Garden City panel pauses plan to add 'class A' self‑storage to C‑2 zoning, asks for clearer design, buffer rules

The Garden City Planning and Zoning Commission on April 15 voted to continue CPA FY2026‑0001, a proposed citywide text amendment that would allow a new "class A" self‑storage use in C‑2 mixed‑use zoning, to a date certain of June 17, 2026 and to reopen the public hearing.

Applicant Abby Germaine said the amendment responds to earlier direction and is intended to allow only high‑quality, climate‑controlled, multi‑story storage (so‑called class A) under conditional use review rather than low‑grade, drive‑up facilities. "We are requesting that the commission consider allowing class A storage facilities within the C‑2 zone," Germaine said, adding that project‑level conditional use review and design standards would still apply.

Staff framed three legal findings that must be met for adoption — consistency with the comprehensive plan, not materially detrimental to public health/safety/welfare, and no adverse public service impacts — and said unresolved drafting issues prevent those findings at present. The staff report highlighted enforceability gaps around the proposed "ground‑floor activation" language, the scope and appropriateness of a proposed 1‑mile exclusion between facilities, and whether the new use should be coded as a distinct, well‑defined category.

"The question is whether the proposed text is ready to become a permanent rule," staff said, noting seven issues had been resolved, one partially and six remained open in the design review scorecard. Staff recommended postponement so the applicant can work with design review consultants to refine standards.

Neighborhood testimony focused on traffic, safety and riverfront compatibility. "42nd Street is packed day and night," said Brad McGur, a Parkway Station resident, who argued a citywide change could enable new storage facilities near the riverfront and increase vehicle traffic near a Boys & Girls Club school crossing.

Applicants said they are willing to continue work: Jeff Hatch of Hatch Design Architecture described comparisons to projects in denser cities and urged commissioners to build a code that enables high‑quality urban storage while maintaining pedestrian activation on street frontages. "We're trying to do something right by the city of Garden City," Hatch said.

Commissioners split on whether class A storage conceptually fits C‑2 activity nodes. Commissioner Smith said he does not believe storage belongs in the comprehensive‑plan vision for C‑2 activity corridors, while Chair Montoya and others said a strictly conditioned, design‑forward approach could fit in parts of the C‑2 map. Several commissioners objected to the applicant's proposed 1‑mile exclusion, calling it effectively anti‑competitive and difficult to justify for a narrow jurisdiction.

Given those unresolved policy and drafting issues, Commissioner Brown moved to continue CPA FY2026‑0001 to June 17, 2026, reopening the public hearing; the motion passed by voice vote. Staff will work with the applicant and design review consultants to return with a revised code text and clearer standards for ground‑floor activation, definitions for the new use, and a re‑examined buffer policy.

Next steps: The commission will review the revised text and design comments at the June 17 public hearing, then make a recommendation to city council.