8/23/2005
Thornton City Council approved 7 ordinances that collectively changed the zoning of properties along I-25, between 136th Avenue and the 147th Avenue alignment to reflect the land uses described in the North Washington Subarea Plan.

Council also approved a designation of economic significance for that portion of the North Washington Subarea north of 136th Avenue, south of the 147th Avenue alignment, east of I-25 and west of Washington Street.

The intent of the change in zoning and the economic significance designation of this approximately 373 acres, was to expedite the development of regional commercial projects in the North Washington Subarea.

7/1/2005
A 5-day Advisory Services Panel from the Urban Land Institute, (ULI) an international real estate forum, presented several recommendations to Thornton City Leaders, staff and citizens on July 1, 2005. The Panel had been asked to study Thornton's newly approved North Washington Subarea Plan and provide some implementation strategies. During the prior week, the panel interviewed more than 50 community leaders familiar with both the plan and with the local development environment. Those interviewees included political leaders, real estate professionals, land owners, residents and business leaders.

The ULI Panel's seven members were selected from cities far outside of the local community and included a variety of land planning and development experts. Overall, the panel congratulated Thornton for the process undertaken to develop the North Washington Subarea Plan. The panelists suggested that some "tweaks" to the plan itself might be necessary to fulfill the intent and vision of the plan. However, the ULI Panel had some candid and frank advisements for the ways in which City leaders would likely have to proceed in order to make the vision a reality.

Among the Panel's recommendations:
o	The area should be developed with more regional uses than are found within the remainder of Thornton.
o	Focus first on gateway commercial areas and the identified urban village areas.
o	Areas shown on the adopted land use plan as corporate campus and industrial use should be assigned land use and zoning classifications that allow for a more expanded variety of uses that will bring valuable jobs to the City.
o	The City should proactively prepare this area for development rather than waiting for a developer to approach the City. The City/developers should have land assembled, infrastructure in place, and regulations and approval processes established.
o	The City will need to amend its comprehensive plan (goal, policies and objectives), future land use map (add the new land uses approved in subarea plan), zoning ordinance (create new land use classifications, consider overlay zones) and other associated land development regulations to realize the recommendations of the subarea plan.
o	Establish design guidelines (identity elements, building form, landscaping, street-facing orientation, openings, roof forms, materials, etc.) for the plan area.
o	Establish funding sources for project development.
o	Facilitate joint-venture partnerships among landowners
o	Improve self-promotion as a community.
o	Streamline the development review process.
o	Create an autonomous development authority.
o	Get “Thornton" into every development name, sign and gateway.

The Urban Land Institute Advisory Services Panel will provide the City with a more comprehensive report of their findings and Thornton leaders will consider the Panel's recommendations for future implementation.

4/26/2005
Thornton City Council formally adopted the new subarea plan for the North Washington Subarea. The plan was the result of months of public input from residents, planners and real estate professionals. Literally hundreds of individuals worked with independent consultants to create this vision of Thornton's future. The Subarea plan includes areas for dramatic growth in retail, office, technology, and a broad range of other industries.

"The North Washington Subarea Plan provides vision and guidance for City Leaders as that part of Thornton develops over future years," said Deputy City Manager for City Development, Jeff Coder. "This plan incorporates extensive public input and we think it reflects a broad vision of what this community would like to eventually be."

9/2004 – 4/2005 During this eight month period, 24 public meetings were held to gather input, develop concepts, carefully weigh alternatives and create recommendations regarding future land uses in the North Washington Subarea. The Steering Committee for the North Washington Subarea Planning project worked with independent consultants to oversee, review and analyze the work of four working subcommittees. The Steering Committee then made final recommendations to Thornton’s City Council.

9/2004 The City Council selected individuals to serve on The North Washington Steering Committee. Four subcommittees were also selected to focus on Economic Development and Marketing, Land Use and Housing, Transportation and Utilities, and Parks and Open Space. The Council broadly charged these working group with creating recommendations for The North Washington Subarea Plan that would: Provide for a diversity of land uses; provide diverse economic enhancements of the tax base; expand and diversify the employment base; be based upon reasonable and achievable expectations given the physical conditions and market influences; and Identify and recommend ways to address the infrastructure impacts of recommended plans.

8/2004 The City contracted with an independent urban design and land use consulting firm, HNTB to undertake the North Washington Subarea Plan. HNTB subcontracted with The Osprey Group to provide facilitation and community participation services and with Sammons/Dutton LLC to provide analysis of economic and market factors. These firms, along with City Council, a North Washington Steering Committee, four Subcommittees, citizens, and City staff worked to create the North Washington Subarea Plan.

6/2004 Under direction given by the Thornton City Council, The City of Thornton formerly undertook a public-driven study to create a land use plan for the North Washington corridor.

3/2002 – 2/2003 Thornton City Staff from a wide variety of departments carefully analyzed, reviewed, and compiled information relevant to the North Washington corridor. The data would form the foundation of subsequent work for designating land uses in the area.

2/2002 Downing, Thorpe & James presented a plan for the land use designations along the I-25 corridor to the Cities of Thornton and Westminster. A large portion of the land included in the study would eventually be identified as part of the North Washington Subarea.   2001 The City of Thornton and the City of Westminster partnered together to contract with independent land use and urban design consultants, Downing, Thorpe & James. The consultants were asked to provide a study of the I-25 corridor in the area bounded by Huron to the west, Washington to the east between 120th and 148th Avenues.

1990s The City of Thornton developed a Comprehensive Land Use Plan that designated future land uses throughout the whole of the City. The Plan was presented and formally adopted in 1997.

Committees

The City Council selected five committees to help develop this Plan. There were four subcommittees focusing on Economic Development and Marketing, Land Use and Housing, Transportation and Utilities, and Parks and Open Space. The North Washington Steering Committee made recommendations to the City Council.

The names of the committee members are posted on the website.

The City Council's charge to these committees was as follows:

A full outline of the City Council's Committees Charge and Committees Process is posted on the web site.

Public Involvement

The development of the North Washington Subarea Plan was designed to involve citizens and to solicit their review and comment. Residents were encouraged to attend the following community meetings:

A full schedule of Subarea Plan meetings is posted on the web site.

Planning Process

Additional details are available in the process chart.

As the Plan went through the planning process and committee meetings were held, updated information was posted to this website.

Meetings

A full schedule of Subarea Plan meetings is posted on the web site.

Consultants

The City hired HNTB, an urban design and planning firm, to undertake the North Washington Subarea Plan. HNTB subcontracted with The Osprey Group to provide facilitation and community participation services and with Sammons/Dutton LLC to provide analysis of economic and market factors. These firms, along with City Council, the North Washington Steering Committee, the four Subcommittees, citizens, and City staff worked to create the North Washington Subarea Plan.    

Comments

The Planning team welcomes comments on the plan.