By Kim McDarison
The Fort Atkinson City Council Tuesday approved a first reading to amend the city’s official zoning map, paving the way for a new development under consideration at the former Shopko property.
City Engineer Andy Selle told council members that New Hampshire-based True Storage, a developer of controlled-climate storage units, has submitted a proposal with the city to redevelop land at 1425 Janesville Avenue, which is today the site of the former Shopko store.
The storage company has also submitted an application to change the property’s zoning from its current designation of Urban Mixed Use (UMU) to Planned Unit Development (PUD).
According to Selle, the change would allow the city to “employ flexibility in zoning when circumstances arise, such as the loss of a large retail provider.”
In exchange for allowing flexibility, Selle said, “the city must receive a substantial investment in return for this concession that bears long term benefits for the site and in concert with the Comprehensive Plan.”
The investment associated with the True Storage proposal would focus largely on aesthetic upgrades to the existing Shopko building and site, he said.
Submitted plans by the company also include the parcelling off of two out-lots along Janesville Avenue, making those spaces available for future development, he added.
“Discussions with True Storage have remained positive and focused on a mutually beneficial project on the site,” Selle said, adding that the council would next see at an upcoming meeting a submittal of a general development plan which would outline the specific elements of the project.
According to its website, True Storage converts “underutilized retail spaces into premier self-storage facilities, we provide a resource that contributes to the local tax base while meeting a need. Our goal is to provide high-quality storage space for people who care about their belongings and want to store in a safe and secure location.
“After construction is completed, True Storage turns operation of the facility over to one of several national companies. By providing expert operational leadership, our facilities consistently meet customer and community expectations for quality and service.”
During the meeting, Selle asked council to pass a first reading of the ordinance to change the zoning map to accommodate the development and bring it forward for a second reading in August. At that time, he noted, city staff and True Storage would likely request council waive a third reading and approve the zoning change to help keep the project on schedule. Final approval could be made contingent upon the successful approval of a certified survey map (CSM) of the project, showing the existing Shopko parcel broken into three distinct lots. A CSM was anticipated to come before council in late August or September, Selle said.
Materials included within the council packet show the two out-lots, designated 2 and 3, situated along Janesville Avenue in front of the existing Shopko building. Each out-lot is roughly an acre. A larger 4-acre lot will be kept with the existing building.
Also included is a 24-slide conversion overview submitted by the company, which includes plans for the Fort Atkinson site and photographs of other sites converted by the company in New Hampshire, Massachusetts, Ohio, Indiana, Florida and Michigan.
Within the overview, the company noted that the majority of the facilities it converts include indoor state-of-the-art climate-controlled units, built for clients “who value security, convenience and appearance above all else.”
Looking at marketing trends, including those attributable to the COVID-19 pandemic, information within the overview notes that the company makes storage convenient and caters to families who may be clearing out space for relatives to move in, students home from college, and struggling businesses in need of space to store inventory as they downsize or pause operation, among others.
“We’ve had great success in positioning these facilities within major retail and flex corridors, offering prospective tenants the direct access they need, while maintaining a curb appeal that meshes well with the existing retail landscape,” the overview stated.
Under a heading of “The Future of Big-Box Retail and Shopping Centers,” the company noted:
- 25% of U.S. malls are projected to close within the next 3-5 years, citing CNBC as its source.
- Big-box retail and shopping center developers had up until now been courting entertainment companies … and large fitness facilities to lesson their dependance on shrinking anchor tenants (defined as companies utilizing over 50,000 square feet of space), but those businesses have also not fared well since the pandemic.
- Office conversions such as executive suites and call centers were also popular development choices before COVID, but due to the growing trend of working from home, the industry is on pause with many companies shrinking their office footprint and reducing overhead costs.
Space converted by the company in other states include a mall, a former Dick’s Sporting Goods store, several former Toys R Us stores, and a former Super Kmart.
The former Shopko building, 1425 Janesville Avenue, as it appears today. Kim McDarison photo.
A project location map.
Supplied graphic.
Proposed site plan showing two out-lots. Supplied graphic.
Artist’s rendition supplied by True Storage showing a redeveloped building.
An interior depiction shared by True Storage showing climate-controlled storage units.
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