|
Back to Calendar
Return
|
| |
4.
|
| City Council Regular Meeting |
|
|
|
| BACKGROUND |
The Schertz Unified Development Code (UDC) defines self-storage facilities in Article 16 as the following:
"Mini-Warehouse/Public Storage: A building(s) containing separate, individual self-storage units for rent or lease. The conduct of sales, business, or any activity other than storage shall be prohibited within any individual storage unit".
In UDC Article 5 Section 21.5.8, the UDC permits Mini-Warehouse/Public Storage in the following districts:
| Mini-Warehouse/Public Storage |
| Permitted by Right |
- Manufacturing - Light (M-1)
- Manufacturing - Heavy (M-2)
|
| Permitted with a Specific Use Permit |
- General Business - 2 (GB-2)
|
Schertz has received repeated interest in self-storage projects in the city specifically in the General Business (GB) zoning district. The City's current Unified Development Code restricts the location of these developments. The rationale for these restrictions is based on the character of the existing Mini-Warehouse/Public Storage in Schertz like the two Lockaway Storage complexes on FM 78 and FM 1518. The City has determined, through the UDC, that the single-story metal construction of these complexes is more appropriate in the more intense commercial zoning districts.
However, a trend in the self-storage industry offers a product that has greater architectural and construction standards and in some cases offers a mixture of uses. Schertz has seen a similar product recently at 21586 IH 35 N, in the Hubertus Retail Subdivision. This is the current CubeSmart self-storage facility, and this project was approved in 2013 by Ord. 13-S-20 under a Planned Development District (PDD). Their PDD states that 3.8% of the ground floor of the building be leased as office space.
As there is demand for self-storage in the real estate market, and Schertz has been amenable to mixed-use storage facilities in the past, staff is proposing to amend the UDC to create a new mixed-use self-storage land use.
Proposed Amendments:
| Mixed-Use Self-Storage |
| Article 5, Section 21.5.8 Permitted Use Table |
| Permitted by Right |
- General Business - 2 District (GB-2)
- Manufacturing - Light District (M-1)
- Manufacturing - Heavy (M-2)
|
| Permitted with Specific Use Permit |
|
| Article 16 - Definitions |
| Mixed-Use Self-Storage: A climate-controlled building(s) containing ground floor retail, service, or office space with separate, individual self-storage units for rent or lease. The conduct of sales, business, or any activity other than storage shall be prohibited within the individual storage units. Such building(s) shall be a minimum of 45-feet. |
|
| GOAL |
| To amend the UDC to review and update the development regulations due to changing conditions and community goals in order to establish and maintain sound, stable and desirable development. |
| COMMUNITY BENEFIT |
| It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth. |
| SUMMARY OF RECOMMENDED ACTION |
When evaluating UDC amendments, staff uses the Criteria of Approval found in 21.4.7.D.
1. The proposed amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City.
These amendments would help promote orderly and healthful development, by offering the opportunity for property owners and self-storage developers to provide an enhanced and more thoughtful product. Also, having a mixture of uses in a self-storage building is a more efficient use of land.
2. An amendment to the text is consistent with other policies of this UDC and the City.
These amendments would codify a space in the UDC where a mixed-use self-storage is possible, which is consistent with City's the adopted policy of Ord. 13-S-20. Also, the City's existing self-storage policy permits this use in higher intensity zoning districts. The new proposed permitted use would allow for self-storage in lower intensity zoning districts with a Specific Use Permit, allowing Planning and Zoning and City Council more discretion on each specific proposal. This would align with the UDC policy to "minimize the conflicts among the uses of land and buildings".
3. Any proposed amendment is consistent with the goals and objectives of this UDC and the City.
The City of Schertz Strategic Plan has clear stated goals for the Quality of Life of the city. Among these is the goal to have an attractive community by having a "well planned, well landscaped, well-built and well maintained community". Also, it is the responsibility of staff to be "continuously improving and evolving", "forward thinking", and have "the ability to forecast and meet needs even before the customer identifies them". These amendments would help Schertz capture the economic demand for self storage while also creating a quality built environment. Thus, achieving the goals laid out in the Strategic Plan.
4. Other criteria which, at the discretion of the Planning and Zoning Commission and the City Council, are deemed relevant and important in the consideration of the amendment.
The scheduled public hearing provides the opportunity for City Council to determine this.
Therefore, staff recommend approval of Ordinance 24-S-16.
The Planning and Zoning met on March 6, 2024, and made a recommendation of approval with a 6-0 vote.
The Schertz City Council met on April 2, 2024 and approved Ordinance 24-S-16 as presented with a 7-0 vote. |
| RECOMMENDATION |
| Approval of Ordinance 24-S-16. |
|
|
|