Centennial officials hope new zoning rules will increase sales-tax collections and tame the unruly development that has marked the city’s main street.
But at least one critic claims it could hurt small business.
The city has placed restrictions on the development of car washes, self-storage units, drive-through restaurants, gas stations and convenience stores along a 4-mile stretch of East Arapahoe Road from South Parker Road to Interstate 25. The rules, passed earlier this month, will go into effect June 30.
The zoning rules are not unique to Centennial. Other suburban cities in the metro area have zoning restrictions that reflect their particular needs and development philosophies.
Centennial, incorporated in 2001, is experiencing growing pains, said Mayor Randy Pye. Since Arapahoe County, where Centennial is located, has less-restrictive zoning regulations, development along the strip has been haphazard.
The fast-food restaurants and other businesses that have sprung up there generate little sales tax.
City officials want uniform development of large-scale commercial-retail businesses that can boost tax collection, Pye said. And they want businesses along the strip – which is more heavily developed closer to I-25 – to have esthetically pleasing facades. Target businesses could be higher-end restaurants, pharmacies and grocery stores.
“We want the Arapahoe Road corridor, which we consider our main street, developed in a way we consider high quality,” he said.
Existing car washes and other existing businesses that would otherwise be barred won’t be affected.
In most cases, the ordinances will keep new fast-food businesses, convenience stores, gas stations, car washes and self-storage units at least 300 feet from East Arapahoe Road, South Parker Road and East Broncos Parkway, and at least 500 feet from a number of intersections.
An exception to the rules will allow all but self-storage units within that buffer as long as they are part of a much larger development.
Most cities do have zoning restrictions outlining where such businesses, which generate traffic, noise and other problems, can be placed, said Stuart Meck, senior research fellow at the American Planning Association.
“These are uses that are nuisances; they are auto-oriented,” Meck said.
The new rules are less restrictive than those originally proposed, said Doug Christ, president of the Rocky Mountain Car Wash Association. Those would have barred the businesses from setting up shop all along the corridor.
But he said the zoning will still make it hard for small businesses to get a foothold on the strip.
“They have a right to do it, but it is very anti-small business,” he said.
Christ warned that if the city places all its hopes in businesses that generate high sales tax, Centennial could find itself with empty lots along the road.
“They are looking to get specific types of higher-end retail and restaurants,” he said. “If they can’t get those uses, the land will sit vacant.”
The city worked with the association and others representing affected businesses to draft the rules.
“A lot of our members were afraid there would be a virtual ban on drive-through restaurants,” said Peter Meersman, president of the Colorado Restaurant Association. “For the most part, these restrictions are fair.”
Staff writer Tom McGhee can be reached at 303-820-1671 or tmcghee@denverpost.com.
Zeroing on zoning
Zoning rules to shape development along a portion of East Arapahoe Road in Centennial will take effect June 30. Some zoning regulations in suburban Denver cities:
Aurora
Aurora between Yosemite and Hanover streets on East Colfax Avenue includes few restrictions due to most of the area already being built out.
Buildings are set at a limited distance from the street to enhance a pedestrian-friendly feel, and they must meet certain design standards.
Broomfield
Only 10 percent to 15 percent of Broomfield falls under traditional zoning laws. The rest is governed by planned unit development codes, which leave specific zoning decisions up to property owners.
New businesses must apply to the owner/developer to operate in the area.
Centennial
Restrictions on car washes, self-storage units, drive-through restaurants and convenience stores along a 4-mile stretch of East Arapahoe Road from South Parker Road to Interstate 25.
Most fast-food businesses must be at least 300 feet from East Arapahoe Road, South Parker Road and East Broncos Parkway, and at least 500 feet from a number of intersections.
Englewood
All of South Broadway through Englewood is zoned for commercial and residential with few restrictions. But adult-entertainment businesses, tattoo and piercing parlors, and day-labor shops are relegated to industrial zones off Broadway.
Businesses must be built within 5 feet of property front to maintain urban feel. Exceptions include drive-throughs such as fast-food restaurants and banks.
STAFF WRITER JOHN WENZEL
Existing businesses not affected by new Centennial regulations
7
Car washes
15
Fast-food restaurants
6
Self-storage units
12
Convenience stores/gas stations
