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Board approves San Sebastian View self-storage project after debate over parking and trees
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Summary
After debate about market need, parking and tree removal, the board approved a bundled package (use-by-exception, parking variance and limited tree removal) for a San Sebastian View self-storage and quick-service-restaurant proposal; approval included a minimum-parking condition for the storage facility and a tree-retention plan as presented.
The Planning & Zoning Board approved a package of entitlements for a proposed mixed project on San Sebastian View that includes a multistory self‑storage facility, a variance to the city's off‑street parking requirements, and limited removal of significant trees within a conservation overlay zone.
Attorney James Whitehouse presented market and parking analyses and a revised tree plan showing the applicant would preserve nine of 12 identified significant trees and retain a large live oak. Whitehouse told the board the updated materials addressed prior questions and argued the ITE parking analysis and a five‑mile market study support the proposal.
Several board members pushed back, saying they were not yet satisfied the record supplied "competent substantial evidence" that the use‑by‑exception served the public welfare. One board member cautioned that the market study and parking data had arrived late and that staff had not had time to prepare a written analysis. Concerns discussed included whether a large multistory storage project would create local oversupply, the adequacy of truck loading and maneuvering areas, and the proximity of proposed buildings to significant trees.
After extended discussion the board bundled the three approvals — use‑by‑exception in CM2, a parking variance, and conservation‑overlay approval for limited tree removal — and approved the application subject to the tree plan presented during the hearing and a minimum of 12 on‑site parking spaces required for the storage facility. The motion passed with one recorded no vote (Susan Johns).
The board instructed staff to use the tree plan shown at the hearing when reviewing future civil plans and reminded applicants that planning approval does not substitute for required land‑development and grading permits or state water‑management buffer approvals.
