of industrial use. The applicant is requesting Base Standard Modifications (BSMs) for parking surfacing, increased impervious surface ratio, reduced setbacks, and reduction of landscaping requirements. Staff is supportive of these BSMs as the current footprint of the site is being maintained and the applicant has significantly improved the appearance of the site by removing all stored items/debris accumulated by the previous owner. The applicant is also providing new landscaping to further improve the site.

FISCAL IMPACT

Approval of this may result in an increase in the assessed property value for the site. The applicant is anticipating spending approximately $275,000 on the proposed project.

RECOMMENDATION

The Plan Commission recommended approval of the requested General Development Plan Amendment with the findings and conditions at 1911 West Snell Road on October 15, 2024. Please see the attached staff report and meeting minutes for more information.

Attachments Res 24-549 GDP Amend - 1911 W Snell Rd

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