HomeMy WebLinkAboutMemo - Read Before Packet - 2/15/2022 - Memorandum From Pete Wray Re: Agenda Item 12 - Land Use Code Amendment To Remove Enclosed Mini-Storage As An Allowed Use Within The Transit-Oriented Development Overlay Zone
Community Development & Neighborhood Services
Planning & Development Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6376
970.224.6111- fax
MEMORANDUM
Date: February 15, 2022
To: Mayor Arndt and City Councilmembers
Through: Kelly DiMartino, Interim City Manager
Kyle Stannert, Deputy City Manager
Caryn Champine, Director of Planning, Development, and Transportation
Paul Sizemore, Director of Community Development and Neighborhood Services
Rebecca Everette, Planning Manager
From: Pete Wray, Senior City Planner
Re: Agenda Item #12 - Land Use Code amendment to remove enclosed mini storage as an allowed
use within the Transit Oriented Development Overlay Zone.
The purpose of this memo is to provide additional background on the timing for staff bringing this item forward to
Council as a single Land Use Code (LUC) change, rather than including it as part of a larger package of code
amendments.
Discussion of this proposed LUC change originated with the March 11, 2021, Planning and Zoning Commission
hearing and decision to approve the Guardian Self-Storage Project Development Plan (PDP). The project
included a Modification of Standards to allow the entire building, including the ground floor, to comprise enclosed
mini-storage use, within the Transit Oriented Development (TOD) overlay. The Commission deliberation included
concerns of Enclosed Mini-Storage representing an inactive land use that does not align with the goals of the
South College Corridor Plan, which encourages more active uses at transit stations and ridership along the
MAX and TOD District. While the Planning and Zoning Commission determined the application under
consideration must be reviewed according to the Code as it exists, the Commission expressed a desire to revisit
the issue to ensure alignment between the Land Use Code and the Corridor Plan for future applications. This
issue was also discussed by City Council on appeal of the project, in which Council upheld the Commission s
decision.
As a result of two Planning and Zoning Commission work session discussions, the Commission requested staff
bring forward this proposed amendment to prohibit enclosed mini-storage use in the TOD overlay. The proposed
LUC change will correct the disconnect within the LUC Article Three TOD Standards and Article Four General
Commercial Zone District Standards for enclosed mini-storage.
While we typically prefer to bring forward packages of LUC amendments or include in the LUC Update project
(Phase 1 or Phase 2, as applicable), the Commission and staff determined this code change has a high level of
urgency, given the current market pressure for enclosed self-storage in all zone districts that permit that land use.
As such, Council is considering the change in advance of the larger LUC Update project. As a follow up to this
initial LUC amendment, staff will develop new design standards for the Enclosed Mini-Storage use as part of the
larger packages of changes in Phase 2 of the Land Use Code Update in 2023-24.