8-20-15 - Mesa County

Transcription

PLANNING COMMISSION
HEARING
August 20, 2015
6:00 P.M.
544 Rood Avenue
Grand Junction, Co.
1
8/11/20152:10 PM
MCPC Rolling Calendar
August 20, 2015
Project #
2015-0109 RZ
2015-0104 CP
Mesa County Planning Commission Hearing - 6 PM - 544 Rood Ave - Hearing Room
Project Name
Planner
BoCC
Status
Hall Rezone
Christie
9/8
OK
Midlands Self Storage PUD Amendment Concept Plan
Christie
9/8
OK
New MCPC
2
Mesa County Planning
Commission Public Meeting
Joseph H. Moreng, Chair
Rusty Price, Vice Chair
Chip Page, Secretary
Christi Flynn
Phillip Jones
David J. Hartmann
George Skiff
Ron Wriston (1st Alternate)
Bill Somerville (2nd Alternate)
Robert Erbish (3rd Alternate)
Date: Thursday, August 20, 2015
Time: 6:00 p.m.
Place: Mesa County Public Hearing Room, 544 Rood Avenue, 2nd Floor, Grand Junction,
Colorado. Please use the 6th Street entrance.
The following items will be presented at this public hearing of the Mesa County Planning
Commission for their consideration. The Planning Commission will formulate a recommendation,
which will be forwarded to the Mesa County Board of County Commissioners. If you have an
interest in an item on the Agenda, the date and time of the County Commissioners’ hearing is
listed after each agenda item. Your appearance at both hearings is important and encouraged.
The purpose of a land use hearing is to have the facts of a case presented in a manner that will
assist the decision-makers in making a fair, legal, and complete decision. The hearing is a factfinding forum by unbiased decision-makers, not a popularity contest. Unruly behavior, such as
booing, hissing, cheering, applause, verbal outbursts, or other inappropriate behavior, detract
from the hearing and will not be permitted.
An “11:00 Rule” will be enforced. This rule does not allow new agenda items to be heard after
11:00 p.m.
NOTE: Copies of Staff Reports for Hearing Items are available on the back table within the
hearing room.
A.
B.
C.
D.
E.
F.
CALL TO ORDER
PLEDGE OF ALLEGIANCE
APPROVAL OF MINUTES
7-16-15
AMENDMENTS TO THE AGENDA
ANNOUNCEMENTS AND/OR PRESENTATIONS
CONTINUED ITEMS:
NONE
END OF CONTINUED ITEMS
G.
WITHDRAWN ITEMS:
NONE
END OF WITHDRAWN ITEMS
3
Mesa County Planning Commission Agenda
August 20, 2015
H.
CONSENT AGENDA ITEMS: Items placed on the Consent Agenda allow the Planning
Commission to spend its time on the more complex items. These items are generally not perceived
as controversial and can be approved by a single motion. The petitioners and staff are in agreement
on all of the recommendations on these projects. The Planning Commission will pass these items to
the Mesa County Commissioners, subject to staff and review agency comments. Anyone from the
public or the Planning Commission may ask that an item be removed from the Consent Agenda for
individual consideration at tonight’s hearing.
NOTICE: If an applicant agrees to have a project placed on the Consent Agenda for the
Planning Commission, and it is approved on that Agenda, the project will be forwarded to the
Mesa County Commissioner’s Consent Agenda. If an applicant decides to remove the item from
the Board’s Consent Agenda, the project will be referred back to the Planning Commission and
rescheduled for a new hearing date.
1. 2015-0109 RZ HALL REZONE
Property Owner:
Scott and Susan Hall
Location:
2574 H Road, Grand Junction, 81505 (H & 25¾ Roads)
Zoning:
AFT
Planner:
Christie Barton, 255-7191, [email protected]
Request:
Rezone a 6.6 acre lot from Agricultural, Forestry, Transitional (AFT) to
Residential Single Family - Estate (RSF-E).
Staff Recommendation: Approval
Board of County Commissioners Hearing Date: 9-8-15
END OF CONSENT ITEMS
I.
HEARING ITEMS:
PRESENTATION RULES: Due to the volume of items to be heard the follow restrictions may be
applied to help expedite the hearing process:
a) Where practical, presentations by staff and petitioners will be limited to 15 minutes or
less. Petitioners are asked to not repeat presentation information that the staff has
correctly presented. Please address the clarification to the staff's presentation, new
information or new developments to the project, and the staff and agency review
comments and recommendations.
b) Responses in favor or in opposition to the proposal will be limited to approximately 3
minutes each. We prefer only new information to be presented. A single speaker may
be selected on behalf of organized groups.
2. 2015-0104 CP
Property Owner:
Representative:
Location:
MIDLANDS SELF STORAGE PUD AMENDMENT
Midlands Village Properties I, LLC
Tom Logue
435 and 449 32 Road, Clifton, 81520 (D½ and 32 Roads)
4
Mesa County Planning Commission Agenda
August 20, 2015
Zoning:
RMF-8
Planner:
Request:
Amend the Midlands Village PUD to include the 449 32 Road property for a
self-storage and office facility for use by Midlands Village residents and the public. The use
includes 392 self-storage units, a 290 square foot office, and outdoor storage of recreation
vehicles (RVs and boats). The property owner (Banks) will have life use of the property.
Development of the property will occur in three phases.
Staff Recommendation: Approval with Conditions
Board of County Commissioners Hearing Date: 9-8-15
END OF HEARING ITEMS
J.
PLANNING DIRECTOR UPDATES
NONE
END OF PLANNING DIRECTOR UPDATES
K.
RESOLUTIONS
NONE
END OF RESOLUTIONS
L.
ADJOURNMENT
The Mesa County Public Hearing Room is accessible to the handicapped. With advance
request, a sign language interpreter may be made available (call 244-1636 or TDD 256-1530).
Mesa County Planning Division
P.O. Box 20,000, 200 S. Spruce St.
Grand Junction, CO
5
Index/
Location
Map
6
INDEX
MESA COUNTY PLANNING COMMISSION
LAND USE HEARING
AUGUST 20, 2015
CONSENT ITEM(S):
1. 2015-0109 RZ HALL REZONE
Pg 10
HEARING ITEM(S):
2. 2015-0104 CP MIDLANDS SELF STORAGE PUD
AMENDMENT CONCEPT PLAN
Pg 32
7
8
10
5
0
10
!
20
!
1
2
Miles
30
MCPC Hearing Items
August 20, 2015
Location Map
4
PROJECT
REVIEW
9
MESA COUNTY OPERATIONS DEPARTMENT
Building Inspection – Code Compliance – Engineering – Environmental Health
Fleet – Planning – Regional Transportation Planning – Road and Bridge
Solid Waste Management – Traffic – Public Works
200 S. Spruce Street • P.O. Box 20,000-5022 • Grand Junction, Colorado 81502-5001
Ph (970) 244-1636 Fax (970) 244-1769
PROJECT REVIEW
August 4, 2015
I.
2015-0109 RZ
HALL REZONE
Property Owner: Scott and Susan Hall
Location: 2574 H Road, Grand Junction, 81505 (H & 25¾ Roads)
Parcel #: 2701-274-11-002
Zoning: AFT
Planner: Christie Barton, 255-7191, [email protected]
Request: Rezone a 6.6 acre lot from Agricultural, Forestry, Transitional (AFT) to Residential
Single Family - Estate (RSF-E).
Staff Recommendation: Approval
Location and Zoning Map:
I. SURROUNDING LAND USES, AND ZONING:
Zoning within the 2,500-foot public notification area:
 Agricultural, Forestry, Transitional (AFT)
1
10





Estate (RSF-E)
PUD zoning (Quail Run, file #C176-79); Misty Ridge Subdivision, File #C57-90)
RSF-R zoning within the Urban Development Boundary and Persigo 201 Sewer
Boundary
City of Grand Junction City Limits
Grand Junction Regional Airport Area of Influence
Land Uses within the 2,500-foot public notification area:
 Residential
 Agricultural
Applicable Area Plans
 Grand Junction Comprehensive Plan
o Future Land Use is Estate
II. PROJECT HISTORY & DESCRIPTION:
Parcel B of the Stony Hills Farm Subdivision (File #C176-96)
Currier Adjustment of Property Lines (File #C05-94)
Ravola Hills AFT Minor Subdivision (File #C191-91)
This application is a request to change the zoning of the property from AFT to Estate in order to
re-subdivide the property. The property currently has an existing single-family house on it and
includes an agricultural operation (hay production).
Future Land Use Map:
2
11
The property is located within the Grand Junction Comprehensive Planning Area and is
designated for “Estate” land use. The RSF-E, Residential-Single-Family Estate District is
primarily intended to accommodate low-density, estate-type, single-family residential
development on lots of one (1) to three (3) acres in size, and to provide land use protection for
areas that develop in such a manner. It corresponds to and implements the Mesa County Master
Plan’s “Estate,” “Rural Estate 3,” “Residential Single Family – Estate,” and “Residential/Low”
future land use classifications. Section 6.7 of the Land Development Code lists the density and
minimum lot sizes for Estate-zoned properties for the Master Plan areas. This property can be
subdivided using 1-3 acres per dwelling unit density.
III. COMPLIANCE WITH THE MESA COUNTY LAND DEVELOPMENT CODE:
Section 3.4.7 Rezonings Approval Criteria:
In acting on a Rezoning application, the Board of County Commissioners shall consider the
General Approval Criteria in Section 3.1.17, consider the stated purpose of the proposed zoning
district, and may approve the Rezoning application only after considering the following:
A.
the rezone is consistent with the goals and policies of the Master Plan, including
applicable special area, neighborhood and corridor plans;
The property is within the Grand Junction Comprehensive Planning Area, adopted in February,
2010. The Comprehensive Plan is an element of the Mesa County Master Plan. The property
under consideration is designated on the Future Land Use Map as “Estate,” intended for one to
three acres per dwelling unit density. This rezone to Estate is in compliance with the Future
Land Use designation of the Master Plan. This criterion has been met.
B. the proposed zoning district’s allowed uses are or can be made to be similar to or
compatible with surrounding and nearby land uses;
The request for the Estate District zoning is consistent with zoning established on the Future
Land Use Map for this area. Subdivision of the property can be consistent with Section 6.7 of the
Land Development Code. The district allows single family residential uses and the applicant is
currently in the subdivision application process. Minimum lot size for subdivisions using On-site
Wastewater Treatment Systems (OWTS) is one (1.0) acre, and the proposed subdivision will be
similar to existing properties in the 2,500-foot public notification area.
This criterion has been met.
C. the land to be rezoned was previously zoned in error or conditions have changed so
that the rezoning is consistent with county’s goals, policies and/or Master Plan;
This property appears to have been zoned AFT since 1961 when the Zoning Code was adopted.
No errors have occurred but the Grand Junction Comprehensive Plan and the Land Development
Code have changed. The 2010 adoption of the Future Land Use classification in the Grand
Junction Comprehensive Plan shows the area as Estate and the 2011 adoption of amendments to
the Land Development Code allows a 1-3 acre density in the Estate zoning district. The Estate
zoning district implements this Future Land Use classification.
3
12
D. public and community facilities and services including but not limited to sewage and
waste disposal, domestic water, irrigation water (where available), gas, electricity, police
and fire protection, and roads and transportation are or can be made available to serve the
types and scope of land uses allowed in the proposed zoning district;
Facilities and services are available to serve the site. The property is located outside the Persigo
201 Sewer Boundary and has an On-site Wastewater Treatment System (OWTS). Testing for
septic systems will occur as part of the Concept Plan subdivision process. Domestic water is
provided by Ute Water District, and Grand Valley Water Users provides irrigation water. Grand
Valley Rural Power provides electricity to the property. Emergency services are provided by
Mesa County Sheriff’s Department and the Grand Junction Rural Fire District. Access to the
property is from H Road. This criterion has been met.
3.1.17 General Approval Criteria:
A. Complies with all applicable standards, provisions, and purposes of this Land
Development Code.
The intent of the Estate zoning classification in the Mesa County Master Plan is to accommodate
low density, estate type single family residential development, with densities of 1-3 acres per
dwelling unit. Rural facilities and services are available to the property, and it is close to urban
services in Grand Junction. This application meets the rezone criteria and the Future Land Use
designation in the Master Plan. This criterion has been met.
B. Is consistent with review agency comments.
The proposal is consistent with review agency comments. This criterion has been met.
C. Is consistent with applicable intergovernmental agreements between the County and
other entities.
The project is consistent with Intergovernmental Agreement MCA 83-26 to send applications to
the City of Grand Junction. No comments have been received. This criterion has been met.
IV. PUBLIC COMMENTS:
All public comments received are part of the hearing packet and the file.
V. REVIEW AGENCY COMMENTS:
All review agency comments received are a part of the hearing packet and the file.
VI. PROJECT RECOMMENDATION: The Planning Division recommends APPROVAL of
the rezone from AFT to RSF-E and adoption of the resolution on the basis that:
 the proposed rezone complies with the approval criteria for rezones in Section 3.4.7 of
the Mesa County Land Development Code (2000, as amended);
 the proposed rezone complies with the general approval criteria in Section 3.1.17 of the
Mesa County Land Development Code (2000, as amended);
 the proposed rezone is consistent with goals identified in the Grand Junction
Comprehensive Plan, an element of the Mesa County Master Plan.
 the proposed rezone is consistent with the Future Land Use Map that designates the area
for “Estate.”
4
13
Summary
Rezone Criteria
3.4.7.A
Consistent with the Master Plan
3.4.7.B
Are or can be made compatible with
surrounding and nearby land uses
3.4.7.C
Error in zoning or conditions changed
3.4.7.D
Adequate facilities and Services
General Approval Criteria
3.1.17.A
Compliance with applicable standards and
provisions in the Land Development Code
3.1.17.B
Consistency with review agency comments
3.1.17.C
Consistency with applicable IGAs
VII.
Has Been Met
Has Been Met
Has Been Met
Has Been Met
Has Been Met
Has Been Met
Has Been Met
MCPC Hearing (8/20/15):
VIII. BOCC Hearing and Decision (9/8/15):
5
14
HEARING
NOTICE
15
0.3
0
0.3
0.6
0.9
2701-274-11-002
Parcel/Notification Map
16
1.2
Miles
Notification Buffer
Hall Rezone
2015-0109 RZ
July 31, 2015
Parcels
2500 ft buffer
Legend
"
2015-0109 RZ Hall Rezone
PARCEL_NUM
2701-262-00-583
2701-273-01-002
2701-352-61-003
2701-352-00-103
2701-273-03-006
2701-271-14-004
2701-342-00-134
2701-342-00-135
2701-344-35-011
2701-273-00-109
2701-271-00-056
2701-341-00-097
2701-352-00-072
2701-352-01-007
2701-342-44-025
2701-352-61-010
2701-352-01-003
2701-342-17-002
2701-274-17-002
2701-342-44-026
2701-352-00-071
2701-263-00-013
2701-341-00-079
2701-341-00-076
2701-342-44-012
2701-274-00-119
2701-342-44-029
2701-342-44-020
2701-274-11-001
2701-273-00-103
2701-341-00-143
2701-341-00-087
2701-263-00-001
2701-352-58-001
2701-341-21-001
2701-342-44-030
2701-341-22-001
2701-341-00-080
2701-341-00-088
2701-342-44-027
2701-274-00-117
2701-342-44-013
2701-341-00-081
2701-341-00-120
2701-341-13-004
2701-274-11-002
Notification Table
OWNER
MAILING
CITY
ST
26 ROAD LLC
710 S 15TH ST
GRAND JUNCTIONCO
AHERN MARGARET Z
2550 CANAAN WAY GRAND JUNCTIONCO
AUBERT DAHL LAWRENCE
2610 PARTRIDGE CT GRAND JUNCTIONCO
BAKER DONNA
2611 KELLY DR
GRAND JUNCTIONCO
BALKE SHERYL L
747 W WILSHIRE CT GRAND JUNCTIONCO
BAPTISTA BREANNE
2595 KAYDEN CT
GRAND JUNCTIONCO
BERTRAND THOMAS E
788 25 RD
GRAND JUNCTIONCO
BERTRAND TRUST
798 25 RD
GRAND JUNCTIONCO
BLUE HERON MEADOWS SUBDIVISP.O. BOX 2743
GRAND JUNCTIONCO
BOLTON JOSEPHINE H
800 25 RD
GRAND JUNCTIONCO
BOYDSTUN CARL L
2579 H 3/4 RD
GRAND JUNCTIONCO
BRATCHER JAMES D
781 25 3/4 RD
GRAND JUNCTIONCO
BRUCE BEVERLY ANN FAMILY TRU 2621 H RD
GRAND JUNCTIONCO
BUNNELL MARK
2607 KELLEY DR
GRAND JUNCTIONCO
BURCHETT KIRBY S
775 FOXTAIL RD
GRAND JUNCTIONCO
CADEZ MARC A
CAMERON CHRIS A
2605 KELLY DR
GRAND JUNCTIONCO
CASTOR ESTHER M
2520 RIATA RANCH RD GRAND JUNCTIONCO
CHRONOS HOMES LLC
341 HARTFORD CT
FRUITA
CO
CLIFTON BRETT
2532 RIATA RANCH CT GRAND JUNCTIONCO
COLEMAN JOSEPH C
2454 F RD STE 210
GRAND JUNCTIONCO
COLOSIMO JOHN C TRUSTEE
2618 H RD
GRAND JUNCTIONCO
Confidential Owner
776 25 3/4 RD
GRAND JUNCTIONCO
COOK ARTHUR E
782 25 3/4 RD
GRAND JUNCTIONCO
COOK GEORGE ROBERT JR
2528 GREYSTONE DR GRAND JUNCTIONCO
CORNELISON M A JR
PO BOX 2492
GRAND JUNCTIONCO
COSTILOE JONADAM D
CRANSTON RYAN K
778 FOXTAIL RD
GRAND JUNCTIONCO
CURRIER E JAMES
2566 H RD
GRAND JUNCTIONCO
CURRIER EDWARD J
832 25 RD
GRAND JUNCTIONCO
DAELT LLLP
775 26 RD
GRAND JUNCTIONCO
DAVIS LINDA M
766 25 3/4 RD
GRAND JUNCTIONCO
DERUSH GARY D
824 26 RD
GRAND JUNCTIONCO
DEWOLFE BARRY A
796 26 RD
GRAND JUNCTIONCO
EDMISTON KAITLYLN C
771 25 3/4 RD
GRAND JUNCTIONCO
ESTRADA LARRY T
FIELDS WILLIAM E
5885 STIRRUP RD SE DEMING
NM
FOX RUN ENTERPRISES LLC
775 26 RD
GRAND JUNCTIONCO
FOX RUN ENTERPRISES LLC
775 26 RD
GRAND JUNCTIONCO
FUDGE FAMILY TRUST
212 W IRONWOOD DR COEUR D ALENE ID
GAULEY RICHARD A
827 26 RD
GRAND JUNCTIONCO
GIFFORD DAVID
GRASSO ANN J
798 25 3/4 RD
GRAND JUNCTIONCO
GREEN LEAF PARTNERS LLC
755 26 RD
GRAND JUNCTIONCO
HALL GEARY A
2567 H RD
GRAND JUNCTIONCO
HALL SCOTT A
2574 H RD
GRAND JUNCTIONCO
Page 1 of 3
ZIP
81501-4612
81505-9540
81506
81506-8381
81506-1826
81505
81505-9692
81505-9692
81502
81505-9665
81505-9539
81505-9507
81506
81506
81505
81506-1460
81506-8381
81505-8619
81521
81505
81505
81506-1706
81505
81505-9508
81505
81502-2492
81505
81505
81505-9535
81505-9665
81506
81505-9508
81506-8608
81506-1433
81505
81505
88030-1974
81506
81506
83814
81506-8609
81505
81505-9508
81506-1432
81505-9536
81505-9535
17
2701-274-18-002
2701-273-00-118
2701-263-00-002
2701-341-00-086
2701-341-22-002
2701-342-44-010
2701-274-17-001
2701-352-61-002
2701-342-44-011
2701-341-00-072
2701-352-00-029
2701-263-00-018
2701-273-00-096
2701-273-16-002
2701-342-45-040
2701-341-00-151
2701-352-00-101
2701-341-13-002
2701-341-00-096
2701-342-44-017
2701-342-44-028
2701-274-00-029
2701-274-00-075
2701-273-03-009
2701-272-07-018
2701-342-44-014
2701-352-61-001
2701-272-07-019
2701-271-14-003
2701-341-09-002
2701-342-45-042
2701-271-09-005
2701-341-00-016
2701-274-00-022
2701-352-00-102
2701-263-00-012
2701-271-09-004
2701-342-44-023
2701-342-44-018
2701-273-00-110
2701-274-00-054
2701-274-00-053
2701-342-44-009
2701-274-17-003
2701-271-05-003
2701-271-14-002
2701-274-17-004
HANGOVER ROCK LLC
HANSEN CURT G
HARTSHORN BARBARA
HAVLIK DEAN
HILGENFELD DAVID
HOFER PETER
HOLGUIN DANIEL
HOWARD HAYDEN S
HUGHES RONALD O
JEFFERSON JOHN W
KAY MARIE E
KEARNS JAMES O
KELLER BRADFORD M
KELLER CHARLES E TRUSTEE
KETCHUM MICHAEL G
KIEFER DENNIS L
KING CHRISTINE R TRUSTEE
KROUPA DARYL JAY
L HARDY ELIZABETH P
LARSEN RUSSELL ALLEN
LAY ZANE
M K E W LLC
MACGREGOR HAMILTON J
MAGEE SUSAN H
MAHRE CHRISTOPHER T
MARTIN BRYAN R
MARTINEZ PAUL D
MAURER CHARLES L TRUST
MAVES CONSTRUCTION INC
MCBEE DONALD L
MCCARREL KEVIN
MEER JONATHAN S
MILLER LOUISE A
MIMS RICHARD C
MOONEY ELIZABETH A
NESBITT WILLIAM L
NOBLITT LIVING TRUST
OTBERG RYAN
PACHL KIMBERLY L
PHILLIPS RANDALL M SR
POMRENKE JANET M
POMRENKE WILLIAM E
PRESTANGEN KYLE M
QUIGLEY EDWARD
RAMUNNO SANDY
REDIN FAMILY TRUST
REHWOLDT RANDALL J
Notification Table
GRAND JUNCTIONCO
865 GAMBELS RD
2851 B 1/2 RD
GRAND JUNCTIONCO
875 SUMMER BEND CTGRAND JUNCTIONCO
2585 H RD
GRAND JUNCTIONCO
2560 I-70 FRONTAGE RGRAND JUNCTIONCO
809 26 RD
GRAND JUNCTIONCO
2599 H RD
GRAND JUNCTIONCO
2615 H RD
GRAND JUNCTIONCO
806 26 RD
GRAND JUNCTIONCO
820 25 RD
GRAND JUNCTIONCO
822 25 RD
GRAND JUNCTIONCO
2552 I-70 FRONTAGE RGRAND JUNCTIONCO
2610 KELLY DR
GRAND JUNCTIONCO
504 COLDWATER CREE ROCK SPRINGS WY
783 25 3/4 RD
GRAND JUNCTIONCO
784 FOXTAIL RD
GRAND JUNCTIONCO
777 FOXTAIL RD
GRAND JUNCTIONCO
PO BOX 3949
GRAND JUNCTIONCO
837 26 RD
GRAND JUNCTIONCO
2517 OLEASTER CT
GRAND JUNCTIONCO
868 COVEY RD
GRAND JUNCTIONCO
787 FOXTAIL RD
GRAND JUNCTIONCO
PO BOX 1117
GRAND JUNCTIONCO
560 S COMMERCIAL DRGRAND JUNCTIONCO
773 25 3/4 RD
GRAND JUNCTIONCO
866 GAMBELS RD
GRAND JUNCTIONCO
2934 JOAN WAY
GRAND JUNCTIONCO
847 26 RD
GRAND JUNCTIONCO
2613 KELLY DR
GRAND JUNCTIONCO
2616 H RD
GRAND JUNCTIONCO
865 GAMBELS RD
GRAND JUNCTIONCO
772 FOXTAIL RD
GRAND JUNCTIONCO
782 FOXTAIL RD
GRAND JUNCTIONCO
810 25 RD
GRAND JUNCTIONCO
839 26 RD
GRAND JUNCTIONCO
839 26 RD
GRAND JUNCTIONCO
803 26 RD
GRAND JUNCTIONCO
867 26 RD
GRAND JUNCTIONCO
2596 KAYDEN CT
GRAND JUNCTIONCO
541 GRAND VALLEY DRGRAND JUNCTIONCO
Page 2 of 3
81505-8618
81503-2106
81506
81505-9533
81505-9509
81505
81506
81506-1460
81505
81505-9533
81506-1705
81506-8608
81505-9665
81505-9665
81505
81505-9509
81506-8381
82901
81505-9507
81505
81505
81502
81506-8609
81505-9614
81505
81505-9516
81506-1460
81502
81505
81505-9507
81505
81505-8618
81504
81506-8609
81506-8381
81506-1706
81505
81505
81505
81505-9665
815068609
815068609
81505-7012
81506
81506-8609
81506
81504-5789
18
2701-341-00-095
2701-352-00-014
2701-271-14-001
2701-342-00-069
2701-274-00-115
2701-352-78-001
2701-352-78-002
2701-342-45-048
2701-341-21-002
2701-271-09-006
2701-271-14-005
2701-352-01-008
2701-274-00-081
2701-341-00-144
2701-342-45-039
2701-341-00-085
2701-352-01-004
2701-263-00-004
2701-342-00-951
2701-341-37-002
2701-274-00-113
2701-273-01-003
2701-341-00-167
Notification Table
GRAND JUNCTIONCO
REICKS GREGORY C
775 25 3/4 RD
RUCKER RONALD L
770 26 RD
GRAND JUNCTIONCO
SCHOEBER ROB
2598 KAYDEN CT
GRAND JUNCTIONCO
SCOTT ROBERT
2526 RIATA RANCH RD GRAND JUNCTIONCO
SCOTT WILLIAM A
823 26 RD
GRAND JUNCTIONCO
SHANKS W GEORGE
2606 KELLY DR
GRAND JUNCTIONCO
SHANKS W GEORGE
2606 KELLY DR
GRAND JUNCTIONCO
SONSHINE IV CONSTRUCTION & D 637 25 ROAD
GRAND JUNCTIONCO
SPRINGER MARGARET L
765 25 3/4 RD
GRAND JUNCTIONCO
SPRINGER RYAN NEIL
3512 WOODGATE DR GRAND JUNCTIONCO
STAHL MICHAEL
2599 KAYDEN CT
GRAND JUNCTIONCO
STREMEL STEPHEN
2609 KELLEY DR
GRAND JUNCTIONCO
SUFKA JAMES P
835 26 RD
GRAND JUNCTIONCO
TICE SHARON
775 26 RD
GRAND JUNCTIONCO
TRIMM PATRICK W
VAN CONETT RANDAL K
794 25 3/4 RD
GRAND JUNCTIONCO
WALKER-MILLER MARGARET M 776 26 RD
GRAND JUNCTIONCO
WARREN RICHARD
2622 H RD
GRAND JUNCTIONCO
WELLSPRING OF LIFE CHURCH
710 FOXWOOD CT W GRAND JUNCTIONCO
WOODRIDGE LLC
PO BOX 492
DELTA
CO
YOUNG BRUCE M
2570 H RD
GRAND JUNCTIONCO
ZOLLNER DAVID C
2545 CANAAN WAY GRAND JUNCTIONCO
ZOLLNER REVOCABLE LIVING TRUS2555 CANAAN WAY GRAND JUNCTIONCO
Mortgage Electronic Registration Syst PO Box 2026
Flint
MI
Page 3 of 3
81505-9507
81506-1430
81505
81505-8619
81506-8609
81506-8381
81506-8381
81505
81505-9507
81506-6502
81505-8404
815068381
81506
81506
81505
81505-9508
81506-1433
81506-1706
81507-8765
81416
81505-9535
81505-9541
81505-9541
48501-2026
19
REVIEW
AGENCY
COMMENTS
20
21
22
PRO2015-0109 - HALL REZONE Review Agency Comments
Comments Due Date: 2015-07-30
User
Review
Agency
Date/Time Comment
Melinda
Henderson
MC TREASURER
7/9/2015 As of July 9, 2015 property taxes are paid in full on parcel number
5:56:44 PM 2701-274-11-002. MMH
MARK HARRIS
IRR GV WATER
USERS
7/10/2015 The required Development and HOA Agreements have been
8:42:00 AM executed regarding irrigation water delivery - Grand Valley Water
Users' Association.
PERRY RUPP
UT GV RURAL
POWER
7/13/2015 GVP Review Comments for Rezone
9:38:10 AM
1. The project is in the Grand Valley Power (GVP) service area.
2. Single-phase power is available for this project, along H Road
and on site.
3. Any relocation of existing overhead power lines, poles,
guy/anchors, underground lines, transformers or any other Grand
Valley Power equipment is at developer’s expense.
JIM DAUGHERTY WATER UTE
7/24/2015 • No objections.
4:44:58 PM • ALL FEES AND POLICIES IN EFFECT AT TIME OF APPLICATION
WILL APPLY.
If you have any questions concerning any of this, please feel free
to contact Ute Water.
MC DEV
ENGINEER
MC DEV
ENGINEER
7/28/2015 MC Development Engineering:
1:58:35 PM
No objections to rezone. The narrative states that H Road is a
dead-end cul-de-sac, which is currently the case. The applicant has
been made aware that per the adopted Grand Valley Circulation
Plan (GVCP), H Road is a Proposed Principal Arterial roadway, and
that this designation carries with it additional requirements for
access to the development.
Cpt. Don
Hendricks
MC SHERIFF
7/30/2015 No comment.
3:08:24 PM
23
NO
PUBLIC
COMMENTS
24
APPLICANT
INFORMATION
25
REZONE NARRATIVE
SS HALL SUBDIVISION
2574 H ROAD – 2701-274-11-002
June 5, 2015
3.4.7.A
We believe this rezoning is consistent with recent changes in zoning for the area bounded by I-70
on the south, 25 Road on the west, I Road on the north and 26 Road on the east.
3.4.7B and 3.4.7C
The surrounding land is a mix of AFT, RSF-E, RSF-R and PUD zoning with current trending
towards sales of smaller parcels. The land quality is actually poor for agricultural purposes. Due
to the cul de sac, dead-end for H Road, traffic impact will be minimal. Having lived here for
seventeen years, we enjoy the rural, quiet quality of the area. Smaller lots (1 acre) have adequate
space for privacy, wildlife, gardens, pets, and quiet walks, while the larger areas continue to be
farmed. As our county grows, the proximity to the economic and cultural centers of our
community seems to dictate this trending towards smaller family parcels while maintaining the
one-acre minimal limit to insure a more “country” character.
3.4.7.D
The property is served by:
Ute Water
Excel Energy (natural gas)
Grand Valley Electric (electric)
Grand Valley Water Users Assn (irrigation)
Septic system & bed
Independent trash/waste contractors
Mesa County Sheriff’s Office
Grand Junction Fire Department
Mesa County Road Department
26
27
28
29
30
PROJECT
REVIEW
31
MESA COUNTY DEPARTMENT OF PUBLIC WORKS
Administration - Building - Engineering – Road and Bridge
Traffic - Planning - Solid Waste Management
200 S. Spruce Street • P.O. Box 20,000-5022 • Grand Junction, CO 81502-5001
Phone (970) 244-1636 Fax (970) 244-1769
PROJECT REVIEW
August 12, 2015
I.
2015-0104 CP MIDLANDS VILLAGE SELF-STORAGE PUD AMENDMENT
Property Owner:
Midlands Village Properties I, LLC
Representative:
Tom Logue
Location:
435 and 449 32 Road, Clifton, 81520 (D½ and 32 Roads)
Parcel #:
2943-154-50-002 & 2943-154-00-043
Zoning:
RMF-8
Planner:
Request:
Amend the Midlands Village PUD to include the 449 32 Road property for a selfstorage and office facility for use by Midlands Village residents and the public. The use includes 392
self-storage units, a 290 square foot office, and outdoor storage of recreation vehicles (RVs and boats).
Mrs. Banks will have life use of the property. Development of the property will occur in three phases.
Recommendation: Approval with conditions
Location & Zoning Map:
Page 1 of 9
32
II.
SURROUNDING LAND USES AND ZONING:
Zoning within the 500-foot public notification area:
• C-1 (RSC Clifton)
• B-1
• RMF-8
• Grand Junction City Limits
Land Uses within the 500-foot public notification area:
• Commercial
• Chatfield Elementary School
• Residential
• Agricultural
• State Highway 141 (also known as 32 Road)
Applicable Area Plans
• Grand Junction Comprehensive Plan
III.
PROJECT HISTORY AND DESCRIPTION:
Project History:
 C167-78 Rezone to PUD (9 units/acre) and ODP, The Shire Subdivision
 C105-79 BOCC reverted Plan but retained zone
 C014-81 The Shire Business Center
 C150-96 through C156-00 Midlands Village Mobile Home Park, convenience store, gas station
and 6,700 square feet of commercial building space
 C98-00 Midlands Village Community Center
 C100-00 Expansion of the Midlands Village Community Center
 C205-00 Midlands Village F2
 2007-015 Midlands Village PUD Amendment to reflect as-built conditions on site
Project Description:
The 435 32 Road property is part of the Midlands Village Planned Unit Development (PUD). The 449
32 Road property (Banks property) has been purchased by Midlands Village Properties I, LLC reserving
life estate use for Mrs. Banks. The Banks property has a 1990 Stipulation and Motion for Order
(attached as part of the binder materials) to clean up the property. This application benefits the
community as Midlands Village personnel have cleaned up the majority of the property and will install
the required fencing and screening as part of this expansion. The project has a phasing plan for the
eventual use of the remainder of the property.
This project is to provide self-storage units to the Midlands Village residents and to the public. The
project will include 392 mini-storage units and a 290 square foot office. Hours of operation will be
8:00am to 5:00pm Monday through Friday, 8:00 am to 12:00 noon Saturdays, closed Sundays and major
holidays. A code controlled access gate will allow off-hours customer access to the storage units. A
temporary outdoor storage use for boats and RVs will occur until full build-out of the project, and then
the only outdoor storage will be the existing boat and RV storage only for Midlands Village residents.
Page 2 of 9
33
The use will be screened from D½ Road by fencing and landscaping. Existing vegetation and fencing
effectively screens the property from 32 Road.
The property is located within the Grand Junction Comprehensive Plan Area and within the Clifton
Sanitation District. This property is not required to annex into the City of Grand Junction under the
Persigo Agreement. The Future Land Use classifications for the property are Residential Medium (RM)
and Mixed Use Opportunity Corridor along 32 Road. This use will have outdoor storage (boats and
RVs) until the final build-out occurs. The Midlands Village PUD allows the outdoor storage of boats
and RV’s as an accessory use to their mobile home park. This is a temporary expansion of the outdoor
storage use with storage units, fencing and landscaping along the roads providing the screening and
buffering.
Site Plan:
IV.
COMPLIANCE WITH MESA COUNTY CODE REQUIREMENTS:
Section 3.7 | Planned Unit Developments (PUD)
Planned Unit Developments are approved and processed in the same manner as Major Subdivisions.
The first step involves scheduling a General Meeting. A Planned Unit Development application will
follow the General Meeting and Neighborhood Meeting processes described in Chapter 3.6, Major
Subdivisions.
Page 3 of 9
34
F.
Concept Plan and PUD Rezoning Approval Criteria
Concept Plans and PUD Rezonings may be approved by the Board of County Commissioners
only if they find that all of the following criteria have been met:
1.
the proposed Concept Plan is consistent with the Mesa County Master Plan pursuant to
C.R.S. §24-67-104;
The Grand Junction Comprehensive Plan was adopted in 2010 with an addition to the Future Land Use
classification along major roadways in the Plan area. The Mixed Use Opportunity Corridor allows
neighborhood service and commercial uses with no outdoor storage at various locations along the
identified roadways. This future land use classification anticipates “service, retail and office commercial
uses that service the immediate surrounding area with no outdoor storage at various locations along the
identified corridors.” While the implementing zones of Residential Office and Limited Business zoning
districts don’t allow storage units, the Midlands Village Planned Unit Development allowed the
convenience store (retail commercial use) as part of the project. The proposed outdoor storage is
temporary until full build out of the storage units. This expansion meets the intent of the “service
commercial use” stated in Goal 3, Policy A & B in the Grand Junction Comprehensive Plan, which is an
element of the Mesa County Master Plan. This plan is also consistent with the Pear Park Neighborhood
Plan, which has goals of achieving high quality development and minimization of visual clutter along
corridors. This criterion has been met.
2.
the Concept Plan is necessary to address a unique situation or represents a substantial
benefit to the County, compared to what could have been accomplished through strict application
of otherwise applicable base zoning district standards, based on the Purposes set out in Section
1.5;
Midlands Village is an existing Planned Unit Development (PUD) that incorporates residential and
commercial in the same project. The PUD allowed an outdoor storage area for boats and RVs as an
accessory use to the mobile home park. This proposal for self-storage units allows for a new
neighborhood business under the Midlands Village management. The self-storage business will be
available for use by Midlands Village residents and the public. The temporary boat and RV storage will
be removed at full build out of the self-storage unit project. A monument sign is proposed for D½ Road.
This expansion of the PUD zoning district also addresses a long-standing Code Compliance case. The
property owners have cleaned up the Banks property, and have submitted plans showing fencing and an
extension of the landscaping strip that will screen the property from D½ Road (32 Road is already
screened with a berm, fence and vegetation). Once Mrs. Banks no longer lives on the property, the
mobile home and personal items will be removed, and Phase 3 of the self-storage units will be
completed.
The expansion and amendment of the PUD cleans up the property and allows a new business. It would
be difficult to accommodate this use with a standard zoning district as it is not supported by the
implementing zoning districts for the Mixed Use Opportunity Corridor Future Land Use classification. It
meets the intent to create large and small centers throughout the community that provides services and
commercial areas as part of the future growth of the community.
Page 4 of 9
35
3.
the Concept Plan complies with the PUD regulations of Section 4.4.1;
4.4.1 | PUD, Planned Unit Development District
The PUD, Planned Unit Development District is intended to encourage innovative land planning
and site design concepts that implement and are consistent with the Mesa County Master Plan.
A.
Developer's Statement of Intent
Each Concept Plan application shall contain a statement by the applicant describing how
the proposed development departs from the otherwise applicable standards of this Land
Development Code, and how the proposed development, on balance, is an improvement
over what would be required under otherwise applicable standards.
Midlands Village is an existing Planned Unit Development that has commercial and residential
uses with an integrated transportation system. The original project was approved under the 1995
Land Development Code, and PUDs were allowed with provision of a public benefit. The
original plan showed a sidewalk on Shire Court, which connected Midlands Village to a
sidewalk on D½ Road to a crossing to Chatfield Elementary School. This sidewalk was never
built, and the pedestrian access from Midlands Village was blocked with landscaping. The
applicant has agreed to build the sidewalk connecting Midlands Village and D½ Road along the
east side of Shire Court. This is a community benefit to allow pedestrian access between a
residential use and an elementary school.
The current zoning district is RMF-8 with Future Land Use classifications of Residential
Medium and Mixed Use Opportunity Corridor. The departure from the Land Development Code
standards is the implementing zoning districts for the Mixed Use Opportunity Corridor are
Residential Office and Limited Business districts, neither of which allows self-storage units. The
Planning Division believes this application meets the intent of the Master Plan for commercial
uses to be created throughout the community to accommodate future growth. The proposed use
provides a community and public benefit for a safer route to school, and also addresses a 1990
court order for clean-up of the Banks property.
This requirement can be met.
B.
Review and Approval Procedures
PUDs shall be reviewed and approved in accordance with the procedures of Section 3.7.
This requirement has been met.
C.
Use Regulations
The Board of County Commissioners shall determine the types of uses allowed within a
PUD at the time of Concept Plan approval. Only uses that are consistent with the Mesa
County Master Plan pursuant to C.R.S. §24-67-104, may be allowed within a PUD, and
should generally be limited to uses allowed in the underlying Zoning District.
The Midlands Village PUD was adopted in 1996 and included the convenience store (retail
commercial use) as part of the project. The management of Midlands Village has maintained the
property in an exemplary manner.
The Grand Junction Comprehensive Plan was adopted in 2010 with the addition of the Mixed
Use Opportunity Corridors. These corridors are an overlay on the major roads in the urban area,
and anticipate service and retail uses that serve the neighborhood at full service intersections.
Page 5 of 9
36
These intersections have all necessary infrastructure installed to support these uses. While the
overlay covers these corridors, not all properties are able to support these uses. Additionally,
service and retail uses are not always desired to be located mid-block, as this will reduce the flow
of traffic on the arterial roads. This intersection is fully constructed with urban services, and can
support the use.
This expansion meets the intent of the “service commercial use” stated in Goal 3, Policies A & B
in the Grand Junction Comprehensive Plan:
Goal 3: The Comprehensive Plan will create ordered and balanced growth and spread future
growth throughout the community.
Policy A: To create large and small “centers” throughout the community that provides
services and commercial areas.
Policy B: Create opportunities to reduce the amount of trips generated for shopping and
commuting and decrease vehicle miles traveled thus increasing air quality.
D.
Development Intensity
The total number of dwelling units and level of nonresidential development allowed within
a PUD shall comply with the Mesa County Master Plan pursuant to C.R.S. §24-67-104, and
shall not exceed the level that can be adequately served by public facilities. To provide
information on the capacity of streets and other facilities serving a PUD, the Planning
Director may require the applicant to conduct a traffic impact study or other
infrastructure capacity analysis to provide information on the development's expected
impacts on existing and planned facilities.
The proposed 392 self-storage units and accessory office use do not exceed the capacity of
public services. A Traffic Impact Analysis has been completed for the use and no road
improvements are required. No changes to the residential use are proposed.
E.
Other Standards
Otherwise applicable standards of this Land Development Code may be modified by the
Board of County Commissioners as part of the approval of a PUD, if consistent with the
Mesa County Master Plan pursuant to C.R.S. §24-67-104, and if the development is found
to be an improvement over what would be required under otherwise applicable standards.
Clean up of the Banks property has been a court order since 1990. Midlands Village, LLC has
purchased the property with a life use for Mrs. Banks, and has completed a clean-up of threequarters of the property. When Mrs. Banks no longer lives on the property, the final phase of the
storage units will occur. Midlands Village, LLC will complete the fencing and landscaping that
will address the court order and screen the storage units from D½ and 32 Roads.
Master Plan Goals and Policies:
Goal 3: The Comprehensive Plan will create ordered and balanced growth and spread future
growth throughout the community. Policy A: To create large and small “centers” throughout
the community that provides services and commercial areas. This development would be an
expansion of an existing retail/service area at the intersection of D½ Road and 32 Road. This
intersection is a full movement intersection with all infrastructure completed.
Page 6 of 9
37
Goal 7: New development adjacent to existing development (of a different density/unit type/land
use type) should transition itself by incorporating appropriate buffering.
Policy A: In making land use decisions, the City and County will balance the needs of the
community.
Goal 8: Create attractive public spaces and enhance the visual appeal of the community through
quality development.
Policy B: Design streets and walkways as attractive public spaces.
Note: Construction of a sidewalk on Shire Court was not completed during the development
of Midlands Village Filing 1. This connection to the Chatfield Elementary School is an
important pedestrian connection between a residential use and the school. A pedestrian
crossing on D½ Road to Chatfield Elementary School is located within a half block of Shire
Court. The applicant has agreed to construct the sidewalk as part of this project.
This development is an improvement over the existing residential use with the court order for
clean-up of the property.
4.
the proposal is not significantly different from surrounding land uses in terms of density,
intensity and impacts, and it mitigates any potential adverse impacts to maximum extent
practical;
Midlands Village has been established since 1996. Buffering and screening between adjacent uses
mitigates the impacts. The proposal includes extension of the fencing and landscaping strip along D½
Road to mitigate the new use. A Traffic Analysis Letter has been submitted as part of the application
packet, and states no additional improvements are required. A gate will be installed between Midlands
Village and the new storage area as a barrier to cut-through traffic. A monument sign along D½ Road
will be installed for the project.
5.
facilities and services (including sewage and waste disposal, domestic water, irrigation
water [where available], gas, electricity, police and fire protection, and roads and transportation,
as applicable) shall be available upon completion of the project to serve the subject property,
while maintaining adequate levels of service to existing development; and
Urban facilities and services are available to the site. The property is served by Clifton Sanitation and a
change of use is required for this service. The property is also served by Clifton Water, Grand Valley
Irrigation Company, Grand Valley Drainage District, and Xcel Energy for electricity and natural gas.
Clifton Fire District and Mesa Count Sheriff’s Office provide emergency services. Right of way
dedication on D½ Road is required to meet the Road Petition recorded at Reception #2359623. No
impacts to existing levels of service to the neighborhood are expected with this application.
This criterion can be met.
6.
the same development could not be accomplished through the use of other techniques, such
as rezoning to a non-PUD district, variances, or administrative adjustments.
This development has residential and commercial uses incorporated as part of the PUD. The same
development could not be accomplished through the use of other techniques, such as a commercial
zoning district, as this would not be in compliance with the Future Land Use map. This criterion has
been met.
Page 7 of 9
38
Section 11.4 Violations and Enforcement
11.4.2 | Permits Approved with Conditions
Instead of withholding or denying a permit or other authorization (as described in Section 11.4.1),
the County may grant such authorization subject to the condition that the violation be corrected.
Since purchasing the Banks property, Midlands Village Properties I, LLC has removed junk and debris
from the property. The narrative states they will install fencing (that was required in the court order) and
extend similar landscaping to the existing landscaping along 32 Road. Approval of this application, with
a condition of approval for the fencing and screening, accomplishes a clean-up of a long standing
unsightly property. The Court Stipulation and Motion for Order is attached to this project review.
This criterion can be met with conditions of approval.
Section 3.1.17 | General Approval Criteria
The decision making body shall consider if the proposal:
A. Complies with all applicable standards, provisions, and the purposes (Sec. 1.5) of the Land
Development Code.
This use is an expansion of the existing private storage use for the Midlands Village residents in
conjunction with the Mixed Use Opportunity Corridor Future Land Use along 32 Road. It also
incorporates self-storage units for the Midlands Village residents and for the public. It appears that
the application can comply, with conditions of approval, with all applicable provisions of the Land
Development Code.
B. The project application is consistent with review agency comments.
All review agency comments received are included in the hearing packet and project file. No
objections have been received. This criterion can be met.
C. The project application is consistent with applicable intergovernmental agreements (IGA)
between the county and other entities.
The City of Grand Junction has been notified of the application. The Colorado Department of
Transportation (CDOT) was also notified of the application. Comments have not been received from
either agency. This criterion has been met.
V.
REVIEW AGENCY COMMENTS:
All review comments received are a part of the hearing packet and the file.
VI.
PUBLIC COMMENTS:
No public comments have been received by the date of this review.
VII. PROJECT RECOMMENDATION:
The Planning Division recommends approval of the Midlands Village Self-Storage PUD Amendment,
with the following conditions:
Page 8 of 9
39
1. All review agency comments not in conflict with the conditions of approval shall be resolved
with the final plan.
2. A Commercial Site Plan Short Form application shall be requested prior to the construction of
the processing facility to ensure compliance with the conditional use permit.
3. The applicant shall submit a Sign Permit application for the monument sign.
4. Hours of operation for the self-storage facility shall be 8:00 am to 5:00 pm.
5. A Transportation Impact Fee (TIF) of $6,866.16 is required to be paid the Planning Division
prior to commercial site plan approval.
6. Outdoor lighting shall be full cut-off light fixtures in conformance with Section 7.6.7 of the Land
Development Code.
7. Right of Way dedication along D½ Road is required to match the Road Petition recorded in
8. Install fencing and landscaping for screening and buffering along D½ Road in conformance with
the Stipulation and Motion for Order of the Banks property.
9. Construct a sidewalk along the east side of Shire Drive from Lancaster Drive to D½ Road.
10. A Site Development Plan shall be recorded for the project.
The basis for this recommendation:
The petition complies or can comply with conditions of approval with the criteria in PUD criteria in
Section 3.7.1 and Section 4.4.1, and the General Approval Criteria in Section 3.1.17 of the Mesa County
Land Development Code (2000, as amended).
PUD Approval Criteria 3.7.1F
1. Consistent with Master Plan
2. Unique Situation or substantial benefit
3. Compliance with PUD Regs in 4.4.1
4. Not significantly different from
surrounding and nearby land uses, and
mitigates impacts
5. Facilities and Services
6. Could not be accomplished through use
of techniques other than PUD
Summary
Condition #
Has Been Met
Has Been Met
Can Be Met
Has Been Met
Can Be Met
Has Been Met
General Approval Criteria 3.1.17
A.
Compliance with applicable standards and
provisions in the Land Development Code
B.
Consistency with review agency comments
C.
Consistency with applicable IGAs
Violations and Enforcement 11.4
Section 11.4.2 Permits Approved with conditions
8&9
1, 2, 7-9
Has been met
Can be met
Has been met
1
Can be met
8
VIII. MCPC ACTION (8/20/15):
IX.
BOCC ACTION: (9/8/15):
Page 9 of 9
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
HEARING
NOTICE
55
0.08
AFT
0
0.08
0.16
0.24
2943-154-50-002
2943-154-00-043
0.32
Miles
Notification Buffer
Urban Growth Area
Parcels
500 ft buffer
Legend
Midlands Self Storage PUD Amend
2015-0104 CP
July 31, 2015
Parcel/Notification Map
56
"
2015-0104 CP Midlands Self Storage
PUD Amendment1
PARCEL_NUM
2943-142-26-012
2943-151-00-106
2943-143-05-004
7008-014-00-012
2943-143-05-008
2943-143-05-005
2943-154-00-043
2943-151-00-158
7008-099-07-028
7008-271-06-067
7008-200-07-059
7008-043-98-039
7008-325-97-402
2943-143-05-017
7008-248-97-246
2943-143-12-001
2943-143-05-027
7008-057-04-016
2943-154-50-005
7008-226-06-060
7008-199-00-172
7008-129-97-120
7008-219-01-122
7008-059-97-052
7008-318-97-379
2943-142-44-023
2943-154-00-049
2943-142-00-022
7008-002-07-001
7008-310-97-342
7008-225-01-128
2943-143-05-014
2943-154-00-045
7008-218-07-066
7008-198-98-195
2943-143-05-026
2943-143-05-002
7008-275-98-284
2943-154-00-163
2943-143-05-009
7008-202-98-196
2943-142-26-014
7008-151-06-037
7008-168-99-204
2943-143-05-030
2943-142-00-147
Notification Table
OWNER
MAILING
CITY
ST
AAMOLD CARROLL E
579 ELKHART LN
GRAND JUNCTIOCO
ABAD LORA
459 32 RD
CLIFTON
CO
AMBRIZ ANA M
3207 D 1/2 RD
CLIFTON
CO
ATKINSON ALBERT
435 32 RD UNIT 112
CLIFTON
CO
AVILA EDGAR
3210 WHITE CIR W
CLIFTON
CO
BANK OF AMERICA NA
475 CROSSPOINT PARKWAYGETZVILLE
NY
BANKS BEULAH C LIFE EST 449 32 RD
CLIFTON
CO
BARNES BETTY LOU
496 CORONADO CT UNIT C CLIFTON
CO
BEASLEY BARBARA E
435 32 RD UNIT 226
CLIFTON
CO
BERGAMO BILL
435 32 RD UNIT 215
CLIFTON
CO
BILSON CHASE JEREMIAH 435 32 RD UNIT 207
CLIFTON
CO
BIRD EILEEN ROSA
435 32 RD UNIT 407
CLIFTON
CO
BLISS MILDRED E
435 32 RD UNIT 401
CLIFTON
CO
BOGGS DON S AND BOGGS 408 LILAC LN
GRAND JUNCTIOCO
BRITTON JOYCE E
435 32 RD UNIT 230
CLIFTON
CO
BRYAN WESLEY H
3203 DOWNEY CIR W
CLIFTON
CO
BULLOCK MARY L
3246 1/2 ROOD CT
CLIFTON
CO
BURDETT ARTHUR C TRUST 435 32 RD UNIT 231
CLIFTON
CO
C & F FOOD STORE INC
140 S 17TH ST
GRAND JUNCTIOCO
CAMPBELL RADINE
435 32 RD UNIT 232
CLIFTON
CO
CASTANEDA-DELGADO ART435 32 RD TRLR 221
CLIFTON
CO
CHAIRO FRANK J JR
435 32 RD UNIT 219
CLIFTON
CO
COGBURN THOMAS R
435 32 RD UNIT 229
CLIFTON
CO
CONNOR DONALD L
435 32 RD UNIT 218
CLIFTON
CO
CONWAY SANDY
435 32 RD UNIT 217
CLIFTON
CO
COOPER RICHARD
PO BOX 1017
EAGLE
CO
COSTOPOULOS RAY
3183 D 1/2 RD
GRAND JUNCTIOCO
CRANSTON LAND AND DEV 2447 RUBY MESA CT
GRAND JUNCTIOCO
CRITCHFIELD STANLEY
435 32 RD UNIT 228
CLIFTON
CO
CRITELLI THOMAS JAMES 435 32 RD UNIT 236
CLIFTON
CO
CRUZ RUBY
435 32 RD UNIT 104
CLIFTON
CO
DAGGETT LINDA S
3201 W ROOD CIR
CLIFTON
CO
DESROSIERS CHARLES J
2643 F 1/2 RD
GRAND JUNCTIOCO
DUNLOP SUSAN PATTEN 435 32 RD UNIT 402
CLIFTON
CO
DUNN GINGER A
435 32 RD UNIT 202
CLIFTON
CO
EGGERS RANDEN
3585 E 1/4 RD
PALISADE
CO
FEDERAL NATIONAL MORTGINTERNATL PLAZA 14221 DDALLAS
TX
FERRIN ANN S
435 32 RD UNIT 409
CLIFTON
CO
GALLEGOS GLORIA M
3187 D 1/2 RD
GRAND JUNCTIOCO
GARCIA VALENTINE G
3208 WHITE CIR W
CLIFTON
CO
GASCON DOROTHY J
435 32 RD UNIT 222
CLIFTON
CO
GIBSON STEVEN W
PO BOX 1283
CLIFTON
CO
GRAY PENELOPE ANN
432 32 RD UNIT 225
CLIFTON
CO
GREGORICH JUSTIN ABEL 2904 VICTORIA DR
GRAND JUNCTIOCO
GROVES CLARENCE W
3201 MAIN CIR W
CLIFTON
CO
GURULE NED II
452 32 RD
CLIFTON
CO
Page 1 of 3
ZIP
81504-5675
81520-8302
81520
81520-9117
81520
14068
81520-9142
81520-8302
81520
81520-9124
81520
81520
81520-9122
81505
81520-9123
815209025
81520-9020
81520-9123
81501
81520-9123
81520
81520-9124
81520
81520-9124
81520-9124
81631-1017
81504-6102
81505-8629
81520
81520
81520-9117
81520
81506-8313
81520-9122
81520-9125
81526-9375
752542916
81520
81504-6102
81520-9536
81520-9124
815201283
81520
81503
81520-9083
81520
57
PUD Amendment2
7008-117-04-054
7008-036-98-030
7008-362-99-355
7008-341-96-369
7008-338-96-364
7008-337-96-297
2943-143-05-025
2943-143-05-029
7008-071-97-073
2943-143-05-018
2943-143-08-002
7008-302-97-329
2943-154-00-144
2943-143-08-001
7008-107-07-029
7008-008-97-003
2943-142-26-011
7008-283-07-089
2943-154-24-001
2943-143-05-012
2943-143-05-013
7008-324-98-334
2943-143-08-007
7008-351-97-435
2943-143-05-003
2943-143-05-028
7008-055-97-045
2943-142-00-148
2943-151-00-942
2943-154-51-001
2943-143-05-016
2943-143-05-011
7008-323-98-333
2943-143-05-015
7008-057-97-050
2943-142-27-016
2943-143-05-024
7008-337-96-295
7008-306-05-077
2943-151-00-041
7008-337-96-296
7008-257-01-143
7008-132-97-121
7008-230-97-227
2943-143-08-006
2943-143-05-010
2943-143-08-008
Notification Table
HACKNEY CLYDE L
435 32 RD UNIT 410
HANLEY ALISHA JANE
633 NORTH PLACER CT
HARGIS JUSTIN ALLEN
435 32 RD UNIT 224
HARRY DELORES JACQUELINPO BOX 584
HAWKINS GARY M
435 32 RD UNIT 204
HENRY JACK D
435 32 RD UNIT 211
HOLDEN PAUL E
3208 DOWNEY CIR W
HOLLAND WILLIAM S SR 3202 W DOWNEY CIR
HOMES OF MIDLANDS VILL PO BOX 239
HOPPE RALPH E
3207 W ROOD CIR
HUNSBERGER MELVIN R 3207 W WHITE CIR
HUNTER NANCY A
435 32 RD UNIT 214
HURT RONALD E
2665 I RD
JEFLANI PROPERTIES LLC 3203 W WHITE CIR
JOHNSON JUNE IRENE
435 32 RD UNIT 212
JULIN JON JAMES
435 32 RD UNIT 210
KELLEY BRENDA SUE
3622 STONEBROOK LN
KNUTSON JOHN PAUL
435 32 RD UNIT 238
LAWRENCE W & JOY R BOY 3181 D 1/2 RD
LOWE GUY L
3204 WHITE CIR W
MAGNABOSCO CHERYL C 3202 W WHITE CIR
MAHER TIMOTHY T
435 32 ROAD UNIT 223
MAJORS CHARLES W
3208 ROOD CIR W
MARCUS RICHARD R
435 32 RD UNIT 508
MAYER EWELL E
3205 D 1/2 RD
MCGEE BILLY GENE
2876 C 1/2 RD
MCLAUGHLIN SUSAN M 435 32 RD UNIT 416
MENDOZA MANUEL
281 33 RD
MESA COUNTY VALLEY SCH 2115 GRAND AVE
MIDLANDS VILLAGE PROPE PO BOX 239
MILLER RICHARD E JR
670 34 1/4 RD
MILLER SHANA DEAN
326 W WHITE CIR
MIZAK ELIZABETH
435 32 RD UNIT 220
MONGER TOD R
3203 W ROOD CIR
MORAVEC JAMES
435 32 RD UNIT 216
PACKARD ERIK
3206 D 1/2 RD
PADGETT KEVIN LEE
3214 E HALL CT
PARTELLO JAMES M
435 32 RD UNIT 502
PELLIZZARI JOSEPH
435 32 RD UNIT 213
PEREZ FRANCISCO
457 32 RD
PICAZO RAQUEL
435 32 RD UNIT 209
REEDER GARY R
435 32 RD UNIT 403
ROSE OLIVE V
435 32 RD UNIT 406
RUBIO FRANK D
435 32 RD UNIT 208
SANCHEZ JOSE GUADALUPE3210 ROOD CIR W
SANCHEZ RICHARD P
3206 1/2 WHITE CIR W
SANTISTEVAN RUBIO F
3206 ROOD CIR W
Page 2 of 3
CLIFTON
CO
GRAMD JUNCTICO
CLIFTON
CO
PALISADE
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
MONTROSE
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
GRAND JUNCTIOCO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
IDAHO FALLS ID
CLIFTON
CO
GRAND JUNCTIOCO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
GRAND JUNCTIOCO
CLIFTON
CO
PALISADE
CO
GRAND JUNCTIOCO
MONTROSE
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
81520-9132
81504
81520
81526-0584
81520-9125
81520-9125
81520-9513
81520
81402
81520
81520
81520
81506-8675
81520
815209515
81520
83404
81520
81504-6102
81520-9536
81520
81520
81520-9532
81520-9129
81520-8810
81501
81520-9122
81526
81501-8007
81402-0239
81520
81520
81520-9124
81520
81520-9124
81520
81520
81520-9129
81520-9124
81520
81520-9125
81520-9122
81520-9122
81520-9125
81520-9532
81520
81520-9532
58
PUD Amendment3
7008-326-96-290
7008-388-96-361
2943-142-00-149
2943-143-05-019
7008-352-97-439
7008-261-97-272
7008-338-96-363
2943-154-00-164
7008-195-97-188
7008-240-02-132
7008-244-99-269
7008-330-97-409
2943-143-05-001
2943-142-26-013
7008-050-97-039
7008-311-97-344
7008-206-97-202
7008-030-98-023
7008-122-07-034
7008-162-97-159
2943-143-08-003
Notification Table
SAULNIER JENNIFER
435 32 RD UNIT 206
SCHALNUS KATIE L
PO BOX 195
SELDERS LARRY D
1384 21 ROAD
SHEPPARD JASON
3207 1/2 ROOD CIR W
SHOEMAKER CAROLYN MA 435 32 RD UNIT 418
SILL CANDACE DIANE
435 32 RD UNIT 506
SINCLAIR PATRICIA L
435 32 RD UNIT 203
STANLEY BYRON H
3185 D 1/2 RD
STOUT PEGGY JO
435 32 RD UNIT 404
STRICKLAND JAMES T
435 32 RD UNIT 405
STUDT PRISCILLA
435 32 RD UNIT 412
SWOPE CLINT
9823 2100 RD
TELLEZ JULIO OLIVO
3201 D 1/2 RD
TOPAZ DRIVE LLC
579 ELKHART LN
TRIPP DUSTIN WADE
435 32 RD UNIT 413
VIERS CONNIE M
435 32 RD UNIT 411
VINCENZETTI FRANCIS J
435 32 RD UNIT 414
WILLIAMS PATRICIA M
435 32 RD UNIT 205
WITHAM SHAWNTY K
435 32 RD UNIT 234
WRIGHT GARL GENE
435 32 ROAD UNIT 408
ZORTMAN MATTHEW D 3209 W WHITE CIR
TOM LOGUE
537 FRUITWOOD DRIVE
Page 3 of 3
CLIFTON
CO
YAMPA
CO
GRAND JUNCTIOCO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
GRAND JUNCTIOCO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
AUSTIN
CO
CLIFTON
CO
GRAND JUNCTIOCO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
CLIFTON
CO
GRAND JUNCTIOCO
81520-9125
80483
81505
81520
81520
81520-9133
815209125
81504
81520
81520-9122
81520-9122
814108329
81520
81504-5675
81520
81520
81520-9122
81520-9125
81520
81520
81520
81504
59
REVIEW
AGENCY
COMMENTS
60
61
62
PRO2015-0104 - MIDLAND SELF STORAGE PUD CONCEPT PLAN Review
Agency Comments
Comments Due Date: 2015-07-27
User
Review
Agency
Kathy Kinsey
Date/Time Comment
7/6/2015 Please note applicants email is:
1:30:59 PM [email protected]
Otis Darnell
MC ROAD &
BRIDGE B
7/6/2015 MCDOT has no problems at this time,
1:47:39 PM
Melinda
Henderson
MC TREASURER
7/6/2015 As of July 6, 2015 property taxes are paid on parcel number 29432:07:26 PM 154-00-043. MMH
Robin Carns
MC DEV
ENGINEER
7/7/2015 The property is served by municipal sewer, no other comments.
9:53:18 AM
MARK BARSLUND IRR 5-2-1 DRAIN
AUTH
Cpt. Don
Hendricks
MC SHERIFF
7/7/2015 Any activity resulting in disturbance of one (1) acre or more will
11:24:08 AM require a 521 Drainage Authority permit
7/8/2015 What steps are being taken to deter theft and burglary? Lighting,
8:57:01 AM fencing, CCTV, security patrols, passkey gates? What's the security
plan?
Thank you.
Daniel Sundstrom MC ADDRESSING
BRIAN WOODS
SAN CLIFTON
7/13/2015 Address Comment:
11:12:00 AM
An address is available once this project is approved.
7/13/2015 From the project narrative, the property would be subject to a
6:06:09 PM change-of-use from residential to commercial. The applicant
should contact the District for additional information regarding the
proposed project. The District does not object to the proposed
storage building concept.
CHRIS ROWLAND FIRE CLIFTON
7/20/2015 No comments from Clifton Fire
10:49:48 AM
DAVE
REINERTSEN
WATER CLIFTON
7/22/2015 Clifton Water currently provides water service to the existing house
10:39:19 AM on this parcel with a 3/4" meter. The District has no concerns or
other comments regarding this request.
MC DEV
ENGINEER
MC DEV
ENGINEER
7/27/2015 The following comments should be addressed prior to final concept
4:35:19 PM plan approval:
1. The checklist found in Table 302 of the SWMM must be prepared
and included in the report (SWMM §302.1). Items marked with an
asterisk are not required in a Conceptual Drainage Report. If the
Engineer believes that other items are not required, they can be
marked “n/a”. It is helpful to provide a brief explanation for any
items marked “n/a”.
2. The site is located within the Mesa County Stormwater Urbanized
Area, and therefore improvements must address stormwater quality
per §403.9 and Section 1600 of the SWMM.
63
3. Stormwater retention is proposed. Retention is not preferred by
the County and is only allowed on a case-by case basis where there
are severe limitations on downstream conveyance (§403.8). Provide
justification for allowing on-site retention for the project.
The following comments may be addressed as part of final plan
approval.
1. When retention is used, §1406.12 requires a 24-hour
precipitation of 2.01 inches multiplied by a factor of 1.5.
2. Retention areas must drain within 48 hours of all storm events
up to the 100-year storm event (§1406.12).
3. Provide for emergency overflow of the retention pond per
§1406.12 and analyze the overflow path for capacity and
downstream impacts.
4. Provide measures to prevent sediment from entering and
clogging the retention pond (pre-sedimentation facilities, frequent
sediment removal, etc.).
5. Provide an operations and maintenance plan that includes
monitoring, reporting, and maintenance requirements.
6. Openings in the concrete wall are proposed to allow for drainage
from the paved areas of the site into the retention pond. In the
final report please include an analysis of the flow through these
openings and provide recommendations for scour protection in the
retention pond.
7. Ensure that the grading done at the entrance on D ½ Road
prevents runoff from leaving the road and draining on to the site
and vice versa.
8. Make provisions for restricting access at the southern connection
to the existing fenced storage area. No cut-through traffic will be
allowed from Midlands Village to D ½ Road.
9. The site disturbance will be greater than 1.0 acre and the site is
located within the Mesa County Stormwater Urbanized Area. A
Stormwater Construction Permit will be required from both the
Colorado Department of Public Health and Environment and the 52-1 Drainage Authority.
64
65
NO
PUBLIC
COMMENTS
66
APPLICANT
INFORMATION
67
Project Narrative
MIDLANDS SELF STORAGE
PUD Concept Plan and Rezone Application
May, 2015
Rev. June 24, 2015
SITE DESCRIPTION
LOCATION DATA
Address:
449 32 Road
Common Location:
SW corner D ½ Road and 32 Road (SH 141)
Area
2.16 acres
Tax Parcel No.
2943-154-00-043
Aliquot Section:
NW ¼ Section 15, Township 1 South, Range 1 East, U.M.
Latitude and Longitude:
39° 04’ 11”, -108° 03’ 37”
To I-70BL
LOCATION MAP
141
SITE
To U.S. 50
32 ROAD
D 1/2 ROAD
68
EXISTING and SURROUNDING LAND USE – The site under concern is almost square in shape;
approximately 316 feet in length east/west and 300 feet north/south. Ground cover on the site
consists of untended fallow irrigated land. An existing single family dwelling and associated out
buildings dominate the property. The surrounding land uses in the vicinity of the subject property
are considered to be “high” intensity. Two primary land uses can be found in the vicinity of the
subject property: limited Commercial/Business, mainly north of the site along 32 Road, and
residential single family. Chatfield Elementary School is located north of the subject site adjacent to
D ½ Road. A 2014 air photo depicting subject site in relationship to the surrounding area can be
found on the following page:
69
EXISTING LAND USE MAP (2014 Air Photo)
D 1/2 ROAD
3
1
4
32 ROAD
2
141
INDEX
5
1
Property Boundary, 2.18 ac.
2
Dwelling
3
Existing Driveway
4
Landscaped Buffer
5
Existing Storage Area
SURROUNDING LAND USE – The surrounding land uses in the vicinity of the subject property are
considered to range between “high” and “moderate” intensity. Land uses in the immediate vicinity of
the subject property are depicted on the accompanying Surrounding Land Use Map that shows the
configuration of various nearby properties in relationship to the subject site.
70
SURROUNDING LAND USE MAP
Chatfield
Elementary
School
D 1/2 ROAD
32 ROAD
SITE
Indicates Non-Residential Land Use
141
D ROAD
71
LAND USE ZONING – According to the Mesa County Land Use Zoning Map, the subject property is
zoned: RMF-8. The zone designation is primarily intended to accommodate medium density single
family, two- family and low density multi-family residential development. Other land use zones in
the vicinity of the site include a PUD district for the existing 60.2 acre Midlands Village development
and several non-residential zone designations.
FUTURE LAND USE MAP
SITE
In 2010 the County adopted a Comprehensive Land Use Plan. A reproduction of the Future Land Use
Map within the plan follows. Most of the land surrounding the property is designated as future
“Residential Medium”, or “Residential Medium/High”. The plan indicates “Mixed Use Opportunity
Corridor” along 32 Road.
72
Mixed Use Opportunity Corridor
FUTURE LAND USE MAP
SITE
73
DEVELOPMENT PROPOSAL
The proposal calls for the ultimate development of 392 self storage units and a managing office
that will be developed in a phased fashion using a PUD rezone designation. Approximately 9.7
percent of the site area is designated as landscaped buffers. 6,725 square feet of the property is
devoted as an engineered stormwater management facility.
LAND USE SUMMARY
Buildings
Office
Drives
18,960
290
59,835
PERCENT
OF
TOTAL
20.0
0.3
63.0
Existing & Proposed Buffers
Stormwater Management
Total
9,150
6,725
94,960
9.6
7.1
100.0
USE
AREA
(sf)
Total Individual Storage Units: 392
The architectural style of the proposed storage units is illustrated by the following photos:
LANDSCAPING – The proposal includes a provision for landscaped buffer strips along the properties
frontage along the adjoining roadways. The frontage along 32 Road consists of an existing
landscaped buffer that will be preserved. The landscaped area along D ½ Road will be installed to
complement the existing buffer strip.
74
3 ft.
Earthen Berm
Existing Buffer along 32 Road.
ACCESS – On May 7, 2015, a conditional “Notice of Intent” to allow the construction of a new
driveway from D ½ Road into the facility was issued by Mesa County. The proposed geometry for
the access entrance on D 1/2 Road will be opposite of an existing private drive to a bus terminal.
The proposed Concept Plan includes a connection with the existing Midlands Village RV storage
area. This connection will allow the Midlands Village residents access without traversing 32 Road
and D ½ Road to utilize the facility. A key element of the access plan calls for the removal of an
existing driveway to D 1.2 Road approximately 100 feet west of 32 Road during the last
development phase. According to a Traffic Study that was provide to Mesa County’s Transportation
Division, the future traffic movements into and out of the facility are considered to be low.
DRAINAGE CONCEPTS – Reviews of Flood Rate Insurance Maps indicate the site is not subject to
flooding in the event of a 100 year storm. Conceptually, historic drainages patterns will not be
altered within the development. All of the site area drainage will be carried on the ground towards a
water quality treatment system that is incorporated into an engineered designed retention facility.
Water within the retention area will evaporate and percolate into the ground.
UTILITY SERVICE – An existing eight inch domestic water main owned and operated by the Clifton
Water District and a eight inch sanitary sewer main owned and operated by the Clifton Sanitation
District are located within the D ½ Road right-of-way adjacent to the subject site. “Dry” utilities
such as, natural gas, electric, and communication lines also lie within the D ½ Road right-of-way.
All of these services have available capacity and can be extended into the site. Shares of irrigation
water are delivered to an existing structure near the northeast property corner though a series of
pipelines. Water for the landscaped areas will be provided by a pump and underground delivery
system
EMERGENCY SERVICES – The property is located in Clifton Fire Protection District. The district
provides fire and emergency response services from their facility located in Clifton about 2.0 miles
away. Law Enforcement is provided by the Mesa County Sheriff’s Department. The Sheriff is
assisted by the Colorado State Patrol for I-70 traffic control and responding to and investigating
automobile accidents that occur in the neighborhood. Other emergency services are also available
from the Mesa County Emergency Management Department.
75
EVALUATION OF THE REQUEST
A response to the Narrative Guidelines provided by the Mesa County Planning Department is utilized
to evaluate the request.
GUIDELINE 1. Specifically describe the uses that will be allowed/prohibited in this PUD. It may be helpful to
use the Use Table in Chapter 5 of the Land Development Code. Also address use specific standards that will
or will not apply to the proposed land uses.
RESPONSE - The proposal calls for the ultimate establishment of 392 individual self storage units
including a 290 square foot on-site office. The undertaking will be conducted in a phased fashion
that allows for the interim parking of RV vehicles and marine craft as each phase is completed.
Approximately seven percent of the site is set aside for a Stormwater Management Facility.
GUIDELINE 2. State the total number and type of dwelling units and/or the level of non ‐residential
development proposed for this PUD, including square footage. RESPONSE:
LAND USE SUMMARY
18,960
290
59,835
PERCENT
OF
TOTAL
20.0
0.3
63.0
9,150
9.6
6,725
7.1
94,960
100.0
AREA
(sf)
USE
Buildings
Office
Drives
Existing & Proposed
Buffers
Stormwater
Management
Total
GUIDELINE 3. Are phases proposed and how are they sequenced? RESPONSE:
PHASING PLAN
YEAR
AREA
PHASE
1
1.25 ac.
One (A) Office, Entrance and Storage Units
One (B) RV Storage on Gravel Surface and
Stormwater Management Facility
2
0.54 ac.
One (B) Storage Units
3-5
0.93 ac.
Phase Two and Phase Three
GUIDELINE 4. Describe how the development departs from otherwise applicable standards of the Land
Development Code and how the development is an improvement over what would be required under
otherwise applicable standards.
RESPONSE – The proposed development does not depart from any known standards within the Land
Development Code. The major improvement is ability to establish a site specific use by utilizing the
PUD zone. In other words, no other use could occur on the property without an amendment to the
PUD zone, which is subject to public review and comment.
76
GUIDELINE 5. Does the proposed development address unique situation or does it represent a substantial
benefit to the County over what would be accomplished under otherwise applicable standards of the
underlying zoning district?
RESPONSE – Other than the limited access requirements to D ½ Road, there are no other unique
situations. The underlying zone does not allow self storage facilities. The primary benefit to the
County is the establishment of a modern self storage facility for use by the area residents. A study
was conducted of four Census Tract lying south of the 1-70 Business Loop, north of the Colorado
River, between 29 Road and 33 ½ Road. Results indicate that there are approximately 21,223
people living in 8,163 households who would have the opportunity to use the facility.
GUIDELINE 6. Describe why the same development could not be accomplished through the use of other
techniques, such as rezoning to a non‐PUD district, variance or administrative adjustments.
RESPONSE – The same development could occur within a C-1 zone designation. This designation
would create difficulties in meeting the goals and policies of the Mesa County Master Plan,
discussed within Guideline 9. A comparison between the C-1 zone and the Proposed PUD zone
follows:
COMPARISON CHART
MINIMUM
STANDARD
Lot Size
Lot Width
1 acre
n.a
PROPOSED
PD ZONE
2.16 acre
314 feet
Street Frontage
Street Setback
Side Setback
Rear Setback
Max. Lot Coverage
Max. FAR
n.a.
14 feet
0 feet
0 feet
80%
1.00
314 feet
20 feet
7 feet
44 feet
20%
0.20
Max Building Size
80,000 sq. ft.
18,960 sq. ft.
C-1 ZONE
GUIDELINE 7. Is the proposal significantly different than surrounding land uses in terms of density, intensity,
and impacts? How does it mitigate any potential adverse impacts?
RESPONSE – There are several existing non-residential land uses in the area surrounding the subject
property such as:
NORTHWEST
NORTH
NORTHEAST
CHATFIELD ELEMENTARY SCHOOL
D 1/2 ROAD
CHATFIELD ELEMENTARY SCHOOL
BUS TERMINAL
D 1/2 ROAD
SINGLE FAMILY DWELLINGS ON
MEDIUM SIZED LOTS
D 1/2 ROAD
WEST
EAST
VACANT ACERAGE
SITE
32 ROAD
MEDIUM SIZED LOTS
SOUTHWEST
SOUTH
SOUTHEAST
RV STORAGE YARD
SMALL SIZED LOTS
RV STORAGE
SINGLE FAMILY DWELLINGS ON SMALL
SIZED LOTS
32 ROAD
LARGE SIZED LOTS
MEDIUM SIZED LOTS
77
GUIDELINE 8. Describe the facilities and services available to serve the subject property while maintaining
adequate levels of service to existing development. This includes but is not limited to the following: sewage
and waste disposal, domestic water, irrigation water [where available], gas, electricity, police and fire
protection, roads, and transportation.
RESPONSE – All facilities and services are existing and can be extended to serve the subject property
without creating any adverse impacts.
GUIDELINE 9. Does the proposed PUD meet the goals and policies of the Mesa County Master Plan? State
which goals and policies it meets. PUDs are required to be in compliance with the County’s Master Plan.
RESPONSE – The 2010 adopted Mesa County Grand Junction Comprehensive Plan’s Future Land Use
Map indicates the subject property lies within two use categories:
Residential-Medium: Includes a mix of residential development types with gross densities
of 4 to 8 dwelling units per acre. Single family development will be integrated with of
dwelling types. Some multi-family development may be permitted.
Mixed Use Opportunity Corridor: This designation lies along 30 Road adjacent to the
subject site and is intended to service retail and office commercial uses that serve the
immediate surround area with no outdoor storage.
The plan includes 12 goal and policy statements of which 4 are directly related to this request.
GOAL 3: The Comprehensive Plan will create ordered and balanced growth and spread future growth
throughout the community.
POLICY A. To create large and small "centers" throughout the community that provides services and
commercial areas.
POLICY B. Create opportunities to reduce the amount of trips generated for shopping and commuting
and decrease vehicle miles traveled thus increasing air quality.
RESPONSE – The request meets this Goal.
GOAL 7: New development adjacent to existing development (of a different density/unit type/land use type)
should transition itself by incorporating appropriate buffering.
POLICY A. In making land use and development decisions, the City and County will balance the
needs of the community.
RESPONSE –The request meets this goal a demonstrated in the response to GUIDLINE 5 above.
GOAL 8: Create attractive public spaces and enhance the visual appeal of the community through quality
development.
POLICY E. Enhance and accentuate the City 'gateways' including interstate interchanges, and other
major arterial streets leading into the City;
POLICY G. Use outdoor lighting that reduces glare and light spillage, without compromising safety;
RESPONSE – The request maintains the existing landscape buffer along 32 Road and includes
additional landscaping along D ½ Road.
Goal 12: Being a regional provider of goods and services the City and County will sustain, develop and
enhance a healthy, diverse economy.
POLICY A. Through the Comprehensive Plan's policies the City and County will improve as a
78
regional center of commerce, culture and tourism.
POLICY B. The City and County will provide appropriate commercial and industrial development
opportunities.
RESPONSE – The request meets this Goal.
In addition to the Comprehensive Plan the County and the City of Grand Junction adopted a Pear
Park Neighborhood Plan in 2005. The subject property lies within the plan boundary. The plan
identified four areas that suggested a change to the Future Land Use Map; the subject property does
not lie within any of those areas. One of the Goals within the plan states, “Provide for adequate
neighborhood commercial areas that will serve the Pear Park Neighborhood”. The request meets
that goal.
79
80
Date
Description
r.
rD
te
as
REVISIONS
nc
La
15 ft.
(typ.)
Contour Interval: 1 ft.
12 ft.
24 ft. (typ.)
OFFICE
10 ft. 5 ft.
(typ.)
Date: May, 2015
Scale: 1 in. = 30 ft.
4647
7'
46
48
45 ft.
24 ft.
24 ft.
(typ.)
10' Drainage, Irrigation, and Utility Easement
6 - 6 ft. x 10 ft. Units
2,520 sf
Maintenance Building
TYPICAL UNIT ARRANGEMENT
4649
30'
6'
47
46
15'
20 ft. (typ.)
19 ft.
60 ft.
4 Spaces @ 9 ft. ea.
0'
20 ft. (typ.)
24 ft. (typ.)
30'
Prepared By:
Phase Two
Phase Two
Existing Dwelling To
Removed With Phase 3
Land Development Consultant
537 Fruitwood Drive, Grand Junction, Colorado 81501
970-434-8215
THOMAS A. LOGUE
(Gravel Surface)
Phase Three
STORMWATER
S
TORM
MWATER
R MANAGEMENT
MANAGEMENT FFACILITY
ACILITY
Existing Fenced Storage and Maintenance Area
32 ft.
Phase One (A)
Phase One (B)
Gate
26 ft.
Phase One (A)
Phase One (B)
46
49
Prepared For
1521 Oxbow Drive, Suite 210
Montrose, CO 81402
970-249-3398
LEADERSHIP CIRCLE, LLC
47
46
Existing Driveway To Be Abandoned
With Phase 3
4650
50
46
D 1/2 ROAD
Proposed Driveway
32 ROAD
141
Planned Unit Development Amendment
MIDLANDS SELF STORAGE
Mesa County, Colorado
East 1/4 Corner
Section 15
T. 1 S., R. 1 E., Ute Mer.
CONCEPT PLAN
Direction of Surface Drainage Flow
Proposed Landscaped Buffer
4,356 sf
Existing Landscaped Berm
4,972 sf
Proposed 6 ft. Security Fence
Existing One Foot Coutour
Property Boundary
2.18 ac.
LEGEND
Phase Two and Phase Three
Year 3 - 5
7.1
100.0
9.6
63.0
Year 2
PHASING PLAN
6,725
94,960
9,150
59,835
Phase One (A) Office, Entrance and Storage Units
Phase One (B) RV Storage on Gravel Surface and
Stormwater Management Facility
Phase One (B) Storage Units
Year 1
Total Individual Storage Units: 392
Stormwater Management
Total
SITE
AREA
PERCENT
(sf)
OF TOTAL
18,960
20.0
290
0.3
LAND USE SUMMARY
USE
Existing & Proposed Buffers
Drives
Buildings
Office
D 1/2 ROAD
LOCATION MAP
141
To I-70BL
32 ROAD
5/17/2015
48 ft.
(typ.)
/
To U.S. 50
OF
1 SHEETS
1
SHEET
81
82

8-20-15 - Mesa County

Transcription

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