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Special Use Approval
Shamrock Building Systems
LL 800, 829 Richard D Sailors Parkway
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Request: Special Use Permit to allow a Climate Control Self-Service Storage Facility in the Community Retail Commercial (CRC) Zoning district
Prepared By: Community Development
Recommendation:
Approval with Conditions:
1. That the approval of this Special Use is not limited to the applicant and is transferrable to any other business or subsequent owner.
2. Violation of the conditions of approval will render the approval null and void.
3. Self-Service Storage Facility, Climate Control must meet the provisions outlined in Article 4 of the Unified Development Code. This includes that there would be no outdoor storage or overnight parking and all entry shall be one from one main or central point.
4. All parking and loading areas designated or intended for public use after dark shall have lighting. The illumination for, and glare from this facility shall be designed so that the lighting is shielded or aimed away from adjacent residential properties. This requirement must be depicted on the photometric plan at the Development Review Phase.
5. An eight (8) foot opaque fence shall be erected along the west property line, subject to staff review. This fence may also be black clad vinyl chain link fence with sufficient landscaping.
6. The hours of operation for the CCSSSF offices shall be from 8:00 a.m. until 7:00 p.m. (Monday-Saturday) and from 1:00 p.m. until 6:00 p.m. on Sundays. There shall be no access to the proposed building from midnight until 6:00 a.m. Access to the CCSSSF building shall be facilitated with entry being via keycards and/or punch code pads.
7. Architectural design shall be substantially in accordance with the rendering dated June 19, 2018; No EFIS or stucco is permitted. The site must also be accordance with Section 4-266, which will be determined during design and development plan review.
8. If commencement of the development does not occur within 18 months of this approval, the applicant will be required to reapply for special use approval.
Provisions outline in the UDC
Article 4 Specific Use Provisions: Self-Service Storage Facility, Climate-Controlled
Background: The subject property is located along Richard D Sailors Parkway consisting of 7.73 acres. The proposed request is a Special Use permit to allow a 3-story Climate Controlled Self- Service Storage Facility with basement on 4.18 acres (Tract 1). The remaining 3.55 acres will facilitate a 4-story hotel consisting of approximately 101 rooms (Tract 2). The subject site is surrounded by various zoning districts and uses. Located to the east of the site is the CRC zoning district (Home Depot); Single-family Residential (R-15) to the west (mobile home park); Single-family Residential (R-20)) to the north (single-family residences); and CRC (strip mall) and Single-family Residential (R-15) to the south of the subject site (single-family residences).
The subject site is currently zoned Community Retail Commercial (CRC). The CRC zoning district is intended to implement the “community activity center” future development established by the Comprehensive Plan. The main intent of the CRC zoning district is to accommodate commercial uses serving a citywide or regional market. The CRC zoning districts are designated on properties with access to major arterial streets and at intersections or arterial streets with other major street, where development nodes can be supported by the regional transportation network.
The subject property was rezoned on May 15, 2006 from LRO and CRC to Neighborhood Retail Commercial (NRC) with adopted conditions (See Exhibit 4: City Council Minutes, May 3, 2006). The main purpose of the rezoning was to facilitate a retail development. The property was later rezoned from NRC to CRC on July 21, 2008 (PZ-08-039), in which the previous zoning conditions adopted on May 15, 2006 (See Exhibit 5: City Council Minutes, July 21, 2008) were carried forward. The rezoning to CRC was to facilitate a movie theater serving alcoholic beverages, a wine and spirit store, karate studio and a learning center. In addition to the adopted stipulations several uses were prohibited or required a Special Use permit (See Exhibit 5). Based on the approved conditions hotel/motel, mini-warehouses and self-storage units were not permitted in the CRC district. A rezoning application was filed concurrently with this Special Use permit. The purpose of the rezoning application is to repeal the conditions that prohibits hotel and self-service storage facility. If approval is granted by the Mayor and Council for rezoning, a special use permit will be required for the climate control self-service storage facility per Table 2-3 of the Unified Development Code. Hotel in the CRC district is a permitted use and does not require a Special Use permit. This special use request is contingent upon the rezoning request (PZ 18-0190).
Fiscal Impact: There are currently existing services and infrastructure to support the proposed request. Any deficiencies in services or infrastructure will be funded by the developers. The proposed development will provide increased tax income for the City. The proposed request should not have any negative economic impact on the City of Powder Springs as infrastructure and services are already in place to serve the proposed request. Water and sewer capacity will be examined during the plan review process.
Analysis:
Special Use Approval requests are reviewed by criteria set forth in Section 11-3 of the Unified Development Code. Based on analysis in this staff recommendation, this application meets the requirements of Special Use Approval, subject to the stipulations and provisions indicated above.
Table 2-3 of the Unified Development Code (UDC) indicates that a Special Use approval by the Mayor and City Council must be granted prior to establishment of a “Self-Service Storage facility”, climate controlled in the CRC zoning district.
The application should be reviewed against the following standards:
a. Will the proposed special use be consistent with the stated purpose of the zoning district in which it will be located?
The CRC district is to provide for commercial uses that serves a citywide and regional market. Based on the information provided in the application, the proposed climate control self-service storage facility will be located within a commercial district surrounded by residential and commercial activity and is uniquely positioned to provide services which can be supported by the city.
b. Will the establishment of the special use not impede the normal and orderly development of the surrounding property for uses predominate in the area?
The subject site is currently zoned CRC and was intended for commercial use as permitted by the UDC. The site is adjacent to commercial use to the east and south of the property which are considered compatible. Though residential activity is located to the west and north of the site provisions and conditions provided will ensure minimal offsite impacts. Based on the site plan submitted an eight (8) foot opaque fence will be installed along the west property line that will aid in buffering residential activity from offsite impacts. There is also an extended vegetation buffer located to the north of the subject site (more than 100 feet in width) that will provide adequate separation between residential use and proposed use. In addition, the overall day to day activities of the self-storage facility as conditioned will maintain reasonable opening hours. Per stipulations outlined in PZ 18-0019, there will be no access to the climate control self-storage facility from midnight to 6am. Based on the stipulation, site design, Article 4 provisions, and additional requirements outlined in the UDC, the establishment of the Special Use Permit should not impede the normal or orderly development of the surrounding property for uses predominant within the section of the city.
c. Is the location and character of the proposed special use consistent with a desirable pattern of development in general?
The proposed use is supported by the Powder Springs/LCI plan update of 2016 which supports larger “big-box” retail uses along this corridor. In keeping with the desirable pattern of surrounding development, the provisions outlined prohibits the storage of boats and Recreational Vehicles. In addition, the provisions does not allow the building height to exceed adjacent buildings. Though a special use permit is required for the establishment of a Climate Control Self-Service Storage facility, development of the site will be consistent with the requirement of the Unified Development Code ensuring the aesthetic of the site is consistent with surrounding uses.
d. Is or will the type of street providing access to the use be adequate to serve the proposed special use?
The subject site is proposed to be located on Richard D Sailors Parkway, which is classified as an arterial roadway. This major roadway will provide access to the proposed use. In addition, there are recorded cross-access easements with adjoining properties which will prove more than adequate access and parking to serve the subject site.
e. Is or will access into and out of the property be adequate to provide for traffic and pedestrian safety, the anticipated volume of traffic flow, and access by emergency vehicles?
The property has direct access along Richard D Sailors Parkway. Vehicular access to the site is deemed appropriate. Access to the property for emergency vehicles is easily achieved via direct connection to these roadways. The flow of vehicular traffic and pedestrian activity will be assess to allow for safe vehicular and pedestrian traffic and will be reviewed during the development review process.
f. Are or will public facilities such as schools, water or sewer utilities, and police or fire protection be adequate to serve the special use?
The proposed use will not have any impact on school capacity. Based on the information provided in the application there is adequate public facilities to support the proposed use. In addition, staff did not receive concern regarding this application from any other departments or outside agencies.
g. Are or will refuse, service, parking and loading areas on the property be located or screened to protect other properties in the area from such adverse effects as noise, light, glare or odor?
The proposed loading/unloading area of the climate control self-service storage facility will be located to the rear of the structure. The rear of the building will be adequate distance away from neighboring properties due to extensive vegetative buffer and detention pond located to the north of the site. The dumpster will also be located to the rear of the building and will be screened from view. A landscape buffer will also be required where commercial use abuts residential use. A Landscape plan will be submitted and will be reviewed by staff for consistency with the Unified Development Code. A photometric plan will be submitted as required by the provision for review by staff ensuring glare is not emitted on neighboring residential properties.
h. Will the hours and manner of operation of the special use have no adverse effects on other properties in the area?
The applicants have demonstrated that hours and manner of operation of the special use is not anticipated to have any adverse effects on other properties in the area. Hours of office operation will be conditioned to be from 8:00 am until 7:00 pm (Monday-Saturday) and from 1:00 pm until 6:00 pm Sunday. There shall be no access to the proposed building from midnight until 6:00 am.
i. Will the height, size or location of the buildings or other structures on the property be compatible with the height, size or location of buildings or other structures on neighboring properties?
Per Article 4, Section 4-266, “building height should not exceed those of adjacent buildings or impact the view shed of adjacent residential property.” This requirement must be adhered to and will be assessed during the development review process.
Summary and Recommendation:
It appears that the standards for special use continue to be met, and conditions of approval satisfied. Staff recommends approval with conditions:
Exhibits Attached:
Exhibit 1: Location of Site
Exhibit 2: Aerial of Site
Exhibit 3: Zoning and Future Land Use
Exhibit 4: City Council Minutes, May 3, 2006
Exhibit 5: City Council Minutes, July 21, 2008
Exhibit 6: Site Plan
Exhibit 7: Conceptual Architectural Composition of Buildings