The building will consist of 113,496 gross square feet – two, three-story buildings containing:
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Personal self-storage units
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Restrooms on each floor
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Office and supply store in the western building.
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15 parking spaces - access to the parking and loading area would be through the existing service roadway on the property.
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Loading zones, with dumpster access, situated between the buildings.
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Total height would be 50 feet
Building Site and Site Considerations: The buildings are proposed to have:
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Decorative exteriors with parapets, accent roofing areas, arched windows with shutters, and trim work.
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8-foot wall surrounding the rear of the parking/loading area.
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Landscaping surrounding the buildings and vehicle use areas.
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The wall and a 21-foot-wide swale separate this development from the multi-family residential are to the rear.
Declaration of Restrictive Covenants: The applicant proposes a Declaration of Restrictive Covenant to run with this property that would only permit uses in the B-1, Community Business zoning district and self-storage facilities. In the declaration, Self-Storage will be deigned as:
“an establishment whereby space is available for rent within a building for purposes of storage of residential and commercial goods (excluding warehousing), where such space shall not be used by tenants as a principal place of business, is accessible only from the inside of the building, and is climate controlled with secure access including, as a minimum, security cameras installed at the main building entrance and exit points.”
All of the physical building size and configuration requirements are the same in the B-1 and B-3 zoning districts, so building appearance, parking regulations, and other physical aspects of the site’s development potential would not be affected by this rezoning.
The minimum landscaped or pervious site coverage requirement for the B-1 district is 25 percent, and for the B-3 district it is 20 percent. One-fifth less area in this site would be required to be landscaped or pervious if rezoned The proposed project would have 35 percent of its land dedicated to landscaping area, so this project would exceed the requirements of either zone, but a future project, if rezoned would need to meet or exceed the 20 percent requirement. All other physical building size and configuration requirements are the same in the B-1 and B-3 zoning districts, so building appearance, parking regulations, and other physical aspects of the site’s development potential would not be affected by this rezoning.
Zoning District Regulations Applicable to Proposed Project:
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Standard
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Zoning Existing/ Proposed
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Required
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Proposed
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Status
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Code Reference
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Minimum Landscaped Site Coverage
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B-1
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25%
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35%
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Complies
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Sec 24-37(D)
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B-3
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20%
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Sec 24-39(D)
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Maximum Floor Area Ratio
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B-1
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1.0
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1.0
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Complies
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Sec 24-37(F)
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B-3
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1.0
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Sec 24-37(F)
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Front Setback
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B-1
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10'
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11.5' from sidewalk/ 43' from property line
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Complies
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Sec 24-37(H)(2)
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B-3
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Sec 24-39(H)(2)
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Side (east/west)
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B-1
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0'
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30' (east side)
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Complies
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Sec 24-37(H)(2)
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B-3
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34' (west side)
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Sec 24-39(H)(2)
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Rear (Abutting Residential)
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B-1
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15'
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42'
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Complies
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Sec 24-37(H)(2)
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B-3
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Sec 24-39(H)(2)
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Building Height Limit
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B-1
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100'*
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49'
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Complies
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Sec 24-37(H)(1)&(2)
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B-3
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Sec 24-39(H)(1)&(2)
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Parking Spaces (1 per 100 stalls plus 2 spaces for office)
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B-3 (Self-Storage)
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15 total spaces (13 spaces (1250 stall/100) plus 2 spaces for office)
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15 spaces plus 1 ADA accessible handicap space
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Complies
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Sec 24-80(C)
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*Building over 50 feet, the front yard setback must be at least one-half (1/2) of building height; side and rear setbacks must be at least one-third (1/3) of building height. Where the building site is adjacent to a residential district, the setback shall be at least the height of the building. See Sec. 24-39(H)(2).
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Findings
Staff has determined that, if the rezoning is approved, this application would comply with applicable zoning regulations for site and building configuration. The Development Review Committee found that site plan and zoning criteria are met. This is a request to upzone the property to a more intense zone. The proposed Declaration of Restrictive Covenant attempts to mitigate the potential impacts by preventing many B-3 uses from becoming permissible at this site.
Applicable Codes:
City of Oakland Park, Land Development Code
Section 24-37 B-1 Community Business Zoning District {current Zoning District}
(A)Purpose. The B-1: Community Business District is intended primarily to meet the shopping and limited service needs of several neighborhoods. Retail stores are intended to include convenience, fashion and durable goods. The B-1 District may be located along traffic arteries or in concentrated shopping centers.
Section 24-39 B-3 Commercial-Industrial Zoning District {proposed Zoning District}
(A) Purpose. The B-3: Commercial-Industrial District is intended primarily for certain repair and other services, wholesale, storage, light manufacturing, packaging and shipping, although retail and office uses are also permitted. The district serves large sections of the city and adjacent areas rather than nearby residential areas and does not cater to pedestrian trade. B-3 areas should generally be located near arterial roadways.
Comprehensive Plan Policies (Future Land Use Element) relating to rezoning applications:
Policy 1.7.2 The City shall reject rezoning, variance, and conditional use applications that would be detrimental to residential neighborhood quality by virtue of incompatibility of land use or excessive density. The City shall protect whenever possible existing and planned residential areas, including single family neighborhoods, from disruptive land uses and nuisances. When reviewing these types of applications the City shall consider compatibility of uses; intensity of uses; hours and types of operations; impacts (such as noise, lighting, and odors) that may negatively affect nearby residences, businesses, or community facilities; building mass and placement; and transportation access and connectivity.
Policy 1.8.1 During rezonings, the City shall consider whether a single family zoning district or a multi-family district supporting the building of townhomes would be more appropriate for the parcel being rezoned.