Jefferson County 14-106880RZ To amend the existing Planned Development (PD) zone district to allow for mini-warehouse storage. Case Name: Tri-Star Office Park ODP AMD 1 Location: 26239 & 26209 Clark Avenue, 9911 and 9891 Renaud St Case Manager: Aaron McLean ____________________________________________________________

Jefferson County Location of subject property

Jefferson County Rezoning Request Overview: Currently zoned PD titled the Tri-Star Office Park ODP. PD established in 2007 (05-166036RZ) to allow for commercial uses: Office: 6,000 square feet maximum. Retail: 11,700 square feet maximum. PD does not allow for mini-warehouse, which is considered light industrial use. Other general development standards established: setbacks, building heights, lighting, signage, architectural, landscaping, fencing, etc. Proposed rezoning: Amend PD zoning to allow for mini-warehouse use. All other existing development standards would be carried over. (Pending approval, staff would have red-marks specific to the use)

Jefferson County Staff’s Evaluation with the Comprehensive Master Plan (CMP) and Conifer/285 Corridor Area Plan: Review Criteria Sections: 1. Land Use All Development Area Plan Recommendation (Conifer/285 Corridor Area Plan) 2. Physical Constraints Wildlife and Vegetation Community Resources Air, Light, Odor & Noise Infrastructure, Water and Services Transportation Water and Wastewater Services

Jefferson County Aspen Park/Conifer Village Center: Area 1: Retail/Office Area 6 & 7: Mountain Light Industrial Subject Property Area 1

Jefferson County Staff’s Evaluation with the CMP-SP continued: Review Criteria Sections: Areas of Non-Conformance: 1. Land Use: All Development, and Area Plan Recommendation Subject site recommended for Retail and Office Mini-warehouse use = light industrial Proposal requires a Plan Exception for light industrial use.

Jefferson County Staff’s Evaluation with the CMP continued: Review Criteria Sections: Area of Conformance: 2. Physical Constraint: Geological Hazards & Constraints and Wildlife/Vegetation Not located in a zoned or unzoned geological hazard area. No wildlife or wildfire issues to consider. 3. Community Resources: Air, Light, Odor and Noise Air: Impacts to Air Pollution will be consistent to what is currently allowed. Light: Lighting will not be allowed to intrude beyond the property lines and will be in accordance with County regulations. Odor: No additional impacts to Odor is anticipated. Noise: Colorado Revised Statute (CRS) stipulates that Noise levels 25 feet from the property lines shall not exceed 60dB(A) a from 7:00AM to 7:00PM and 55dB(A) at all other times. (Enforced by the County Sherriff's office.)

Jefferson County Staff’s Evaluation with the CMP-SP continued: Review Criteria Sections: 4. Infrastructure, Water & Services: Transportation, Water & Wastewater and Services Transportation and Traffic: Access is via County Maintained roads. Services: Elk Creek Fire Protection District. Water and Wastewater: Private well and OWTS

Jefferson County Staff’s Evaluation with the CMP continued: Plan Exception: Plan recommends commercial uses for subject property. Plan Exception request required for the light industrial use (mini-storage). Based on 3 criteria: Purpose of rezoning is to address a unique situation, and Negative impacts related to proposed uses can be mitigated or eliminated or are comparable to the recommended land uses; and The exception to allow for light industrial where commercial is recommended is not considered to be setting a precedent. Staff does not support the Plan Exception request.

Jefferson County Findings and Recommendation: Staff recommends that the Planning Commission recommend DENIAL of Case Number 14-106880RZ based on the findings in the staff report.