HomeMy WebLinkAbout20071830.tiff HEARING CERTIFICATION
DOCKET NO. 2007-53
RE: SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT#1607
FOR A USE PERMITTED AS A USE BY RIGHT, ACCESSORY USE, OR USE BY
SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE DISTRICTS
(OUTDOOR AND INDOOR STORAGE OF RV'S AND BOATS, INCLUDING A DUMP
STATION, WASH BAY, AIR, WATER, VACUUM, OFFICE, LOUNGE, RETAIL STORE,
PROPANE SALES, AND A 24-HOUR RENTAL KIOSK) IN THE A (AGRICULTURAL)
ZONE DISTRICT - HENRY JOHNSTON, CIO DONALD EYMANN
A public hearing was conducted on July 18, 2007, at 10:00 a.m., with the following present:
Commissioner David E. Long, Chair
Commissioner William H. Jerke, Pro-Tem
Commissioner William F. Garcia
Commissioner Robert D. Masden
Commissioner Douglas Rademacher
Also present:
Acting Clerk to the Board, Jennifer VanEgdom
County Attorney, Bruce Barker
Planning Department representative, Michelle Martin
Health Department representative, Char Davis
Public Works representative, Don Carroll
The following business was transacted:
I hereby certify that pursuant to a notice dated June 28,2007,and duly published July4,2007,in the
Fort Lupton Press,a public hearing was conducted to consider the request of Henry Johnston,Go
Donald Eymann,for a Site Specific Development Plan and Use by Special Review Permit#1607
for a Use Permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts(outdoor and indoor storage of RV's and boats, including
a dump station,wash bay,air,water,vacuum,office,lounge,retail store,and a 24-hour rental kiosk)
in the A(Agricultural)Zone District. Bruce Barker, County Attorney, made this a matter of record.
Michelle Martin,Department of Planning Services,presented a brief summary of the proposal and
entered the favorable recommendation of the Planning Commission into the record as written. She
stated the site is located south of County Road 6 and one-half mile west of County Road 13, and
is compatible with surrounding land uses,which are predominantly agricultural in nature. She gave
a brief summary of the Use by Special Review Permits within close proximity of the site,and stated
no letters have been received from surrounding property owners;however,one telephone call was
received. She further stated the site is located within the three-mile referral area for the Cities of
Dacono and Northglenn,the Town of Erie,the City and County of Broomfield,and Adams County.
Ms. Martin stated the City of Dacono, in the referral response dated March 23, 2007, stated the
proposed use will generate substantial traffic,and the location of the abandoned railroad right-of-way
should transition to being utilized as residential property, not industrial. She stated the site is not
located within the Integovernmental Agreement boundary with the City of Dacono,and the applicant
has met with officials from the City on several occasions to address concerns. She further stated
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the Town of Erie and the City and County of Broomfield indicated the proposal does not conflict with
their interest,and the City of Northglenn and Adams County did not respond to the referral request.
She stated a total of 18 referral agencies reviewed the request, and 14 agencies responded
favorably,or provided conditions which have been addressed through the Conditions of Approval
and Development Standards. Ms. Martin stated the applicant has requested a standing sign,
60 square feet in size, as a part of the application. She displayed photographs of the site, which
depicted no current improvements on the property, and stated the former railroad right-of-way
borders the property on the west.
Char Davis, Department of Public Health and Environment, stated the site is serviced with water
from the Central Weld County Water District,and a septic system will be installed for the proposed
office and public restrooms. She stated the facility will contain a dump station, which will be a
vaulted system, and will be pumped on a regular basis.
Don Carroll, Department of Public Works, stated access to the site is on County Road 6,which is
a collector status road requiring 80 feet of right-of-way at full buildout. He stated there is presently
60 feet of right-of-way available,and the applicant has reserved the additional 10 feet of right-of-way
necessary. He stated the main entrance will lead to a paved parking lot and the gated facility with
an internal road system. He further stated a secondary access is proposed at the east end of the
property,and it will be utilized for emergency access only. Mr.Carroll stated the circulation on the
property is adequate, and the applicant is working to accommodate stormwater runoff from the
facility.
Donald Eymann represented the applicant and stated he is a co-owner of Recreational Storage
Solutions, LLC. He provided a copy of a PowerPoint presentation, marked Exhibit I, which he
reviewed for the record. He stated the site is 13 acres in size,and the company is desiring to define
the future of recreational storage by creating a unique facility within the region. He stated the site
will contain a mix of storage uses,including garages,canopies,open parking,and storage lockers.
He further stated the site will also contain several amenities, including a washing station, dump
station,an extensive security system with digital video cameras,and the option for motion detection
sensors within parked vehicles. He stated the surface in front of the office will be paved, all
aisleways will be recycled asphalt, and the parking areas will be gravel or crushed concrete. He
clarified 201 spaces will be designated as open storage,which will be located along the rear and
east sides of the property, and 47 spaces will be allocated as garage parking. He explained the
smaller garage spaces,to be utilized for boat storage,line up with the aisleways to facilitate easier
parking. Mr. Eymann stated 324 spaces will be covered by canopies,which is unique for this type
of storage facility, and only two other storage facilities within the Denver metro area offer storage
of this type. He explained the canopies will be covered with solar panels,and the energy generated
from the solar panels will provide 100 percent of the energy needs for the facility. He stated storage
lockers will be located at the end of the aisles for additional recreational storage including jet-skis,
snow mobiles, all-terrain vehicles, etcetera. He further stated the wash station on the site is a
closed-loop system, therefore, all water is totally recyclable. He explained all water from the
washing process is captured and sent through a filtration system,and the only water lost is through
evaporation. Mr. Eymann stated the dump station will be operated on a vaulted tank,and an alarm
will provide notification when the tank must be pumped. He stated the office will be located by the
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main gate, and the office includes the reception area, retail sales of miscellaneous items, public
restrooms, customer lounge for trip planning with internet access, and a 24-hour rental kiosk. He
clarified the rental kiosk is capable of providing any service a staff member could complete,
including lease agreements, payments,assigning gate codes,etcetera. Mr. Eymann clarified the
site is located east of the Town of Erie, north of the Cities of Northglenn and Thornton,south of the
City of Dacono,and approximately 1.5 miles east of Interstate 25,at the same exit for the Colorado
National Speedway and Furniture Row retail area. He stated traffic may also utilize Highway 7 to
Colorado Boulevard to reach the entrance on County Road 6. He clarified a substantial traffic
increase is not expected, and he expects approximately 10 to 15 extra vehicle trips per day, and
slightly more trips on the weekend. Mr. Eymann reiterated the surrounding land uses, and stated
the site is compatible with existing and future land uses. He stated a 14-inch waterline will be
installed along County Road 11 for approximately one mile,and a 8-inch waterline will be installed
along County Road 6 for approximately one-half mile to provide water service to the site. He
reviewed the right-of-way reservation requirements and the fencing to be provided along the
perimeter of the site. He explained the sign will be ten(10)feet by six(6)feet in size,which will be
illuminated at night, and gave details of the lighting proposed on the site. He further reviewed the
detention pond design,the circulation plan, aisle widths, and turning radii. He stated the Greater
Brighton Fire Protection District has requested a secondary emergency entrance and four fire
hydrants to be placed on the property. He summarized the proposal is an environmentally friendly
business, and the new waterline will stimulate growth within the area.
In response to Commissioner Rademacher, Mr. Eymann stated the security system will not be
monitored by an outside facilitator;however,it will be recorded 24 hours per day. He further stated
fire protection will be provided by the Greater Brighton Fire Protection District,not the Mountain View
Fire Protection District. Responding to Commissioner Garcia,Mr.Eymann stated electrical service
will not be provided to the individual storage spaces;however,water service will be available from
the service island where water tanks may be filled. Further responding to Commissioner Garcia,
Mr.Eymann stated the electricity utilized by electrical outlets located within the premium spaces will
generate electricity from the solar system placed on top of the canopies. He further stated there are
many incentives and federal rebates currently offered for solar energy uses,especially for industrial
properties. In response to Commissioner Jerke, Mr. Eymann stated the water provided at the site
is from the Central Weld County Water District. Responding to Chair Long, Mr. Eymann stated a
motion detector triggered on the site will immediately notify the company and the local law
enforcement provider. He clarified the cameras are not monitored 24 hours per day;however,the
alarms are monitored at all hours. In response to Commissioner Masden, Mr. Eymann reiterated
the aisleways will be surfaced with recycled asphalt,the parking surfaces will be gravel or crushed
concrete, and the main entrance and guest parking lot will be paved.
Mr. Eymann stated although the use was not listed in the application, the company would like to
conduct propane sales on the site. He clarified the propane tanks will not be filled on the site,rather,
the canisters will be exchanged. He further stated there are several large storage facilities closing
within the area,therefore,the company desires to open the site for business by October 2007. He
stated the placement of the new waterline will take several months to complete, and the surge of
necessary storage is typically during the winter season. He requested permission to begin
operations at the site prior to the completion of the waterline, which he has discussed with the
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Department of Planning Services and the Greater Brighton Fire Protection District. He proposed
to operate the facility fully fenced,with the necessary surfacing completed,the spacing of vehicles
at least 15 feet apart, and no structures located on the property. He suggested placing a
construction trailer or RV as a temporary office,and stated the Fire Marshall has concurred with the
request. In response to Chair Long, Mr. Barker stated the exchange of propane is a typical use for
this type of facility;however, it was not a use listed in the notice. He explained all uses associated
are typically required to be listed as a part of the application and included in the notice prior to the
date of the hearing. He further stated the request for opening prior to the Certificate of Occupancy
may be accommodated at the Board's discretion. Further responding to Chair Long, Mr. Barker
stated a major change to an application would have to be sent back to the Planning Commission
for consideration and recommendation;however,in this instance,it is a minor change,and the use
is typically associated with this type of facility. He recommended the matter be continued in order
to provide corrected notification, including the use of propane sales. Commissioner Jerke
questioned whether the Board could list in its findings that the use is not a substantial change,and
it is to be an expected use associated with the proposed type of business.He stated the overall land
use is the larger change, and this additional change is a modest additional use. In response, Mr.
Barker stated if the additional use were to be added in the future, the use would have to be
considered by Planning staff to determine if the use were a substantial change. He stated if the use
were determined to be a substantial change,the appeal process would come before the Board of
Adjustment, rather than the Board of County Commissioners. He further stated the Board could
include findings that the sale of propane tanks is not outside of the uses to be provided on the site,
and that the additional use is a part of the major activity of recreational storage. Mr.Barker reiterated
his recommendation of issuing a continuance to provide republication of the notice;however,if the
Board feels comfortable with the notice given, and feels like the use is typical, the matter may be
approved with the additional use included as a part of the application. CommissionerJerke stated
he would rather move forward with the matter, based upon the fact he believes the additional use
is minor,and delay of action would hamper the applicant's ability to begin operations. Chair Long
stated he believes the provided notice is inclusive for the additional proposed use, and the Board
concurred the proposed additional use of propane sales is not considered to be a substantial
change. Mr. Barker clarified the Board concurs that the use may be included as a part of the
application.
No public testimony was offered concerning this matter.
In response to Chair Long, Ms. Martin stated staff is comfortable with allowing the applicant to
provide operations before the placement of the water line;however,operations should not exceed
six months before the water service to the site is fully functional. She further stated a Development
Standard would need to be added to limit the use of portable toilets to a total of six months.
Ms.Davis and Mr.Carroll concurred with Ms.Martin. Mr. Eymann also concurred with Ms.Martin.
In response to Chair Long, Mr. Barker stated the language may be written as a Development
Standard,and as an instruction to staff to allow early operation,so long as the water service to the
site is completed within six months. In response to Chair Long, Ms. Martin clarified the six-month
time period begins from the date of opening. She recommended the following language be added
as Development Standard#28:"The applicant may utilize portable toilets on the site fora six-month
period from the opening date of the operation before the site is required to be connected to a public
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water source. Evidence of the supply of a public water source shall be submitted to the Department
of Planning Services." Mr. Barker concurred with the language presented by Ms. Martin and
recommended the Board give the direction to Planning staff to allow the applicant to operate prior
to obtaining a Certificate of Occupancy. In response to Commissioner Rademacher,My. Eymann
stated the propane sales will not begin until after the public water source is provided to the property.
Mr. Barker suggested Development Standard#28 be further modified to state: "The sale of propane
shall not be allowed on the site until waterservice has been connected at the site." Following further
discussion between the Board, Mr. Eymann,and Ms.Martin,the Board concurred with the addition
of Development Standard#28 to state: "The applicant may utilize portable toilets on the site for a
six-month period from the opening date of the operation before the site is required to be connected
to the public water source. No structures or the sale of propane shall be allowed on the site until the
site is connected to the public water source." In response to Chair Long,Mr.Eymann stated he has
reviewed,and concurs with,the Conditions of Approval and Development Standards as modified.
Commissioner Jerke moved to approve the request of Henry Johnston, do Donald Eymann,for a
Site Specific Development Plan and Use by Special Review Permit#1607 for a Use Permitted as
a Use by Right, Accessory Use, or Use by Special Review in the Commercial or Industrial Zone
Districts (outdoor and indoor storage of RV's and boats, including a dump station, wash bay, air,
water, vacuum, office, lounge, retail store, propane sales, and a 24-hour rental kiosk) in the
A(Agricultural)Zone District,based on the recommendations of the Planning staff and the Planning
Commission, with the Conditions of Approval and Development Standards as entered into the
record. His motion included the addition of Development Standard#28, as previously stated by
Ms.Martin,and the necessary renumeration,and the findings by the Board that propane sales shall
be added as a use within the application, due to the nature of the business. His motion further
included the instruction to allow the Department of Planning Services to allow the applicant to begin
operations prior to obtaining a Certificate of Occupancy. The motion was seconded by
Commissioner Rademacher, and it carried unanimously. There being no further discussion, the
hearing was completed at 10:45 a.m.
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This Certification was approved on the 23rd day of July 2007.
APPROVED:
BOARD OF COUNTY COMMISSIONERS
La\ ELD COUNTY, COLORADO
ATTEST: LA/ '/ . -. y�. oicrCUSED DATE OF APPROVAL
vid E. Long, Chair
Weld County Clerk to the B\ R
X aUSED. DAT APPROVAL
BY: .( s!. CLGZ
Dep t Cler . the Board
WI am F. Garcia
TAPE #2007-20 kt
1!/
Robert D. Masden
DOCKET #2007-53 acre a.--voLr
Dtabgl Rademach
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EXHIBIT INVENTORY CONTROL SHEET
Case USR#1607 - HENRY JOHNSTON, CIO DONALD EYMANN
Exhibit Submitted By Exhibit Description
A. Planning Staff Inventory of Items Submitted
B. Planning Commission Resolution of Recommendation
C. Planning Commission Summary of Hearing (Minutes 04/17/2007)
D. Clerk to the Board Notice of Hearing (Filed under Legals)
E. Planning Staff Memo re: Items Prior to Scheduling, dated
04/25/2007
F. Applicant E-mail re: Hearing Date, dated 05/02/2007
G. Planning Staff Certification and photo of sign posting
H. Kerr-McGee Letter of Support, dated 07/12/2007
Applicant Copy of PowerPoint Presentation
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