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‘Hélé‘l. ‘llUA l"lV| bommerce. L1H \JOOE 0T UI'UIHEHCES public area. Warehouse doors can be screened by part of the building itself or by fences or walls that meet the standards established elsewhere in this zoning ordinance and other city ordinances. ii. Allmechanical equipment, such as ventilation systems, HVAC units, AC units, and similar equipment shall be screened by roofs, fences, or by other means so that such equipment is not visible from adjacent properties, public right-of—wayor other public areas.
3. Circulation, Access and Parking.
a. The site shall be designed to allow easy access for emergency vehicles. b. The site shall be designed to allow for loading and unloading to occur exclusively on site. c. Adequate queuing space shall be provided on site to prevent vehicles from using adjacent streets for maneuvering. Use of public streets or alleys for queuing or maneuvering shall be prohibited.
d. The site shall include one parking space for each facility manager. e. The site shall include five parking spaces near the facility's office for customer transactions.
f. The site shall include at least one parking space for every twenty thousand square feet of gross floor area.
4. Number Allowable. There shall only be two mini-warehouses, self storage facilities for every thirteen thousand residents of city, as reported by the latest available U.S. census.
5. Site Design.
a. Fencing.
i. Any proposed fencing shall be designed to be compatible with the character of the area.
ii. No fencing shall include the use of rolled razor wire or chain link fencing. b. Signage.
i. Signs shall be designed and located to avoid visual intrusion upon adjacent uses. ii. The design and placement of signs shall be included on site plans and must be approved by the planning director or by a member of the city planning staff appointed by the planning director to do so.
6. Operation.
a. Mini-storage facilities shall not operate before seven am. or after seven p.m. b. The facility shall not contain more than one residential unit. If a residential unit is provided for the caretaker or manager, the unit must be attractively integrated into the building design and shall not be a mobile, modular or a trailer home.
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RVstorage shall be permitted as long as it is screened, can not be seen from the frontage of the property and it has a current DMV registration.
. A minimum of one trash collection areas must be provided. Collection areas must be screened by a minimum six-foot-high solid masonry wall or by the facility's buildings and must comply with all other adopted development standards and ordinances regarding solid waste. Such collection areas shall be located and designed to allow easy access by mini-storage clients and trash collection workers.
. The storage spaces shall not used for manufacturing, retail or wholesale selling, compounding, office functions, other business or service uses or human habitation.
No water, sanitary facilities or electricity, with the exception of lighting fixtures, shall be provided in individual storage spaces, unless otherwise approved by the planning commission.
Prefabricated shipping containers shall not be used as mini-warehouse facilities. . The following materials shall not be stored in mini-warehouses:
i. Flammable or explosive matter or materials;
ii. Material which creates obnoxious dust, odor or fumes; or iii. Hazardous or extremely hazardous waste.
(0rd. 575 §3, 2003).
Al/I
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Sec. 12-4-205. - Self-Storage Facilities.
A
-I l.“-.~.Hlu.-.._ _... --AHn—AAAIA_Fl—Anllr\r\ I‘le?l Ar‘u—I‘n AnT/Ir‘nnl—O'l' r\I\IA ?klnnl—E‘T 041-: A ?ncc‘l— Site Screening A self-storage facility shall be completely enclosed with a brick or other masonry perimeter wall of no less than six feet in height. Additional or alternative buffering such as increased wall height. berming or intensive landscaping may be required by the City to achieve the following purposes:
1 To buffer or enhance views; create or enhance entry ways and public street appearance; and/or enhance the overall appearance of a self-storage facility
2 No individual self-storage unit. loading area or other service area shall be visible from any public right—of—wayexcept through openings serving as gates within fencing or where topographic conditions such as elevated rights-of—waywill permit visibilityover the perimeter wall. 3 Gates and fencing shall be designed in a manner to balance the aesthetic compatibility of the self-storage facility with the need for security. Colored metal or wrought iron gates designed to enhance the appearance of the facility are encouraged 4 The use of chain linkor barbed wire within the self-storage facility is prohibited.
Building Setbacks.
1. Front and side street setbacks shall be 40 feet. These requirements supersede the corresponding requirements of the applicable zoning district.
2. In the event that this subsection con?icts with a corresponding requirement contained in any approved preliminary development plan or final development plan or other requirement adopted by the City of Centennial, the greater setback requirements shall apply Required Facilities
1. Restroom facilities shall be provided on-site suitable for employee and visitor use. 2 Trash dumpsters shall be provided within the self-storage facility site. designed according to the requirements of .Loading, Truck Access, and Solid Waste Collection
Access, Circulation and On-Site Parking
1. The circulation system shall provide continuous traffic ?ow with efficient. non-conflicting movement throughout the site.
2. Ingress and egress fora self-storage facility shall provide for a hard surface of a minimum of 15 foot width.with a radius of fifty feet at all cul-de-sacs or turnarounds for fire and other safety vehicles 3 Required parking spaces shall be evenly distributed throughout the site. However.parking areas shall not be located in any loading area of individual self-storage units.
Snow Storage Adequate snow storage areas shall be provided within the property of the self-storage facility. Snow storage areas shall be made accessible and available at all times for the exclusive use of snow storage from October 1 to April 30 Architectural Design.
1. The architectural design of a self-storage facility shall be harmonious with the character of the surrounding neighborhood and shall integrate neutral colors and tones as the predominate color palate
2. Flat roots are prohibited Allroofs shall be pitched and sloped to create visual interest Use of varying roof pitches and slopes is encouraged and. where a self-storage facility is located within 1,000 feet of a residential zoning district, roof pitches and slopes are encouraged to mimic the pitches and slopes of the residential structures. 3 At least 60 percent of the exterior facade of a self-storage facility shall consist of masonry Masonry shall include brick.stone or integrally tinted, textured masonry block.
4. Building elements shall not function as signage Incorporation of franchise or business design elements unique or symbolic of a particular business shall be secondary to the overall architectural design Bold, brash. intense, fluorescent or metallic accent colors shall be permitted in signage.
5. The use of intense, reflective. ?uorescent, or metallic colors on storage unit doors. fencing, roofing, or walls is prohibited. intense colors include but are not be limited to yellow. orange. and red.
Lighting Requirements The lighting requirements are set out in .Exterior Lighting Standards In addition to those standards. lighting for selfstorage facilities shall be designed to be adequate only to facilitate the activities taking place in such locations.and shall not be used to attract attention to §§gtign 12-§-BQ§
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1571 of 1755 CITYOF
VANCOUVE REFERRAL REPORT
TO
FROM
SUBJECT:
Report Date: January 31, 2022
Contact: Chris Robertson
Contact No.: 604.873.7684
RTS No.: 14969
VaanMS No.: 08—2000-20
Meeting Date: March 1, 2022
Vancouver City Council
General Manager of Planning, Urban Design and Sustainability Regulating Self-Storage Uses in Industrial Districts
RECOMMENDATION TO REFER
THAT the General Manager of Planning, Urban Design and Sustainability be instructed to bring forward the application as described below and that the application be referred to Public Hearing together with the recommendations set out below; FURTHER THAT the Director of Legal Services be instructed to prepare the necessary Zoning and Development By—lawamendments, in accordance with the recommendations set out below, for consideration at the Public Hearing.
RECOMMENDATIONFOR PUBLIC HEARING
A. THAT Council approves, in principle, the application to amend Section 11 of the Zoning and Development By-law as described below, to remove Mini-Storage Warehouse as a permitted use:
(i) on the first storey in the | and M Districts Schedules; and (ii) near rapid transit stations in the M, l-2 and IC-2 District Schedules; FURTHER THAT the Director of Legal Services be instructed to bring fonNard for enactment an amendment to the Zoning and Development By-law generally as presented in Appendix A.
THAT at the time of enactment of the amended Zoning and Development By— law, the General Manager of Planning, Urban Design and Sustainability be instructed to bring forward for approval the updated Mini-Storage Warehouse Guidelines, generally in accordance with Appendix B.
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1572 of 1755 Regulating Self-Storage Uses in Industrial Districts — RTS 14969 2 C. THAT Recommendations A through C be adopted on the following conditions:
(i) THAT passage of the above resolutions creates no legal rights for any person, or obligation on the part of the City and any expenditure of funds or incurring of costs is at the risk of the person making the expenditure or incurring the cost;
(ii) THAT any approval that may be granted following the public hearing shall not obligate the City to enact any rezoning by—laws;and (iii) THAT the City and all its officials, including the Approving Officer, shall not in any way be limited or directed in the exercise of their authority or discretion, regardless of when they are called upon to exercise such authority or discretion.
REPORT SUMMARY
In July 2019, Council directed staff to investigate restrictions on self-storage uses to support employment intensification in industrial areas. Through the City’s Employment Lands and Economy Review and the Metro Vancouver Industrial Lands Strategy work, staff have confirmed the need to intensify activity in industrial areas to meet demand and reduce pressure on price escalation. This work has also confirmed that the continued construction of stand-alone selfstorage facilities poses a threat to intensification in industrial areas. Following consultation with other cities, self-storage operators and industry experts, as well as analysis of development activity in the city, this report proposes amendments to the Zoning and Development By-law and the Mini—StorageWarehouse Guidelines in response to Council direction to:
continue to allow storage warehouse uses for commercial operations; restrict self-storage uses to upper floors in industrial areas; and 0 remove self-storage as a permitted use in industrial areas in close proximityto rapid transit stations.
COUNCIL AUTHORITY/PREVIOUS DECISIONS
Vancouver Plan Update and Quick Start Actions (July 2021) Employment Lands and Economy Review (2020)
Metro Vancouver Regional Industrial Lands Strategy (2020) — endorsed by Council November 16, 2021
Council Motion:Accelerating Action on Industrial Affordability (2019) 0 Healthy City Strategy 2014-2025 (2014)
Regional Context Statement Official Development Plan (2013)
CITYMANAGER'S/GENERAL MANAGER'S COMMENTS
The City Manager recommends approval of the foregoing.
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Regulating Self-Storage Uses in Industrial Districts — RTS 14969 3 REPORT
Background/Context
In July 2019, Council, as part of a comprehensive motion on Accelerating Action on Industrial Affordability, directed staff to:
...explore the impact of and report back on options for freezing development applications for self-storage, car dealerships and other non-industrial uses currently permitted in industrial districts as soon as possible, giving consideration to whether these uses are displacing higher-productivity and more job-intensive industrial operations. ..
Recent research and engagement by PDS, complemented by previous work undertaken by the Vancouver Economic Commission (VEC), highlights the potential risk that stand-alone selfstorage facilities pose to the intensification of economic activity in Vancouver’s industrial areas and the need to ensure intensity to meet long-term demand and reduce upward pressure on price. Staff also note that self-storage facilities play an important role in meeting rising demand for storage, for both residents and business operators. The recommendations included in this report, were informed with input from the Urban Manufacturing Alliance, representatives from the City of San Francisco, the City of Miami, industry advocates from the city of New York, and local industry stakeholders, including operators, developers and brokers. An overview of the self-storage development pipeline and long—terrnpotential demand is provided in Appendix C.
In July 2021, as part of an update on the Vancouver Plan process, Council received a status update from staff on the emerging approach for regulating self-storage in industrial areas (RTS:
14517). The recommended approach and rationale is provided in Table 1 below.
Table 1:A Balanced for e in Industrial Areas
Location Restriction Rationale
Industrial Zoning Districts Remove Mini-Storage Allows operators to meet (I and Mzones) Warehouse as a permitted rising demand while use on the ground floor reserving the ground floor for
more employment intensive
activities.
Within Close Proximity to Remove Mini-Storage Encourages intensive rapid transit Stations Warehouse as a permitted employment uses throughout use the entire building in transitoriented locations
Strategic Analysis
Zoning and Development By-Law Definitions
The Zoning and Development By—lawhas definitions for two different types of storage uses:
Storage Warehouse and Mini-Storage Warehouse (Table 2).
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Regulating Self-Storage Uses in Industrial Districts — RTS 14969 4 Table 2: City of Vancouver Storage Warehouse and Mini-Storage Warehouse Definitions
Use Name Definition
Stora e
The use of a wholly enclosed building, or
Waregouse portion thereof, for the storage of goods,
material, machinery, or equipment.
The use of a wholly enclosed building for the
. ._ storage of personal property in self-contained, M'm Storage self-storage units, each of which units has Warehouse separate and exclusive access from either the exterior or interior of the building.
and Development By-law:
The Storage Warehouse use is intended for commercial activity. Storage warehouses are used by a range of enterprises such as moving companies, wholesalers, logistics companies, distributors, waste haulers, landscaping businesses, renovation contractors and retail product distributors. These activities are important to business operations and the health and resilience of the city’s economy overall. Storage Warehouse use is permitted in many of Vancouver's industrial areas and staff is not recommending any restrictions on this use at this time.
Proposed Amendments — Mini-Storage Warehouse
Staff are recommending a balanced approach to restricting Mini-Storage Warehouse Use in industrial areas.
a. Remove Mini-Storage Warehouse as a permitted use on the first storey in the l and M District Schedules;
A change to Section 11 of the Zoning and Development By—lawis proposed to remove MiniStorage Warehouse as a permitted use on the first storey in the l and M Districts Schedules. b. Remove Mini-Storage Warehouse as a permitted use within close proximity of rapid transit stations.
Further changes to Section 11 of the Zoning and Development By-law are proposed to specify areas under the H, l-2 and lC—2District Schedules wherein Mini-Storage Warehouse will no longer be a permitted use. These areas are generally within 400m (5 minute walk) of an existing rapid transit station and stations that are planned as part of Phase 1 of the Broadway Subway extension of the MillenniumLine currently under construction.
0. Updates to Policy Guidelines:
The Mini-Storage Warehouse Guidelines document is primarily intended to improve the design of these typically large industrial style buildings in central city contexts or in other prominent locations along major arterials. The proposed updates in this report willamend the intent section and add maps and descriptions of where mini-storage is not allowed near rapid transit stations. These changes are outlined in Appendix B.
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Regulating Self-Storage Uses in industrial Districts — RTS 14969 5 Financial Implications
The amendments to the Zoning and Development By—lawproposed in this report do not affect the total allowable ?oor space on the relevant sites and do not impact the methodology or rates related to potential development contributions of those sites.
CONCLUSION
Adoption of the proposed amendments in this report would continue to allow for new selfstorage facilitiesto be built in the city while ensuring opportunities for more intensive employment in industrial areas. These proposed changes have been carefully considered to balance the intent of Council's direction and regulations in the city’s industrial districts while not adding to the processing time for both the applicants and City staff.
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APPENDIX A
PAGE 1 OF 1
Note: A By-law willbe prepared generally in accordance with the provisions listed below, subject to change and re?nement prior to posting.
A By-Iaw to Amend
Zoning and Development By-law No. 3575
regarding the regulation of mini-storage warehouse
THE COUNCIL OF THE CITYOF VANCOUVER, in public meeting, enacts as follows:
1. This By-Iaw amends the indicated provisions of the Zoning and Development By-law No. 3575.
2. Council amends section 11 by adding the following new section in the correct alphanumerical order:
“11.23A Mini-storage Warehouse
11.23A.1 Mini-storage Warehouse is not permitted:
(a) on the first storey, or on any storey with its ?oor level within 2 m above ?nished grade, in any I or M districts, except for entrances; (b) in the following areas of the |-2 district:
(i) east of Ash Street. north of West Kent Avenue North, west of Manitoba Street, and south of Southwest Marine Drive, (ii) east of Slocan Street. north of Grandview Highway. west of Boundary Road. and south of East Broadway and
Lougheed Highway, and
(iii) east of Clark Drive, north of East 7th Avenue. west of McLean Drive, and south of East 6th Avenue;
(0) inthe area of the H district west of Columbia Street, south of West 5th Avenue, and south of East 5th Avenue; or
(d) in the area of the lC-2 district south of East 5th Avenue.
3. A decision by a court that any part of this By-law is illegal. void, or unenforceable severe that part from this By-Iaw, and is not to affect the balance of this By-Iaw.
4. This By-lawis to come into force and take effect on the date of its enactment.
ENACTED by Council this day of , 2022
Mayor
City Clerk
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APPENDIX
PAGE 1 OF
Note: Amendments to Council-adopted guidelines willbe prepared generally in accordance with the provisions listed below, subject to change and refinement prior to posting. *Proposed amendments are shown in red and insertions in italics.
DRAFTamendments to the Mini-storage Warehouse Guidelines Mini—Storage Warehouse Guidelines Document
[Applicable to CD1 (452) By-Iaw Number 9410 for 3585 Grandview Highway, and CD1 (470) Bylaw Number 9693 for 2900 East Broadway] Approved by Council April 20, 2004
December 72, 2006 and July 8, 2008
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APPENDIXB
PAGE 2 OF 7
Table of Contents
Background and Context 3
1 General Design Considerations ........... 4
1.1 Street Character .................... 4
1.2 Orientation 4
2 Guidelines Pertaining to the Regulation of the Zoning and Development Bylaw and the Parking By-law
2.1 Location
2.2 Frontage
2.3 Front Yard and Side Yards (and setbacks) ............................. ........
2.4 Off street Parking and Loading.................................... .
3 Architectural Components
3.1 Roofs and Chimneys.
3.2 Windows and Skylights .................
3.3 Entrances, Stairs and Porches.........
3.4 Exterior Walls and Finishing ...........
4 Landscaping
4.1 Streetscape ....................
O‘U1U'lU'lU'lU'lU'1U'IU1U1-hA-h
Appendix...........................................
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din
APPENDIXB
PAGE 3 OF 7
Background and Context
These guidelines are to be used in conjunction with CD-l (452) By-Iaw Number 9410 for 3585 Grandview Highway, CD-l (470) By-law Number 9693 for 2900 East Broadway, and Section 11 and those district schedules of the Zoningxand Development By—law which conditionally permit Mini-Storage Warehouse, and should be consulted in seeking consideration for this use.
These guidelines are intended to improve the design of these typically large, industrial style buildings in central city contexts or in other prominent locations along major arterials. While providing general guidance in all situations, these guidelines are not intended to be applied in a comprehensive way in less prominent locations in outlying industrial areas.
This section of the Guidelines is intended to
to improve the design of these typically large industrial style buildings, in central city contexts or in other prominent locations along major arterials. While providing general guidance in all situations, these guidelines are not intended to be applied in a comprehensive way in less prominent locations in outlying industrial areas.
There are two parts to these guidelines to be considered for conditional approval of development applications, I) Design Guideline Criteria, and 2) Direction on Locational Restrictions in the l and M District Schedules.
I) Design Guideline Criteria
pro 9 design criteria for mini-storage warehouse
bull gs
2) Direction on Locational Restrictions in the l and M District Schedules.
The second part of the Guidelines provide clarity on the regulations described in Section 77of the Zoning and Development By—Law that restrict mini—storage warehouse from the ground floor and regulates the locations of where mini—storage warehouse is permitted in the land M dis ts schedules.
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APPENDIXB
PAGE 4 OF 7
1.1 Street Character
(a) All developments should incorporate along all abutting streets a combination of display windows, individualized tenancy unit design, landscaping, building articulation, pedestrian entrance definition via a recess or projecting canopy, or any other architectural features which facilitate pedestrian interest. to the satisfaction of the Director of Planning.
1.2 Orientation
(a) Where a building occupies a corner site, facade articulation, architectural features, lighting, and related facade elements should be incorporated so as to orient the building to the corner and the widest abutting street, or as otherwise determined by the Director of Planning.
2 Guidelines Pertaining to the Regulation of the Zoning and Development Bylaw and the Parking By-law
Guidelines
1 General Design Considerations
Mini-storage warehouse is a conditional use in all industrial, and some commercial and historic districts and can be located in a variety of urban contexts. These guidelines are intended to address two basic urban contexts; current or potential future pedestrian oriented areas, or major arterial locations. For those sites deemed by the Director of Planning to be in a central city context with current or potential future pedestrian orientation, or sites located on a major arterial, the following should be considered.
2.7 Location
(a) Mini-storage warehouse use is not permitted in the areas as illustrated in the Appen in Map A, Map B, Map C, and Map D
2.2 Frontage
(a)
(b)
(c)
General “big box” designs that exhibit little facade interest and transparency to the street are not acceptable.
Building articulation can be achieved by utilizing a variety of architectural design elements, including expression of the building's functional components or modules. glazing, canopy and shading systems, and architectural features.
The first storey floor level should be as close as possible to street grade. No portion of the floor of the first storey along an abutting street should be more than 1.0 m above or below grade at the street property line.
(d) Mini—storage warehouse use is not permitted on the first storey in all / and M districts, except for entrances.
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APPENDIXB
PAGE 5 OF 7
2.3 Front Yard and Side Yards (and setbacks)
(a) A front and side yard or other setbacks may be required by the Director of Planning to permit additional landscaping or architectural features.
2.4 Off street Parking and Loading
(a) Garbage storage areas and pick up areas and off-street parking and loading facilities should be located at the rear of the property, and enclosed or screened to the satisfaction of the Director of Planning. .
3 Architectural Components
3.1 Roofs and Chimneys
(a) Rooftop mechanical systems, and other appurtenances should be carefully integrated into the building’s architectural expression.
3.2 Windows and Skylights
(a) Transparent window area with clear glass should be maximized on the exterior wall surface of the first storey along each abutting street (50% of exterior wall area is the objective). The exterior wall surface on every upper storey along each abutting street should also incorporate clear glass window area to assist in breaking up blank walls.
3.3 Entrances, Stairs and Porches
(a) The first storey should include the main pedestrian entrance, lobby or reception area and should be designed and oriented to achieve maximum visibility to the abutting street, or, in the case of a corner site, to the corner or the widest abutting street, or as otherwise determined by the Director of Planning. (b) Vertical service elements, such as stairs and elevators should be located to the perimeter of the building to assist in building articulation, as well as to express their function.
3.4 Exterior Walls and Finishing
(a) Provision of high quality exterior materials and detailing, particularly at the pedestrian level is encouraged.
4 Landscaping
4.1 Streetscape
(a) Landscaping should be provided on site, where appropriate, to improve the appearance and amenity of the development from the street and lane. (b) Street trees and proper sidewalk treatment may also be required, to the satisfaction Park Board and the General Manager of Engineering Services.
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1582 of 1755 regulations illustrated in Maps A B, C and D do not apply to sites zoned CD-I. Please refer to Map A: Olympic Village Station, Broadway-City Hall Station, and Main Streebsuience War/d Map 5: VCC Clark station Map C: Marine Drive Stat/on
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APPENDIXB
PAGE 6 OF
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Appendix
The maps illustrate where mini-storage warehouse is not permitted near rapid transit stations in l and M districts schedules. These maps are intended to be used in conjunction with the regulations for mini-storage warehouse described in Section 77of the Zoning and Development By—Law. The applicable rezoning policy for rezoning applications.
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APPENDIXB
PAGE 7 OF 7
LEGEND
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1584 of 1755 Develogment Ana/[sis
Self~storage per Capita Vancouver,
Vancouver 2021, Industry
APPENDIXC
PAGE 1 OF
Supplemental Information Supporting Proposed Amendments to Zoning and Development By-law and Mini-Storage Warehouse Guidelines to Regulate Self-Storage Uses in Industrial Districts
Staff undertook an analysis of the current development pipeline in the City of Vancouver in arriving at the regulatory amendments in this report. This analysis revealed that demand for selfstorage facilities is growing as more households look to store goods away from their homes and businesses seek flexible storage alternatives for equipment and inventory. The development of self-storage has seen a recent increase in activity as the industry looks to capitalize on a long term growth outlook in demand and strong rental rates.
Between 2017 and 2018, city-wide, eight new self-storage projects entered the permitting process. In the last 18 months, three self-storage projects were completed, four are currently under construction, and two more projects are in the development permit process (Figure 1). Of the nine projects in 2021, two are within 1 km of a rapid transit station.
Figure 1: Development Activity for Self-Storage in the City of Vancouver
COMPLETED
UNDERCONSTRUCTION
DEVELOPMENTREVIEW
1940 to 1950 to 1960 to 1970 to 1970 to 1980 to 1990 to 2000 to 2010 to 2020 to 1949 1959 1969 1970 1979 1989 1999 2009 2019 Present
Source: City of Vancouver Permit Data, June 2021.
Vancouver has less self-storage space per capita than other North American cities and demand for new facilities is expected to continue in response to both increasing residential population and increasing growth amongst small businesses who also use these facilities (Table A).
Table A: in Canada and the USA
Square Feet of Self-Storage
Area Space per Capita
Vancouver 2.5
Canada 3
USA 7 - 8
Source: Colliers Self-Storage Report — April Experts
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1585 of 1755 ATTACHMENT 3
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1586 of 1755 639mm:
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CHAPTER
NO. AN ORDINANCEIN AMENDMENTOF CHAPTER 27 OF THE CODE OF ORDINANCES OF THE CITY OF PROVIDENCE.ENTITLED:"THE CITY OF PROVIDENCE ZONINGORDINANCE," APPROVED NOVEMBER 24,
2014, AS AMENDED. TO CHANGE CERTAIN TEXT IN ARTICLE 12
REGARDING SELF-STORAGE FACILITY USE CATEGORY
Be it ordained by the City ofProvidence:
Table12-1:Use MatrixKey: P = PermittedIIS = SpecialUse
Use R- R-
~21 ha'02“‘I’ we in:n
[41' mo
SECTION 1: Chapter 27 of the Code of Ordinances of the City of Pro» idence, Entitled “The City of Providence Zoning Ordinance,“ approved November 24. 20 | 4, as amended, is hereby further amended by making the following changes, with deletions stmck out:
ARTICLE 12. USES
1200 Prohibited Uses
The following uses are expressly prohibitedin all districts. a. Billboard/outdooradvertising.
b. Halfway house.
c. Industrial uses of the following types: abrasive, asbestos and miscellaneous nonmetallic mineral product manufacture; acid manufacture; agricultural chemicals including fertilizer manufacture; bulk storage of lique?ed natural gas; cement, lime, gypsum or plaster of paris manufacture; creosote manufacture or treatment; drop forge industries; glue manufacture; leather and fur tanning and ?nishing; manufacture and storage of explosives; manufacture of noxious or toxic gases and chemicals; nuclear industries manufacturing; petroleum refining; primary metal industries; processing of sauerkraut, vinegar or yeast; pulp mills and paper mills; rendering or re?ning of fats or oils; rubber or gutta percha manufacture or treatment; tobacco and tobacco products manufacture.
d. Land?ll and garbage dump including offal or dead animal. e. Prison/correctional institution.
f. Racetrack.
g. Slaughterhouse, excluding the killing of fowl.
h. Stock yard/feeding pen
i. Waste incineration facility
120l USE MATRIX
:5*m1 an
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1587 of 1755 SECTION 2: This ordinance shall take effect upon passage.
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1588 of 1755 Providence bans development of new selftorage faciliti PROVIDENCE,RI. (WJAR) — As the state's housing crisis rages on, the Providence City Council took action last week to help curb that.
In a vote Thursday night, the city council passed a zoning ordinance amendment, banning new self-storage facilities from being developed in the future in the city.
In a statement accompanied by the passage, Major Whip Miguel Sanchez of Ward 6 said in part, “My colleagues and I have been saying ’let’s house people, not things.’ The council has committed to moving away from these types of development projects and fully embracing efforts to build affordable housing.”
As of right now, Providence is home to 15 self-storage facilities and two more are on the way. Those projects, which were approved prior to the council's decision, will not be impacted by the legislation.
In an interview with NBC 10 Monday, Sanchez said with 17 facilities in the Capital City, combined with what he estimated to be 50 more within a 10- mile radius outside it -- that's plenty.
"They don't offer much community benefit, they don't help the community, they don't offer manyjobs," he told NBC 10 News. "It's an by CAL DYMOWSKI, NBC 10 NEWS
Mon, July 24th 2023 at 6:46 PM
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industry that's not stopping any time soon, and in my opinion and in the research that our staff has found, there are better uses for that land." Sanchez says the motivation for the amendment came from a trip to Boston but also has its roots before he held elected office. Sanchez says neighbors in Ward 6 were concerned years ago about self-storage development property, wanting it to be a small business or housing.
Now in the middle of a statewide and urgent battle to build affordable units, he wanted to do a small part to help.
"That's the number one thing we're hearing from our constituents: high rent prices, not a lot of houses on the market to purchase," Sanchez said. "That opportunity for building equity and homeownership is becoming more and more scarce. So this might be a small, little change but it plays a big part in our priorities at the city council when it comes to housing." But while change seems good to many, the Northeast Self Storage Association expressed concerns.
The association represents self—storagefacilities across Massachusetts, Rhode Island, and Connecticut. In a phone interview Monday, its president Charlie Fritts said his group was not a part of the discussions and called the change ”ill-advised."
"Ithink a lot of those old factory buildings that are all around New Englan d make very good conversions to self-storage and it's a great re-use of an old building that's probably shuttered," he said. "I'm not saying my idea is the only idea, but maybe a blended decision from all parties involved would've been helpful."
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Sanchez says the change coincides with other housing pushes the PVDcit y
council is making. Councilors are currently reviewing zoning in their wards to "see where we could change the density and create more opportunity for housing." There AREalso a few who are taking a closer look at the rental industry, with Snachez hinting at policies on rental stabilization or rent control in the near future.
"This isn't a stand-alone amendment change," he said. "This is part of our vision as a city council: to make sure we're getting the best use out of the very little developmental land that we have."
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1591 of 1755 City of Woodland. CA
§ 1792.010 § 17.92.020
CHAPTER 17.92
I INDUSTRIAL ZONE
§ 17.92.010. Purpose.
The purpose of this chapter is to encourage sound industrial development by providing areas exclusively for such development subject to regulations necessary to insure the protection of adjoining uses.
(Prior code § 25-18-01)
§ 17.92.020. Table 3—Permitted uses.
The uses permitted in the 1 zone shall be those uses speci?ed in Table 3, the Industrial Land Use Table, and subject to the special conditions accompanying that table.
To determine whether a speci?c use is allowed:
A.
B.
Find the use in the left-hand column.
Read across the table until either a "letter" or an x appears in the right-hand colurrm.
If a letter appears this means that the use is allowed in the I zone, but only if certain conditions are complied with. The conditions applicable to that use are those corresponding to the letter listed in Section 17.92.030.
If an "x" appears in that column the use is allowed in the 1 zone without being subject to any of the conditions listed in Section 17.92.030.
The Planning Commission shall interpret the appropriate zone for any land use not speci?cally listed in the table.based on a ?nding of consistency with the purpose of the zone and that use is of the same general character as that of the uses permitted in that zone.
Entryway overlay zones is included in table
Table 3
IndustrialLandUses
Uses 1 E02
Animal and Food Processing
Animal slaughter: Prohibited
Bakery goods x Beverage bottling x Breweries a a Candy x x Canneries a Dairy products, creameries x x Downloaded from hllps://ecode360.co1n/W05036on 2024-04-05
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IndustrialLand Uses
l
City of Woodland.CA
§ 1792.020 § 17.92.
020
Uses
Food processing x
Flour mills a
Fruit and vegetable packing c 0 Meat products x Nut processing c 0 Olive processing x x Sugar re?neries a
Tannery, hide curing a Wineries, distillen'es a a Assemva.Fabrication and Manufacturing Agricultural equipment and c machinery
Aircraft, auto, boat, bus, c mobile home, motorcycle,
RV, tractor, trailer, and truck
Brick and concrete plants a Concrete and asphalt batch a plants Electrical appliances, x x
instruments, parts, and
products
Electrical equipment, x x
instruments, parts and
products
Forges and foundries a
Ice manufacture and storage x Manufacturing, assembly,
compounding or treatment of
articles or treatment of
articles or merchandise from
the following previously
prepared materials:
Canvas x x Chemicals a Clay x x Cloth x x Cork x x
x
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Industrial
EOZ
City at Woodland. CA
§ 1792.020
Uses
Felt
Fiber
Fiberglass and resins
Fur Glass
Hair
Leather
Paper
Pharmaceuticals
Precious or semi-precious
stones or metals
Plaster
Plastic
Rubber
Textiles
Wood
Yarn
Metal fabrication
Millwork, planning mills, saw mills, wood products
Photographic equipment and
materials, ?lm processing
Printing, lithography and
book binding
Sign manufacture
Agricultural equipment and
machinery sales and service
Auto electric and ignition
Auto sales, new and used,
including RV. trailer and
motorcycles (used auto sales
shall be associated with new
auto dealerships)
Batteries
Brakes
§ 1792.020
3 LaudUses
l
X X
C
a
X
X X
X
X
C
a X
X X
X
a
a
X X
C
X X
a X
a
X X
X X
X X Auto, Boat, RV, Bus, Truck and Truck Trailer Service C C
X X
X
21 a
X X
X X
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Industrial Land Uses
I EOZ
City of Woodland, CA
§ 1792.020
>l<
Uses
Muf?ers
Painting
Parts
Radiators
Repair and overhaul
Service stations
Tire recapping and retreading
Tire sales
Transmissions
Truck and truck trailer sales
and service
Upholstery
Industrial Yard Uses
Agricultural equipment and
machinery sales and service
Building materials and
lumber sales yards
Contractors storage yards
Feed yards
Fuel yards, coal and wood
Grading stations
Heavy equipmentstorage,
service and repair yards
Heliports
Junk, scrap, used materials
and auto wrecking yards
Parking facilities, including
truck and trailer parking, park
and ride lots
Pipe storage
Plant nurseries, wholesale
Public scales
Recycling facilities
RV, boat, auto, tmck and
trailer storage
Truck terminals
Repair, Service and lncldental Sales
§ 17.92.
020
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lnduslrial Laud Usas
I
City of Woodland. CA
§ 17.92.020
Uses
Communication and public
utility distribution and service
facilities
Delivery service
Equipnlent‘rental
Janitorial service
Laundry and dry cleaning
plants
Pest control service
Shop uses Blacksmith
Cabinet, carpenter,
woodworking
Contractors
Electrical
Electric motor rebuilding
Heating and air
conditioning
Hydraulic, well drilling
equipment
Machine
Pipe
Plumbing
Pool service
Pumps, irrigation and
sprinkler systems
Sheet metal
Upholstery
Welding
Taxicab sen-ice and storage
Trade schools
Tree service
Storage and Warehouse Uses
Agricultural chemical and
fertilizer sales and storage
Bottled gas distribution and
storage
§ 17.92.020
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IndustrialLand
502
City ufWoodland.CA
§ 17.92.020
Uses
Cold storage plants, frozen
food lockers
Grain elevators, bean, feed,
grain and seed processing and
storage
% Mini-storage facilities:
Prohibited
Petroleum distribution and
storage
Warehousing, including
furniture and household
goods
Wholesaling and distributing,
excluding explosive,
?ammable and toxic
materials
Wholesaling, distribution,
storage and testing of
explosive, ?ammable and
toxic materials
Miscellaneoas Uses
Accessory buildings and uses customarily appurtenant to a permitted use Agriculture, general Auctions: 2/21/85
Interpretationby Planning
Commission
Cafés and coffee shops,
serving the industrial area Micro-chip assembly
Mini marts serving the
industrial area Mixed use developments
Of?ces
Passenger terminals
Churches
Public and quasi public
buildings and uses appropriate to the area
9‘17.92.020
Use:
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(ndusn'ial Land Uses
1 Industrial Within l-SICR Entryway
City of Woodland. CA
§ 1792.020
Uses
Research and development
facilities
Residence for a caretaker or watchman
Temporary outdoor uses Testing laboratories,
excluding explosive,
flammable and toxic
materials
Wells, gas and oil
Cannabis Uses
Indoor commercial
cultivation for cannabis:
Prohibited
Manufacturing, both volatile
and nonvolatile: Limited to
manufacturing for wholesale
distribution for resale; Retail
(on—site)sales prohibited
Testing, research and
development: Retail (on-site)
sales prohibited
Distribution: Retail (on-site)
sales prohibited
Retailers (dispensaries):
Prohibited
Uses
Professional of?ces for the following:
Accountants, bookkeepers, auditors
Engineering
Planners
Architects and building designers
Landscape architects
Consultants such as: Business consultants
Agricultural consultants
the
Contractors—all categories—of?ces only
Table3A
102 OverlayZone
§ 17.92.020
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§ 1792.020 § 17.92.
020
Table3A
IndustrialUses Within the I—S/CR102EntrywayOverlay Zone Building construction consultants
Building maintenance consultants
Chemical recycling consultants
Computer system consultants
Freight traf?c consultants
Geophysical companies and consultants
Elevator consultants
Legal consultants
Industrial designers for tool designers
Geologists
Arbitrators
Auctioneer of?ces, but excluding auctioneer rooms Clothing and fashion design studios Real estate appraisers
Business of?ces and personal service functions consisting of the following:
Advertising agencies—billboardadvertising
Communications:
Beeper and paging services
Broadcasting stations (radio and TV)
Computing services
Computerized billing service companies
Calculating and statistical services
Con?dential records and destruction companies
Inventory service ?rms
Security patrols
Electronic data processing, tabulating and record keeping services Digital instrumentation systems, equipment and supply companies Office planning services
Credit reporting and collection agencies
Pension and pro?t sharing plan management companies
Pest control companies
Brokerage and investment ?rms such as: Real estate brokers including development and management, but excluding those that deal exclusively in residential sales
Data processing time brokers
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§ 1792.020 § 1792.020
Table 3A
IndustrialUses Withinthe I-S/CR 102Entryway Overlay Zone Food, frozen food, fmit and vegetable brokers
Foreign exchange brokers
Custom house brokers
Grain and meat brokers
Oil and land lease brokers
Lumber companies and brokers exclusive of project storage yard Exporters and importers (no retail sales)
Manufacturers sales representatives
Gasoline and oil marketers and distributors
Logging and wood chipping companies exclusive of product storage yards Publications, graphics and reproduction such as:
Publishers
Printing, engraving and stationeiy sales and sewices
Business, periodical and architectural illustrators
Display builders and designers
Graphic designers
Drafting, blueprinting and photocopying services
Duplication and mimeog'raphing services '
Photographers and artists catering to industrial clients Record and micro?lming service
Medical related, such as: Medical, dental, biological and x-ray laboratories which do not serve the public Veterinary clinics (excluding outside kennel)
Small animal grooming
Research and development, such as: Agricultural laboratories, including testing and analysis Small animal laboratories, testing and research
Economic research and development
Electronics research and development
Energy conservation research and development
Oil and gas exploration and development excluding drilling for oil and gas Patent development and marketing
Marketing analysis, research and consultation
Transportation, such as:
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§ 1792.020 § 17.92.020
Table 3A
Industrial Uses Within the I-S/CR 102 Entryway Overlay Zone Auto sales, new and used, including RV, trailer and motorcycles (Used auto sales shall be associated with new auto dealerships)
Freight forwarding and freight consolidating companies
Freight inspection services
Package delivery
Government of?ces which do not provide direct public services except for those governmental agencies related to agricultural activities Surveyors, such as: Land surveyors
Marine surveyors
Personal services, such as: Management and business organizations Trade and labor organizations
Hotel and motel reservation center - phone service only Ambulance sen/ice
Deli/retail for employees in area Equipment rental — small, to be stored inside Minor fann supply
Commercial recreational facilities (swimming, tennis,racquetball clubs, gymnastics, dancing, etc)
Technical and vocational schools for industrially related trades:
industrial apprentice training schools
Computer schools
Drafting
Corporate and regional headquarters occupying related trades:
The following and similar uses from which noise, smoke, dust, odors, and other such offensive features are con?ned to the premises of each use and all such uses are completely con?ned within enclosed buildings excluding the storage or manufacturing of hazardous or ?ammable materials or liquids
Bookbinding, printing and lithography
Cartography
Communication equipment buildings
Data processing and computer operation
Editorial and design operations
Electrical products and appliance manufacturing
Janitorial services
Material testing laboratory
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1601 of 1755 City of Woodland. CA
§ 17.92.020 § 1792.040
Table 3A
IndustrialUsesWithinthe I-S/CR102Entryway Overlay Zone
Photographic and ?lm processing operations
Research institutes and laboratories
Other uses which the Planning Commission ?nds to be consistent with the intent of the industrial PD within the [-5 CR 102 Entryway which are of the same general character as the uses set forth above.and not objectionable by reason ofadverse external effects, such as odor, smoke, noise, glare, fumes, radiation or vibration, subject to first obtaining a use permit (Prior code § 25-18-10; Ord. No. 1661 § 1, 2020)
§ 17.92.030. Special conditions.
The following special conditions apply to those land uses indicated by corresponding letter in Table 3:
A. Conditional use permit required;
B Accessory use, incidental to principal use;
C. Conditional use permit required if abutting any residential zone; D Temporary outdoor uses such as Christmas tree sales, farmer markets, ?reworks sales and other promotional events, for a period not to exceed 30 days, subject to the approval of the Zoning Administrator. May be approvedwithout public hearing; E. Permitted if intended to serve the industrial or agricultural area; i.e., accountants, architects, engineers, grain buyers, insurance and real estate. Conditional use permit required;
F. Permitted provided the uses are located not less than 500 feet from a more restrictive zone, the yard area is enclosed by a solid fence not less than six feet high, none of the material is stored higher than the fence and a conditional use permit is obtained;
G. Those uses in the entryway overlay zone (EOZ) are subject to the community design standards;
H. Additional industrial uses are allowed in the entryway overlay zone (EOZ) in Table 3A;
1. Conditional use permit required, with ?nal approval by the City Council, subject to Chapter 17.110.
(Prior code § 25-18-20)
§ 1732.040. Height regulations.
There are no height limitations in an 1zone, except that within 200 feet of any residential or agricultural zone designated for future residential development in the General Plan, no principal building shall exceed 40 feet in height except as provided in Section Downloaded from https://ecode]60.com/W05036 on 2024-04-05
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§ 17.92.040 9‘17.92.070
17.124.020.
(Prior code § 25-18-30)
§ 17.92.050. Yard requirements.
A. Front yard: 20 feet except as noted in Section 17.124.030(F).
B. Side yards:
1. Interior side: none, except when abutting a residential zone, then not less than required for said residential zone.
2. Street side of corner lot: same as front yard with the addition of the visibility triangle required by Chapter 17.112.
C. Rear yard: none, except when abutting a residential zone, then not less than 10 feet.
D. Lot coverage: 60%
(Prior code § 25-18-40)
§ 17.92.060. Performance standards.
A. Front landscaping area shall extend to the valley gutter B. A conditional use permit shall be required for assembly, fabricating, manufacturing, processing or storage of goods, materials or products in buildings or enclosed yards which may create dust. fumes, noise, odors, smoke or vibration in volumes to be offensive or objectionable beyond the premises or for any use which put a signi?cant demand on City services (e.g., water. sewer, etc).
C. Fencing and landscaping adequate to screen development from adjacent residential zones along rear and side property lines.
D. Outside storage of solid wastes and containers for solid waste, containers, merchandise, or other items or goods awaiting pickup, sale, or other disposition shall be prohibited except when screened to the satisfaction of the Planning Commission or the Zoning Administrator.
E. Additional landscaping may be required in order to provide an aesthetically pleasing entrance to the City, if approprlate.
F. Light sources shall be directed and shielded so as to not illuminate neighboring residential areas.
(Prior code § 25-18—50)
§ 17.92.070. Other required conditions.
A. All uses are subject to the provisions of Chapters 17.112, 17.116 and 17.120.
B. The re-occupancy of a commercial or industrial building or use is subject to the approval of the Zoning Administrator.
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§ 17.92.070 § 1792.070
C. Site plan approval required for all uses requiring a building permit. (Prior code § 25-18-60)
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1605 of 1755 RESOLUTIONNO. 10313
A RESOLUTION OF THE CITY COUNCIL THE CITY OF INDIO,
CALIFORNIA DETERMINING THE NUMBER OF CANNABIS
STOREFRONT RETAIL BUSINESS PERMITS TO BE ISSUED IN THE
CITY AND DETERMININGTHAT ESTABL SHMENT OF THE NUMBER
OF SAID PERMITS IS EXEMPT FROM REVIEW UNDER CEQA
PURSUANT TO CEQA GUIDELINESSECTION 15061(B)(3)
WHEREAS, on June 27, 2017, the Medical and Adult Use Cannabis Regulation and Safety Act (MAUCRSA) was signed into law, which provides a comprehensive regulatory framework for licensing, control, and taxation of medical and adult-use cannabis-related businesses in California; and,
WHEREAS, on December 6, 2017, the City Council adopted Ordinance No. 1726 establishing Sections 159.565 through 159.568 of the lndio Municipal Code prohibiting commercial cannabis activity in the City; and,
WHEREAS, on May 18, 2022, the City Council adopted Ordinance No. 1779 amending Chapter 159 (zoning regulations) ofthe lndio MunicipalCode to allow Cannabis Storefront Retailer and Cannabis Non-Storefront Retailer Businesses in commercial land use districts except for the neighborhood commercial zone, mixed use land use districts and on properties regulated by a speci?c plan or project master plan that permit commercial land uses excluding any properties designated as neighborhood commercial; amending the subchapter entitled Cannabis Activity (159.565 et. seq.); and making a determination that the ordinance was exempt from review under CEQA pursuant to CEQA Guidelines section 15061(b)(3); and,
WHEREAS, on May 18, 2022, the City Council adopted Ordinance No. 1780 adding a new Chapter 123 entitled cannabis business activities to Title XI, Business Regulations, of the lndio Municipal Code to regulate commercial cannabis uses in the city; and,
WHEREAS, Subsection 123.10 (C) of the lndio Municipal Code speci?es that the number of each type of Cannabis Business that shall be permitted to operate in the City shall be established by resolution by the City Council; and, WHEREAS, Subsection 123.10 (D) of the lndio Municipal Code speci?es that notwithstanding Section 123.10 (C), the total number of allowable Cannabis Storefront Retail permits established by City Council resolution shall be no more than one (1) permit for every ?fteen thousand (15,000) residents in the City of India, and no less than one (1) permit for every twenty-?ve thousand (25,000) residents in the City of Indio and that the population of the City of lndio shall be based on the of?cial census population estimate, as periodically updated by the US Department of Commerce, Census Bureau; and, WHEREAS, Subsection 123. 10 (E) ofthe lndio Municipal Code speci?es that each year following the City’s initial award of permits, ifany. or at any time in the City Council’s
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1606 of 1755 Section 1.
§9_¢.t!9|1_1’-
M
discretion, the City Council may reassess the number of Cannabis Business Permits which are authorized for issuance and make any changes by resolution; and, WHEREAS, Subsection 123.10 (F) of the Indio Municipal Code speci?es that the City Council, at its sole discretion, may determine that the number and/or types of Cannabis Business Permits should remain the same or be modified; and.
WHEREAS, one (1) permit per 17,500 residents in theCity of lndio would result in ?ve (5) total number of allowable Cannabis Storefront Retail Business Program permits based on the current census population for the City of lndio of 90,416 persons (Source:
2020 US. Census); and,
WHEREAS, the City Council has determined that the establishment of the establishment by resolution of the number of Cannabis Storefront Retail Business Permits to be issued in the City pursuant to Subsections 123.10 (C) and 123.10 (D) of the lndio MunicipalCode is in the interest of the public health, safety and welfare.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA,HEREBYRESOLVES, FINDSANDDETERMINESAS FOLLOWS:
The City Council hereby speci?cally ?nds that all of the facts set forth in the recitals of this Resolution are true and correct and are incorporated herein.
The total number of permits to be issued in the City for the City's Cannabis Business Permit Program shall be ?ve (5) Storefront Retail permits based on the current of?cial census population estimate by the US Department of Commerce, Census Bureau.
The City Council ?nds that the determination of the number of permits to be issued in the City for the City’s Cannabis Business Permit Program is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3) of the CEQA Guidelines. The CityCouncil previously adopted Ordinance No. 1779 governing the locations of storefront cannabis retail,non-storefront cannabis retail and cannabis delivery. The City Council also approved Ordinance No. 1780 that regulates the operation of storefront cannabis retail, non-storefront cannabis retail and cannabis delivery in the City. The determination of the number of permits to be issued in the City for the City's Cannabis Business Permit Program is covered by the common sense exemption in that CEQA applies only to projects which have the potential for causing a signi?cant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a signi?cant effect on the environment, the activity is not subject to CEQA. Accordingly, the City Council ?nds the adoption of said fees exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines.
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CYNTHI AN EZ, M
AY
Section 4. This Resolution shall take effect upon its adoption Section 5. The City Clerk shall certify to the passage, approval, and adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 20th day of July, 2022
W D FE N
MAYOR
ATTEST:
CITY CLERK
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1608 of 1755
CERTIFICATION
l, Sabdi Sanchez. City Clerk Administrator of the City of lndio, California.hereby certify that Resolution No. 10313 was duly and regularly adopted at a meeting of the City Council held on the 20th day of July 2022 by the following vote, to wit:
Ayes: Holmes, Miller, Ramos Amith, Mayor Pro Tem Ortiz and Mayor Fermon Noes None
INWITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of lndio.California, this 20th day of July 2022.
SAB
City Clerk Administrator
City of lndio
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1610 of 1755 Bed
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‘HA/A‘t, JIOU I‘IVI | I. ID.U£D Dpeclal InUUSHlal zone uevelopment standarus. CH»! ogl/Acluéiw] CA 17 16.026 Spec al industria zone deve opment standards.
In addition to the development standards for industrial zone property of this code, the following uses shall be subject to the additional development standards listed in this section. In the event of a con?ict in the development standards of this code and this section, the terms and provisions of this section shall prevail.
A. Mini-Storage/Self-Storage Facilities.
1. Location Standards. Mini-storage/self—storagefacilities are unique, low impact uses which, due to the small area requirements of individualrental/storage areas, provides great ?exibility in architectural design. Such uses are conducive for development on unique and odd-sha .remnant parcels of dustrial zone where Ia e scale industrial icall constrained from development. Accordingly, to preserve larger, traditionally shaped, property for more intensive industrial development, mini-storage/self—storage facilities shall only be locatedon unique, odd-shaped and/or
3. Access and Circulation
a. Vehicular ingress and egress shall be limited to one point for each side of the subject property adjoining any street or highway, and shall conform to the ?re department standards; b. At least forty feet of clear, unobstructed driveway depth be provided from the road, to the primary access gate or principal entry point of the facility;
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Title 17 ZONING
Chapter 17.16 INDUSTRIAL ZONE
View the current version on eCode360.
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ls. If, in the opinion of the planning director, an application for a ministorage/self—storage facility is on property deemed suitable for other industrial development, the ministorage/self—storage facility shall only be approved with the approval of a zone exception pursuant to Chapter of this code.
2. Principal Use. Allmini-storage/self-storage facilities shall be the principal use on the property and not associated with any other industrial use. Mini-storage/self—storage facilities shall not be permitted to develop within all.or any part. of any existing industrial warehouse or structure.
17.48
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4/4/44. 0:35 F'IVI | I. IO.ULO DPBCIEIInClLlsll'lal zone uevelopmenl stanuarus. c. Interior driveway widths shall be not less than thirty-six feet unless, due to the irregular shape or configuration of the lot or parcel of land under consideration, the planning commission specifically authorizes a width less than thirty-six feet, but in no event less than twenty-six feet in width. A driveway providing access to storage units on one side only of the facility shall be not less than twenty-six feet in width.
4. Parking and Loading Areas.
a. One standard parking space for each two thousand square feet of gross ?oor area. Said parking spaces shall also be arranged on the subject property so as not to obstruct any driveways nor adversely affect vehicular ingress and egress to the facility;
b. Spaces in any approved outdoor storage area shall not be included as required parking; c. Ground level, roll-up door storage areas shall have an exclusive use loading area in front of the unit. Such exclusive use loading areas shall not be counted as required parking; d. In addition to the exclusive use loading areas, common loading areas shall be provided in an amount sufficient to serve the users of the interior storage units and shall be designed to ensure that driveways willnot be obstructed.
5. Site Design.
a. The architecture of the ministorage/self—storage facility, including, but not limited to fences, walls, gates, buildings and landscaping, shall, to the maximum extent possible, be compatible with the community;
b. Buildings shall be designed, located and screened, incorporating eight-foot high screen walls, so that the views of overhead doors and the interior driveways within such facilities are not readily visible from adjacent public view.
6. Landscaping and Screening.
a. All areas between required fences and the lot lines shall be fully landscaped with lawn, shrubbery, trees and/or ?owers;
b. In addition to subsection (A)(6)(a), for every thirty feet of street frontage of the subject property, not less than one twenty-four-inch boxed tree shall be planted and continuously maintained.
7. Fences and Walls.
a. Allscreen walls shall be constructed of masonry, concrete or other similar materials. No chain linkfencing shall be permitted;
b. The design and materials used in the construction of fences and walls shall be compatible with the architecture of the buildings of the self-service storage facility and with buildings in the area surrounding the facility;
0. Exterior wall surfaces shall at all times be kept free from graf?ti or any other marks of vandalism. -_..l.. In...“ u 1-! —L.——l~— 4-1 42 4-: «2 mac OM
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1612 of 1755 444(44, 0:321 F'Wl | I. ID.U40 bpemal ll'lCllJSll'lal zone development standards.
8. Outdoor Storage.
a. Boats, campers, recreational vehicles, travel trailers, etc. may be stored outside of an enclosed building, but only in an area designated for such outside storage on an approved plot plan; b. Outdoor storage shall not be visible from any adjoining or adjacent property when viewed at ground level;
0. Outdoor storage is prohibited within setback areas;
d. Areas proposed for outdoor storage within the facility shall be clearly indicated on the site plan and approved prior to the use of any such area for outdoor storage. In no event shall such approved area be counted as required parking.
9. Outdoor Lighting.
a. Outdoor lighting shall be shielded to direct light and glare only onto the self-service storage facility premises. Said lighting and glare shall be de?ected, shaded and focused away from all adjoining property;
b. Outdoor lighting shall not exceed an intensity of one foot-candle of light throughout the facility.
10. Trash Enclosures.
a. Allsuch receptacles shall be placed within a masonry or concrete block enclosure of adequate height to preclude view of the receptacle. Said enclosure shall have a wooden, metal or other type of opaque, self-latching gate;
b. Two receptacles and surrounding enclosures shall be provided for each facility. An extra such trash receptacle as follows:
i Over fifty thousand gross square feet (one receptacle), ii. Each additional fifty thousand gross square feet (one receptacle).
11. Use Restrictions.
a. Except to comply with minimum state building code requirements, no public restrooms shall be provided;
b. No public sale of any item from a rental space or within a self-service storage facility;
0. No residential use by any manager or employee shall be permitted at the facility; d. No construction, repair, servicing, renovating, painting or resurfacing of any motor vehicle, boat, trailer or other machine or implement including, but not limited to, furniture, toys, carpets or similar equipment, objects or materials;
e. No on-site commercial, business, professional, industrial or recreational use or activity; .4.— -I ‘-A_I:&-~IL:¢I.. 41 akna‘a— 4'! 4c 4'! 4!: nne
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1613 of 1755 4/4/44, 6:03 I"IV| l I. |O.U40 apecual InGLISlrlal zone uevelopment stanuarus. f. No use of rental units for human habitation. (0rd. 698 § 6, 2004) Contact:
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Published by Quality Code Publishing, Seattle.WA. By using this site, you agree to the terms of use
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25.34 200 Persona Storage Fac ities
A. Purpose and intent. The purpose of this section is to establish site planning, development and operating standards for self-storage, personal storages, and recreational vehicle storage facilities within the City of Palm Desert. It is the intent of the City of Palm Desert, in establishing these standards to mitigate potential adverse visual impacts of this use on adjacent and surrounding property by requiring additional setbacks, screening, and locational standards.
C.
D.
Location.
1. Storage facilities may only be permitted with the approval of a conditional use permit in the Service Industrial (SI) zoning district, or parcels with a Freeway Commercial Overlay (FCOZ) designation.
2. A new facility shall not be located within 1,000 feet of an existing storage, personal storage facility, or major transit stop as defined in California Resources Code Section 21064.3.
3. Personal storage facilities shall not be permitted to develop within all, or any part, of any existing industrial warehouse or structure.
Development standards.
1. Except as provided in this section, all property stored on the site of a personal storage facility shall be entirely within enclosed buildings.
2. Storage bay doors shall not face any abutting property located in a residential district, nor shall they be visible from any public road or sidewalk. ha£a_.lll:L—~_,___—l_ ..All:l.I—...I._ A..-..—i a—f—..L‘I—..—:—2n—~I -AA-I:L......IMH.— "H: -L.-—&.—_ I'M: 04 '1: 13A ?nn Palm Desert, California Municipal Code
Title 25 ZONING
Chapter 25.34 SPECIAL USE PROVISIONS
Important notice: This publication has moved to General Code's eCodeB60 platform and this site i s
no longer being updated. View the current version on eCode360.
B. Applicability. The regulations contained within this chapter shall apply to personal storage facilities, as defined in Chapter of this title, and shall be in addition to any other development standards and regulations contained elsewhere in the Municipal Code and/or conditions imposed by the Planning Commission in a conditional use permit. This use may only be located in those zoning districts herein.
25.99
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3. Parking and storage areas shall be screened from any adjacent public streets and residential uses by a combination of building architecture, landscaping, and site walls.
4. The exterior facades of all structures shall receive uniform architectural treatment, including masonry, stucco, and painting of surfaces. The colors selected shall be compatible with the character of the neighborhood and adjacent buildings.
5. The architecture of the facility, including, but not limited to, fences, walls, gates, buildings and landscaping, shall, to the maximum extent possible, be compatible with the community and shall be subject to review by the Architectural Review Commission.
Parking and loading areas.
6. Ground level, roll-up door storage areas shall have an exclusive use loading area in front of the unit. Such exclusive use loading areas shall not be counted as required parking. This loading area shall not encroach into the minimum required drive-aisle.
7. In addition to the exclusive use loading areas, common loading areas Shall be provided in an amount sufficient to serve the users of the interior storage units and shall be designed to ensure that drive aisles willnot be obstructed.
Circulation.
1. internal drive aisles shall provide sufficient width and radius for maneuvering vehicles to accommodate vehicular circulation and separate loading areas.
2. Sufficient turning movements shall be demonstrated with the precise plan review.
Landscaping.
1. A minimum of 20 percent of the total site area shall be landscaped with plant materials designed to provide beautification and screening.
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1. Parking shall be provided as required in Section , Parking Requirements. Said parking spaces shall also be arranged on the subject property so as not to obstruct any driveways nor adversely affect vehicular ingress and egress to the facility. For larger facilities with a gross ?oor area greater than 10,000 square feet, a parking impact analysis shall be provided in the precise plan application.
25.46.050
2. Any office space within the personal storage facility shall require 4 spaces per every 1,000 ft of office space, consistent with Section of this code.
3. Required parking areas shall not be located within any required landscape setback area.
4. Spaces in any approved outdoor storage area shall not be included as required parking.
5. Loading areas shall be no less than 12 feet wide.
25.46.040
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40.64.4UU rersonal storage FHCIIIIISS
2. A landscaped setback area no less than 20'—0"in depth shall be provided along any public street frontage.
3. A landscaped setback area no less than 10'-0" in depth shall be provided along any interior property line.
4. Allareas between site walls and property lines shall be fully landscaped with live landscaping and continuously maintained.
Fences and walls.
1. Allscreen walls shall be constructed of masonry, concrete or other similar materials. No chain link fencing shall be permitted.
2. The design and materials used in the construction of fences and walls shall be compatible with the architecture of the buildings of the self-service storage facility and with buildings in the area surrounding the facility.
Outdoor lighting.
1. Outdoor lighting shall be at the minimum amount required to discourage vandalism and theft.
Outdoor storage of recreational vehicles and boats. Open storage of recreational vehicles and dry storage of boats may be permitted as an accessory use with a personal storage facility primary use; provided, that the following standards are met:
1. The storage shall occur only within a designated area approved under a precise plan. The designated area shall be clearly delineated on the site plan and site.
2. The recreational vehicle and boat storage area shall not exceed 25 percent of the buildable area of the site.
4. The storage area shall be entirely screened from view from adjacent residential areas and public streets by a building and/or solid walls with landscaping on the outside of said building and/or solid walls.
5. Storage shall not occur within the area set aside for minimum building setbacks
6. No dry stacking of boats shall be permitted on site.
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5. In addition to any landscaping required under Chapter , a minimum of one 24-inch box canopy tree shall be planted per 30 feet of street frontage and shall be continuously maintained.
25.52 2. Outdoor lighting shall comply with requirements of Chapter , Outdoor Lightin g Requirements.
24.16 3 Measurement of recreational vehicles shall comply with Section , Measurement of vehicles.
8.40.040
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7. No vehicle maintenance, washing, or repair shall be permitted.
K. Business activity. The use of personal storage facilities by customers shall be limited to inactive storage only. No retail, repair, or other business activity shall be conducted out of the individual rental storage units or any accessory uses on premises. No activities other than rental of storage units and pick-up and deposit of storage shall be allowed on the premises. Examples of activities prohibited in said facilities include, but are not limitedto the following:
1. Auctions, commercial wholesale or retail sales, or miscellaneous garage sales. An exception is made for auctions required by law to comply with lien sale requirements. During said lien sales, customer vehicles shall not be allowed to obstruct travel ways within the personal storage facility.
2. The servicing, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment.
3. The operation of power tools, spray-painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment.
4. The establishment of a transfer and storage business L. Hazardous materials. No caustic, hazardous, toxic or ?ammable or explosive matter, material, liquid, or object, nor any matter, material, liquid or object that creates obnoxious or offensive dust, odor or fumes shall be stored in a personal storage unit.
M. Utilities. Water, gas, or telephone service to any rental space is prohibited.
N. Habitation. Human habitation of any rental space is prohibited.
0. Notice to tenants. As part of the rental process, the facility manager shall inform all tenants of conditions restricting storage of hazardous materials and limitation on the use of the storage units. These restrictions shall be included in rental contracts and posted in a conspicuous location within the front of each rental unit. The notice shall be reviewed as part of the precise plan application process. (Ord. 1405 § 4, 2023)
Contact:
hu——.lll:k-_..........4_ ....Il:I—I——.I.... .4--~.1 n—{—..kI—..-—1—2_—I «HA—l:t—.—.I¢:LI- ?r: nth—.4..- I'M: Oil ?u: ")A Finn City of Palm Desert, 760-346-0611. Email:
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cityclerk@pa|mdesert.gov
Quality Code Publishing, Seattle, WA terms of use
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1619 of 1755 w—
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4/4/44, 42U‘l- I"lV| bnapter 4.3.8 IO D l UKHUE. VEKDUNAL D | UKHUI: I‘HLIILII T LIEVELUI‘IVIIZN I D IHNUHKUD CI ”famine CA Chapter 23 915
STO GE, PERSO AL STO G CL YDEVELOP E T
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23.915.010 Purpose and applicability.
A. Purpose. The purpose of this chapter is to establish site planning, development, and/or operating standards for storage, personal storage uses within individual or multiple zoning districts. It is the city’s intent, in establishing these standards, to mitigate the potential adverse visual impacts of this use on adjacent and surrounding property by requiring additional setbacks, screening, and other location standards.
B. Applicability.The regulations and standards contained in this chapter shall apply only to storage, personal storage facilities as expressly identified in the corresponding section and shall be in addition to any other development standards and regulations contained elsewhere in this zoning code (e.g., lighting, landscaping, parking). This use may only be located in those zoning districts as described in, and shall only be authorized in concert with the permit requirements of, Article 3 of this title (Zoning Districts, Allowable Uses, and General Development Standards). [Ord. 4-2017 § 3 (Exh. 3)]. %23.915.020 Storage, personal storage facility.
A. Storage, personal storage facilities shall only be located in those zoning districts as described in Article 3 but not in the following locations:
761.Shall not be located within 250 feet of Highway 50, Folsom Boulevard, Sunrise Boulevard, or Zinfandel Drive rights-of-way unless buildings are designed to appear as office buildings. Storage bay doors shall not face any abutting property located in a residential district, nor shall they be visible from any public road.
Vé2. Shall not be located within one-quarter mile of an existing storage, personal storage facility, or a Sacramento Regional Transit station.
B. Development Standards.
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23.915.010 Purpose and applicability.
23.915.020 Storage, personal storage facility.
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1. Except as provided in this section, all property stored on the site of a storage, personal storage facility use shall be entirely within enclosed buildings.
2. Open storage of recreational vehicles and dry storage of boats shall be permitted within a storage, personal storage facility use; provided, that the following standards are met:
a. The storage shall occur only within a designated area. The designated area shall be clearly delineated on the site plan and site.
b. The storage area shall not exceed 25 percent of the buildable area of the site. c. The storage area shall be entirely screened from view from adjacent residential areas and public roads by a building and/or solid fencing with landscaping on the outside of the fence. d. Storage shall not occur within the area set aside for minimum building setbacks. e. No dry stacking of boats shall be permitted on site. f. No vehicle maintenance, washing, or repair shall be permitted
3. With the exception of a structure used as a security or caretaker quarters, the maximum height of a self-service storage facility use shall be 24 feet. In addition, a parapet wall shall be constructed to screen roof-mounted heating and air conditioning and otherequipment, ifany. The combined height of the building and the parapet wall shall not exceed 30 feet.
4. The following on-site circulation standards shall apply:
a. Interior parking shall be provided in the form of aisleways adjacent to the storage bays.
These aisleways shall be used both for circulation and temporary customer parking while using storage bays. The minimum width of these aisleways shall be 21 feet if only one-way traffic is permitted, and 30 feet iftwo-way traffic is permitted. b. The one- or two-way traffic ?ow patterns in aisleways shall be clearly marked. Marking shall consist at a minimum of use of standard directional signage and painted lane markings with arrows.
0. Appropriate access and circulation by vehicles and emergency equipment shall be ensured through the design of internal turning radii of aisleways. ..IL.¢...IIn—...-I..Hr\n-.l... mno ln---h..f~-—,4-. .H?nnd C LL...—
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5. Outdoor lighting shall be the minimum necessary to discourage vandalism and theft. If a facility abuts a residential district, outdoor lighting fixtures shall be no more than 15 feet in height.
6. No exterior loudspeakers or paging equipment shall be permitted on the site
7. Storage buildings shall be designed to appear as of?ce buildings. Storage bay doors shall not face any abutting property located in a residential district, nor shall they be visible from any public road.
8. The exterior facades of all structures shall receive uniform architectural treatment, including masonry, stucco, and painting of surfaces. The colors selected shall be compatible with the character of the neighborhood. [0rd, 4-2017 § 3 (Exh. B)].
The Rancho Cordova Municipal Code is current through Ordinance 15-2023, passed December 18, 2023
Disclaimer: The city clerk's of?ce has the official version of the Rancho Cordova Municipal Code.
Users should contact the city clerk’s of?ce for ordinances passed subsequent to the ordinance cited above.
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20.895.100 Self-Service Storage.
B. General Requirements.
1. Self-service storage shall be prohibited on properties located in whole or part within 500 feet of major corridors, which is measured from the centerline of the street, as illustrated in Figure
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2. Self-service storage is permitted only within multi-story structures.
3. Self-storage units shall gain access from the interior of the building(s) or site. No unit doors may face the street.
4. Self-storage units shall not be used for:
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b. Conducting garage or estate sales. This does not preclude auctions or sales for the disposition of abandoned or unclaimed property.
Storage of flammable, perishable or hazardous materials or the keeping of animals.
Each ?oor above the ground ?oor of a self—storage facility building that is facing a street shall at a minimum be comprised of 15 percent glass.
At least 75 percent of the width of any new or reconstructed first—story building wall facing a principal, minor, or collector arterial street shall be devoted to interest-creating features, such as pedestrian entrances. reliefs, murals, landscaping, transparent show or display windows, or windows affording views into retail, office, or lobby space.
Outdoor storage is prohibited. Allgoods and property stored at a self-storage facility shall be stored in an enclosed building. No outdoor storage of boats, RVs, vehicles, or similar, or storage in outdoor storage pods or shipping containers is permitted.
Recognition of Existing Facilities. Existing self-service storage businesses are permitted to expand or construct new buildings within parcels being used for self-storage as of the date of adoption of the ordinance codified in this section. The expansion or new construction shall be consistent with and meet all applicable standards of the zoning district as well as this section. -A.Il..——--...._- ._.. ...:.-.:——.l —~—l.__l\ Innl‘t?n on: 4 nn nln
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1624 of 1755 g1.301A06
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410/44. 520! HIVI S 4 LJUL. ID DELI-'3 | UKHUI: l-HLJILI l IED. orBloom W (A) One or more secured ingress and egress drives must be provided as approved by the Issuing Authority. The drive(s) must be designed to provide separate lanes for entering and exiting traffic so that either lane can be used for emergency vehicle access. (B) Access must be controlled by a security system consisting of key-controlled gate arms, gates or similar devices. Each lessee must have key access through the security system. The system must be approved by the Issuing Authority.
(2) Parking. See § of this code.
(3) On-site circulation and driveways.
(A) All one-way driveways directly serving storage spaces, buildings or cubicles must provide for one 10-foot wide parking lane and one 15-foot wide driving lane. Traffic direction and parking must be designated by signing or painting.
(B) Alltwo-way driveways directly serving storage spaces, buildings or cubicles must provide for one 10-foot wide parking lane and two 12-foot wide travel lanes. (C) Allareas where turning movements are required must provide a minimum 30 foot inside radius and a minimum 45 foot outside radius.
(4) Space for exterior storage of vehicles, boats and trailers must be a required component of self—storage facilities in an amount equal to at least 10% of the land area available for development.
Area available for development does not include wetlands or land area for transportation purposes, including but not limited to railroad easements and planned widened right-of-way. (A) For a multiple tenant location, the land area required for exterior storage of vehicles, boats and trailers must be 10% of the land area based on the proportionate self-storage use of the structure (e.g., if 25% of the building is used for self-storage, the required exterior storage area is based on 25% of the land area).
(5) In no instance may the amount of exterior storage exceed the building ground coverage. (6) The space devoted to exterior storage must not be located between the principle building and a public street.
(7) Exterior storage adjacent to residential uses or districts must be properly screened from the adjoining uses with a fence or wall equal to the height of the vehicles stored. (8) The space devoted to exterior storage is not considered in calculating required parking. (9) The site must meet the requirements of of the city code and the city's Comprehensive Surface Water Management Plan for stormwater management, erosion control, and wetlands.
(b) Architectural design requirements:
(1) Entrance doors directly to storage compartments must not face any public street. (2) Exterior surfaces of all buildings must be faced with face brick, stone, architectural concrete masonry units, cast-in-place or precast concrete panels, or an equivalent or better. The color of L.u...-.Il-....J_I:L.-..... -.—l—_—I -HMIAAA—_ILI-_—-:_~b-—II_5--LILIA~~.:n—tn_ n...lr\ n A 446;"!!! (a) Site design requirements:
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§ 21.302.16 SELF-STORAGE FACILITIES.
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21.301.02
‘HO/é‘f, 323! HIVI Q A |.\)U4. ID DELI-'0 I UNI-“3|: I‘HbILI | IE3. exterior surfaces must be harmonious with surrounding development. Masonry or concrete walls must not be painted; color must be integral to the masonry material. (3) Any wall adjacent to or visible from public streets or abutting property must not exceed 100 feet in length without visual relief by means of a vertical reveal at least one foot in depth and ten feet in width, a perceptible change in wall angle or a corner.
(0) Landscaping requirements:
(1) Landscaping must be provided continuously along all public street frontages, except for authorized access points.
(2) Landscaping must be provided along all property lines, except where exempted for good cause by the Issuing Authority.
(3) Landscaping must consist of a variety of hardy evergreen plant material consisting of trees, low, medium and high—pro?leshrubs, together with a suitable ground cover such as sod, native grasses, rock or a combination thereof.
(4) Landscaping must be designed, placed and maintained in such a manner as to not impair vehicle visibility at corner intersections or adjacent to points of ingress or egress. (5) A landscape plan must be submitted for approval by the Issuing Authority. (d) Life safety requirements:
(1) A security fence or wall must be provided around the exterior storage area as approved by the Issuing Authority.
(2) Driveways must be designed so that fire equipment and other emergency vehicles can readily access and exit all areas of the site.
(3) No electrical service may be provided for individual tenant storage spaces. (4) Exterior lighting as required in § for circulation drives must be provided as approved by the Issuing Authority.
(5) Fire hydrants must be provided within the site at locations required by the Fire Marshal. Fire hydrants must be separated by distances of not more than 300 feet. (6) A fire alarm system with heat deteCtors in all interior storage areas must be provided.
Detectors must be connected to a central fire alarm panel in the facility office, and monitored by an approved central station alarm company.
(7) No ?ammable, caustic, explosive, poisonous, radioactive or otherwise dangerous material may be stored in any self-storage facility. Lease agreements between the operator and each lessee must reflect this provision.
(e) Operational requirements:
(1) Unless an on-site manager is on the property during the hours of 8:00 am. to 4:30 pm, Monday through Friday, a resident manager must be on the site and must be responsible for maintaining the operation of the facility in conformance with ordinance requirements and conditions of approval of the City Council. Up to two dwelling units for resident managers may be located on the site.
(2) The on-site manager of the facility must maintain a copy of the site plan of the facility which has been approved by the Issuing Authority, a copy of all conditions of approval attached by the City Council, and a copy of all applicable city regulations.
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1626 of 1755 193$ 0]
4/0/44, 32:)! HIVI S A LOUA. ID DELI-'3 | UKHUI: I'HDILI | IED. (3) The lessor or agent of the lessor must obtain a signed lease agreement from the lessee that must be kept in the on-site office of the facility and must be available for inspection by the Issuing Authority. The lease agreement must contain the following:
(A) Name of lessee. If a business firm or corporation, the name, address and telephone number of the owner, agent or partners of the business.
(B) Residence and business address and telephone number. (C) A brief description of the types of materials stored. (D) Signature of lessee on a statement indicating understanding and compliance with all lease requirements, ordinance requirements and conditions of approval. (4) Each lease agreement must include all appropriate restrictions established by ordinance and/or condition of approval established by the City Council. Each lessee must be required to sign each lease agreement indicating understanding and acceptance of all restrictions. (5) No business activities other than the rental of storage units may be conducted on the portion of the premises devoted to the rental of storage units. No retail or wholesale sales may be conducted on the premises, except sales of goods and services by the management. No auctions or commercial sales or uses, manufacturing, fabricating or assembly of any items may be conducted on the site. No activities such as miscellaneous or garage sales may be conducted on the premises. (6) The servicing or repair of motor vehicles, boats, household, industrial or commercial items must not be conducted on the premises.
(7) The operation of a self-storage facility must in no way be deemed to include a transfer and storage business where the use of vehicles is part of such business. (f) Additional requirements:
(1) Location. See § of this code for the classification of self-storage facilities within the zoning districts.
(A) No self-storage facility may be located:
(i) Within one-half mile of existing and planned light rail transit (LRT) and bus rapid transit (BRT) stations, as measured from the property lines of a LRT or BRT station to the closest point of the self-storage facility's wall without regard to intervening structures or objects; (ii) On a site designated as protected industrial in the Comprehensive Plan; (iii) Within the planning area for the Lyndale Avenue Suburban Retrofit Plan, reflected in a map kept permanently on file in the Community Development Department of the city and available for public inspection; or
(iv) Within 500 feet of sites zoned and used residentially, as measured from the closest point of the self-storage facility's wall to the nearest residential property line without regard to intervening structures or objects.
(2) Minimum floor area ratio (FAR) is 1.25 and the maximum FAR is 2.0. The total floor area of all separate self-storage structures on the site may be combined to meet the minimum building floor area requirements. The maximum FAR of the underlying zoning district does not apply to self-storage facilities.
(3) When located in the M Industrial Park Zoning District, as part of a planned development pursuant to § , self-storage facilities (including all buildings, driveways, resident manager's quarters, screening walls, and all other associated features) must not:
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1627 of 1755 (0rd. 2912-2, passed 1-7-2019; 0rd. 2021-10, passed 5-24—2021) 4/0/44. MIDI HIV! s A LOUA. IO DELr-D | URI-Val: I'HLJILI l ICC. (A) Be located within 500 feet of a roadway designated as a principal arterial, intermediate arterial or minor arterial street, and;
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1628 of 1755 Bloomington
approves restrictions
on self-storage
facilities
Mike Hanks Co murxitv Editor
Ju n E),202
Ordinance limits sites fornew construction
After a year of study and deliberation, Bloomington City Council members effectively put an end to the city’s ?ourishing self—storagefacility industry with little fanfare.
The council on May 24 unanimously approved a highly restrictive ordinance that won’t prevent the construction of additional self-storage facilities, but seemingly puts an end to the industry’s growth in the near future.
The council’s ordinance is more restrictive than initially drafted, and counter to the Planning Commission’s recommendation from less than
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The ordinance approval ends a moratorium on construction of such facilities, but leaves few place for construction of new facilities in Bloomington, and none of those options appear to be readily available to developers of self—storage facilities, due to existing uses of the qualifying parcels, according to City Planner Shawn James.
The city’s one-year moratorium on the development of self-storage facilities was enacted in June 2020, and was within a month of expiration at the time of the council’s vote. The moratorium was in response to the increase in such facilities throughout the city.
Bloomington has nine self—storage facilities, which is about double what it had four years ago. “While self-storage is in demand, current regulations allow facilities in some areas that don’t align with the vision and goals of city plans and are impactful to their surroundings,” a city staff report states.
Bloomington appeared to be emerging as the leader in self—storage among its neighboring cities. James said the city has a disproportionate supply of storage units when compared to neighboring cities.
The staff report noted benefits of such facilities, such as providing space for recreational vehicle parking. “This is useful for many residents that are unable, due to code requirements, to park their vehicle at their house.” But the city has identified drawbacks to its burgeoning supply of storage units. “The use generates low commercial and employment activities,”
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The multi-level facilities aren’t always adored by those living or working nearby, as their height and the lighting impacts adjacent properties, he noted.
The council, largely in agreement with those findings, welcomed additional restrictions on future facilities. The ordinance prohibits self— storage facilities on parcels designated as protected industrial in the Comprehensive Plan, in areas within a half mile of existing or planned light rail transit or bus rapid transit stations that typically provide access to high-density residential or employment opportunities, on parcels included within the city’s Lyndale Avenue Retrofit Study area and in areas within 500 feet of properties zoned and used residentially.
The ordinance also requires council approval of a conditional—use permit for future facilities. Permit approvals were previously under the purview of the Planning Commission, the staff memo noted.
Based upon the restrictions of the ordinance, there are four areas within the city that could accommodate new self-storage facilities, according to James. Of the nine facilities in the city, only two along American Boulevard will conform to the new ordinance. The other seven are legal, nonconforming facilities, he noted.
The Planning Commission unanimously recommended denial of the ordinance during its May 13 meeting, indicating a preference for a less restrictive approach and suggesting the approved ordinance is essentially a prohibition on self—storage facilities, according to the staff memo.
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1632 of 1755 1-—
II
SCOTTSDALE
Self-Storage Facilities
DESIGN GUIDELINES
Resolution No.8
d ted Jul 16th 202
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1633 of 1755
ACKNOWLEDGMENTS
Virgina Korte — Chair, City Council representative
William Scarbrough — Vice Chair
Christian Serena — Planning Commission representative
Doug Craig — Member
MichalAnn Joyner — Member
Joe Young — Member
Shakir Gushgari — Member
DEVELOPMENTREVIEWBOARD
Brad Carr, AICP, LEED—AP— Planning & Development Area Manager Adam Yaron — Project Coordination Liaison
Doris McClay — Senior Planner
Katie Posler — Planner
Chris Zimmer — Planning Specialist
PROJECTSTAFF
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1634 of 1755 Self-Storage Land Use
Design Objectives
Purpose of Guidelines
INTRODUCTION
Ensure Continuity of Site Development (Surrounding Context) Provide Appropriate Access and Ef?cient On—SiteCirculation Integrate Meaningful Open Space
Minimize Impacts of Building Equipment & Service Areas
SITE DESIGN (SD)
Complement Existing Development
Reduce Apparent Building Size & Mass
Discourage the Use of Corporate Identi?cation in Building Architecture Integrate Appropriate Climatic Responses into the Building Design Provide Context-Appropriate Materials, Colors & Textures Ensure Mechanical Systems and Screening are Appropriately Integrated
BUILDINGDESHGN(BD)
Minimize Impacts of Buildings & Site Lighting
Limit the Use of Lighting at Window Openings
Visual Process of Users
LIGHTING(LT)
Integrate Landscaping with the Overall Design Concept
Screen Offending Views and Buffer Sensitive Land Uses
in Pedestrian Areas
LANDSCAPiNG(LS)
4 4 5566
70099
10 12
12 14
14 GLOSSARYOF TERMS 15
16
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SELF-STORAGELANDUSE
For the purpose of this document, the term "self-storage facility” includes establishments that offer storage in an enclosed building, with access to storage units only from the interior of the building. These facilities are referenced as "internalized community storage” in the city’s Zoning Ordinance and can also be referred to as miniwarehouses.
DESIGNOBJECTIVES
For decades, the site planning and aesthetic design evaluation through the Development Review process has instrumentally shaped the community. Quality design is seamlessly woven into the surrounding context, both respecting and enhancing its surroundings. Another measure of quality design is its functionality and durability. A building should be constructed with both the present and the future in mind. Certain materials and construction methods should be used to create a building that willwithstand the test of time. A design can be measured by what it contributes to the community. Quality design should not only meet individual needs but should also achieve the objectives of the greater city.
These Self-Storage Facilities Design Guidelines provide the framework that guides individual developments as they visually and physicallywork together to define, shape, and enhance the image of Scottsdale. A portion of the design objectives found in these guidelines have been retained from earlier, community-created design goals, while others include updated language or represent completely new concepts. Collectively, these design objectives establish the community's aesthetic vision for self—storage facilities The design objectives for self—storage facilities include:
Cohesive/y integrate self-storage facilitiesinto the fabricofthe built environment.
Mitigate potential unwanted impacts fromself—storagefacilitieson adjacent properties, especially adjacent residential properties.
Limit the use ofcorporate identificationin the building design ofself—storagefacilities.
Promote the use ofhigh-quality design consistent with other buildings in Scottsdale.
Encourage property improvements to fosterthe overall economic prosperity ofScottsdale.
PURPOSE OF GUIDELINES
Design guidelines implement policies of the General Plan and Character Area Plans and serve as a tool to help provide clarity to the community’s values and expectation for certain uses and/or building typology. During the design process, creativity and innovation are encouraged, thus these Guidelines are intended to be ?exible, and to act as a tool to guide innovative, quality design. The Guidelines are meant to encourage and promote unique solutions to design opportunities and challenges. In conjunction with the Sensitive Design Principles, the Zoning Ordinance, and the Design Standards and Policies Manual (DSPM), the Guidelines direct design in a way that accounts for the larger context, complements the established character, encourages thoughtful design, mitigates potential impacts, and upholds the values of the community.
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SITEDESIGN(SD
ENSURE CONTINUITYOF SITEDEVELOPMENT(SURROUNDINGCONTEXT) SD1. The site plan, building arrangement, and orientation ofuses should coordinate with neighboring properties and respect and enhance Scottsdale’s Sonoran Desert environment.
SD1.1. Ensure site development is compatible and complements the existing development pattern of the neighborhood surrounding the site, including established building setbacks, landscape buffers, site access and placement of building functions. (Context Compatibility)
SD1.2. ReSpect adjacent properties with design and site planning to minimize disrupting the privacy and outdoor activities of residents in adjacent buildings. (Context Compatibility)
SD13. Incorporate Scottsdale’s Sensitive Design Principles into the site design. (Sonoran Desert)
PROVIDEAPPROPRIATEACCESSAND EFFICIENTON-SITECIRCULATION SDZ. Promote e?‘icientvehicular access.
SD2.1. The consolidation of site entrances is encouraged, where appropriate. (Appropriate Access)
SD2.2. Choose locations for vehicular access and service access that avoids potential con- ?icts with pedestrian circulation. (Appropriate Access) (Safe Design) SD3. Ensure adequate safety and security ofthe site.
SD3.1. Create a safe environment by providing lines of sight and encouraging natural surveillance through strategic placement of doors, windows, and lighting. (Safe Design)
503.2. Site the primary entry in a location that logically relates to the building use and clearly connects all major points of access. (Safe Design) SD33. Locate main building entryways away from high-traf?c vehicular areas. Encourage visible access to main building entryways that is obvious, identi?able, and distinctive. (Safe Design)
SD4. Provide appropriate pedestrian connections to on—sitebuildings.
SD4.1. Main pedestrian connections from adjacent streets to the public entrance of buildings of the site should be a minimum of six (6) feet in width. (Pedestrian Access) SD4.Z. Connect on—sitepedestrian walkways with existing private infrastructure to support linkages outside of the project. (Pedestrian Access)
SD5. Locate parking and loading areas in locations that reduce impacts.
SD5.1. Encourage loading areas to be located in enclosed spaces to reduce visual clutter and potential impacts to the surrounding area. (Parking & Loading) SD5.2. Locate parking away from public areas to reduce visual impacts. (Parking & Loading) SD53. When parking must be located adjacent to public areas, incorporate architectural and landscape screening of parking areas. (Parking & Loading) SD5.4. Covered parking and/orloading areas are encouraged. Where covered parking and/ or loading areas are provided, ensure shading elements are linked with the overall design of the project. Shading elements should generally not be located between the main building and street frontages. (Parking & Loading)
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INTEGRATEMEANINGFUL OPEN SPACE
SD6. Provide meaningful open space areas.
506.1. Open spaces areas should be sited to enhance on-site pedestrian activities as well as provide a landscape setting for on-site buildings. (Open Space) SD6.2. Contribute to the character and proportion of surrounding open space by siting open spaces that create continuity with existing open space areas on adjacent properties. (Open Space)
SD63. A smaller number of larger sized open spaces is preferred to a larger quantity of smaller sized open spaces. (Open Space)
SD6.4. Utilizeopen space as buffers to nearby sensitive uses, such as residential areas, where appropriate. (Open Space)
Encourage loading areas in enclosed spaces Provide meaningful open space Photo by: Doris McCIay Rendering created by: EAPCArchitects Engineers
MINIMIZEIMPACTS OF BUILDING EQUIPMENT& SERVICEAREAS
SD7. Minimize the visual and physical impacts ofutility equipment, refuselocations, and building service areas.
SD7.1. Locate building service areas so as to minimize visibilityfrom public View and reduce potential con?icts with on-site circulation. (Minimize Service Areas) SD7.Z. Concealment of utility equipment, refuse locations, and building service areas should complement the overall architectural design. (Minimize Service Areas) SD8. Consider the placement ofutilities in the overall design ofthe site.
SD8.1. Consult with utility providers to manage the location of new above—grade facilities (i.e. switching cabinets, transformers, pedestals, back?ow preventers, and other utility boxes) to reduce safety issues and maintain visual quality of the development. (Utilities)
SD8.2. To ensure the long-term viability of utility screening, coordinate screening with the applicable utility provider to ensure utility equipment is accessible for maintenance and service per the requirements of the utility provider. (Utilities)
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1638 of 1755 height ings
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BUILDINGDESIGN(
COMPLEMENT EXISTINGDEVELOPMENT
BD1. Design buildings to complement the existing development context.
BD1.1. Provide compatible transition in building scale, height and mass. (Context Compatibility)
BD1.2. New buildings should coordinate building form and height with the surrounding context. (Context Compatibility)
BD1.3. Integrate materials, textures, and colors as found in the context of the surrounding area. (Architectural Context)
BD1.4. The permanent use of prefabricated metal buildings is generally discouraged. (Architectural Context)
BD2. Incorporate the unique featuresofScottsdale into the building design.
BDZ.1. Emphasize building attributes that give Scottsdale, the neighborhood surrounding the site, and/orthe site itself a distinctive sense of place. (Unique Features) BD2.2. Create compatibility between new projects and existing architectural context, including historic and modern designs, through building articulation, scale and proportion, roof forms, detailing, fenestration, and/orthe use of complementary materials. (Complimentary Features)
BD2.3. Buildings should be designed to express quality architectural design, design details, articulation, and quality materials on allsides of the building, including those portions of the building that may be less visible from off—site.(Four-Sided Architecture)
BD2.4. Incorporate Scottsdale’sSensitive Design Principles into the building design. (Sensitive Design)
Coordinate building form and with surround Four—sidedarchitecture Rendering created by: RKAAArchitects, Inc
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REDUCEAPPARENTBUILDINGSIZE& MASS
BD3. Reduce the visual mass and height ofbuildings.
BD3.1. Locate large portions of the building underground to reduce visual mass on the site. (Visual Mass)
BD3.2. Vary the height of the building and incorporate secondary architectural elements/ BD3.3.
masses and material articulation to increase the visual interest of the building. (Visual Mass)
Promote the use of architectural features, elements, and details that are of a human scale into the building facade, entries and lobby areas in a manner that is consistent with the overall architectural design. (Human Scale)
BD3.4. The exterior design of a building should reveal, where possible, differences in its BD3.5.
BD3.6.
internalfunctions as expressions of height, massing, and the composition of the elevations. (Human Scale)
Avoidlong or continuous blank wall planes and monotonous wall treatments and subdivide large vertical or horizontal building planes (facades) into varying masses. (Blank Walls)
Incorporate projections, recesses, or other architectural variation into wall planes to provide strong shadows and visual interest and help the eye divide the building into smaller parts. (Blank Walls)
BD4. Integrate transparency into the building design.
BD4.1.
BD4.2.
Incorporate building penetrations through window and door openings that break up wall planes and provide a visual connection to the interior of the building. (Building Transparency)
Buildings facades that face roadways or the public realm should avoid blank walls devoid of building penetrations. (Building Transparency) Vary height of building and incorporate secondary elements Integrate transparency into the building design Photo by: Goerge Bell "l1ttps://staric wixsraric com/media/Bdlal_l2ac503d3f21420db23d30c3a3c539c1jpg"
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SELF-STORAGE FACILITIES DESIGN GUIDELINE
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DISCOURAGETHE USE OF CORPORATE IDENTIFICATIONIN BUILDING ARCHITECTURE BD5. Discourage the application ofcorporate colors to building ?nishes.
BD5.1. Avoid the use of bold corporate colors as the primary paint application of a building. (Corporate Colors)
BD5.2. Integrate corporate colors, or variation of corporate colors, as minor accent features, not as overall color themes, but avoid the use of color banding or stripes. (Corporate Colors)
BD6. Discourage the use offenestrationor glazing for marketing ofbuilding or business.
BD6.1. Avoid the use of false windows that do not provide actual penetrations to the interior of the building. (True Windows)
BD6.2. Interior storage units should not be visible through a building storefront or windows.
Interior hallways or other non—storage unit areas of the interior that are visible through a building storefront or window should be painted muted tones that complement exterior building colors. The use of bright colors, or colors derived from corporate identi?cation are highly discouraged. (Corporate Identi?cation) Avoid bold corporate colors as primary paint application Reduce visibility of interior storage units through windows “htlps://ca1d1292:693289799024e283ISGfd84002061dd018c7b04c794 ssl cll rackcdn. "httus:l/caldlaBlcSBaZSQNSUZ-‘Ie283I56ld84008061dd01867b04c79d.ss| cfZ vackcdn Com/600761504204jpg” CDrF/EDOVISOSZSS jpg '
INTEGRATEAPPROPRIATE CLIMATICRESPONSES INTO THE BUILDINGDESIGN BD7. Encourage use ofarchitectural featuresto protect users fromenvironmental elements.
BD7.1. Provide overhead weather protection at building entryways. (Weather Protection) BD7.2. Integrate shading devices into the building design. (Shade) BD8. Ensure building designs account forthe unique climate ofthe desert Southwest.
BD8.1. Utilizewindows at lobby areas and interior corridors of the building to bring natural light to the interior of the site buildings. (Daylighting) BD8.2. Building designs should limit eastern and western exposures where feasible. (Climate) BD8.3. Windows on the eastern, southern, and western sides of a building should integrate shading devices to reduce the impacts of the sun on the interior of the building. (Climate)
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PROVIDE CONTEXT-APPROPRIATEMATERIALS,COLORS& TEXTURES
309. Use building materials, colors and textures that connect the buildings into the surrounding B010.
3011.
composition.
309.1. Materials with muted desert earth tones and course textures that are associated with the desert Southwest are encouraged. (Muted Earth Tones) 309.2. Incorporate colors and materials that emphasize shadow patterns. (Shadowing) 309.3. Materials and colors that have a light re?ective value (LRV)exceeding 70% are discouraged.(Low LRV)
309.4. The use of highly re?ective, polished or glossy materials should be limited and may be inappropriate in some contexts. (Limit Re?ectivity)
Incorporate building materials that provide long-lasting appeal to the building design. 3010.1. Building materials and ?nishes for eastern and western—facing facades should be designed to endure the temperature and sun exposure of the desert environment. (Durability)
3010.2. Encourage durable and attractive materials that will age well in Scottsdale’s climate, taking special care to detail corners, edges, and transitions in materials. (Durability) 3010.3. Building materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. (Texture and Detailing)
3010.4. Pre-cast and site—castconcrete structures should incorporate suf?cient architectural detail in the form of applied ?nishes, integral textures, patterns, colors, threedimensional recesses and projections. (Texture and Detailing) Emphasize the true expression ofbuilding materials.
3011.1. Exterior ?nish materials such as concrete, brick, and tile are encouraged to be left in their natural color or colored integrally, as opposed to being painted, stained or coated. (Natural Finishes)
3011.2. Natural materials are preferred over simulated materials. (Natural Materials) 3011.3.Ver‘tically-stacked materials should be ordered by perceived material weight, with the “heaviest” materials at the bottom, and the ”lightest” materials towards the top. (Material Order)
Utilizemuted earth tones and materials with texture
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SELF- W, STORAGE FACILITIES ,,,,DESIGN, GUIDELINES
ENSUREMECHANICALSYSTEMSAND SCREENINGAREAPPROPRIATELYINTEGRATED BDlZ. Minimize the visibility ofmechanical systems.
BD12.1. Locate roof-mounted mechanical equipment behind rooftop parapets that are integrated with the overall architectural design of the building. Reduce the footprint of mechanical equipment areas where possible. (Mechanical Screening) BD12.2.Place ground-mounted mechanical equipment in enclosed equipment yards that are surrounded by walls, or other screening materials that are integrated with the overall architectural design. (Mechanical Screening)
BD12.3.Mechanical equipment for the operation of doors or windows, including bulkheads over roll-up doors, shall be located inside of the building. The face of roll—updoors shall be recessed into the building wallwhere practicable, and in no case shall extend beyond the facadeof the building.
BD12.4 Integrate roof drainage systems internal to the building shell. (Roof Drainage) BD12.5. Coordinate potential wireless communication facilities (WCF)locations into the overall building design as opposed to seeking freestanding locations at a later time. (Integrate WCF)
Locate roof-mounted equipment behind parapets incorporate architectural variation into wall planes "htl.ps://
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MINIMIZEIMPACTS OF BUILDING& SITE LIGHTING
LT1. Minimize the impacts ofbuilding and site lighting on sensitive uses.
LT1.1. Minimize, or eliminate where possible, the use exterior lighting in areas of the site located adjacent to residential or other sensitive uses. (Sensitive Uses) LT1.2. Limited lighting of landscape features and plant material are acceptable when associated with pedestrian spaces and building/site entrances. Landscape lighting in ESLareas should be kept to a minimum to allow the use of natural areas by wildlife that may otherwise be affected by nighttime illumination. Where landscape lighting does occur, lighting should be of low voltage type. (Sensitive Uses) LT1.3. Employ lighting control systems to reduce on—sitelighting during non-peak times. (Adaptable Lighting)
LT2. Discourage the use oflighting as a means ofbuilding identification.
LT2.1.The use of lighting in clear-story building elements is discouraged. (Limit Lighting) LT2.Z.Avoidthe use of colored lights that mimic corporate identi?cation. (Corporate Identi?cation)
LT2.3.The use of accent or up-lighting on the exterior of the building is discouraged. (Limit Lighting)
LIMITTHEUSEOF LIGHTINGATWINDOW OPENINGS
LT3. Discourage nighttime lighting that emphasizes a building’s internal function.
LT3.1. Limit lighting levels at window openings to reduce corporate identi?cation/indirect signage and avoid potential safety hazards for vehicles. (Window Lighting) LT3.2. Direct interior lighting to floor surfaces near window openings for safe use by building occupants and away from interior storage units. (Interior Lighting) Lightingfor building identi?cation is discouraged Limit Lighting levels at window openings "hnps://53-us-wesL—2amalonaws.com/gS-orion-clienLs/gS-c—ied:pw65-the-william-warren-group/ "Imps://www.washpruperty.com/design/propetries/carousel/commeiciaI/tlgS-cl-Saqulxofx-lhe-william-warren-group/uploads/phaenix7th.jpg” researcb-place/ijg“
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ENHANCETHEVISUALPROCESSOF USERS
LT4. Discourage lighting that provides unwanted glare to site users.
LT4.1. Locate lighting at a pedestrian level to promote safe usage of the facility while reducing unwanted lighting glare. (Reduce Glare)
LT4.2. Color temperatures of exterior lighting ?xtures should match the color temperatures of adjacent properties, where appropriate, and be limited to a maximum of 3500K. (Visual Process)
LT4.3. Exterior lighting should have uniform spacing and avoid competing light levels to maintain lighting balance and enhance user vision. (Visual Process) LT4.4. Utilizefull cut-off lighting ?xtures and LEDlighting sources to more-precisely control lighting to assist users and reduce lighting glare. (Visual Process) LT5.Ensure adequate lighting is provided forsecurity ofthe site without creating lighting glare.
LT5.1. Ensure lighting is provided at building entrances and exits, loading areas, and pedestrian walkways to serve building needs while avoiding off-site glare, trespass/ spillage, and light pollution. (Appropriate Lighting)
LT5.2. Recommended light level guidelines and uniformity ratios established by the Illumination Engineering Society of North America (IESNA)in the IESNAlighting requirements should be used along with the predominant lighting characteristics of the surrounding area when determining appropriate solutions to lighting design. (Appropriate Lighting)
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INTEGRATELANDSCAPINGWITHTHEOVERALLDESIGNCONCEPT
L51. Provide intentional and purposeful planting arrangements that compliment and relate to the building architecture.
L51.1. Utilizelandscaping to strengthen architectural features of the building and provide a visual setting for the overall architectural design. (Purposeful Landscaping) L51.2. Integrate landscaping into the building setting and avoid landscaping that is separated by drive-aisles or other hardscape. (Landscaping Continuity) L51.3. Use a combination of hardscape and plantings to shape outdoor spaces. (De?ned Outdoor Spaces)
LSZ.Integrate landscape designs that celebrate Scottsdale’s unique location.
LSZ.1. Incorporate native and other drought—tolerant species into the landscape design for the site. (Native Plants)
LSZ.Z.In areas with strong natural desert character, maintain the visual continuity of the landscape by limiting the use of non-native planting to internalized areas not easily visible from the public right-of—wayor from adjoining sites. (Native Plants) L53. Reinforceexisting landscape concepts.
L53.1. Where a strong landscape concept exists in the surrounding area, such as an established streetscape, incorporate elements of the existing concept into the landscape design. (Contextual Elements)
LS3.2. Incorporate contextually appropriate landscape species into the landscape design and consider the mature size, scale, and shape of plants in the landscape design. (Context Appropriate Landscaping)
SCREENOFFENDINGVIEWSAND BUFFERSENSITIVELANDUSES
LS4.Screen o?‘ending views or non-public portions ofthe buildings and site with landscaping.
LS4.1. Utilize landscaping to minimize the presence of non—publicportions of the site, such as service areas. (Screening)
LS4.2. Provide landscaping buffers, where appropriate, to visually mitigate the facility from sensitive land uses, such as residential land uses. (Landscape Buffers)
ESTABLISHA HUMAN SCALEIN PEDESTRIANAREAS
L55. Provide landscape design that promotes interaction with the site.
LS5.1. Utilize plant material and placement that strengthens the user’s connection to the unique desert environment. (Promote Interaction)
LSS.2. Encourage the use of plant material and landscape design that shelters users from temperature extremes. (Shelter)
L553. Avoid the use of thorny plants near pedestrian walkways or other public areas. (Safety)
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OF TERM
Corporate colors are a color scheme that an organization or business adopts as a key visual element of its corporate identity.
Fenestration is the design, construction, or presence of openings such as windows and doors in a building.
Human scale is design that recognizes how humans interact with their built environment based on their physical dimensions, capabilities, senses and limits. Buildings scaled to human physical capabilities have steps, ramps, doorways, railings, work surfaces, seating, shelves, ?xtures, walking distances, and other features that ?t well to the average person. Further, human scale in architecture can describe buildings with sightlines, acoustic properties, task lighting, ambient lighting, and spatial grammar that ?t well with human senses.
Light Re?ective Value (LRV)is a measure of visibleand usable light that is re?ected from a surface when illuminated by a light source.
Loading areas are permanently maintained spaces of a development project that users park within and load or unload items to be transferred to or from the facility.
Mechanical equipment is any electrical, heating, cooling, ventilation, or similar equipment or appurtenance serving a structure.
Open space is meaningful outdoor space for passive or active use. It includes, but is not limited to, settings for development, landscaping, hardscaping, seating areas, and sidewalks. Open space does not include parking areas or parking lot landscaping.
Pedestrian is any person afoot; or any person who uses a manual or motorized wheelchair.
Sensitive Design Principles is the document, and any amendments, adopted by the City Council Service areas are speci?c spaces of a development project where activities occur to service the buildings and/oroperations of the site, including, but not limited to, areas for refuse collection.
Shading device(s) is/arean integrated component of a window or facadethat protect a space from direct sun, overheating, and glare.
Sonoran Desert isthe unique desert climate in which Scottsdale resides U?lityfacilities/equipment are those facilities and equipment needed to serve a development project including, but not limited to, switching cabinets, transformers, pedestals, back?ow preventers, and other utility boxes.
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IINIDJIID
MEMORANDUM
DATE: April 18, 2024
TO: Planning Commission
FROM Kevin Snyder, AICP, Community Development Director 44% SUBJECT: STUDY SESSION: Regulations for Self-Storage/MiniStorage/Recreational Vehicle Storage Facilities in the City of lndio Background Information:
On April 10, 2024, the Planning Commission reviewed potential policy alternatives for the regulation of self-storage/mini-storage facilities and recreational vehicle storage facilities in the City of lndio As discussed in the staff issued memo for this meeting, the current moratorium on the land use entitlement approvals and building permit and engineering approvals for these specific land uses is in effect until July 1, 2024. At the conclusion of its discussion, the Commission gave consensus to the following regulatory alternative:
Policy Alternative #4 (Limitation on Total Number within City) + Policy Alternative #6 (Location Limitations for Facilities) + Policy Alternative #2 (Enhanced Design Standards) Following this consensus direction, staff noted that itwould further develop this regulatory approach for Commission review and discussion at its April 24, 2024 meeting. The following is a summary of staff’s analysis and/or recommendations for the Commission to provide consensus feedback on.
As a reminder, the Planning Commission is currently scheduled, per the approved Revised Work Plan approved by the City Council, to conduct the required public hearing and make a recommendation to the City Council in May 2024.
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Policy Alternative #4:
As previously noted at the April 10 Commission meeting, there are 13 existing and active facilities in the City together with 7 that have received land use entitlement approval and are either going through the building permit and engineering approval processes and/or are under construction. Based on the reasonable assumption that these seven facilities will all be constructed, the City would have a total of 20 storage related facilities in the City. To help ensure that Policy Alternative #4 is based on a measurable standard — this was discussed by staff at the April 10 meeting — staff reviewed several different alternatives to legislatively establish a maximum number of allowed self-storage/mini— storage facilities and recreational vehicle storage facilities within the City. Based on the Commission’s discussion at the April 10 meeting, staff understood that the Commission is seeking to recommend a total number of facilities within the City between 20 and 30.
Based on the following, staff identified the following options for this alternative:
1. Staff analyzed a square footage range based on population similar to how the City calculated the number of allowable cannabis facilities, however, with anticipated population growth, the applicability of a range proved to be limited because the difference between the high and low square footage amounts was de minimus.
2. Staff also analyzed the storage industry’s approach comprised of a competitive market area analysis. For this type of market-oriented analysis, a prospective storage operator would analyze a certain square footage (e.g. 5 to 10 square feet per person) within the area being analyzed less the existing square footage of facilities within that area. In addition, this type of analysis looks at other factors including but not limited to household income, household age, potential rental rates. The challenge with this market-based approach is that is intended to guide private sector decision-making and risk analysis for making an investment decision for a for-profit enterprise. This approach does not appear to be immediately applicable to citwide land use regulations because the primary goal of these regulations is to preserve and/or enhance the public health, safety and welfare of property owners, residents and businesses.
3. Staff analyzed a per capita alternative based on the current number of 20 facilities comprised of 13 existing facilities together with 7 under development facilities that staff reasonably believe will be constructed. Based on the City’s current population of 91,980 divided by 20 facilities, the per capita alternative could be 1 facility per 4,599 persons. Per the adopted General Plan 2040, the City’s planned build-out population is 121,000 persons meaning that there are approximately 29,020 more people that wil l reside in the City before the planned built-out status of the City. Therefore, the total number of additional facilities that could be developed in the City before the planned build-out situation would be 6 facilities (29,020 / 4,599 = 6.3).
Staff recommend that the Commission consider the third option presented for this alternative. This option is related to a commonly accepted measurement - i.e. 1 land use per X persons. It relates to the City’s planned population growth as specified in the City Council adopted General Plan 2040. Further, it is tied to the City’s future population
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growth that allows a reasonable number of additional facilities to support the City’s future population growth.
At this time, staff has not taken a position on what the regulatory position of the City should be when the maximum number of facilities is achieved, and a facility stops operating. Specifically, if the City has reached a maximum number of facilities and a facility closes reducing the remaining number of facilities below this maximum number, should the City allow one new additional facility to be developed either at the same property or somewhere else in the City or should the City not allow a new facility. For the latter, this could result in an overall reduction of total facilities in the City over a period of time. Staff recommend that the Commission discuss this item further on April 24 and provide consensus guidance.
Policy Alternative #6:
There are several location limitation options for the Commission to consider ranging from physical distance separation between facilities to locations in proximity to residentially zoned or used properties to limitations on proximity major street corridors. Similar to Policy Alternative #4, it is prudent to have a measurable standard (s) for the implementation of this policy alternative. Based on this premise, staff identified the following options for this alternative:
1. Physical geographic distance of 2,640 lineal feet (one-half a mile) between existing and new facilities and between new facilities as measured from property line to property line. T
2. Physical distance separation of 1,000 feet from streets having a functional classification or greater of Collector as measured from property line to the outer street right-of—wayline.
3. Physical geographic distance of 2,640 lineal feet (one-half a mile) between existing and new facilities and between new facilities as measured from property line to property line + Physical distance separation of 1,000 feet from streets having a functional classification or greater of Collector as measured from property line to the outer street right-of—wayline.
Staff recommend the third option for the implementation of this Policy Alternative should be considered by the Commission. This combined alternative will limitthe clustering of storage facilities within a certain area of the City that could reduce the amount of available industrial land and support the enhanced variety of diverse industrial land uses. This combined alternative will also reduce the potential for development of these facilities at or near major street sections in the City for which employment generating land uses might need or desire proximity and access for movement of goods, people and services. The Commission could at its discretion modify the recommended physical distance measurements based on its own discussion or feedback from interested parties.
At this time, staff has not taken a position on the question raised by the Commission on the “equitable distribution” of facilities throughout the City and whether this distribution
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should focus on the siting of allowed facilities within North lndio closer to the current growth areas of the City. Staff recommend that the Commission discuss this item further on April 24 and provide consensus guidance.
Policy Alternative #2:
Section 2.04 (Non-Residential Zones) of the City of lndio Unified Development Code regulates land uses and development standards for Light Industrial (IL) and Heavy Industrial (IH) zoned properties. In addition, Section 4.19 (Mini-Storage Warehousing or Facility) of the City of lndio Unified Development Code specifies additional development standards that must be complied with for mini-storage warehousing facilities. After reviewing potential options for enhanced design standards, staff recommends that the Commission consider the adoption of Design Guidelines similar to those utilized by the City of Scottsdale, Arizona. The adoption of these Design Guidelines together with the more broad-based zoning requirements specified in Section 2.04 of the Unified Development Code as well as the continued implementation of specific subsections of Section 4.19 of the Unified Development Code — eg. a minimum of 50 percent of the lot frontage being occupied by retail or office uses — will result in higher quality design architectural and site design of these facilities that will be more context sensitive to surrounding land uses.
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4.19. MINI-STORAGE WAREHOUSING
OR FACILITY
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CITY OF INDIO IUNIFIED DEVELOPMENT CODE
ARTICLE 4 254
The purpose of this Chapter is to establish standards to enhance the compatibility of mini—storage warehousing or facilities, including affiliated recreational vehicle (RV)storage, with other commercial and industrial uses in the same zone and to minimize the impact of these uses on nearby properties. The development standards of this Chapter shall apply to all mini—storage warehousing or facilities in the city. 419 O1 urpose and App icabi ity
No more than one manager’s security residence shall be permitted.
Allstorage shall be within an enclosed building except for the storage of RVs, which shall be completely screened from View from surrounding properties and abutting streets.
A minimum 50 percent of the lot frontage of mini-storage warehousing or facility developments must be occupied by general retail or of?ce uses on the ground floor (per Article 2 (Zone Regulations”.
These ground ?oor activities shall not be directly associated with the mini—storage warehousing or facility established at the site. Allmini-storage buildings and RV storage shall be located behind the fronting general retail or of?ce uses. Exception. The Director is authorized to exercise discretion in the application of this standard where it is determined that the location does not offer the market conditions to support implementation of the minimum retail/of?cefrontage requirement, as substantiated through provision of a market analysis conducted by a quali?ed real estate professional.
The following activities are prohibited on or from the premises of a mini—storage warehouse or facility:
The conduct of a business (other than the mini—storage business itself, required fronting retail or of?ce uses, and permitted accessory uses);
The retail sale of stored items;
The commercial repair of motor vehicles, boats, trailers and other like vehicles; The operation of spray-painting equipment, power tools, welding equipment, or other similar equipment; and
The production, fabrication, or assembly of products.
The rental of single unit trucks and small utility trailers shall be permitted as an accessory use to a ministorage warehouse or facility, provided the business is conducted out of the same of?ce as that of the ministorage warehouse orfacility. No trucks or trailers shall be displayed in public view, and the combined total of all trucks and trailers stored on site shall not exceed a ratio of two trucks or trailers for each 100 storage Truck and trailer storage shall be screened from streets and adjacent properties.
When adjacent to a residential use, the exterior wall of the mini—storage shall be constructed of decorative block and subject to the standards in Chapter 3.01.10 (Fences, Walls, and Screening).
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SCOTTSDALE
Self-Storage Facilities
DESIGN GUIDELINES
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William Scarbrough — Vice Chair
Christian Serena — Planning Commission representative
Doug Craig — Member
Michal Ann Joyner— Member
Joe Young — Member
Shakir Gushgari — Member
DEVELOPMENT REVIEW BOARD
Brad Carr, AICP, LEED—AP- Planning & Development Area Manager Adam Yaron — Project Coordination Liaison
Doris McClay — Senior Planner
Katie Posler — Planner
Chris Zimmer — Planning Specialist
PROJECTSTAFF
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Design Objectives
Purpose of Guidelines
INTRODUCTION
Ensure Continuity of Site Development (Surrounding Context) Provide Appropriate Access and Ef?cient On—SiteCirculation Integrate Meaningful Open Space
Minimize Impacts of Building Equipment & Service Areas
SITE DESIGN (SD)
Complement Existing Developmen
Reduce Apparent Building Size & Mass
Discourage the Use of Corporate Identi?cation in Building Architecture Integrate Appropriate Climatic Responses into?the Building Design Provide Context—Appropriate Materials, Colors & Textures Ensure Mechanical Systems and Screening are Appropriately Integrated
BUILDINGDESIGN (BD)
Minimize Impacts of Buildings & Site Lighting
Limit the Use of Lighting at Window Openings
Process of Users
LIGHTING(LT)
Integrate Landscaping with the Overall Design Concept
Screen Offending Views and Buffer Sensitive Land Uses
a Human Scale in Pedestrian Areas
LANDSCAPING(LS)
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10 12
12 14
14 14
GLOSSARYOF TERMS
16
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SELF-STORAGELAND USE
For the purpose of this document, the term “self-storage facility" includes establishments that offer storage in an enclosed building, with access to storage units only from the interior of the building. These facilities are referenced as "internalized community storage” in the city’s Zoning Ordinance and can also be referred to as miniwarehouses.
DESIGN 0 B] ECTIVES
For decades, the site planning and aesthetic design evaluation through the Development Review process has instrumentally shaped the community. Quality design is seamlessly woven into the surrounding context, both respecting and enhancing its surroundings. Another measure of quality design is its functionality and durability. A building should be constructed with both the present and the future in mind. Certain materials and construction methods should be used to create a building that will withstand the test of time. A design can be measured by what it contributes to the community. Quality design should not only meet individual needs but should also achieve the objectives of the greater city.
These Self—Storage Facilities Design Guidelines provide the framework that guides individual developments as they visually and physicallywork together to define, shape, and enhance the image of Scottsdale. A portion of the design objectives found in these guidelines have been retained from earlier, community—created design goals, while others include updated language or represent completely new concepts. Collectively, these design objectives establish the community’s aesthetic vision for self-storage facilities The design objectives for self-storage facilities include:
Cohesive/y integrate self-storage facilitiesinto the fabricofthe built environment. - Mitigate potential unwanted impacts fromself—storage facilitieson adjacent properties, especially adjacent residential properties.
- Limit the use ofcorporate identificationin the building design ofself—storage facilities. - Promote the use ofhigh—qualitydesign consistent with other buildings in Scottsdale. - Encourage property improvements to fosterthe overall economic prosperity ofScottsdale.
PURPOSE OF GUIDELINES
Design guidelines implement policies of the General Plan and Character Area Plans and serve as a tool to help provide clarity to the community’s values and expectation for certain uses and/or building typology. During the design process, creativity and innovation are encouraged, thus these Guidelines are intended to be ?exible, and to act as a tool to guide innovative, quality design. The Guidelines are meant to encourage and promote unique solutions to design opportunities and challenges. In conjunction with the Sensitive Design Principles, the Zoning Ordinance, and the Design Standards and Policies Manual (DSPM), the Guidelines direct design in a way that accounts for the larger context, complements the established character, encourages thoughtful design, mitigates potential unwanted impacts, and upholds the values of the community.
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ENSURECONTINUITYOF SITE DEVELOPMENT(SURROUNDINGCONTEXT) SD1. The site plan, building arrangement, and orientation ofuses should coordinate with neighboring properties and respect and enhance Scottsdale’sSonoran Desert environment.
SD1.1.
SD1.2.
$01.3.
Ensure site development is compatible and complements the existing development pattern of the neighborhood surrounding the site, including established building setbacks, landscape buffers, site access and placement of building functions. (Context Compatibility)
Respect adjacent properties with design and site planning to minimize disrupting the privacy and outdoor activities of residents in adjacent buildings. (Context Compatibility)
Incorporate Scottsdale’s Sensitive Design Principles into the site design. (Sonoran Desert)
PROVIDEAPPROPRIATEACCESSAND EFFICIENTON-SITECIRCULATION SDZ. Promote ef?cientvehicular access.
SD2.1.
SD22.
The consolidation of site entrances is encouraged, where appropriate. (Appropriate Access)
Choose locations for vehicular access and service access that avoids potential con— ?icts with pedestrian circulation. (Appropriate Access) (Safe Design) SD3. Ensure adequate safety and security ofthe site.
SD3.1.
SD3.2.
SD33.
Create a safe environment by providing lines of sight and encouraging natural surveillance through strategic placement of doors, windows, and lighting. (Safe Design)
Site the primary entry in a location that logically relates to the building use and clearly connects all major points of access. (Safe Design) Locate main building entryways away from high-traf?c vehicular areas. Encourage visible access to main building entryways that is obvious, identi?able, and distinctive. (Safe Design)
504. Provide appropriate pedestrian connections to on-site buildings.
SD4.1.
504.2.
Main pedestrian connections from adjacent streets to the public entrance of buildings of the site should be a minimum of six (6) feet in width. (Pedestrian Access) Connect on—sitepedestrian walkways with existing private infrastructure to support linkages outside of the project. (Pedestrian Access)
SD5. Locate parking and loading areas in locations that reduce impacts.
SD5.1.
SD5.2.
505.3.
505.4.
Encourage loading areas to be located in enclosed spaces to reduce visual clutter and potential impacts to the surrounding area. (Parking & Loading) Locate parking away from public areas to reduce visual impacts. (Parking & Loading) When parking must be located adjacent to public areas, incorporate architectural and landscape screening of parking areas. (Parking 8'.Loading) Covered parking and/0rloading areas are encouraged. Where covered parking and/ or loading areas are provided, ensure shading elements are linked with the overall design of the project. Shading elements should generally not be located between the main building and street frontages. (Parking & Loading)
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INTEGRATEMEANINGFULOPEN SPACE
SDG. Provide meaningful open space areas.
$06.1. Open spaces areas should be sited to enhance on-site pedestrian activities as well as provide a landscape setting for on-site buildings. (Open Space) SD6.2. Contribute to the character and proportion of surrounding open space by siting open spaces that create continuity with existing open space areas on adjacent properties. (Open Space)
SD63. A smaller number of larger sized open spaces is preferred to a larger quantity of smaller sized open spaces. (Open Space)
SD6.4. Utilize open space as buffers to nearby sensitive uses, such as residential areas, where appropriate. (Open Space)
Encourage loading areas in enclosed spaces PFOVidEmeaningful open space Photo by: Doris McClay Rendering created by: EAPCArchitectsEngineers
MINIMIZEIMPACTS OF BUILDING EQUIPMENT& SERVICEAREAS
SD7. Minimize the visual and physical impacts ofutility equipment, refuselocations, and building serwce areas.
SD7.1. Locate building service areas so as to minimize visibility from public view and reduce potential con?icts with on—sitecirculation. (Minimize Service Areas) 5072. Concealment of utility equipment, refuse locations, and building service areas should complement the overall architectural design. (Minimize Service Areas) SD8. Consider the placement ofutilities in the overall design ofthe site.
SD8.1. Consult with utility providers to manage the location of new above—grade facilities (i.e. switching cabinets, transformers, pedestals, backflow preventers, and other utility boxes) to reduce safety issues and maintain visual quality of the development. (Utilities)
SD8.2. To ensure the long—termviability of utility screening, coordinate screening with the applicable utility provider to ensure utility equipment is accessible for maintenance and service per the requirements of the utility provider. (Utilities)
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BD1. Design buildings to complement the existing development context.
BD1.1. Provide compatible transition in building scale, height and mass. (Context Compatibility)
BD1.2. New buildings should coordinate building form and height with the surrounding context. (Context Compatibility)
BD1.3. Integrate materials, textures, and colors as found in the context of the surrounding area. (Architectural Context)
BD1.4. The permanent use of prefabricated metal buildings is generally discouraged. (Architectural Context)
BD2. Incorporate the unique featuresofScottsdale into the building design.
BD2.1. Emphasize building attributes that give Scottsdale, the neighborhood surrounding the site, and/orthe site itself a distinctive sense of place. (Unique Features) BD2.2. Create compatibility between new projects and existing architectural context, including historic and modern designs, through building articulation, scale and proportion, roof forms, detailing, fenestration, and/orthe use of complementary materials. (Complimentary Features)
BDZ.3. Buildings should be designed to express quality architectural design, design details, articulation, and quality materials on allsides of the building, including those portions of the building that may be less visible from off-site. (Four-Sided Architecture)
BDZ.4. Incorporate Scottsdale‘sSensitive Design Principles into the building design. (Sensitive Design)
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REDUCEAPPARENTBUILDINGSIZE& MASS
BD3. Reduce the visual mass and height of buildings.
BD3.1.
BD3.2.
BD3.3.
303.4.
BD3.5.
BD3.6.
Locate large portions of the building underground to reduce visual mass on the site. (Visual Mass)
Vary the height of the building and incorporate secondary architectural elements/ masses and material articulation to increase the visual interest of the building. (Visual Mass)
Promote the use of architectural features, elements, and details that are of a human scale into the building facade, entries and lobby areas in a manner that is consistent with the overall architectural design. (Human Scale)
The exterior design of a building should reveal, where possible, differences in_its internal functions as expressions of height, massing, and the composition of the elevations. (Human Scale)
Avoid long or continuous blank wall planes and monotonous wall treatments and subdivide large vertical or horizontal building planes (facades) into varying masses. (Blank Walls)
Incorporate projections, recesses, or other architectural variation into wall planes to provide strong shadows and visual interest and help the eye divide the building into smaller parts. (Blank Walls)
BD4. Integrate transparency into the building design.
BD4.1.
BD4.2.
Incorporate building penetrations through window and door openings that break up wall planes and provide a visual connection to the interior of the building. (Building Transparency)
Buildings facades that face roadways or the public realm should avoid blank walls devoid of building penetrations. (Building Transparency) Vary height of building and incorporate secondary elements Integrate transparency into the building design Photo by: Goerge Bell ”https://static wixstatic cam/media (3d la 1_ l2ac603d3i2 [420dbe3da0c333c539c Llpg”
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SELF-STORAGE FACILITIES DESIGN GUIDELINE
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DISCOURAGETHE USE OF CORPORATE IDENTIFICATIONIN BUILDINGARCHITECTURE B05. Discourage the application of corporate colors to buildingfinishes.
BD5.1. Avoid the use of bold corporate colors as the primary paint application of a building. (Corporate Colors)
305.2. Integrate corporate colors, or variation of corporate colors, as minor accent features, not as overall color themes, but avoid the use of color banding or stripes. (Corporate Colors)
806. Discourage the use offenestrationor glazing for marketing ofbuilding or business. 306.1. Avoid the use of false windows that do not provide actual penetrations to the interior of the building. (True Windows)
306.2. Interior storage units should not be visible through a building storefront or windows.
Interior hallways or other non—storage unit areas of the interior that are visible through a building storefront or window should be painted muted tones that complement exterior building colors. The use of bright colors, or colors derived from corporate identi?cation are highly discouraged. (Corporate Identi?cation) Avoid bold corporate colors as primary paint application Reduce visibility of interior storage units through windows ”ht'lpsillcaldlaQZc?Ba289799024!€283I56fd84008061dd018c7b04£794 SSICIZrackcdn “httosz’ ca1dlaB2c69328979502—42223f56ld84DDSOElddDISc7b04c794 ssl cfZ lackcdn corn/600x4504204jpg” com/600x4SD-8285jpg'
INTEGRATEAPPROPRIATECLIMATICRESPONSESINTO THE BUILDINGDESIGN BD7. Encourage use ofarchitectural featuresto protect users fromenvironmental elements.
BD7.1. Provide overhead weather protection at building entryways. (Weather Protection) 307.2. Integrate shading devices into the building design. (Shade) BD8. Ensure building designs accountforthe unique climate ofthe desert Southwest.
BD8.1. Utilizewindows at lobby areas and interior corridors of the building to bring natural light to the interior of the site buildings. (Daylighting) 308.2. Building designs should limit eastern and western exposures where feasible. (Climate )
808.3. Windows on the eastern, southern, and western sides of a building should integrate shading devices to reduce the impacts of the sun on the interior of the building. (Climate)
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PROVIDE CONTEXT-APPROPRIATEMATERIALS,COLORS& TEXTURES
BD9.
BDlO.
BD11.
Use building materials, colors and textures that connect the buildings into the surrounding camposition.
BD9.1. Materials with muted desert earth tones and course textures that are associated with the desert Southwest are encouraged. (Muted Earth Tones) 309.2. Incorporate colors and materials that emphasize shadow patterns. (Shadowing) BD9.3. Materials and colors that have a light re?ective value (LRV)exceeding 70% are discouraged.(Low LRV)
809.4. The use of highly re?ective, polished or glossy materials should be limited and may be inappropriate in some contexts. (Limit Re?ectivity)
Incorporate building materials that provide long-lasting appeal to the building design.
BD10.1. Building materials and ?nishes for eastern and western-facing facades should be designed to endure the temperature and sun exposure of the desert environment. (Durability)
BD10.2. Encourage durable and attractive materials that will age well in Scottsdale’s climate, taking special care to detail corners, edges, and transitions in materials. (Durability) 8010.3. Building materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. (Texture and Detailing)
3010.4. Pre-cast and site-cast concrete structures should incorporate suf?cient architectural detail in the form of applied ?nishes, integral textures, patterns, colors, three— dimensional recesses and projections. (Texture and Detailing) Emphasize the true expression ofbuilding materials.
BD11.1. Exterior ?nish materials such as concrete, brick, and tile are encouraged to be left in their natural color or colored integrally, as opposed to being painted, stained or coated. (Natural Finishes)
BD11.2. Natural materials are preferred over simulated materials. (Natural Materials) BD11.3.Vertica|ly-stacked materials should be ordered by perceived material weight, with the ”heaviest” materials at the bottom, and the “lightest” materials towards the top. (Material Order)
Utilize muted earth tones and materials with texture
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F-STORAGE FACILITIES DESIGN GUIDELINES
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ENSUREMECHANICALSYSTEMSAND SCREENINGAREAPPROPRIATELYINTEGRATED BD12. Minimize the visibility ofmechanicalsystems.
BD12.1. Locate roof—mountedmechanical equipment behind rooftop parapets that are integrated with the overall architectural design of the building. Reduce the footprint of mechanicalequipment areas where possible. (Mechanical Screening) BD12.2. Place ground-mounted mechanicalequipment in enclosed equipment yards that are surrounded by walls, or other screening materialsthat are integrated with the overall architectural design. (Mechanical Screening)
BD12.3. Mechanical equipment for the operation of doors or windows, including bulkheads over roll-up doors, shall be located inside of the building. The face of roll-up doors shall be recessed into the building wall where practicable, and in no case shall extend beyond the facadeof the building.
BD12.4 Integrate roof drainage systems internal to the building shell. (Roof Drainage) BD12.5. Coordinate potential wireless communication facilities (WCF)locations into the overall building design'as opposed to seeking freestanding locations at a later time. (Integrate WCF)
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MINIMIZEIMPACTSOF BUILDING& SITELIGHTING
LT1. Minimize the impacts ofbuilding and site lighting on sensitive uses.
LT1.1. Minimize, or eliminate where possible, the use exterior lighting in areas of the site located adjacent to residential or other sensitive uses. (Sensitive Uses) LT1.2. Limited lighting of landscape features and plant material are acceptable when associated with pedestrian spaces and building/site entrances. Landscape lighting in ESLareas should be kept to a minimum to allow the use of natural areas by wildlife that may otherwise be affected by nighttime illumination. Where landscape lighting does occur, lighting should be of low voltage type. (Sensitive Uses) LT1.3. Employ lighting control systems to reduce on—sitelighting during non—peaktimes. (Adaptable Lighting)
LT2.Discourage the use oflighting as a means ofbuilding identi?cation.
LT2.1.The use of lighting in clear-story building elements is discouraged. (Limit Lighting) LT2.2.Avoidthe use of colored lights that mimic corporate identi?cation. (Corporate Identi?cation)
LT2.3.Theuse of accent or up-lighting on the exterior of the building is discouraged. (Limit Lighting)
LIMITTHE USE OF LIGHTINGAT WINDOW OPENINGS
LT3. Discourage nighttime lighting that emphasizes a building’s internal function.
LT3.1. Limit lighting levels at window openings to reduce corporate identi?cation/indirect signage and avoid potential safety hazards for vehicles. (Window Lighting) LT3.2. Direct interior lighting to ?oor surfaces near window openings for safe use by building occupants and away from interior storage units. (Interior Lighting) Lighting for building identi?cation is discouraged Limit Lighting levels at window openings "hups://53-us-west-2 amatunaws com/g5-orion-c|ienls/gs-c-iedcpw65-Lhe-wiIliam—warren—group/ "httpszilwwwmashpvupertv com/design/properties/tarouse|/commercial/4—researchplace/Z.jpg“ gS-cl-53zq4xofx-the-wiIliani-warren-group/uploads/pboeni?th jug"
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SELF-STORAGEFACILITIES DESIGN GUIDELINES
ENHANCETHEVISUALPROCESSOF USERS
LT4. Discourage lighting that provides unwanted glare to site users.
LT4.1. Locate lighting at a pedestrian level to promote safe usage of the facility while reducing unwanted lighting glare. (Reduce Glare)
LT4.2. Color temperatures of exterior lighting ?xtures should match the color temperatures of adjacent properties, where appropriate, and be limited to a maximum of 3500K. (Visual Process)
LT4.3. Exterior lighting should have uniform spacing and avoid competing light levelsto maintain lighting balance and enhance user vision. (Visual Process) LT4.4. Utilizefull cut—offlighting ?xtures and LEDlighting sources to more-precisely control lighting to assist users and reduce lighting glare. (Visual Process) LT5.Ensure adequate lighting is providedforsecurity ofthe site without creating lighting glare.
LT5.1. Ensure lighting is provided at building entrances and exits, loading areas, and pedestrian walkways to serve building needs while avoiding off-site glare, trespass/ spillage, and light pollution. (Appropriate Lighting)
LT5.2. Recommended light level guidelines and uniformity ratios established by the Illumination Engineering Society of North America (IESNA)in the lESNA lighting requirements should be used along with the predominant lighting characteristics of the surrounding area when determining appropriate solutions to lighting design. (Appropriate Lighting)
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INTEGRATELANDSCAPINGWITHTHEOVERALLDESIGNCONCEPT
L51. Provide intentional and purposeful planting arrangements that compliment and relate to the building architecture.
L51.1. Utilizelandscaping to strengthen architecturalfeatures of the building and provide a visual setting for the overall architectural design. (Purposeful Landscaping) L51.2. Integrate landscaping into the building setting and avoid landscaping that is separated by drive-aisles or other hardscape. (Landscaping Continuity) LS1.3. Use a combination of hardscape and plantings to shape outdoor spaces. (De?ned Outdoor Spaces)
L52. integrate landscape designs that celebrate Scottsdale’s unique location.
L52.1. incorporate native and other drought-tolerant species into the landscape design for the site. (Native Plants)
L52.2. In areas with strong natural desert character, maintain the visual continuity of the landscape by limiting the use of non—nativeplanting to internalizedareas not easily visible from the public right—of—wayor from adjoining sites. (Native Plants) L53.Reinforceexisting landscape concepts.
LS3.1. Where a strong landscape concept exists in the surrounding area, such as an established streetscape, incorporate elements of the existing concept into the landscape design. (Contextual Elements)
L53.2. Incorporate contextually appropriate landscape species into the landscape design and consider the mature size, scale, and shape of plants in the landscape design. (Context Appropriate Landscaping)
SCREENOFFENDINGVIEWS AND BUFFERSENSITIVELANDUSES
L54. Screen offending views or non-public portions ofthe buildings and site with landscaping.
LS4.1. Utilize landscaping to minimize the presence of non-public portions of the site, such as service areas. (Screening)
LS4.2. Provide landscaping buffers, where appropriate, to visually mitigate the facility from sensitive land uses, such as residentialland uses. (Landscape Buffers)
ESTABLISHA HUMAN SCALEIN PEDESTRIANAREAS
L55. Provide landscape design that promotes interaction with the site.
L55.1. Utilize plant material and placement that strengthens the user’s connection to the unique desert environment. (Promote Interaction)
L55.2. Encourage the use of plant material and landscape design that shelters users from temperature extremes. (Shelter)
L553. Avoid the use of thorny plants near pedestrian walkways or other public areas. (Safety)
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OF TERM
Corporate colors are a color scheme that an organization or business adopts as a key visual element of its corporate identity.
Fenestration is the design, construction, or presence of openings such as windows and doors in a building.
Human scale is design that recognizes how humans interact with their built environment based on their physical dimensions, capabilities, senses and limits. Buildings scaled to human physical cap ramps, d ays, ra , work surfaces, seating, shelves, ?xtures, wal other fea that ? l to the average person. Further, human scale in a cribe buil with s nes, acoustic properties, task lighting, ambient lighting, and spatial grammar that ?t well with human senses.
Light Re?ective Value (LRV)is a measure of visible and usable light that is re?ected from a surface when illuminated by a light source.
Loading areas are permanently maintained spaces of a development project that users park within and load or unload items to be transferred to or from the facility.
Mechanical equipment is any electrical, heating, cooling, ventilation, or similar equipment or appurtenance serving a structure.
is m r spa or active use. It includes, but is not limited to, deve ping, seating areas, and sidewalks. Open space does park ng lo
Pedestrian is any person afoot; or any person who uses a manual or motorized wheelchair.
Sensitive Design Principles is the document, and any amendments, adopted by the City Council.
Service areas are speci?c spaces of a development project where activities occur to service the buildings and/oroperations of the site, including, but not limited to, areas for refuse collection.
Shading device(s) is/arean integrated component of a window or facadethat protect a space from direct sun, overheating, and glare.
Sonoran Desert is the unique desert climate in which Scottsdale resides.
Utilityfacilities/equipment are those facilities and equipment needed to serve a development project including, but not limited to, switching cabinets, transformers, pedestals, back?ow preventers, and other utility boxes.
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ADDITIONALIMA
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1679 of 1755
SELF-STORAGEFACILITIESDESIGNGUIDELINES
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1680 of 1755 ATTACHMENT 3
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Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1683 of 1755 PE YTON REED Compan}
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I.
II.
MARKET ANALYSIS
FOR A PROPOSED
SELF-STORAGEPROJECT
ON AN 8.25-ACRE SITE
IN INDIO
Preliminary Report, 1746
September23 2021
SUBJECT SITE AND PROPOSED PROJECT
Though the site is on a low traf?c volume street, it will bene?t from visitors to the adjacent StorQuestfacility, which has an establishedimage.
Doctor Carreon Blvd has direct links to Hwy 111on the west and east. Hwy 111 links to the l—lOFreeway via Golf Center Parkway just to the north of the site.
The current plan envisions 150.0008Fiof net rentable space, with two perimeter buildings and a large central building. The site will also accommodate RV storage.
COMPETITION
Given the location of the site relative to the I—10Freeway and other major roads, the competitive market area (CMA) is comprised of an oblong shape as shown in Exhibit A.
The Table 1 summary indicatesthat there are 11 facilities in the CMA that comprise 691,lOOSF of net rentable space. with an average size of 62,827SF per project.
The estimated overall space vacancy factor is an exceptionally low 0.8% indicating that most projects are essentially full.
None of these is new enough to assess an initial rent-up rate, but the near zero vacancy factor indicates a very strong market.
Table 2 illustrates the wide spectrum of rents for each size category and that most units are drive-ups. This table also provides average rent] SF numbers for each size and condition.
Premiums for drive-ups and climate-controlledunits cannot be calculated due to the very smallsample.Previous studies have identi?ed a premium of 15% for drive-up conditions. It is also true, however, that some users prefer ground ?oor conditions due to a perceptionthat they are cleaner.
540 Campus Drive, Suite 100, Newport Beach, CA. 92660 , 949-733-9993, ggco?g‘ox net
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1684 of 1755 PE YTUV REE/&) Cunt/
Preliminary Report 1746
September 23, 2021
7. 10.
ll.
16. 17.
18. 19.
In previous studies, I also identi?ed an average premium of 35%: for climatecontrolled space. Due to the lack of ground ?oor rents, the climate-controlled premium must be compared to drive-up conditions. Given a 15% premium for driveups, the net premium for climate-controlledspace compared to drive-ups is 20%.
The Table 3 graph illustrates the relative rent positioning for each project. Thisgraph shows that A Storage Place #6 and Prime Storage are at the high end of the rent spectrum, while StorAmerica #5 is at the low end.
This graph also provides an indication of the wide spreadfrom low to high rents for all size categories, with a range from 32% for le255 to 95% for 5x15’s and an average of 61%.
These radical swings in rents illustrate the fact that rents are typically set on a daily basis depending on the amount of space in inventory for any given size. In this case. the limited number of units available results in distorted rates. Thus, rents should be viewed as approximateindicatorsof potential. not absolutes. ' Also.mid—pointrents are more reliable indicators of achievable rents, since they tend to cancel the “outliers.”
. Average rents by space size shown in Table 4 indicate a decline of $0.l2/SF for each lOSF of size increase from the 5x10 to 10x10 and $0.03/SF from 10x10 to 10x15.
This relationship istypical for a suburban market and suggests robust demand for larger space types.
. The “space pro?le“ for the CMA shown in Table 5 indicates that the 5x10 & 10x10 sizes are predominantin terms of units, while the lelO’s and 10x20’s dominate in terms of space. These are normal relationshipsfor a suburban market. . Vacancy data by space size illustrates that the larger units experience a higher vacancy factor. This is atypical and is most likely skewed due to the very limited inventory of available units.
. The schematic absorption model presented in Table 6 shows that from 2001 through 2007 an average of48,000SF of new space per year was absorbed. After seven years of no new space, the market absorbed another 53,0008F during 2015 and 2016. It has now been another ?ve plus years without new space in the CMA.
The lack of new space, coupled with the exceptionally low vacancy factor, provide a strong indication of pent-up demand.
My investigation of projects currently planned for future developmentin the CMA revealed that there is one as shown in Table 7.
StorQuestwill develop a project of 50.0008F net rentable space on the north side of the I-10 Freeway at the northern fringe of the CMA.
Dependingon the actual development timing for StorQuest,it is likely that it would enter the market before the proposed project. This timing and the fringe location suggest that its competitive influence will be minimal. . Given the industry focus on self-storage and the low vacancy factor it is possible that another project could enter the market at some time during the initial rent-up period forthe proposedproject.
ls.)
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1685 of 1755 PE YTO‘4'RE El ) Cum] (my
Preliminary Report 1746
September 23, 2021
III.
10. 11.
MARKET DEMAND
The demographic summary shown in Table 8 indicates a population base of 128,400, with a projected increase to 141,000 by 2026. This expresses a 2% growth rate compared to 1% for California. This higher rate is due to the ample vacant land in the CMA for future residential development. Thus.this area is where most of the future growth of the Coachella Valley will occur.
The percentage of owner households at 62% is well above the average of 56% for California. but the median income of $45,100 is substantially below $67,100 for the state. The large amount of second homes/homeowners signi?cantly skews this number to a higher amount.
The large percentage of households in the 35 to 54 group is positive, since this group is in the peak years of acquiring household.business and recreational goods.
Similarly. the 55+ group is highly positive since most are in a move-down mode; thus, in need of storage for items no longer in use.
The foregoing factors are favorable for self-storage demand and suggest a focus on larger sizes.
Table 9 indicates that most of the projects receive some market support from outside the CMA.
The per capita use factor at 3.74SF derived from Table 9 is well under the state at
5.53SF. This low per capita supports the conclusion relative to pent-up demand and a need for additional space in the CMA.
The long-term trend for per capita has averaged a 4%: annual increase. Recent readings have been lower. indicating that a 3% rate should be a more reasonable predictorof the future trend.
The combination of a growing population and increasing per capita use comprise the primary drivers for self-storage demand.
The Table 10 analysis uses these two factors to derive an estimate of demand for new self-storage space in the CMA. which is estimated at 25.200iSFper year for an average absorption of about 2.1008F per month from these sources.
In addition to the above, the current very low vacancy factor is a good indicator of potentialpent-up demand. In order to adjust to a normal 10% vacancy factor, an additional 63,0008F: of new space would be required to bring the market to a state of equilibrium and satisfy pent-up demand.
This should take place over a two-year periodand equates to an additional demand of about 2,6OOSFper month.
. Given the projected growth for the CMA. demandgenerated by new homes and apartments will also have a major positive in?uence to demand. This is due to the fact that new home buyers and apartment renters use storage at a much higher rate than existing home owners and renters.
. The Table 11 analysis indicates that this source should boost absorption by another
1.20031:per month.
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1686 of 1755 Totals: 870 267 .137 $234,955
PE YTO’V'REED &Company
Preliminary Report 1746
September 23. 2021
14. 15.
16. 17.
IV.
Together, normal demand (table 10), demand from the vacancy adjustment and demand from new home construction (Table 11) total 5.90081:per month on average Due to the strong location and new product, and in light of the anticipated low level of future competition, the proposed project should capture 60% of this potential for a rent-up rate of 3.500:SFper month.
For the same reasons.it should capture a greater than fair share of the entry/exit market as shown Table 12. This analysis indicates that an additional 9OOSFof space would be absorbed per month by the proposed project, for an estimated total space absorption of 4,4OOSFper month.
At this rate, the 150,0008F project would reach 90% occupancy in about 31 months and 65% within 14+ months.
EVALUATION
The proposed project will bene?t from a convenient location and good access for the surrounding residential neighborhoods.
Pent-up demand in this market issubstantial and should add signi?cantly to the future demand for self—storage.
Also.most of the future growth in the Coachella Valley will be accommodated in and near the CMA. Thistrend will; augment demand for self-storage.
Notwithstanding the foregoing. the probable long absorption period suggests some consideration should be given to a phased development scheme.
In light of these ?ndings. I recommendyou proceed with the project as proposed.
Accordingly. I have outlined my recommendationsfor the space mix and rents as shown below.
gfcc du
Tvne Size qfcc du Tot Mix “A: SF gfcc du SISF SISF Total 5x5 25 60 60 5.3% 1,500 $90 $360 $0 00 $5,400
5x10 50 240 240 21 1% 12.000 135 $110 2.70 2 20 32.400
7 5x10 75 35 35 3 1% 2.625 165 2.20 0.00 5.775
10x10 100 240 240 21.1% 24.000 195 160 1.95 1.60 45.800 10x12.5 125 65 10 75 6.6% 9.375 220 185 1 76 1.48 16,150 10x15 150 120 41 161 14 2% 24.150 245 205 1.63 1 37 37.605 10x20 200 110 88 198 17 4% 39.600 280 235 1.40 1 18 51.480 10x25 250 33 33 2 9% 8.250 290 240 1.16 0.96 7.920
10x30 300 60 60 5 3% 18,000 390 325 1 30 1 08 19500
12x25 300 35 35 3 1% 10,500 400 335 1 33 1 12 11 725
1 100.0% 150,000
Avgs: 132 $1.57 $206.64
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1687 of 1755 PE YTU\ REE l) ('mnpuny
Preliminary Report 174
September 23, 6 2021
6. 10.
ll.
12. Given the location adjacent to StorQuest, it would be advantageous to differentiate the projectfrom the competitionby creating a “landmark” building with an “eye catching” architectural element.
This can also be accomplished by bold graphics on the building. See Exhibit B for examples.
The large size of the center building suggests an opportunityto create an enjoyable interior environment. In this regard. I recommend color coding the ailes using bright cheery colors, naming them as streets with appropriategraphics and installingan intercom system with music, comedy clips and news ?ashes etc. to add interest. Also. the intercom system should be placed in a way to allow customers to conveniently communicatewith the of?ce from any aisle within the building.
A bright, open, well fenestrated of?ce space with an ample zoned space for retail products will be essential. In addition, a sit-down counter for customer to ?ll-out forms should be incorporated, along with sitting area for children and friends/family that may be with the customers.
A state-of—the-artsecurity system should be incorporatedand placed for easy viewing by customers. This will enhance the perceptionof tight security.
It should be noted here that during the initial rent-up period, rent concessions will doubtlessly be required to achieve the absorption goal. These can take many forms. with common discounts such as 50% off the ?rst month, or one month free, etc.
It will be of critical importance to have a comprehensive website that presents the full array of advantages, features, space rents. specials and renting proceduresin an easy to read format, navigate and print. In addition, it should have a virtual tour capability.
UI
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1688 of 1755 PEYTONREEI) Compan)
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Map Project
Kev Location
1 10
11 Prime Storaqe
42925 Madison/Indie Blvd SW
StorAmerica
43421 Monroe/43rd SW
AAA
82521 Market/44th SW
A Storage Place
83950 Ave 45/Jackson NE
StorAmerica
45800 Flower/Hwy 111 NW
A Storage Place
Marilyn/111 SW
Safeguard Self Storage
80166 Hwy 111/Shields NW
StorQuest 1/
83655 Date/Calhoun SE
StorQuest
83614 Dr Carreon/Calhoun NE
StorAmerica
49901 Oates/Ave 50 NW
Right Space
53301 Hiwv111/Ave54 NW
Totals/Survey Sample
Averages:
TABLE 1
August 2021
Year Stories
Built Quality
01 1
very good
05 1
very good
87 1
fair
85 1
verv Good
77 1
fair
95 1
Door
02 1
very good
03 1
poor
15 1
very good
06 1
good
90 1
fair
1/ Managed from Dr Carreon office
SUMMARY CHARACTERISTICS
FOR SELECTED SELF STORAGE PROJECTS
INTHE INDIOCMA
Total SF
Rentable
58.400
72.000
43,500
74.000
103.500
44,000
80.000
66.200
52.500
57.000
40.000
e
691 ,100
62,827
Total SF Vacancy
Vacant
900
250
50 250
1.320
2.800
250
5,820
Factor
1.5°/o
0.0%
0.0%
0.3%
0.0%
0.6%
0.0%
0.0%
2.5%
4.9%
0.6%
0.8%
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1690 of 1755
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TABLE 5
ESTIMATED DISTRIBUTIONOF UNITS
BY STANDARD SPACE SIZE
FORTHE INDIOCMA
September 2021
Space Total % Dist Total SF % Dist
Size (SF) Units Units Space Space
25 322 7% 8,050 1.5%
50 1.104 24% 55.200 10.0%
75 138 3% 10,350 1.9%
100 1.196 26% 119.600 21.7%
150 690 15% 103.500 18.8%
200 828 18% 165.600 30.0%
250 138 3% 34.500 6.3%
300 184 4% 55.200 10.0%
Totals: 4.600 100% 552.000 100.0%
Average:
Standard sizes estimated at 80% of the total.
Bold = highest concentrations of units and space.
Vacancy
Factor
0 0%
0.7%
0.7%
0.2%
0.3%
0.4%
2.2%
3.3%
1.0%
Vacant
Summary
10x10&<
Avg
0.4%
10x15+
Avg
1.6%
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RELATIVECOMPETITIVE INFLUENCE
AND PER
TABLE 9
CAPITA USE FACTOR
FOR SELECTED SELF STORAGE PROJECTS
IN THE INDIO CMA
Map Project
Key Location
1 10
11 Prime Storage
42925 Madison/Indie Blvd SW
StorAmerica
43421 Monroe/43rd SW
AAA
82521 Market/44th SW
A Storage Place
83950 Ave 45/Jackson NE
StorAmerica
45800 Flower/Hwy 111 NW
A Storage Place
Marilyn/111 SW
Safeguard Self Storage
80166 Hwy 111/Shields NW
StorQuest 1/
83655 Date/Calhoun SE
StorQuest
83614 Dr Carreon/Calhoun NE
StorAmerica
49901 Oates/Ave 50 NW
AAA Storage of Coachella
53301 Hiwy 111/Ave 54 NW
ls
Total Population/CMA:
Per Capita Use Factor:
California:
August 2021
Total SF
Rentable
58.400
72,000
43,500
74,000
103.500
44.000
80.000
66.200
52.500
57.000
40.000
691.100
Est %
in CMA
40%
50%
70%
80%
100%
100%
30%
100%
100%
50%
30%
7.5 1/ Represents the equivalent of 7.5 directly competitive projects.
Net SF
in CMA
23.360
36.000
30.450
59.200
103.500
44.000
24.000
66,200
52,500
28.500
12.000
128,400
3.74 5.53
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1698 of 1755 PE YTON REED Company
TABLE 10
ESTIMATEDANNUALDEMAND
FOR NEW SELF-STORAGE SPACE
INTHEINDIOCMA
2021-2026
Per Capita Space
CMA Use Factor Demand
Year Population 1/ (SF) 2/ (SF)
2021 128,400 3.74 480.
216
2026 141,000 4.30 606.441
Period Increase: 126,225
Annual Increase/Space Demand: 25,245
CMA Monthly Absorption Potential: 2.
RIT 2,100 104
Notes: 1/ Population ?gures from Table 8.
2/ Per Capita Use Factor from CMAsurvey (see Table 9). Assumes 15% increase for the 5-year period.
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1699 of 1755
YTONREEI) &
TABLE 11
ESTIMATEDDEMAND
FOR NEW SELF-STORAGE SPACE
FROM NEWHOMEBUYERSANDRENTERS
FOR THE INDIOCMA
2021-2026
Components of New Home Demand Buyers Renters Total
New housingunits over norm/yr/CMA: 1/ 200 120
% of new buyers/renters using self-storage: 2/ x 35% x 25% Total newhome self-storage users 70 30 100
% using self-storage/CMA: 2/
7 x 90% x 90%
Total self-storage users/CMA 63 27 90
Avg space (SF) required/user; 3/ x 200 x 75
Total space demand/movers/CMA: 12,600 2,025 14,625
Avg Space (SF) Demand/month/CMA: 1.050 169 1.
RIT 219 1,200
1/ Estimated in?uence from higher rate of growth than normal. 1.0% for California vs. 2.0% for Indio.
2/ Peyton Reed & Company estimate based on
interviews with sales and rental agents.
3/ Peyton Reed &Company estimate based on
interviews with self-storage managers.
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1700 of 1755 prejeci 5,434
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TABLE 12
ENTRY/EXITMARKETFAIR SHARE
AND PROPOSED PROJECT SHARE ANALYSIS
FOR THE PROPOSED PROJECT
2021-2026
Source of Demand Space (SF)
Total competitive space/CMA: 1/ 479,700
Total space vacated & rented per month: 2/ x 8%
Total space available for re-renting: 38.376
Fair share for each competitive project &the proposed: 3/ x 11.8% Total space rented for each project including the proposed 4528 Proposed project increase over fair share: 4/ x 120%
Total space rented at the proposed
Proposed project incremental increase over fairshare: 5/ 906 Additional monthly absorption potential for the proposed project: 906 RIT 900
1/ See Table 9
2/ From Self-Storage Almanac, average length of tenancy = 12 months. i e. 8% of total space vacated and rented per month 3/ Fair share (equal share) for each project. ie equivalent of 7 5 projects in the CMA (from Table 9), plus the subject = 8.5. 4/ Estimated increase for the subject over the fair share level due to locational and product advantages.
5/ Difference between the subject and share and fair share Note: Entry/Exit market expresses new users (entry) and those who vacate (exit) a unit/no longer need storage. Differentiated from turn—over of space such as retail, industrial, of?ce and apts, where most users who vacate re-rent a different space in
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1701 of 1755 PE YTOA RE ED Cumpmu
EXHIBIT B
BUILDING SUPER GRAPHICS EXAMPLES
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1702 of 1755 &
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Qt GIL/I’M?! TIO VS .4 VD EXPERIE VCIE
PE YTON REED Company
As an independent consultant. I established
Peyton Reed & Company as a research and
consulting organimtion sem'ng the building
industry. I provide research and consulting
services to builders. developers. lenders and
investors involved in all types of residentialand
commercial real estate. The approach to serving
clients‘ needsfocuseson my personal
involvement at all levels of the researchprocess.
and a work product custom-made to the speci?c
requirements of each analysis.
Since estabIIShingPeyton Reed& Company. my
analyses and involvement Imve contributed to the
success of over 400 projects in California and
other states. In total. I have conducted more than
1.900studies in 130 marketareasthroughout the
US. including urban. suburban and rural
communities in 34 states and Puerto Rico. This
extensive geographic exposure. and experience
with diverse product types enables me to quickly
understand the dynamics of any marketplace. and
relate its particular characteristics and trends to
my experience elsewhere. Thus. I provide my
clients with a valuable perspective that is unique
among research consultants.
In addition to my broad geographicexperience.
my analyses have includedvirtuallyevery type
of real estate product. market and problem. The
following is a list of the types of projects
encompassed by my research experience:
Residential
Detached sales housing
0 Attachedsales housing
a Garden apartments
0 Mid and high-rise condominiums and
apartments
Second homes
Recreational land
Time share
Equestrian and estate residential
Condominiumconversions
- Master planned communities
Retirement housing
Mobilehome parks
Commercial
Retail
Industrial
Of?ce
Self-storage
0 Hotel
Mixed-use developments
All of the above studies included comprehensive
analyses of the competition: economict
employmentand demogaphic characteristics
and trends; plus an investigationof consumer
attitudesand preferences.Typically.these
studies result in detailedproduct design criteria
pricing recommendations. absorption estimates.
and an identification of the target market
audience pro?le.
The scope of studiesconducted ranges from
small in-?ll projects to large-scale masterplanned communitieswith severalthousandunit and numerous residential product lines, as well s as commercialand a varietvof otherland uses.
My forte is translating market ?ndings into
detaileddesign criteriaand/or marketing
recommendations. I offer my clients a wealth of
experienceand an exceptional trackrecord.
Brochure available on request
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1703 of 1755 S ELF—STOR-I GE
PE YTON REEI) Company
.mv’<
!
My self-storage experiencehas encompassedover 350 studiesfor self-storage andRV storage i n
20 states. Analysesrange from single-story all drive-up suburban facilities to multi-story urban projects. Amenities include climate—controlledspace, wine storage and business centers For each study, the objective is to quantify the supply/demand characteristicsof the market area and to assess the viability of the project. My analysis and recommendationsaddress, site plan, architecture, space mix, rents and special space/services to be offered The following is a list of successfully completed projects for which I provided a market analysi s and pricing and productrecommendations
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1704 of 1755 Fanh'an Pruiuu Lumliun Sim SF
PE YTUV REEI) CVumpany
Proiect. Size SF
Olympic Center. Huntington Bch 116.000
Store-for-Less. Long Beach 48.000
All AmericanSS.Minneapolis 37.000
All American SS. Minneapolis 61.100
American Mini-Storage. Norco 77.000
UniversalSS.Lorna Linda 90.000
Storage Guys. Fair?eld 87.000
Baseline SS. Fontana 87.000
First Choice SS. Fontana 60.000
Universal SS. Highland 98,000
Global SS. Norco 57.000
Ladera Ranch SS. Ladera Ranch 100.000
Baf?n Bay SS.Lake Forest 103.800
Magellan Storage. Torancc 123.100
Platinum SS.Phelan 50.000
Beaumont SS. Beaumont 74.000
Empire SS. Hesperia 78.600
Empire SS. Lake Elsinore 60.900
Rancho Cucamonga RV & SS 49.000
Ridgecrest SS & RV. Ridgecrest 68,000
UniversalSS.San Bernardino 96.100
UniversalSS.Hesperia 96.700
Beyond Storage. Pico Rivera 110.000
Extra Space. MorenoValley 86.500
MagellanStorage. Costa Mesa 108.000
National Storage Centers.Palmdaie 79.300
A Storage Place.Hornet (p11H) 80,000
Mira Mar Place SS.San Diego 130.000
Mesquite SS. Palm Springs 90.000
Dollar SS. Henderson. Nev 100.000
Vault Storage. Anaheim 90.000
Extra Space. Sacramento. dntn 100.000
Magellan Storage. Commerce 134.000
US Storage Center. Simi Valley 72.000
Park Cit) Storage. Park City. UT 78.000
Cave Creek Storage. Phoenix. AZ. 80.000
I-5 Storage. Tustin CA 180.000
Rose Citv SS. Portland. OR. 50.000
Dollar SS. Glendale.AZ 76.000
Security Storage.Indie * 104.000
Storage 1.West LA * 77.000
U-Stor.Tempe. AZ * 54.000
UncleBob‘s SS. Dutute 73.000
Edgernark SS. Denver. CO 78.000
Broncos Parkway SS, Cntnl.CO 64.000
CubeSmart.Nanuct. NY
Extra Space. S San Diego 75,000
Salinas Self-Storage. Salinas 60.000
Dollar Self-Storage. Jurupa Valley 86.000
Alton SS.Irvine 157.000
Extra Space. Lompoc 67.000
Anchor Self-Storage. Vallejo 75.000
West Coast Storage. Bellevue.WA 103,000
Monument Hill SS. Monument.CO 60.
Extra Space. Waipahu. HI 000 55.000
Dollar Self-Storage, N Las Vegas 89,000
Dollar Self-Storage, Peoria.AZ 100.000
Great Value Storage, Santa Clarita 105.000
Sundance Self-Strg. Buckeye, AZ 102.
StorAmerica Scottsdale.AZ 000 89.
Surprise Self-Storage. Surprise. AZ 000 96.000
StorAmerica. Peoria. AZ 96.000
StorAmrica.SunCity. AZ 86.000
Friendly Self-Storage. GypSum.CO. 36.000
Dollar Self-Storage. Goodyear. AZ 95.000
‘ Market analysis and repositioning
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1705 of 1755 PE YTOV REEI) (e Company
Seq
#
mN
Market Area Corona Norco Norco Fontana
Ontario
Lynwood
Highland Loma Linda
Ladera Ranch
San Bemardino
Rancho Cucamonga Lake Forest Cordelia Fontana Fair?eld
Beaumont
Sacramento.downtown
Norco
Sacramento.Rancho Cordova
Sacramento. Elk Grove
San Juan Capistrano
Lake Forest Las Vegas. Nev
Roseville Costa Mesa Phelan
Hawaiian Gardens Torrance MorenoValley
Lompoc Los Angeles. downtown
Hesperia
Colton
Lake Elsinore
Yucaipa
Palm Springs Torrance Cordelia
Hespena
Sacramento North Highlands
Pioo Rivera
San Bernardino El Segundo Palmdale San Diego
Bend.Oregon
Redlands
Canoga Park Commerce Rockliin
Victorvdle
Hemet
Simi Valley
Fowler
Tustin
Palm Desert Henderson. Nev Anaheim
Sacramento downtown
Fremont Hawthorne Lake Los Angeles
South Gate
GlenAvon
Rialto
Bloomington
San Jacrnto Pico Rivera
Project
Size (SF)
135.000
76 800 58.500
96.000
75.000
80.000
98.500
90.000
100.000
70.000
45.000
136.000
130.000
60 000 84.500
70.000
100.000
58.000
120.000
88.400
67.700
103.000
74.000
100.000
100.000
50.000
119.000
127.000
70.000
70.000
187.000
80.000
75.000
76.000
85.000
87.000
75.000
11 1.000
98.000
100.000
1 14.000
97 000
89.000 79.000 130.000
60 000 57.000
80.000
117.000 80.000
146.000
72.000
72.000
80.000
140.000
97.000
87.500
90.000 80.000
69.000
104.600
30.000
88.800
49.000
107.000
84.000
80.000
82.000
seq
3‘
69 70
7172
73 74
75 7677
78 79
80 8182
838485
86 87
88 89
9091
92 9394
95 9697
98 99
100 101 102
103
104
105 106 107
108 109
110
111 112 113
114 115
116
117
118 119
120 121
122
123
124
125
126 127
128
129
130 131 132
133
134
135
136
SELF-STORAGE MARKETSTUDIES
PERFORMED BY PEYTON REED & COMPANY
Since 2000
Market Area Vallejo Woodland North Las Vegas
lndio
Orland
Victorville
East Los Angeles
Ridgecrest
Bellevue. WA Commerce
Rockford. Ill
Cansbad
Yucaipa
Anaheim
San Bemardino Menifee
Loma Linda
lmpenal
Manna del Rey Park City. Utah
Garden Grove
Missoula. Montana
Mcreno Valley
SusanVille
Cathedral City
French Valley
San Jacinto
Phoenix. AZ Queen Creek.AZ
Mammoth Lakes
Perris VictorVille North Las Vegas
Murrieta
Escondido
Oakland
Oakland Palm Springs
St Louis.MO
Queen Creek.AZ
Palmdale
MiraLoma
Lompoc
Portland. OR
San Bernardino
Lake Elsinore
lndlo
West Los Angeles
Vallejo San Jose Glendale. AZ Tempe. AZ
Duane
Westminster Sacramento Lompoc
Centennial. CO
Vallejo
Denver.Co downtown
IrVine Santa Clara Tracv Livermore
Lake Elsmore
Jurupa
Denver. CO
Centennial. CO
Tacoma. WA
Project
Size (SF)
37.000
75.000
89.950
83.350
80.000
87.500
75.000
40.000
116.000
110.000
40.000
148.000
82.000
99.000
75.000
80.000
86.000
100.000
112.000
80.000
80.000
80.000
55.700
40.000
120.000
127.000
40.000
73.500
104.700
8.400
80.000
88.000
108.000
80.000
167.000
53.800
103.500
100.000
90.000
80.000
100.000
100.000
50.000
60.000
90.000
73.000
100.000
77.300
92.000
88.000
62.000
52.000
50.000
80.000
65.000
67.000
65.000
75.000
72.000
150.000
75.000
89.000
82 000
62.000
99.000
75,000
67 000 80.000
Seq
lit
137
138 139 140
141
142 143
144 145
146
147
148
149 150
151 152
153
154
155
155
157 158 159
160
161 162
163
164 165
166
167
168 169 170
171
172
173 174 175
176
177 178
179 180
181 182
183
184
185 186 187
188 139
190
191
192
193
194 195
196
197
198 199
200
201
202
203 204
Market Area Bellevue.WA
Monument. CO Milpitas
Fontana
Nanuet. NY
Spokane. WA
Chandler. AZ
Irvine
Milpitas
San Leandro
Costa Mesa So Sacramento Vallejo
Ft Collins. CO
Milpitas
Broom?eld.CO
Huntington Park
Colorado Springs. CO
Santa Clarita
Lake Elsmore
Lake Forest Houston.TX
Long Beach
Sparks. NV
Peron‘a.AZ Mumeta Brentwood N Ca
Oakley
Longmont. CO
Madiaon.AL Bay Point
Lakewood. CO Waipahu. HI Salinas
Woonsocket.RI
Menifee East Menifee French Valley
Corona
Wildomar
Sacramento
San Bemardino
Palmdale Mumeta Buellton
Peroria.AZ Goodyear. AZ
Happy Valley. A
Tempe. AZ Carlsbad Anthem.AZ Corona
Santa Clarita
Omaha. NE
San Antonio.Tx Grass Valley
Oakland
Aspen. CO
Florence.AZ
Colorado Springs. CO
Broom?eld.CO
Temecula Sacramento
Sacramento
FrenchValley
Sacramento
North Highlands. Sacto Escondido
Project
Size (SF)
116.
00060.000
133.
0002.
60. 000
000 7.
119.000 000
157.
000 100.
120. 000
00075.
45. 000
000 77.000
100.
00099.
100. 000
00080.
100. 00
000 100.
00070.
100.0
00063.
000 80.
70. 000
100.000 000
93.000 94.
000 78.
48. 500
800 5.
000 53.
75. 000
000 55.
000 50.
100. 000
000 109.
000 148.000
91 . 100.000
000 165.
100. 0
00090.
000 35.
44. 000
000 60,00
90. 140. 000
000 100.
00080.000
120.000
38. 23. 000
112. 000
00065.
109. 000
00051.
000 35.
000 31.
100. 000
000 45.
100.0000
64. 120. 700
00080.
000 91.
120. 00
00063.000 73.
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1706 of 1755 PE YTUN REEI) &Company
Market Area Omaha. NE
Hawthorne
Maneson. IL
Temecula
Colorado Springs. CO
Temecula Las Vegas. NV
Elk Grove
Hollister
Temecula
Gypsum. CO
Florence. AZ Enterprise (Las Vegas). NV
San Jose
Oakland
Englewood. CO Denver. CO
Queen Creek. AZ Mesa. AZ
Peoria. AZ
Surpnse. AZ
Buckeye. AZ
Benicia
Jurupa Valley
Lafayette. CO
San Jose
Santa Clarita
Fountain Hills.AZ
Carbondale. CO
Stockton Salinas
5 Sacramento
Henderson.NV
5 Sacramento
Lebanon. 0R
Colorado Springs. CO Vallejo
Vacaville
Medtord.OR
Wildomar
Menifee
Richland. WA
Temescale Valley
San Jose
LosAngeles
French Valley
Newark
Florence.AZ
Buckeye. AZ
Santa Fe Springs
Chula \?sta
Avondale. AZ
Santa Clarita Glendale. AZ Aspen. CO
Boise.ID
Lake Elsinore Fresno Rosewlle
Mesa. AZ Azusa Henderson. NV Mammoth Lakes
Omaha.NE
Carson
Project
Size (SF)
91 .000
112.000
100.000
28.000
88.000
102.000
_ 69.000
95.000
80.000
75.000
60.000
100.000
100.000
70.000
84.000
146.000
100.000
82.000
82.000
90.000
80.000
84.000
65 000 99.000
69.000
40.000
115.000
40.000
92.000
30.000 43.000
52.000
103.000
66.000
50.000
50.000 90.000
75.000
50.000
145.000
105.000
75 000
150.000
80.000
138.000
100.000
125.000
100.000
84.000
75.000
90.000
75.000
11 5.000
119.000
24.000
54.000
83.000
46.000 120.000
100.000
125.000
125.000
56.000
67.000
50.000
Seq
#
270
271
272 273
274
275
276 277 278
279
280
281 232
283
284
285 286
287
238 289
290 291
292 293 294 295
296
297
296
299 300
301 302
303
304
305 306 307
305
309 310 311
312
313
314 315
318 317
31 B
319 320
321
322 323 324 325
326
327 328
329
330
331 332 333
334
SELF-STORAGEMARKETSTUDIES
PERFORMED BY PEYTON REED & COMPANY
Since 2000
Market Area
Temecula
Fair?eld
College Station.TX
Santa Maria
Palm Desert
Nampa. ID
Glenwood Springs. CO Menifee
Scottsdale.AZ
Carlsbad
Centerville. MN
Central Los Angeles N Las Vegas
Mankato.MN
Carbondale. C0
Peoria. AZ
Surprise. AZ Buckeye. AZ Chandler.AZ Peoria.AZ
Wildomar
Colorado Springs. CO
Palm Desert Truckee Escondido
Penis
Mesa.AZ
Concord
Glendale. AZ
Las Vegas. NV Murneta
Phoenix.AZ
Camarillo
San Jose Azusa
Jurupa Valley
Los Banos Fountain Hills.AZ
Temescal Valley San Jose Riverside
Enterprise. NV
Glendale.AZ
Riverside
Scottsdale.AZ
Enterprise. NV
Hollisler
Tucson
Nampa. ID
Fresno
Orov1lle
Fannington. NM
Redding Des Moines. IA Gardena
San Diego
Avondale.AZ
Lake Havasu City AZ
Las Vegas. NV
San Tan Valley. AZ Martinez
American Canyon
Litch?eld Park. AZ
Tempe. AZ
So Sacramento
Project
Size (SF)
40.000
83.000
70.000
100.000
30.000
100.000
30.000
123.000
89.000
03.000
30.000
100.000
90.000
60.000
76.000
96.000
96.000
102.000
92.000
07.000
166.000
76.000
50.000
87.000
97.000
100.000
90.000
100.000
110.000
85.000 79.000
67.000
60.000
22.000
125.000
100.000
60.000
20.000
100.000
98.000
117.000
90.000
77.000
115.000
22.000
94.000
75.000
79.000
73.000
70.000
50.000
100.000
40.000
77.000
100.000
80.000
76.000
100.000
90.000
92.000
270.000
40.000
61.000
85.000
100.000
Seq
#
335
336 337
338
339
340
341 342 343
344
345
346 347 340
349
350 351
352
353 354
355
356
357
350 359 360
Market Area
Longmont. CO
Buckeye. AZ
San Jose Azusa
Monterey Park
Oroville
Murrieta
Santa Maria
Sonoma
Ehrenberg. AZ
Post Falls. ID
Big Bear City
Hunytington Beach
Fremont
Torrance
Cupertino
Wildomar
Henderson. NV
Orange
W LosAngeles
South Gate
Pico Rivera
Medford. OR
Indio Valley Center
Sonoma
Project
Size (SF)
39.000
57.000
100.
000 106.
00081.000
50.000
90.000
93. 000 75.
000 2.
000 5.000
40. 110. 000
105. 000
00088.
160. 000
000 153.
000 144.
000 114.
00096.
130. 00
00050.
000 5.000
150.000
55. 27. 000
000
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1707 of 1755 Mini-Storage and Recreational Vehicle Storage Facilities Community Survey 1 / 6
76.32% 29
23.68% 9
Q1 Do you believe that the City has too many self-storage/mini-storage facilities and recreational vehicle storage facilities?
Answered: 38 Skipped: 1
Total Respondents: 38
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
Mini-Storage and Recreational Vehicle Storage Facilities Community Survey 2 / 6
21.05% 8
78.95% 30
Q2 Do you believe that the City needs more self-storage/mini-storage facilities and recreational vehicle storage facilities?
Answered: 38 Skipped: 1
Total Respondents: 38
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
Mini-Storage and Recreational Vehicle Storage Facilities Community Survey 3 / 6
84.21% 32
15.79% 6
Q3 Do you believe that the City should limit new self-storage/mini-storage facilities and recreational vehicle storage facilities?
Answered: 38 Skipped: 1
Total Respondents: 38
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No
ANSWER CHOICES RESPONSES
Yes
No
Mini-Storage and Recreational Vehicle Storage Facilities Community Survey 4 / 6
61.76% 21
32.35% 11
17.65% 6
Q4 If you believe that the City should limit new self-storage/mini-storage facilities and recreational vehicle storage facilities, how should it do so? Please select one from the list below:
Answered: 34 Skipped: 5
Total Respondents: 34
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Prohibit new
facilities
Limit the
total number...
Require that
facilities b...
ANSWER CHOICES RESPONSES
Prohibit new facilities
Limit the total number of facilities in the City – for example, no more than 25 Require that facilities be a certain distance apart – for example, be a ½ mile apart
Mini-Storage and Recreational Vehicle Storage Facilities Community Survey 5 / 6
Q5 Please provide any additional comments below:
Answered: 15 Skipped: 24
# RESPONSES DATE
1 We definitely have more than we need. 11/5/2023 3:26 PM 2 Interesting analysis of the jobs and taxes. And coming from someone who will need RV storage soon but I don’t think we need so many locations
11/4/2023 10:41 AM
3 They should be away from homes, best place would be next to the freeway or next to commercial buildings. We should not have to see unsightly buildings pop up randomly throughout the city. 11/4/2023 9:07 AM
4 More storage facilities goes against what Indio is trying to do. Upgrade the city. Storage facilities bring property value down and create security issues. Has anyone checked to see capacity of those already built? My guess is it is just a money grab, meanwhile taking down Indio a notch or two. Let's see better quality added to the city, not more fast food, storage facilities, and gas stations!
11/4/2023 8:52 AM
5 If the current storage places are almost all filled then yes another business should be approved. 11/4/2023 8:02 AM 6 We have too many in the City Of Indio now, as it stands, and some of the facilities look, beat up, worn down and need to be more attractive
11/4/2023 6:45 AM
7 Prohibit the facilities to price gouge the customers. Because of demand, they sky rocket their pricing making it unaffordable for a long term storage user.
11/3/2023 11:53 PM
8 Building more storage/rv garages Is enough for the city we need more retail development opportunities and more shopping center ideas with more full service restaurants like Texas Roadhouse on Jackson st for example 11/3/2023 10:21 PM
9 You must remember, new planned communities do NOT allow RV storage on the homeowners property or in communal parking areas. Garages that the city approves barely fit a car, must less anyplace for storage. Many HOA's do not allow parking of commercial vehicles (Plumbers, Electricians Gardeners etc.), even in the owner's own driveway. The only recourse a citizen has, is storage facilities. We need a ratio of storage to estimated need, not just a random number. neighboring cities are a poor judgement of the needs of our city. Tax generation as a decision making process is not ,in the long term, in the citizens best interests.
11/3/2023 7:52 PM
10 If you already have 15 storage facilities and another 7 in the pipeline that is already too many. I would prohibit all future facilities
11/3/2023 7:31 PM
11 Junky looking! 11/3/2023 5:35 PM
12 I would ask that the units are in areas that are not so noticeable and ask for good desert scape so that they blend with the surrounding areas. The one by Tractor Supply is almost not noticeable. The one at the Golf Center and 111 is old and very noticeable.
11/3/2023 5:32 PM
13 We have too many now. We should save some land for other businesses that bring jobs. 11/3/2023 5:21 PM
MiniS
torageandRecreational VehicleStorageFacilitiesCommunitySurvey 6/6
14Weneedmoresupermarketsnotmini storagefacilities11/3/20235:00PM 15 It isaconstantbattletofindavailablestoragespaceforRV'sespecially largerones. Withall newhomesbeingbuiltwith HOA 'sandrulesagainststoringaRVatyourhome itwill getworse. Don'tforgetthatwhilearenot largesorceofmoneyfor thecitytheyalsomakeminimal demandsonthecityforservices. Theyalsofill aneedforresidentsasadirectresultofthe rulesprohibitingRV'stostoredathome. 1
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mm W Demlapm5en1ce\\waagefxcLhry\Srmlgan€thyaprx DaleSmed s 151024Page 242 of 274 AGENDA ITEM #10.5 Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1714 of 1755 Name of Storage Facility Address City Type of Storage Zone Designation Status Squarefootage Acre Total SF Rentable Est. Property Tax To Indio General Fund for 2022 (8.5%) A STORAGE PLACE‐INDIO LLC ‐ Coachella Valley Storage 46148 MARILYN ST Indio Self Storage Highway 111 Specific Plan (NG) Active 133,967.06 3.07 44,000.00 2,595.32 AAA STORAGE OF INDIO 82521 MARKET ST Indio Self Storage Heavy Industrial (IH) Active 103,769.32 2.38 43,500.00 1,598.69 ALL INSIDE STORAGE 84400 CABAZON CENTER DRIVE Indio Self Storage Heavy Industrial (IH) Active 190,503.56 4.37 106,593.00 xxxxx ASP‐INDIO II SELF STORAGE LLC ‐ A STORAGE PLACE 83050 AVENUE 45 Indio Self Storage Light Industrial (IL) Active 200,971.10 4.61 74,125.00 4,443.81 PRIME STORAGE INDIO LLC 42925 MADISON ST Indio Self Storage Light Industrial (IL) Active 153,954.62 3.53 58,400.00 1,732.22 SAFEGUARD SELF STORAGE LLC 80166 HIGHWAY 111 Indio Self Storage Highway 111 Specific Plan (NG) Active 216,445.24 4.96 80,000.00 4,990.40 STORQUEST INDIO / JACKSON 42625 JACKSON ST Indio Self Storage Regional Commercial (RC) Active 54,000 1 70,000 xxxxx PAVILION RV STORAGE 84350 CABAZON RD Indio Self Storage Heavy Industrial (IH) Active 189,564.54 4.35 89,905.00 4,261.59 SELF STORAGE 45800 FLOWER ST Indio Self Storage Highway 111 Specific Plan (NG) Active 248,887.85 5.71 103,500.00 4,388.88 STORQUEST INDIO / DR CARREON 83614 DR CARREON Indio Self Storage Light Industrial (IL) Active 417,606.97 9.58 118,700.00 10,155.39 BENLO RV STORAGE 84401 CABAZON CENTER DRIVE Indio RV Storage Heavy Industrial (IH) Active 195,003.08 4.47 100,320.00 xxxxx SHIELDS STORAGE 47550 SHIELDS RD Indio RV Storage Mixed Use Neighborhood (MUN) Active 173,278.60 3.97 99,500.00 631.25 INDIO PALMS RV STORAGE 45755 COMMERCE ST Indio RV Storage Heavy Industrial (IH) Active 137,438.23 3.15 61,245.00 STORAMERICA 43421 MONROE ST Indio Self Storage Neighborhood Center (NC) Active 141,502.58 3.24 72,000.00 4,599.00EXTRA SPACE STORAGE 82815 AVENUE 42 Indio Self Storage Light Industrial (IL) Planning ‐ Approved 177,684.59 4.07 86,063.00CRUISING CONES LLC 612‐110‐041 Indio RV Storage Heavy Industrial (IH) Planning ‐ Approved 19,924.48 0.45 9,576.00INDIO SELF STORAGE 610‐030‐001 Indio Self Storage Light Industrial (IL) Planning ‐ Approved 223,805 5 92,427 RANCH RV AND SELF STORAGE 83734 DR CARREON Indio Self Storage Light Industrial (IL) Planning ‐ Approved 359,532.67 8.25 WEST COAST STORAGE FACILITIES 612‐130‐008 Indio RV Storage Light Industrial (IL) Planning ‐ Approved 199,682.90 4.58 81,928.00 ENTERSPRISE SELF STORAGE 611‐410‐065, 066, 067, 068, 070, 071, 072, 075 Indio RV Storage Heavy Industrial (IH) Planning ‐ Approved 233,236.01 5.35 113,903.00STORQUEST SELF STORAGE 47350 DUNE PALMS ROAD La Quinta Self Storage Active STORQUEST SELF STORAGE 79315 HWY 111 La Quinta Self Storage ActiveEXTRA SPACE STORAGE 46600 ADAMS ST La Quinta Self Storage ActiveEXTRA SPACE STORAGE 78265 COUNTRY CLUB Bermuda Dunes Self Storage ActiveLIFE STORAGE 40050 HARRIS LANE Palm Desert Self Storage ActiveLIFE STORAGE 39700 GARAND LN Palm Desert Self Storage Active SECURITY PUBLIC STORAGE 39505 BERKEY DR Palm Desert Self Storage Active COACHELLA SELF STORAGE & RV 49901 OATES LN Coachella Self Storage Active LUXTOR RV 49751 OATES LN Coachella RV Storage & Service Active Potential Self Storage Facility 691‐190‐040 Indio Self Storage Regional Commercial (RC) Inquiry Potential Self Storage Facility 691‐070‐017 Indio Self Storage Light Industrial (IL) Inquiry Potential Self Storage Facility 691‐120‐011 Indio Outdoor RV Storage Sun City PMP Inquiry Potential Self Storage Facility 610‐270‐076 Indio Self Storage Light Industrial (IL) Inquiry Potential Self Storage Facility 611‐410‐030 Indio Warehouse Self Storage Heavy Industrial (IH) Inquiry Potential Self Storage Facility 606‐060‐002 Indio Garage Storage Light Industrial (IL) Inquiry
BUILDING PERMIT PROCESS
OUTSIDE OF INDIO
Recent Inquired Locations
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1715 of 1755 ORDINANCE NO. 1791
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, ADOPTING AN INTERIM MEASURE IMPOSING A
MORATORIUM ON THE USE, CONSTRUCTION, ESTABLISHMENT OR
OPERATION OF NEW SELF -STORAGE FACILITIES, MINI -STORAGE
FACILITIES AND RECREATIONAL VEHICLE STORAGE FACILITIES WITHIN
THE CITY OF INDIO EXCLUDING NON-COMMERCIAL FACILITIES
CONSTRUCTED WHOLLY WITHIN THE BOUNDARIES OF A LEGALLY
OPERATED HOMEOWNERS ASSOCIATION FOR THE SOLE USE AND
BENEFIT OF THE MEMBERS OF THE HOMEOWNERS ASSOCIATION
WHEREAS, pursuant to the City of Indio' s police power, the City Council of the City of Indio (" City Council") has the authority to enact and enforce ordinances and regulations for the public peace, morals and welfare of the City and its residents; and WHEREAS, California Government Code Section 65858 provides that, without following the procedures otherwise required prior to the adoption of a zoning ordinance and for the purpose of protecting the public safety, health and welfare, the City Council may adopt, as an urgency measure, an interim ordinance prohibiting any uses which may be in conflict with "a contemplated general plan, specific plan, or zoning proposal that the City Council, planning commission or the planning department is considering or studying or intends to study within a reasonable time"; and
WHEREAS, the Planning Commission for the City of Indio recommended on February 8, 2023 on a 5 to 0 motion the enactment of a moratorium on self -storage facilities, mini -storage facilities and recreational vehicle storage facilities following prior discussions on the land use and economic development implications of such facilities at duly advertised public meetings relative to the land use and economic development vision, goals and policies of the City of Indio General Plan 2040 adopted on September 18, 2019; and
WHEREAS, the City Council is concerned that self -storage facilities, mini -storage facilities and recreational vehicle storage facilities may be incompatible with the public health and safety of Indio and the City Council believes that careful consideration and thorough study of potential regulations pertaining to these facilities is required; and elorl)
WHEREAS, to address community concerns regarding the planned proliferation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities, it is necessary for the City Council study the potential impacts such uses may have on the public health, safety and welfare; and
WHEREAS, based on the foregoing and those matters determined at the meeting at which this Ordinance is introduced and adopted, the City Council finds the use, construction, establishment and/or operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities would pose a current and immediate 1
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1716 of 1755 threat to the public health, safety or welfare, and that a temporary moratorium is thus necessary; and
WHEREAS, this Ordinance is an interim urgency ordinance adopted pursuant to the authority granted to the City by Government Code Section 65858 and is for the immediate preservation of the public health, safety and welfare. The facts constituting the urgency are:
1. The City is concerned with the public nuisance caused by self -storage facilities, mini -storage facilities and recreational vehicle storage facilities, involving the following:
a. The presence of thirteen ( 13) existing and active facilities in the City b. The total of four (4) pending additional facilities currently going through the City' s land use entitlement approval processes.
c. The total of three ( 3) facilities that have received land use entitlement approvals and are pending required engineering or building approvals. d. The receipt of nine ( 9) inquiries regarding potential additional storage facilities within the City during 2022.
e. The current market focus on the City for these types of facilities and the limited number of current facilities outside the City inclusive of two (2) facilities in the City of Coachella, three ( 3) facilities in the City of La Quinta, three (3) facilities in the City of Palm Desert and one ( 1) facility in unincorporated Bermuda Dunes.
f. The limited economic benefit of such facilities in terms of property tax generation, sales tax generation and employment generation. g. The current limited supply of light industrial and heavily industrial zoned lands within the City and the potential loss of future economic opportunity for the City through the continued absorption and utilization of this limited land supply for self -storage facilities, mini -storage facilities and recreational vehicle storage facilities.
2. The City Council desires to investigate and study the impacts of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities; and
3. Absent the adoption of this Ordinance, the use, construction, establishment or operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City may pose a serious threat to public health and safety, enl introducing incompatible land uses to existing neighborhoods or in close proximity thereto; and
4. Absent the adoption of this Ordinance, the number and location of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities may increase the burden upon City services; and
2
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5. As a result, it is necessary to establish a temporary, forty-five ( 45) day moratorium on the use, construction, establishment and/ or operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City, pending completion of the City' s study of the potential impacts; and
6. In addition, it is necessary to prohibit, as a public nuisance, the use of any structure for self -storage facilities, mini -storage facilities and recreational vehicle storage facilities for the duration of this Ordinance, or any extension thereof; and WHEREAS, the City Council determines, by at least a four -fifths ( 4/5) vote, that this urgency ordinance is a matter of City- wide importance, is a reasonable and necessary measure designed for the immediate preservation and protection of the public health, safety or welfare of the community, and is in accord with the public purposes and provisions of applicable State and local laws and requirements.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO DOES ORDAIN AS FOLLOWS:
SECTION 1. CEQA.
The City Council finds that this Ordinance is not subject to the California Environmental Quality Act ( CEQA) pursuant to Sections 15060( c)( 2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly; and it prevents changes in the environment pending the completion of the contemplated municipal code review.
SECTION 2. INCORPORATION.
The recitals and statements of fact set forth in the preamble to this Ordinance are true and correct, constitute a substantive part of this Ordinance, and are incorporated herein by this reference. Based on those facts, the City Council finds, determines and declares that this Ordinance is necessary as an emergency measure for the immediate preservation of the public peace, health or safety pursuant to, and as authorized by, Section 65858( a) of the California Government Code. Accordingly, this Ordinance shall become effective immediately upon adoption.
SECTION 3. DIRECTION; DEFINITION.
It is necessary to establish a temporary, forty-five ( 45) day moratorium on the use, construction, establishment and/ or operation of new self -storage facilities, mini -storage facilities and recreational vehicle storage facilities pending completion of the City' s study of the potential impacts and regulation of such, and possible amendments to the City' s zoning ordinance and related provisions of the Indio Municipal Code to ensure that adequate development standards and implementation regulations are in effect prior to 3
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1718 of 1755 permitting such within the City of Indio. To that end, the City Manager is directed to analyze the appropriateness of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities within the city limits of the City of Indio, including but not limited to, the desirability, appropriateness and effectiveness of development standards and regulatory controls.
For purposes of this Ordinance, self -storage facilities, mini -storage facilities and recreational vehicle storage facilities shall mean any building, equipment, facility or any other type of structure erected, placed, located or maintained that provides for the storage of private and personal real property, vehicles and equipment.
This moratorium shall not be interpreted as affecting the use or operation of any:
1. Legally existing self -storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City; or
2. Self -storage facilities, mini -storage facilities and recreational vehicle storage facilities that have not yet been completed but which are subject to:
a. A vesting tentative map; or
b. Development agreement; or
c. For which a building permit has been issued and in good faith reliance on such issuance substantial work has been completed and substantial liabilities incurred.
3. New self -storage facilities, mini -storage facilities and recreational vehicle storage facilities that will be constructed wholly within the boundaries of a legally operated Homeowners Association, will be used only and solely for the benefit of the members of the Homeowners Association and will not at any time be rented or otherwise made available to non- members of the Homeowners Association.
4. Those facilities for which a land use application was previously submitted and deemed complete.
SECTION 4. MORATORIUM ESTABLISHED.
In accordance with the authority granted to the City of Indio by California Government Code Section 65858 and for the reasons set forth herein above, commencing as of the effective date of this Ordinance and continuing thereafter for a period of forty-five ( 45) days, no approvals may be made or issued by the City, its officers or employees of any applications for a use permit, variance, building permit, business license or any other applicable entitlement or permit, for the use of any land within the City or the construction, ,.. establishment or operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities For the period of this Ordinance, or any extension thereof, a self - storage facilities, mini -storage facilities and recreational vehicle storage facilities shall be considered a prohibited use in any zoning district of the City and neither the City Council nor City staff shall approve any use permit, license, certificate of occupancy, zoning code or general plan amendment authorizing the use of any land within the City as self -storage facilities, mini -storage facilities and recreational vehicle storage facilities. 4
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1719 of 1755 SECTION 5. PROHIBITION.
No person shall commence, construct, establish, or operate any self -storage facilities, mini -storage facilities and recreational vehicle storage facilities, as defined in this Ordinance, within the City limits of the City of Indio during the period this Ordinance is in effect.
SECTION 6. VIOLATION A PUBLIC NUSIANCE.
The construction, establishment or operation of any self -storage facilities, mini -storage facilities and recreational vehicle storage facilities as defined in this Ordinance, within the city limits of the City of Indio during the period this Ordinance is in effect is declared to be a public nuisance and poses a current and immediate threat to the public health, safety and welfare. No property in any zone of the City is to be used for purposes of a self - storage facilities, mini -storage facilities and recreational vehicle storage facilities during the period this Ordinance is in effect. The use of any property for such purpose shall be a public nuisance. A violation of this Ordinance shall be and is hereby declared to be contrary to the public interest and shall, at the discretion of the City, create a cause of action for injunctive relief as well as any other available civil remedies. Additionally, any person that violates this Ordinance may be subject to the City' s applicable administrative remedies.
SECTION 7. SEVERABILITY.
The City Council of the City of Indio hereby declares that should any section, paragraph, sentence, phrase, term or word of this Ordinance be declared for any reason to be invalid; it is the intent of the City Council that it would have adopted all other portions of this Ordinance independent of the elimination here from of any such portion as may be declared invalid. If any section, subdivision, paragraph, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each section, subdivision, paragraph, sentence, clause and phrase thereof, irrespective of the fact that any one ( or more) section, subdivision, paragraph, sentence, clause or phrase had been declared invalid or unconstitutional.
SECTION 8. REPORT.
The City Manager is authorized and directed to prepare the report required by paragraph d) of California Government Code Section 65858 describing the measures taken to alleviate the condition which led to adoption of this Ordinance for presentation to the City Council no later than ten ( 10) days prior to the expiration of this Ordinance.
SECTION 9. EFFECTIVE DATE; FOUR -FIFTHS VOTE REQUIRED.
This Ordinance shall become effective immediately upon adoption if adopted by at least a four -fifths ( 4/5) vote of the total members of the City Council and shall be in effect for
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1720 of 1755 forty-five ( 45) days from the date of adoption, unless extended by the City Council as provided in California Government Code Section 65858.
SECTION 10. PUBLICATION.
The City Clerk shall certify to the passage of this Ordinance and shall cause this Ordinance or a summary thereof to be printed once within fifteen ( 15) days after its adoption in a newspaper of general circulation, published and circulated in the City of Indio.
PASSED, APPROVED AND ADOPTED this 15th day of March, 2023.
ATTEST:
SABDI SANCHEZ, CMC
CITY CLERK ADMINISTRATOR
OSCAR ORTI
MAYOR
rl
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1721 of 1755 Aak
CERTIFICATION
I, Sabdi Sanchez, City Clerk Administrator of the City of Indio, California, hereby certify that Urgency Ordinance No. 1791 was duly and regularly adopted at a meeting of the City Council of said City at its meeting held on the 15th day of March 2023 by the following vote, to wit:
Ayes: Fermon, Holmes, Miller, Mayor Pro Tem Ramos Amith and Mayor Ortiz Noes: None
Publication Date: March 23, 2023
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Indio, California, this 15th day of March 2023. 1 Zp
SABDI SA EZ, CIVIC
City Clerk Administrator
City of Indio
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1722 of 1755 ORDINANCE NO. 1793
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITYIOF
INDIO, CALIFORNIA, EXTENDING AN INTERIM MEASURE IMPOSING
A MORATORIUM ON THE USE, CONSTRUCTION, ESTABLISHMENT
OR OPERATION OF NEW SELF -STORAGE FACILITIES, MINI -
STORAGE FACILITIES AND RECREATIONAL VEHICLE STORAGE
FACILITIES WITHIN THE CITY OF INDIO EXCLUDING NOW
COMMERCIAL FACILITIES CONSTRUCTED WHOLELY WITHIN THE
BOUNDARIES OF A LEGALLY OPERATED HOMEOWNERS
ASSOCIATION FOR THE SOLE USE AND BENEFIT OF THE MEMBERS
OF THE HOMEOWNERS ASSOCIATION AND LAND USE
ENTITLEMENT OR BUILDING PERMIT APPLICANTS SPECIFIED
HEREIN AND DEETERMINING THAT THIS ACTION IS NOT SUBJECT
TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ( CEQA)
PURSUANT TO SECTIONS 15060( C)( 2) ( THE ACTIVITY WILL NOT
RESULT IN A DIRECT OR REASONABLY FORESEEABLE INDIRECT
PHYSICAL CHANGE IN THE ENVIRONMENT) AND 15060( C)( 3) ( THE ACTIVITY IS NOT A PROJECT AS DEFINED IN SECTION 15378) OF
THE CEQA GUIDELINES, CALIFORNIA CODE OF REGULATIONS,
TITLE 14, CHAPTER 3, BECAUSE IT HAS NO POTENTIAL FOR
RESULTING IN PHYSICAL CHANGE TO THE ENVIRONMENT,
DIRECTLY OR INDIRECTLY; AND IT PREVENTS CHANGES IN THE
ENVIRONMENT PENDING THE COMPLETION OF THE
CONTEMPLATED MUNICIPAL CODE REVIEW
WHEREAS, at the regular public meeting on March 15, 2023, the City Council of the City of Indio found that the use, construction, establishment and/ or operation of self - storage facilities, mini -storage facilities and recreational vehicle storage facilities would pose a current and immediate threat to the public health, safety or welfare, and therefore adopted Urgency Ordinance No. 1791; and
WHEREAS, pursuant to Government Code Section 65858, Ordinance No. 1791, as an interim urgency ordinance, expires 45 days after approval, unless the City Council by a four -fifths vote, after notice has been given pursuant to Government Code 65090 and a public hearing, extends Ordinance No. 1791 for 10 months and 15 days; and dg
WHEREAS, the City Council directs City staff to undertake further study and present its recommendations to the City Council regarding permanent revisions to the City' s regulatory scheme regarding self -storage facilities, mini -storage facilities and recreational vehicle storage facilities, that are consistent with the City' s General Plan, Planning and Zoning Law, and the provisions of Government Code Section 65858; and, WHEREAS, the City Council is concerned that self -storage facilities, mini -storage facilities and recreational vehicle storage facilities may be incompatible with, the use and 1
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1723 of 1755 enjoyment of property in the City of Indio and the City Council believes that careful consideration and thorough study of potential regulations is required; and WHEREAS, to address community concerns regarding the proliferation of self - storage facilities, mini -storage facilities and recreational vehicle storage facilities, it is necessary for the City Council study the potential impacts such uses may have on the public health, safety and welfare; and
WHEREAS, based on the foregoing and those matters determined at the meeting at which this Ordinance is introduced and adopted, the City Council finds the use, construction, establishment and/ or operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities would pose a current and immediate threat to the public health, safety or welfare, and that a temporary moratorium is thus necessary; and
WHEREAS, this Ordinance is an interim urgency ordinance adopted pursuant to the authority granted to the City by Government Code Section 65858 and is for the immediate preservation of the public health, safety and welfare. The facts constituting the urgency are:
1. The City is concerned with the public nuisance caused by self -storage facilities, mini -storage facilities and recreational vehicle storage facilities, involving the following:
a. The presence of thirteen ( 13) existing and active facilities in the City b. The total of four (4) pending additional facilities currently going through the City' s land use entitlement approval processes.
c. The total of three ( 3) facilities that have received land use entitlement approvals and are pending required engineering or building approvals. d. The receipt of nine ( 9) inquiries regarding potential additional storage facilities within the City during 2022.
e. The current market focus on the City for these types of facilities and the limited number of current facilities outside the City inclusive of two ( 2) facilities in the City of Coachella, three ( 3) facilities in the City of La Quinta, three ( 3) facilities in the City of Palm Desert and one ( 1) facility in unincorporated Bermuda Dunes.
f. The limited economic benefit of such facilities in terms of property tax generation, sales tax generation and employment generation. g. The current limited supply of light industrial and heavily industrial zoned lands within the City and the potential loss of future economic opportunity for the City through the continued absorption and utilization of this limited land supply for self -storage facilities, mini -storage facilities and recreational vehicle storage facilities.
2
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2. The City Council desires to investigate and study the impacts of self -storage facilities, mini -storage facilities and recreational vehicle storage facillities; and
3. Absent the adoption of this Ordinance, the use, construction, establishment or IMI, operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City may pose a serious threat to public health and safety, introducing incompatible land uses to existing neighborhoods or in close proximity thereto; and
4. Absent the adoption of this Ordinance, the number and location of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities may increase the burden upon City services; and
5. As a result, it is necessary to establish a temporary, forty-five ( 45) day moratorium on the use, construction, establishment and/ or operation of self - storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City, pending completion of the City' s study of the potential impacts; and
6. In addition, it is necessary to prohibit, as a public nuisance, the use of any structure for self -storage facilities, mini -storage facilities and recreational vehicle storage facilities for the duration of this Ordinance, or any extension thereof.
WHEREAS, the City Council determines, by at least a four -fifths ( 4/5') vote, that the extension of the moratorium is a matter of City- wide importance, is a reasonable and necessary measure designed for the immediate preservation and protection of the public health, safety or welfare of the community, and is in accord with the public purposes and provisions of applicable State and local laws and requirements.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO DOES ORDAIN AS FOLLOWS:
Section 1. CEQA.
The City Council finds that this Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060( c)( 2) ( the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060( c)( 3) the activity is not a project as defined in Section 15378) of the CEQA 'Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly; and it prevents changes in the environment pending the completion of the contemplated municipal code review.
111
3
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1725 of 1755 Section 2. INCORPORATION.
The recitals and statements of fact set forth in the preamble to this Ordinance are true and correct, constitute a substantive part of this Ordinance, and are incorporated herein by this reference. Based on those facts, the City Council finds, determines and declares that this Ordinance is necessary as an emergency measure for the immediate preservation of the public peace, health or safety pursuant to, and as authorized by, Section 65858( a) of the California Government Code. Accordingly, this Ordinance shall become effective immediately upon adoption.
Section 3. DIRECTION.
It is necessary to extend for 10 months and 15 days the moratorium established by Ordinance No. 1791 pending completion of the City' s study of the potential impacts and regulation of such structures and uses, and possible amendments to the City' s zoning ordinance and related provisions of the Indio Municipal Code to ensure that adequate development standards and implementation regulations are in effect prior to permitting such structures and uses within the City of Indio. To that end, the City Manager is directed to analyze the matter, including but not limited to, the desirability of such structures and uses, the appropriateness and effectiveness of separation requirements from adjacent sensitive land uses, and the extent of adequate development standards and regulatory controls, should such structures and uses be deemed appropriate.
For purposes of this Ordinance, self -storage facilities, mini -storage facilities and recreational vehicle storage facilities shall mean any building, equipment, facility or any other type of structure erected, placed, located or maintained that provides for the storage of private and personal real property, vehicles and equipment.
This moratorium shall not be interpreted as affecting the use or operation of any:
1. Legally existing self -storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City; or
2. Self -storage facilities, mini -storage facilities and recreational vehicle storage facilities that have not yet been completed but which are subject to:
a. A vesting tentative map; or
b. Development agreement; or
c. For which a building permit has been issued and in good faith reliance on such issuance substantial work has been completed and substantial liabilities incurred.
3. New self -storage facilities, mini -storage facilities and recreational vehicle storage facilities that will be constructed wholly within the boundaries of a legally operated Homeowners Association, will be used only and solely for the benefit of the members of the Homeowners Association and will not at any time be rented or otherwise made available to non- members of the Homeowners Association.
4
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1726 of 1755 Those facilities for which a land use application was previously submitted and deemed complete consisting of the following:
Extra Space Storage
Cruising Cones LLC
Indio Palms RV Storage
Indio Self Storage
Ranch RR And Self Storage
West Coast Storage Facilities
Indio RV Storage
82815 Avenue 42
Assessor Parcel No. 612- 110- 041
45755 Commerce Street
Assessor Parcel No. 610- 030- 001
83734 Dr. Carreon Boulevard
Assessor Parcel No. 612-130-008
611- 410- 065, 066, 067, 068, 070, 071 072, 075
Section 4. MORATORIUM EXTENDED.
In accordance with the authority granted to the City of Indio by California Government Code Section 65858 and for the reasons set forth herein above and Urgency Ordinance No. 1791, the moratorium established by Ordinance No. 1791 is here by extended for an additional 10 months and 15 days, and no approvals may be made or issued by the City, its officers or employees of any applications for a use permit, variance, building permit, business license or any other applicable entitlement or permit, for the use of any land within the City or the construction, establishment or operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities For the period of this Ordinance, or any extension thereof, a self -storage facilities, mini -storage facilities and recreational vehicle storage facilities shall be considered a prohibited use in' any zoning district of the City and neither the City Council nor City staff shall approve any use permit, license, certificate of occupancy, zoning code or general plan amendment authorizing the use of any land within the City as self -storage facilities, mini -storage facilities and recreational vehicle storage facilities.
Section 5. PROHIBITION.
No person shall commence, construct, establish, or operate any self -storage facilities, mini -storage facilities and recreational vehicle storage facilities, as defined in this Ordinance, within the City limits of the City of Indio during the period this Ordinance is in effect.
Section 6. VIOLATION A PUBLIC NUSIANCE.
The construction, establishment or operation of any self -storage facilities, mini -storage facilities and recreational vehicle storage facilities as defined in this Ordinance, within the city limits of the City of Indio during the period this Ordinance is in effect is declared to be a public nuisance and poses a current and immediate threat to the public health, safety and welfare. No property in any zone of the City is to be used for purposes of a self - storage facilities, mini -storage facilities and recreational vehicle storage facilities during 5
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1727 of 1755 the period this Ordinance is in effect. The use of any property for such purpose shall be a public nuisance. A violation of this Ordinance shall be and is hereby declared to be contrary to the public interest and shall, at the discretion of the City, create a cause of action for injunctive relief as well as any other available civil remedies. Additionally, any person that violates this Ordinance may be subject to the City's applicable administrative remedies.
Section 7. SEVERABILITY.
The City Council of the City of Indio hereby declares that should any section, paragraph, sentence, phrase, term or word of this Ordinance be declared for any reason to be invalid; it is the intent of the City Council that it would have adopted all other portions of this Ordinance independent of the elimination here from of any such portion as may be declared invalid. If any section, subdivision, paragraph, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each section, subdivision, paragraph, sentence, clause, and phrase thereof, irrespective of the fact that anyone ( or more) section, subdivision, paragraph, sentence, clause or phrase had been declared invalid or unconstitutional.
Section 8. REPORT.
The City Manager is authorized and directed to prepare the report required by paragraph d) of California Government Code Section 65858 describing the measures taken to alleviate the condition which led to adoption of this Ordinance for presentation to the City Council no later than ten ( 10) days prior to the expiration of this Ordinance.
Section 9. EFFECTIVE DATE; FOUR -FIFTHS VOTE REQUIRED.
This Ordinance shall become effective immediately upon adoption if adopted by at least a four -fifths (4/5) vote of the total members of the City Council and shall be in effect for 10 months and 15 days from the date of adoption, unless extended by the City Council as provided in California Government Code Section 65858.
Section 10. PUBLICATION.
The City Clerk shall certify to the passage of
Ordinance or a summary thereof to be printed
adoption in a newspaper of general circulation,
Indio.
this Ordinance and shall cause this
once within fifteen ( 15) days after its
published and circulated in the City of
Resolution No. 10445: Text Amendments to Section 3.5/Table 3.5-1 of the ... Page 1728 of 1755 PASSED, APPROVED AND ADOPTED this 19th day of April, 2023.
ATTEST:
mn-c
SABDISAN MC
CITY CLERK ADMINISTRATOR
6 6L -
OSCAR ORTI
MAYOR
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CERTIFICATION
I, Sabdi Sanchez, City Clerk Administrator of the City of Indio, California, hereby certify that Urgency Ordinance No. 1793 was duly and regularly adopted at a meeting of the City Council of said City at its meeting held on the 19th day of April 2023 by the following vote, to wit:
Ayes: Fermon, Holmes, Miller and Mayor Ortiz
Noes: None
Absent: Mayor Pro Tern Ramos Amith
Publication Date: April 26, 2023
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Indio, California, this 19th day of April 2023.
V
SABDI SANCHEZ, CMC
City Clerk Administrator
City of Indio
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AN INTERIM URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDIO, CALIFORNIA, EXTENDING THE PROVISIONS1 OF ORDINANCE 1793 UNTIL JULY 19 2024, IMPOSING A MORATORIUM
ON THE USE, CONSTRUCTION, ESTABLISHMENT OR OPERATION OF
NEW SELF -STORAGE FACILITIES, MINI -STORAGE FACILITIES AND
RECREATIONAL VEHICLE STORAGE FACILITIES WITHIN THE CITY
OF INDIO EXCLUDING NON- COMMERCIAL FACILITIES
CONSTRUCTED WHOLELY WITHIN THE BOUNDARIES OF A
LEGALLY OPERATED HOMEOWNERS ASSOCIATION FOR THE SOLE
USE AND BENEFIT OF THE MEMBERS OF THE HOMEOWNERS
ASSOCIATION AND LAND USE ENTITLEMENT OR BUILDING PERMIT
APPLICANTS SPECIFIED HEREIN AND DEETERMINING THAT THIS
ACTION IS NOT SUBJECT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT ( CEQA) PURSUANT TO SECTIONS 15060( C)( 2) ( THE
ACTIVITY WILL NOT RESULT IN A DIRECT OR REASONABLY
FORESEEABLE INDIRECT PHYSICAL CHANGE IN THE
ENVIRONMENT) AND 15060( C)( 3) ( THE ACTIVITY IS NOT A PROJECT AS DEFINED IN SECTION 15378) OF THE CEQA GUIDELINES,
CALIFORNIA CODE OF REGULATIONS, TITLE 14, CHAPTER 3,
BECAUSE IT HAS NO POTENTIAL FOR RESULTING IN PHYSICAL
CHANGE TO THE ENVIRONMENT, DIRECTLY OR INDIRECTLY; AND
IT PREVENTS CHANGES IN THE ENVIRONMENT PENDING THE
COMPLETION OF THE CONTEMPLATED MUNICIPAL CODE REVIEW
WHEREAS, Pursuant to Article XI, section 7, of the California Constitution, the City of Indio ("City") has the police power to adopt and enforce ordinances to regulate the use of land within its jurisdictional boundaries, to the extent such regulations are not in conflict with the general laws of the State of California; and,
WHEREAS, Government Code Section 65858 expressly authorizes the City Council, to protect public health, safety and welfare, to adopt an interim urgency ordinance prohibiting a use that is in conflict with a contemplated general plan, specific plan, or zoning proposal that the legislative body, planning commission or the planning department is considering or studying or intends to study within a reasonable time, provided that the urgency measure shall require a four -fifths vote of the legislative body for adoption, and shall be of no further force and effect 45 days from its date of adoption, unless duly extended; and,
WHEREAS, Government Code Sections 36934 and 36937 expressly authorize the City Council to enact urgency ordinances, which take effect immediately upon introduction, for the immediate preservation of the public peace, health, or safety,
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WHEREAS, on March 15, 2023, the City Council adopted Urgency Ordinance No. 1791, establishing a 45- day moratorium on the use, construction, establishment or operation of new self -storage facilities, mini -storage facilities and recreational storage ! facilities determining that these uses would pose a current and immediate threat to public health, safety, or welfare within the City of Indio (the "Moratorium"); and, WHEREAS, on April 19, 2023, the City Council adopted Urgency Ordinance No. 1793, extending the Moratorium for an additional 10 months 15 days; and, WHEREAS, the Moratorium will expire on March 6, 2024, unless extended pursuant to Government Code Section 65858, which authorizes the City Council, after notice pursuant to Government Code Section 65090 and a public hearing, to adopt an ordinance extending the Moratorium until July 1, 2024, upon approval by a four -fifths vote, and upon making the same findings required for the adoption of the Moratorium; and, WHEREAS, the City Council had and still has concerns regarding new self -storage facilities, mini -storage facilities and recreational storage facilities and their potential incompatibility with the use and enjoyment of Indio and the City Council believes that careful consideration and thorough study of potential regulations for these uses is still required; and,
WHEREAS, due to unforeseen operational challenges resulting from limited staff resources and high workload volume, City staff has been unable to complete all required work within the initial timeframe established by the City Council including the study of the potential impacts such uses may have on the public health, safety and welfare; and, WHEREAS, the completion of remaining required work tasks pertaining to the moratorium on these land uses will assist the City Council in determining whether any changes to current regulations and standards contained in the City of Indio Unified Development Code need to be made; and,
WHEREAS, based on the foregoing and those matters determined at the meeting at which this Ordinance is introduced and adopted, the City Council finds the use, construction, establishment and/ or operation of structures upon the water would pose a current and immediate threat to the public health, safety or welfare, and that a temporary moratorium is thus necessary; and,
WHEREAS, Ordnance No. 1793 was an interim urgency ordinance adopted pursuant to the authority granted to the City by Government Code Section 65858 and was for the immediate preservation of the public health, safety and welfare. The facts constituting the urgency were:
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1. The City is concerned with the public nuisance caused by self -storage facilities, mini -storage facilities and recreational vehicle storage facilities, involving the following:
a. The presence of thirteen ( 13) existing and active facilities in the City b. The total of four ( 4) pending additional facilities currently going through the City' s land use entitlement approval processes.
c. The total of three (3) facilities that have received land use entitlement approvals and are pending required engineering or building approvals. d. The receipt of nine ( 9) inquiries regarding potential additional storage facilities within the City during 2022.
e. The current market focus on the City for these types of facilities and the limited number of current facilities outside the City inclusive of two ( 2) facilities in the City of Coachella, three ( 3) facilities in the City of La Quinta, three '(3) facilities in the City of Palm Desert and one ( 1) facility in unincorporated Bermuda Dunes.
f. The limited economic benefit of such facilities in terms of property tax generation, sales tax generation and employment generation. g. The current limited supply of light industrial and heavily industrial zoned lands within the City and the potential loss of future economic opportunity for the City through the continued absorption and utilization of this limited land supply for self -storage facilities, mini -storage facilities and recreational vehicle storage facilities.
2. The City Council desires to investigate and study the impacts of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities; and
3. Absent the adoption of this Ordinance, the use, construction, establishment or operation of self -storage facilities, mini -storage facilities and recreational vehicle storage facilities in the City may pose a serious threat to public health and safety, introducing incompatible land uses to existing neighborhoods or in close proximity thereto; and
4. Absent the adoption of this Ordinance, the number and location of 'self -storage facilities, mini -storage facilities and recreational vehicle storage facilities may increase the burden upon City services; and in the City, pending completion of the City' s study of the potential impacts; and
6. In addition, it is necessary to prohibit, as a public nuisance, the use of any structure for self -storage facilities, mini -storage facilities and recreational vehicle storage facilities for the duration of this Ordinance, or any extension thereof.
WHEREAS, the City Council wishes to extend the Moratorium until July 1, 2024 to allow itself, the Planning Commission, City staff and interested parties to complete the 3
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WHEREAS, the City Council determines, by at least a four -fifths ( 4/ 5) vote, that the extension of the moratorium is a matter of City-wide importance, is a reasonable and !'! necessary measure designed for the immediate preservation and protection of the public health, safety or welfare of the community, and is in accord with the public purposes and provisions of applicable State and local laws and requirements.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDIO,
CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. CEQA.
The City Council finds that this Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060( c)( 2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060( c)(3) the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly; and it prevents changes in the environment pending the completion of the contemplated municipal code review.
Section 2. INCORPORATION.
The recitals and statements of fact set forth in the preamble to this Ordinance are true and correct, constitute a substantive part of this Ordinance, and are incorporated herein by this reference. Based on those facts, the City Council finds, determines and declares that this Ordinance is necessary as an emergency measure for the immediate preservation of the public peace, health or safety pursuant to, and as authorized by, Section 65858(a) of the California Government Code. Accordingly, this Ordinance shall become effective immediately upon adoption.
Section 3. DIRECTION; DEFINITION.
It is necessary to extend until July 1, 2024, the moratorium established by Ordinance No. 1793 pending completion of the City' s study of the potential impacts and regulation of such structures and uses, and possible amendments to the City's zoning ordinance and related provisions of the Indio Municipal Code to ensure that adequate development standards and implementation regulations are in effect prior to permitting such structures and uses within the City of Indio. To that end, the City Manager is directed to analyze the matter, including but not limited to, the desirability of such structures and uses, the appropriateness and effectiveness of separation requirements from adjacent sensitive land uses, and the extent of adequate development standards and regulatory controls, should such structures and uses be deemed appropriate.
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