Parker planning commission backs Avalon Bay zoning changes to spur neighborhood commercial

The Parker Planning Commission voted 6–1 to recommend town council approval of a Plan Development amendment from Avalon Bay Communities that aims to make an eight-acre commercial parcel more marketable and bring neighborhood-serving retail and daycare to a growing part of Parker.

Staff planner Stacy told commissioners the amendment would remove a timing requirement for building a multi-tenant commercial structure while keeping the obligation that such a building be provided, remove a 250-foot setback that restricted drive-through uses near residential areas, and increase the maximum allowable size for a commercial daycare from 3,500 square feet to 10,000 square feet. “Staff has reviewed the proposal and has determined that it’s consistent or meets the eight criteria of the rezoning,” Stacy said.

Andrew Johnson, senior development manager for Avalon Bay, told the commission developers repeatedly cited the PD’s sequencing and minimum-size requirements as obstacles. "Making those multi-tenant buildings profitable for a developer is very challenging right now," Johnson said, arguing that the timing and minimum-square-foot rules have effectively stalled commercial interest. He said relaxing the sequencing would allow the market to determine when a multi-tenant building is financially viable while preserving a mechanism to ensure one is ultimately provided.

Resident and land planner Eric Gears spoke during public comment about childcare shortages in the area, saying many local centers carry 12–18 month wait lists and that a larger daycare footprint is needed. "You will not find a daycare at 3,500 ft. The average daycare size in the town of Parker is over 11,000 square feet," Gears said, urging support for the change.

Commercial broker Mitch Trippy told the commission that developers he contacted were unwilling to break ground on multi-tenant retail projects under the current sequencing requirements. “If somebody’s going to make us build a multi-tenant building by the third lot whether we’ve got tenants for it or not, we’re out,” Trippy said.

Commissioners who supported the amendment cited the neighborhood benefits of nearby retail and childcare, and the fiscal benefit of developed commercial parcels compared with vacant land. One commissioner expressed concern about removing any timing limit that might allow the commercial parcel to remain vacant indefinitely; the amendment passed with one commissioner voting no.

The commission’s action is a recommendation; the proposal now goes to the Parker Town Council for final consideration.