HomeMy WebLinkAboutOrdinance 2022-11 Amending Chapter 20 Regulating Self-Service Storage Fa....pdf1 ORDINANCE NO. 2022-11
2
3 AN ORDINANCE OF THE CITY COMMISSION OF THE
4 CITY OF WINTER SPRINGS, FLORIDA, PROVIDING FOR
5 AN AMENDMENT TO CHAPTER 20 ZONING
6 REGULATING SELF-SERVICE STORAGE FACILITIES;
7 PROVIDING FOR A DEFINITION OF SELF-SERVICE
8 STORAGE FACILITIES; ESTABLISHING SELF-SERVICE
9 STORAGE FACILITIES AS A CONDITIONAL USE ON
IO CERTAIN PROPERTY DESIGNATED C-1
11 NEIGHBORHOOD COMMERCIAL ON THE CITY'S
12 ZONING MAP WITH FRONTAGE ON STATE ROAD 419;
13 ESTABLISHING SELF-SERVICE STORAGE FACILITIES
14 AS A CONDITIONAL USE ON PROPERTY DESIGNATED 1-
15 1 LIGHT INDUSTRIAL DISTRICT; ADOPTING NEW
16 SUPPLEMENTAL ZONING DISTRICT REGULATIONS
17 REGARDING THE DESIGN AND OPERATION OF SELF-
18 SERVICE STORAGE FACILITIES; PROVIDING AN
19 AMENDMENT TO THE C-3 HIGHWAY 17-92 ZONING
20 DISTRICT TO INCORPORATE THE NEW DEFINITION OF
21 SELF-SERVICE STORAGE FACILITIES AND
22 CLARIFYING THAT THE C-3 HIGHWAY 17-92
23 COMMERCIAL DISTRICT IS INTENDED FOR LANDS
24 ADJACENT TO HIGHWAY 17-92 ONLY; PROVIDING FOR
25 THE REPEAL OF PRIOR INCONSISTENT ORDINANCES
26 AND RESOLUTIONS, INCORPORATION INTO THE CODE
27 SEVERABILITY, AND AN EFFECTIVE DATE.
28
29 WHEREAS, the City is granted the authority, under Section 2(b), Article VIII, of the State
30 Constitution, to exercise any power for municipal purposes, except when expressly prohibited by
31 law, and the City has inherent police power to establish zoning regulations within the jurisdictional
32 limits of the City of Winter Springs; and
33
34 WHEREAS, due to modern trends and tenant demand for high-quality climate controlled
35 self-service storage units for storage of goods and property within the City, the City Commission
36 finds it to be in the City's best interest to provide for possible additional limited locations for self-
37 service storage facilities only within the 1-1 Light Industrial zoning district, an area in close
38 proximity to the City's existing industrial district along SR 419, and the existing C-3 Highway 17-
39 92 zoning district pursuant to the siting, design and operational requirements set forth in this
40 Ordinance; and
41
42 WHEREAS, City Commission also finds that the planning evaluation to identify
43 additional locations for self-service storage units was significantly constrained because such uses
44 are not only incompatible with the abundance of existing residential zoning and developments
45 within the City, but inconsistent with the goals, policies and objectives of the existing City's
City of Winter Springs
Ordinance No. 2022-11
Page I of 9
1 Comprehensive Plan related to the City's Town Center and Greeneway Interchange, and
2 inconsistent with the policies and objectives set forth in the City's SR 434 Corridor Overlay
3 District; and
4
5 WHEREAS, the City Commission also concludes that a five-hundred (500) foot
6 separation distance between self-service storage facilities and the application of conditional use
7 requirements will serve the public health, safety, and welfare; and
8
9 WHEREAS, many areas of Florida have experienced a surge in self-service storage
10 facility development, leading to an over-concentration of such facilities and reduction of available
11 commercially developable land that could be devoted to other uses, including neighborhood
12 commercial uses to supp01i residential communities, like retail, restaurants, and other personal
13 services 1; and
14
15 WHEREAS, the popularity of self-service storage facilities is evidenced by the fact that
16 the City Commission has been requested to hold non-binding development application review
17 hearings for self-service storage facilities twice since 2017, with applicants seeking to expand the
18 zoning districts in the City to allow self-storage facilities in inappropriate places; and
19
20 WHEREAS, according to the City's Comprehensive Plan, the City of Winter Springs is
21 predominantly built-out and there is limited vacant industrial and commercial land available for
22 future development, excluding the GID and Town Center; and
23
24 WHEREAS, including the 500-foot separation and conditional use requirements for self-
25 service storage facilities will serve the two-fold goal of ensuring enough supply of general
26 commercial land available for neighborhood commercial uses to supp01i the residential population
27 and continued availability of industrial land for light industrial uses and other land uses which
28 could have adverse secondary effects on residential areas, religious institutions, schools, parks,
29 day care centers, and other public institutions; and
30
31 WHEREAS, the City's Land Planning Agency conducted a public hearing to consider this
32 Ordinance on November 17, 2022, and after receiving testimony and evidence and deliberating
33 about the merits of the Ordinance, recommend that the City Commission adopt the Ordinance; and
34
35 WHEREAS, the City Commission of the City of Winter Springs, Florida, hereby finds
36 this Ordinance to be in the best interests of the public health, safety, and welfare of the citizens of
37 Winter Springs.
1 "Self storage still rising after pandemic surge," The Real Deal (May 16, 2022),
https://therealdeal.com/2022/05/16/self-storage-still-rising-after-pandemic-surge/ (131 million square feet of storage
space planned or under construction nationally, including 50 million square feet expected in 2022); "The Fast-
Evolving Self-Storage Market," Matthews Real Estate Investment Services (May 27, 2022),
https://www.matthews.com/publications-growing-appeal-of-self-storage/ (self-storage market was valued at
$48.02 billion in 2020 and is projected to reach $64.71 billion by 2026 with a compound annual growth rate of
5.45 percent); Report on Land Development Code Amendment, Collier County Growth Management Department,
(Sept. 24, 2019), https://www.colliercountyfl.gov/home/showpublisheddocument/89 l 98/63 7051985410400000.
City of Winter Springs
Ordinance No. 2022-11
Page 2 of 9
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
NOW, THEREFORE, THE CITY COMMISSION OF THE CITY OF WINTER
SPRINGS HEREBY ORDAINS, AS FOLLOWS:
Section 1.
reference.
Recitals. The foregoing recitals are hereby incorporated herein by this
Section 2. Amendment to Chapter 20, Zoning. The City of Winter Springs Code,
Chapter 20, Zoning is hereby amended as follows: (underlined type indicates additions to the City
Code and strikeout type indicates deletions, while asterisks (* * *) indicate a deletion from the
Ordinance of text existing in Chapter 20. It is intended that the text in Chapter 20 denoted by the
asterisks and set forth in this Ordinance shall remain unchanged from the language existing prior
to adoption of this ordinance):
Chapter 20 Zoning
* * *
ARTICLE I. -IN GENERAL
Sec. 20-1. -Definitions.
The following words, terms and phrases, when used in this chapter, shall have the meanings
ascribed to them in this section, except where the context clearly indicates a different meaning:
* * *
Self-Service Storage Facilities. A fully-enclosed establishment containing separate storage
spaces, stalls or lockers with privately-controlled access points that are leased or rented to
customers as individual units for storage space of the customer's goods, wares or personal
property. The term is synonymous with mini-warehouses, mini-storage, self-storage facilities,
and self-storage warehouses.
* * *
ARTICLE III. -ESTABLISHMENT OF DISTRICTS
* * *
DIVISION 7. -C-1 NEIGHBORHOOD COMMERCIAL DISTRICT
* * *
City of Winter Springs
Ordinance No. 2022-11
Page 3 of 9
1 Sec. 20-234. Conditional uses.
2
3 * * *
4
5 .{2). Self-Service Storage Facilities, provided the property has frontage on State
6 Road 419 and shall be subject to the supplemental design and operational
7 requirements set forth in section 20-423 (b) and (c) of the City Code. Additionally,
8 for any prope1ty with double frontage on State Road 419 and State Road 434, the
9 self-service storage facility shall require a 27-foot landscape buffer along State
10 Road 434 and shall not be accessed from State Road 434.
11
12 * * *
13
14 DIVISION 8.5. -I-1 LIGHT INDUSTRIAL DISTRICT
15
16 * * *
17 Sec. 20-261. -Conditional uses.
18
19 * * *
20 .{2). Self-Service Storage Facilities subject to the supplemental design and operational
21 requirements set fmth in section 20-423 (b) and (c) of the City Code.
22
23 * * *
24
25 DIVISION 15. -C-3 HIGHWAY 17-92 COMMERCIAL DISTRICT
26
27 Sec. 20-346. -In general.
28
29 The lands of the "C-3 Highway 17-92 Commercial" District are paiticularly oriented to a
30 wide variety of commercial and professional office uses which may generate excessive traffic from
31 clientele or capture large volumes of traffic from adjacent thoroughfares. The purpose of this
32 district is to encourage and develop the normal operation of general commercial land uses listed
33 here, under such conditions of operation as will protect abutting residential and other
34 noncommercial uses, and promote aesthetic and architectural harmony, attractiveness, and
35 compatibility within the community, and abide by the performance and development standards of
36 the city, county, state and U.S. government. This district is intended for and limited to lands that
37 are adjacent and have ingress/egress to or easily serviced by collector and major arterial roads
38 Highway 17-92 and adaptable to higher traffic generating general commercial uses. Areas of the
39 city for which this zoning category may be appropriate are designated on the future land use map
40 as "commercial."
41
42
43
44
45
City of Winter Springs
Ordinance No. 2022-11
Page 4 of 9
Sec. 20-346.1. -Uses permitted.
2
3 Within "C-3 Highway 17-92 Commercial" District, no building, structure, land or water
4 shall be used except for one (1) or more of the following uses:
5
6 * * *
7 (18) Indoor public storage Self-Service Storage Facilities subject to the
8 supplemental design and operational requirements set forth in section 20-423 (b)
9 and (c) of the City Code.
10
11
12 * * *
13
14 ARTICLE V. -SUPPLEMENTAL DISTRICT REGULATIONS
15
16 Division 1. -Generally
17
18 * * *
19
20 Sec. 20-423. -Self-Service Storage Facilities.
21
22
23 (a) Intent and Purpose. It is the intent and purpose of this Section to provide
24 minimum design and operational requirements for self-service storage facilities
25 located within the City. Additional requirements may be imposed by the city
26 commission on a project-specific basis by development agreement and/or by
27 conditional use permit to protect the public health, safety and welfare.
28
29 (b) Supplemental Design Standards. In addition to other applicable design
30 standards set forth in the City Code, the following minimum design standards shall
31 apply to the construction of new self-service storage facilities:
32
33 (1) Storage facilities shall be designed to ensure that access to the individual
34 storage units shall only be gained from the interior of a building(s) or from
35 individual storage unit doors that face the interior of the property and are not visible
36 from any right-of-way or neighboring property.
37
38 (2) The main office entrance of the storage facility for design purposes shall be
39 located at ground level and oriented towards the street side. The main office
40 entrance foyer shall contain a minimum interior space dimension of at least 12 feet
41 in height and 500 square feet in size. This space shall be used as the main entrance
42 foyer for customers even if the majority of customers using the facility enter
43 through loading docks, bays, doors or other entrances. However, up to 25% of this
City of Winter Springs
Ordinance No. 2022-11
Page 5 of 9
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
space may also be used for storage supply sales and office use to supp01i the rental
of the storage units.
(3) If the storage facility abuts a residentially zoned property or existing
residential development, the facility loading bays, entrances, docks or doors shall
not be located on any side abutting the residentially zoned property or residential
development and shall not be visible from said residential prope1ty.
(4) Loading bays, docks, entrances to individual storage units or bays may not
be located on a street facing side of a building.
(5) Storage facility access shall be secured such that access to the individual
storage units shall only be gained after passing through a gate or entering a building
through a secured access point.
(6) Fences and walls including entry gates shall be constructed of high quality
materials and shall be compatible and in harmony with the design and materials of
the facilities and site. Decorative metal or wrought iron fences are preferred.
Chain-link or similar fences, barbed wire or razor wire fences and walls made of
precast concrete are prohibited. Fences or walls are not allowed between the main
or front building on the site and the street.
(7) Storage facility buildings shall be surfaced in high quality materials
compatible and in harmony with the site. Unfaced concrete block, painted
masonry, tilt-up and pre-cast concrete panels and prefabricated metal sheets are
prohibited. Prefabricated buildings are not allowed.
(8) Exterior colors, including any internal corridors or doors visible through
windows, shall be muted tones.
(9) The favade of the storage facility building shall have exterior vetiical
surfaces with at least fifty (50) percent of the area covered by a material or
combination of materials such as decorative brick veneer, stone, stucco, textured
block or similar decorative materials. All materials shall be of high quality.
(10) Storage facility buildings shall be clad with a mix of durable, low
maintenance materials that convey the appearance of high quality. Upon final
aesthetic review approval by the City, allowed cladding materials shall include high
grade metal composite materials with a factory-applied finish, brick, brick veneer,
stone, simulated stone, stucco, cement fiberboard, and concrete masonry units with
integrated color, provided the outer surface is either split face or ground faced, or a
combination of the two. Prohibited cladding materials include unbacked, non-
composite sheet metal products (e.g., standing-seam metal or flat panels that can be
easily dented), smooth faced concrete masonry units that are painted or unfinished,
board or batten siding, plastic or vinyl siding or unfinished wood.
City of Winter Springs
Ordinance No. 2022-11
Page 6 of 9
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
(11) Single-story storage facility buildings shall have a gable or hipped roof.
(12) Streetscape landscaping required by the City Code shall not be fenced.
(13) Electrical service to the storage units shall be for lighting and climate
control only. No electrical outlets are permitted inside individual storage units.
Lighting fixtures and switches shall be of secure design that will not allow the
tapping of fixtures for other purposes.
(14) The minimum setbacks shall be as follows for storage facility buildings and
these shall take precedence over any other applicable setback requirements in the
applicable zoning district and the S.R. 434 Corridor Overlay District:
1 Front: 50-feet
ii. Side and rear: 25-feet
(15) Self-service storage facilities shall not exceed two (2) stories in height of
occupiable space (as defined by the Florida Building Code, Chapter 2).
(16) Exterior lighting for self-service storage facilities shall consist of fully cut-
off or fully shielded light sources to protect adjacent prope1ties from glare. Light
levels at a prope1ty line for the self-service storage facility adjacent to residentially
zoned property or existing residential development shall not exceed 0.05 foot-
candles.
(c) Operational Requirements. In addition to other applicable operational
standards set forth in the City Code (e.g., noise and other nuisance standards), the
following minimum operational standards shall apply to self-service storage
facilities and tenants of individual storage units:
(1) Individual storage units shall not be used for activities such as residences,
offices, workshops, studios, or hobby or rehearsal areas. Further, storage units
shall not be used for manufacturing, fabrication or processing of goods, services or
repair of vehicles, engines, appliances or other equipment, or any other industrial
activity whatsoever. In addition, storage units shall not be used for commercial
activity or places of business of any kind including, but not limited to, retail sales,
garage or estate sales, or auctions.
(2) Storage of flammable, explosive, perishable or hazardous materials within
individual storage units and on site is prohibited.
(3) The storage of gasoline powered motor vehicles within an individual
storage unit is prohibited.
City of Winter Springs
Ordinance No. 2022-11
Page 7 of 9
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
( 4) Keeping of animals is prohibited.
(5) Storage facilities shall not operate or allow tenant access between the hours
of 10:00 p.m. and 6:00 a.m., except for storage facilities that were approved by the
City Commission by development agreement, and are operational, prior to the
effective date of this subsection.
(6) All goods and property shall be stored in an enclosed building. Outdoor
storage of goods and property shall be prohibited.
(7) Storage pods or shipping containers are prohibited on the property.
(8) Storage facilities shall have security access control to buildings and
individual storage units and enhanced electronic video surveillance of the property.
(9) Rental agreements shall provide tenants with written notice of the minimum
operational standards set forth in this section and any other conditions imposed by
the conditional use permit or any development agreement approved by the City
Commission.
(d) Distancing Requirements. There shall be a minimum air line distance of
five-hundred (500) feet, measured in a straight line from the nearest points of lot
boundaries, between self-service storage facilities.
* * *
Section 3. Repeal of Prior Inconsistent Ordinances and Resolutions. All prior
inconsistent ordinances and resolutions adopted by the City Commission, or parts of prior
ordinances and resolutions in conflict herewith, are hereby repealed to the extent of the conflict.
Section 4. Incorporation Into Code. This Ordinance shall be incorporated into the
Winter Springs City Code and any section or paragraph, number or letter, and any heading may be
changed or modified as necessary to effectuate the foregoing. Grammatical, typographical, and
like errors may be corrected and additions, alterations, and omissions, not affecting the
construction or meaning of this ordinance and the City Code may be freely made.
Section 5. Severability. If any section, subsection, sentence, clause, phrase, word or
provision of this Ordinance is for any reason held invalid or unconstitutional by any court of
competent jurisdiction, whether for substantive, procedural, or any other reason, such portion shall
be deemed a separate, distinct and independent provision, and such holding shall not affect the
validity of the remaining portions of this Ordinance.
Section 6. Effective Date. This Ordinance shall become effective immediately
upon adoption by the City Commission of the City of Winter Springs, Florida, and pursuant to
City Charter.
City of Winter Springs
Ordinance No. 2022-11
Page 8 of 9
ADOPTED by the City Commission of the City of Winter Springs, Florida, in a regular
meeting assembled on the _l!J_ day of JM uariJ , 2023.
Kevin McCann, Mayor
AT~T~ST: ~ CH~AN,citYc~
Approved as to legal form and sufficiency for the fli:prings o:_
ANTHONY A. GARGANESE, City Attorney
Legal Ad:
First Reading: fJ~'M bu l 0 1 ~ad-.
Legal Ad:
Second Reading: O~e.t~ 'At, }o~;>..
Effective Date:
City of Winter Springs
Ordinance No . 2022-11
Page 9 of 9