TO: Mayor and Commissioners
FROM: Tim Stillings, Director of Planning and Zoning
THROUGH: Donald B. Cooper, City Manager
DATE: September 20, 2016
Title
ORDINANCE NO. 15-16: AMENDING THE LAND DEVELOPMENT REGULATIONS OF THE CODE OF ORDINANCES BY AMENDING SECTION 4.3.3, SPECIAL REQUIREMENTS FOR SPECIFIC USES, SUBSECTION (A), SELF-SERVICE STORAGE FACILITIES, TO REVISE THE ASSOCIATED SPECIAL REQUIREMENTS; AMEND SECTION 4.4.26 LIGHT INDUSTRIAL (LI) DISTRICT, SUBSECTION (B), PRINCIPAL USES AND STRUCTURES PERMITTED, TO LIST SELF-SERVICE STORAGE FACILITIES AS A PERMITTED USE; AND SUBSECTION (D), CONDITIONAL USES AND STRUCTURES ALLOWED, TO REMOVE SELF-SERVICE STORAGE FACILITIES AS A CONDITIONAL USE. (SECOND READING)
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Recommended Action:
Recommendation
Approve Ordinance No. 15-16 on Second Reading for the amendments to Land Development Regulation Sections 4.3.3(A), Self-Service Storage Facilities, and 4.4.26, Light Industrial District.
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Background:
The item before the City Commission is to consider privately-initiated amendments to LDR Section 4.3.3(A), Special Requirements for Specific Uses, Self-Service Storage Facilities, and LDR Section 4.4.26, Light Industrial District.
The proposed revisions to Section 4.4.26 remove Self-Service Storage Facilities as a Conditional Use within the LI zoning district, and list it as a Permitted Use. The revisions to Section 4.3.3(A), revise the current provisions for Self-Storage Service Facilities (SSSF) and add additional regulations. The intent of these revisions is to accommodate current trends for multi-story, air-conditioned storage buildings, whereas the existing regulations only accommodate single-story storage facilities accessed from the exterior.
At the City Commission meeting of July 5, 2016, the Ordinance was continued to a new First Reading for August 16, 2016. However, concerns were noted regarding the proximity of the SSSF use to residential zoning, and whether the district would be impacted by multiple SSSFs, which do not provide many jobs, when compared to the amount of land they require and in contrast to other permitted uses within the zoning district. In response to these noted concerns, the applicant has requested that the 750’ separation requirement be placed back in the Ordinance after removal was recommended by the Planning and Zoning Board. The separation distance is established by applying a 750’ radius around the parcel with the SSSF, and overlapping parcels would then be ineligible. The SSSFs are presently permitted as a Conditional Use and could be located adjacent to residential zoning (Multi-Family Residential, Medium Density-RM); however, the minimum lot size requirement for this use is 2 acres, which further limits the amount of SSSFs in this district, unless a property owner aggregates multiple parcels.
At the City Commission meeting of August 16, 2016, the Ordinance was approved on a 4-1 vote (Jacquet dissenting), with the provision that the height be lowered to two-stories to address concerns regarding the potential impact on adjacent residentially zoned properties. The applicant has revised the request to limit the height to two-stories or 30’, which is lower than the maximum height permitted for the adjacent multi-family residential zoning districts. Additionally, the Groves of Delray, a multi-family residential development to the east of the southern LI section, consists of two-stories and measures approximately 24’ in height. Village Square at Delray, which is located to the east of the northern LI section, consists of three stories measuring approximately 35’ in height.
A courtesy notice prior to the Planning and Zoning Board meeting was mailed to the representative of the adjacent Homeowner Associations, and additional notices were mailed prior to Second Reading.
The complete outline of the proposed amendments is provided in the attached Planning and Zoning Board Staff Report from the meeting of May 16, 2016.
Review by Others
At its meeting of May 16, 2016, the Planning and Zoning Board recommended approval of Ordinance No. 15-16 with a vote of 4 to 1 (Louis Smith dissenting; Joe Pike stepped down; Robin Byrd Absent). The Board eliminated the proposed requirement for a 750’ distance separation between facilities.
City Attorney Review:
Approved as to form and legal sufficiency.