American Storage asks Plan Commission to legalize on-site office and limited outdoor storage; commission to review ordinance and possible BZA referral

Owners of American Storage of St. John appeared before the Town of St. John Plan Commission on May 7 seeking approval to amend prior site approvals to allow a small on-site office (by appointment only) and outdoor storage spaces at the Crop Industrial Park property on Hart Street.

John Gruen and Pam Gruen told the commission their facility opened in November 2023 and that demand for outdoor storage (campers, boats, trailers) was immediate. They said they painted diagonal spaces in the southwest corner of the site and have since provided 20 to 23 outdoor spaces that have been rented rapidly. “We put 10 spaces there. They filled instantaneously,” Pam Gruen said. She described the area used for storage as discreetly placed at the rear of the lot along the railroad tracks and said the spaces were laid out with 12-foot widths and tasteful landscaping; the owners said they have cameras and an electric gate and plan to install fencing when construction is complete.

Town staff told the commission the property’s 2022 approvals expressly disallowed office space and outdoor storage; after the change of ownership a town code enforcement review identified the on-site office and outdoor storage and the owner was instructed to seek Plan Commission approval to continue the uses. The petitioner said the office is a 10-by-30 unit near the Hart Street gate used for occasional customer assistance and construction coordination; the owners have since removed signage and are handling customer meetings by appointment.

Commissioners raised concerns about floodplain/wetland constraints, driveway circulation, paving versus stone surfacing, and the potential for future owners to expand outdoor storage in lieu of constructing the approved storage buildings. Multiple commissioners suggested limiting the number or location of permitted outdoor spaces as a condition. The petitioner responded that the area used for outdoor storage is 262 feet along the railroad tracks and currently yields about 23 spaces, and that planned development phasing and the engineered layout preserve 30 feet between buildings and emergency vehicle access.

Town staff said the issue may require review under the town's subdivision and zoning rules and could be referred to the Board of Zoning Appeals if a variance is required. Staff also noted the site abuts floodplain/floodway and that federal (FEMA) and state (DNR) guidance make certain uses in the low-lying areas inappropriate; staff recommended additional review of the zoning classification and ordinance language before the commission takes final action.

No formal approval was granted at the May 7 study session. The commission directed staff to review the zoning ordinance’s outdoor storage provisions and to determine whether the petitioner must seek a variance or BZA review; commissioners asked staff to return with findings and potential conditions to limit the number and location of outdoor spaces if the use is permitted.