2020 Comprehensive Plan Rewrite City Council Planning Session May - - PowerPoint PPT Presentation

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2020 Comprehensive Plan Rewrite City Council Planning Session May - - PowerPoint PPT Presentation

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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.

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2020 Comprehensive Plan Rewrite

City Council Planning Session May 19, 2020

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Council give direction for changes needed to draft 2020 Comprehensive Plan before Public Hearing

2020 Comprehensive Plan Update I Section Name 2

Purpose

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Topics

  • I. Specific Property

Land Use Designations

  • II. Infill Commercial
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I. Specific Property Land Use Designations

  • A. Requests to convert commercial to residential

2020 Comprehensive Plan Update I Specific Property Land Use Designations 4

Commercial Residential

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I. Specific Property Land Use Designations

A. Requests to convert commercial to residential

  • Rationale for retaining commercial
  • Jobs to Housing ratio
  • Fiscal impacts on City government
  • Limited amount of commercial land in NE Thornton
  • Commuting distance and availability of neighborhood

amenities close by

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COM

2020 Comprehensive Plan Update I Specific Property Land Use Designations

King Ranch Estates Quebec Highlands Talon View

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Cons: Pros:

Commercial

Alternative 1: Retain Commercial designation (Recommended)

  • Underserved in developing northeast sector
  • Fiscal sustainability
  • Reduces travel time to neighborhood

amenities

  • Allows most accessible land uses for

commercial/employment

  • Doesn’t allow developers to respond to

short term market pressures

  • Doesn’t provide flexibility for developers
  • King’s Ranch parcel – accessibility

constraints

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Alternative 2: Conversion of commercial to residential

Cons: Pros:

  • Allow developers to respond to short term

market pressures

  • Provide flexibility for developers
  • Could provide diverse housing stock
  • Not fiscally sustainable
  • Less opportunities for amenities in

underserved neighborhoods

  • Doesn’t take advantage of good accessibility
  • Land use decisions should be made for the

wellbeing of the community and not specific landowners

Mixed Residential Neighborhoods Residential

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Talon View

Proposed 2020 FLUM

Aerial Residential Commercial

2012 FLUM

Commercial

Hwy 7 Quebec

Developer/Owner Request

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Quebec Highlands

Proposed 2020 FLUM Developer/Owner Request

Aerial High Density Residential Commercial

2012 FLUM

Commercial

136th Quebec

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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King Ranch Estates

Proposed 2020 FLUM Neighborhood Preference

Aerial Mixed Use Neighborhoods Commercial

2012 FLUM

Commercial

120th Quebec Riverdale Rd

Commercial

Developer/Owner Request

Mixed Use Neighborhoods Mixed-Use Neighborhoods

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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I. Specific Property Land Use Designations

  • B. Requests to Convert employment to

residential

2020 Comprehensive Plan Update I Specific Property Land Use Designations 11

Employment Center Residential

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I. Specific Property Land Use Designations

  • B. Requests to Convert employment to

residential

  • Rationale for retaining employment areas
  • 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

EC SW Corner Hwy 7 and York SW Corner 128th & Washington

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Employment Center

Cons: Pros:

Alternative 1: Employment Center designation (Recommended)

  • Fiscal sustainability
  • Reduces travel time to jobs and increases

availability of jobs

  • Allows most accessible land uses for

commercial/employment

  • Doesn’t allow developers to respond to

short term market pressures

  • Doesn’t provide flexibility for developers

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Mixed Residential Neighborhoods

Alternative 2: Residential designation

Cons: Pros:

  • Allow developers to respond to short term

market pressures

  • Provide flexibility for developers
  • Residential development could take

advantage of good views

  • Not fiscally sustainable
  • Less local jobs
  • Doesn’t allow most accessible land uses

for employment – particularly along E470 and I25 corridors

  • Adjacent incompatible industrial uses

Mixed Residential Neighborhoods

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Mixed Residential Neighborhoods

SW Hwy 7 and York

Proposed 2020 FLUM

Aerial Employment Center

2012 FLUM

Residential Medium

Washington Hwy 7 York E-470

Developer/Owner Request

Mixed Residential Neighborhoods

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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SW Corner 128th and Washington

Proposed 2020 FLUM

Aerial Employment Center

2012 FLUM

Employment Center

128th Washington I-25

Employment Center - Overlay

Developer/Owner Request

Employment Center - Overlay

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Cons: Pros:

Employment Center

Alternative 1: Retain Employment Center designation (Recommended)

  • Fiscal sustainability
  • Provides opportunities for similar land

uses as the Washington Business Park

  • More opportunities to achieve

compatibility with surrounding residential neighborhoods

  • Doesn’t allow developers to respond to

short term market pressures

  • Doesn’t provide flexibility for developers

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Employment Center

Alternative 2: Allow warehouse distribution

Cons: Pros:

  • Allow developers to respond to short term

market pressures

  • Provide flexibility for developers
  • Increased truck traffic on Washington to

the 136th interchange

  • No interchange at 128th
  • Negative impact on surrounding

residential neighborhoods

Employment Center - Overlay Employment Center - Overlay

2020 Comprehensive Plan Update I Specific Property Land Use Designations

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Topics

I. Specific Property Land Use Designations

  • II. Infill Commercial
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II. Infill Commercial Greenfield v. Mature Areas

  • Differing Development Strategies

based on

  • Costs of Development
  • Site constraints

2020 Comprehensive Plan Update I Infill Commercial

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II. Infill Commercial: allow a limited component of residential

  • Some commercial uses in South

Thornton have become neighborhood-

  • riented rather than regional
  • Commercial retail has evolved with
  • nline shopping market and other

trends

  • Mature parts of city need different

development strategies

21 2020 Comprehensive Plan Update I Infill Commercial

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II. Infill Commercial: allow a limited component of residential (continued)

  • Regional trends toward mixed use in
  • lder commercial areas
  • Mixed use allows for additional

residential market base and increases project viability

22 2020 Comprehensive Plan Update I Infill Commercial

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II. Infill Commercial: allow a limited component of residential

  • Concern: residential will

dominate commercial

  • Proposal:
  • max amount of residential:

25% land area

  • commercial constructed first or

concurrent with residential

  • High quality of development

23 Southlands, Aurora, CO “LIVE/WORK/PLAY” Mix: Community Mixed-Use FLUM Category 2020 Comprehensive Plan Update I Infill Commercial

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Community Mixed-Use

Alternative 1: Retain CMU designation (Recommended)

Cons: Pros:

  • Some community feedback has indicated

that additional residential uses are unwanted

  • Already high density residential in area
  • Some think a larger proportion of

residential uses are needed to make projects feasible

  • Makes redevelopment more financially

feasible

  • Accommodates current commercial

development trends

  • Reduces automobile dependence
  • No high density residential without

integrated commercial uses

2020 Comprehensive Plan Update I Infill Commercial

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Community Mixed Use (with conditions)

Alternative 2: Modify CMU to include specific Council approval for residential

Cons: Pros:

  • Creates uncertainty for property owners,

developers, and neighborhoods

  • Creates more complex and lengthy

development review process

  • Same Cons as Alternative 1
  • Greater control over where residential occurs
  • Makes redevelopment more financially feasible
  • Accommodates current commercial

development trends

  • Reduces automobile dependence
  • No high density residential without integrated

commercial uses

2020 Comprehensive Plan Update I Infill Commercial

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Cons: Pros:

Commercial

Alternative 3: Replace CMU category

  • Requires rework of land use categories
  • Makes commercial redevelopment more

challenging because market is limited

  • Follows auto-oriented suburban patterns
  • Would need to resolve how to address existing

residential in CMU areas

  • Some community feedback has indicated

that additional residential uses are unwanted

  • Already high density residential in area
  • If market exists, could provide additional

jobs and services

2020 Comprehensive Plan Update I Infill Commercial

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Discussion & Direction

2020 Comprehensive Plan Update I Infill Commercial

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Next Steps

  • Tentative July 14th

Council Public Hearing

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2020 Comprehensive Plan Rewrite

City Council Planning Session May 19, 2020