Board denies Peak Vista RV and Mini Storage EDZ site plan after resident opposition and staff concerns about compatibility

The Elbert County Board of County Commissioners denied an Economic Development Zone (EDZ) site development plan for a proposed Peak Vista RV and mini storage facility, EDZ20244358, following a lengthy hearing that included a multi-page staff analysis, questions from commissioners, and extended public comment.

Danny Klebanner, a land use planner with Elbert County Community and Development Services, presented the proposal and the staff recommendation. Klebanner said the proposal covers three parcels totaling roughly 114 acres in the Kiowa / Kiowa Bennett Road area, describing a planned facility of approximately 46 buildings with indoor mini-storage and outdoor RV parking and up to ‘‘17 26 RV parking spaces’’ (presented in the plan as a phased project). He told commissioners the site plan would provide roughly 229,000 square feet of built mini-storage across about 46 buildings and approximately 1,500 mini-storage units, with phased construction and landscape screening included in the applicant’s materials.

Klebanner explained the review under Elbert County Zoning Regulations (Article 3.H.4) and told the board that while the project met some infrastructure and sanitation requirements, staff concluded the ‘‘size and scale of this storage facility does not seem to be in harmony with the neighborhood’’ and that the proposal "may otherwise be detrimental to the health, safety, or welfare of the present inhabitants of Elbert County." Staff therefore recommended denial but provided a set of conditions to recommend should the board decide to approve.

The applicant’s representative, CJ Kirst of Tahoe Consulting, argued the proposal addressed referral comments, that storage uses are permitted in the economic overlay zone, and that the project is being planned to scale with several large master-planned residential projects already entitled in the area (EC East, EC West, Morstead and development in the town of Bennett). Kirst characterized the project as a regional facility intended to serve demand from new homes: "When you take into consideration 9% for RVs, 8.7% for boats, and 1 out of 5 utilize indoor mini storage... that's about 3,800 new units," he said, explaining the applicant’s demand rationale and phasing approach.

Commissioners asked detailed questions about trip rates and traffic modeling, wastewater and RV dump design, the potential for campground uses (the applicant said campground uses were contemplated in state water/wastewater applications but excluded from the current EDZ plan), lighting and security, landscaping and the proposed 6-foot chain-link fence, and wildlife connectivity through a proposed unfenced drainage corridor. Klebanner and the applicant confirmed public works and public health referrals and said Public Works had no outstanding comments; CDPHE requirements and Division of Water Resources approvals for the water replacement plan were discussed.

Multiple residents testified in opposition, citing road safety on Kiowa Bennett Road, worry about increased traffic and turning movements, concerns about lighting and crime associated with storage facilities, potential impacts to wildlife corridors and riparian habitat (Coyote Creek), and the visual and property-value impacts of a large storage facility next to rural residential lots. Residents asked for stronger buffering (trees outside the fence rather than inside) and questioned the reliability of wastewater and RV dump monitoring. One nearby property owner urged the board to follow staff’s recommendation and deny the plan.

After deliberation the board voted to deny EDZ20244358 based on the planning department’s recommendation; the final vote was recorded as 2 in favor of denial, 1 opposed. Commissioners also discussed the option of development agreements and phasing conditions and the applicant said he would be open to a development‑guiding agreement if that would address triggers for turn lanes, lighting, access management, and build-out timing.

The denial ends the current EDZ20244358 site plan application; the applicant may choose to modify and resubmit or pursue other zoning routes consistent with Elbert County rules.