Staff Report
File #: PZ 20-015
APPLICATION: Text Amendment APPLICANT: Tim McTyre/Parks Huff
PETITION: To add RV/Boat storage as a permitted use in the HI zoning category in Table 2-3 (Permitted and Special Uses in the Mixed-Use and Non-residential Zoning district); provide Special Use provisions in Article 4 of the Unified Development Code.
PURPOSE OF THE REQUEST: To allow RV/Boat storage on property designated as Heavy Industrial (HI).
Background: The applicant, Mr. McTyre, currently owns property zoned Heavy Industrial (HI) located along Hill Road. The property currently consists of an existing dirt excavation business and a grading contractor’s office. The owner of this property is exploring the possibilities of operating a RV/Boat and Storage facility. Currently the Unified Development Code (UDC) only allows RV storage as an accessory use to a self-storage facility. The applicant is proposing a text amendment to Table 2-3 and Article 4 which would allow RV and Boat storage in the HI zoning districts. The applicant also proposed Special Use Provisions for such use. Applicant’s proposal is indicated below:
APPLICANT’S PROPOSAL
|
Use |
See also |
MXU |
O-I |
NRC |
CRC |
CBD |
BP |
LI |
HI |
|
Personal service establishment, of the type permitted, exceeding 2,500 square feet of gross floor area per establishment |
|
S |
S |
S |
P |
P |
P |
X |
X |
|
Pet care, grooming, training, sitting |
|
X |
X |
P |
P |
P |
P |
P |
X |
|
Recreational vehicle park |
|
X |
X |
X |
S |
X |
X |
X |
X |
|
Recreational vehicle and Boat Storage Facility |
Sec. 4-246 |
X |
X |
X |
X |
X |
X |
X |
P |
|
Restaurant without drive-through |
|
P |
S |
P |
P |
P |
S |
S |
X |
|
Restaurant with drive-through |
Sec. 4-115 |
X |
X |
S |
P |
S |
S |
X |
X |
|
Retail trade establishment, enclosed |
|
P |
S |
P |
P |
P |
S |
S |
X |
|
Riding academy or equestrian center |
|
X |
X |
X |
P |
X |
P |
P |
X |
|
Riding stable |
Sec. 4-255 |
X |
X |
X |
P |
X |
P |
P |
X |
Sec. 4-264. Boat and Recreational Vehicle Storage.
Minimum standards for the use, site development, construction, and placement of a boat and recreational vehicle storage facilities shall be as follows:
(a) General regulations.
1. No wholesale or retail sales shall be permitted. A boat and recreational vehicle storage facility included within HI zoned property shall have a minimum of 1 acre devoted for such use.
2. Except as otherwise specifically provided in this section, all property stored on site shall be on a concrete or asphalt surface.
3. Boat and RV storage shall be only for vehicles licensed for personal use and there shall be no storage of commercially licensed vehicles.
4. Boat and RV storage shall include enclosed trailers that store recreational vehicles for personal use.
5. All vehicles and trailers shall have current tags and registrations. There shall not be any storage of junk or inoperable vehicles.
(b) Access. A boat and recreational vehicle storage facility shall be located on a lot that gains access to a local non-residential, major collector, or arterial street as determined by the community development director based on review of applicable plans.
(c) Outside storage. Open storage of recreational vehicles and dry storage of pleasure boats of the type customarily maintained by private individuals for their personal use shall be permitted within property zoned HI, provided the following requirements are met.
1. Such storage shall take place only within a designated area. The area so designated shall be clearly delineated upon the site plan submitted for approval.
2. The storage area shall be entirely screened from view from adjacent residential and office areas and public streets by buildings, fencing or by the installation of a 6-foot-high privacy fence. If existing vegetation, replanted buffers or topography provides the required screening, then this fence requirement may be eliminated.
3. Such storage area shall not be located between property lines and minimum required building setbacks.
4. No vehicle repair shall be permitted on site. Boats stored on site shall be stored upon wheeled trailers. No dry stacking of boats shall be permitted on site.
(d) Development regulations.
1. Perimeter fence. The self-service storage facility shall be enclosed by a minimum 6-foot-high fence. Said fence shall be constructed of either wood or chain link material. Said fence shall be set back a minimum of 20 feet from the side and rear property lines if adjacent to a residentially zoned property. Fences and walls in the front yard shall adhere to the required front yard setback.
2. Maximum building height. The maximum height of a building or structure for the storage of recreational vehicles or boats shall be 1 story and 20 feet unless additional height is approved by the Mayor and City Council. Any covered parking shall be located in such a way that it is unobtrusive from adjacent roadways or adjacent residential properties.
3. Parking requirements. Designated customer parking is not required; however, a minimum of 5 parking spaces shall be provided adjacent to the facility’s leasing office, if a leasing office is located on site. Interior parking shall be provided in the form of aisle ways adjacent to parking spaces for vehicles or boats. These aisle ways may be used for both circulation of traffic and user parking while using the storage bays. The minimum width of these aisle ways shall be 24 feet for two-way traffic and 20 feet for one-way traffic. Prior to issuance of a certificate of occupancy, the traffic flow patterns in the aisle ways shall be clearly marked. Marking shall consist at a minimum of the use of standard directional signage and painted lane markings with arrows. In order to assure appropriate access and circulation by emergency vehicles and equipment, the turning radii of the aisle ways shall be approved by the Cobb County Fire Department.
(e) Landscape requirements.
1. Landscaping shall be provided in areas between the property lines and the required fencing. Such areas shall be designated as perimeter landscape strips. Landscaping shall be designed, placed, and maintained in such a manner as not to interfere with traffic visibility.
2. A landscape strip of at least 20 feet in width shall be provided along all street frontages.
3. The side and rear yard setbacks shall remain in their natural state or be re-landscaped with vegetation.
4. If the existing vegetation is inadequate to buffer adjoining residential or office and institutional development, an 8-foot-high fence or wall shall be installed along the interior property lines and street setbacks.
5. The following minimum planting requirements shall apply as follows and shall supersede the landscape buffer/screening requirements of the HI zoning districts: A minimum of 1 tree shall be planted for each 20 feet of perimeter landscape strip; immediately upon planting, trees shall be a minimum of 10 feet in height; if a hedge is to be installed in the perimeter landscape strip, the hedge shall be 24 inches in height upon planting, with the material planted every 24 inches on
center; all planting shall be maintained in good condition by the property owner; the community development director or Mayor and City Council may allow existing vegetation, where warranted, to substitute for landscape, buffer, and screening requirements of this subsection.
(f) Dumpsters and trash receptacles. Dumpsters and trash receptacles shall be located where they are not visible from adjacent residentially zoned properties and shall be adequately screened from view from all other adjacent properties and streets.
STAFF ANALYSIS
The proposed text amendment will impact all HI zoned properties. Currently there are three HI zoned properties within the City’s jurisdiction (see diagram below).
Current Zoning and Future Land Use Analysis:
See maps below showing surrounding zoning and future land use classifications all three (3) HI zoned designated property.
Diagram 1: Powder Springs Future Land Use and Zoning
Diagram 2: Cobb County Future Land Use and Zoning
Is the proposed amendment consistent with the purpose and intent of this development code?
(a) Does the proposed amendment further the purpose and intent of the comprehensive plan, or is it needed to properly implement the comprehensive plan;
The proposed text amendment is not consistent with Powder Springs future land use map. There are current HI zoned properties in the City which are not located in areas identified as Heavy Industrial in the comprehensive plan. For example, the HI zoned property located on Hill Road is categorized as residential and is also adjacent to residentially zoned property in the city and county. Other properties are located on major frontages with high visibility which poses a concern as it relates to aesthetics. Any expansion of uses in the Heavy Industrial zoning district will be reviewed for consistency with the Comprehensive Plan. As such, staff does not recommend the addition of Outdoor Storage of Boats and RVs as a permitted use.
(b) Is the proposed amendment needed to address new or changing conditions;
The applicant has indicated that there is a need for parking for RV and pleasure boats. Though there might be a demand, adhering to the intent of the Unified Development Code and Comprehensive Plan is also top priority
(c) Does the proposed amendment reasonably promote the public health, safety, morality or general welfare;
It is staff opinion that the proposed text amendment will conflict with the adjacent residential districts. The UDC only allows RV and boat storage as an accessory use to a self-storage facility. Self-storage is not a permitted use in the HI zoning district. Allowing standalone outdoor storage of RV and boats in the HI zoning district does not meet the intent of the Unified Development Code.
STAFF RECCOMENDS DENIAL FOR PZ 20-015, PROPOSED REQUEST IS NOT CONSISTENT WITH THE COMPREHENSIVE PLAN AND THE UNIFIED DEVLOPMENT CODE.
IF APPROVED BY COUNCIL, STAFF RECOMMENDS THE USE ONLY BE ALLOWED AFTER SPECIAL USE APPROVAL
Table 2-3
Permitted and Special Uses in
Mixed-Use and Non-residential Zoning Districts
|
UseSee alsoMXUO-INRCCRCCBDBPLIHI |
|
|
|
|
|
|
|
|
|
|
Personal service establishment, of the type permitted, exceeding 2,500 square feet of gross floor area per establishment |
|
S |
S |
S |
P |
P |
P |
X |
X |
|
Pet care, grooming, training, sitting |
|
X |
X |
P |
P |
P |
P |
P |
X |
|
Recreational vehicle park |
|
X |
X |
X |
S |
X |
X |
X |
X |
|
Recreational vehicle and Boat Storage Facility |
Sec. 4-246 |
X |
X |
X |
X |
X |
X |
X |
S |
|
Restaurant without drive-through |
|
P |
S |
P |
P |
P |
S |
S |
X |
|
Restaurant with drive-through |
Sec. 4-115 |
X |
X |
S |
P |
S |
S |
X |
X |
|
Retail trade establishment, enclosed |
|
P |
S |
P |
P |
P |
S |
S |
X |
|
Riding academy or equestrian center |
|
X |
X |
X |
P |
X |
P |
P |
X |
|
Riding stable |
Sec. 4-255 |
X |
X |
X |
P |
X |
P |
P |
X |
Sec. 4-265. Self-Service Storage Facility.
Minimum standards for the use, site development, construction, and placement of self-service storage facilities and mini-warehouses shall be as follows:
(a) General regulations.
1. No wholesale or retail sales shall be permitted. A self-service storage facility included within a planned commercial or planned industrial development shall have a minimum of 1 acre devoted exclusively for such use.
2. The only commercial activities permitted exclusively on the site of the self-service storage facility shall be rental of storage bays and pick-up and delivery of goods or property in dead storage.
3. Storage bays shall not be used to manufacture, fabricate, or process goods; service or repair vehicles, boats, small engines or electrical equipment, or to conduct similar repair activities; conduct garage sales or retail sales of any kind; rehearsing or practicing utilizing band instruments; conversion to an apartment or dwelling unit; or to conduct any other commercial or industrial activities on site. 771B Residential quarters for security purposes may be established on the site in accordance with Section 4-65 of this development code.
4. Individual storage bays within a self-service storage facility shall not be considered a premise for the purpose of assigning a legal address in order to obtain an occupational license or any other governmental permit or licenses to do business.
5. Except as otherwise specifically provided in this section, all property stored on site shall be entirely within enclosed buildings. Storage of flammable liquids, highly combustible or explosive materials, or hazardous chemicals are prohibited.
(b) Access. A self-service storage facility shall be located on a lot that gains access to a local non-residential, major collector, or arterial street as determined by the community development director based on review of applicable plans.
(c) Outside storage. Open storage of recreational vehicles and dry storage of pleasure boats of the type customarily maintained by private individuals for their personal use shall be permitted within a self-service storage facility, provided the following requirements are met.
1. Such storage shall take place only within a designated area. The area so designated shall be clearly delineated upon the site plan submitted for approval.
2. The storage area shall not exceed 25 percent of the total buildable area of the site.
3. The storage area shall be entirely screened from view from adjacent residential and office areas and public streets by a building or by the installation of a 6 or 8 foot high wall or fence. If existing vegetation or topography provides the required screening, then this wall or fence requirement may be eliminated.
4. Such storage area shall not be located between property lines and minimum required building setbacks.
5. No vehicle maintenance, washing, or repair shall be permitted on site. Pleasure boats stored on site shall be stored upon wheeled trailers. No dry stacking of boats shall be permitted on site.
Sec. 4-246. Recreational Vehicle and Boat Storage Facility.
Minimum standards for the use, site development, construction, and placement of a boat and recreational vehicle storage facilities shall be as follows:
(g) General regulations.
1. No wholesale or retail sales shall be permitted. A boat and recreational vehicle storage facility included within HI zoned property shall have a minimum of 1 acre devoted for such use.
2. Except as otherwise specifically provided in this section, all property stored on site shall be on a concrete or asphalt surface.
3. Boat and RV storage shall be only for vehicles licensed for personal use and there shall be no storage of commercially licensed vehicles.
4. Boat and RV storage shall include enclosed trailers that store recreational vehicles for personal use.
5. All vehicles and trailers shall have current tags and registrations. There shall not be any storage of junk or inoperable vehicles.
(h) Access. A boat and recreational vehicle storage facility shall be located on a lot that gains access to a local non-residential, major collector, or arterial street as determined by the community development director based on review of applicable plans.
(i) Outside storage. Open storage of recreational vehicles and dry storage of pleasure boats of the type customarily maintained by private individuals for their personal use shall be permitted within property zoned HI, provided the following requirements are met.
1. Such storage shall take place only within a designated area. The area so designated shall be clearly delineated upon the site plan submitted for approval.
2. The storage area shall be entirely screened from view from adjacent residential and office areas and public streets by buildings, fencing or by the installation of a 6-foot-high privacy fence. If existing vegetation, replanted buffers or topography provides the required screening, then this fence requirement may be eliminated.
3. Such storage area shall not be located between property lines and minimum required building setbacks.
4. No vehicle repair shall be permitted on site. Boats stored on site shall be stored upon wheeled trailers. No dry stacking of boats shall be permitted on site.
(j) Development regulations.
1. Perimeter fence. The self-service storage facility shall be enclosed by a minimum 6-foot-high fence. Said fence shall be constructed of either wood or chain link material. Said fence shall be set back a minimum of 20 feet from the side and rear property lines if adjacent to a residentially zoned property. Fences and walls in the front yard shall adhere to the required front yard setback.
2. Maximum building height. The maximum height of a building or structure for the storage of recreational vehicles or boats shall be 1 story and 20 feet unless additional height is approved by the Mayor and City Council. Any covered parking shall be located in such a way that it is unobtrusive from adjacent roadways or adjacent residential properties.
3. Parking requirements. Designated customer parking is not required; however, a minimum of 5 parking spaces shall be provided adjacent to the facility’s leasing office, if a leasing office is located on site. Interior parking shall be provided in the form of aisle ways adjacent to parking spaces for vehicles or boats. These aisle ways may be used for both circulation of traffic and user parking while using the storage bays. The minimum width of these aisle ways shall be 24 feet for two-way traffic and 20 feet for one-way traffic. Prior to issuance of a certificate of occupancy, the traffic flow patterns in the aisle ways shall be clearly marked. Marking shall consist at a minimum of the use of standard directional signage and painted lane markings with arrows. In order to assure appropriate access and circulation by emergency vehicles and equipment, the turning radii of the aisle ways shall be approved by the Cobb County Fire Department.
(k) Landscape requirements.
1. Landscaping shall be provided in areas between the property lines and the required fencing. Such areas shall be designated as perimeter landscape strips. Landscaping shall be designed, placed, and maintained in such a manner as not to interfere with traffic visibility.
2. A landscape strip of at least 20 feet in width shall be provided along all street frontages.
3. The side and rear yard setbacks shall remain in their natural state or be re-landscaped with vegetation.
4. If the existing vegetation is inadequate to buffer adjoining residential or office and institutional development, an 8-foot-high fence or wall shall be installed along the interior property lines and street setbacks.
5. The following minimum planting requirements shall apply as follows and shall supersede the landscape buffer/screening requirements of the HI zoning districts: A minimum of 1 tree shall be planted for each 20 feet of perimeter landscape strip; immediately upon planting, trees shall be a minimum of 10 feet in height; if a hedge is to be installed in the perimeter landscape strip, the hedge shall be 24 inches in height upon planting, with the material planted every 24 inches on
center; all planting shall be maintained in good condition by the property owner; the community development director or Mayor and City Council may allow existing vegetation, where warranted, to substitute for landscape, buffer, and screening requirements of this subsection.
(l) Dumpsters and trash receptacles. Dumpsters and trash receptacles shall be located where they are not visible from adjacent residentially zoned properties and shall be adequately screened from view from all other adjacent properties and streets.