HomeMy WebLinkAboutA006 - Staff Report dated November 14, 2018 s
ITEM #: 3
DATE: 11-14-18
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: November 14, 2018
CASE FILE NO.: SUP-000548
REQUEST: A Special Use Permit to allow an Interior Climate Controlled Mini-
Storage Warehouse Facility in the Highway-Oriented Commercial
zone.
PROPERTY FHS Ames 1, L.P.
OWNER:
LOCATION: 1405 Buckeye Avenue
ZONING: "HOC' (Highway-Oriented Commercial)
BACKGROUND AND PROJECT DESCRIPTION:
The applicant, NLA Ames, LLC proposes to retrofit the rear portion of an existing building
(former Kmart building) into a two-story Interior Climate Controlled Mini-Storage Facility
at 1405 Buckeye Avenue. The portion of the existing building proposed to be converted
is 46,000 square feet and about 38% of the original structure. 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).
The proposed use is just one part of a redevelopment plan for the entire site, which
includes concurrent review of a preliminary plat and major site development plan that
includes nine lots, retrofitting the existing Kmart building into five tenants and constructing
three new commercial buildings for multiple tenants. Two additional lots (1404 and 1410
Buckeye Avenue) are also part of the proposed development and with two additional
commercial buildings.
The overall site plan and layout is under review by the City Council as an Integrated Site
Plan, which is on the November IV City Council agenda. The Integrated Site
Development Plan allows for review of certain development standards of the site
collectively, such as parking and landscaping to provide relief from compliance on an
individual lot basis. The review the Integrated Site Plan includes reference to the
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applicant seeking approval of a separate Speciai Use Permit for the proposed climate
controlled mini-storage facility.
The developer proposes a climate controlled facility that is a two-story facility with no
more than 800 storage units. The interior space and height of the Kmart building is large
enough for two stories of storage without altering the height of the existing building. The
conceptual floor plan indicates two-levels with 800 mini-storage units and necessary
office space. At present time, the gross floor area of the area delineated for the storage
use is 46,000 square feet. Adding a second floor of storage would bring the total area
used for the storage area up to 92,000 square feet, approximately.
The overall landscape plan of the site is subject to review through the Special Use Permit
process to assure appropriate buffering and screening is incorporated into the site design.
A High Screen is required along the west property to screen the commercial uses from
the adjacent residentially zoned property. There is an existing screen that meets the
screening requirements of Section 29.403(3)(F) that consists of a berm, shrubs and trees
the length of the property line. The developer is proposing to keep the existing
landscaping and maintain the screen along the west and southwest edge of the site. All
other landscaping requirements, i.e. front yard and parking lot landscaping were reviewed
as part of the Major Site Development Plan. A condition of approval of the Major Site
Development Plan is for the landscaped berm to remain and have it protected during
construction.
The proposed use has special standards for building design as 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 be muted earth tones. The applicant proposes to add architectural
elements to the building to meet these standards (see attachment D).
The building is constructed of split face concrete block. It will be required to be painted in
a color scheme consistent with muted earth tones. Articulation is required every 20 feet
of wall plane for buildings longer than 40 feet. The building elevations do not indicate
names of colors. It is implied by the elevations that it will comply with the requirement of
muted earth tones. However, the developer wants to let the determine the final building
details. The proposed wall treatments have a minor degree of variation with approximately
1 inch of relief.
The entrance into the facility will be on the south side of the building where the former
automotive area of Kmart was located, facing S 16th Street. The amount of overhead
doors will be reduced from six to two. The remainder of the former overhead doors will be
converted to a series of windows and one store front entrance. No access to the facility
or doors for storage are proposed along the west fagade.
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A photometric plan was submitted as part of the Integrated Site Plan submittal. The plan
shows three existing thirty foot poles along the west property line. The adjacent property
is residentially zoned. All site lighting on buildings and in-parking areas will need to comply
with the City's Outdoor Lighting Code for downlighting and glare control. As submitted,
the lighting plan may not comply with all of the City's Outdoor Lighting Code stated in
Section 29.411. One of the requirements, Section 29.411(11) states fixtures should
prevent light trespass and not cause direct light from the luminaire to be directed toward
residential buildings on adjacent or nearby properties. The photometric plan indicates that
light trespass would likely occur on the residentially zoned property to the west. However,
a grandfather clause does exist and would allow existing fixtures to stay and be replaced
as needed as long as less than fifty percent of the fixture are changed. Staff has placed
a condition of approval on the Major Site Development Plan that the entire site must
comply with the Outdoor Lighting Code. No other lighting is being proposed on this side
of the property. There are no wall fixtures shown on building elevations. Any specific
concerns about the storage use would need to be addressed with the Special Use Permit.
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.)
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(e) Conditions. The Board may impose such additional conditions it deems
necessary for the general welfare, for the protection of individual property rights,
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 interior
climate controlled 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 proposed mix of uses for the proposed development
overall are typical for a commercial shopping center, with the exception of the
interior climate controlled mini-storage. 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. These types of commercial uses include restaurants,
shopping centers, offices and other general commercial service facilities. Industrial
uses are prohibited uses within commercial areas, with the exception of certain
types of mini-storage facilities. The proposed use is permitted subject to approval
of a Special Use Permit in the Highway-Oriented Commercial zone.
The properties to the east and north are also designated and developed as
commercial uses. Land to the immediate west of the site is a residential
development.
Conclusions: While principal uses of storage facilities are typically seen as
industrial in nature, interior climate controlled mini-storage warehouse facilities can
be viewed as visually appearing commercial. The traffic and activity levels are
lower than a similarly sized commercial use. The proposed location of the use with
a redevelopment of the shopping center with additional commercial development
does not infringe upon use of the site as retail development. With the
combination of design features, site location, and surrounding uses, it can
be concluded that the use meets General Standard (i) for a Special Use
Permit.
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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 within an existing building. The
overall size of the existing building is consistent with large "big box" commercial
development dimensions. The height of the building is 24 feet. This height is
enough to allow a two story interior facility to be constructed without increasing the
height or the footprint of the existing building. In addition, a substantial amount of
commercial space is proposed to be built providing desired Will development. The
proposed building design will be required to comply with the requirements of
Section 29.1308(8) and match the look of the proposed commercial buildings.
Nearby existing buildings contain variations in use, color, and design.
Conclusions: The proposed use would be retrofitting an existing building that has
been empty for some time. A portion of the building would be for the proposed
storage use. The remainder of the building would be split into four retail spaces, in
addition to the five new commercial buildings being proposed. The existing building
is not to dissimilar from existing commercial buildings in the area. Interior climate
controlled storage units would see less daily traffic than a typical retail business.
The existing surrounding uses and proposed new retail areas could 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. Signage and lighting will need to be reviewed for
compliance with code requirements prior to occupancy of the space. 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 with the proposed design elements and its location
on the site. Therefore, it can be concluded that the use meets General
Standard (ii) for a Special Use Permit.
i) Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
Findings of Fact: The broader 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 south side of the building. Materials will be stored in
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an enclosed area only. The proposed use is subject to requirements of the Fire
Code and not licensed to store hazardous materials.
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
several drives into and out of the site. Two existing drives on S 16th Street provide
direct or close access to this portion of the building. It can be concluded that the
use meets General Standard iii for Special Use Permit.
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(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 is part of a
larger commercial redevelopment project.
Conclusions: All public facilities are available to serve the site. Access and
circulation is not significantly impacted and is unchanging 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.
(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.
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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 towards the west end of the site, near
the facility, provide adequate maneuvering area for entry and exit to the site.
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 S 161h Street. 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,
The applicant contends the reuse of the existing building with all retail is not
feasible for a multi-tenant retail configuration. The rear square footage and
secondary fagade location along S 16th have limited national retail tenant appeal.
Conclusions:
This site is a prime area for commercial development in need of redevelopment for
some time. It is located adjacent to the busiest commercial corridor in the City. The
proposed internal climate controlled design and commercial look of the building is
consistent the character of the area. The proposed use is secondary to
redevelopment of the site as a shopping center that will include commercial use as
permitted within HOC zoning. Allowing the storage facility to exist with the condition
that approximately 50,000 square feet or Building `D' be constructed prior to
occupancy will help maintain and increase typical commercial uses within the area,
i.e. retail, restaurant, office, etc, with no net loss of commercial space. 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
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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 use is 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. The proposed location of the use is at the rear of the building
and at the periphery of this prime commercial development site. The use does not
interrupt a commercial development pattern for the area or shopping center itself
that would detract from the desirability of locating other commercial use in the area.
It can be concluded that the use meets Commercial Zone Standard (i) for a
Special Use Permit.
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 proposed use provides a business service to residents of
Ames with the addition of interior climate controlled mini-storage units using
existing square footage. It will not use vacant available commercial land or
increase the City's footprint. The area of the property has limited visibility and will
not occupy space that may be deemed prime commercial space for national retail
tenants in terms of visibility and location. The space may be desirable for other
wholesale trade or large format retailers that not traditional national retail tenants.
Conclusions: The proposed use itself is tied to redevelopment of a site with
desirable commercial space. Although a portion of the commercial space is used
up by the proposed use, there is replacement development in terms of both overall
square footage and large format retail space to mitigate the loss of existing space.
The proposed development with its location and site attributes in combination with
the proposed construction of 77,300 square feet of new commercial building space
does not result in the foss of commercial land that is detrimental to the economic
interest of the community and the purpose of HOC zoning. The overall
development within the scope of the related Integrated Site Plan has a net increase
of approximately 25,000 square feet with approval of the conversion of space to
mini-storage. It can be concluded that the use meets Commercial Zone
Standard (vi) for a Special Use Permit.
Be consistent with all other applicable standards in the zone.
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 for the entire
commercial development complies with all Highway-Oriented Commercial zoning
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district regulations including setbacks, site and building design requirements, and
use regulations. Internal climate controlled mini-warehouse storage facilities are
allowable with a Special Use Permit in this zoning district.
Conclusions: The proposed site plan meets the requirements of the general zoning
standards, of the Highway-Oriented Commercial Zone District 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 1405 Buckeye Avenue for an interior climate controlled mini-storage warehouse
facility by adopting the findings and conclusions noted above, and with the
following conditions:
a. Prior to occupancy of the building with an Interior Climate Controlled Mini-
storage facility, additional commercial square footage referenced as
Building 'B' (approximately 50,000 square feet) as shown on Integrated Site
Plan shall be constructed and substantially completed at the minimum level
of a commercial shell building.
b. Prior to issuance of a building permit for the climate controlled facility,
provide updated plans for the floor plan and layout and comply with all
applicable Storage Facility requirements, as stated in Section 29.1308(1)
and Section 29.1308(8), with final compliance approval by the Planning
Director.
c. Outdoor storage and vehicle storage are not permitted in conjunction with
the interior climate controlled mini-storage facility.
2. The Zoning Board of Adjustment can approve this request for a Special Use Permit
at 1405 Buckeye Avenue by adopting the findings and conclusions noted above,
and with other conditions in addition to or in lieu of those noted above.
3. The Zoning Board of Adjustment can deny this request for a Special Use Permit at
1405 Buckeye 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.
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RECOMMENDED ACTION:
Interior Climate Controlled Storage is only allowed via Special Use Permit approval.
Storage uses are viewed as an industrial service use and not as a principal retail
commercial use as defined within the City's Zoning Ordinance. The use is industrial due
to the issues of general appearance and lack of day to day activity with commercial traffic.
The City has few strong commercial corridors and desires to maintain their vitality to help
bring new and desirable commercial retail opportunities to the City. The Special Use
Permit process allows for an evaluation of tradeoffs of the proposed use in terms of its
compatibility in design, function, and appropriate utilization of commercial land with the
developer's interest in use of a site.
The subject site is a prime commercial location consisting of approximately 14 acres that
was originally developed in the 1990s in conjunction with the properties to the north of the
site that includes the Staples, theater, and Jethro's buildings. The site is adjacent to two
highly trafficked roadways, S 16th Street and S Duff Avenue with good access to Highway
30 to the south via Duff Avenue. Although the building has been vacant for a few years,
it was only recently made available by the property owner for new commercial uses.
Prioritizing commercial development is the goal for HOC zoned sites, and specifically as
applied to the subject site. The retail landscape is ever evolving in terms of business
types and formats. The developer believes that the most economical and beneficial use
of the site for commercial relies upon reusing the current building and constructing
additional square footage. Demolishing the Kmart building and developing a new building
is not an option considered by the developer at this time. Reusing the building has trade-
offs of meeting multiple commercial tenant needs that do not require the same
dimensional requirements of a large format big box store, such as the prior K-mart. The
marketability of the rear portion of the building is difficult for the developer and he believes
use as mini-storage can be found to be compatible and meet the interest of the city for
retail redevelopment.
In finding that the design of the structure can accommodate the proposed use, staff has
prioritized ensuring commercial opportunities remain for the site. Due to the prime
commercial location of this site, staff believes it is reasonable to require a certain amount
of commercial space be constructed prior to the occupancy of a storage facility to make
the finding that there is not a loss of desirable commercial land. This proposed size would
be equivalent to Building 'B' (51,500 square feet) on the site plan, this slightly exceeds
the footprint of the mini-storage use and matches the overall larger format of space that
is displaced by the use.
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
Sec. 29.1308. NUM-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, I1-23-04)
(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)
(c) Roof Design.
0) 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.
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(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.
B. The number of wall-mounted signs shall not exceed two
(2) signs per facility
(ii) Monument Signs.
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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.
0) 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
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
13
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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Attachment A
Location Map
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Location of proposed
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1405 Buckeye Avenue
15
e
Attachment B
Site Plan and Elevations
16