1. Jefferson County
RZ 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: & Clark Avenue, 9911 and 9891 Renaud St
Case Manager: Aaron McLean
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2. Jefferson County
Location of subject property

3. Jefferson County Rezoning Request Overview:
Currently zoned PD titled the Tri-Star Office Park ODP.
PD established in 2007 ( RZ) 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)

4. 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

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

6. 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.

7. 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.)

8. 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

9. 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.

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