Jefferson County 15-112862RZ Universal Storage at Columbine Car Care Center Official Development Plan Presenter: Alan Tiefenbach Good morning Commissioners. This is a request to amend an existing Planned Development to allow up to 320 stand-alone multifamily units, and 60 residential units above commercial uses.

Jefferson County Background This is a request to rezone from Planned Development (PD) to a new Planned Development (PD) to allow self-storage.

Jefferson County

Jefferson County Background 5 lots totaling 3.66 acres Subject property accessed by private road (S. Kipling Way). S. Kipling Way approximately 15 feet above adjacent residences. Subject property within PD that allows numerous commercial uses, including auto service. Recent development includes Natural Grocers and Chase Bank directly across the street. Surrounding commercial is one story, most residences are two.

Jefferson County Background Staff has maintained since the Pre-App that the Plan does not support the use. A community meeting was held in November of 2014. Four citizens showed up. Primary concerns were height and landscaping. Community was told the height would be kept to 30’ and a 75’ landscape buffer would be provided from the development to the residences at the north. After second submittal, applicant requested hearing date. Staff did not support this based on Plan recommendations, height, massing, and adjacent residential. Staff has received considerable citizen input, mostly in regard to the height, massing, setbacks and property values.

Jefferson County Background This rezoning case went in front of the Planning Commission on January 6, 2016. 20 people signed in for this hearing, and many of them testified on the application. The PC had concerns about the height and massing of the structure, and directed the applicant to work with staff and the community and considering revising the proposal. The applicant/s representatives held a meeting with several HOA presidents and had a phone conversation with staff after submitting the revised proposal.

Jefferson County Revised Proposal Reduced height from 40 feet to 30 feet, although the height maximum does not apply to “architectural features.” Reduces total square footage from 135,502 maximum gross buildable to 99,000 sf “gross floor area”. Increases open space from 15% to 25% Decreases building coverage from 80% to 75% Removes “patriot red” from the elevations. A one story building that was shown on the original ODP to the north of the “main building” is now connected to the main building. Elevation shows a two story building versus the original three story building.

Jefferson County Analysis against CMP Staff will discuss three sections of the Plan in which this proposal does not meet recommendations. Land Use Visual Resources Compatibility

Jefferson County Land Use The S. Plains Area Plan recommends this property for Limited Commercial uses. Uses in close proximity to residential uses that are limited in height, size and impacts. Staff does not believe self-storage of this scale is appropriate in this location. Does not create primary jobs, nor add to neighborhood character. Staff does not believe there would be significant economic benefit. Staff does not believe this is the only viable use for the property Natural Grocers was just constructed across the street. There IS street frontage. Nearby rezoning in progress for large medical facility, which often induce other medical uses. Existing commerical uses may expect adjacent lots would be developed for commercial uses, bringing additional traffic that could be a benefit to other businesses. Mini storage uses are usually very limited in the amount of traffic generated, which would actually potentially hurt the existing businesses compared to the allowable uses.

Jefferson County Land Use Staff recognizes that the existing Planned Development does allow uses that are more intensive than what the Plan recommends. However, traffic would be contained to S. Kipling Way, which again could benefit surrounding businesses. It is unlikely most of the uses allowed by the ODP would be more than one story. Any uses that could be more than one story would be limited by available parking, landscaping, etc. Staff has concerns with whether there is as much of an incentive to upkeep an unmanned self-storage facility as there would be for a retail, office or restaurant establishment. Staff cannot enforce hours of operation of self-storage. Staff has no data which suggests people locate based on availability to self-storage, although ease of access to goods and services has been documented.

Jefferson County Visual Resources Staff has concerns in regard to the proposed height and massing of the structures. The subject property is located 15 feet above the adjacent houses. The current proposal is for 30 feet in height. Staff notes this height limitation does not apply to architectural features, per the ODP Elevations indicate the main structure being at least 300 feet long.

Jefferson County Visual Resources The applicant proposes architectural elevations be incorporated on to the ODP. Staff has repeatedly informed the applicant we do not support retention of these elevations. Staff has traditionally recommended elevations be added to an ODP when a rezoning is supported with the understanding that the architecture significantly exceeds what would be required by the zoning resolution. In this case, the elevations may not meet the ZR, and even may not meet the ODP requirements. Staff is not convinced all buildings meet 360 degree architecture requirements. Staff is unsure the “building form” section of the ODP pertaining to breaking up walls with pilasters, recesses or projections is met on all buildings. Staff has significant concerns in regard to permanently “locking in” these elevations. Staff still has concerns in regard to the massing of the building and adjacent properties being in its shadow for significant portion of winter days. If the PC were inclined to support, staff recommends Page 3 be removed with a note on Page 1 that they are conceptual. If

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Jefferson County Compatibility In addition to the height and architecture, staff has concerns in regard to massing, including potential solar impacts on adjacent residences. Self-storage is typically designed to maximize storage units – meaning as many units on the land as possible with significant impervious surfacing and limited landscaping. What results is often a high amount of building per lot with a minimum of open area. This results in long, massive buildings. Main building is indicated as being 300 feet long and 30 feet high. By way of comparison, Fun City (Mr. Biggs) is 425 feet long and one story. The applicant proposed a 75’ northern landscape buffer at the community meeting. If the PC were inclined to recommend approval, staff recommends a 75’ setback as stated in the community meeting. As the Written Restrictions lack a front setback. Staff also recommends a front setback of at least 20’ to match the Natural Grocers to the west.

Jefferson County Plan Exception Would not address a unique situation Staff does not believe the current market demand of a particular use justifies ignoring Plan recommendations. Some impacts would be mitigated/comparable The proposed use of a mini-warehouse storage facility has the potential to be less impactful than some of the allowed uses in terms of traffic, noise and lighting. Scale and massing could result in a building(s) that dwarfs the existing development and contrasts with the character of the surrounding community. Would be precedent setting Staff does not believe that evaluation of land use and related entitlements should be entirely based on market demands for a particular land use, and if that were the case, it would be setting a policy precedent.

FINDINGS/RECOMMENDATIONS: Jefferson County FINDINGS/RECOMMENDATIONS: Staff cannot support the Applicant’s request. In addition to the concerns expressed in regard to building scale and massing and effects on community character, staff also has concerns in regards to permanently eliminating a commercially-zoned and recommended property from any future job generating economic potential. Staff recommends the Planning Commission recommend DENIAL of Case 15-112862RZ.