PLANNING AND ZONING COMMISSION AGENDA MEMORANDUM City and County of Broomfield, Colorado To: Planning and Zoning Commission From: John Hilgers, Planning Director Prepared by: Michael Sutherland, Senior Planner Meeting Date Agenda Category Agenda Item # March 28, 2016 Planning & Zoning Commission Business 4 b. 1. Public Hearing on Proposed Industrial Lane Filing No. 1 Final Plat, Industrial Lane Filing No. 1, Lot 1 Use by Special Review Property Location: North of Industrial Lane and Approximately Three Quarters Agenda Title: of a Mile West of Alter Street (3401 Industrial Lane) Applicant: Interlocken Self Storage, LLC 2. Consideration of Proposed Resolution No. PZ-2016-12 Regarding the Application Summary The applicant and property owner is Interlocken Self Storage, LLC, represented by John McShane. The 5.488-acre property at 3400 Industrial Lane is located on the north side of Industrial Lane approximately three-quarters of one mile west of Alter Street. There is an existing 40,522 square foot, one story storage building on the western end of the property and an approved 65,144 square foot, threestory storage building to be constructed on the east side of the existing building. The zoning of the property is I-1, Limited Industrial District. The comprehensive plan designation for the property is employment. The applicant requests approval of a use by special review to operate a moving truck rental business to occupy a maximum of four parking spaces in front of the existing 40,522 square foot single-story storage building on the west side of the property. Prior Council Action December 18, 1974, Council annexed the property (and others) by Ordinance No. 242. September 16, 2014 Council considered the concept review for this project. October 8, 2013, Council approved the US36 West Corridor Urban Renewal Plan by Ordinance No. 1980. October 27, 2015, the Broomfield Urban Renewal Authority approved the Interlocken Self Storage urban renewal site plan by Resolution No. 2015-180-UR Financial Considerations The proposal is consistent with the Long Range Financial Plan. Alternatives Based on the testimony and evidence presented on the record at the public hearing: If the proposed application complies with applicable Broomfield Municipal Code (BMC) review standards: o Recommend that the City Council approve the application as is or with conditions. If the proposed plans do not comply with applicable BMC review standards: o Postpone action on the resolution and continue the hearing to a date certain; or o Recommend the City Council deny the application. Proposed Actions/Recommendations Hold the public hearing. Following and subject to the results of the public hearing, the Commission may either: o Adopt Resolution No. PZ 2016-12 recommending approval with or without conditions; or o Adopt Resolution No. PZ 2016-12 recommending denial. Item 11.b. - Page 1
Page 2 I. SUMMARY OF APPLICATION The property owner and applicant is Interlocken Self Storage, LLC, represented by John McShane. The applicant requests approval of a use by special review to allow rental of moving trucks from the self-storage business. The use is limited to no more than four moving trucks parked on-site at any one time. The moving trucks will be parked in front of the existing 40,522 square foot self-storage business on the west side of the property. Zoning II. ZONING, AND STATUS OF DEVELOPMENT The site is zoned I-1, Limited Industrial District. The I-1 district is intended to accommodate limited commercial uses and limited or light industrial uses which would have no detrimental effect on their neighboring uses within or adjacent to the industrial areas. Retail sales, service, rental, repair, and manufacture of vehicles and machinery is a permitted use by special review. The property is also within the US36 West Corridor Urban Renewal Plan which was established in October 2013. Status of Development The property owner is currently operating a self-storage business in the existing 40,522 square foot building on the property. On October 27, 2015, Council approved an urban renewal site plan to allow construction of a 65,144 square foot self-storage facility on the east side of the property. The applicant is currently grading the property and plans to begin construction of the second building soon. The property owner would like to expand the business with approval of the subject application. III. APPLICABLE CITY AND COUNTY OF BROOMFIELD PLANS Relationship to Comprehensive Plan and Financial Plan Comprehensive Plan The Broomfield Comprehensive Plan designation for the proposed development is "Employment. The map to the right shows the portion of the Comprehensive Plan Land Use Map pertaining to the subject property and surrounding area. The Employment category in the comprehensive plan is intended for office, research and development, light industrial, warehousing and some limited commercial uses. Goals and Policies As the project moves forward it will address the following Comprehensive Plan goals and Urban Renewal Plan goals: Goal LU-A Provide an appropriate mix of land uses that ensures sustained economic vitality. Item 11.b. - Page 2
Page 3 Goal LU-E - Encourage a variety of employment land use types and intensities in designated areas that are both supported by and compatible with surrounding land uses. 5.2 Implementation of the Plan will eliminate and prevent conditions of blight in the Area while providing an appropriate mix of land uses that ensures sustained economic development, a major goal the Comprehensive Plan. 5.13 The Plan promotes the economic vitality of Broomfield through attraction, retention and expansion of business activity. Financial Plan This proposal is consistent with the Long Range Financial Plan and does not change the projected ratio of revenues to expenditures. Property Location IV. AREA CONTEXT The detail map below shows the lot for the proposed development over an aerial photograph. There are existing light industrial uses located south of the proposed building. The BNSF railroad separates the property from the Hunter Douglas subdivision to the northeast of the property. Item 11.b. - Page 3
Page 4 Surrounding Land Uses North South East West ADJACENT USE/ZONING Vacant I-1 and Urban Renewal Area Light Industrial I-1 and Urban Renewal Area Vacant I-1 and Urban Renewal Area Vacant PUD, Interchange Influence Area, and Urban Renewal Area COMPREHENSIVE PLAN DESIGNATION Employment Employment Employment Open Lands IV. CURRENT APPLICATION DETAILED DESCRIPTION AND STAFF REVIEW The proposal includes provision of four parking spaces for rental of moving trucks as shown below. With the addition of the new building to the west, the use of the four parking spaces is not expected to adversely affect the need for parking on the property. After allocation of the four U-Haul parking stalls, five off-street parking stalls remain on this lot and are consistent with parking ratios provided for other mini-storage projects approved by the city. The trucks will be rented from an office within the building and no other improvements are proposed with the use. Item 11.b. - Page 4
Page 5 Background/Base Data 1. PROPERTY OWNER Interlocken Self Storage, LLC 2. APPLICANT Interlocken Self Storage, LLC 3. PROPERTY LOCATION 3401 Industrial Lane 4. PROPERTY SIZE 5.488 Acres 5. CURRENT ZONING I-1 with Urban Renewal Area 6. PROPOSED ZONING I-1 with Urban Renewal Area 7. CURRENT LAND USE Light Industrial and Vacant 8. PROPOSED LAND USE Self-storage 9. COMPREHENSIVE PLAN DESIGNATION Open Lands and Employment Land Use Summary The following is a composite land use summary for the proposed development. INTERLOCKEN SELF STORAGE COMPOSITE LAND USE SUMMARY Land Use Existing Building Proposed Building Parking and Drives SF Site Coverage % Total Floor Area Project Construction Value 40,522 21% 40,522 N/A 24,622 12% 73,800 37,319 19% Open Area 95,151 48% Total 197,614 100% 114,322 N/A Building Area (Existing and Proposed) 33% Parking and Drive Area 19% Open Area 48% Item 11.b. - Page 5
Page 6 Community Outreach and Public Comment Staff received one comment via e-mail from a neighboring property owner which is attached to the memorandum as Attachment 1. VI. STAFF REVIEW OF KEY ISSUES Staff identified no key issues for the proposed development. VII. APPLICABLE MUNICIPAL CODE STANDARDS The Planning and Zoning Commission reviews the application based on the following provisions of the Broomfield Municipal Code. Uses Permitted by Special Review 17-30-040 Request; review. The planning and zoning commission shall hold a public hearing on the request. Notice shall be given in accordance with the provisions of chapter 17-52. (A) Except for oil and gas wells or injection wells, factors to be considered are the relation of the requested uses to the character of the surrounding neighborhood, the desirability and need for such a use in the specific area of the community, adverse environmental influence that might result from its location, and, in general, compliance with the intent of this title. (B) For oil and gas wells or injection wells, the review criteria shall be the factors set forth in section 17-54- 080. (Ord. 516 6, 1983; Ord. 967 3, 1993; Ord. 1111 22, 1995; Ord. 1935 34, 2011) 17-30-050 Request; recommendation; conditions. After completing its review of a special review request, the planning and zoning commission shall submit its written report and recommendation to the city council. The recommendation shall either be a recommendation to approve, to approve with conditions, or to deny the request. If the recommendation is to approve with conditions, the recommendation shall set forth the conditions and those requirements as deemed necessary to protect the health, safety, and welfare of the community. (Ord. 149 Art. 17 1(4), 1973; Ord. 1147 2, 1995; Ord. 1935 35, 2011) 17-30-070 - Decision to be stated in official minutes. Any decision of the planning and zoning commission or city council on special reviews shall state in the official minutes the reasons for such decision. (Ord. 149 Art. 17 1(6), 1973; Ord. 1111 24, 1995; Ord. 1935 37, 2011) 17-30-090 - Approval; period; void when. All special review requests approved by city council prior to January 1, 1988, shall be valid for one year from the approval date. All special review requests approved by city council after January 1, 1988, shall be valid for three years from the approval date. If the approved use is in operation by the end of the specified period, the approval shall remain valid so long as the use continues. If the approved use is not in operation at the end of the specified period, or if it thereafter ceases, the approval shall be deemed void and of no further force and effect, and no building or other construction permits shall be issued until and unless the special review request is reapproved by the city council. (Ord. 750 6, 1987) 17-30-100 - Special considerations. The following additional requirements or considerations for uses permitted by special review shall be met as described in this section. Conditions in addition to those set forth below may also be applied by the city council: (A) Churches in the E-2 district, provided that the minimum area of the lot is at least three times the total floor area of the church building. (B) Child day care facilities; provided that: (1) For child day care facilities providing care for five through twelve children: a) at least fifty square feet per child of usable indoor floor area; and b) at least 200 square feet per child or 1,500 square feet of outdoor fenced play area is provided, whichever is greater. Item 11.b. - Page 6
Page 7 (2) For child day care facilities providing care for thirteen or more children: a) a minimum of thirty square feet per child or 600 square feet of usable indoor floor area, whichever is greater, and a minimum of fifty square feet of usable indoor floor area per child for nursery care; and b) a minimum of seventy-five square feet per child or 2,400 square feet of outdoor fenced play area, whichever is greater. (3) The child day care facilities are properly licensed by the Colorado State Department of Social Services, as required by statute. (C) Noncommercial recreational uses, including swimming pools, community buildings, tennis courts, and similar uses as a principal use in the E-1, E-2, R-1, R-3, and R-5 districts; provided that lighting of outside areas is controlled and that all buildings and active play areas are located at least 225 feet from all lot lines. (D) Planned unit developments if the requirements, procedures, and approvals of chapter 17-38, B.M.C., are met. (E) Colleges and universities in the R-5 district; provided that the total area is at least forty acres and that buildings are located at least 100 feet from all lot lines. (F) Mobile home communities in the R-1, R-3, and R-5 districts; provided that each mobile home community complies with the requirements of chapter 17-42, B.M.C. (G) All gas stations, outdoor recreational uses, outdoor restaurants, and other outdoor eating and drinking places in the B-1 and B-2 districts, provided that: (1) Access locations are approved by the city engineer; (2) Lights and signs are controlled to protect adjacent residential areas; (3) Landscaping or solid fencing capable of screening the adjacent property is provided whenever such uses abut residential zoning district lines. (H) Undertaking establishments in the B-1 district; provided that special provisions are made for off-street parking and for screening from any adjoining residential zoning district. (I) Warehouse, distribution, and wholesale uses in the I-1 district; provided that truck traffic serving such uses would not be detrimental or hazardous to other existing or future limited industrial uses in the same zoning district or to uses in other adjoining zoning districts. (Ord. 149 Art. 17 2, 1973; Ord. 257 Art. 1 5, 1975) Item 11.b. - Page 7
ATTACHMENT 1 Michael Sutherland From: Sent: To: Subject: Gary Mansdorfer Monday, March 21, 2016 3:13 PM Michael Sutherland 3401 Industrial Lane - Special Review for Truck Rental Dear Michael, I am e-mailing my comments so that you can forward them on to the Planning Commission. My overriding concern is that if truck rentals are permitted at 3401 Industrial Lane, it be done in a manner that will not degrade the appearance of the area. Several of us property owners in the area have been trying to bring the Industrial Lane area up to a higher level, but it has been slow to happen. I have seen other yards that have truck rentals where they have more trucks than they can handle and they are parked haphazardly all over the place. It just looks trashy. My recommendation is that the number of trucks that they can have parked there at any time be limited to a relatively small number such as six or less, and that there be designated spaces for parking them, preferably as far away from the street as possible. I feel this would be a good compromise between keeping the appearance up yet enabling the property owner to maximize the use of their space. Best Regards, Gary Mansdorfer Broomfield, CO 80020 l Item 11.b. - Page 8
PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ 2016-12 A RESOLUTION RECOMMENDING APPROVAL OF A USE BY SPECIAL REVIEW FOR TRUCK RENTAL AT 3401 INDUSTRIAL LANE, INTERLOCKEN SELF STORAGE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY AND COUNTY OF BROOMFIELD, COLORADO: Section 1. The Broomfield Planning and Zoning Commission finds that: 1.1 An application for a use by special review for truck rental has been submitted. 1.2 Said application was considered during a public hearing held March 28, 2016. 1.3 Proper notice was given in accordance with chapter 17-52 of the Broomfield Municipal Code. 1.4 Said application is in conformance with the applicable requirements of the Broomfield Municipal Code. Section 2. This Resolution constitutes the written report, findings, and recommendation or decision of the Broomfield Planning and Zoning Commission. Section 3. Recommendation. On the basis of the above, the Broomfield Planning and Zoning Commission recommends approval of the application. PASSED on March 28, 2016. Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission Item 11.b. - Page 9
PLANNING AND ZONING COMMISSION RESOLUTION NO. 2016-12 A RESOLUTION RECOMMENDING DENIAL OF A USE BY SPECIAL REVIEW FOR TRUCK RENTAL AT 3401 INDUSTRIAL LANE, INTERLOCKEN SELF STORAGE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY AND COUNTY OF BROOMFIELD, COLORADO: Section 1. The Broomfield Planning and Zoning Commission finds that: 1.1 An application for a use by special review has been submitted. 1.2 Said application was considered during a public hearing held March 28, 2016, 2016. 1.3 Proper notice was given in accordance with chapter 17-52 of the Broomfield Municipal Code. 1.4 Said application is not in substantial compliance with the applicable requirements of the Broomfield Municipal Code. The application is deficient for the following reasons: a. b. Section 2. This Resolution constitutes the written report, findings, and recommendation or decision of the Broomfield Planning and Zoning Commission. Section 3. Recommendation. On the basis of the above, the Broomfield Planning and Zoning Commission recommends denial of the application. PASSED on March 28, 2016. Chairman Planning and Zoning Commission Secretary Planning and Zoning Commission Item 11.b. - Page 10