Planning and Zoning Division Jefferson County RZREHARING To amend existing Planned Development zone district to allow for mini-warehouse storage. Case Name:Tri-Star Office Park ODP AMD 1 Location:26239 & Clark Avenue, 9911 and 9891 Renaud St Case Manager:Alan Tiefenbach

Planning and Zoning Division Jefferson County Background:  This rezoning was originally heard by the Planning Commission on August 27, The Planning Commission recommended approval with a condition that the Plan Exception they granted would remain with the property if the BCC denied the request.  On September 9, 2014 the BCC unanimously denied the request.  BCC concerns included parking, lighting, drainage, compatibility with the area, and difficulty enforcing hours of operation.  In July 2015 the applicant’s representative requested a rehearing based on a section of the Zoning Resolution that allows a rezoning application that was denied to be reheard if it is determined there had been a “substantial change” to the application.  At an August 18, 2015 briefing the Board determined there was a substantial change and granted new hearings.  Staff continues to recommend denial.  Only new changes to the ODP are a requirement that 24 hour contact information be posted on site in case of complaints, and increase in fence height from 6 feet to 8 feet.

Planning and Zoning Division Jefferson County Location of subject property

Planning and Zoning Division 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: 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.  Proposed rezoning: Amend PD zoning to allow for mini-warehouse use. All other existing development standards would be carried over.

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 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

Planning and Zoning Division Jefferson County Aspen Park/Conifer Village Center:  Area 1: Retail/Office  Area 2, 6, 7: Mountain Light Industrial Subject Property Area 1

Planning and Zoning Division Jefferson County Staff’s Evaluation with the CMP-SP continued:  Review Criteria Sections: 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.

Planning and Zoning Division Jefferson County Staff’s Evaluation with the CMP continued: Community Resources: Air, Light, Odor and Noise o Air: Impacts to Air Pollution will be consistent to what is currently allowed. o Staff does have concerns with 24 hour securing lighting that is often required with self- storage. o Odor: No additional impacts to Odor is anticipated. o Staff does have concerns with possible after hours use of the facility.

Planning and Zoning Division Jefferson County Compatibility  Staff has concerns with whether this use would be compatible with the surrounding uses. These concerns include: -Difficulty enforcing hours of operation -Potential after-hours noise -Whether unmanned self-storage has as much of an incentive for aesthetic upkeep and site maintenance as other non-residential uses do. (Particularly immediately adjacent to residential.) -Potential security lighting -Architecture -The amount of development often associated with self-storage, as the incentive is to construct as much building storage on a lot (many other commercial developments are limited by available parking and/or employee areas.)

Planning and Zoning Division Jefferson County Floor Area Ratio Floor Area Ratio (FAR) is used to show the relationship of the size of a building to the size of the property. FAR = total square feet of a building / total square feet of the lot. FAR is expressed as a decimal fraction. The chart below shows the difference between the neighboring property’s FAR and the proposed project. Neighboring PropertiesProposed project

Planning and Zoning Division Jefferson County Ortho of Site

Planning and Zoning Division Jefferson County Floor Area Ratio Utility Vacant.05 Vacant.11.37

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 Staff does not support the Plan Exception request.

Planning and Zoning Division Jefferson County Planning Commission  5 citizens attended the December 2, 2015 Planning Commission hearing.  4 spoke in opposition  Issues included lighting, noise, difficulty enforcing after hours activities, potential decrease in property values, compatibility with the neighborhood, and scale of the facility.  Person in support was realtor speaking on behalf of market conditions.  Planning Commission expressed most of these same concerns in addition to how much developed floor area ratio results from self-storage versus other non-residential uses.  Several Commissioners also expressed the importance of landowners being able to rely on the Community Plan recommendations when making land use decisions.  PC voted against approving a Plan Exception, and then voted 6-1 to recommend Denial.

Planning and Zoning Division Jefferson County Findings and Recommendation:  Staff recommends that the Board of County Commissioners DO NOT approve a Plan Exception allowing self-storage where it is not recommended and DENY Case Number RZ based on the findings in the staff report.