SUBJECT/RECOMMENDATION:
Title
Deny amendments to the Clearwater Community Development Code to expand the allowance of self-storage warehouses as a flexible standard use, along with use specific standards and minimum off-street parking requirements, in the Regional Center Subdistrict of the US 19 Zoning District where it is currently permitted in the Corridor Subdistrict and do not pass Ordinance 9161-18 on first reading. (TA2018-06003)
Body
SUMMARY:
Pursuant to Community Development Code Section 4-601.B, amendments to the Code may be initiated by the City Council, the Community Development Coordinator or by any person in conjunction with an application for a development approval. Savelle Clearwater Countryside, LLC, owner of property located at 26489 US Highway 19, submitted an application for a text amendment to allow self-storage warehouses in the Regional Center Subdistrict of the US 19 Zoning District, along with the required development application, as the owner has a pending purchase agreement with Broome Capital, a real estate investment and development company that pursues infill self-storage development opportunities. The original proposed text amendment was presented to the Community Development Board at its August 21, 2018 meeting. Prior to the Board making a recommendation, the applicant requested a continuance in order to revise the ordinance to address the Board’s concerns. The applicant submitted a revised text amendment for consideration by the Community Development Board at its September 18, 2018 meeting at which time the Board unanimously recommended denial.
At present, self-storage warehouses are allowed as a flexible standard use in the Corridor Subdistrict of the US 19 zoning district. Proposed Ordinance 9161-18 would expand the allowance of this use by also permitting it in the Regional Center Subdistrict as a flexible standard use and would establish the following use specific and parking standards.
• Allow use along Street Frontage Type C
• Require 100% of ground floor frontage and 20% of the total ground floor area to be occupied by retail, restaurant, and/or office uses not associated with the self-storage warehouse use
• Require access to all storage units from the building interior
• Prohibit outdoor storage
• Require one parking space/150 storage units (Corridor Subdistrict standard was one space/20 units +2 spaces for manager’s office)
The US 19 Regional Center subdistrict is the most intensive subdistrict in the District and was created to support mixed-use development with an emphasis on employment-intensive and transit supportive uses. Warehouses were deliberately excluded because they do not meet those goals as they do not generate activity and result in dead spaces; they provide for low-average wages and have extremely limited employment generation. Because there is a recognized community desire for self-storage, the US 19 District provided a place for it in the Corridor Subdistrict. This subdistrict is more suited for the use due to the locational characteristics of the subdistrict and the fact the planned level of pedestrian activity and compact development is significantly less than in the Regional Centers.
The proposed text amendment to the Community Development Code is inconsistent with goals and objectives of Clearwater Greenprint, Clearwater Economic Development Strategic Plan, US 19 Corridor Redevelopment Plan and the Clearwater Comprehensive Plan and is inconsistent with the purposes of the Community Development Code therefore the Planning and Development Department recommends denial. The Community Development Board, after conducting public hearings on August 21 and September 18, 2018, unanimously recommended denial of this proposed text amendment.
APPROPRIATION CODE AND AMOUNT: N/A
USE OF RESERVE FUNDS: N/A