HomeMy WebLinkAboutA001 - Council Action Form dated August 10, 2004 ITEM #
DATE 08/10/04
COUNCIL ACTION FORM
SUBJECT: TEXT AMENDMENT TO THE ZONING ORDINANCE ADDING
REGULATIONS FOR MINI-STORAGE WAREHOUSE FACILITIES IN THE
HIGHWAY-ORIENTED COMMERCIAL ZONE
BACKGROUND:
■ May 1, 2000: City Council adopted a new Zoning Ordinance. This ordinance is in effect
today and does not permit mini-storage warehouse facilities in Highway-Oriented
Commercial (HOC) Zones. At the time of ordinance adoption, City Council viewed the
historical function and overall aesthetic characteristics of mini-storage facilities in Ames
and determined that future mini-storage developments should be located in industrial
areas. The Zoning Ordinance states that a mini-storage warehouse facility is only
permitted in General Industrial (GI) Zones.
■ April 7, 2004: Mr. Kevin McRoberts, of Morse Retail Realty, requested that the
Planning and Zoning Commission consider a change the Land Use Policy Plan (LUPP)
designation for 707 Airport Road from Highway-Oriented Commercial to General
Industrial. Mr. McRoberts requested the change so that the site could be later rezoned
to General Industrial to accommodate mini-storage warehouse facilities.
The Planning and Zoning Commission unanimously denied the request, but
recommended that City Council amend the Zoning Ordinance to allow mini-storage
facilities in Highway-Oriented Commercial Zones under more stringent development
standards.
■ April 27, 2004: City Council unanimously denied the Land Use Policy Plan (LUPP)
change request, and followed the Planning and Zoning Commission's recommendation
to direct staff to develop zoning standards for mini-storage facilities in
Highway-Oriented Commercial Zones. In its action, Council indicated that it was not
prepared to allow mini-storage facilities as of right, but would entertain the possibility of
permitting mini-storage in HOC zones if regulation changes promoted compatibility with
adjacent land uses.
V
ANALYSIS:
Today, mini-storage facilities are allowed as of right and with minimal restrictions in
General Industrial zones. The 20021ndustrial Study indicates that there is approximately
400 acres available for industrial expansion opportunities in the community; such
expansion opportunities could include the construction of mini-storage facilities.
At present, mini-storage facilities are not allowed in commercial zones. The 2002
Commercial Land Needs Assessment states there are approximately 286 acres left in
Highway-Oriented Commercial Zone districts for expansion opportunities.
Out of the 286 vacant commercial acres, only 61 acres remain for commercial expansion of
10-15 acre lots. Similar to highway-oriented commercial activities, larger mini-storage
facilities typically require lot sizes in this range. Ames has limited large lots in its
Highway-Oriented Commercial (HOC) zone for commercial growth. If large mini-storage
facilities are added as an allowable use within the HOC zone, the City may require
additional commercial land resources to meet future highway-oriented commercial growth
demands.
According to Standards for Self-Storage Facilities, an American Planning Association
Planning Advisory Report Number 396, smaller mini-storage facilities can operate on a
minimum of 2-acre lots. The City of Ames maintains approximately 77 widely distributed
commercial lots below 10 acres in size. These lots are intermingled among various
highway-oriented commercial land uses. The following is a 2004 breakdown of commercial
land resources in the community:
Acres
Type Requirements/ Vacant %Area Number of
Size of Lot Parcels
Community/Regional Scale Lots 15 Acres and 84.3 29% 3
Above
''Community/Highway-Oriented 10 to 15 Acres 61.7 22% 5
Scale Lots
Smaller Scale Commercial Areas Below 10 Acres 140.4 49% 77
(Widely Distributed)
Total 286.4 100% 85
* Community/Highway-Oriented Scale Lots are of suitable size for typical mini-storage facilities
2
Staff researched zoning ordinances of approximately 60 cities of different size and location
in the Midwest, and other college communities to better understand requirements for
mini-storage facilities in highway-oriented commercial zones. However, due to the
uniqueness of each researched community's zoning ordinance, it is very difficult to apply
another community's mini-storage regulations to Ames.
Other cities have their own goals on how their community should develop and have created
specific zones to accomplish their objectives. Therefore, difficulties arise in comparing
Ames standards because of how each city perceives the uniqueness of its own community.
Other cities' zoning ordinances do not parallel well with the City of Ames' in terms of
boundary delineations, performance standards, allowable uses, or land use definitions. For
instance, where Ames designates an area as "highway-oriented", another city may have
more refined zones for the same commercial area and designate the same type of area as
an "office-district". Conversely, in some cities a "highway-oriented" zone may resemble
more of an industrial zone with accessory commercial uses, or an intense commercial
district with low development standards.
However, despite the complexities of comparison, staff has found that the following was
generally apparent regarding mini-storage facilities in highway-oriented commercial zones
among the researched cities:
■ The majority of cities permit warehouse facilities in general industrial areas as of
right and with little restriction (just like Ames). However, West Des Moines was a
unique community in that it required higher site development standards in its
"industrial-like" zones.
■ Smaller communities, especially those among rural settings, tend to be less
restrictive and allow mini-storage facilities in highway-oriented commercial zones,
whereas communities similar in size and characteristics of Ames apply higher site
development standards.
■ Communities similar to Ames in characteristics, demographics, and size apply
higher site and performance standards such as signage regulations, architectural
guidelines, and open space/landscaping standards. For example, Columbia,
Missouri and Topeka, Kansas have conditional standards and elevated
development standards.
3
To gain a better understanding of the differences of mini-storage regulations in
highway-oriented commercial zones among researched communities, the following table
represents staff's interpretation of a sample of zoning ordinances from other communities
in the Des Moines metropolitan area and college towns:
City Mini-Storage Allowed In Amount of Regulation
Highway-Oriented
Commercial Zones
City of Ames Not permitted Limited to General Industrial
Areas
City of West Des Moines Not as of right, elevated site Planned Commercial
standards and special PUD Overlay Districts with
standards apply elevated architectural,
design, sign, open space,
and buffer standards as
deemed appropriate by City
Council
City of Johnston, Iowa Yes, however only in a Elevated sign regulations,
special highway/auto architectural standards,
oriented district buffer regulations, open
space standards apply
City of Des Moines Yes, the use is permitted in Conditions may be deemed
certain highway-commercial necessary by the zoning
areas, but may be subject enforcement officer and
to greater standards City Council
City of Ankeny Yes, but limited to a special No substantial conditions
highway-oriented apply to this zone
commercial district
City of Clive Yes, but limited to a special General compatibility
highway-oriented standards, open space,
commercial district buffer, and landscaping
requirements apply
City of Urbandale No, not specifically listed in Limited to General Industrial
the highway-oriented Areas and special
commercial zone— limited commercial districts
to other special planned
commercial districts
Iowa City, Iowa Not permitted Limited to General Industrial
(GI)Areas
Manhattan, Kansas Yes Lighting standards apply,
noise attenuation, minimal
bulk standards
Boulder, Colorado Not permitted Limited to general industrial
zones, elevated standards
apply
4
The subsequent sections are the recommended additions to the Zoning Ordinance
followed by staff's explanation of why the ordinance amendment is necessary:
Table 29.804(2)
Highway-Oriented Commercial (HOC) Zone Uses
USE CATEGORY STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES SP ZBA
Group Living N, except Transitional -- --
Living Facility
Household Living N, except mini- SP ZBA
storage warehouse
facility(see
Sec.291308
Short-term Lodgings Y SDP Minor Staff
OFFICE USES Y SDP Minor Staff
TRADE USES
Retail Sales and Y SDP Minor Staff
Services—General
(including printing,
publishing, commercial
art and reproduction)
Retail Trade— Y SDP Minor Staff
Automotive, etc.
Entertainment, Y SDP Minor Staff
Restaurant and
Recreational Trade
Wholesale Trade Y SDP Minor Staff
INDUSTRIAL USES
Industrial Service N, except mini- SP ZBA
storage warehouse
facility(see
Sec.291308)`$ a v
In order to permit mini-storage warehouse facilities in Highway-Oriented Commercial
Zones, a change to the zone's use table is necessary. In the table above,the industrial use
is shown as a permitted use by Special Use Permit and subject to additional requirements.
5
Section 29.1308. MINI-STORAGE WAREHOUSE FACILITIES.
Mini-Storage Warehouse facilities are self-storage spaces designed and used for the purpose of
renting or leasing individual storage space to tenants who have access to such space for the purpose
of storing and removing personal properties. Mini-storage warehouse facilities are permitted in the
General Industrial(GI)Zone only,except that such facilities may be located in the Highway Oriented
Commercial District (HOC) by virtue of a Special Use Permit authorized by the Zoning Board of
Adjustment. A Special Use Permit for a mini-storage warehouse facility shall be subject to the Zone
Development Standards of the HOC Zone and also be subject to the following additional regulations:
After researching communities across the country, staff discovered that mini-storage
warehouse facilities are typically limited to industrial zones. However, where mini-storage
facilities are permitted in commercial districts, most cities similar to Ames exercise higher
development standards.
Most communities greatly increase development standards to assimilate the industrial
nature of the storage use into the characteristics of the surrounding commercial area.
Cities employ elevated standards to create compatibility and screen the industrial aesthetic
traits of the warehouse facility.
(1) Architectural Standards.
(a) Architectural Theme.
(i)Facilities placed in or near a shopping center or other retail uses shall be
designed to be consistent with the dominant theme or design of surrounding buildings.
(ii) Building surface colors shall be restricted to muted earth tones.
(iii) All buildings, including storage units, must be surfaced in high quality
materials such as stone, split face block, or brick. Smooth-faced concrete block, painted masonry,
tilt-up concrete panels and prefabricated metal panels are prohibited.
Commercial areas typically develop with higher quality materials than industrial areas. For
instance, Wal-Mart in north Ames has a muted earth tone brick exterior. Target, Best Buy,
and Boarders are all constructed of split face block. Therefore, higher material standards
and color control are necessary to minimize the industrial appearance of mini-storage
facilities and ensure they blend well with the adjacent commercial buildings.
A mini-storage facility that mimics the architectural character or themes of the commercial
area creates the impression that the facility is part of it. For example, a mini-storage facility
located adjacent to Aspen Business Park that matched the materials and architectural style
of the office complexes within the park, would be less noticeable and more in keeping with
the commercial nature of the park than a facility constructed with gray prefabricated metal
panels.
Avoiding bright primary colors (or any other colors that draw attention) facilitates the
blending of the storage facility into the surrounding environment. Muted earth tones assist
in camouflaging buildings against the background of commercial land uses.
6
Figure 1
Buildings must include design elements
such as columns, ribs or pilasters,piers,
quoins, and fenestration patterns to
prevent a utilitarian, industrial, warehouse-
like appearance. Building
surface
colors shall
60-feet max. be restricted
to muted
earth tones
20-feet max.
20-feet max.
All buildings, including storage units, must
be surfaced in high quality materials such
Buildings greater than forty feet as stone or brick. Smooth-faced concrete
(40)long must include a change in block,painted masonry, tilt-up concrete
wall plane, recess, or reveal every panels and prefabricated metal panels are
twenty feet(20). prohibited
(b) General Architectural Requirements
(1) Buildings shall include design elements such as columns, ribs or pilasters,piers,
quoins, and fenestration patterns to prevent a utilitarian, industrial, warehouse-like appearance.
(ii) Unit doors shall be screened or sited so they are not visible from the street. Unit
doors must not face the street.
(iii)Unit doors shall be integrated into the overall design theme of the site through
color and texture.
(iv) Buildings greater than forty feet (40') long must include a change in wall plane,
recess, or reveal every twenty feet (20').
(v) Maximum building length on the site perimeter is sixty feet(60').
Expansive bare storage building walls would visually obtrude from surrounding commercial
land uses. Columns, ribs, pilasters, piers, fenestration patterns, and other architectural
methods break up the storage facility's stark industrial looking walls. Moreover, limiting
scale, such as height and length, ensures that buildings are not too expansive. Buildings
developed in a continuous pattern at lengthy intervals personify characteristics of industrial
zones.
To avoid the "garage door" appearance or "loading dock approach" typically found in
industrial areas, storage structures should be constructed so that doors face to the interior
of the development. The doors should also be designed to fit into the theme of the site and
maintain the muted earth tone color schemes and architectural elements of the building.
7
Figure 2
Unit doors must be screened or
sited so they are not visible from
000 I • 0 ?��00 • + ,i the street. Unit doors must not
r j, face the street.
Buildings must include a roof
AVON ++++++
a 4� , } ++* pitch greater than or equal to
Oil
++ .
6:1Z with roofs incorporating a
+;¢;+ high quality surface such as
++++} architectural shingles, standing
,� ++• seam metal or tile. Flat roofs are
*+++++
prohibited.J+++++t; " ., Roofs must include four or more
+,++++W planes, and have overhanging
+
eaves extending at least one an
• • • +�+++,;,+�+;+;+,,+;+;+, • one-half feet(1.5)past the
+++ +.�;++ + pC building wall
CF& 0�0*0R
iaiR=iN=sF Screening and building location
shall be such that overhead doors
are not visible from off the site.
(c) Roof Design.
(i) Buildings shall include a roof pitch greater than or equal to 6:12, with roofs
incorporating a high quality surface such as architectural shingles, standing seam metal or tile.
Flat roofs are prohibited.
(ii)Roofs shall include four(4) or more planes, and have overhanging eaves
extending at least one and one-half feet (1.5')past the building wall.
(d) Height. No building shall exceed twenty feet(20') in height.
(e) Building Placement. Screening and building location shall be such that overhead
doors are not visible from off the site.
A pitched roof with multiple
planes de-emphasizes the
"box" look of mini-storage
warehouse facilities.
Limiting the height of the
structure to 20 feet will ensure
that storage facilities are more
6:12 Pitch Roof. Casey's Store in Waukee, Iowa corresponding to the
surrounding commercial
setting. The height limitation will also discourage the use of the facility for activities that
belong in industrial zoned areas.
Building placement and screening should create a visual separation from the storage
facility doors and surrounding land uses. This will make the facility appear more compatible
with its surroundings.
8
(2) Landscaping and Screening. Visual separation is desirable between mini-storage
warehouse facilities and adjacent land uses or development. Landscaping shall provide a physical
and visual separation.
(a) High shrubs shall be spaced at a maximum distance of six (6) feet on center to
form a screen six (6) feet high.
(b) One Landscape Tree is required per fifty(50) lineal feet of landscaped area or as
appropriate to provide a tree canopy over the landscaped area.
(c) Ground cover plants shall fully cover the remainder of the landscaped area.
(d) River rock or similar non-organic materials shall not be substituted for the
landscaping area or used in combination with the minimum landscaping requirements in thezone
or this section.
Landscaping provides a visual, psychological, and physical buffer between differing land
uses. Higher landscaping requirements are necessary to screen the industrial
characteristics of mini-storage from neighboring commercial land resources. Elevated
screening regulations have greater importance when storage uses abut residential areas.
Figure 3
50-feet on center
6-feet on center*
,♦ High shrubs must be spaced at a
•000 0- • . maximum distance of six(6) feet
• • Oon center to form a screen six(6)
feet high.
*;;;; st • One Landscape Tree is required
+ ,* e per fifty(50)lineal feet of
*** landscaped area or as
lq:«; appropriate to provide a tree
+.+;* ' +'*�`" *;+ canopy over the landscaped area
t Ground cover plants must fully
• A , cover the remainder of the
landscaped area. River rock or
similar non-organic materials
• • • , • shall not be substituted for the
., +4444444+++4+,k+¢4��4,�4,4+,t4,Y,,n.. Nam,
+**"+*+.+.y+:+y+y + +*+:« ' landscaping area or used in
•
♦_ combination with the minimum
00 landscaping requirements
Fencing is required for additional
screening and as a security
measure
9
(3) Fencing. Fencing is required for additional screening and as a security measure.
Fencing shall comply with Section 29.408 (2), and comply with the following:
(a)Fencing shall provide a five (5) foot minimum setback from the property line.
(b) Fencing shall be wrought iron or similar material with brick or stone columns
spaced at a maximum of fifty(50) feet on center. Landscaping, as required in Section
13.08(2)(a), shall be provided on the exterior side of the fence facing adjacent land uses. Fences
containing barbed wire, electric charges, or sharp materials are prohibited.
(c) Where a setback abuts a residential zone, a six (6) foot masonry wall is required.
Landscaping, as required in Section 13.08(2)(a), shall be provided on the exterior side of the
fence facing adjacent land uses. Masonry walls must be designed and constructed to facilitate
maintenance and not to modify natural drainage in such a way as to endanger adjacent property.
Fencing provides safety and protects the stored goods within the facility. It also provides
additional screening. Where storage facilities abut residential developments, opaque
fencing of a durable and high quality material is necessary to soften the appearance of the
facility. The wall also acts as a noise attenuation and light mitigation measure.
Figure 4
Not Facing Residential Fencing must be Facing Residential
Trees are placed wrought iron or Trees are placed
50-feet on center similar material with 50-feet on center
brick or stone 10
1
columns spaced at a
maximum of fifty(50)
feet on center.
5-feet �, t,+` t 5-1-eet
High shrubs High shrubs
Wood, vinyl, chain are placed are placed
link, and stockade 6-feet Fencing shall provide a five(5) 6-feet
fencing is prohibited. on center foot minimum setback from the on center
Fences containing property line.
barbed wire, electric
charges, or sharp Landscaping, as required in Section
materials are 13.08(2)(a), shall be provided on the exterior
prohibited. side of the fence facing adjacent land uses.
Where a setback abuts a residential zone, a six(6)foot masonry wall is required. Masonry walls
must be designed and constructed to facilitate maintenance and not to modify natural drainage
in such a way as to endanger adjacent property.
10
(4) Building Access.
(a)Doors providing access to individual storage units shall not be permitted on the
front yard side of the building, nor on any side abutting a public street or a residential district.
(b) Storage units and drive aisles must be sited so a truck or car parked at a unit cannot
trap another vehicle and prevent it from leaving the facility.
(c)Vehicular aisles providing access to units on both sides of the aisles, whether
interior or exterior, shall not be less than twenty(20) feet wide.
(d) Aisles providing access to units on only one side of the aisle shall not be less than
twenty(20) feet wide provided that there is more than one aisle available for circulation around a
building.
(e) Loading docks shall not be permitted as part of the storage building.
As stated earlier, the intent of mini-storage regulations is to create a greater degree of
compatibility. Prohibiting loading docks and regulating door placement softens or
eliminates the industrial qualities of the mini-storage warehouse use.
Access limitations are important to ensure good vehicle circulation and allow the passage
of emergency and enforcement vehicles.
Figure 5
Units and drive aisles must be Doors providing access to
sited so a truck or car parked at a individual storage units shall not
unit cannot trap another vehicle be permitted on the front yard side
and prevent it from leaving the of the building, or on any side
facility of the building. abutting a public street or a
residential district.
Vehicular aisles providing access
w �� "'�° to units on both sides of the aisles,
• • • • •
_1 whether interior or exterior, shall
be not fewer than twenty(20) feet
wide.
�•^ 0 Aisles providing access to units on
only one side of the aisle shall be
not fewer than twenty(20) feet
„" - - wide provided that there is more
4
A than one aisle available for
circulation around a building.
• 3
0111.
� � • 444k4�444444i'4"444• • y$
;d�pj ;+.'§ 44444444444449444 ?`"" +✓
Aw'.• � � ^++"` 4444444444444444444y444yty4�4y
s • �` Loading docks shall not be
permitted as part of the storage
building
11
(5) Signage.
(a) The only types of signs permitted are wall signs and monument signs, and shall
adhere to the following:
(i) Wall-mounted Signs.
A. Only one wall-mounted sign is permitted along a street frontage.
B. The number of wall-mounted signs shall not exceed two (2) signs per
facility.
(ii) Monument Signs.
A. Only one monument sign is permitted along a street frontage per facility.
B. The number of monument signs shall not exceed two (2).
C. The base of a monument sign shall be landscaped with ground cover
plants at a minimum of three (3) feet from the base. River rock or similar non-organic materials
shall not be substituted for the landscaping area or used in combination with ground cover plants.
(b) Signage Size Restrictions.
(1) A wall sign is a sign that is displayed by being affixed to the outside of an I
exterior wall of a building. Wall signs shall be affixed to only those walls that face a street. A
wall sign shall be no larger than thirty-two (32) square feet.
(ii) Monument signs shall be no larger than sixty-four(64) square feet, excluding
the base.
(c) Signage Height Restrictions. The maximum permissible height for a monument
sign is eight (8) feet, including the sign base; that is, the top of a monument sign shall be no more
than eight feet above the grade of the site on which it is erected.
(d) Signage Lighting Restrictions.
(i) The face of an illuminated sign shall have a dark background.
(ii) The lighting of both wall signs and monument signs shall be projected
downward.
(iii) Signs that flash light in any manner are prohibited.
(iv) Internally lighted signs and computerized/digital scrolling signs are
prohibited.
Research indicates that mini-storage warehouse facilities are not usually allowed to
develop under minimal standards in highway oriented commercial zones. Therefore, it is
important to lessen the amount of visual attention placed on the facility. Sign regulations
de-emphasize signage that would normally draw added attention to the site. Limiting signs
in size, function, location, and number will place greater focus on the predominant retail
and service land use pattern in the Highway-Oriented Commercial zone.
12
Figure 6
Only one wall-mounted
sign is permitted along a
street frontage.
The number of wall-
mounted signs shall not
exceed two(2)signs. A
wall sign is a sign that is
displayed by being affixed
to the outside of an
exterior wall of a building.
Wall signs shall be affixed
to only those walls that
Mini- face a street.A wall sign
Storage shall be no larger than
• thirty-two (32) square feet.
Only one monument sign is The base of a monument sign
permitted along a street A L shall be landscaped with ground
frontage. The number of cover plants at a minimum of three
Max.t (3) feet from the base. River rock
monument signs shall not
exceed two 2 . Monument or similar non-organic materials
O f Mini-Storage
signs shall be no larger than U shall not be substituted for the
sixty-four(64)square feet, landscaping area or used in
excluding the base. combination with ground cover
plants.
The maximum permissible height
for a monument sign is eight(8)
� feet, including the sign base;that
" is, the top of a monument sign
' z shall be no more than eight(8)
feet above the grade of the site on
The face of an illuminated sign shall have a dark which it is erected.
background. The lighting of both wall signs and
monument signs shall be projected downward.
Signs that flash light in any manner are prohibited.
Internally lighted signs and computerized/digital
scrolling signs are prohibited.
13
(6) Lighting. Lighting shall be in accordance with Section 29.411, and with the
following conditions:
(a)Night lighting and security lighting must be,sensitively designed to ensure no off-
site glare is directed to neighboring parcels and that the overall intensity of the site lighting is not
in violation of the standards for Section 29.411 or unreasonably intrusive on the use of adjoining
property. All lights shall be shielded to direct light onto the site and away from adjacent
property.
(b)Building mounted sconces must be used instead of freestanding light poles
wherever possible.
(c)When a mini-storage facility is adjacent to aresidential zone,pole mounted lights
must be turned off between 9:00 PM and 6:00 AM.
Mini-storage warehouse facilities usually operate on a 24-hour basis. Twenty-four hour
lighting can have a significant impact on adjacent residential neighborhoods, the
environment, and the nighttime character of a commercial area. Therefore, it is necessary
to further regulate lighting.
FIGURE 7
Building mounted sconces
must be used instead of
freestanding light poles
wherever possible.
Night lighting and security. When a mini-storage
facility is adjacent to a
lighting must be sensitively residential zone, pole
designed to ensure no off- mounted lights must
site glare is directed to be turned off between
neighboring parcels and that 9:00 PM and 6:00 AM.
the overall intensity of the
site lighting is not excessive.
All lights shall be shielded to
direct light onto the site and
away from adjacent property.
14
(7) Parking. Parking shall be situated in conjunction with an office or management
structure, for use by staff, service or delivery personnel, or prospective tenants.
(a) For developments less than or equal to two-hundred(200) storage units, a
minimum of five (5) off-street parking spaces shall be provided.
(b) For developments greater than two-hundred (200) storage units, five (5) off-street
parking spaces shall be provided on the property for the first two-hundred (200) units, and one
additional parking space is required for every one-hundred (100) storage units thereafter.
(c) Except for purposes of loading and unloading, there shall be no parking or storage
of trucks, trailers, and moving vans.
Driveways and travel lanes need to be wide enough to accommodate customers' cars,
trucks, and fire trucks.
According to a Planning Advisory document, the "Self Storage Standards and the Modern
Community, March 2002 "by the Self Storage Association Advisory(SSA) and a Planning
Advisory Service Report (Number 396, September 1986) by the American Planning
Association (APA), mini-storage facilities should have parking spaces on-site for a sales
office, and available parking for customers using the storage units.
The SSA found that customers visit storage facilities for different reasons and for different
lengths. The most frequent visitors to storage units were commercial customers such as
contractors or businesses storing inventory. The number of vehicles per hour per 100 units
averaged 0.5. Visits ranged from two (2) minutes to two (2) hours and forty-two (42)
minutes, but the average stay was approximately 17 minutes.
Due to the short site visits and relatively low traffic, the SSA found that roughly one parking
space is needed per 100 storage units. SSA findings were consistent with
recommendations in the APA report. In summary, both organizations agree that
self-storage facilities have very low parking needs.
Figure 8 Except for purposes of loading and
unloading, there shall be no parking or For developments less than
storage of trucks, trailers, and moving vans. or equal to two-hundred
(200) storage units, a
minimum of five (5) off-street
parking spaces shall be
provided.
.. For developments greater
than two hundred(200)
Office storage units, five(5) off-
M1111- street parking spaces shall
Storage be provided on the property
for the first two hundred(200)
units, and one additional
parking space is required for
` every one hundred(100)
storage units thereafter.
�irs N".>"s�"� >.ez ss'� l m' t'2.1 l a' �•d'2 ' ��
s
15
(8) Prohibited Uses.
(a) The following uses and activities shall be prohibited:
(i) Any business activity other than the rental of storage units, including
miscellaneous or garage sales and transfer-storage enterprises that utilize vehicles as part of said
business is prohibited.
(ii) Servicing or repair of motor vehicles, boats, trailers, lawnmowers, or any
similar equipment is prohibited.
(iii) Outdoor storage of boats, vehicles, or other materials is prohibited. All
items stored on the property shall be located within buildings.
(iv) Storage of hazardous, toxic, or volatile substances is prohibited.
(v) Residential uses, other than one (1) unit for a 24-hour facility caretaker not
to exceed 1,200 square feet.
Mini-storage facilities should only be used for the storage of non-hazardous goods.
Otherwise, the facilities could create security, safety, maintenance, and traffic problems.
Moreover, the goal of regulations is to make a mini-storage warehouse more in tune with
its commercial surroundings; increased activities that are industrial in nature would place
more emphasis on the facility as an industrial use rather than as a compatible commercial
activity.
An on-site unit may be necessary to ensure 24-hour security and maintenance. On-site
security can spot prohibited uses that might otherwise go unnoticed.
(9) Changes. Minor changes to the approved Site Development Plan may occur after
staff of the Department of Planning and Housing has determined that the proposed changes are
minor in nature, and revised plans have been provided to the Department for the purposes of
keeping the Site Development Plan current.
(a) Minor changes are defined as changes that:
(i) Do not constitute a change in land use of the project; or layout and design.
(ii) Do not increase the density or intensity of use, the number of buildings, or
change in number of storage units.
(iii) Do not change the overall landscape design.
(iv) Do not change the height or placement of buildings, or other major
features.
Without provisions for minor changes, any small site alteration such as changing a sign or
repairing damaged landscaping would require the issuance of a new Special Permit. Minor
change provisions eliminate long and costly bureaucratic processes and save the
customer, the Zoning Board of Adjustment, and staff time and resources.
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RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
With a vote of 5-0, the Planning and Zoning Commission recommended approval of this
text amendment to the Zoning Ordinance allowing mini-storage facilities in the
Highway-Oriented Commercial Zone at its meeting of July 21, 2004.
Mr. McRoberts, who initiated the process as a Land Use Policy Plan change for 707 Airport
Road to accommodate industrial land uses, expressed full support of staff's
recommendations at the July 21 , 2004 Planning and Zoning Commission. However, since
this meeting, he has contacted the planning staff and is now suggesting the following
revisions to the zoning proposal:
■ Eliminating or lowering the roof pitch of buildings.
■ Allowing faux metal siding materials instead of brick or stone.
Staff believes roof pitch is important because it de-emphasizes the "box" look of a
warehouse facility. A 6:12 pitch is recommended because it appears to be the most
prevalent standard in staff's research of other communities.
A quality material such brick or stone is important because these buildings could be
adjacent to high quality structures or residential neighborhoods. Therefore, staff does not
support the two modifications suggested by Mr. McRoberts.
ALTERNATIVES:
1. The City Council can approve the recommended text amendments to the Zoning
Ordinance allowing mini-storage facilities in the Highway-Oriented Commercial Zone.
2. The City Council can deny the recommended text amendments to the Zoning
Ordinance allowing mini-storage facilities in the Highway-Oriented Commercial Zone.
3. The City Council can approve the recommended text amendments to the Zoning
Ordinance allowing mini-storage facilities in the Highway-Oriented Commercial zone,
with modifications.
4. The City Council can refer the recommended text amendments to the Zoning
Ordinance allowing mini-storage facilities in the Highway-Oriented Commercial zone
back to staff for further review and comment.
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CITY MANGER'S RECOMMENDED ACTION:
Staff and the Planning and Zoning Commission recommend that Alternative #1 be
adopted. Alternative #1 recommends that the City Council approve text amendments to
the Zoning Ordinance to allow mini-storage facilities in the Highway-Oriented Commercial
Zone by Special Use Permit.
This text amendment to the Zoning Ordinance is not intended to add regulations to
the development rights established in the industrial zone. The City maintains
approximately 400 acres where mini-storage facilities can develop under minimal
development standards. As an alternative, the text amendments outlined in this
report are designed to better transition the industrial nature of mini-storage facilities
into the Highway-Oriented Commercial Zone, where resources are scarce and
elevated design is necessary to maintain the commercial characteristics of the zone.
Objective 2.C. of the Land Use Policy Plan (LUPP) states that, "Ames seeks a
development process that achieves greater compatibility among new and existing
development" (P. 25). Staff believes that the proposed mini-storage warehouse facility
ordinance outlined in this report meets this objective. The proposed text amendments
promote land use compatibility through elevated standards designed to enhance the
aesthetic character of mini-storage facilities in commercial areas. In addition, the proposed
amendments add the Special Use Permit requirement, which necessitates further scrutiny
of staff, the Planning and Zoning Commission, and the Zoning Board of Adjustment.
COUNCIL ACTION:
Attachment
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