big6

The Plan/Rezoning

The property owner has submitted applications to rezone the southeast and northwest corners of the interchange to bring the properties into greater alignment with the Comprehensive Master Plan, to provide a mix of uses that complement each other and offer significant benefits to the surrounding community.

Under current zoning, these properties can be developed as predominantly retail, including a number of pad sites, drive-thru, restaurants, service and other mid-scale to larger format (big box) retailers. Similarly, under current zoning, these properties can be developed as flex-warehouse, office, and light industrial and manufacturing uses. Neither option is optimal for the neighborhood and surrounding area.

Our team believes that these properties can be more thoughtfully developed to serve a number of important uses and objectives through a minor change to the zoning, to align the properties closer to the most recent designation under the Comprehensive Master Plan.

Follow the links below to see more information about each of the corners

Current and Proposed Zoning Use Comparison

The chart below compares the existing zoning with the proposed zoning for the properties.

Use
Current Zoning
Proposed
Southeast Zoning
Proposed
Northwest Zoning
All Retail (big box, restaurant, drive-thru, service, etc.)
x
x
x
Office
x
x
x
Medical
x
x
x
Light manufacturing/industrial/warehouse
x
x
x*
Hotel
x SR*
x
x
Gas Station
x SR*
x
x
Automobile Dealerships
x **

SR* = use is currently allowed subject to special review

* = specified 9-acres for use (primary jobs)

** = includes design, lighting, noise and hours of operation restrictions, etc.

The Benefits

The proposed rezoning and subsequent development plan will offer significant benefits to the surrounding community as well as Jefferson County as a whole. The proposed rezoning changes are minor and will allow for a more diverse and successful site plan that has numerous advantages over development under the current zoning. 

Creating High-Paying Jobs

The proposed rezoning will strengthen the economic vitality of Jefferson County by bringing primary jobs to the interchange. The reservation of 9 acres for light industrial, flex office and logistical uses will generate significant economic activity at the interchange. The proposed automobile dealerships will provide higher-paying jobs than might otherwise be generated on the property with the allowed retail uses.

Design, Lighting, Noise and Use restrictions

The NW rezoning application proposes 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 such as retail. In addition, we have proposed buffers and landscaping requirements adjacent to open space areas.

The rezoning application includes 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.

Traffic Mitigation

The proposed rezoning and development plan for the NW corner significantly limits the amount of automobile and truck 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. Additionally, if the property were to be developed as predominantly industrial and warehouse uses, there would be significantly more truck traffic than the proposed mixed-use plan, which not only limits overall automobile traffic but truck traffic as well.

Neighborhood Services

The proposed rezoning and development plan will bring neighborhood services and community-oriented and convenience retail to this regional interchange. With over 3,500 homes planned in Lakewood, Morrison and the Rooney Valley as a whole, the mixed-use development plan for this site will greatly benefit the surrounding area and reduce the need to drive miles and miles to the nearest grocery store, gas station or convenience/retail shop.

Economic Vitality for Jefferson County

This site is designated under the Jefferson County Comprehensive Master Plan as an Activity Center, which intends for Large Scale Commercial development and uses that will generate much-needed property taxes, sales taxes, new jobs and revenues for Jefferson County as a whole.

Links/resources:

Below are links to the two rezoning applications and other project materials: