HomeMy WebLinkAboutA7 ITEM #: 3
DATE: 03-14-18
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: March 9, 2018
CASE FILE NO.: SUP-000228
REQUEST: A Special Use Permit to allow a Mini-Storage Warehouse Facility
in the Highway-Oriented Commercial zone.
PROPERTY Amerco Real Estate Company.
OWNER:
LOCATION: 720 South Duff Avenue
ZONING: "HOC" (Highway-Oriented Commercial)
BACKGROUND AND PROJECT DESCRIPTION:
Amerco Real Estate Company proposes to construct a three-story interior climate
controlled mini-storage warehouse facility at 720 South Duff Avenue. The proposed
building is 23,956 square feet on a flag shaped lot located just south of the Walmart
building and approximately 500 feet east of Duff Avenue. The property is located within
the (HOC) High-Oriented Commercial zone. An interior climate controlled mini-storage
warehouse facility means that the storage areas are accessed from within the building.
HOC zoning requires all mini-storage uses to meet special design standards of Section
29.1308 as part of the Special Use Permit review process. (Excerpt of Section 29.1308
is attached). U-Haul already operates an existing office to the west of this site where
moving trucks and moving supplies are leased.
Direct access to the site is from Duff Avenue to the west of the proposed building. There
is a shared common driveway that serves this site as well as the abutting commercial
properties. Secondary access is also available to the north from the Walmart property. A
requirement of the rezoning of the property was for the property owner to connect the
newly constructed private drive on the Walmart property to the driveway that connects
to Duff Avenue on the subject property to provide for enhanced circulation for all
commercial businesses in the area. The roadway is required to be completed this year
per the terms of the contract rezoning agreement and prior subdivision approval.
The proposed site plan has the new building set to the east side of the site with the front
of the building facing west. There is an existing nonconforming building on the site
along the north property line. It is intended to stay at this time, but cannot be used for
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ministorage purposes due to its nonconforming status. The site design has 11 parking
spaces located in front of the new building to meet zoning requirements. Loading docks
are also proposed along the front of the building.
The site is located within flood plain with the northwest half that is proposed to be
development located within the floodway fringe and the southeast half of the property
located within the floodway where no development is proposed. The building is
proposed to be built within the floodway fringe immediately adjacent to and abutting the
floodway and raised up to meet the City's flood plain development standards. No activity
or improvements are proposed within the floodway. The proposed building is shown
being elevated and constructed to the required 3 feet above base flood elevation within
the floodway fringe as required in Chapter 9 of the Flood Plain Zoning regulations.
The overall landscape treatment of the site is subject to review through the Special Use
Permit process to assure appropriate buffering is incorporated into the site design. The
landscape plan review includes evaluation of required parking lot landscaping,
perimeter landscaping, and any fencing. Parking lot landscaping is shown on the site
consisting of a total of 17 trees with 11 overstory trees and 6 ornamental trees
dispersed throughout the parking lot as required based on the amount of paved parking
and maneuvering area. The ornamental trees along the west edge of the property are
normally required to be overstory as parking lot trees but are allowed to be reduced in
size in this case due to the presence of existing overhead utilities. The required parking
lot landscaped area being provided meets the required parking lot landscape planting
ratio. No mandatory front yard landscaping was required for the site due to the unique
condition of the entire street frontage (19 feet) of the lot used as a driveway. Stormwater
treatment features are located to the southwest of the proposed building.
The building design has special standards defined in Section 29.1308 for exterior
materials and architectural treatments. The building is required to have materials on the
fagade that have a high degree of architectural interest, such as brick, stone, and split
face concrete block, and that the overall design in compatible with the character of the
surrounding retail commercial environment. Smooth concrete walls, painted masonry,
concrete block, and steel siding are examples of prohibited materials. Colors are
required to me muted earth tones.
Two rows of windows are proposed on the front of the building on the upper half of the
fagade near the corners of the building along with canopy over the primary entrance.
The proposed building finishes consist of a combination of brick veneer and stucco
textured wall panels. The wall panels are an insulted metal panel system with a factory
finished stucco texture applied to the metal material. The look and finish of the textured
panel would be similar to EIFS finishes rather than metal siding appearance. The panels
have vertical seams between panels. The proposed wall treatments have approximately
3 inches of relief to meet the required design standards. The brick is an integral color
think brick application specified as Cultured Stone® Handmade Brick veneer.
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The primary color pattern is three different earth tones, however, the applicant proposed
to incorporate a red accent color and features as part of the parapet along the front
fagade. Additionally, the applicant proposes two large square display panels on the
front fagade. The display panels are not an element authorized in addition to sign code
allowances as part of the building materials and design features.
Lighting is being proposed on the front and southeast corner of the building and with
pole lights located along the parking and maneuvering area. There will be a total of 5
parking lot lights that are 25 feet tall. There are 3 parking lot lights located along the
west edge of the property, 1 along the east end of the parking lot and 1 at the northeast
corner of the parking lot. The parking lot lights will have a shield to further encourage
light downward. Lighting output and engineering information has been submitted and
reviewed by staff for compliance.
APPLICABLE LAW:
Chapter 29, Section 29.1308, MINI-STORAGE WAREHOUSE FACILITIES, Additional
Requirement for Specific uses, of the Municipal Code.
Chapter 29, Section 29.1503(4)(a), (c), and (e) of the Municipal Code states the
following:
(4) Review Criteria. Before a Special Use Permit application can be approved, the
Zoning Board of Adjustment shall establish that the following general standards,
as well as the specific standards outlined in subsection (c) below, where
applicable, have been or shall be satisfied. The Board's action shall be based on
stated findings of fact. The conditions imposed shall be construed as limitations
on the power of the Board to act. A mere finding that a use conforms to those
conditions or a recitation of those conditions, unaccompanied by specific findings
of fact, shall not be considered findings of fact for the purpose of complying with
this Ordinance.
(a) General Standards. The Zoning Board of Adjustment shall review each
application for the purpose of determining that each proposed use meets the
following standards, and in addition, shall find adequate evidence that each use
in its proposed location will: (The standards are listed in this report below.)
(b) Commercial Zone Standards. The Zoning Board of Adjustment shall
review each application for the purpose of determining that each proposed use in
a commercial zone meets the following standards..." (The standards are listed in
this report below.)
(e) Conditions. The Board may impose such additional conditions it deems
necessary for the general welfare, for the protection of individual property rights,
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and for ensuring that the intent and objectives of this Ordinance will be
observed."
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has
provided the attached application including statements as to how the proposed mini-
storage warehouse facility meets the requirements for a Special Use Permit.
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted site plan provided in the application, the following findings of
fact and conclusions may be made regarding the standards of approval.
General Standards.
(i) Be harmonious with and in accordance with the general principles and
proposals of the Land Use Policy Plan of the City.
Findings of Fact: The current LUPP supports Highway-Oriented Commercial
activity at this location. The southeast portion of the site has a Greenway
Designation. Highway-Oriented Commercial is the primary retail and trade use
zoning district for the City. A wide range of uses are permitted with the
designation for use that are either automobile oriented or of commercial nature.
Industrial uses are prohibited uses within commercial areas, with the exception of
certain types of mini-storage facilities. These types of commercial uses include
restaurants, shopping centers, offices and other general commercial service
facilities. The proposed use is permitted subject to approval of a Special Use
Permit in the Highway-Oriented Commercial zone. The proposed development
site has no visible frontage along the primary commercial arterial street of South
Duff Avenue.
The properties to the west and north are also designated and developed as
commercial uses. Lands to the east of the site are designated Greenway in
recognition of the presence of the Skunk River and Square Creek flood plain.
Conclusions: The proposed building is generally of similar size and design as the
surrounding commercial properties in the neighborhood based on the plans
provided. While principal uses of storage facilities are typically seen as industrial
in nature, interior climate controlled mini-storage warehouse facilities are viewed
as appearing commercial. The traffic and activity levels are lower than a similarly
sized commercial use. The proposed location of the development is setback
substantially from South Duff Avenue and does not displace a large area of prime
commercial frontage with the proposed use. The project does not include
improvements within the Greenway designated area. With the combination of
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design features, site location, and surrounding uses, it can be concluded
that the use meets General Standard (i) for a Special Use Permit.
Be designed, constructed, operated and maintained so as to be
harmonious and appropriate in appearance with the existing and intended
character of the general vicinity and that such a use will not change the
essential character of the area in which it is proposed.
Findings of Fact: The proposed storage facility is of similar size and design as
the surrounding commercial properties. The height of the building is 37'-8".
Several medium to large sized big box stores are located nearby as well as
numerous nearby restaurants and retail service businesses. Nearby buildings
contain variations in color and design. The building is setback substantially from
the arterial street and other commercial businesses and has minimal visibility for
a commercial site.
The building design has addressed the design standards for internal climate
controlled mini-warehouse facilities as outlined in Section 29.1308(1) with
facades treatments that includes stucco textured panels and think brick
materials. The proposed display panels are inconsistent with design
requirements for materials and colors and are not allowed in addition to sign
allowances.
The use will operate 7 days a week and 24 hours a day.
Conclusions: The proposed interior climate controlled mini-storage warehouse
has been designed in its appearance to resemble the commercial uses
surrounding it in the area. The appearance of the building falls within the range of
building sizes already in the area. The existing surrounding uses produce activity
that can in some cases potentially be more intense than the proposed mini-
storage warehouse use based on the proposed size relative to nearby
commercial uses. Signage and lighting is very prevalent in this area as the
Highway-Oriented Commercial district is the most permissive commercial zoning
district. The operation of the facility is similar in nature to the surrounding
commercial uses that operate on a daily basis and have extend operating hours.
The signage and lighting proposed for this use is similar to that of surrounding
commercial uses. The otherwise industrial nature of storage uses is mitigated in
this case by providing climate controlled internally accessed storage areas out of
site of the general public. The proposed sizes of the storage areas would not
permit the storage of vehicles or large equipment. The mini-storage use is not
seen to be out of character with the surrounding commercial area. Therefore,
it can be concluded that the use meets General Standard (ii) for a Special
Use Permit.
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Not be hazardous or disturbing to existing or future uses in the same
general vicinity.
Findings of Fact: The area is a mixture of commercial uses. The proposed use
consists of internal storage facilities that can only be accessed from designated
locations on the proposed building. The proposed use is mini-storage accessed
internally. Materials will be stored in an enclosed area only. The proposed use is
subject to requirements of the Fire Code and not licensed to store hazardous
materials.
The proposed development meets the Flood Plain zoning standards for elevation
of the building within the Floodway Fringe. No activities are proposed within the
floodway area itself.
Conclusions: The operation of a mini-storage facility as proposed is not seen to
be hazardous or disturbing to the area as the proposed storage method is
internal to the proposed building with no direct access to the storage areas from
the outside of the building. The level of traffic is minimal on a daily basis and has
access from two points into and out of the site. It can be concluded that the
use meets General Standard (iii) for a Special Use Permit.
(iv) Be served adequately by essential public facilities and services such as
highways, streets, police, fire protection, drainage structures, refuse
disposal, water and sewage facilities, and/or schools.
Findings of Fact: All City services are available to the site. The project includes
the connection of two private drives to facilitate circulation to adjacent
commercial properties.
Conclusions: All public facilities are available to serve the site. Access and
circulation will be improved with the development of the proposed project.
It can be concluded that the use meets General Standard (iv) for a Special
Use Permit.
(v) Not create excessive additional requirements at public cost for public
facilities or services.
Findings of Fact: The proposed uses will not require additional infrastructure in
the future. Neither is additional fire or police resources anticipated to serve this
use.
Conclusions: This use will not create additional requirements at public cost. It
can be concluded that the use meets General Standard (v) for a Special Use
Permit.
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(vi) Not involve uses, activities, processes, materials, and equipment or
conditions of operation that will be detrimental to any person, property, or
general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare, or odors.
Findings of Fact: The use as proposed will not create excessive smoke, fumes,
glare, or odors. The proposed facility is designed in a manner that the storage
units are contained internal to the building. Uses other than storage of personal
goods consistent with the definition of mini-storage are not permitted. Hazardous
materials storage is not permitted.
The traffic generated for the site will be generally similar to and not provide a
noticeable increase as compared to the nearby traffic generated by neighboring
commercial uses. The two points of access provide adequate maneuvering area
for entry and exit to the site. Traffic Signal controlled access exists for the
secondary access point from Walmart
Conclusions: The proposed interior storage facility, as proposed, will not produce
excessive traffic, smoke, fumes, glare or odors and will operate in a manner
typical of commercial uses. Traffic approaching the site has multiple routes to
reach the site, with the most convenient being directly from Duff Avenue with a
secondary access available from the Walmart property to the north. It can be
concluded that the use meets General Standard (vi) for a Special Use
Permit.
(vii) Be consistent with the intent and purpose of the Zone in which it is
proposed to locate such use.
Findings of Fact: The proposed use is an allowed use in the Highway-Oriented
Commercial zoning district subject to a Special Use Permit issued by the Zoning
Board of Adjustment. The purpose of the zone concludes providing well situated
land for commercial purposes that principally include auto oriented, office, and
trade uses. While mini-storage is otherwise an industrial use, the proposed mini-
storage facility is designed to be internal and climate controlled and can be
permitted subject to the special design standards and Special Use Permit review.
Conclusions: The City Council, through the Zoning Ordinance, has determined
that the proposed use may be found consistent with the intent and purpose of the
Highway-Oriented Commercial zoning district upon review and approval of a
Special Use Permit by the Zoning Board of Adjustment. The proposed internal
climate controlled design and commercial look of the building is consistent the
character of the area. The location of the facility is setback from an arterial
street. The location does not detract from other commercial uses in the area nor
is it a prime area for commercial development with trade and office uses in and of
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itself. It can be concluded that the use meets General Standard (vii) for a
Special Use Permit.
Commercial Zone Standards.
(i) Be compatible with the potential commercial development and use of
property planned to occur in the area.
Findings of Fact: The proposed use as it is designed fits the criteria of what could
be expected in a Highway-Oriented Commercial zoning district. Property usage
in the area is a mix of varying intensities, with a large big box retail store to the
immediate north, small shops and restaurants to the west with additional small
and medium sized business, mostly serviced oriented, in the area. A vehicle
service facility is located to the immediate west of the site. Floodway and wooded
land are located to the south and east of the site.
Conclusions: The proposed uses are not incompatible with the planned use of
the property in the general area, as there are a variety of commercial uses in the
immediate vicinity. It can be concluded that the use meets Commercial Zone
Standard (i) for a Special Use Permit.
(ii) Represent the sufficiently desirable need for the entire community that the
loss of commercial land is justifiable in relation to the benefit.
Findings of Fact: The addition of an interior climate controlled mini-storage
warehouse facility is industrial in nature, but permitted with approval of a Special
Use Permit. The proposed use provides a business service to residents of Ames
with the addition of interior climate controlled mini-storage units. The U-Haul
representatives describe a need for storage facilities within the City and the
benefit of its proximity to their existing business. Development of the site helps to
complete a driveway connection to serve other commercial properties that are
adjacent to the site. The particular property has minimal street frontage and
limited visibility as a commercial property. The site was only recently zoned to
HOC from Agricultural in 2016. The property is a new addition to the inventory of
available developable land in the City.
Conclusions: The proposed development with its location and site attributes in
combination with the recent rezoning of the land to HOC does not result in the
loss of commercial land that is detrimental to the economic interest of the
community and the purpose of HOC zoning. It can be concluded that the use
meets Commercial Zone Standard (vi) for a Special Use Permit.
(iii) Be consistent with all other applicable standards in the zone.
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Findings of Fact: The proposed use is a permitted use within the zoning district
if approved with a Special Use Permit. The proposed site plan complies with all
Highway-Oriented Commercial zoning district regulations including setbacks, site
and building design requirements, use regulations and flood plain laws. Internal
climate controlled mini-warehouse storage facilities are allowable with a Special
Use Permit in this zoning district.
Due to the unique street frontage condition of 19 feet, no front yard landscaping
was required with the project. The overall landscape design meets perimeter
and parking lot aesthetic design interests and helps to buffer the use from
surrounding development.
Conclusions: The proposed site plan meets the requirements of the general
zoning standards, flood plain standards, Highway-Oriented Commercial Zone
standards and the requirements for internal climate controlled mini-storage
facilities. It can be concluded that the use meets Commercial Zone Standard
(viii) for a Special Use Permit.
PUBLIC COMMENTS:
Notification was made to all owners of property within 200 feet. A notice of public
hearing was placed on the property and published in the newspaper. As of this writing,
no comments have been received.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve this request for a Special Use
Permit at 720 South Duff Avenue for an interior climate controlled mini-storage
warehouse facility by adopting the findings and conclusions noted above, and
with the following conditions:
a. The existing building may not be used for principal use without meeting
Flood Plain Zoning standards and an amendment to the Special Use
Permit for review of the proposed use and site development requirements.
b. Prior to the issuance of a building permit, modify the architectural plan
elevations to remove the display panels. No display panels are allowed
on any fapade of the new or existing building.
c. Financial security for stormwater requirements must be provided by the
developer prior to issuance of a building permit.
2. The Zoning Board of Adjustment can approve this request for a Special Use
Permit at 720 South Duff Avenue by adopting the findings and conclusions noted
above, and with other conditions in addition to or in lieu of those noted above.
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3. The Zoning Board of Adjustment can deny this request for a Special Use Permit
at 720 South Duff Avenue by finding that the project does not meet the criteria of
Section 29.1503(4).
4. The Zoning Board of Adjustment can refer this request back to the applicant or to
City staff for additional information.
RECOMMENDED ACTION:
Use Permit. The general area is a developed area with a mix of commercial uses. The
proposed mini-storage use is permitted in the Highway-Oriented Commercial Zone with
approval of a Special Use Permit. Site design standards and building design standards
have been met for this location. The site itself has limited street frontage and visibility.
Staff concludes that the proposed mini-storage warehouse facility at 720 South Duff
Avenue is consistent with the general and specific commercial standards required for
granting a Special.
Therefore, based upon the Findings of Fact and Conclusions above, it is the
recommendation of the Department of Planning and Housing that the Zoning
Board of Adjustment act in accordance with Alternative #1.
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Attachment- Section 29.1308 Mini-Storage Warehouse Facilities Standards
See.29.1308. NUNI-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:
(1) Architectural Standards.
(a) Architectural Theme.
0) 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 shall 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.
(b) General Architectural Requirements.
0) 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.
(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 plain, recess, or reveal every twenty feet (20').
(v) Maximum building length on the site perimeter is sixty feet
(60'), except where the buildings are adjacent to an industrial
land use or zone and/or Airport Clear Zone.
(Ord. No. 3811, 11-23-04)
(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'), except where the buildings are adjacent to an industrial land use or zone and/or Airport
Clear Zone.
(Ord. No. 3811, 11-23-04)
(0 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
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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.
(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 the zone or this section.
(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 29.1308(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 29.1308(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.
(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 shall 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 storage 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 storage 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.
(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.
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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.
(i) 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
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.
(6) Lighting. Lighting shall be in accordance with Section 29.411, and
with the following conditions:
(a) Night lighting and security lighting shall 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 shall be used instead of freestanding
light poles wherever possible.
(c) When a mini-storage facility is adjacent to a residential zone,pole
mounted lights shall be turned off between 9:00 PM and 6:00 AM.
(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
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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.
(8) Interior Climate Controlled Mini-storage Facilities. Interior climate
controlled mini-storage facilities are mini-warehouse buildings where storage
is primarily accessed from the interior of the building. Such facilities shall
meet all regulations of this Section 29.1308with the following exceptions:
(a) Interior climate controlled mini-storage facilities may exceed the sixty
feet (60') maximum building length at the perimeter.
(b) Exterior garages and/or bays may be located on interior climate
controlled mini-storage facilities, but shall not be located on a building that is adjacent to
and facing the site perimeter.
(c) Interior climate controlled mini-storage facilities shall be exempt
from roof design requirements. Flat roofs may be permitted. All sloped roofs shall
incorporate a high quality surface such as architectural shingles, standing seam metal or
tile.
(d) No building shall exceed three stories in height. Buildings adjacent
to a residential zoned property shall not exceed one story.
(e) Facilities with no exterior accessed storage units shall be exempted from
the specific requirements of Landscaping and Screening and Fencing requirements of this
section 29.1308. Each project shall incorporate perimeter landscaping in addition to other
landscape requirements to enhance visual interest and compatibility with surrounding land
uses and development where a total visual screen may not be necessary. Landscaping and
fencing needs shall be reviewed as part of the Special Use Permit review for each site.
(9) 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 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.
(Ord. No. 4308, 6-13-17)
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