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6A - Use Review #LUR2001-00065, 3620 Walnut Street, Self-storage facilityCITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: July 11, 2002 (Agenda Item Preparation Date: June 27, 2002) AGENDA TITLE: Review and adoption of findings made on the decision to deny Use Review #LUR2001- 00065 made on June 6, 2002, for a self-storage facility located at 3620 Walnut Street. ApplicanUOwner: Dan Lukensow, Fremont Trust REQUESTING DEPARTMENT: Peter Pollock, Planning Director Bob Cole, Director of Land Use Review Nan Johnson, Associate Planner, Case Manager OVERVIEW: Planning Board ("Board") on June 6, 2002 considered an appeal of the Use Review #LUR2001-00065 staff approval for a self-storage facility comprised of 50 - 8' x 20' cargo container units located at 3620 Walnut Street. The Board denied the Use Review (5-1) at this public hearing after concluding that the project did not meet all of the Use Review criteria. The Board directed staff to draft its findings consistent with its decision and continued this item to July 11, 2002 for its adoption. Staffhas prepared the findings for the decision made at the June 6, 2002 public hearing and is now before the Board for its adoption. BACKGROUND: The Planning Department issued on April 11, 2002 an approval with conditions for Use Review #LUR2001-00065 for a self-storage facility located at 3620 Walnut Street. The self-storage facility consistad of 50 - 8' x 20' cargo container units. Staff approved the development based s:\pian\pb-items~nj 3620walnutpbmfindingsfnl.doc AGENDA ITEM # Pa e 1 on the findings that the proposal met the Use Review criteria. The adjacent building owner, Chuck Bellock, appealed staffls decision based upon the approval not meeting the Use Review criteria for neighborhood compatibility and visual concerns: Planning Board on 7une 6, 2002 considered the appeal of the Planning Department Notice of Disposition dated April 11, 2002. On a motion by T. Krueger, seconded by M. Cowles, the Planning Board denied Use Review #LUR2001-00065 for a self-starage facility located at 3620 Walnut Street (5-1; A. O'Hashi opposed, and B. Pommer absent). On a motion by T. Krueger, seconded by T. Nielsen, the Planning Board directed staff to draft findings that were consistent with its decision and continued this item to July 11, 2002 to adopt the findings. This was approved by the Boazd in a 6-0 vote. CONCLUSIONS AND FINDINGS: On June 6, 2002 the Planning Board held a public hearing on a Use Review application #LUR2001- 00065 for a self-storage facility located at 3620 Walnut Street. After a review and consideration of the evidence presented to it, the Board denied the application on a vote of 5-1; (O'Hashi opposed, Pommer absent). The Board found that the project did not meet all of the use review criteria set forth in Section 9-4-9, "Use Review," B.R.C. 1981. In denying the project, The Board made the followin~conclusions: The Applicant failed to demonstrate that the use will provide a direct service or convenience to or reduce adverse impacts to the surrounding uses or neighborhood, as required by Subparagraph 9-4-9(d)(2)(A). No credible evidence was presented to establish if 5ubparagraphs 9-4-9(d)(2)(B), (C), or (D) were met. 2. The Applicant failed to demonstrate that the location, size, design, and operating characteristics of the proposed development or change to an existing developmerit are such that the use will be reasonably compatible with and have minimal negative impact on the use of nearby properties as required by Paragraph 9-4-9(d)(3), B.R.C. 1981. The Applicant failed to demonstrate that the use will not change the predominant chazacter of the sunounding area, as required by Subsection 9-4-9(d)(5), B.R.C. 1981. In reachina the conclusions above, the Board made the following findines: 9-4-9(d)(2)(A) - Direct Service There was not sufficient evidence presented at the hearing to make an affirmative finding that the use would provide a direct service or convenience to or reduce adverse impacts to the surrounding uses or neighborhood. s:\pl an\pb-items\nj 3620walnutpbmfindingsfn I.doc AGENDA ITEM #~O Pa e 2 9-4-9(d)(3) - Compatibility The 3620 Walnut Avenue property (the "Property") is zoned IG-E, General Industrial - Established. 2. The predominate character of the surrounding azea around the Property is composed of a mixture of professional and technical offices, industrial manufacturing uses, repair shops, and warehouses. 3. The predominate chazacter of the area uound the Property also includes architectural, and landscaping features that enhance the area character, that provides a place for a variety of uses that serve the office, factory, warehouse and service workers in the area, the adjacent Boulder Valley Regionat Center, and general community. 4. The surrounding area is not limited to the properties that are directly adjacent to the Property. The sunounding area also includes properties along Walnut Avenue that are located in the IG-E zoning district. 5. The proposed Walnut Street Storage Facility is comprised of 50 new and used metal sea cargo containers mounted on concrete foundations, that are approximately 8' wide, 20' long, and 10-1/2' high. 6. Existing mature trees located on the eastern lot ]ine of 3620 Walnut, which add chazacter to the area and provide visual buffering to the adjacent property, would be removed to place the cargo containers along the lot line. The fire safety wail, required to be conshucted on the property line because of the configuration of the cazgo containers is not compatible with and will have adverse impacts on the adjacent property. 7. The location and design of the proposed development on the Property are such that the use will not be reasonably compatible with and have minimal impact on the use of nearby properties. The appearance of the proposed cazgo containers and toss of mature trees, will result in an unsightly appearance with a design that is inconsistent with the existing and emerging character of the area, which is increasingly composed of professional/technical office buildings with high quality architecture and site/landscape design. 9-4-9(d)(5) - Character of Area The design of the proposed use, with the use of the cargo containers as storage lockers, will change the predominant character of the surrounding area, as the structures in the area are now built, from the ground up in typical industrial, service, warehouse, or office configurations. 2. The proposed application fails to meet all of the use review criteria set forth in Section 9-4-9, "Use Review," B.R.C. 1981 as described above, and must tkerefore be denied. s: \pl an\pb-items~nj3620walnutpbmtindingsfn I.dqc / AGENDA ITEM #~o Pa e 3 ADOPTED THI5 9th DAY OF NLY, 2002 BY THE PLANNING BOARD OF THE CITY OF BOULDER. Chair ATTEST: Secretary s:\plan\pb-items\nj3 G20walnutpbmfindingsfnl.doc AGENDA ITEM # ~~7 Paee 4