TO: Mayor and Members of City Council
THRU: Kristoff Bauer, Deputy City Manager
Gerald A. Newton, AICP - Development Services Director
Taurus Freeman - Planning & Zoning Divisional Manager
FROM: Sharon D. Wiliams, AICP - Senior Planner
DATE: February 11, 2019
RE:
Title
P18-41F. The issuance of a Special Use Permit to convert a vacant motel to self-service storage (mini-warehouse) in the Community Commercial (CC) Zoning District, located at 220 South Eastern Boulevard (Tax Map # 0437-91-9027), containing 4.2± acres, near the intersection of E. Russell St. and Locust St. and being the property of W. B. Fayetteville Properties, LLC.
end
COUNCIL DISTRICT(S):
Council District(s)
2 - Dan Culliton
b
Relationship To Strategic Plan:
2024 Goals, Goal II: Diverse and Viable Economy is achieved through the redevelopment of a vacant commercial property.
Executive Summary:
Currently, the property is developed with an unoccupied, two-story motel in need of repair. The applicant is requesting a Special Use Permit to convert the vacant motel to a self-service storage (mini-warehouse) facility, construct two (2) additional buildings for the same use and to create an open storage area for recreational vehicles, travel trailers and pleasure boats.
Background:
The property contains a dilapidated two-story motel, which was previously known as the Budget Inn. Primary access to the individual guestrooms is provided directly from the exterior of the building. The motel is deteriorated and open to the elements, due to the removal of the windows and doors.
Applicant: Dennis Chisum
Owner: W. B. Fayetteville Properties, LLC.
Requested Action: A Special Use Permit to authorize a self-service storage (mini-warehouse) facility
Property Address: 220 S. Eastern Boulevard
Council District: 2
Status of Property: Vacant two-story motel
Size: 4.2± acres
Adjoining Zoning and Land Use:
North: Heavy Industrial (HI) - Commercial (O’Reilly Auto Parts)
South: Community Commercial (CC) - Commercial (Sunbelt Rentals & Napa Auto Parts)
West: Community Commercial (CC) - Commercial (Flex Space and Multi-Family)
East: Heavy Industrial - Commercial (BP gas station, auto repair and auto sales)
Traffic Count: 20,000 Average Daily Trips (ADT), 2017
Letters Mailed: 26
2010 Land Use Plan: Downtown
The plan acknowledges that existing strip commercial areas are part of the commercial fabric in the County. This type of development is a viable part of the overall commercial activities and should be accommodated. Existing strip commercial areas that are redeveloped, remodeled, or expanded are required to meet new development standards that address most of the negative aspects associated with strip commercial development.
2030 Growth Vision Plan:
Policy Area 1: A More Diversified Local Economy:
Policy 1.2: The rehabilitation and reuse of currently unused or underutilized structures, sites, and infrastructure shall be encouraged.
Policy Area 9: Compatible Commercial Development:
Policy 9.1: Promote policies that address the expansion of strip commercial areas with respect to landscaping, access and buffering. Beyond traffic considerations, the quality of development adjoining the area’s travel corridors should have a positive influence on community image, appearance and economic development.
Policy Area 10: Community Appearance and Image:
Policy 10.3: Landscape improvements at existing and new commercial developments, particularly as related to breaking up and softening the appearance of expansive parking areas shall be discouraged.
Issues/Analysis:
Special Use Permit:
The request is for a Special Use Permit (SUP) to allow a self-service storage facility (mini-warehouse). A special use in a particular zoning district is one that may be appropriate in the district, but because of its nature, extent, and external effects, requires special consideration of its location, design, and methods of operation before it can be deemed appropriate in the district and compatible with its surroundings. The purpose of this section is to establish procedures and standards for review and approval of Special Use Permits that provide for such special consideration.
The issuance of an SUP is intended to provide a landowner and the City an alternative to rezoning the land to a more intense zoning district. The base zoning district allows certain uses and development that may be appropriate but also allows uses and development that may not conform to City plans or would have adverse impacts on public facilities or surrounding lands.
The Special Use Permit allows the City Council to impose additional conditions or restrictions on the range of allowable uses, use standards, development intensities, development standards, and other regulations applicable in the parallel base zoning district.
Specifics of this SUP:
The property at 220 S. Eastern Boulevard is an abandoned 130-room motel, which was condemned in May 2016. The applicant proposes to convert the two (2) existing buildings into mini-storage units with an office to service the business. They also propose to construct two (2) new one-story buildings to increase the storage capacity.
Currently, there is a two-story, “L”-shaped structure along the northern and western portion of the property, which will contain 96 units once renovated. The freestanding, two-story building in the northern quadrant will be converted to an office space with 39 units and customer parking.
A new one-story building, to accommodate 11 units, is proposed along the eastern property line, along S. Eastern Boulevard. An additional one-story, L-shaped building is proposed along the eastern (S. Eastern Boulevard.) and southern portion of the property, with space for 64 units.
The applicant proposes to use the interior courtyard to provide leasable outdoor storage for recreational vehicles, travel trailers and pleasure boats. The Unified Development Ordinance (UDO) permits this as an accessory use provided that it is located to the rear of the principal structure. The construction of the new one-story buildings along S. Eastern Boulevard will enable the applicant to meet this requirement.
A seven-foot (7’) metal fence with masonry pillars will be constructed at the entrance along S. Eastern Boulevard. Landscaping will be installed to comply with the UDO and include a combination of street trees, canopy trees, understory trees and shrubs. Landscape islands will be provided internally along the outdoor storage spaces.
The site currently has three access points along S. Eastern Boulevard. To address access management, the applicant has agreed to close two curb cuts and provide a singular access point for the development. There will be curbing and sidewalk improvements, to include an ADA accessible curb along the southeastern portion of S. Eastern Boulevard.
The applicant has worked with the Technical Review Committee (TRC) and City Staff on the requirements for the development. It meets the use specific requirements for a self-storage (mini-warehouse) facility as outlined below. If the Special Use Permit were granted, the applicant would need to obtain site plan approval for the development and the necessary building, trade, sign and North Carolina Department of Transportation (NCDOT) permits before construction can begin.
Use Specific Requirements:
30-4.C.4.j. Self-Service Storage (mini-warehouse)
Self-service storage or mini-warehouse uses shall comply with the following standards:
1. Site Layout
a. The minimum lot area shall be least three acres.
b. If separate buildings are constructed, there shall be a minimum separation of ten feet between buildings.
2. Operation
a. The only commercial uses permitted on-site shall be the rental of storage bays and the pickup and deposit of goods or property in dead storage. Storage bays shall not be used to manufacture, fabricate, or process goods, to service or repair vehicles, small engines or electrical equipment, or conduct similar repair activities, to conduct garage sales or retail sales of any kind, or to conduct any other commercial or industrial activity on the site.
b. Individual storage bays or private postal boxes within a self-service storage facility use shall not be considered premises for the purpose of assigning a legal address.
c. No more than one security or caretaker quarters may be developed on the site, and shall be integrated into the building's design.
d. Except as otherwise authorized in this subsection, all property stored on the site shall be enclosed entirely within enclosed buildings.
e. Hours of public access to a self-storage use abutting a residential zoning district or existing residential use shall be restricted to the hours between 6:00 a.m. and 10:00 p.m.
3. Parking and Circulation
a. Interior parking shall be provided in the form of aisleways adjacent to the storage bays. Aisleways shall be used both for circulation and temporary customer parking while using storage bays. The minimum width of aisleways shall be 21 feet if only one-way traffic is permitted, and 30 feet if two-way traffic is permitted.
b. The one or two-way traffic flow patterns in aisleways shall be clearly marked. Marking shall consist, at a minimum, of standard directional signage and painted lane markings with arrows.
c. Appropriate access and circulation by vehicles and emergency equipment shall be ensured through the design of internal turning radii of aisleways.
d. All access ways shall be paved with asphalt, concrete, or comparable paving materials.
4. Building Appearance
a. Garage doors serving individual storage units shall be perpendicular to a public or private street so as to not be visible from adjacent streets.
b. With the exception of a structure used as a security guard or caretaker quarters, or the redevelopment of an existing structure, the maximum height of a self-service storage facility shall be 20 feet.
c. Outdoor lighting shall be the minimum necessary to discourage vandalism and theft, and shall be provided in accordance with Section 30-5.E, Exterior Lighting.
d. The exterior facades of all structures facing a public street shall be masonry (brick or split-faced CMU).
e. Windows may not exceed 20 percent of any street-facing façade and shall not be reflective.
f. A maximum of two colors (excluding roof colors) shall be used on wall facades visible from off-site areas. Colors shall be neutral and shall not be used to call attention to the use.
g. Perimeter or exterior walls visible from a public street or detached residential dwelling shall not include metal as a primary material.
h. All mechanical equipment and dumpsters shall be fully screened from off-site views.
5. Fencing
All areas adjacent to a street frontage not occupied by a building shall include fencing designed in accordance with the following standards:
a. Fences shall be no shorter than six feet or taller than eight feet.
b. Fencing shall be masonry, wrought iron, steel, or aluminum and shall be painted or vinyl coated with colors that complement the buildings.
c. Chain link fencing is prohibited except where the use abuts lots with a commercial zoning designation, but in no instance shall chain link fencing be visible from a public street.
d. Metal fences shall include brick pilasters or supports located with consistent on-center spacing.
e. Wooden or chain link entry gates into the use are prohibited.
6. Open Storage
Open storage of recreational vehicles, travel trailers, and dry storage of pleasure boats of the type customarily maintained by persons for their personal use shall be permitted within a self-service storage facility use, provided that the following standards are met:
a. No outdoor storage shall be visible from off-site views;
b. The storage shall occur only within a designated area, which shall be clearly delineated;
c. The size of the storage area shall not exceed 25-percent of the buildable area of the site;
d. Outdoor storage areas shall be located to the rear of the principal structure and be screened with a wooden fence or masonry wall at least eight feet high;
e. Storage shall not occur within the areas set aside for minimum building setbacks;
f. No dry stacking of boats shall be permitted on-site; and
g. Vehicles shall be allowed on the premises for storage only.
Planning Staff recommends APPROVAL of the Special Use Permit to allow the property to be developed for Self-Service Storage (mini-warehouse).
• The proposed use meets all the Use Specific Requirements per 30-4.C.4.j. of the Unified Development Ordinance (UDO) for Self-Service Storage.
• The rehabilitation of the existing structures and construction of the new buildings will change a derelict site with dilapidated buildings into a functioning business, as recommended by the 2030 Growth Vision Plan.
• The new building facades, ornamental fencing and landscaping along S. Eastern Boulevard will improve aesthetics along a key commercial corridor.
• Access management will be improved with the closure of two (2) of the three (3) existing entrances and the singular access will meet current NCDOT requirements.
• Improvements will be made to curbing along S. Eastern Boulevard to include an ADA accessible curbing.
• The site shall be developed substantially as shown on the site plan entitled “Renovation to Fayetteville Hotel All Climate Control Storage”, prepared by Darryl Barker, Architect PA, dated December 15, 2017 and last revised February 14, 2019. The approval of the Special Use Permit does not constitute approval of any building and trade or sign permits. The site plan is subject to approval by the City of Fayetteville Technical Review Committee.
• The findings are based on the initial review, analysis and best available information of the proposal.
On January 8, 2019, the Zoning Commission held a public hearing and voted 5-0 to recommend approval of the Special Use Permit. Since that time, minor changes have been made to the proposed street elevation to increase the aesthetic appeal of the development.
Budget Impact:
There is not an immediate budgetary impact; however, the City can expect an increase in revenue from permit fees and taxes.
Options:
1) Approval of the SUP to allow a self-service storage (mini-warehouse) facility (Recommended)
2) Approval of the SUP with conditions as set by the City Council
3) Denial of the request
Recommended Action:
OPTION 1
I move to APPROVE the Special Use Permit (SUP) in a Community Commercial (CC) zoning district, as presented by Staff, based on the standards of the City's development code and the evidence presented during this hearing. Additionally, the application is consistent with applicable plans because: (1) the development is located in a Community Commercial (CC) District and (2) the use specific standards for Self-Service Storage (mini-warehouse) have been met and (3) that this use complies with the findings listed below and (4) the proposed permit is in the public interest because the proposed SUP does fit with the character of the area.
[Applicable to Motion to Approve] If approved, this Special Use Permit shall become effective ten days after its approval by the City Council, which is March 7, 2019. The SUP shall expire one year from its effective date if a building permit is not issued within that time.
*For a motion to approve, all eight findings below must be met:
1. The special use will comply with all applicable standards in Section 30-4.C, Use-Specific Standards; [insert supporting facts]
2. The special use is compatible with the character of surrounding lands and the uses permitted in the zoning district(s) of surrounding lands; [insert supporting facts]
3. The special use avoids significant adverse impact on surrounding lands regarding service delivery, parking, loading, odors, noise, glare, and vibration; [insert supporting facts]
4. The special use is configured to minimize adverse effects, including visual impacts of the proposed use on adjacent lands; [insert supporting facts].
5. The special use avoids significant deterioration of water and air resources, wildlife habitat, scenic resources, and other natural resources; [insert supporting facts]
6. The special use maintains safe ingress and egress onto the site and safe road conditions around the site; [insert supporting facts].
7. The special use allows for the protection of property values and the ability of neighboring lands to develop the uses permitted in the zoning district; [insert supporting facts]
8. The special use complies with all other relevant City, State, and Federal laws and regulations. [insert supporting facts]
OPTION 2
I move to DISAPPROVE the Special Use Permit (SUP) in a Community Commercial (CC) zoning district, as presented by Staff, based on the standards of the City's development code and the evidence presented during this public hearing. And that the application is inconsistent with applicable plans because: (1) the proposed SUP does not meet the goals and objectives of the Community Commercial (CC) zoning district and (2) that this use does not comply with the findings listed below and (3) the proposed permit is not in the public interest because the proposed SUP does not fit with the character of the area. [List any of the eight findings below that have not been met.]
[Applicable to Motion to Deny] If denied this action shall become effective ten days after its denial by the City Council, which is March 7, 2019.
* For a motion to deny only one of the findings shown below needs to not apply.
1. The special use will comply with all applicable standards in Section 30-4.C, Use-Specific Standards; [insert supporting facts]
2. The special use is compatible with the character of surrounding lands and the uses permitted in the zoning district(s) of surrounding lands; [insert supporting facts]
3. The special use avoids significant adverse impact on surrounding lands regarding service delivery, parking, loading, odors, noise, glare, and vibration; [insert supporting facts]
4. The special use is configured to minimize adverse effects, including visual impacts of the proposed use on adjacent lands; [insert supporting facts].
5. The special use avoids significant deterioration of water and air resources, wildlife habitat, scenic resources, and other natural resources; [insert supporting facts]
6. The special use maintains safe ingress and egress onto the site and safe road conditions around the site; [insert supporting facts].
7. The special use allows for the protection of property values and the ability of neighboring lands to develop the uses permitted in the zoning district; [insert supporting facts]
8. The special use complies with all other relevant City, State, and Federal laws and regulations. [insert supporting facts]
Attachments:
1. Aerial Map
2. Zoning Map
3. Land Use Plan Map
4. Application
5. Applicant’s Letter
6. Site Photo
7. Site Plan
8. Elevations
9. Summary - # of Storage Units and # of Outside Storage Spaces