Commission recommends zoning changes to regulate self-storage facilities in Bryan

The Bryan Planning and Zoning Commission voted unanimously to recommend amendments to Chapter 130 of the Bryan Code of Ordinances that define and regulate indoor and outdoor self-storage facilities.

Benjamin Johnson, staff planner, told commissioners the proposed text amendments replace the existing "mini-warehouse/self storage" land-use definition with separate definitions for "self storage indoor" and "self storage outdoor," and add special supplementary regulations. "We're proposing to add lighting standards to limit the lighting intensity and the height of the lighting for these facilities," Johnson said. He said the changes would also establish facade standards and limits on glazing to avoid visual clutter, provide screening and maneuvering-space requirements for gated facilities, and allow one loading dock per facade for indoor storage.

The draft standards would require a minimum masonry percentage of 60% on building facades and a maximum of 25% glass on each facade for indoor facilities. For outdoor facilities, the proposal would prohibit individual unit entrances that face public rights-of-way, require a six-foot fence along shared property lines, and increase throat depth and maneuvering space for gated sites. Johnson said the amendments authorize the Planning and Zoning Commission to grant variances for throat-depth requirements so enforcement remains at the commission level rather than shifting to the zoning board of adjustment.

"Staff notes that the potential text amendment will help to protect neighborhoods and corridors," Johnson told the commission, saying the regulations are intended to address a growing number and variety of self-storage developments and to improve safety and design compatibility with adjacent uses.

There was no public comment on the item. Commissioner Sherwin moved to recommend approval of the amendments to Chapter 130; the motion carried unanimously.

Key clarifying points in the presentation: the amendment separates indoor and outdoor self-storage as distinct land uses; indoor facilities would be subject to a 60% minimum masonry and up to 25% glass maximum on each facade; outdoor facilities would require six-foot screening fences along shared property lines and limits on units that front public rights-of-way; the amendments include lighting limits, a required roof pitch minimum of 1:12 where applicable, and authorization for the PNZ to consider variances to throat-depth standards.

The commission's recommendation will be transmitted to City Council for consideration. The amendment text will replace the existing mini-warehouse/self-storage definition and add site and design standards for both indoor and outdoor self-storage uses.