Jefferson County 16-108035RZ Jefferson Corporate Center – South Official Development Plan – Amendment No. 2 PC Hearing: 9-28-2016 Case Manager: Christiana Farrell Good morning Commissioners. This is a request to amend an existing Planned Development to allow up to 320 stand-alone multifamily units, and 60 residential units above commercial uses.

Jefferson County 21.23 Acres Vacant The subject site is 21.23 acres in size with topography sloping from C-470 up to the backdrop of the foothills. The subject property is within the Dipping Bedrock Overlay District. The site is highly visible from C-470 to the north Access is from W Toller Drive, which is a county maintained public right-of-way. The closest major intersection is C-470 and Kipling.

Jefferson County South and East: PD- commercial, office, and industrial West: PD- open space North: C-470 The applicant proposes to amend the Jefferson Corporate Center South Official Development Plan – Amendment One for Lot 3E of the Jefferson Corporate Center Exemption Survey 6 Subdivision to allow multi-family uses.

Jefferson County The property was most recently rezoned in 2001 and Presently, the Planned Development (PD) zoning) allows for commercial/office/industrial uses including: business, professional and medical offices, hotels, hospitals, warehousing, light manufacturing and ancillary retail and service establishments.

Jefferson County Summary of Request: Maximum of 360 multi-family units Minimum lot size of 15 acres To amend the Planned Development (PD) zoning to include multi-family uses., The applicant has worked closely with Staff to craft written restrictions which will ensure that, if approved, the proposed multi-family development will meet design and compatibility standards for up to 360 units. The current restriction on building heights above 5,810 feet in elevation will remain. The proposal allows for multiple buildings, limited in height to 55 feet tall.

Jefferson County Process: Referrals were sent to the following external agencies: 19 HOAs within a one mile radius of the property Southwest Metro Water and Sanitation Foothills Park & Rec West Metro Fire Protection District Xcel Comcast CenturyLink Referrals were sent to the following internal agencies: Engineering County Geologist Public Health Transportation & Engineering Open Space Road & Bridge All agency comments have been addressed Community meeting on March 14 with 8 citizens in attendance. attendance generally had questions related to the rezoning process, traffic, preserving views, and if there would be on site management. The applicant explained that traffic would be less with the proposed residential uses than with the currently allowed commercial uses, that they would maintain the height limitation of 5,810 feet in elevation, and that they would provide onsite management. Applicant Makes Complete Submittal: April 25, 2016 All agency comments have been addressed including Transportation and Engineering's concerns regarding the impact to the intersection of Kipling and Ute where traffic impact fees may need to be directed to improve the turn lane movement there with the increased traffic from 360 more units. This will be addressed at the time of SDP.

Jefferson County Issues: Land Use Recommendation Visual Impacts Loss of Commercially Viable Job-Creating Land Redlined revisions to ODP for parking ratios

Jefferson County Issues: Land Use Recommendation Visual Impacts Loss of Commercially Viable Job-Creating Land Redlined revisions to ODP for parking ratios This property is subject to the recommendations found in The South Plains Area Plan and the updated Comprehensive Master Plan. The subject property is located within the Ken-Caryl / Meadows Activity Center and recommended for Office and Light Industrial uses. The Ken-Caryl Activity Center is intended to provide an employment center for technology, health care and research and development. This is a request to amend the existing ODP, which allows for a variety of business, office and light industrial type uses, and adds multi-family as an additional Permitted Use. Residential development is not recommended for this site so the applicant has submitted a plan exception letter Staff Agrees with logic articulated in the Plan Exception Letter as to why this site has unique characteristics like location at the edge of the activity center and proximity to open space, will produce less negative impacts than the recommended land use because of the nature of lower intensity residential uses, and how allowing this site to rezone would not likely set a precedent due to the conditions specific to this site. The requirements to argue that a plan exception should be granted are fairly basic when one is trying to rezone to a land use that is less intense than the land use that is recommended for the site. Staff has further concerns that if approved, the viability of the remainder of the development to be built as industrial uses may be negatively impacted.

Jefferson County Land Use Recommendation: South Plains Area Plan. Ken-Caryl / Meadows Activity Center Office and Light Industrial uses Employment Center This property is subject to the recommendations found in The South Plains Area Plan and the updated Comprehensive Master Plan. The subject property is located within the Ken-Caryl / Meadows Activity Center and recommended for Office and Light Industrial uses. The Ken-Caryl Activity Center is intended to provide an employment center for technology, health care and research and development. This is a request to amend the existing ODP, which allows for a variety of business, office and light industrial type uses, and adds multi-family as an additional Permitted Use. Residential development is not recommended for this site so the applicant has submitted a plan exception letter detailing the three required criteria from the comprehensive master plan. Staff Agrees with logic articulated in the Plan Exception Letter as to why this site has unique characteristics like location at the edge of the activity center and proximity to open space, will produce less negative impacts than the recommended land use because of the nature of lower intensity residential uses, and how allowing this site to rezone would not likely set a precedent due to the conditions specific to this site. However, The requirements to argue that a plan exception should be granted are fairly basic when one is trying to rezone to a land use that is less intense than the land use that is recommended for the site. Staff still has further concerns that if approved, the viability of the remainder of the development to be built as industrial uses may be negatively impacted.

Jefferson County Issues: Land Use Recommendation Visual Impacts Loss of Commercially Viable Job-Creating Land Redlined revisions to ODP for parking ratios

Jefferson County Visual Impacts: Staff believes the visual analysis shows that the separate buildings and height plus elevation restriction will alleviate major concerns regarding views.

Jefferson County Issues: Land Use Recommendation Visual Impacts Loss of Commercially Viable Job-Creating Land Redlined revisions to ODP for parking ratios The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation. And Staff believes the policies outlined in the CMP rquires Staff to advocate for future job creation and the need to plan for more regional places of employment.

Jefferson County Loss of Commercially Viable Job-Creating Land: The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation.

Jefferson County Loss of Commercially Viable Job-Creating Land: The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation.

Jefferson County Loss of Commercially Viable Job-Creating Land: The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation.

Jefferson County Loss of Commercially Viable Job-Creating Land: The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation.

Jefferson County Loss of Commercially Viable Job-Creating Land: The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation.

Jefferson County Loss of Commercially Viable Job-Creating Land: The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation.

Jefferson County Loss of Commercially Viable Job-Creating Land: The Comprehensive Master Plan strongly discourages Rezoning from Commercial or Industrial uses to non-commercial uses. There are multiple reasons for this, including addressing the jobs-housing balance overall, and in the South Jeffco area specifically. To help support their request, the applicant has submitted documentation showing some of the costs and benefits to the County of the proposed zoning Change. Staff still does not agree that the market analysis takes into account the importance of keeping land that is viable for future job generation.

Jefferson County Loss of Commercially Viable Job-Creating Land: 10 acres or more since 2012.

Jefferson County Issues: Land Use Recommendation Visual Impacts Loss of Commercially Viable Job-Creating Land Redlined revisions to ODP for parking ratios The ZR Requirement for multi family is 2.25 per unit and guest parking is part of that.

Jefferson County Issues vs Staff Findings: Land Use Recommendation (Agree with Plan Exception Letter) Visual Impacts (Agree with Visual Analysis and ODP) Loss of Commercially Viable Job-Creating Land (No) Redlined revisions to ODP for parking ratios or (Depends on if parking redlines are approved) Staff Agrees with logic articulated in the Plan Exception Letter as to why this site has unique characteristics like location at the edge of the activity center and proximity to open space, will produce less negative impacts than the recommended land use because of the nature of lower intensity residential uses, and how allowing this site to rezone would not likely set a precedent due to the conditions specific to this site. The requirements to argue that a plan exception should be granted are fairly basic when one is trying to rezone to a land use that is less intense than the land use that is recommnedded for the site. Staff has further concerns that if approved, the viability of the remainder of the development to be built as industrial uses may be negatively impacted.oning

Jefferson County Findings/Recommendations: