The Planning Commission presented evidence of health and environmental harm from fueling stations and car washes. No evidence from the other side was presented. With only one side represented, it is no surprise that the Planning Commission unanimously recommended to restrict gas stations in Lakewood, while at the same time increasing electric charging stations. Council comments generally reinforced that view and city staff will be drafting new ordinances to implement these recommendations.
The Planning Commission discussed the issue at three public meetings. In the presentation, this sounds like all sides were heard. However, inviting comment or being open to comment is not the same as researching or actually hearing the other side.
No industry representatives made comment or presentation and no information was brought forth to represent their side. Only one person made comment on LakewoodSpeaks to support the market economy. This led to a one-sided, forgone set of recommendations from the Planning Commission.
An example from the presentation of what the Planning Commission found to be a compelling argument:
“Within 10 years 80% of all fueling stations will be unprofitable (due to the switch to EV cars), leaving stranded assets that will need environmental remediation” – cited by Planning Commissioner Kip Kolkmeier
Does Lakewood have a profit standard for businesses to open? No.
Does Lakewood bear any responsibility for environmental costs if remediation is needed? No.
Is EV car use on track to eliminate gas cars? No, not without government force.
None of that was mentioned.
Planning Commission recommends eliminating gas stations in all mixed use zoning, which they claim are designed for pedestrian, cycling and mass transit use. This statement does not align with ordinance but is a move the city seems to encourage, whether explicitly stated or not. Most public policy discussions that encourage walkability do not explicitly say cars will be eliminated (*Originally worded to be sound harsher)
Purpose of Mixed-Use Zone: “Provide a well-designed site circulation system with a strongly defined pedestrian and vehicular network, good connections to adjacent land uses and efficient connections to transit stops.” Per Lakewood Zoning Ordinance, Article 7.
Planning Commission also recommends increasing electric charging stations, for which there is no business case for proven profitability or need. This argument also proves the misleading nature of “mixed use zoning is for pedestrian, cycles and mass transit.”
Lakewood may consider requiring charging stations as a prerequisite to approving future gas stations. This move will introduce additional market distortions with affects that were not studied at all. Gas stations already have the option to add any charging stations they feel have market demand.
Lakewood staff will be drafting new ordinances to implement these recommendations, while conducting further research.
Lakewood Following Denver
Once again, Lakewood is following in Denver’s footsteps. See some of the other side of the argument from Joshua Sharf, Complete Colorado:
“Never mind your guns, some Denver City Councilmembers are coming for your gas stations.
The Denver Post reports that, concerned by an alleged “sudden proliferation of gas stations,” Councilmembers Amanda Sawyer and Paul Kashmann, among others, have decided that gas stations – apparently uniquely among Denver’s many retail businesses – are taking too much space away from other priorities such as housing. In response to this deadly threat to housing density, they are close to proposing a zoning change precluding new gas stations from being built inside a quarter-mile buffer zone around existing stations.”
