|Current Comprehensive Plan: In 2008 the Board of Trustees approved an amendment to the “Master Plan” to establish the potential for commercial use on additional lots along Parker Road from East Costilla Avenue south to the southern boundary of the Town, west of South Norfolk Street, East Easter Way, South Buckley Road, and East Hinsdale Way. The amendment, known as “The Town of Foxfield Comprehensive Plan—Amendment #2, modified the Master Plan's land use designation from single family residential and institutional to commercial, and identifies the potential for these lots to be rezoned for commercial use in the future. These additional lots are identified in the Comprehansive Plan Land Use Map. The zoning of these lots will remain Large Lot Rural Residential (RR) until such time an applicant requests they be rezoned. Applications for rezoning must go through a rigorous rezoning process including planning, engineering reviews, referrals public hearings and Town approval.
Modifying the land use designation shows the Town’s intent to maximize the commercial value of these lots for future development by accomplishing the following:
- Provide an alternative to single family lots heavily impacted by South Parker Road traffic.
- Raise sales tax revenue for the Town for purposes of infrastructure improvements and property tax relief.
- Create a development buffer for interior single family lots along South Parker Road.
- Provide access to the new signalized intersection at Chambers (CornerStar Shopping Center) and Parker Road by re-routing East Fremont Avenue and making cut-through traffic less appealing.
- Provide an alternative access for Jehovah’s Witness Kingdom Hall to the new signalized intersection on Parker Road.
The current Master Plan, or Comprehensive Plan, uses policies to provide guidelines for development. In 2009, the Board of Trustees revised the Zoning Regulations and created new standards within zoning districts to provide greater control of future residential and commercial development.
Existing land use polices which support changing the land use designation from residential to commercial are the following:
Policy #1. “Evaluate undeveloped land as located on the Master Plan map in terms of the opportunities and benefits the land may present for the Foxfield community.”
Policy #5. “…Amendment to the Master Plan map may be considered for commercial and other uses as each would affect the abutting properties and the whole community with the primary goal to further the policies of the Master Plan and provide benefits to the Town of Foxfield and its residents.
Additional Land Use Policies have been incorporated into the Comprehensive Plan to guide the development of the commercial areas:
Policy #7. Views to the Rocky Mountains from public streets (Norfolk St., E Easter Way, S Buckley Rd., and E Hinsdale Way) in Foxfield generally adjacent and east of South Parker Road need to be protected to the greatest extent possible. Applications for new development along this edge of the community will need to submit a site line analysis from various points along these streets to address the visibility concerns. In addition, site plans and landscape plans will need to be submitted which effectively address buffering and screening concerns of the residential property owners to the East.
Policy #8. Design standards need to be implemented that require new development in the commercial area to build at or near the grade of Parker Road and to incorporate extensive berming and landscape screening along the eastern edges of these properties to protect rural residential land uses.
Policy #9. New developments along Parker Road need to plan for community pedestrian and vehicle access to and from appropriate development sites but not allow for cut-through traffic in Foxfield.
Policy #10. New developments along South Parker Road and Arapahoe Road when built in phases or by separate developers on separate parcels need to plan for vehicle and pedestrian connectivity among them.
There are numerous legal, infrastructure and financial issues that will need to be faced and resolved by prospective developers of the parcels in the proposed Parker Road commercial area. The Town of Foxfield intends to partner with prospective developers to help facilitate development of the area. Commercial development of the lots along Parker Road will be a cooperative effort between the owners of the lots, developers and the residents of Foxfield.