The applicant proposes to construct a mixed use building that would contain a CubeSmart self-storage facility and a City Fire Station at this vacant site. Proposed is a 6 story, 74’10” tall, 97,367 square foot triangular-shaped building. Most of the first floor and a portion of the second floor would contain a City Fire Station with a 2-lane pass-through truck garage, a 10-space indoor employee parking area, and all support facilities for the fire station. The remainder of the second floor and all upper floors would contain a climate-controlled self-storage facility with rental units of varying sizes. Exact stall sizes and configuration are not finalized and may be adjusted based on market needs, but no more than 400 stalls are proposed. Part of the first floor would also contain a lobby, a 2-vehicle loading area, and a 3-space covered parking area for the storage facility. This facility would not be permitted to store motor vehicles or boats.
The site would be configured such that vehicles would enter from a one-way driveway entrance at Prospect Road. Upon entering the site, the circulation route would split with a fire-truck entrance into the station garage directly south of the entrance and with a turn-off to the west to a one-way lane leading to the storage facility’s loading zone and covered indoor parking area. This lane would continue to access a two-way passage into the building where fire trucks would exit their garage and where fire personnel would access the indoor employee parking area. At the south end of the site, in the City-owned parcel, there would be nine additional parking spaces. The exit to the property would be a one-lane, right-turn-only driveway onto Powerline Road.
Landscaping is proposed around the perimeter of the site. A free-standing sign is proposed to advertise the self storage facility near the Prospect Road entrance at the north end of the site. An enclosed dumpster is proposed to the south of the building. The facades would include signage along the triangular building’s three facades. The City will be working with the Developer on the final façade design of the building for it to match the City facilities design guidelines which now are being developed.
Applicable Codes:
Zoning Regulations (B-3 Zoning District):
|
Standard
|
Required
|
Proposed
|
Status
|
Code Reference
|
|
Minimum Pervious Area
|
20%
|
20%
|
Complies
|
Sec. 24-39(D)
|
|
Floor Area Ratio (FAR): ratio of building size to lot size
|
1.0
|
2.27
|
Variance Requested
|
Sec. 24-39(F)
|
|
Front Setback
|
37'5”
|
34’8”
|
Variance Requested
|
Sec. 24-39(H)
|
|
Side (East, I-95)
|
24’11”
|
5'
|
Variance Requested
|
Sec. 24-39(H)
|
|
Side (West, Powerline Rd)
|
24’11”
|
30’
|
Complies
|
Sec. 24-39(H)
|
|
Rear
|
24’11”
|
23’2”
|
Variance Requested
|
Sec. 24-39(H)
|
|
Building Height Limit
|
100’
|
74’10”
|
Complies
|
Sec. 24-39(H)
|
|
Parking Spaces
|
18
|
23
|
Complies
|
Sec. 24-80
|
§24-165 Conditional Uses
(A) Procedure. Conditional uses shall be subject to approval of the City Commission after recommendation by the Planning and Zoning Board, and no conditional use shall be approved until after a public hearing by the city commission, at which time all interested parties shall have an opportunity to be heard.
(B) Site plan. A site plan in accordance with section 24-164 above shall be submitted. In addition, if not required for article XIII, traffic generation data shall be included.
(C) Review criteria. The Commission shall not approve a conditional use, unless and until it finds that:
(1) The proposed use is essential to the proper functioning of a utility system or is specifically listed as a permitted conditional use in the district in which it is to be located;
(2) The use is deemed desirable for the public convenience or welfare, and the use is in harmony with the purpose and intent of this chapter and will not be detrimental or injurious to the surrounding area.
(3) When granting approval for conditional use, the board may attach conditions and safeguards, in addition to those prescribed in the district regulations, as they determine are necessary for the protection of the surrounding area and to preserve the spirit and intent of the ordinance.
(4) The application must also meet all of the following criteria, where appropriate:
(a) Conformance with comprehensive plan.
(b) Harmony with adjacent uses (existing or zoned).
(c) Facility levels of service maintained.
(d) Use not hazardous to nearby housing, particularly traffic; see (B) above.
(e) The architectural and site design are compatible with the character of the surrounding area.
Findings
The site in question is unusual because of its location and shape. It is located where Interstate 95 crosses Powerline Road at a sharp angle causing it to have an irregular shape with angular lot lines, and it is located at the intersection of two major streets, where driveway access is affected by the roadway lane configurations. As a result, developing this parcel is highly unlikely without variances.
Proposed is a commercial project that includes a City government resource, a new fire station to replace the aging Fire Station #20 currently located three blocks to the north. This mixed-use project combines the relatively low traffic, low intensity storage facility use with a facility that is usually low intensity except during emergencies. The noise anticipated from the fire station would not likely adversely affect the self storage units, and the low traffic of the self storage units would not likely adversely affect the fire station. The surrounding uses are industrial and transportation, and thus would not be adversely affected by fire station noise.
To approve a conditional use, the Planning and Zoning Board and City Commission must find that the project meets the criteria of Section 24-165(C) of the Land Development Code. The applicant provided a statement addressing the Conditional Use criteria included with the application form. Staff has the following information based on the criteria:
--This project would be specifically listed as a permitted conditional use in the B-3 district in which it is proposed to be located.
--The proposed storage use and public safety uses could be deemed desirable for the public convenience or welfare by providing storage space for residents and providing a fire station for the public.
--The project could be deemed to be in harmony with the purpose and intent of the Land Development Code by carrying forward orderly development of a long-vacant property.
--The proposed project could be found to not be detrimental or injurious to the surrounding area, which is industrial in nature.
--It could be determined that the proposed project complies with the Comprehensive Plan, which accommodates storage and public land uses in both Commercial and Industrial designated areas. Because of the low intensity traffic impacts from self-storage facilities, there is not anticipated to be any negative impact of this project onto roadways or other infrastructure.
--The project’s architectural design, as a triangular building on a triangle-shaped property, is compatible with the surrounding area including the Fiveash Water Treatment water tanks, Interstate 95, and the automobile repair garages along Prospect Road. A new, modern structure would likely impact the appearance of the area in a favorable way.
When granting approval for conditional use, the board may attach conditions and safeguards, in addition to those prescribed in the district regulations, as they determine are necessary for the protection of the surrounding area and to preserve the spirit and intent of the ordinance.