Loading...
HomeMy WebLinkAboutWATERGLEN SELF-STORAGE - FDP EXTENSION 2009 - 71-93D - REPORTS - RECOMMENDATION/REPORTWaterglen PUD Mini -Storage, Extension of Final Plan - #71-93D February 19, 2009 - Planning & Zoning Board Public Hearing Page 5 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 (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 a substantial 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. 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 February 19, 2009 - Planning & Zoning Board Public Hearing Page 4 • 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, 2010, 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 a substantial 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. 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. Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D February 19, 2009 - Planning & Zoning Board Public Hearing Page 3 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 mini -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 must now go to the Planning and Zoning Board for a decision. If granted the Final Plan approval would be extended to March 15, 2010. 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. 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: Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D February 19, 2009 - Planning & Zoning Board Public Hearing Page 2 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, must have no basements. Therefore, the presence of a mini -storage facility remains to a substantial 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. 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 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 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 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. F I City of //000", ort Collions Planning & Zoning Board STAFF REPORT Item #: Meeting Date ;-iq o Staff:�kda, 9/� PROJECT: Waterglen PUD Mini -Storage, Extension of Final Plan - #71-93D APPLICANT: Don Brookshire Eastpoint Studio LLC 552 Kinnikinnik Court Windsor, Colorado 80550 OWNER: Bill Warren 1136 East Stuart Street Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a one (1) year extension, to March 15, 2010, 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 (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 A