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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 24-550 Approve Specific Implementation 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 for vehicle sales submitted by the previous owner. However, the approved use was never established.

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 outdoor storage yard for small trucks and trailers. The applicant anticipates 10 employees at the site. The applicant notes that part of the existing building may also be rented out to other businesses in the future and the site plan includes eight “product stall” spaces for potential future tenant use. The proposed industrial and indoor storage uses are permitted in the UI district and the outdoor storage and outdoor display uses are permitted Conditional Uses. The applicant is proposing 8’ solid wood fencing in addition to the existing 8’ solid metal fencing to screen the outdoor storage area.  The applicant has stated that the existing solid metal fencing is 8’ tall, which serves to screen the storage area.  Code requires the storage area to be screened with 8’ tall solid fencing.  A Base Standard Modification (BSM) is needed to allow the existing 8’ solid metal panel fencing in its current location as the zoning ordinance limits fencing in front yard areas to 4’ tall and 50% opaque. Staff is supportive of this BSM as the 8’ tall solid fencing will serve to sufficiently screen the storage area for 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 Specific Implementation 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 24-550 SIP Amend - 1911 W Snell Rd

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