Isn’t the site zoned for open space?
No. All four corners of C-470 and Alameda have been zoned for commercial development since 2007. Since 2011, the Jefferson County Comprehensive Master Plan has designated this site as the ‘C-470 and Alameda Activity Center’, calling for ‘Large Scale Commercial, Mixed-Use, and Multi-Family land uses. While the site is surrounded by miles of open space in Rooney Valley, the planning and land uses for this regional interchange are intended for commercial development to bring services, tax base, and jobs to the area. Learn more >>
What is the current zoning and what does it allow?
The current zoning is Corridor District, Medium Scale Retail. This zoning designation allows for a variety of highway corridor and retail uses, including various types and sizes of retail, both fast-food and sit-down restaurants, drive-through restaurants and services, office, medical, light industrial and manufacturing, warehouse, daycare, and a host of other convenience and service uses. Learn more >>
Is a motorcycle dealership still proposed at this location?
No. The previously-proposed motorcycle dealership concept has been withdrawn as it became clear over time that the proposed use was not consistent with the community retail that is currently contemplated. Learn more >>
Are the two Planned Development (PD) rezoning applications consistent with the Comprehensive Master Plan?
Yes. The Comprehensive Master Plan and Central Plains Area Plan identify all four quadrants of the C-470 and Alameda interchange as the ‘C-470/Alameda Activity Center’ calling for ‘Large Scale Commercial, Mixed-Use, and Multi-Family land uses.
The definition of Large Scale Commercial (LSC) in the Comprehensive Master Plan reads as follows: ‘Large Scale Commercial (LSC): Commercial uses that may have a regional draw. These include all Neighborhood Commercial uses, retail, office, and light industrial uses of any size, hotels and motels, hospitals, and automobile dealerships.’The rezoning application for the southeast corner formally adds hotel and gas station to the permitted use list. Both uses are allowed under current zoning through a special review process. Both uses are explicitly included in the definitions of Activity Center and Large Scale Commercial in the Comprehensive Master Plan.
The rezoning for the northwest corner adds hotel, gas station and a limited automobile dealership use. Automobile dealerships, in addition to hotel and gas station, are included in the Activity Center and Large Scale Commercial definitions in the Comprehensive Master Plan. The applications for both corners include several design guidelines and lighting restrictions that exceed County standards to mitigate off-site impacts.
Learn more about the Jefferson County Comprehensive Master Plan >>
Learn more about the proposed rezoning applications and conceptual development plans >>
What will happen to the Dinosaur Ridge Visitor Center?
The Dinosaur Ridge Visitor Center will remain in its current location and will continue to operate how it has in the past. The property owner continues to engage with Friends of Dinosaur Ridge in order to assist the Visitor Center in shaping its future plans. Learn more >>
How will this rezoning affect historic resources located along Dinosaur Ridge and the hogback?
This rezoning will not affect the important archaeological and paleontological resources that are located nearly a half mile away from the property. The property owner has committed to provide a historic resources survey prior to any development activity on the property. In the unlikely event that any historic resources are discovered on the property, the owner will notify appropriate governmental agencies. The property is not located within the Morrison Fossil Area National Natural Landmark. Learn more >>
How will this project affect traffic?
If the property were to be developed as retail and fast food restaurants under current zoning, the property would generate approximately 19,300 daily trips. If this scenario were to occur with no traffic improvements, intersections in the vicinity of the property would be severely congested. With our application and development plan containing light industrial, gas station, and automotive retail uses, anticipated traffic generation would be 4,700 daily trips, 76% less traffic than would be generated if the property were developed under existing zoning. Learn more >>
What design standards, lighting limitations and other use restrictions are being proposed in the rezoning applications?
The rezoning applications propose several limitations and guidelines on design, lighting, hours of operation, signage, noise, screening, buffering, and other items. Our proposed design standards will require high-quality materials, including brick and stone. Our proposed lighting standards go above and beyond County standards to limit lighting intensity, minimize pole height, require fully-shielded and downcast lights, require dimming in the evening and night hours, and restrict spotlights and floodlights. The hours of the automobile uses will be more restrictive than other currently permitted uses. In addition, we have proposed buffers and landscaping requirements adjacent to open space areas.
The rezoning applications include other restrictions on signage, noise, pedestrian and bike circulation, landscaping, service/access, etc.
It should be noted that none of these additional restrictions exist under the current zoning, so the rezoning adds a number of positive layers of protection for the site above what would currently be allowed.
Learn more >>