2020 Comprehensive Plan Rewrite City Council Planning Session May 19, 2020
Purpose Council give direction for changes needed to draft 2020 Comprehensive Plan before Public Hearing 2020 Comprehensive Plan Update I Section Name 2
Topics I. Specific Property Land Use Designations II. Infill Commercial
I. Specific Property Land Use Designations A. Requests to convert commercial to residential Commercial Residential 2020 Comprehensive Plan Update I Specific Property Land Use Designations 4
I. Specific Property Land Use Designations Talon View A. Requests to convert commercial to residential • Rationale for retaining commercial COM Quebec Highlands • Jobs to Housing ratio • Fiscal impacts on City government King Ranch Estates • Limited amount of commercial land in NE Thornton • Commuting distance and availability of neighborhood amenities close by 2020 Comprehensive Plan Update I Specific Property Land Use Designations 5
Alternative 1: Retain Commercial designation (Recommended) Commercial Pros: Cons: • Doesn’t allow developers to respond to • Underserved in developing northeast sector short term market pressures • Fiscal sustainability • Doesn’t provide flexibility for developers • Reduces travel time to neighborhood • King’s Ranch parcel – accessibility amenities constraints • Allows most accessible land uses for commercial/employment 2020 Comprehensive Plan Update I Specific Property Land Use Designations 6
Alternative 2: Conversion of commercial to residential Mixed Residential Neighborhoods Residential Pros: Cons: • Not fiscally sustainable • Allow developers to respond to short term market pressures • Less opportunities for amenities in underserved neighborhoods • Provide flexibility for developers • Doesn’t take advantage of good accessibility • Could provide diverse housing stock • Land use decisions should be made for the wellbeing of the community and not specific landowners 2020 Comprehensive Plan Update I Specific Property Land Use Designations 7
Talon View 2012 FLUM Commercial Quebec Hwy 7 Proposed 2020 FLUM Commercial Aerial Developer/Owner Request Residential 2020 Comprehensive Plan Update I Specific Property Land Use Designations 8
Quebec Highlands 2012 FLUM Commercial Quebec Proposed 2020 FLUM Commercial 136th Aerial Developer/Owner Request High Density Residential 2020 Comprehensive Plan Update I Specific Property Land Use Designations 9
King Ranch Estates 2012 FLUM Commercial Quebec Proposed 2020 FLUM Riverdale Rd Commercial Aerial 120th Developer/Owner Request Mixed Use Neighborhoods Mixed Use Neighborhoods Mixed-Use Neighborhoods Neighborhood Preference Commercial 2020 Comprehensive Plan Update I Specific Property Land Use Designations 10
I. Specific Property Land Use Designations B. Requests to Convert employment to residential Employment Residential Center 2020 Comprehensive Plan Update I Specific Property Land Use Designations 11
I. Specific Property Land Use Designations SW Corner Hwy 7 and York B. Requests to Convert employment to residential • Rationale for retaining employment areas EC SW Corner 128 th & Washington • Improving the Jobs to Housing ratio & attracting high-quality employment opportunities • Reducing commuting distance and environmental impacts • Limited site locations • Preserving and prioritizing of land with good access to highways 2020 Comprehensive Plan Update I Specific Property Land Use Designations 12
Alternative 1: Employment Center designation (Recommended) Employment Center Pros: Cons: • Doesn’t allow developers to respond to • Fiscal sustainability short term market pressures • Reduces travel time to jobs and increases • Doesn’t provide flexibility for developers availability of jobs • Allows most accessible land uses for commercial/employment 2020 Comprehensive Plan Update I Specific Property Land Use Designations 13
Alternative 2: Residential designation Mixed Residential Neighborhoods Mixed Residential Neighborhoods Pros: Cons: • Not fiscally sustainable • Allow developers to respond to short term market pressures • Less local jobs • Provide flexibility for developers • Doesn’t allow most accessible land uses for employment – particularly along E470 • Residential development could take and I25 corridors advantage of good views • Adjacent incompatible industrial uses 2020 Comprehensive Plan Update I Specific Property Land Use Designations 14
SW Hwy 7 and York 2012 FLUM Residential Medium York Hwy 7 Washington Proposed 2020 FLUM Employment Center Aerial E-470 Developer/Owner Request Mixed Residential Neighborhoods Mixed Residential Neighborhoods 2020 Comprehensive Plan Update I Specific Property Land Use Designations 15
SW Corner 128 th and Washington 2012 FLUM Employment Center Washington 128th Proposed 2020 FLUM Employment Center Aerial I-25 Developer/Owner Request Employment Center - Overlay Employment Center - Overlay 2020 Comprehensive Plan Update I Specific Property Land Use Designations 16
Alternative 1: Retain Employment Center designation (Recommended) Employment Center Pros: Cons: • Doesn’t allow developers to respond to • Fiscal sustainability short term market pressures • Provides opportunities for similar land • Doesn’t provide flexibility for developers uses as the Washington Business Park • More opportunities to achieve compatibility with surrounding residential neighborhoods 2020 Comprehensive Plan Update I Specific Property Land Use Designations 17
Alternative 2: Allow warehouse distribution Employment Center - Overlay Employment Center - Overlay Employment Center Pros: Cons: • Allow developers to respond to short term • Increased truck traffic on Washington to the 136 th interchange market pressures • No interchange at 128 th • Provide flexibility for developers • Negative impact on surrounding residential neighborhoods 2020 Comprehensive Plan Update I Specific Property Land Use Designations 18
Topics I. Specific Property Land Use Designations II. Infill Commercial
II. Infill Commercial Greenfield v. Mature Areas • Differing Development Strategies based on • Costs of Development • Site constraints 2020 Comprehensive Plan Update I Infill Commercial
II. Infill Commercial: allow a limited component of residential • Some commercial uses in South Thornton have become neighborhood- oriented rather than regional • Commercial retail has evolved with online shopping market and other trends • Mature parts of city need different development strategies 2020 Comprehensive Plan Update I Infill Commercial 21
II. Infill Commercial: allow a limited component of residential (continued) • Regional trends toward mixed use in older commercial areas • Mixed use allows for additional residential market base and increases project viability 2020 Comprehensive Plan Update I Infill Commercial 22
II. Infill Commercial: allow a limited component of residential “LIVE/WORK/PLAY” Mix: Community Mixed-Use FLUM Category • Concern: residential will dominate commercial • Proposal: • max amount of residential: 25% land area • commercial constructed first or concurrent with residential • High quality of development Southlands, Aurora, CO 2020 Comprehensive Plan Update I Infill Commercial 23
Alternative 1: Retain CMU designation (Recommended) Community Mixed-Use Pros: Cons: • Some community feedback has indicated • Makes redevelopment more financially feasible that additional residential uses are unwanted • Accommodates current commercial development trends • Already high density residential in area • Reduces automobile dependence • Some think a larger proportion of residential uses are needed to make • No high density residential without projects feasible integrated commercial uses 2020 Comprehensive Plan Update I Infill Commercial 24
Alternative 2: Modify CMU to include specific Council approval for residential Community Mixed Use (with conditions) Pros: Cons: • Creates uncertainty for property owners, • Greater control over where residential occurs developers, and neighborhoods • Makes redevelopment more financially feasible • Creates more complex and lengthy • Accommodates current commercial development review process development trends • Same Cons as Alternative 1 • Reduces automobile dependence • No high density residential without integrated commercial uses 2020 Comprehensive Plan Update I Infill Commercial 25
Alternative 3: Replace CMU category Commercial Pros: Cons: • Some community feedback has indicated • Requires rework of land use categories that additional residential uses are unwanted • Makes commercial redevelopment more challenging because market is limited • Already high density residential in area • Follows auto-oriented suburban patterns • If market exists, could provide additional • Would need to resolve how to address existing jobs and services residential in CMU areas 2020 Comprehensive Plan Update I Infill Commercial 26
Discussion & Direction 2020 Comprehensive Plan Update I Infill Commercial 27
Next Steps Tentative July 14 th • Council Public Hearing
2020 Comprehensive Plan Rewrite City Council Planning Session May 19, 2020
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