MORRISON — Tucked behind the Dakota Hogback, the town of Morrison has enjoyed its isolated existence for more than a century.
The 427 inhabitants are so proud of their location on the metro area’s western edge they call it “the nearest faraway place.”
All of that could change with the looming development of 345 acres in the Rooney Valley that lie within Morrison’s town limits east of the Hogback.
Morrison officials are weighing how to develop the land near the intersection of C-470 and Morrison Road.
“This is a big thing for us,” said Brian Bogert, a 14-year resident whose home has been in his family since 1954.
It might not be quite as big as the floods that have devastated Morrison or the development that could occur south of town on Colorado 8.
But some residents fear a quadrupling of the population could mean those living in lower Morrison — “LoMo” — would have more political power than those living in old Morrison.
They worry about preservation of the historic downtown, a top priority among residents surveyed last year.
“Morrison is still going to be tucked behind the Hogback, Morrison still will be quaint and beautiful, and it will be delightful,” said Chris Fellows, whose H.F. Holdings LLC is the applicant for property owners based in North Dakota. “Change is going to come to the town of Morrison, whether we build or not.”
Denizens prepare for change
On the table is rezoning for the Red Rocks Centre, which proposes 1.5 million square feet of office space, 800,000 square feet of retail space and two hotels in the next 25 years.
Some residents are more concerned about the impact of residential units being proposed for the first time.
Planned are 500 single-family homes and 500 multifamily homes, with some being above retail stores in a “town center.”
Zoned 24 years ago for commercial, offices and retail, the area will need people living nearby to support retail that could generate $8 million in sales tax when the project’s last phase is completed in 2034, developers say.
Those homes, critics say, would bring in 2,000 voters with a potentially different agenda than the current 225 voters — half of whom live in the Bear Creek Nursing and Rehabilitation Center.
Some residents even have asked whether “LoMo” residents could be blocked from voting on town issues.
“I see taxes going up and a loss of control,” said Brewster Caesar, who has lived in Morrison since December and has owned a home there for 14 years.
Caesar said those who would live “over there,” meaning in the valley, probably would want trash collection services — something Morrison doesn’t provide. The valley folks might not share old Morrison’s concern about flooding, or the impact of Phish-heads inundating the town during a Red Rocks concert, he said.
Project will develop in stages
“For most of us, it’s a scary thing,” said Shari Raymond, a 46-year resident. “This is a close-knit town, and we don’t want to be big. We want the town to stay the way it is.”
But change is coming, Raymond said, adding, “We just have to make the best of it.”
Morrison receives about half of its $1.1 million general fund budget from sales tax.
Additional revenues are needed for operating expenses and projects such as an $800,000 water-treatment facility upgrade and the planned multimillion-dollar wastewater plant.
Bogert said the town should move forward cautiously and nail down details on building heights, density, traffic and phasing of commercial and residential construction.
One condition in the planning commission approval is that after 150,000 square feet of commercial space is built, 250 residential permits will be issued. Then more commercial, followed by more residential.
“The town is looking for the right mix and the right timing,” said Jerry Smith, the town’s special projects coordinator. The stair-stepping of commercial and residential building “gives the town a safety net.”
The trustees’ hearing on the project will continue July 8.
Ann Schrader: 303-278-3217 or aschrader@denverpost.com.
