ITEM DESCRIPTION:
Title
CU-2302: Request for a Conditional Use Permit to allow for outdoor storage within a shipping container within the B-3, Highway Commercial zoning district for the property at 240 N. Ridgewood Avenue.
Body
OWNER:
SEV Habitat for Humanity, INC
REQUESTED ACTION:
Storage of bulk purchased items used for affordable housing to be stored in a shipping container in the rear of the property.
LOCATION:
240 N. Ridgewood Avenue
PARCEL ID:
745201000180
CURRENT LAND USE:
Habitat for Humanity Office
FLUM DESIGNATION:
Public/Semi-Public
ZONING DISTRICT:
B-3, Highway Commercial
VOTING DISTRICT:
District 1, Councilwoman Charlotte Gillis
SURROUNDING AREA:
|
|
Current Land Use |
FLUM Designation |
Zoning District |
|
North |
Edgewater Alliance Church |
Public/Semi Public |
B-3 |
|
East |
Florida Blue Health Care |
Public/Semi Public |
B-3 |
|
South |
Residential |
Commercial |
R-5 |
|
West |
Multi-Family |
High Density Residential |
R-5 |
BACKGROUND:
The applicant first filed for a conditional use permit to allow for outdoor storage utilizing a shipping container for bulk purchased items. The Planning and Zoning Board at the January 10th meeting approved the conditional use permit to allow outdoor storage with the condition that the chain link fence have slatting installed. The applicant has subsequently reapplied as the existing chain link fence is covered in dense vegetation thus defeating the purpose of installing the slatting. Outdoor storage within the B-3, Highway Commercial district is only allowed as a conditional use permit and must meet Article III, Section 21-34.04 and 21-36.03. Section 21-34.04 regulates the use of salvage yards within the Highway Commercial zoning district. This section does not apply. Section 21-36.03 of Article III, indicates the purpose of the regulations is to allow outdoor storage as an accessory use as a part of normal operations on the premise. There are 11 subsections within Article III, Section 21-36.03, labeled “a” through “k”. The pertinent sections are listed below with staff’s response to each:
a. Outdoor storage and display may be permitted in conjunction with the uses allowed in certain commercial and industrial districts as indicated in Table III03. Such outdoor storage or display shall not be located adjacent to any residential district or use unless such storage or display is screened from the view of neighboring residential district or use.
Staff Response: The shipping container will be located behind the rear of the principal building. Slatting will need to be installed in accordance with subsection “c” for the existing chain-link fence identified on the survey.
b. No outdoor storage may be located in any required front yard, parking areas, fire zones, loading areas or access lanes.
Staff Response: The proposed shipping container will not be located within the front yard, parking area, fire zones, loading areas or access lanes.
c. All outdoor storage areas shall be screened from view by a six foot (6’) high stockade fence, vinyl fence or masonry wall. However, the wall or fencing shall not interfere with the flow of traffic entering or leaving the site. Existing sites with a chain link fence may be enclosed with slatting. New sites shall require stockage fencing, vinyl fencing or masonry wall.
Staff Response: The applicant is applying to waive this condition of the conditional use permit and to utilize the existing dense vegetation. Staff believe the intent of the slatting provision is to provide visual screening, which has been accomplished by the fact that the existing chain link fence is being screened by vegetation.
d. Loose materials such as sand, Styrofoam, carboard boxes, mulch, compost areas, and similar materials, which are subject to being scattered or blown about the premises by normal weather conditions, shall be contained by an adequate enclosure. No outdoor storage area of building shall be located in a public right-of-way, utility or drainage easement.
Staff Response: The applicant is proposing to contain excess and bulk materials within a shipping container.
Subsections “e” through “k” do not apply as the applicant is not intending to display any merchandise.
STAFF COMMENTS:
Staff received the following comment from the Environmental Services Department:
Environmental Services does not object to the placement of a shed immediately west of the existing buildings on the site. The shed is expected to consist of a pre-fabricated shipping container measuring 8-10ft wide and up to 40ft long, representing no more than 400sqft additional impervious surface on the site. Previous expansion of driveways on this site (ref permit 19-1609) included the construction of stormwater retention in the southeast portion of the site. The western portion of this site slopes down to adjacent grade with runoff from the western landscaped area pooling and/or crossing the property lines with neighboring parcels. As a condition of the requested use, Applicant shall direct all runoff from any new impervious surface (including the subject shed) east toward the onsite retention pond, with discharge into the Ridgewood Avenue right-of-way and not to adjacent privately owned property.
RECOMMENDED ACTION
Motion to approve the Conditional Use Permit for CU-2302 for the property at 240 N Ridgewood Avenue without the condition that the applicant install slatting into the existing chain link fence in accordance with Article III, Subsection 21-36.03(c).