1. 22-070 - 2R.  An ordinance amending the Unified Development Ordinance, Chapter 14, of the Independence City Code pertaining to Mini Storage Facilities.

Commissioner Nesbitt made a motion to recommend approval of Case 22-175-01 – UDO Amendment #53 Mini Storage Special Use Permit changes.

The motion was seconded by Commissioner Michell. The Independence Planning Commission voted as follows:

Commissioner Nesbit – Yes

Commissioner Michell – Yes

Commissioner Wiley – Absent

Commissioner Young – Yes

Commissioner McClain – Yes

Commissioner Preston – Absent

Commissioner Ferguson – Yes

The motion passed and such application is forwarded to the City Council for its consideration. Staff recommends approval of this application.

The city proposes Amendment #53 to the Unified Development Ordinance (UDO) related to Mini/Self-Storage Facilities.

This amendment changes language in the UDO in regard to Self-Storage Facilities.

The current UDO under Article 3 Sections 14-301-03 Office and Commercial Uses and 14-302-03 Industrial Uses, allows “Residential Storage Warehouses” only in the C-3 Service Commercial and the I-1 Industrial districts.  The current UDO also makes no distinction between outdoor or indoor “Residential Storage Warehouses.”  This amendment would update terminology and definitions around self-storage facilities, implement new minimum standards for both indoor and outdoor self-storage facilities, and allow indoor self-storage facilities as a Special Use in C-2 General Commercial zoning districts.   

In recent years, staff has been approached by several parties interested in developing indoor self-storage facilities within existing commercial strip malls or centers.  These facilities have been exclusively zoned C-2 General Commercial and under the current UDO would required those properties to be rezoned to either C-3 or I-1 districts.  These rezonings to the heavier district could lead to incompatible service uses.  Because of this, staff believes that making indoor self-storage facilities, specifically, a special use in C-2 General Commercial districts would allow more flexibility on the placement of indoor self-storage facilities while providing assurances to the Planning Commission and City Council that these uses will be developed in responsible and minimally impactful manner.

Also included in this amendment are minimum operating and design standards for both outdoor and indoor self-storage facilities as well as standards for outdoor vehicle storage for outdoor storage facilities.            

This amendment would make the following changes to Section 14-200-06-E:

1. Rename the Residential Storage Warehouse Industrial Use group to Self-Storage Facility, Outdoor and Self-Storage Facility, Indoor and making a clear distinction between the two uses.

This amendment would make the following changes to Section 14-201-01:

1. Includes the same definitions as above for Self-Storage Facility, Outdoor and Self-Storage Facility, Indoor.

 This amendment would make the following changes to Section 14-301-03:

1. Make Self-Storage Facilities, Indoor a Special Use in C-2 General Commercial.
2. Make both Self-Storage Facilities, Outdoor and Indoor conditional uses in C-3. The New conditions to be found in Section 14-423.

This amendment would make the following changes to Section 14-302-03:

1. Make both Self-Storage Facilities, Outdoor and Indoor conditional uses in I-1. The New conditions to be found in Section 14-423.

This amendment would add the following as Section 14-423:

1. Minimum standards for indoor self-storage facilities.
2. Minimum building design standards for indoor self-storage facilities.
3. Minimum standards for outdoor self-storage facilities.
4. Minimum standards for outdoor vehicle storage at outdoor self-storage facilities.

Draft Planning Commission minutes:

"Case 22-175-01 – UDO Amendment #53 – Mini Storage Special Use Permit

Staff Presentation

Rick Arroyo presented the case.  Mr. Arroyo stated the current UDO makes no distinction between outdoor and indoor Residential Storage Warehouses.  This amendment would update terminology and definitions around self-storage facilities, implement new minimum standards for both indoor and outdoor self-storage facilities, and allow indoor self-storage facilities as a Special Use in C-2, General Commercial, zoning districts.  Mr. Arroyo outlined each of the amendments proposed. 

In response to Commissioner Nesbitt’s question, Mr. Arroyo stated this would not effect the current mini-storage facilities. 

In response to Commissioner Michell’s question, Mr. Arroyo confirmed indoor storage facilities will be allowed in C-2 zoning districts with a Special Use Permit and both indoor and outdoor storage facilities will be allowed in C-3 zoning districts.

Public Comments

No public comments.

Commissioner Comments

Commissioner Michell stated he believes this is a good change and would like to see more indoor storage facilities compared to outdoor facilities. 

Motion

Commissioner Nesbitt made a motion to approve Case 22-175-01 – UDO Amendment #53 – Mini Storage Special Use Permit.  Commissioner Michell seconded the motion.  The motion passed with five affirmative votes."