Fate planning panel approves zoning change for 5 Star Storage; staff fiscal analysis shows small long‑term net loss

The Fate Planning and Zoning Commission voted to approve a zoning change (Case ZR24009) that will rezone two parcels from agriculture to heavy industrial to allow construction of a three‑story self‑storage facility known in the presentation as 5 Star Storage Fate.

Robbie Highfield, associate planner for the City of Fate, said the project would consolidate two platted lots into a single ~3‑acre parcel and would include two requested variances: a reduction of minimum parking from 50 to 25 spaces to avoid floodplain encroachment and a waiver of first‑floor glazing requirements. Highfield said any variances would be reviewed later on a Type 3 site plan and that the commission would not vote on those variances tonight.

Highfield presented a fiscal analysis intended to be informational. "The estimated taxable value is about 2,280,000.00," he said, and listed year‑one city contribution of about $4,500 and a total proportionate cost to serve just over $6,600. "The annual net revenue is a loss of 2,100," he said; factoring in roads, staff estimated a loss of about $6,200 in early years and a net loss of just under $85,000 across 40 years (about $248,000 if roads are included). Highfield emphasized the fiscal analysis is not an approval criterion but a tool to understand long‑term implications.

Brian Baca of Advantage Construction, representing the developer, corrected a figure used in staff materials and said construction costs are substantially higher than originally cited in staff materials: "the minimum, cost on construction of that project is gonna be about 10,000,000," he said. Baca also described the facility as a climate‑controlled, multistory, Class A operation designed not to directly compete with existing drive‑up, non‑climate units along the highway.

Commissioners asked staff and the applicant questions about parking, ancillary rental operations and site constraints. The applicant said the site is tight and does not have space planned for truck rental operations. Staff reiterated that the parking variance request is driven by floodplain constraints and the anticipated low traffic generation of a self‑storage use.

After closing a public hearing that drew no speakers, the commission approved the zoning change and then separately approved SUP24005 with the staff‑recommended condition that a Type 3 site plan and a replat consolidating Lots 2 and 3 be submitted and approved before variances are finalized.

Next steps for the project include the replat to combine the lots and the submittal of a Type 3 site plan, at which time variances and detailed site design will return to planning staff and the commission for review.