Planning and Zoning Division Jefferson County Green Gables Official Development Plan Case RZ Presenter: Alan Tiefenbach

Planning and Zoning Division Jefferson County 155,000 Commercial Residential above commercial 155,000 Commercial No gas stations Fast food without drive – through Residential above commercial Residential allowed at ground floor no more than 50% GFA. Commercial Retail < 40,000 Stand-alone multifamily Commercial Retail < 5,000 sf Stand-alone multifamily Residential High up to 30 du/acre Residential Medium up to 15 du acre Residential Low Up to 5 du/acre Residential Medium up to 15 du acre Special Destination Commercial Residential Low Up to 5 du/ac 7,500 sf minimum lot size Residential Low up to 5 du/acre

Planning and Zoning Division Jefferson County Surrounding Densities/Lot Sizes Jewell Wadsworth Evans Pierce 3-4 du/acre.2 acre lots 3-4 du/acre.2 acre lots <2 du/acre > 1 acre lots 3-4 du/acre.2 acre lots 4-5 du/acre 2-3 du/acre.25 acre lots 4 du/acre Properties directly to the east are zoned R-1A (Lakewood) which allows one-acre lots. Beyond that, most zoning is PD, 1-R and 2-R, with lots sizes between 6,000 and 12,500 sf.

Planning and Zoning Division Jefferson County Jewell Wadsworth Evans Pierce 35’ 42’ Heights Lakewood 2R (35’) Lakewood 3-C (60’) MIXED USE/COMMERCIAL AREA Commercial buildings – 3 stories or 42’ high Multifamily buildings – 3 stories or 42’ high If at least one level is a parking garage – 4 stories or 48’ If ground floor is commercial, and at least 2 floors are residential, or one level is parking garage and one level is residential – 5 stories or 60’ 35’ 42’/48’/60’

Planning and Zoning Division Jefferson County Jewell Pierce Lighting Applicant proposes light poles up to 25’ in height. The JCZR limits lights to 20’. JCZR requires photometric plans at time of SDP. Light spill at boundary must be <.6 foot candles if adjacent to ROW, or.3 if adjacent to residential. However, staff’s concern is even if the light is shielded, a 25’ foot pole light will be more visible than a 20’ pole light as viewed from adjacent properties.

Planning and Zoning Division Jefferson County What is An Anchor Tenant? APA Dictionary: “The major store or stores within a shopping center”. International Council of Shopping Centers: International Council of Shopping Centers indicates this development would be larger than a Neighborhood Center, but smaller than a Community Center. It should be noted the total acreage of the subject property is larger than is typical for a Super-Regional Center.

Planning and Zoning Division Jefferson County Public Vs. Private Road PC has expressed concerns that private roads could be built that do not meet County standards, and if eventually accepted by the City or County, become problematic. – The County will accept and maintain streets which meet County standards for public streets. – Private streets are built to County standards and are maintained by a Homeowners’ Association or equivalent entity. Private street standards are less stringent than public street standards. – Final street design is determined at the time of development, not at zoning. – County requires connecting collector streets, such as Evans (pursuant to County regulations) and Pierce (pursuant to the Major Thoroughfare Plan) to be public streets.

Planning and Zoning Division Jefferson County Open Space “Can private open space be used for required open space dedication credit?” – First, it should be noted that what is shown as “open space” on an ODP might not always be County-recognized open space. – However, the County has historically given at least some credit for private open space that may be enjoyed by the residents in the new community. This is because, although it might not be dedicated to the public, it nevertheless is open space that can be used by nearby residents. – It should be noted where the open space is, and what credit is applied will be determined at the time of plat or site development plan.

Planning and Zoning Division Jefferson County Was a tree inventory done? The JCZR does allow staff the option to request a Vegetation Preservation Plan at time of rezoning, if desired. Staff did not request this plan be done. Reasons: – The applicant provided a General Ecological Resources Survey (not required) with this rezoning. – It assessed both flora and fauna on the site. – It determined many of the year old Cottonwood and American Elm trees were diseased and might require removal. – Also, staff was not overly concerned about a large number of healthy trees being removed because it is in the developer’s best interest to preserve as many trees as possible for the residential component. – Also, except for a question at the Community Meeting regarding how many trees would be removed (which could not be determined at that time) staff has not received concerns in regard to tree preservation.

Planning and Zoning Division Jefferson County Were Lakewood Plans Considered? The subject property is NOT within Lakewood, however, staff does consider adjacent municipalities’ land use plans during our research and review. The subject property is in the vicinity of at least four Lakewood Plans: – North Wadsworth Boulevard Corridor Plan – The Lasley Neighborhood Plan – Jewell & Wadsworth Specific Area Plan – The Lakewood Comprehensive Plan During the development of the South Plains Area Plan, as well as during this rezoning, these plans were considered. All of these plans recommend commercial, and particular, mixed use in Wadsworth/Jewell Area.

Planning and Zoning Division Jefferson County Plan recommends: Limited Commercial (5,000 s.f retail, no gas stations, fast food) and decreasing multifamily densities. Applicant has agreed to reduce the allowed square footage for a single retail tenant to 5,000 sf in exchange for shifting the Sub-Area line further to the east, and has also eliminated commercial uses from within 350 feet of the south property line.

Planning and Zoning Division Jefferson County Entitlements/County Process This rezoning allows entitlements – It would allow the applicant to have up to 225,000 sf of commercial uses, with retail as big as 155,000 sf. – It would allow 300 residential units, and 300 multifamily units. – The applicant is required to Plat/SDP to design the development after rezoning. – At that time, issues such as traffic, access, lot sizes, setbacks, etc would be dealt with on a technical basis and may be limiting factors. – If the applicant cannot achieve access or resolve traffic issues required for full- build out, the applicant will need to scale the development back. – Whether or not the applicant can achieve full build-out of this development is their risk.

Planning and Zoning Division Jefferson County Transportation The Transportation Section in the Official Development Plan is a general description of circulation requirements. It was used because of: – The complexity of the project; – Varying scenarios for access based on the proposed development; – The transportation section will address concerns from Creekside Office buildings to the north.

Planning and Zoning Division Jefferson County Transportation The Transportation Section has been recently revised to provide greater clarity and address concerns. Overview of the transportation requirements: – At the time of development, an updated traffic study will be required to address site access and level of service at all impacted intersection. – The Wadsworth and Evans intersection will be at least ¾ movement. However a full movement intersection is the preferred alternative as identified in alternative 1 in the Traffic Impact Study dated February 21, – At a minimum, a collector shall be extended to the southern property boundary as shown on the Jefferson County Major Thoroughfare Plan to provide a future connection to Morrison Road. – The level of service (LOS) at all intersections affected by the development of this property shall not be degraded below LOS D, except for those intersections that are currently operating below a LOS D. Any intersection that is currently operating below a LOS D may not be further degraded as a result of the development.

Planning and Zoning Division Jefferson County Red-Marks Staff supports the revised Written Restrictions except for the following: – Staff does not support the large “Project Monument Sign” along Jewell. There are no comparable signs along Jewell in this area. – Staff recommends the applicant choose either a “Primary Entry Sign” or a “Project Directional Sign” but not both. If the applicant were allowed all these signs, they could have 5 ground signs along Wadsworth and 5 along Jewell. – Staff recommends the applicant remove all the redundant sections of the signage table. This includes the Neighborhood Entry, Special Identification, and Tenant Monument Signs. – Staff recommends the entire lighting section be removed. – Staff recommends a note be added to the Transportation Section in regard to Level of Service.

Planning and Zoning Division Jefferson County Questions?