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Commission approves Manchester Corridor text amendment to allow self‑storage in mixed‑use buildings with 40% ground‑floor commercial
Summary
The Planning and Zoning Commission voted 5–4 to recommend a text amendment to the Manchester Corridor (MC) district allowing self‑storage when part of a mixed‑use building, but altered the proposed 30% retail requirement to 40% and clarified office space tied to storage would count against the 70% non‑commercial allocation.
The Planning and Zoning Commission voted 5–4 to recommend a text amendment to the Manchester Corridor (MC) zoning district that would allow self‑storage facilities when located inside a mixed‑use development, with a revised ground‑floor requirement of 40 percent commercial uses.
Staff introduced the proposal as a targeted text amendment limited to the MC District intended to require that self‑storage buildings present active, commercial frontage on the ground floor. The original draft proposed a 70/30 split (70 percent self‑storage, 30 percent ground‑floor commercial). Commissioners and staff discussed whether the percentage should apply per building or across a larger multi‑building development, whether the 30 percent could include office space tied to the storage operation, and whether the commercial uses should be limited to uses unrelated to self‑storage (for example, not merely a sales counter for moving boxes).
Staff said the intent was that any proposed self‑storage building in the MC District would be required to provide the ground‑floor commercial percentage and that the requirement applies per building. Staff also confirmed that the ground‑floor percentage was meant to apply to ground‑floor commercial and not to upper floors; floors above the ground level could be all storage if the ground floor met the commercial requirement.
Several commissioners voiced concern that the original 30 percent threshold might not achieve “true mixed use” and could allow storefronts that merely sell storage supplies. Commissioner Sherry Bilderbeck said she opposed allowing the use in the MC District, arguing it would contradict the district’s redevelopment goals and the Brentwood Bound vision. Commissioner Hart Nelson supported clarifying that the percentage apply per building and suggested the commercial portion be truly unrelated to self‑storage sales.
After discussion, a commissioner moved to recommend the amendment with two modifications: clarify the percentage applies per building (not across an entire multi‑building development) and change the commercial percentage from 30 to 40 percent of the ground floor. The mover also specified that office space related to the self‑storage operation should be counted within the non‑commercial portion (the 70 percent under the original draft). The motion passed on a roll call vote, 5–4. The commission will forward the recommendation and amended language to the Board of Aldermen for public hearing.
Background: Commissioners referenced examples in other parts of the county and specific local examples (including a downtown U‑Haul location and prior proposals in Brentwood) when discussing façade activation, pedestrian orientation and whether the ground‑floor commercial requirement would produce the desired street presence. Commissioners discussed the option of creating an overlay district to confine the use to part of the MC District, but staff said that would require a separate zoning action.
The vote record (as read aloud during roll call) recorded five yes votes and four no votes; commissioners directed staff to clarify draft language before transmittal to aldermen.
