§ 21.302.16  SELF-STORAGE FACILITIES.
   (a)   Site design requirements:
      (1)   Site entrance.
         (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 § 21.301.06 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)   All two-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)   All areas 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 Chapter 16 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 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.
   (c)   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-profile shrubs, 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 § 21.301.07 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 flammable, 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 a.m. to 4:30 p.m., 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.
      (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 § 21.209 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 I-1 Industrial Park Zoning District, as part of a planned development pursuant to § 19.38.01, self-storage facilities (including all buildings, driveways, resident manager's quarters, screening walls, and all other associated features) must not:
         (A)   Be located within 500 feet of a roadway designated as a principal arterial, intermediate arterial or minor arterial street, and;
         (B)   Include more than one-half of the land area of the total planned development except when located in the interior of an industrial area.
(Ord. 2019-2, passed 1-7-2019; Ord. 2021-10, passed 5-24-2021)