Plan Commission conditionally approves Store It Right self‑storage plan, requires sidewalk on Dolphin and curb on Coral

The Waukesha Plan Commission conditionally approved a final site plan for a proposed 64,000‑square‑foot, two‑building self‑storage facility (Store It Right) at the northeast corner of Dolphin Drive and Coral Drive and unanimously approved a one‑lot certified survey map combining the parcels.

Associate planner Megan Steiner Puttier presented the project and noted the applicant requested several variances including relief from minimum parking, driveway width geometry and omission of curb and gutter along part of Coral Drive. The operation proposes only five outside parking stalls under current code (applicant cited customer behavior that most users drive through the gated area to units). Staff recommended sidewalk installation along Dolphin Drive (classified medium priority in the city’s 2023 sidewalk plan), curb and gutter along Coral Drive to meet public‑right‑of‑way standards, and resolution of engineering, fire and water utility comments.

Chris White, the project civil engineer, and the applicant explained grading constraints and wetland proximity that make curb and gutter and sidewalk complex. White warned that adding curb and gutter would change drainage patterns and could require additional storm infrastructure and DNR permitting because the site drains toward a protected wetland. "Adding in storm sewer isn't an easy fix," White said, noting the DNR had already considered the wetlands not artificial and that wetland permitting could slow the project.

Commissioners debated the tradeoffs. Some said city policy and pedestrian safety argued for installing the sidewalk and completing curb and gutter to make Coral Drive look 'complete.' Others noted the site’s industrial context and steep grades, suggesting a potential engineering solution such as driveway flares and careful storm infrastructure to avoid unnecessary wetland disturbance. The commission ultimately included staff conditions in its approval, asking the applicant to work with engineering to design an acceptable driveway flare and noting that if DNR decisions later block a required condition the applicant can return to the commission for further review.

The commission moved and seconded a motion that granted the requested parking relief (allowing the applicant to provide five official stalls), allowed staff negotiation on driveway flare/width, required curb and gutter on Coral Drive and required sidewalk installation on Dolphin Drive per the city’s sidewalk plan. Commissioners also required that engineering, fire and water utility comments be addressed during permit review.

The certified survey map to combine the two parcels (about 4.2712 acres) passed the commission unanimously. Staff noted follow‑up permitting with the DNR and city engineering may be necessary to finalize drainage and curb details.

The commission’s approval carries conditions that the applicant must satisfy during permit review and that any unresolved wetland or DNR requirements would be addressed before the project proceeds further.