Transcript 15-112862RZ-PC2

Jefferson County
Planning and Zoning Division
15-112862RZ
Universal Storage at Columbine Car Care Center Official
Development Plan
Presenter: Alan Tiefenbach
Jefferson County
Planning and Zoning Division
Background
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This is a request to rezone from Planned Development (PD) to
a new Planned Development (PD) to allow self-storage.
Jefferson County
Planning and Zoning Division
Jefferson County
Planning and Zoning Division
Background
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5 lots totaling 3.66 acres
Subject property accessed by private road (S. Kipling Way).
S. Kipling Way approximately 15 feet above adjacent
residences.
Subject property within PD that allows numerous commercial
uses, including auto service.
Recent development includes Natural Grocers and Chase Bank
directly across the street.
Surrounding commercial is one story, most residences are two.
Jefferson County
Planning and Zoning Division
Background
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Staff has maintained since the Pre-App that the Plan does not
support the use.
A community meeting was held in November of 2014.
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After second submittal, applicant requested hearing date.
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Four citizens showed up.
Primary concerns were height and landscaping.
Community was told the height would be kept to 30’ and a 75’ landscape
buffer would be provided from the development to the residences at the
north.
Staff did not support this based on Plan recommendations, height, massing,
and adjacent residential.
Staff has received considerable citizen input, mostly in regard to
the height, massing, setbacks and property values.
Jefferson County
Planning and Zoning Division
Background
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This rezoning case went in front of the Planning Commission on
January 6, 2016.
20 people signed in for this hearing, and many of them testified
on the application.
The PC had concerns about the height and massing of the
structure, and directed the applicant to work with staff and the
community and considering revising the proposal.
The applicant/s representatives held a meeting with several
HOA presidents and had a phone conversation with staff after
submitting the revised proposal.
Jefferson County
Planning and Zoning Division
Revised Proposal
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Reduced height from 40 feet to 30 feet, although the height
maximum does not apply to “architectural features.”
Reduces total square footage from 135,502 maximum gross
buildable to 99,000 sf “gross floor area”.
Increases open space from 15% to 25%
Decreases building coverage from 80% to 75%
Removes “patriot red” from the elevations.
A one story building that was shown on the original ODP to the
north of the “main building” is now connected to the main
building.
Elevation shows a two story building versus the original three
story building.
Jefferson County
Planning and Zoning Division
Analysis against CMP
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Staff will discuss three sections of the Plan in which this
proposal does not meet recommendations.
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Land Use
Visual Resources
Compatibility
Jefferson County
Planning and Zoning Division
Land Use
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The S. Plains Area Plan recommends this property for Limited
Commercial uses.
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Uses in close proximity to residential uses that are limited in height, size
and impacts.
Staff does not believe self-storage of this scale is appropriate in this
location.
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Does not create primary jobs, nor add to neighborhood character.
Staff does not believe there would be significant economic benefit.
Staff does not believe this is the only viable use for the property
– Natural Grocers was just constructed across the street.
– There IS street frontage.
– Nearby rezoning in progress for large medical facility, which often induce
other medical uses.
– Existing commerical uses may expect adjacent lots would be developed for
commercial uses, bringing additional traffic that could be a benefit to other
businesses.
 Mini storage uses are usually very limited in the amount of traffic
generated, which would actually potentially hurt the existing
businesses compared to the allowable uses.
Jefferson County
Planning and Zoning Division
Land Use
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Staff recognizes that the existing Planned Development does
allow uses that are more intensive than what the Plan
recommends.
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However, traffic would be contained to S. Kipling Way, which again could
benefit surrounding businesses.
It is unlikely most of the uses allowed by the ODP would be more than one
story.
Any uses that could be more than one story would be limited by available
parking, landscaping, etc.
Staff has concerns with whether there is as much of an incentive to upkeep
an unmanned self-storage facility as there would be for a retail, office or
restaurant establishment.
Staff cannot enforce hours of operation of self-storage.
Staff has no data which suggests people locate based on availability to selfstorage, although ease of access to goods and services has been
documented.
Jefferson County
Planning and Zoning Division
Visual Resources
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Staff has concerns in regard to the proposed height and
massing of the structures.
The subject property is located 15 feet above the adjacent
houses.
The current proposal is for 30 feet in height.
Staff notes this height limitation does not apply to architectural
features, per the ODP
Elevations indicate the main structure being at least 300 feet
long.
Jefferson County
Planning and Zoning Division
Visual Resources
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The applicant proposes architectural elevations be incorporated
on to the ODP.
Staff has repeatedly informed the applicant we do not support
retention of these elevations.
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Staff has traditionally recommended elevations be added to an ODP when a
rezoning is supported with the understanding that the architecture
significantly exceeds what would be required by the zoning resolution.
In this case, the elevations may not meet the ZR, and even may not meet
the ODP requirements.
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Staff is not convinced all buildings meet 360 degree architecture requirements.
Staff is unsure the “building form” section of the ODP pertaining to breaking up
walls with pilasters, recesses or projections is met on all buildings.
Staff has significant concerns in regard to permanently “locking in” these
elevations.
Staff still has concerns in regard to the massing of the building and adjacent
properties being in its shadow for significant portion of winter days.
If the PC were inclined to support, staff recommends Page 3 be removed
with a note on Page 1 that they are conceptual.
Jefferson County
Planning and Zoning Division
Winter – 8AM
Jefferson County
Planning and Zoning Division
Winter – noon
Jefferson County
Planning and Zoning Division
Winter – 3 PM
Jefferson County
Planning and Zoning Division
Compatibility
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In addition to the height and architecture, staff has concerns in regard to
massing, including potential solar impacts on adjacent residences.
Self-storage is typically designed to maximize storage units – meaning as many
units on the land as possible with significant impervious surfacing and limited
landscaping.
What results is often a high amount of building per lot with a minimum of open
area.
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This results in long, massive buildings.
Main building is indicated as being 300 feet long and 30 feet high.
By way of comparison, Fun City (Mr. Biggs) is 425 feet long and one story.
The applicant proposed a 75’ northern landscape buffer at the community
meeting.
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If the PC were inclined to recommend approval, staff recommends a 75’ setback as
stated in the community meeting.
As the Written Restrictions lack a front setback. Staff also recommends a front setback
of at least 20’ to match the Natural Grocers to the west.
Jefferson County
Planning and Zoning Division
Plan Exception
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Would not address a unique situation
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Some impacts would be mitigated/comparable
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Staff does not believe the current market demand of a particular use
justifies ignoring Plan recommendations.
The proposed use of a mini-warehouse storage facility has the potential to
be less impactful than some of the allowed uses in terms of traffic, noise
and lighting.
Scale and massing could result in a building(s) that dwarfs the existing
development and contrasts with the character of the surrounding
community.
Would be precedent setting
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Staff does not believe that evaluation of land use and related entitlements
should be entirely based on market demands for a particular land use, and
if that were the case, it would be setting a policy precedent.
Jefferson County
Planning and Zoning Division
FINDINGS/RECOMMENDATIONS:
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Staff cannot support the Applicant’s request. In addition to the
concerns expressed in regard to building scale and massing and
effects on community character, staff also has concerns in
regards to permanently eliminating a commercially-zoned and
recommended property from any future job generating economic
potential.
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Staff recommends the Planning Commission recommend
DENIAL of Case 15-112862RZ.