Planning commission backs rezone for McClung Road storage site; special use and variance also recommended

The commission on Nov. 20 recommended rezoning a parcel near McClung Road from Commercial General (CG) to Employment Office (EO) and, in separate votes, recommended approval of a special‑use permit for climate‑controlled self‑storage and a variance to increase the floor‑area ratio (FAR) to 1.0.

Staff recommended approval of the rezoning from CG to EO but recommended denial of the special‑use permit and the FAR variance, saying self‑storage is a passive ancillary use that does not advance the comprehensive plan’s economic‑development goals for the corridor. Staff also said the applicant’s claimed topographic hardship was not unique in the area and that the requested FAR relief was not the minimum necessary standard under the code.

The applicant presented a market study that identified strong demand within a three‑mile radius and said existing climate‑controlled capacity in the area is largely leased; the applicant also argued site topography (a 16‑foot drop from the road) and an irregular parcel shape make many other commercial options infeasible. The applicant said the proposed design would be a multistory, mostly below‑grade building from the street view and would improve a marginally used parcel.

Commission action: the Planning Commission voted to recommend rezoning the parcel to EO (recorded vote 6–4). After further discussion, the commission separately voted to recommend approval of the special‑use permit and the FAR variance (recorded vote 5–2). Staff requested conditions tying any EO/self‑storage approval to the county’s commercial design standards (fenestration, materials, visibility) to help the building read as a better corridor frontage if the project proceeds.

Why it matters

- Rezoning the parcel to EO makes self‑storage a permitted special‑use pathway where it was recently removed from many commercial zones by a 2023 text amendment; the action signals the commission found EO more suitable for the use than the surrounding CG designation. - The special‑use and variance approvals were contentious because they grant multiple deviations (different zone and increased FAR) in an area where staff urged a more active mixed‑use corridor.

Next steps

The applicant will refine project design if the Mayor and Commission adopt the Planning Commission’s recommendations. If the Mayor and Commission approve the special use and variance, the project must still comply with design standards and secure required building, fire and utility permits.

Speakers and quotes

"There's not a lot of plausible commercial uses because of the topography and shape," applicant Eric Johansen said, summarizing the site constraints cited in the market study.

Votes and implementation

Rezone to EO — recommended 6–4. Special use (self‑storage) + FAR variance — recommended 5–2. Staff asked that any approval include compliance with the commercial general design standards (Section 9‑25‑8(e) in the code) to improve streetscape and materials.

Provenance: staff presentation, applicant market study and commission discussion.