The applicant is proposing to construct a 138,000 square foot indoor self storage facility. The building will be three stories high and will contain about 1084 storage units. The site is 2.73 acres and is fairly flat. The building and parking comply with the setback requirements from property lines. However, code requires a five foot setback between the building and parking and drive aisles. The site plan should be revised to provide that five foot setback. The maximum building coverage is 40%, the plan has 39.5%. At least 25% of the site must be landscaped, the plan has 26%. There are two driveways from 124th Avenue that provide access to the site.
The is no outdoor storage proposed. All storage units will be accessed from inside the building. There is a central drive aisle that is accessed from the south side of the building with the exit on the north side. The drive aisle is 21 feet wide, with 11' deep x 9' wide parallel parking stalls along the left side.
Site Plan Criteria
|Required Finding - Chapter 11-325 - General Requirements for All Site Plans
||Staff Analysis and Comments
|(1) Be compatible with surrounding land uses
||OK - The proposed site plan is compatible with the adjacent land uses. The adjacent land uses are a mix of office, commercial and residential.
|(2) Preserve existing natural features whenever possible
|(3) Achieve a safe and efficient circulation system
||OK – The drive aisles are of sufficient width to allow for safe and efficient traffic circulation. Access to the site is from 124th Avenue. The two driveways from 124th allow for circular traffic flow around the building.
|(4) Not place excessive traffic loads on local streets
||OK – The proposed expansion will not place excessive loads on the local streets.
|(5) Conform to the City’s plans for parks, streets, service drives, and walkways
|(6) Conform to the City’s Goals and Policies
||OK – The project does not require any variance or flexibility (i.e. use or design).
|(7) Achieve a maximum of safety, convenience, and amenities
||OK – An internal sidewalk system connects the building entrance with the parking lot. Lighting is provided for the parking lot and driveway. The lights will have shields and cut offs so that the light is directed away from adjacent properties. The lighting plan will have to comply with city ordinance.
|(8) Show sufficient landscaping
||OK – See discussion below.
|(9) Not create detrimental disturbances to surrounding properties
||OK – The project will not create disturbances which will be detrimental to the surrounding properties.
|(10) Meet Title 11
||OK - No variances are required.
|(11) Show efforts to conserve energy whenever practical
Grading, Drainage and Utilities
Grading, drainage and utilities are addressed in the engineering memo.
Parking and Access
There are 13 exterior parking spaces and 11 interior parking spaces. City code does not list a minimum parking requirement for self storage facilities. The City recently approved a similar facility with 12 spaces and two interior loading bays. The applicant has addressed the parking demands in their narrative and staff finds it satisfactory. There are two driveways from 124th Avenue. One is aligned with the entrance to the building and the other aligns with the drive aisle on the west side of the building. The location of the driveways allows for customers to enter the building, exit on the north end and circle around the west side and leave the site. There is also a drive aisle on the east side of the building.
Along 124th Avenue five trees are required; the applicant is proposing seven oaks, two more than required. Along Main Street seven trees are also required; there are four existing trees. Because of the size and placement of the trees, it is not practical to plant addtional trees along Main Street. The applicant is proposing to plant 144 shrubs alon Main Street, the code requires 55. The plan includes 33 shrubs along 124th, code requires 43. Because of the stormwater basins it is not practical to plant additional shrubs along 124th.
The landscape plan includes landcaping in all open areas of the site. Seven overstory trees, hackberry and honey locust, are proposed along the east property line. Also included in that area are five ornamental trees, three evergreens and two beds of shrubs. Along the west property line are four evergreens, four ornamentals and four shrub beds. No overstory trees are proposed in this area because of space limitations. Even though the plan is somewhat short on the number of shrubs and ornamental trees, due to space constraints, the open space area is landscaped to the maximum extent practical.
The stormwater basin on Outlot A is also landscaped. The plan includes four evergreens, four service berry trees and six dogwood shrubs to buffer the view of the basin for the adjacent residences. Shrubs and service berry trees are proposed on the north and west sides of the basin. The installation of the basin requires the removal of 13 trees. Additional shrubs and trees should be provided to give the basin a more natural feeling. This area was not included in the open space calculations.
There is one ground sign proposed. The sign is located along Main Street and complies with the setback requirement; the sign requires a separate sign permit. The ground sign for the adjacent office building is also located on this site. The property is allowed one ground sign. The issue must be resolved prior to the isuance of a building permit. Two wall signs are shown on the building elevations. The wall signs are not approved as part of this site plan and require separate permits.
|Required Findings - 11-700 Commercial District Requirements
|Building Massing - variation, staggering, columns, short/uneven facades
||OK – The proposed changes in material and color and the recessed windows and canopies over the doors provide a visual break in the building's mass. The east and west sides are also broken up with 10 foot bump outs to provide relief in the elevations.
|Building Facades - articulation, awnings, window treatments, entries facing the street
||OK – The windows will be recessed and canopies will be over the entrances. The northeast corner includes a bank of windows on all three floors. The main entrance faces Main Street.
|Roof Shapes – variety through use of pitched, gable, or hip roofs or detailed parapets and cornices
||OK – Variations in the parapet provided variety to the roofline.
|Focal Element - elevation, towers, emphasis, canopies, entrance, etc.
||OK – The glass canopy at northeast corner provides a focal element to the building. This is the main entrance to the building.
|Building Materials - high quality, allowed types, accents.
||OK– The building is constructed of architectural pre-cast panels with multiple finishes. The upper two floors include a brick finish with real brick inserts around the windows. The base includes a limestone finish with stone accents. The materials are continued on all sides of the building.
||The dumpster enclosure is proposed to be located on the south side of the building. This side faces the residences along 124th Avenue. It should be moved to the east side of the building or the dumpster should be stored inside the building.
Most indoor self storage facilities have illuminated hallways that are visible from the outside. They tend to be brightly lit with the bright storage unit doors very visible. This facility is no different, the glass at the northwest corner is highly visible with the bright interior storage unit doors illuminated. To address this issue, the Commission should consider the standard use at the recently approved Foley Boulevard/101st Avenue project. That condition required the applicant to utilize interior and exterior lighting using warm color temperatures not to exceed 4100 kelvin lumen output. Staff would recommend a similar condition for this application.
Compliance with Conditional Use Permit Standards, Chapter 11-304.3
|The use shall be in conformance with the City’s comprehensive Plan.
||OK – The Comprehensive Plan has identified this site as Commercial. The proposed self storage facility is allowed with a conditional use permit.
|The use shall not be detrimental to the public health, safety or welfare.
||OK – The proposed use will not create any effects that will be detrimental to the public health safety or welfare.
|The use shall be compatible with the existing or intended character of the zoning district.
||OK – The proposed use is compatible with the mixed use character of the district.
|The use shall not depreciate property values.
||OK – The use will not depreciate property values.
|The use shall not produce dangerous or detrimental noises, glare, smoke, dust, odor, water pollution, vibration or other nuisances.
||OK – The self storage facility will not create detrimental or dangerous nuisances.
|The use shall not create traffic congestion, unsafe access or inconvenience parking needs.
||OK – The site plan shows sufficient parking on site to accommodate this use. The proposed use will generate minimal traffic compared to other allowed uses.
|The use shall be served adequately by essential services.
||OK – The essential services currently available to the site are sufficient to serve the proposed use.
|The use shall not create excessive additional requirements at public cost for public facilities and services.
||OK – The proposed use will not require additional public facilities or services.
|The use shall preserve and incorporate the site’s important natural features into the development design.
|The use shall cause minimal adverse environmental effects.
||OK – There will be no adverse environmental effects resulting from the proposed use.
|The Council may waive one or more of the above requirements provided they make a determination that the public interest is best served by such a waiver.