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HomeMy WebLinkAboutZOA-16-02CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER FITZGERALD COUNCIL BILL NO. 18 ORDINANCE NO. 16 Series 2016 TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING REGULATION OF SELF STORAGE FACILITIES WHEREAS, the City of Wheat Ridge is a home rule municipality having all powers conferred by Article XX of the Colorado Constitution. and WHEREAS, the City Council is authorized by the Constitution, the Home Rule Charter and CRS 31-23-101 et seq. to regulate the use of land. and WHEREAS, in the exercise of this authority the Council has previously adopted Chapter 26 of the Wheat Ridge Code of Laws (the "Code") concerning zoning, and WHEREAS, the Council wishes to amend Chapter 26 of the Code to add a new section concerning self -storage facilities, and to define the same. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Section 26-123 of the Code is amended to delete the current definition of "mini -warehouse" and replace the same with the following definition of "self - storage facility", in the appropriate alphabetical location. Self -storage facility. A structure or structures which are divided into multiple small storage units which may have at - grade loading and where each unit does not exceed five hundred (500) square feet. and where each unit is rented or may be sold as condominium storage space Section 2. Chapter 26 of the Code is amended to add a new section as follows Sec. 26-641. Self -storage facilities; distance requirements. A. There shall be a minimum one-half (1/2) mile separation between self -storage facilities, measured radially from the property line of any existing mini -warehouse facility, regardless of the zone district, and without regard to intervening structures, objects or city limits. B There shall be a minimum one-quarter (1/4) mile separation between self -storage facilities and any fixed guideway rail stations, including light rail and commuter rail, measured radially from the property line, regardless of the zone district, and without regard to intervening structures, objects or city limits Section 3. The Table of Uses for Commercial and Industrial Districts at Section 26-204 of the Code is revised as follows. Remove 'mini -warehouse for inside storage" as a permitted use in the C-2 District and the I -E District, insert -self-storage facilities" as a permitted use in the I -E District: insert "See Sec. 26-641" in the Notes Column for "self -storage facilities". Section 4. Severability, Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 5. Effective Date. This Ordinance shall take effect fifteen (15) days after final publication. as provided by Section 5.11 of the Charter INTRODUCED, READ, AND ADOPTED on first reading by a vote of 8 to 0 on this 22 day of August, 2016. ordered published in full in a newspaper of general circulation in the City of Wheat Ridge, and Public Hearing and consideration on final passage set for September 12, 2016 at 7:00 p m.. in the Council Chambers, 7500 West 291" Avenue, Wheat Ridge. Colorado READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of % to this 12"' day of September, 2016. SIGNED by the Mayor on this 12t day of septem�_, 2016 ATTEST J8 elle Shaver, City Clerk Approved as to Form K/ M#P7. 5 MO4 am First Publication August 25, 2016 Second Publication: September 15, 2016 Wheat Ridge Transcript Effective Date' September 30, 2016 Published: Wheat Ridge Transcript and www6wheatrid-ge.co.us City Council Minutes September 12, 2016 Page 6 Motion by Councilmember Duran to approve Council Bill No 15-2016, an ordinance approving a zone change from Residential -One C (R -1C) and Residential -Three (R-3) to Planned Residential Development (PRD) with an Outline Development Plan for property located at 2826 Eaton Street on second reading and that it take effect 15 days after final publication, for the following reasons: 1. The proposal is consistent with the City's comprehensive plan and other guiding documents, 2. The proposal meets the zone change criteria; 3. The proposed site design and scale of the proposed homes are consistent with the neighborhood, 4. All requirements for an Outline Development Plan have been met seconded by Councilmember Hoppe; carried 6-1 with Councilmember Mathews voting no. 4. Council Bill No. 18-2016 —An Ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of Self Storage Facilities (Case No. ZOA-16-02) The proposed ordinance amends regulations related to self -storage developments. It will remove this land use from the list of uses allowed in the C-2 zone and add distance and separation requirements for new self -storage facilities. Councilmember Monica Duran introduced Council Bill 18-2016. Clerk Shaver assigned Ordinance No. 1607. Mayor Jay opened the Public Hearing Staff presentation Lisa Ritchie informed Council the City had two such facilities. Three applications were received -- two were approved, and one was denied. Recommended changes include. • Higher architectural standards • Removal as a permitted use in C-2 zone • Spacing buffers of one -half -mile between new and existing facilities, one -quarter - mile between storage facilities and any fixed guideway rail station • Definition of this use be changed from "mini -warehouse" to 'self -storage facility", and to allow for both indoor access and exterior access facilities There were no questions from the Council and no public comment Patrick Goff noted the Council has discussed this several times in study sessions. Mayor Jay closed the Public Hearing Motion by Councilmember Urban to approve Council Bill 18-2016, an ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laconcerning Laws regulation of self -storage facilities, on second reading, and that it take effect 15 days after final publication. seconded by Councilmember Hoppe, carried 7-0. City Council Minutes September 12, 2016 Page 7 5. Council Bill No. 19-2016 — An Ordinance amending Section 15-4 of the Wheat Ridge Code of Laws concerning the definition of Landscaping for Nuisance Purposes This amendment will solve the discrepancy between the current definition of "landscaping" (under Section 15-4. which includes "living plants") and Section 15-15(c) which prohibits "damaged or dying landscaping' Staff recommends approval to clarify that Community Service Officers may pursue abatement of dead and dying trees and other specific types of deteriorated landscaping. Councilmember Tim Fitzgerald introduced Council Bill 19-2016 Clerk Shaver assigned Ordinance 1608 Mayor Jay opened the Public Hearing Staff presentation Council has discussed this in the past Chief Brennan noted the main change is to the term "living' There was no public comment. Mayor Jay closed the Public Hearing Motion by Councilmember Fitzgerald to approve Council Bill 19-2016, an ordinance amending Section 15-4 of the Wheat Ridge Code of Laws concerning the definition of landscaping for nuisance purposes on second reading and that it takes effect 15 days after final publication; seconded by Councilmember Pond; carred 7-0 6. Council Bill No 20-2016 — An Ordinance amending Section 2-33 of the Wheat Ridge Code of Laws concerning the Authority of Community Service Officers This amendment will allow violations of Chapter 24. Vegetation, to be handled by CSOs through the administrative citation process. Areas of tall weeds, nuisance plants and trees and shrubs can be addressed more efficiently Councilmember Tim Fitzgerald introduced Council Bill 20-2016. Clerk Shaver assigned Ordinance 1609 Mayor Jay opened the Public Hearing 1 I r City of W heat R,:dge %- r Cs A,�5PIn, ITEM NO: q DATE: September 12, 2016 TITLE: COUNCIL BILL NO. 18-2016 — AN ORDINANCE AMENDING ARTICLES I, II AND VI OF CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING REGULATION OF SELF -STORAGE FACILITIES (CASE NO. ZOA-16-02) ® PUBLIC HEARING ❑ ORDINANCES FOR 1 ST READING (08/22/16) ❑ BIDS/MOTIONS ® ORDINANCES FOR 2ND READING (09/12/16) ❑ RESOLUTIONS QUASI-JUDICIAL: ❑ YES ® NO , —) I � 'P '— . A Community Develo ent Director City Manager ISSUE: This ordinance amends the regulations relating to self -storage developments. The purpose of the amendment is to remove this land use as an approved use in the C-2 zone district and to add distance and separation requirements for new self -storage facilities. PRIOR ACTION: Over the past year, the Community Development Department received three land use applications for new self -storage development. These are more specifically defined in the code as mini -warehouse, for inside storage. On February 22, 2016 and May 2, 2016 at staff's request, City Council held study sessions on self -storage facilities. Planning Commission had a study session more recently on June 2, 2016, and a public hearing for the ordinance on August 18, 2016. They recommended approval of the ordinance. FINANCIAL IMPACT: None BACKGROUND: Staff requested direction fiom City Council regarding possible changes to the code to prevent the Council Action Form — Self -Storage Facilities September 12, 2016 Page 2 proliferation of self -storage facilities, and/or to elevate the compliance standards. Within the City of Wheat Ridge, there are two existing facilities, and three additional applications have been received. The application for a new facility at 4901 Marshall Street was approved, the application for property at 5130 Parfet Street was denied by Planning Commission, and the third application for a multi -story indoor facility at 12700 W. 44th Avenue was approved by City Council on August 22"d. After discussion and direction from City Council and Planning Commission, staff recommends the following considerations be given to address the concerns about future self -storage facility applications: • Upgraded architectural standards related to self -storage facilities • Removal of self -storage as a permitted use in the C-2 zone district • Set a distance requirement for new self -storage facilities from existing facilities and transit stations Architectural and Site Design Manual Amendments The first consideration was accommodated through an administrative amendment to the Architectural and Site Design Manual (ASDM) following an update with City Council and Planning Commission. The ASDM modifications include: • Roof form standards were added to building design requirements for all types of projects. • Multi -story indoor -access, self -storage facilities are now required to comply with commercial/retail building design standards. • Facade design requirements for heavy commercial/light industrial buildings are now required for all facades visible within 0-100 feet of a public street. • Requirements for architectural enhancements surrounding overhead roll -up doors were added. The proposed ordinance addresses three primary components. The first is a revision to the definition of this land use from mini -warehouse to self -storage facility; the second is its removal from the C-2 zone district; and finally, a new section will be added to the code related to distance requirements. Revision of the definition Staff recommends the revision of this land use's definition from "mini -warehouse" to "self - storage facility" as it more accurately reflects how these facilities are referred to by the general public. In addition, it is proposed that the language in the definition itself be revised to allow both indoor access and exterior access facilities. Removal from the C-2 zone district During the City Council and Planning Commission study sessions, removal of this use from the C-2 zone district was supported. When evaluating this zone district, it is noted that C-2 parcels are generally smaller in size and commonly located along the more visible commercial corridors, including 44h Avenue, Harlan Street, and Ward Road. In addition, the majority of these parcels are already developed. Distance Requirements Both City Council and the Planning Commission expressed support for buffer requirements for Council Action Form — Self -Storage Facilities September 12, 2016 Page 3 26 (in the code related to distance requirements) with two components. The first is a minimum one -half -mile separation between new self -storage facilities from any existing self -storage facility, regardless of zone district and city limits. The second is a one -quarter -mile separation between self -storage facilities and any fixed guideway rail stations, including light rail and commuter rail. The intent of this second provision is to limit self -storage facilities on prime development sites near the new Ward Road Station. RECOMMENDATIONS: Staff recommends approval of the council bill on second reading. RECOMMENDED MOTION: "I move to approve Council Bill No. 18-2016, an ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of self -storage facilities on second reading, and that it take effect 15 days after final publication." Or, "I move to postpone indefinitely Council Bill No. 18-2016, an ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of self -storage facilities, for the following reason(s) ,, REPORT PREPARED/REVIEWED BY: Lisa Ritchie, Planner II Kenneth Johnstone, Community Development Director Patrick Goff, City Manager ATTACHMENTS: 1. Council Bill No. 18-2016 2. Planning Commission minutes 3. Map illustrating proposed distance requirements ]��r��atNiqge of W a �-Q ITEM NO: DATE: August 22, 2016 REQUEST FOR CITY COUNCIL ACTION TITLE: COUNCIL BILL NO. 18-2016 - AN ORDINANCE AMENDING ARTICLES I, II AND VI OF CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING REGULATION OF SELF -STORAGE FACILITIES (CASE NO. ZOA-16-02) ❑ PUBLIC HEARING ® ORDINANCES FOR 1 ST READING (08/22/16) ❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2ND READING (09/12/16) ❑ RESOLUTIONS QUASI-JUI?ICIAL- ❑ YES NO ommunity Dev, , opmen rector City Manager ISSUE: This ordinance amends the regulations relating to self -storage developments. The purpose of the amendment is to remove this land use from the C-2 zone district and to add distance and separation requirements for new self -storage facilities. PRIOR ACTION: Over the past year, the Community Development Department received three land use applications for new self -storage development. These are more specifically defined in the code as mini -warehouse. for inside storage. On February 22, 2016 and May 2, 2016 at staff's request, City Council held study sessions on self -storage facilities. Planning Commission had a study session more recently on June 2, 2016. The proposed ordinance was developed with the feedback received during these study sessions. FINANCIAL IMPACT: None BACKGROUND: Staff requested direction from City Council regarding possible changes to the code to prevent the Council Action Form — Self -Storage Facilities August 22, 2016 Page 2 0 proliferation of self -storage facilities, and/or to elevate the standards for which they must be in compliance. Within the City of Wheat Ridge, there are two existing facilities, in addition to the three new applications that were received. The application for a new facility at 4901 Marshall Street was approved, the application for property at 5130 Parfet Street was denied by Planning Commission, and the third application for a multi -story indoor facility at 12700 W. 44`h Avenue will be heard at a continued public hearing on August 22nd. After discussions with City Council and Planning Commission, staff recommends the following considerations be given to address the concerns about future self -storage facility applications: • Upgraded architectural standards related to self -storage facilities • Removal of self -storage as a permitted use in the C-2 zone district • A distance requirement between existing facilities and transit stations for new self - storage facilities Architectural and Site Design Manual Amendments The first consideration was accommodated through an administrative amendment to the Architectural and Site Design Manual (ASDM) following an update with City Council and Planning Commission. The ASDM modifications include: • Roof form standards were added to building design requirements for all types of projects • Multi -story indoor access self -storage facilities are now required to comply with commercial/retail building design standards • Fagade design requirements for heavy commercial/light industrial buildings are now required for all facades visible within 0-100 feet of a public street. • Requirements for architectural enhancement surrounding overhead roll -up doors were added. The remaining areas are addressed through the proposed ordinance, which includes three primary components. The first is a revision to the definition of this land use from mini -warehouse to self - storage facility, the second is its removal from the C-2 zone district and finally, the addition of a new section in the code related to distance requirements. Revision of the def nition Staff recommends the revision of this land use's definition from "mini -warehouse" to "self - storage facility" as it more accurately reflects how these facilities are referred to by the general public. In addition, the language in the definition itself is proposed to be revised to allow both indoor access and exterior access facilities. Removal from the C-2 zone district During the City Council and Planning Commission study sessions, removal of this use from the C-2 zone district was supported. When evaluating this zone district, it is noted that C-2 parcels are generally smaller in size and more commonly located along the more visible commercial corridors, including 44`h Avenue, Harlan Street, and Ward Road. In addition, the majority of these parcels are already developed. Distance Requirements xpressed support for buffer requirements for new Both City Council and Planning Commission e self-storage facilities. The proposed ordinance will create a new section in Article VI of Chapter Council Action Form — Self -Storage Facilities August 22, 2016 Page 3 26 (in the code related to distance requirements) with two components. The first is a minimum one -half -mile separation between new self -storage facilities from any existing self -storage facility, regardless of zone district and city limits. The second is a one -quarter -mile separation between self -storage facilities and any fixed guideway rail stations, including light rail and commuter rail. The intent of this second provision is to prohibit self -storage facilities near the new Ward Road Station. RECOMMENDATIONS: Staff recommends approval of the ordinance. RECOMMENDED MOTION: "I move to approve Council Bill No. 18-2016, an ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of self -storage facilities on first reading, order it published, public hearing set for Monday, September 12, 2016 at 7:00 p.m. in City Council Chambers, and that it take effect 15 days after final publication." Or, "I move to postpone indefinitely Council Bill No. 18-2016, an ordinance amending Articles I, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of self -storage facilities, for the following reason(s) .11 REPORT PREPARED/REVIEWED BY; Lisa Ritchie, Planner II Kenneth Johnstone, Community Development Director Patrick Goff, City Manager ATTACHMENTS: 1. Council Bill No. 18-2016 0 CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER COUNCIL BILL NO. 18 ORDINANCE NO. Series 2016 TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING REGULATION OF SELF STORAGE FACILITIES WHEREAS, the City of Wheat Ridge is a home rule municipality having all powers conferred by Article XX of the Colorado Constitution; and WHEREAS, the City Council is authorized by the Constitution, the Home Rule Charter and CRS 31-23-101 et seq. to regulate the use of land; and WHEREAS, in the exercise of this authority the Council has previously adopted Chapter 26 of the Wheat Ridge Code of Laws (the "Code") concerning zoning; and WHEREAS, the Council wishes to amend Chapter 26 of the Code to add a new section concerning self -storage facilities, and to define the same. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Section 26-123 of the Code is amended to delete the current definition of "mini -warehouse" and replace the same with the following definition of "self - storage facility", in the appropriate alphabetical location - Self -storage facility A structure or structures which are divided into multiple small storage units which may have vv+4-h at -grade loading and where each unit does not exceed five hundred (500) square feet, and where each unit is rented or may be sold as condominium storage space. Section 2. Chapter 26 of the Code is amended to add a new section as follows: Sec. 26-641. Self -storage facilities; distance requirements. A. There shall be a minimum one-half (1/2) mile separation between self -storage facilities, measured radially from the property line of any existing mini -warehouse facility, regardless of the zone district, and without regard to intervening structures, objects or city limits. Attachment 1 B. There shall be a minimum one-quarter (1/4) mile separation between self -storage facilities and any fixed guideway rail stations, including light rail and commuter rail, measured radially from the property line, regardless of the zone district, and without regard to intervening structures, objects or city limits. Section 3. The Table of Uses for Commercial and Industrial Districts at Section 26-204 of the Code is revised as follows: Remove "mini -warehouse for inside storage" as a permitted use in the C-2 District and the I -E District; insert "self -storage facilities" as a permitted use in the I -E District; insert "See Sec. 26-641" in the Notes Column for "self -storage facilities". Section 4. Severability, Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 5. Effective Date. This Ordinance shall take effect fifteen (15) days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on this 22 day of August, 2016, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge, and Public Hearing and consideration on final passage set for September 12, 2016 at 7:00 p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this 18111 day of September, 2016. SIGNED by the Mayor on this day of ATTEST: Janelle Shaver, City Clerk Joyce Jay, Mayor Approved as to Form .2016. Gerald E. Dahl, City Attorney First Publication: Second Publication: Wheat Ridge Transcript Effective Date: Published: Wheat Ridge Transcript and www.ci.wheatridge.co.us I •. m 1. 2. 3. 4. 5. 6. ♦�jI City of Wheat RJ ge PLANNING COMMISSION Minutes of Meeting June 2, 2016 CALL THE MEETING TO ORDER The meeting was called to order by Chair OHM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29"' Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present Commission Members Absent: Staff Members Present PLEDGE OF ALLEGIANCE Dirk Boden Emery Dorsey Donna Kimsey Janet Leo Scott Ohm Steve Timms Alan Bucknam Amanda Weaver Lisa Ritchie, Planner II Tammy Odean, Recording Secretary APPROVE ORDER OF THE AGENDA It was moved by Commissioner DORSEY and seconded by Commissioner KIMSEY to approve the order of the agenda. Motion carried 6-0. APPROVAL OF MINUTES — May 19, 2016 It was moved by Commissioner KIMSEY and seconded by Commissioner DORSEY to approve the minutes of April 21, 2016, as written. Motion carried 4-0-2 with Commissioners BODEN and LEO abstaining. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission Minutes June 2, 2016 No one wished to speak at this time. 7. PUBLIC HEARING 8. OTHER ITEMS A. Commercial Mobile Radio Service (CMRS) Discussion Ms. Ritchie gave a brief explanation about the CMRS regulations explaining they have been in place since 1996. Three types of CMRS facilities are regulated in the City of Wheat Ridge: freestanding, roof mounted and building mounted. New regulations went into effect in April of 2015. Local governments are now required to approve all applications requesting modifications to an existing facility that does not substantially change the facility and it must be approved within 60 days. This process has been simplified and the City will be expanding the standards in the code. These will include coloration requirements, Federal requirements, safety standards and residential areas. There will also be more development standards for the three types of CMRS facilities. Also, a new category will be added called ground mounted accessory equipment. This category will follow accessory use standards, can't be higher than 12 feet, and must be screened and architecturally compatible. Commissioner Kimsey asked about the screening height limit. Ms. Ritchie stated it will be the 12 feet as well. Commissioner BODEN asked how many freestanding towers are in the City presently. Ms. Ritchie stated there is no solid inventory, but maybe a dozen or so. The city will regulate the distance between colocation sites and have the owners try to work together. Commissioner TIMMS inquired about freestanding towers in Mixed Use - Neighborhood zone districts and are there a lot of inquiries. Ms. Ritchie replied they likely would only be allowed in Commercial or Mixed Use -Commercial zone districts and there are a lot of colocation inquiries. Staff will make sure the freestanding towers are not in Residential or Agricultural zone districts. Commissioner TIMMS asked if the city has the opportunity to make it more stealth. Ms. Ritchie said yes, but it won't be required. Planning Commission Minutes -2— June 2— June 2, 2016 Commissioner OHM added he does not like the freestanding towers that look like trees, but like the ones on church steeples that blend in. Ms. Ritchie said staff is close to getting a CMRS ordinance together to present this summer. B. Self -Storage Discussion Ms. Ritchie gave a brief explanation about Self -Storage Units and why City Council wants staff to have a discussion with Planning Commission. Presently there are two self -storage locations in the city and there have been three applications reviewed by Planning Commission in the last few months, showing the market feels there is a sufficient need. City Council would like to know what an appropriate amount of self -storage in Wheat Ridge could be and should improved architectural standards be considered. Also, City Council landed on three areas of interest for modifications to the zoning regulation: buffer distance, removal from Commercial -Two and considering higher quality in architectural standards. These three items may limit future applications and ensure that those who apply will have a higher quality project. Regarding City Council's thoughts on a buffer zone, they felt comfortable with '/z mile from one self -storage to another. Staff would be fine removing self -storage from the Commercial -Two zone district because there is limited opportunity for development in that zone. Staff also believes architectural standards need to be increased to retail and commercial standards for interior unit access facilities. In looking at architectural standards staff is also recommending that the ASDM be updated to include roof form requirements, applicability of heavy commercial/light industrial standards and improved guidelines for overhead roll -up doors. Commissioner BODEN stated it is hard to compare national averages of self - storage units because the City of Wheat Ridge is small and the self -storage units are probably not an economic driver for the city. He also recommends tightening of the ASDM standards. Commissioner TIMMS believes self -storage units are cash -cows for the developers and industrial land is a premium, is concerned with the amount of land that is limited here in the city and thinks we should be more restrictive rather than less. He agrees with changing the architecture in the ASDM and with regards to the buffer there might be more that can be located in the middle of the city, but maybe not near a transit location. Overall fewer is better. Commissioner KIMSEY added the fewer the better for self -storage units in the city. Commissioner DORSEY stated that once a self -storage unit is built on a property it is there for years to come, so maybe they should be banned from ever being built in the City of Wheat Ridge. Planning Commission Minutes - 3 June 2, 2016 Commissioner Leo would like to look at the land and put something there that could benefit the City because self -storage units do not. Commissioner OHM is looking forward about 20-30 years. He stated that if we increase density in the City then storage units are going to be needed and if we raise the architectural bar then the units will sustain and look good in the future. He does not mind them being near transit locations if there is retail mixed in with the building on the main floor. Commissioner TIMMS suggested allowing the indoor climate control storage units as opposed to the old school outdoor units. He believes facade is extremely important. Commissioner Dorsey also suggested eliminating single story self -storage and building up and indoors. Ms. Ritchie mentioned this issue will require a zoning ordinance amendment to restrict self -storage so the Commission will have additional time to give more feedback. 9. ADJOURNMENT It was moved by Commissioner DORSEY and seconded by Commissioner KIMSEY to adjourn the me ting at 7:59 p.m. Motion carried 6-0. Sc Ohm, Ittrair Tammy Odean, ecording Secretary Planning Commission Minutes -4— June 4— June 2, 2016 _= 1. I , City of Wheat R'gge PLANNING COMMISSION COMMUNITY DEVELOPMENT LEGISLATIVE ITEM STAFF REPORT MEETING DATE: August 18, 2016 TITLE: AN ORDINANCE AMENDING ARTICLES I, II and VI OF CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING REGULATION OF SELF -STORAGE FACILITIES CASE NO. ZOA-16-02 ® PUBLIC HEARING Case Manager: Lisa Ritchie Date of Preparation: August 10, 2016 ® CODE CHANGE ORDINANCE SUMMARY: At the June 2, 2016 study session of the Planning Commission, staff discussed code amendments related to self -storage developments. This staff report summarizes proposed code amendments in response to Planning Commission and City Council preferences expressed during study sessions. Notice for this public hearing was provided by the Code of Laws. BACKGROUND: Over the past year, the Community Development Department received three land use applications for new self -storage development, all of which have now been before the Planning Commission. These are more specifically defined in the code as mini -warehouse for inside storage. On February 22, 2016 and May 2, 2016 at staff's request, City Council held Study Sessions on self - storage facilities. Planning Commission had a study session more recently on June 2, 2016. The proposed ordinance was developed with the feedback received during these study sessions. STATEMENT OF THE ISSUES: Staff requested direction from City Council regarding possible changes to the code to prevent the proliferation of self -storage facilities, and/or to elevate the standards for which they must comply with. Within the City of Wheat Ridge, there are two existing facilities, in addition to the three new applications that were received. The application for a new facility at 4901 Marshall Street was approved, the application for property at 5130 Parfet Street was denied, and the third application for a multi -story indoor facility at 12700 W. 44`h Avenue will be heard at a continued public hearing on August 22°d. After discussions with City Council and Planning Commission, staff recommends the following considerations be given to address the concerns about future self - storage facility applications: • Upgraded architectural standards related to self -storage facilities • Removal of self -storage as a permitted use in the C-2 zone district • A distance requirement from existing facilities and Transit Oriented Development areas for new self -storage facilities Architectural and Site Design Manual Amendments The first consideration was accommodated through an administrative amendment to the Architectural and Site Design Manual (ASDM) following an update with City Council and Planning Commission. The ASDM modifications include: • Roof form standards were added to building design requirements for all types of projects • Multi -story indoor access self -storage facilities are now required to comply with commercial/retail building design standards • Fagade design requirements for heavy commercial/light industrial buildings are now required for all facades visible within 0-100 feet of a public street. • Requirements for architectural enhancement surrounding overhead roll -up doors were added. The remaining areas are addressed through the proposed ordinance, which includes three primary components. The first is a revision to the definition of this land use from mini -warehouse to self - storage facility, the second is its removal from the C-2 zone district and finally, the addition of a new section in the code related to distance requirements. Revision of the definition Staff recommends the revision of this land use's definition from "mini -warehouse" to "self -storage facility" as it more accurately reflects how these facilities are referred to by the general public. In addition, the language in the definition itself is proposed to be revised to allow both indoor access and exterior access facilities. Removal from the C-2 zone district During the City Council and Planning Commission study sessions, removal of this use from the C- 2 zone district was supported. When evaluating this zone district, it is noted that C-2 parcels are generally smaller in size and more commonly located along the higher visibility commercial corridors, including 44`" Avenue, Harlan Street, and Ward Road. In addition, the majority of these parcels are already developed. Distance Requirements Both City Council and Planning Commission expressed support for buffer requirements for new self - storage facilities. The proposed ordinance will create a new section in Article VI of Chapter 26 in the code related to distance requirements with two components. The first is a minimum one-half (1/2) mile separation between new self -storage facilities from any existing self -storage facility, regardless of zone district and jurisdictional boundaries. The second is a one-quarter (1 /4) mile separation between self -storage facilities and any fixed guideway rail stations, including light rail and commuter rail. The intent of this second provision is to prohibit self -storage facilities near the new Ward Road Station. 2 ZOA-16-02 / Self -Storage Facilities RECOMMENDED MOTION: "I move to recommend approval of the proposed ordinance amending Articles 1, II and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of self -storage facilities." Exhibits: 1. 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Series 2016 TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS CONCERNING REGULATION OF SELF STORAGE FACILITIES WHEREAS, the City of Wheat Ridge is a home rule municipality having all powers conferred by Article XX of the Colorado Constitution; and WHEREAS, the City Council is authorized by the Constitution, the Home Rule Charter and CRS 31-23-101 et seq. to regulate the use of land; and WHEREAS, in the exercise of this authority the Council has previously adopted Chapter 26 of the Wheat Ridge Code of Laws (the "Code") concerning zoning; and WHEREAS, the Council wishes to amend Chapter 26 of the Code to add a new section concerning self -storage facilities, and to define the same. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1. Section 26-123 of the Code is amended to delete the current definition of "mini -warehouse" and replace the same with the following definition of "self - storage facility", in the appropriate alphabetical location - Self -storage facility A structure or structures which are divided into multiple small storage units which may have W#h at -grade loading and where each unit does not exceed five hundred (500) square feet, and where each unit is rented or may be sold as condominium storage space. Section 2. Chapter 26 of the Code is amended to add a new section as follows.. Sec. 26-641. Self -storage facilities; distance requirements. A. There shall be a minimum one-half (1/2) mile separation between self -storage facilities, measured radially from the property line of any existing self -storage facility, regardless of the zone district, and without regard to intervening structures, objects or city limits. B. There shall be a minimum one-quarter (1/4) mile separation between self -storage facilities and any fixed guideway rail stations, including light rail and commuter rail, measured radially from the property line, regardless of the zone district, and without regard to intervening structures, objects or city limits. Section 3. The Table of Uses for Commercial and Industrial Districts at Section 26-204 of the Code is revised as follows: Remove "mini -warehouse for inside storage" as a permitted use in the C-2 District and the I -E District, insert "self -storage facilities" as a permitted use in the I -E District; insert "See Sec. 26-641" in the Notes Column for "self -storage facilities". Section 4. Severability, Conflicting Ordinances Repealed. If any section, subsection or clause of this Ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section 5. Effective Date. This Ordinance shall take effect fifteen (15) days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on this day of , 2016, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge, and Public Hearing and consideration on final passage set for , 2016 at 7:00 p.m., in the Council Chambers, 7500 West 29t Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this day of 2016. SIGNED by the Mayor on this day of ATTEST: Janelle Shaver, City Clerk Joyce Jay, Mayor Approved as to Form .2016. Gerald E. Dahl, City Attorney First Publication.- Second ublication:Second Publication.- Wheat ublication:Wheat Ridge Transcript Effective Date: Published: Wheat Ridge Transcript and www.ci.wheatridge.co.us NOTICE OF PUBLIC HEARING Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge PLANNNG COMMISSION on August 18.2016, at 7:00 p.m., in the Council Chambers of the Municipal Building at 7500 W. 291h Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearing or submit written comments. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Carly Lorentz, Assistant to the City Manager at 303-235-2867 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. The following case shall be heard: Case No. ZOA-16-02: An ordinance amending Articles I, 11 and VI of Chapter 26 of the Wheat Ridge Code of Laws concerning regulation of self -storage facilities.