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Regular City Council Meeting
Public Hearing - Planning:
Consider a request for Zone Case 3365, a request of Hugo Reed & Associates, Inc., for Michael Postar, for Specific Use for Self-Service Storage, to allow a self-service storage facility to be constructed on 4.9 acres of land zoned General Retail (C-3) at 7101 34th Street, at the southwest corner of Upland Avenue and 34th Street, on unplatted land out of Block AK, Section 38 AB 689 TR 11A & 11A1 Lowery Sub, and consider an ordinance.
The applicant has requested approval of a Specific Use for the land use category "self-storage service" to be applied to land zoned General Retail District (C-3) for a self-storage facility.
Previous Zoning History:
September 26, 1984 - The property was annexed and zoned Transitional (T).
Zone Case 2538 - October 1985, City Council approved a rezoning to Single-Family Residential (R-1).
Zone Case 2984 - November 2003, City Council approved a rezoning to General Retail (C-3).
Adjacent Land Uses:
North: Transitional (T); single-family homes
South: Family-Apartment (A-1); single-family homes in the Milwaukee Ridge Addition
East: Single-Family Residential (R-1); single-family homes in the Milwaukee Ridge Addition
West: General Retail (C-3); vacant land
Conformance with Future Land Use Plan (FLUP):
The 2040 Future Land Use Plan (FLUP) has this property designated for “Commercial” land uses. The existing zoning of C-3 is in conformance with the FLUP and is not changing. The request is simply to allow a self-storage facility as a Specific Use in addition to the allowed C-3 uses.
Conformance with Zoning Code:
The purpose of the Specific Use district is to provide for design and land use flexibility in the various districts. This district provides for variations in the land use standards within the ordinance, provided the intent, principles, and innovations of modern urban planning and design are used. The regulations require specific site planning on all aspects of proposed development to insure that any variations of land uses or land use standards will be in harmony with the purposes and objectives of the zoning ordinance as stated in Section 40.01.002.
Allowing a self-storage facility within the existing C-3 zoning as a Specific Use, is in conformance with the Zoning Code of Ordinances.
Impact on Surrounding Uses:
There should not be a negative impact on the adjacent properties. Several conditions were included in the amendment to allow self-storage facilities as a Specific Use in these more restrictive commercial districts, specifically to ensure that the business would not negatively impact adjacent properties.
Effect on Adjacent Streets and Thoroughfare System:
There should not be a negative impact on the thoroughfare system, as the property fronts 34th Street, a thoroughfare, which should be able to adequately handle the traffic generated by the additional use of a self-storage facility.
Staff recommends approval of the request for the following reasons:
1. The request is consistent with the FLUP as the base zoning is not changing.
2. The request is consistent with the Zoning Code of Ordinances.
3. The request should not have a negative impact on the surrounding area or thoroughfare system.
Planning and Zoning Commission Hearing:
No citizens spoke in favor of, or in opposition to the request. A total of 47 notices were sent to adjacent property owners. Staff received 3 written responses in opposition to the request.
On December 4, 2018, the PZC recommended approval of the request by a unanimous vote.
Jesica McEachern, Assistant City Manager
Planning and Zoning Commission
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