Rogers Planning Commission discusses storage companies
ROGERS – Discussions at Tuesday’s planning committee meeting focused on three conditional use permits for storage companies.
Members of the planning committee approved a conditional use permit for modern storage between South 26th Street and South Dixieland Road and denied a permit for Willa mini storage on South Rainbow Farm Road. A third storage request for Stoney Brook was withdrawn by the applicant after it was deemed unnecessary by municipal staff.
Modern Storage plans to build air-conditioned storage units as well as meeting spaces in three phases, according to representative Brian Dale.
According to town planner Ethan Hunter, the proposed location is an undeveloped, zoned freeway commercial and condominium unit. The demand is compatible with the surrounding development and appropriate for the location, he said.
Resident Martin Ojeda raised concerns about light and noise pollution, lack of privacy and the possibility of creating more flooding in his neighborhood, noting that there are already a large number of storage facilities in the area. Rogers. He asked the commission to either reject the request or work to ensure Modern Storage adds trees to create a buffer zone and improve drainage.
Dale said the developer would build a privacy fence, both as a buffer and for security, and plant trees. The facility will close at 6 p.m. and all lighting at the site will be directional and directed downward, he said. The developer also plans to create a stormwater retention pond and channel the water to additional drains, he said.
Willa Mini Storage would have been built on undeveloped land zoned for agricultural use, according to the conditional use permit application. Community development staff recommended that the application be denied because the property is incorrectly zoned according to the full growth map and the proposed use is not permitted in any zoning districts in the neighborhood, according to Hunter. The proposed storage units could also negatively impact the surrounding floodplain and would not comply with the connectivity ordinance, he said.
Tim Salmonson, a representative for the vendor and developer, told committee members that he believes the request is consistent with the region. It would be difficult to develop housing on the property as it will not be easy or cost effective to run sewage to the land, and options are also limited by the nearby floodplain, he said.
The property is bordered by a floodplain which creates a natural barrier to the residential area to the south, he said. Salmonson also offered to contact the neighbor to the north about sharing an alley to resolve the connectivity issue.
Bill Watkins, a representative for neighboring Rainbow Storage, said his client was concerned about the drainage and flooding issues the new development could create and was not interested in donating a driveway.
Commission members voted unanimously to reject the request with little discussion.
John Duggar has withdrawn his application for a conditional use permit to continue to operate Stoney Brook Storage at 5823 W. Stoney Brook Road.
Duggar said the storage facility had been operated since the late 1990s by two previous owners before the property was annexed to the city. He bought the property a few years ago with the understanding that it was grandfathered and continued to operate it as a storage facility, he said.
Even though the facility is incompatible with the Full Growth Map and the surrounding floodplain, it had non-compliant legal status as long as it was used for what it was originally built for, Hunter said. However, Duggar has added RV storage to the property, including a gravel parking area, he said.
Duggar said he had retired the vehicles and planned to use the property only for what it was originally built for. He said he needed the conditional use permit to get a business license.
John McCurdy, director of community development, said his department will support Duggar’s quest for a commercial license as long as there is no expansion of use.
“We can’t have motorhomes in a flood plain,” he said.
In the remaining cases, members of the planning committee approved a subdivision and two new large-scale developments.
The proposed 20-lot subdivision, Sky Valley Estates, would be located at West Shores Avenue and South Mt. Hebren Road, according to a staff report.
The proposed Casey’s general store would be built on 2.18 acres at 3757 W. New Hope Road, and the proposed Creekside medical offices would be built at 3801 W. Financial Parkway and would include three planned 7,600 square foot medical offices over 3.13. acres.
Other actions taken by the Rogers Planning Commission include:
• Approval of a conditional use permit for Caliber Collision to build a vehicle repair business on South Bellview Road and Ajax Avenue.
• Approval of a conditional use permit to allow office space at 208 W. Sycamore St.
• An application for a conditional use permit from Marrs Developing LLC for a bed and breakfast has been withdrawn by the applicant.