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HomeMy WebLinkAboutWATERGLEN SELF-STORAGE - FDP EXTENSION 2012 - 71-93D - REPORTS - RECOMMENDATION/REPORTWaterglen PUD Mini -Storage, Extension of Final Plan - #71-93D " areh-+ -�4- Planning & Zoning Board Public Hearing Page 8 04. rV,l ('t%Z.DLZ RECOMMENDATION: Staff recommends approval of the Waterglen PUD Self -Storage, Extension of Final Plan - #71-93D, to March 15, 2013 with the following condition of approval: The property owner shall acquire issuance of the necessary building permit(s) no later than July 13, 2012 to enable work to begin on the construction and installation of the following engineering improvements related to the Waterglen Self -Storage facility: o A new fire hydrant and new water main to the hydrant on the south side of the property. o A new fire hydrant and new water service to the hydrant at the north end of the property. o A new water service and meter at the north end of the property. o A new sanitary sewer service running south to north within the property. o Remove existing curb cut into the property from Waterglen Drive. Replace with curb, gutter and sidewalk in this location. o Add new curb cut and driveway into the property in different location from existing. Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D Marefi 1:7, 29q 4- Planning & Zoning Board Public Hearing Page 7 Planning & Zoning Board (Type 2) review, provided that they are located on property adjoining the railroad property abutting and parallel to East Vine Drive, and are located within 500' of such railroad property. The existing Waterglen neighborhood is to the west and south of the mini -storage facility property, Interstate 25 is to the east of the property, and the Larimer & Weld Canal and undeveloped properties are to the north of the property. Although the location of mini -storage facilities is limited with the adoption of the Land Use Code in 1997, there is still a significant need for this type of facility in Waterglen because of the nature of the majority of the homes. The presence of a mini -storage facility remains to be a substantial benefit to the neighborhood. It would also serve as additional buffer for the residential uses from the highway. C. The request for extension satisfies Section 2.2.11(D)(4) Extensions. With regards to the Waterglen Mini -Storage site, the one street impacting this site (Waterglen Drive) is in place; water and sanitary sewer mains are in place around the site; curb, gutter and public sidewalk are in place along Waterglen Drive adjacent to the site; street lights are in place along Waterglen Drive; and, necessary storm drainage improvements are in place. These improvements constitute due diligence to date. Engineering improvements still lacking to fully vest the development plan are: • A new fire hydrant and new water main to the hydrant on the south side of the property. • A new fire hydrant and new water service to the hydrant at the north end of the property. • A new water service and meter at the north end of the property. • A new sanitary sewer service running south to north within the property. • Remove existing curb cut into the property from Waterglen Drive. Replace with curb, gutter and sidewalk in this location. • Add new curb cut and driveway into the property in different location from existing. These public improvements are all on the Waterglen Mini -Storage site or associated with the project itself (see attached Exhibit A). They are specific to this site and are not needed until the project is constructed. The surrounding neighborhood is not dependent on the improvements that are not yet completed. However, the current owner has spent the last year working diligently to obtain capital for the construction of Waterglen Self -Storage. He has now acquired financing and will be able to begin construction of the outstanding engineering improvements, and possibly the self -storage facility, this summer (2012). D. The Waterglen PUD Self -Storage, Final Plan is compatible with, and complements, the surrounding land uses. Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D Mareh-+7-, 2e -t - Planning & Zoning Board Public Hearing Page 6 Af„ ct K,zbL2- • to meet a wide range of needs of everyday living in neighborhoods, including a variety of housing choices, which invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. A neighborhood shall be considered to consist of approximately 80 to 160 acres, with its edges typically consisting of major streets, drainageways, irrigation ditches, railroad tracks and other major physical features. This one (1) year extension request to March 15, 2013, for the Waterglen PUD Self - Storage Facility complies with the purpose of the LMN District as it is an infill project, as part of a previously approved PUD under the Land Development Guidance System L( DGS), which provides a complementary and supporting land use that serves a neighborhood. The existing Waterglen neighborhood (477 homes on 165 acres) is to the west and south of the mini -storage facility property, Interstate 25 is to the east of the property, and the Larimer & Weld Canal and undeveloped properties are to the north of the property. Although the location of mini -storage facilities is limited with the adoption of the Land Use Code in 1997, there is still a significant need for this type of facility in Waterglen because of the nature of the majority of the homes. Almost all of the single- family homes have a 1-car garage and, because of the prevailing high water table, no basements. The presence of a mini -storage facility, when built, remains a substantial need and benefit to the neighborhood. It would also be a preferable land use on property directly abutting Interstate 25 and would serve as additional buffer for the residential uses from the highway. 6. Findings of FactlConclusion: A. The Waterglen PUD Self -Storage, Final Plan, as previously approved, continues to comply with the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. B. The Waterglen PUD Self -Storage, Final Plan complies with the purpose of the LMN District as it is an infill project, as part of a previously approved PUD under the Land Development Guidance System (LDGS), which provides a complementary and supporting land use that serves a neighborhood. As set forth in ARTICLE 4 - DISTRICTS, Division 4.5 - Low Density Mixed -Use Neighborhood District, enclosed mini -storage facilities are permitted in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to a Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D ""^F^,;4-- Planning & Zoning Board Public Hearing Page 5 l l4,Wl2 e ensions; the first extending the Final Plan approval to March 15, 2008; and, the second extending the Final Plan approval to March 15, 2009. An additional one-year extension went to the Planning and Zoning Board on February 19, 2009 for a decision. The request was granted, extending the Final Plan approval to March 15, 2010. An additional one-year extension went to the Planning and Zoning Board on March 18, 2010 for a decision. The request was granted, extending the Final Plan approval to March 15, 2011. An additional one-year extension went to the Planning and Zoning Board on March 17, 2011 for a decision. The request was granted, extending the Final Plan approval to March 15, 2012. The owner/developer of the property is requesting a one-year extension to March 15, 2013. 3. APPLICANT'S EXTENSION REQUEST I would like to request an additional 1 year extension in order to complete Waterglen Self Storage Replat PDF #71-93D until March 15, 2013. We have spent the last year working diligently to obtain capital for the construction of Waterglen Self Storage. The good news is we have now acquired financing and we will be able to begin the project (after minor amendments) this spring. Nathan Winterfield Owner 4. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Waterglen PUD Self -Storage Final Plan, as previously approved, continues to comply with the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. 5. ARTICLE 4 - DISTRICTS A. Division 4.5 - Low Density Mixed -Use Neighborhood District Enclosed mini -storage facilities are permitted in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to a Planning & Zoning Board (Type 2) review, provided that they are located on property adjoining the railroad property abutting and parallel to East Vine Drive, and are located within 500' of such railroad property. The purpose of the LMN - District is: Intended to be a setting for a predominance of low density housing. The housing is combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood; and Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D -Mafeb 4:7,z811 - Planning & Zoning Board Public Hearing Page 4 A�r+l tell ?_ • A new fire hydrant and new water main to the hydrant on the south side of the property. • A new fire hydrant and new water service to the hydrant at the north end of the property. • A new water service and meter at the north end of the property. • A new sanitary sewer service running south to north within the property. • Remove existing curb cut into the property from Waterglen Drive. Replace with curb, gutter and sidewalk in this location. • Add new curb cut and driveway into the property in different location from existing. These public improvements are all on the Waterglen Self -Storage site or associated with the project itself. They are specific to this site and are not needed until the project is constructed. The surrounding neighborhood is not dependent on the improvements that are not yet completed. Also, the current owner has spent the last year working diligently to obtain capital for the construction of Waterglen Self -Storage. He has now acquired financing and will be able to begin construction of the outstanding engineering improvements, and possibly the self -storage facility, this summer (2012). Staff is recommending a condition of approval that states: The property owner shall acquire issuance of the necessary building permit(s) no later than July 13, 2012 to enable work to begin on the construction and installation of the following engineering improvements related to the Waterglen Self -Storage facility: o A new fire hydrant and new water main to the hydrant on the south side of the property. o A new fire hydrant and new water service to the hydrant at the north end of the property. o A new water service and meter at the north end of the property. o A new sanitary sewer service running south to north within the property. o Remove existing curb cut into the property from Waterglen Drive. Replace with curb, gutter and sidewalk in this location. o Add new curb cut and driveway into the property in different location from existing. As a minimum, these improvements must be completed no later than March 15, 2013 to achieve full vesting of the final development plan. A Replat of Tract "W" of the Waterglen PUD, was approved on March 15, 2004. A revised development plan for the self -storage facility was approved at the same time. The (Current Planning) Director has previously granted two (2) successive one (1) year Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D MaFe ms-- Planning & Zoning Board Public Hearing Page 3 April Ike ZDl.2 than March 15, 2009. The Director is authorized to grant extensions for two (2) successive periods of one (1) year each. Any additional one-year extensions may be approved, if at all, only by the Planning and Zoning Board. The Planning & Zoning Board approved, on February 19, 2009, a one (1) year extension to the Waterglen Self -Storage Replat, as authorized in Section 2.2.11(D)(4) of the LUC. This approval is to March 15, 2010. The Planning & Zoning Board approved, on March 18, 2010, a one (1) year extension to the Waterglen Self -Storage Replat, as authorized in Section 2.2.11(D)(4) of the LUC. This approval is to March 15, 2011. The Planning & Zoning Board approved, on March 18, 2011, a one (1) year extension to the Waterglen Self -Storage Replat, as authorized in Section 2.2.11(D)(4) of the LUC. This approval is to March 15, 2012. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.11(D)(4) Extensions This section states that extensions for two (2) successive periods of one (1) year each may be granted by the Director, upon finding that the plan complies with all general development standards as contained in Article 3 and Zone Districts Standards as contained in Article 4 at the time of the application for the extension. Any additional one-year extensions shall be approved, if at all, only by the Planning and Zoning Board, upon finding that the plan complies with all applicable general development standards as contained in Article 3 and Zone District Standards as contained in Article 4 at the time of the application for the extension, and that the applicant has been diligent in constructing the engineering improvements required pursuant to Section 2.2.11(D)(3) of the LUC, though such improvements have not been fully constructed. Section 2.2.11(D)(3) Term of Vested Right states, in part, that: "Within a maximum of three (3) years following the approval of a final plan or other site specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations." With regards to the Waterglen Self -Storage site, the one street impacting this site (Waterglen Drive) is in place; water and sanitary sewer mains are in place around the site; curb, gutter and public sidewalk are in place along Waterglen Drive adjacent to the site; street lights are in place along Waterglen Drive; and, necessary storm drainage improvements are in place. These improvements constitute due diligence to date. Engineering improvements still lacking to fully vest the development plan are: Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D �- Planning & Zoning Board Public Hearing Page 2 W L+Crv:4 la � Zoc Z majority of the homes. Therefore, the presence of a mini -storage facility, when built, remains a substantial benefit to the neighborhood. It would also serve as additional buffer for the residential uses from the highway. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: LMN, E; Waterglen PUD, undeveloped land E: I; undeveloped S: LMN; Waterglen PUD W: LMN; Waterglen PUD The property was annexed as part of the Vine Business Park Annexation in October, 1987. The property was platted as Tract W (Waterglen Self -Storage) of the Waterglen PUD that was approved by the Planning and Zoning Board in November, 1998. A development plan for the mini -storage facility was approved at the same time. The property was replatted as Waterglen Self -Storage, a Replat of Tract "W" of the Waterglen PUD, on March 15, 2004. A revised development plan for the mini -storage facility was approved at the same time. The Current Planning Director approved, on February 22, 2007, a one (1) year extension to the Waterglen Self -Storage Replat that was approved March 15, 2004. Based on this extension, all engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) must be completed no later than March 15, 2008. The Current Planning Director approved, on February 12, 2008, an additional one (1) year extension to the Waterglen Self -Storage Replat that was originally approved March 15, 2004. A one (1) year extension to March 15, 2008 was previously granted. Based on this second extension, all engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) must be completed no later PROJECT: Waterglen PUD Self -Storage, Extension of Final Plan - #71-93D APPLICANT: Nathan Winter -field 1027 Vista Grande Drive Colorado Springs, CO. 80906 OWNER: Nathan Winterfield 1027 Vista Grande Drive Colorado Springs, CO. 80906 PROJECT DESCRIPTION: This is a request for a one (1) year extension, to March 15, 2013, of the approved Waterglen Planned Unit Development (PUD) Self -Storage, Final Plan. The self -storage property is located in the northeast corner of the approved and developed Waterglen PUD that is located at the northwest corner of Interstate 25 & East Vine Drive. The property is zoned LMN, Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Waterglen PUD Self -Storage Final Plan, as previously approved, continues to comply with the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the Land Use Code (LUC). The Waterglen PUD Self -Storage, Final Plan complies with the purpose of the LMN District as it is an infill project, as part of a previously approved PUD under the Land Development Guidance System (LDGS), which provides a complementary and supporting land use that serves a neighborhood. As set forth in ARTICLE 4 - DISTRICTS, Division 4.5 - Low Density Mixed -Use Neighborhood District, enclosed mini -storage facilities are permitted in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to a Planning & Zoning Board (Type 2) review, provided that they are located on property adjoining the railroad property abutting and parallel to East Vine Drive, and are located within 500' of such railroad property. The existing Waterglen neighborhood is to the west and south of the mini -storage facility property, Interstate 25 is to the east of the property, and the Larimer & Weld Canal and undeveloped properties are to the north of the property. Although the location of mini - storage facilities is limited with the adoption of the Land Use Code in 1997, there is still a significant need for this type of facility in Waterglen because of the nature of the