PLANNING AND ZONING COMMISSION MEMORANDUM September 3, 2009
Proposed text amendments to the Zoning Ordinance providing a definition for “mini-warehouse/self storage” uses and proposing to potentially allow such uses in South College – Business (SC-B) zoning districts.
BACKGROUND: On August 19, 2009, the Development Services Department received a request from Mr. Jeff Chapman, president of Keystone Homes Rental Co., Inc. who own property at 3810 Old College Road, the former location of Triangle Bowling Alley. Said property is currently zoned South College – Business (SC-B) District and under contract for sale. The prospective purchaser desires to use this property for climate-controlled mini-storage. Bryan’s Zoning Ordinance currently allows mini-warehouse/self storage uses with approval of a Conditional Use Permit by the Planning and Zoning Commission in Retail (C-2) Districts and by right in Commercial (C-3) and Industrial (I) Districts. Mini-warehouse/self storage uses are currently not allowed in SC-B zoning districts. In his letter, Mr. Chapman proposes that mini-warehouse/self storage uses be potentially allowed in SC-B zoning districts, with prior approval of a Conditional Use Permit.
ANALYSIS AND RECOMMENDATION: Upon receipt of Mr. Chapman’s request, staff began researching how mini-warehouse/self storage uses are currently addressed in Bryan’s Zoning Ordinance. Staff found that while the Zoning Ordinance allows these types of uses in certain zoning districts, as described above, the ordinance currently does not define such uses. The SC-B zoning classification was established in 2003. Most properties zoned SC-B District are located along the South College Avenue corridor that extends from downtown Bryan to the city limits with College Station. The SC-B zoning classification provides development opportunities for various types of general retail trade, business and service uses. Existing land use along the South College Avenue corridor is characterized by a combination of office activities, wholesale trade, retail sales, warehousing development, and repair and service establishments. Residential uses at various densities are also located within as well as nearby this same corridor. Staff believes that potentially allowing mini-warehouse/self storage uses in SC-B Districts should have minimal adverse impacts on surrounding residential properties. Staff would expect that any future mini-warehouse/self storage units in the SC-B District would be primarily utilized by area residents. Mini-warehouse/self storage facilities at this location would, thus, be convenient for residents living within or nearby these zoning districts.
Mini-warehouse/self storage facilities can often provide useful transitions between residences and a more intensive commercial environment. Potentially allowing mini-warehouse/self storage uses in SC-B Districts could provide more opportunities to “buffer” intense commercial activity from residential use along or nearby the South College Avenue corridor. Uses allowed by right in SC-B Districts include bus terminals, gasoline service stations, laundromats/cleaners, nightclubs (5,000 square feet or less), restaurants as well as other retail service uses. Automobile repair, automobile sales and gaming establishments are examples of uses that are potentially allowed in SC-B Districts, with approval of a Conditional Use Permit. Staff believes that mini-warehouse/self storage facilities are of the same intensity, if not less intense in terms of scale, hours of operation, vehicular traffic and site development than the above-described uses which are either allowed by right or with approval of a Conditional Use Permit in the SC-B District. Based on all these considerations, staff proposes to add the following definition for miniwarehouse/self storage uses to the Zoning Ordinance: Mini-warehouse/self storage uses shall mean uses that provide separate storage areas for individual or business uses. The storage areas are designed to allow private access by the tenant for storing or removing personal property. Accessory uses may include living quarters for a resident manager or security and leasing offices. Use of the storage areas for sales, service and repair operations, or manufacturing is not considered accessory to the mini-warehouse/self storage use. Examples include facilities that provide individual storage areas for rent. Staff recommends amending the Zoning Ordinance with the above-described definition for mini-warehouse/self storage uses and to potentially allow such uses in South College – Business (SC-B) zoning districts, with prior approval of a Conditional Use Permit by the Planning and Zoning Commission.