1. Planning and Zoning Division Jefferson County 14-106880RZTo 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

2. Planning and Zoning Division Jefferson County Location of subject property

3. Planning and Zoning Division 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: o Office: 6,000 square feet maximum. o 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.

4. Planning and Zoning Division 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 Business and Industry Area Plan Recommendation (Conifer/285 Corridor Area Plan) 2.Physical Constraints Wildlife and Vegetation 3.Community Resources Air, Light, Odor & Noise 4.Infrastructure, Water and Services Transportation Water and Wastewater Services

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

6. Planning and Zoning Division Jefferson County Staff’s Evaluation with the CMP-SP continued:  Review Criteria Sections: Areas of Non-Conformance: 1.Land Use: All Development, Business and Industry 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. Existing office/retail uses generate more primary jobs than proposed use.

7. Planning and Zoning Division Jefferson County Staff’s Evaluation with the CMP continued:  Review Criteria Sections: Area of Conformance: 2.Physical Constraint: Geological Hazards & Constraints and Wildlife/Vegetation o Not located in a zoned or unzoned geological hazard area. o No wildlife or wildfire issues to consider. 3.Community Resources: Air, Light, Odor and Noise o Air: Impacts to Air Pollution will be consistent to what is currently allowed. o Light: Lighting will not be allowed to intrude beyond the property lines and will be in accordance with County regulations. o Odor: No additional impacts to Odor is anticipated. o 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. Planning and Zoning Division Jefferson County Staff’s Evaluation with the CMP-SP continued:  Review Criteria Sections: 4.Infrastructure, Water & Services: Transportation, Water & Wastewater and Services o Transportation and Traffic: Access is via County Maintained roads. o Services: a.Elk Creek Fire Protection District. o Water and Wastewater: a.Private well and OWTS

9. Planning and Zoning Division Jefferson County Staff’s Evaluation with the CMP continued:  Plan Exception: o Plan recommends commercial uses for subject property. o Plan Exception request required for the light industrial use (mini-storage). o Based on 3 criteria: 1.Purpose of rezoning is to address a unique situation, and 2.Negative impacts related to proposed uses can be mitigated or eliminated or are comparable to the recommended land uses; and 3.The exception to allow for light industrial where commercial is recommended is not considered to be setting a precedent. o Planning Commission approved the Plan Exception request. o Staff still does not support the Plan Exception request.

10. Planning and Zoning Division Jefferson County Planning Commission hearing (August 27, 2014):  Planning Commission Recommendation: o Added red-marks to the ODP. (included with hearing packet) o Approved Plan Exception request to allow for light industrial uses where commercial uses are recommended by the Plan. o Recommend APPROVAL of the rezoning request.  Staff's Recommendation: o Does not support the applicant’s Plan Exception request. o Recommend DENIAL of the rezoning request.

11. Planning and Zoning Division Jefferson County Findings and Recommendation:  Staff recommends that the Board of County Commissioners DENY Case Number 14-106880RZ based on the findings in the staff report.