HomeMy WebLinkAboutWATERGLEN SELF-STORAGE - FDP EXTENSION 2010 - 71-93D - REPORTS - RECOMMENDATION/REPORTWaterglen PUD Mini -Storage, Extension of Final Plan - #71-93D
March 18, 2010 - Planning & Zoning Board Public Hearing
Page 5
property directly abutting Interstate 25 and would serve as additional buffer for the
residential uses from the highway. Staff recommends approval of the one (1) year
extension request.
6. Findings of Fact/Conclusion:
A. The Waterglen PUD Mini -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 Mini -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 very 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 as
additional buffer for the residential uses from the highway.
C. The Waterglen PUD Mini -Storage, Final Plan is compatible with, and
complements, the surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the Waterglen PUD Mini -Storage, Extension of Final
Plan - #71-93D
Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D
March 18, 2010 - Planning & Zoning Board Public Hearing
Page 4
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
• 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, 2011, for the Waterglen PUD Mini -
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
LDGS , 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 very 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. Therefore, the presence of a mini -storage facility remains to be a
substantial benefit to the neighborhood. It would also be a preferable land use on
Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D
March 18, 2010 - Planning & Zoning Board Public Hearing
Page 3
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 Mini -Storage Replat, as authorized in Section 2.2.11(D)(4)
of the LUC. This approval is to March 15, 2010.
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.
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
extensions; 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. A new
owner/developer of the property is requesting a one-year extension to March 15, 2011.
3. APPLICANT'S EXTENSION REQUEST
The Applicant's written narrative and supporting documentation for the Waterglen PUD
Mini -Storage, Extension of Final Plan is attached to this Staff Report.
4. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Waterglen PUD Mini -Storage Final Plan, as previously approved, continues to
comply with the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS of the LUC.
Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D
March 18, 2010 - Planning & Zoning Board Public Hearing
Page 2
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 very significant need for this type of facility in Waterglen because of the nature of the
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. Staff recommends approval of the one
(1) year extension request.
COMMENTS:
1. 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 Mini -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 Mini -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 Mini -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 Mini -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
Ecity of
Fort Collins
i fEM NO
MEETING DATEiN inn
STAFF
PLANNING & ZONING BOARD
PROJECT: Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D
APPLICANT: Don Brookshire
Eastpoint Studio LLC
552 Kinnikinnik Court
Severance, Colorado 80546
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, 2011, of the approved
Waterglen Planned Unit Development (PUD) Mini -Storage, Final Plan. The mini -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 Mini -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 Mini -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,
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750