HomeMy WebLinkAbout02/01/2007AGENDA
CITY OF WHEAT RIDGE PLANNING COMMISSION
February 1, 2007
~ Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on February 1, 2007, at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. - APPROVE THE ORDERAF THE AGENDA (Items of new andbld business may be
recommended for placement on the agenda.)
5. APPROVAL OF MINUTES -December 7, 2006
6. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the agenda. Public comments may be limited to 3 minutes.)
7. PUBLIC HEARING
A. Case No. WPA-06-03: A resolution, Resolution 01-2007, adopting the Wadsworth
Corridor Subarea Plan.
~ 8. OTHER ITEMS
9. ADJOURNMENT
CITY OF WHEAT RIDGE PLANNING COMMISSION
~ Minutes of Meeting
December 7, 2006
1. CALL THE MEETING TO ORDER
The regular meeting of the Wheat Ridge Board of Adjustment was called to order
by Chair WESLEY at 7:00 p.m. in the City Council Chambers of the Municipal
Building, 7500 West 29`h Avenue, VJheat Ridge, Colorado.
2. ROLL CALL
Commission Members Present: Anne Brinkman
John McMillin
Phil Plummer
Cassie Spaniel
Kim Stewart
Scott Wesley
Commission Members Absent: Jim Chilvers
Jerry Scezney
Staff Members Present: Travis Crane, Planner II
Ann Lazzeri, Secretary
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA
It was moved by Commissioner PLUMMER and seconded by Commissioner
SPANIEL to approve the order of the agenda. The motion carried
unanimously.
5. APPROVAL OF MINUTES - November 16, 2006
Commissioner McMILLIN requested an amendment to the minutes of November
16, 2006 to indicate that Commissioner PLUMMER seconded the motion to
adjourn the meeting.
It was moved by Commissioner PLUMMER and seconded by Commissioner
SPANIEL to approve the minutes of November 16, 2006 as amended. The
motion carried 5-0 with Commissioner STEWART abstaining and
Commissioners CHILVERS and SCEZNEY absent.
Planning Commission
December 7, 2006 - 1 -
6. PUBLIC FORUM (This is the time for any person to speak on any subject
not appearing on the agenda.)
There was no one present to address the Commission at this time.
7. PUBLIC HEARING
A. Case No. MS-06-09: An application filed by Coors Brewing Company
for approval of a two-lot minor subdivision plat for property located
generally west of I-70, south of Highway 58, north of West 32"d Avenue
and east of Eldridge Street.
The case was presented by Travis Crane. He entered all pertinent documents into
the record and advised the Commission there was jurisdiction to hear the case.
He reviewed the staff report and digital presentation. Staffrecommended
approval for reasons outlined in the staff report.
Neil G. Jaquet
311 Tenth Street, Golden
Mr. Jaquet, Director of Water Resources and Real Estate for Coors Brewing
Company, explained that the applicant wants to sell the portion of Lot 9 situated
north of Clear Creek and retain the remaining 4-acre parcel which includes the
Clear Creek channel. This parcel would serve as a buffer for Coors water storage
facilities.
Chair WESLEY asked if there were any present who wished to address this
matter. There was no response.
It was moved by Commissioner PLUMMER and seconded by Commissioner
STEWART to approve Case No. MS-06-09, a request for approval of a rivo-
lot subdivision plat for lot 9 of the Cabela's/Coors Subdivision property
located generally west of I-70, south of Highway 58, north of West 32id
Avenue and east of Eldridge Street for the following reasons:
1. All requirements of the Subdivision Regulations have been met.
2. All required utility easements are being provided.
The motion carried 6-0 with Commissioners CHILVERS and SCEZNEY
absent.
8. OTHER ITEMS
• Travis Crane informed the Commission that there were no cases scheduled for
the December 21s` meeting.
~
Planning Commission
December 7, 2006 - 2 -
It was moved by Commissioner PLUMMER and seconded by Commissioner
SPANIEL to cancel the December 21, 2006 meeting. The motion passed 6-0
with Commissioners CHILVERS and SCEZNEY absent.
Commissioner McMILLIN suggested that, in addition to looking at the
Prospect development in Longmont that he mentioned at the last meeting, it
would be a good idea for the city to take a look at the Lowry and Stapleton
developments.
9. ADJOURNMENT
It was moved by Commissioner PLUMMER and seconded by Commissioner
STEWART to adjourn the meeting at 7:23 p.m. The motion passed
unanimously.
Scott Wesley, Chair Ann Lazzeri, Recording Secretary
Planning Commission
December 7, 2006
-3-
City of Wheat Ridge pF WHEqT~
Community Development Department ~ m
Memorandum ~o~oRao~
TO: Planning Commission
THRU: Alan White, Community Development Director (~~►11
~,~Q vv~~
FROM: Sally Payne, Senior Planner ~1
SUBJECT: Case No. WPA 06-03, Wadsworth Corridor Subarea Plan
DATE: January 25, 2007
This Case is: ❑ Quasi-Judicial 0 Legislative
Enclosed is a copy of the draft Wadsworth Corridor Subarea Plan and Appendix. The Plan was
prepared by Winston Associates and Community Development Department staff over the course of
the last year. The preparation of the plan fulfills one of Council's sYrategic goals to prepare plans for
subareas in the City in order to prepare for growth and its opporhuiities.
This area was selected for one of the first subarea planning efforts because of the need to define a
future roadway design and right-of-way needs for property owners and future developers as they
consider redevelopment along the corridor. It is also important for the City to have an adopted plan
for Wadsworth Blvd. prior to CDOT bea nning any studies regarding widening of the roadway.
CDOT must consider any locally adopted plans as part of their studies. This Plan has built on many
of the concepts of the unadopted 1999 Wadsworth Boulevard Corridor: Transportation, Land Use,
and Design Plan.
Several public meetings were held in the last year to obtain input from the public about what they
would like to see for Wadsworth Blvd. in the future. In addirion, many meetings were held with
Community Development and Public Works staff, as well as representatives from CDOT, to discuss
future roadway design. Based on public input and staff and consultant evaluation, the Wadsworth
Corridor Subarea Plan is recommending a symmetrical multi-way boulevard as the future roadway
design, with mixed uses of higher densifies adjacent to the corridor transirioning out to lower
densities to be compatible with the surrounding single-family neighborhoods.
The following is a summary from the Wadsworth Corridor Subarea Plan:
"The major goal of this plan is to provide a proactive vision for the Wadsworth Corridor Subarea.
This will allow the City, current landowners and business owners and future developers to work
together to stimulate economic development along the corridor. The major features of the Plan
include:
➢ In conjunction with future widening, convert Wadsworth Blvd. from 46`4 Ave. to
approximately 38`h Ave. into a"multi-way boulevard " with center lanes to carry through-
traff c separated by planted islands from parallel f'rontage roads' for local shopping and on-
street parking.
➢ Encouragement of the development of the Wadsworth corridor, especially between 44`h Ave.
and 38`" Ave. as a Town Center for Wheat Ridge - filling in both sides of Wadsworth Blvd.
with a mi,r of commercial, offzce and residential uses, convenient parking both on-street and
behind the buildings, and br-oad sidewalks with benches, street tree planting and areas for
plazas and outdoor dining.
➢ On the east side of Wadsworth Blvd., existing commercial street (approximately Webster St.)
that serves the Safeway center and Big Lots will be presef-ved. On the west side of
Wadsworth Blvd., behveen 44`h and 41 s'Aves., create Zinks to connect existing north-south
roadways (approximately Yukon and Yarrow Sts) as service Zanes.
➢ Implementation of Town Center Park, which has long been a component of the City plans, as
a large "central park" to provide a central focus for a town center as well as an area for
events that will draw additional patrons to the area.
➢ Just east of the newly named Webster St. from Big Lots store and on both sides of 44`ry Ave.,
encourage infill with mixed-use development, including the underutilized area at 44`h Ave.
and Upham St. Similarly, on 38`h Ave east of Wadsworth Blvd., encourage infill mixed-use
developments making a more gradual transition between Wadsworth corridor and adjacent
38'h Ave. `main street' commercial area.
➢ In general, encourage a gradual increase in density and buiZding height closer to Wadsworth
Blvd. to provide the critical mass of uses, and residents, that will help support the businesses
in the Corridor and bring life to this town center. "
The Subarea Plan is proposed to supercede the Comprehensive Plan for the area. The existing
Comprehensive Plan references the unadopted 1999 Plan regarding improvements to Wadsworth
Blvd. Since the 2000 Comprehensive Plan was adopted, CDOT has set aside funds in their long
range plan for the widening of Wadsworth Blvd.
This item has been scheduled for a public hearing. Notice as required by state statute for the hearing
has been provided. (Notice in the Transcript newspaper.) In addition, norices have been sent to a
mailing list of 250 approximately persons who have attended the workshops.
Winston Associates will be at the hearing to present the Plan.
Staff recommends adoprion of the Plan. A morion to adopt a resolution recommending adoprion of
the plan by City Council is needed.
Suggested Motion:
"I move to adopt Resolution 01-2007, a resolution recommending adoption of the Wadsworth
Corridor Subarea Plan, and forwarding this recommendation along with the Resolution to City
Council for their consideration."
CITY OF WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO. Ol
Series of 2007
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WHEAT RIDGE, COLORADO, RECOMMENDING ADOPTION OF THE
WADSWORTH CORRIDOR SUBAREA PLAN AND BY SUCH
ADOPTION, AMENDING THE WHEAT RIDGE COMPREHENSIVE
PLAN
WHEREAS, the City Council of the City of Wheat Ridge adopted a Comprehensive Plan
on October 25, 1999 and amendments were considered and adopted in January 24, 2000; and
WHEREAS, the Wadsworth Boulevard Corridor: Transportation, Land Use, and Design
Plan prepared in 1999 was not officially adopted, the Wadsworth Corridor Subarea Plan updates
the 1999 Plan and provides direction regarding future roadway design for current landowners,
business owners, and future developers to work to stimulate economic development along the
corridor; and
WHEREAS, the Comprehensive Plan adopted in 2000 referenced the unadopted 1999
Plan regarding improvements to Wadsworth Blvd; and
WHEREAS, the City Council directed staff and its consultant to prepare a subarea plan
for the area generally bounded by I-70, Upham St., 26"h Ave. and Yarrow St. in fulfillment of one
of the Council's strategic goals; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be
amended by the City from time to time; and
WHEREAS, City Council desires to amend the Comprehensive Plan to address changed
circumstances related to CDOT's commihnent of funding in their long range plan for the
widening of Wadsworth Blvd. from 36`h Ave. to I-70; and
WHEREAS, Plauuiug Commission has held a public hearing as provided by C.R.S. 31-
23-208 and Section 2-60 (b) of the Wheat Ridge Code of Laws; legal notice thereof duly
published in the Wheat Ridge Transcript on January 18, 2007.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Wheat Ridge, Colorado, as follows:
The Planning Commission of the City of Wheat Ridge hereby recommends
adoption of the Wadsworth Corridor Subarea Plan attached as Exhibit A.
2. The Planning Commission recommends that the Wadsworth Corridor Subarea Plan
supercede the Comprehensive Plan for the portion of the City covered by the
Subarea Plan.
A copy of this resolution shall be forwazded to the City Council.
I:\Comdev\Wadsworth Subarea Plan\pc resolution.doc
DONE AND RESOLVED THIS day of , 2007.
CIIAIR, PLANNING COMMISSION
ATTEST:
Secretary to the Planning Comxnission
I:\Comdev\Wadsworth Subazea Plan\pc resolution.doc
WADSWORTH CORRIDOR
SUBAREA P LAN
jaivunxY az, 2007
TABLE OF CONTENTS
1.
INTRODUCTION
1
1.1
SUBAREA PLANS
'I
.1.2
GOALS FOR THE WADSWORTH CORRIDOR SUBAREA
'I
1.3
THE WADSWORTH CORRIDOR CONDITIONS
2
1.4
SUMMARY OF THE WADSWORTH CORRIDOR SUBAREA PLAN
Z
. 1.5
THE REGULATORY CONTEXT .
3
1.5.1 REGIONAL PLANNING: DRCOG AND CDOT
3
1.5.2 JEFFERSON COUNTY: TNE COUNMNIDE TFANSPORTATION PIAN
3
1.6
RELATIONSHIP OF THE WADSWORTH CORRIDOR SUBAREA PLAN TO OTHERCITY PLANS
. 4
1.8.1 THE WHEAT RIDGE COMPREHENSIVE PUW
4
1.6.2 1999 WADSWORTH BOULEVAFD CORRIDOR SNDY .
4
1.6.3 THE URBAN RENEWi1L AUTHORITYAND TNE.URBAN RENEWAL PLANS .
4
1.8.4 WAOSWORTN BOULEVARD CORRIDOR REDEVELOPMENT - URBAN RENEWAL-PLAN
S
1.5.5 38TH AVENUE - URBAN RENEWqL PLAN.
S
1.7
THE WADSWORTH CORRIDOR SUBAREA PIANNING PROCESS , . .
5
~
LZ'I PU6LIC MEETING #1 - INTROOUCTORY KICK•OFF MEETMG
. S
'IJ.Z PUByGMEETING#P-DIGITALPUINNINGCHARRETiE
.8
1.7.3 TECNNICAL wORKSESSIONS
s
'I. LQ PUBLIC MEETING #3- PRESENTATION OFAL7ERNA7IVES
J
1.7.5 PUBqC MEElING #4- VISUAL PREFERENCE SURVEYICHIP GAME
J
1.7.6, . FINAL+PUBUC MEEiING S - PREFERRED OWION>
10
2. i
EXISTING CONDITIONS
11
2.1
OvERView
11
2.2
EXISTING LAND USE .
'I'I
2.3
EXISTING ZONING '
. ` 1$
2.4
BUILDINGCONDITIONS. . .
15
2.5
TwAFFic
18
2.6
Twanisir
20
2.7
ECONOMIC DEVELOPMENT
ZO
~
WADSWORTH SUBAREA PLAN
3.
ALTERNATIVE ROADWAY CONCEPTS
21
,
i
3.1
THE MODIFIED 1999 PLAN ALTERNATIVE
21
3.2
ASYMMETRICAL MULTI-WAY BOULEVARD ALTERNATIVE
23
4.
P
REFERRED PLAN: SYMMETRICAL MULTI-WAY BOULEVARD
25
4.1
ROADWAY DESIGN
25
4.2
FRONTAGE ROAD INTERSECTION OPTIONS
27
4.2.1 OP710N 1: A WIDE DETOUR TO CROSS STREETS
27
4Y.2 OPTION P: A NARROW DETOUR TO CR0.SS STl2EETS
Y$
4.23 OWION THE FRONTAGE ROAD CONTINUES THROUGH THE INTERSECTION
YJ
4.3
WADSWORTH NORTH OF 46 AVENUE AND SOUTH OF 38 T" AVENUE
ZJ
4.4
OTHER WADSWORTHIMPROVEMENTS
30
4.5
UNIQUE IDENTITY .
30
4.6
LnNO Use
31
4.7
TRANSir
33
4.8
COMMUNITY SERVICES AND FACILITIES
3$
4.9
ECONOMIC DEVELOPMENT
34
4.10
KEY BENEFITS OF THE PREFERRED PLAN
35
' 5.
POLICIES AND ACTIONS
37
5.1
WADSWORTH BOULEVARD
37
5.2
WADSWORTH BOULEVARD
37
5.3
RELIANCE ON THE WADSWORTH CORRIDOR SUBAREA PLAN
38
5.4
(NCREASED CONNECTIVITY
38
5.5
SHARED PARKING '
$H
5.6
DESIGN
5.7
IMPLEMENTATION
38
5.8
DeNSrrv
38
5.9
IMPLEMENTATION ACTIONS
39
5.9.1 SHORT-TERM PRIORITIES ("NEXT STEPS' J
39
5.12 INTERMEDIATE PqI0R1T1ES
39
6.
APPENDIX
41
WADSWORTH SUBAREA PUW
TABLE OF FIGURES
Figure 1: Wadsworth Subarea
p
Figure 2: An excerpt of the Jeflerson County Transportation Plan.
4
Figure 3: Urban Renewal Plans
4
Figure 4: Comments collected af Public Meeting #1
6
Figure 5: Example of concept developed at the "Digital Charrette".• The proposed 'frontage road" concept.
7
Figure 6: Example of concept developed at the "Digifal Charrette" Mixed-uses
7
Figure 7: Example of concepf developed at the "Digital Charrette": The east side infill retail
7
Figure 8: A summary of the concepts developed at the Digital Charrette
8
Figure 9: The'Asymmetrical Multi-way8oulevard option
g
Figure 10: Participants discussing Chip Game results
10
Figure 11: Current Land Uses
12
Figure 12: Zoning districts of the municipal code.
13
Figure 13: Approximate acres and percentage of Subarea by zoning type
13
Figure 14: Existing Zoning near the Wadsworth Subarea
14
Figure 15: Example 1, buildings along WadswoRh
15
Figure 16: Example 2, buildings along Wadsworth
15
Figure 17: Inventory of Commercial Sqaare Footage by Community
15
Figure 18: Example 3, buildings along Wadsworth
16
Figure 19: VacancyRate 46thAvenue to 36thAvenue
16
Figure 20: Comparison of Jefferson County communities, square footage asking price.
16
Figure 21: Land ownership 44th -38th
16
Figure 22: Wadsworth yearbuilt
17
Figure 23: WadswoRh Intersections 44th and 38th Avenues, projected Level of services
18
Figure 24: LeR, 1999 Wadsworth Boulevard Corridor Plan current traftl'c conditions
19
Figure 25: RTD Route 76 serves Wadsworth Boulevard,
pp
Figure 26: Modified 1999 plan option - plan view
21
Figure 27: Modiried 1999 plan altemative - street-level view
22
Figure 28: Modified 1999 plan altemative - birds-eye view
zp
Figure 29: Asymmetnral mulfi-way boulevard optiorr- plan view
23
Figure 30: Asymmetrical multi-way boulevard option - birds-eye view
24
Figure 31: Asymmetrical multi-way boulevard option - street view
24
Figure 32: Symmetrical multi-way 6oulevard option - plan view
25
Figure 33: Symmetrical multi-way boulevard option - birds-eye view
26
Figore 34: Symmetrical multi-way boulevard option - street view
26
Figure 35: 44th and Wadsworth - Option 1: wide detour to cross street frontage road
27
Figure 36: 38th and Wadsworth - Option 1: wide detour to cross street (rontage road
27
Figure 37: 44th and Wadsworth - Option 2: nanow detour to cross sheet
28
Figure 38: 38th and Wadsworth - Option 2: narrow detour to cross sheet
28
Figure 39: 44th and Wadsworth - Option 3: continuous frontage road
zg
Figure 40: 48th and Wadsworth Option 3: continuous frontage road
29
Figure 41: Feathedng transect
31
Figure 42: The Future Land Use Plan
31
1. INTRODUCTION
"I .'I $UBAREA PLANS
In 2005, the City of Wheat Ridge completed a Neighborhood Revitalization Strategy (NRS) that analyzed Wheat
Ridge in the broader Jefferson County context relative to population and household trends, jobs and retail sales
trends, housing market and commerciai inventory. The resulting NRS, Repositioning Wheat Ridge, recommended a
variety of strategies to restore the City to a"community of choice" for homeowners and businesses. The Wheat Ridge
City Council accepted the NRS findings and recommendations as guiding principles for subsequent City-regulated
development.
One of the recommendations of Repositioning Wheat Ridge called for the City to undertake subarea planning in
order to apply the revitalization strategies to the unique opportunities and challenges facing specific areas of the City.
Recommended objectives of Wheat Ridge's subarea planning included:
1) Incorporate the Neighborhood Revitalization Strategies into the City's official planning documents.
2) Provide broad policy guidance regarding the future development or redevelopment of the identified subareas.
3) Provide a more detailed comprehensive planning guide to areas of immediate concern or opportunity until an
updated Comprehensive Plan is completed.
4) Encourage quality development by accelerating the planning process.
The Wadsworth Corridor Subarea Plan is one of the first rounds of subarea plans prepared by the City pursuant to
the recommendations of the NRS. Like the other subareas plans, it is both a short-term and long-term document.
Some elements can, and should, be implemented immediately, whereas other elements of the plan may take 20-30
years or longer to implement.
"I.Z GOALS FOR THE WADSWORTH CORRIDOR SUBAREA
The following goals for the Wadsworth Boulevard Corridor have been extracted from the Neighborhood Revitalization
Plan, the 1999 Wadsworth Boulevard Plan, and from the Wadsworth Corridor Subarea Plan public meetings.
a. Improve the success of businesses along Wadsworth Boulevard.
b. Create an attractive, welcoming#ront door to Wheat Ridge.
c. Create a town center with vitality, attractive shopping and a gathering place for the community.
d. Develop a plan that wili create predictability-that will alleviate the current uncertainties and allow investment
and development to occur.
e. Improve traffc flows to provide better vehicular access to, and through, the Wadsworth Corzidor-balanced with
the "livability" needs of businesses and residents.
f. Preserve and enhance the residential neighborhoods east and west of the Subarea.
g. Create a regular grid for drivers and pedestrians to get to local businesses without negatively affecting local
neighborhoods.
h. Create a plan that can be implemented by individual property owners and developers.
The overriding challenge is to balance increased future traffic while still allowing convenient access to ensure busi-
ness success.
SUBAREA PLAN
1.3 THE WADSWORTH CORRIDOR CONDITIONS
As shown in Figure 1, the Wadsworth Corridor Subarea extends from
I-70 on the north to 26th Avenue on the south. The eastern boundary is
generally Upham Street, and the western boundary is generally Yarrow
Street.
The Wadsworth Boulevard subarea is considered a priority because it
is both a major regional traffic artery as well as Wheat Ridge's "front
door". Carrying almost 40,000 vehicles per day, Wadsworth Boulevard
is the most heavily used arterial through Wheat Ridge and one of the
major north-south corridors in this part of the Denver metropolitan area.
Wadsworth Boulevard is also a State Highway, so it is regulated by
both the City and the Colorado Department of Transportation (CDOT).
During commuting periods, Wadsworth Boulevard experiences signifi-
cant traffic congestion. CDOT has projected future traffic volumes and
concluded that Wadsworth Boulevard needs to be widened from the
current four through-lanes to six.
Beyond the recognized need to widen Wadsworth Boulevard, no
specific plans have been estabiished. A timeline for these capacity
improvements has not been confirmed. In the absence of clear direc-
tion, many property owners have deferred reinvestmentand upgrading
of properties. Although there has been some redevelopment„in general
the corridor suffers from gradually declining conditions. in most cases,
the Wadsworth Corridor through Wheat Ridge lacks the level of invest-
ment/reinvestment seen in communities to the north and south on the
carridor.
.
~g e
~
i i U W G=~U
D GJM
° ln1U
o °U
Figure 1: Wadsworth Subarea
As a result, variousportions of the corritlor present slightly negative to very-negative impression to the large number
of travelers that passing through the City. Said another way; the generally declining conditions along various portions
of Wadsworth Boulevard act as negative `biilboards' for Wheat Ridge that mask the many other appealing aspects
of the City. If the Wadsworth Boulevard corridor continues to decline, or even if it only maintains its current level of
investment, the City is missing an opportunity to increase commercial activity (and sales taxes) in the corridor as well
as to improve the City's image in the region, both of which would greaUy benefit the residents of Wheat Ridge.
1.4 . SUMMARY OF THE WADSWORTH CORRIDOR SUBAREA PLAN .
A major goal of this plan is#o provide a proactive vision for the Wadsworth Corridor Subarea. This will allow the City,
current landowners and business owners and future developers to work together to stimulate economic development
along the corridor. The major features of the plan include:
➢ In conjunction with future widening, to convert Wadsworth Boulevard from 46th Avenue to approximately 38th
Avenue into a"multi-way boulevard" with center lanes to carry through-traffic separated (by planted islands) from
parallel'frontage roads' for local shopping traffc and on-street parking
➢ Encouragement of the development of the Wadsworth corridor, especially between 44th Avenue and 38th Av-
enue as a Town Center for Wheat Ridge-filling in both sides of Wadsworth Boulevard with a mix of commercial,
office and residential uses, convenient parking both on-street and behind the buildings, and broad sidewalks with
benches, street tree planting and areas for plazas and outdoor dining.
WADSWORTH SUBAREA PUW
➢ On the east side of Wadsworth Boulevard, existing commercial street (approximately Webster Street) that serves
the Safeway center and Big Lots will be preserved. On the west side of Wadsworth Boulevard, belween 44th and
41st Avenues, create links to connect existing north-south roadways (approximately Yukon and Yarrow Streets)
as service lanes
➢ Implementation of Town Center Park, which has long been a component of the City plans, as a large "central
park" to provide a central focus for a town center as weil as an area for events that will draw additional patrons to
the area
➢ Just east of the newly named Webster Street from the Big Lots store and on both sides of 44th Avenue, encour-
age infili with mixed-use development, induding the underutilized area at 44th and Upham. Similady, on 38th
Avenue east of Wadsworth Blvd., encourage infill mixed-use developments make a more gradual transition
beriveen the Wadsworth corridor and adjacent 38th Avenue `main streeY commercial area
➢ In general, enwurage a gradual increase in density and buiiding height closer to Wadsworth Boulevard to pro-
vide the critical mass of uses, and residents, that will help support the businesses in the Corridor and bring life to
this town centec
'I.rJ THE REGULATORY CONTEXT
Even though Wadsworth Boulevard is within the jurisdiction of the City of Wheat Ridge, muitiple other agencies
also have jurisdiction over Wadsworth Boulevard: the Colorado Department of Transportation (CDOT), the Denver
Regional Council of Governments, and Jefferson County.
1.5.1 Regional Planning: DRCOG and CDOT
The Denver Regional Councii of Government (DRCOG) has jurisdiction over federal funding of roadways in the Den-
ver area, which would include Wadsworth Boulevard. In its Metro Vision 2030 pian, bRGOG designates Wadsworth
Boulevard as an intraregional corridor-a major regional arterial as well as a future muitimodal corridor in which rapid
transit is planned. In essence, Wadsworth Boulevartl is a strategic corridor fot DRCOG.
In 2004, over $17 million was allocated to CDOT's "fiscally unconstrained" (long-range) budget for widening the porv
tion of Wadsworth beiween 170 and 46th Avenue. Again, in 2004, over $13 million was aliocated to CDOT's "fiscally
constrained" budget for widening the portion of Wadsworth belween 46th and 36th Avenues. Projects designated as
"fiscally constrained" are priority projects that are funded witbin the long-range plan. "Unconstrained" budget items
are projects deemetl necessary but are not funding in the ezisting long-range plan and have a lower priority for fund-
ing than unconstrainedprojects. '
The actual tlesign and construction of Wadsworth Boulevard improvements will tie impiemented by CDOT. There are
a number of steps in the impiementation process, including additional traffic studies, alternative roadway designs
and, since federal funds are likely to be used, either an Environmental Assessment or an Environmental Impact
Statement. While CDOT has uttimate responsibiliry for the roadway design, typically if there is a community-support-
ed plan for the roadway (such as the Wadsworth Cor(dor Subarea Plan), CDOT must consider that plan as one of
`their options during their environmental assessment. Having a community-supported plan for Wadsworth Boulevard
in place may also boost the priority for CDOT improvements and accelerate funding.
1:5.2 ' JeSerson Countyr The Countywide Transportation Plan
The 1998 Jefferson Couniy-wide Transportation Plan (JCTP) and a 2002 addendum are intended to be a tool for
coordinating amongstseparate jurisdictions, not to replace local plans. The plan has a vision statement and goals to
accomplish the vision, a needs analysis based on projections to 2015, a fiscally constrained plan (related to funding
availability) and an implementation strategy.
~
The current JCTP indicates that from 170 South to 26th Avenue
Wadsworth Boulevard will be "very severely congested" by 2015 if no
capacity improvements are implemented. The JCTP suggests improve-
ments but stipulates that Wheat Ridge wiil make the decision as to the
timing and selection of capacity-increasing approaches. The JCTP
also identifies trail needs throughout the counry. Wadsworth Boulevard
is identified as a gap in the counlywide trails system. From the needs
based analysis, Wadsworth from 26th Avenue to I-70 was identified and
designated within the'Yscally constrained" category (could be funded
within the constraints of the revenue forecast).
1.6 THE CITY OF WHEAT RIDGE: RELATIONSHIP OF THE WAD- FlCflllB 2:Al1 BXCBIpfO(thBJBifBISOlI C011lIty
SWORTH CORRIDOR SUBAREA PLAN TO OTHER CITY PLANS T!8lISpOft8G017 PI8l1. BIUC SIIB(IIlIg II1fIIC8f0S
1995 roads with peak- hour congestion
of level-of-service E or 6elow. ;(Source: Jef-
1.6.1 The Wheat Ridge Comprehensive Pian ferson County-Wide Transpodation Plan:)
For the portion of the City covered by the Wadswodh Corridor Subarea Pian, the Watlsworth Corridor Subarea Plan
will take precedence over the 2000 Comprehensive Plan (until the Gomprehensive Plan is amended). That is, wfiere
there are conflicts between the two documents, the Wadsworth Corridor Subarea Plan shall supersede the Compre-
hensive Plan.
1.6.2 1999 Wadsworth Boulevard Corridor Study
In 1999, the City commissioned the "Wadsworth Boulevard Corridor, Transportation,tand Use and Design Plan"
to address many of these issues. This study proposed to maintain the majoriry of Wadsworth Boulevard at four
through-lanes but recommended a number of other improvements, including additional accel/decel lanes and turn
lanes, several new street connections, access control, and streetscape enhancements. The study was neither of-
ficially adopted nor impiemented and has no official standing, The Wadsworth Corridor Subarea Plan incorporates
and builds upon many of the observations and recommendations of the 1999 plan.
1.6.3 The Urban Renewal Authority and the Urban Renewal Plans
Over the years, the Wheat Ridge Ur6an Renewal Authority has conducted studies that have identified blighted areas
throughout the City. These blighted areas have been included within separate Urban Renewal Areas (URA's), for
which Urban Renewal Plans have been developed. The original URAwas adopted in 1981 for the Town Center. In
2001, the City adopted the 38t6 Avenue Corridor and Wadsworth Boulevard Corridor Plan. The Wadsworth Boule-
vard CorridorRedevelopment Pian included a A_....~..W
portion of the previous Town Center area. The
current boundaries of the areas are illustrated
below. These areas fall either entirely or
partially within the study area of this Subarea
Plan. (It should be noted that 25-year life of
theTown Center Urban Renewal Area expired
in 2006.) As a resuit, the Urban Renew Author-
ity has the authority to initiate redevelopment
within the Wadsworth Boulevard Subarea.
The Urban Renewal Authority should be seen
as a partner in plan implementation.
Major principles developed in the renewal
plans for the various URA's are generally con-
sistent with the Wadsworth Corridor Subarea
4
Figure 3: Urban Renewal Plans
Plan (see individual descriptions below). Where Urban Renewal Plans conflict with the Wadsworth Corridor Subarea
Pian, those plans should be revised.
1.6.4 Wadsworth Boulevard Corridor Redevelopment - Urban Renewal Plan
The City adopted the Wadsworth Boulevard Corridor Redevelopment URP in October 2001. This plan recommended
conformance with the January 2001 comprehensive plan's vision of a"Community Commercial Center along Wad-
sworth: The community wmmercial center includes a mix of compatible retail and office uses that primarily serve a
regionai market area.
The overall land use goal of the 2001 Wadsworth Boulevard Corridor URP is consistent with the Wadsworth Corridor
Subarea Plan:
Other key objectives of the URP are also consistent with the Wadsworth Corridor Subarea Plan:
➢ Improve the market potential and physical environment along the Wadsworth Boulevard.
➢ Improve functionality and safety for vehicle and transit movement.
➢ Improve the physical appearance and amenities of Wadsworth Boulevard.
The 2001 URP incorporated the land use recommendations from the 1999 Wadsworth Boulevard Corridor Study.
Those land uses are not consistent with the land uses adopted in this Wadsworth Corridor Subarea Plan to the
foilowing extent: whereas the URP recommended single-use categories, the Wadsworth Corridor Subarea Plan pro-
poses a mix of uses along Wadsworth, inciuding commercial, office and residential. Residential uses are important
to provide additional market for the commercial uses. (Note that encouraging residential uses on Wadsworth is much
more viable because of the pedestrian character of the mutti•way boulevard).
1.5.5 38th Avenue - UrbarrRenewaT Plan.
The overlap;between the 38th Avenue URP and the Wadsworth Corridor Subarea Plan occurs on the two blocks east
of Wadsworth Blvd (this area is referred to as Subarea One in the URP). The URP recommends preservation of the
pedestrian character and certain retail establishments in the URP, including Safeway. These recommendations are
consistent with the Wadsworth Corridor Subarea Plan.
7 THE WADSWORTH CORRIDOR SUBAREA PLANNING PROCESS
In order to gain public input during the planning process and make sure public concems were identified and ad-
dressed; the City held a series of five public meetings.
1.7.1 PublicMeeting#1-Introductory Kick-offMeeting
A kick-off meeting for the Wadsworth Boulevard Subarea was held on December 13, 2005. This meeting presented
overviews of: the Neighborhood Revitalization Strategy (NRS), Wheat Ridge 2020 (a non-profit organization founded
to assist in the implementation of NRS initiatives), an overview of retail development trends in the Denver Region,
and a review of the general process for creating the Subarea Plan. A questionlanswer session followed. CDOT
personnel attended the meeting and answered questions. Finally, breakout sessions were held in which participants
~
could express their concems and make suggestions atioutsmaller segments of the subarea. These concems were
recorded with via notes on maps.
1.7.2 Public Meeting #2 - Digital Planning Charrette
The second public meeting for the Wadsworth Boulevard Subarea was a two'/rday charrette (worksession) held
from January 26 through the 28th in a vacant building on 38th Avenue: Two objectives of this worksession were to
test the relevancy of the 1999 Corridor Plan and gainpublic input into corri- ~I
dor design. Specifically, the session tested whether the 1999 plan accom- ~
modated capacity improvements needed along Wadswodh.
During the worksession, approximately 70 people participated to evaluate
existing conditions and future opportunities including traffic design, potential
land uses and pedestrian needs (walks, crossings, etc.). In order to help the
public understand the various ideas presented, concepts were sketched in
3D via computer and projected on the wall. This enabled the participants to
get a realistic idea of their vision. Out of this session originated the Asym- Figure 4: Comments collected at Public
metrical Multi-way Boulevard Option, which included a multi-way boulevard Meeting #1
on the west side of Wadsworth between 46th and 38th. The multi-way
boulevard separates through traffic from a"frontage road" that is a smaller-
scale parking street with a pedest(an-oriented sidewalk: This concept allows relatively unrestricted through-traffic in
the center of the Boulevard, and creates a separate 'frontage road' forslow, stqp-and-go traffic with on-street parking
and convenient access to businesses. The concept for the east side of Wadsworth Boulevard was to infill new build-
ing opposite the existing ones (Safeway e.g.) to create a pedestrian "markeY' street.
1.7.3 Technical Worksessions
Following the charrette, it was concluded that an additional study was oeeded to address technicai issues that could
not be resolved at the Digital ChaRette. Participants in the technicai worksessions included CDOT staff, and staff
of the City Public Works and Community ;Development departments: Attention focused on how to enter and exit the
frontage road, how to optimize for traffic, and to see whether a single right-of-way width could be established that
would accommodate most alternatives. Additional alternatives forroadway design evolved in the worksessions:
1) An "Optimize-for-traffic" option`(eliminate most curb cufs, with access to businesses via new streets and
parking at the rear of properties).
2) A"Modified-1999" alternative (to the 1999 Plan add one additional lane in each travel direction).
3) A"Symmetrical Multi-way Boulevard" alternative (add a frontage road to the east side of Wadsworth Boule-
vard)
Figure 5: Example of concept developed at the "Digital Charrette".•
the proposed "frontage road" concept.
Perspective: looking southwest on the east side of Wadsworth, norfh of 44fh.
Figure 6: Example of concept developed at the "Digital Charrette" mixed-uses pro-
posed along 44th behveen Wadsworth and Upham. Perspective: looking northeast.
Figure 7: Example of concept developed at the "Digital Charrette": the east side
infill retail cieating a pedestrian streeY. Perspective: south along the east side of
Wadsworfh.
WADSWORTH SUBAREA PLAN
7
Begin 61ane expansion
at highway oNoff ramps
Cui-de-sac 48th,
eliminate Wadsworth
Intersection
Add signaled 4 way
intersection at 461h Ave
and Wadsworth
Frontage road west side
anly, from 46th to 44th
Mixed use commercial
1) Opportunity for
parcel assemblylmajor
development
Fronhage road both
sides of Wadsworth
44th to 381h
1) Signal at4lst
2) Eliminate Three
Acre LanelWadsworth
intersection and signal
Opportunity for
parcel assembly.
Wetland Preservation
Signaliie 35th Ave.
intersection
Opportunity for
pedestrian underpass
along ditch
Potential
multi-family housing
Reduce curb cuts
Along Wadsworlh,
Raised median beiween
170 and 32nd taper
to 4-lanes
w/o median between
32nd and 281h
Figure 8: A summary of the concepts developed at the Digital Charrette
Bike access to Arvada
through Johnson Park
and regional trail
access
1) Augment
bike/pedestrian
access to and visibility
of Johnson Park
2) Reduce road grade
3) Improve gatevray
Three quater
tums at 47th Ave.
and Wadsworlh
Mixed use
Medium density
residenlial infill
(Townhomes...
Town Center at 41st
Ave. face new mixed
use development to
park
Retail Core
Preserve historic
nature of 38th build
limeless buildings with
continuous facade
New road connection
between 38th and
35th West of
Wadsworth
Opportunity for
neighborhood
park.
Potential
welcome to
Wheat Ridge sign
Potential for parcei
assembly, tuhire
residential
infill and neighborhood
park
WADSWORTH SUBAREA PLAN
8
\11/ 1 , 1 /11 . .
I'~
Variations were studied on access to and from the frontage road, and three alternatives were developed:
a. Entering and exiting the frontage road from the side streets via large radius curves ("elephant ear" roads)
b. Entering and exiting the frontage road from the side streets via small radius curves that parallel the side
street ("close corners")
c. Allow the frontage road to continue across the side street, entering and exiting directly from Wadsworth
Boulevard.
These variations are illustrated in Chapter 4 as ongoing alternatives to be given further study within the selected
Wadsworth Corridor Subarea Plan.
Figure 9: The "Asymmetrical Multi-way Boulevard option,
as initially developed in the Digital Charrette.
1.7.4 Public Meeting #3 - Presentation ofAlternatives
A third public meeting was held on May 9 2006. This presentation reviewed the progress of the subarea planning
process to date and presented the four ref ned alternatives that emerged from the Technical Worksessions ("Opti-
mize-for-traffic", "Asymmetrical Multi-way Boulevard", "Symmetrical Multi-way Boulevard", and "Modified-1999"). The
"Optimize-for-traffic" option was less desirable to most attendees and was dropped from further consideration at that
paint.
1.7.5 Public Meeting #4 -Visual Preference Survey/Chip Game
A fourth public meeting was held September 26th, 2006 to present the Wadsworth Boulevard alternatives to a wider
audience, find consensus on a preferred traffic option, and solicit input on land use directions-specifically including
where to locate additionai residential and mixed-use land uses and how best to distribute density within the Subarea
This public meeting also utilized keypad polling to allow attendees to respond to a Visual Preference Survey. The
survey included detailed images of the various road options, choices for building massing options and choices for
aesthetic guidelines (signage, parking, and architectural character). Finally, attendees then participated in a"chip
game" exercise to allocate colored paper chips that represented various land use types and densities within the study
area.
The Symmetrical Multi-way Boulevard Option was clearly preferred, and recommended densiry increases have been
incorporated into the Wadsworth Corridor Subarea Plan. A summary of the visual preference survey results and the
chip game results are included in the appendix.
PwN
1.7.6 Final Public Meeting 5- Prefened Option
On November 29, 2006, a final public meeting was held to pres-
ent the Wadsworth Corridor Subarea Plan, including the selected
roadway altemative, the proposed land use designations, as weli as
proposed goals and policies. iliustretive poster boards hung in "sta-
tions" around the room. These posters included the following topics:
ProcessfTimeline, Traffic, Altemative Roadway Concepts, Chip
Game, Keypad Polling Process, Land Use Plan, and Goais, Policies
and Actions. The attendees could visit the various stations, where
the city of Wheat Ridge and the consultants answered questions and
explained details of the information provided on the illustrative poster
boards. A 3D "fly-though" movie played throughout the meeting, al-
lowing attendees to "tour" the preferred alternative of the Wadsworth
Corridor from I-70 to 26th Ave. Comment sheets asked attendees to
answer various questions specific aspects of the WadswoAh Corridor
as well as to provide general feedback. A summary of the comments
is available in the appendix.
10
Figure 10: Participants discussing Chip Game
resutts
2. EXISTING CONDITIONS
2.1..~ ~OVERVIEW
Of the many challenges facing the Wadsworth Corridor, perhaps the primary chalienge is congestion. Numerous
curb cuts for business access, varying roadway widths, and constrained intersection movements all augment the
congestion problem. Congestion problems create a safety hazards and reduce the flow of traffic. In response to
congestion concerns, as Wadsworth is a regional arterial roadway, CDOT is anticipating widening the roadway to
reduce congestion and improve traffic capacity.
This leads to the second challenge along the Wadsworth Corridor: as properly owners are unsure about the timing
and extent of road widening, many are reluctant to redevelop their property. Buildings in the corridor are aging and
relatively few buildings being built or undergoing improvements.
As a resuit, the third challenge is that Wadsworth Corridor is uninviting to pedestrians: buildings are setback far from
the sidewalk and oken separated by parking lots, there are large-scale blocks with few intervening streets, and there
is a generai lack of amenities (street trees, benches, trash receptacles, etc.)-all of which leads to an uninviting
pedestrian environment.
Finally, a lack of clear edges or transitions contributes to overall lack of community identity. Signage is uncoordinated
and varies greatly in quality, The Wadsworth Corridor provides the only impression of Wheat Ridge for many commut-
ers, and the image portrayed is nega6ve, stagnant and evidences a lack of community pride.
?.Z EXISTING LAND USE
At the northern edge of the subarea Johnson Park and the Clear Creek open space provides a potentially attractive
gateway as well as a destination for residents. The open space is bordered on the south by single-family neighborv
hoods that gradually transition into commercial uses beginning at approximately 46th Avenue.
Along the central section of Wadsworth Boulevard, from 46th Avenue to approximately 36th Avenue, the primary
existing land uses are community commercial: retail sales (e.g. grocery, dry goods, auto sales) , services (e.g. auto
repair, gas stations, copy center, veterinary clinic, bank), a wide variety of restaurants and professional offices-in
converted residential buildings as well as office structures. Within this central area, there are also pockets of higher
density residential uses (apartments), light industrial (including a green house, a feed store and recycling center) and
several churches. To the east and west of Wadsworth Boulevard, the commercial uses gradually transition to residen-
tial uses in largely single-family neighborhoods at the edges of the Subarea.
South of approximately 36th Avenue, residential uses predominate, including both apartment complexes and single-
family homes. The City Hall Complex and the Crown Hiil Cemetery form the southern entry to the Subarea.
Puw
11
11 1
~t ILe,'(1.
~
Current Land Use
q ~ u
~J
~
'e
iearmmnaaoe.awned
~ , Ui a9
nweaow~+rom~
.
~t8
:wm
4
y
~smHwo~a:aa
i
~wrwr.nwwaema
G .
rrowwaniHx.seauui
:
"
MMaaElOSwbpnenl
~
yYTf~
c
Y
Gyayti
~ewu
.
.
0 ~-025 ' -
016
Figure 11: Cunent Land Uses
WADSWORTH SUBAREA PLAN
12
2.3 EXISTING ZONING
The zoning for the Wadsworth Boulevard corridor is predominantly (42%) residential R-2 which allows single-family
and duplex residences on lots larger than 9,000 square feet - a relatively low density for a town center commercial
area. C-1 (general commercial) zoning, which allows a variety of retail types, comprises 24% of the Subarea, pre-
dominantly along Wadsworth Boulevard belween 46th and 38th Avenues.
Commerial-One
This district is established to provide forareas with a wide range of commercial land uses
District (C-1)
which include office, general business, and retail sale and service estabiishments. This
district is supported by the community andlor entire region.
This district is established to provide for a reasonabiy compatibie transition between residen-
tial and more intensive commercial land uses. it provides for residential scale, neighborhood-
Neighborhood
oriented professional offices and services which, by their anture and through design limitation,
Commercial District (NC)
WilI promote neighborhood stability and protect neighborhood values and character. The
district also provides meighborhood-oriented retail uses by special use approval. This district
was formedy titled the "Restricted Commercial One (RC-1) district," is hereby renamed, and
the title of said district is hereby changed on the official zoning map.
Planned Commercial
,
Development (PCD)
Planned Residential
,
Development (PRD)
Residential-One
This district is established to provide high quality, safe, quiet and stable low-density residential
District (R-1)
neighborhoods, and to prohibit activities of any nature which are incompatible with the low-
densiry resitlential character.
Residential-One A District
This district is established to provide high quality, safe, quiet and stable low-density residential
(R-1A)
neighborhoods, and to prohibit activities of any nature which are incompatible with the low-
density residential cfiaractec
Residential-Two
This district is established to provide high quality, safe, quiet and statile low to moderate•den-
District (R-2)
sity residential neighborhoods and to prohibit activities of any nature which are compatible
with the medium to high-density residential character.
This district is established to accommodate various types of office uses performing adminis-
Restricted Commercial
trative, professional and personal services, and to provide for a limited range oftetail uses
District (RC)
which are neighborhood oriented. It is the intent that general retail uses that serve the com-
munity or region, wholesaling, warehousing, industrial, and uses which require outside stor-
age or display be prohibited, since these uses are incompatible with otfier uses in this district.
'PRD and PCD are planned development and are defined by individual documents.
; Figure 12: Zoning districts of the municipal code.
Source: Wheat Ridge Municipal Code, Sec. 26-201.
G1
73
24.3
C-2
1
02
I
1
0.3
N-C
5
17
PCD
28
9.5
PRD
0
0.1
Figure 13: Approximate acres and
percentage of Subarea by zoning type
Source: Wheat Ridge Zoning Map
i
WADSWORTH SUBAREA PLAN
13
Current Zoning
' _
_
a t~~~.
icre«: ~
E~C9f~i. . ~ f ~ d .w.. 4t!.e. a P PFS . _ ~zl+_
~~~~P~~ 9 a'';.sdF T t
4 9 s>.
m.°, "o
P S -
=Y1
3
;
.
~
-
i
5
G
~ f~
Q¢ r d
' ~ t
C~
f
f
i
• ~9 , >
,
~m
a
• gs£ ~ ~
` e
I
owl,
,
s F a::
MI
tmG ~~S, t~ z. I ~t T$ 4 3 Y~ m r,~t
. y~-GZ F'yy~,x`~"$~7 ~ \,4~~'t3YS ~11U f~a3 r q y. ~ z•a o- gi~
)4"l~~ 8 4~ A,_aGA C~ M~~S .e-y,°~{~ a.q~i...a5 er,e`P`~~+~R3
PiO ;
t~PBF A i y i.. +e i t e . i j~~t .
j t
.I~PXU FY':Y 1 Y p~yYYS:i 4~~, *y a
~ ' { f : e n + f
R1 ,
, 'RW . E _ ° i•. n
R18
~ RiG , D e ~
R2 a'
~ .s
~
0' `0?b 'OS
Figure 14: Existing Zoning near the Wadsworth Subarea
WADSWORTH SUBAREA PUW ~
14
2.4 BUILDING CONDITIONS
The median age for all buildings along Wadsworth is 51 years,
the median age for commercial buildings along the Wadsworth
Boulevard corridor is 39 years', reflecting the lack of new devel-
opment that has occurred in the last decade. Ninety-one percent
of all properties along Wadsworth have a primary structure over
30 years oid. The vacancy rate for commercial uses is low (3.3°/a),
but a visual inspection reveals that many of the buildings, particu-
lady on the west side of Wadsworth Boulevard, are being used by
businesses taking advantage of relatively low rents. Most com-
mercial real estate along Wadsworth is in relative disrepair. Old
buildings in disrepair create an uninviting environment, which both
shoppers and upscale retail avoid.
The median year in which commercial space was built in Wheat:
Ridge is 1970, compared to 1973 for the county as a whole. In
Wheat Ridge, 37% of commercial square footage was buift 6efore.
1969, compared to 26% for Lakewood, 20% forArvada and 28%0 '
for Golden. The Jefferson County portion of Westminster has the
newest commercial space, on average (1988), where one-fourth
of the existing commercial was buiit in 2000 orlater. The median
age of commercial property in Lakewood is similar to Wheat
Ridge, however, Lakewood has a higher percentage ofspace
built since 1990 (22 percent) than Wheat Ridge (18 percent).
The average asking price for offi<
least 16 percent lower than other
while retail space falls at least 36
Ridge combined with comparativi
Wheat Ridge compared to other;
in Wheat Ridge is at Figure 96: Example 2, buildings along Wadsworth
i Counry communities
below the other communities. The high availability of retail space in Wheat
ice per square foot indicates demand for this type of space may be low in
he county.
Before 1960
7.30%
20.30%
8.70%
51.60%
0.40%
13.80%
970%
8.60%
1960-1969
12.70%
8.30%
17.20°/a
31.90%
0.40%
23.10%
9.80%
13.00°/a
1970-1979
35.30%
9.60%
2620%
10.40%
11.70%
24.80%
22.50%
23.60%
1980-1989
23.10%
15.90%
27.10%
4.60%
33.00%
20.60%
28.60°/a
25.80%
1990-1999
11.40%
33.00%
14.10%
0.00%
29.90%
11.30%
17:60%
17.50%
2000 or later
1020%
12.90%
6.80%
1.60%
24.70%
6.40%
11.80%
10.60%
TOTAISF
19,331,043
12,961;221
48,117,365
109,210
12,886,755
13,205,052
33,641,214
140,231,860
Median Year
1973
1973
1970
1960
1988
1970
1981
1973
r%..ofJefferson
13.80%
9.20
34.30%
0.10%
9.20%
9.40%
24.00%
100.00%
Figure 17: Inventory of Commercial Square Footage by Community
Source: Jefferson CounfyAssessordata (Feb. 2005); RRCAssociates, Inc.
Median-year-built, All buildings =1956, = Commercial buildings =1968
SUBAREA PLAN
15
Figure 15: Example 1, buildings along Wadsworth
Figure 18: Example 3, buildings along
Wadsworth
~sn
ua~atrml
r
°
«
e $3013
----------------------z-----------0omce
~
GRebll
C
g
n
«
Q SO0
n
~
6
~ $M0
a
e
H
a
w
°
~
»
e
e e
.
»
w aioo
a
- '
-
a
o' v
$9
ANaGa Goqet
LAeqooG WeEfillEhn WIeaSRqge
OtletJeTRSm
cony
Figure 20: Companson ofJefferson County
communities, square footage asking price.
Figure 21: Land ownership 44th -38th
WADSWORTH SUBAREA PUW
16
Figure 19: UacancyRate 46thAvenue fo 36thAvenue
Source: City of Wheat Ridge, Economic Development Oftice
YprUUIM
..wcrcVw4.n-'-
tt66 1M
IN]-t%)
1W8-1BL
WADSWORTH SUBAREA PLAN
s~
0 ilffl
~v
~M
.
a
g 4]
4V
i
17
Figure 22: Wadsworth year6uilt
,
2.5 TRAFFIC
The City acknowledges that traffic congestion and low levels of service (levei "E" and lower) at peak periods are not
consistent with regional transportation and emergency requirements. There is a high frequency of accidents at the
major intersections. An excess number of curb cuts spaced closely together and near major intersections add to the
traffic problem. Finaily, varying roadway widths exacerbate the probiem.
i_____e•~„~.,an~u~ama,.:.__..__._.-_.~ - _.._....._.w~-rth,naaatnA,r ~
i
~IYYI.~ 030~ Mb ~Sp301 FX13p] 'IMMI -M0 Op: .~(~15 i pi0l SOWim
i
,^1~ry+ I
i I I~nm~ ~+rnwp i im-,imp r f ~I I•~~^,n; im¢ ' .tnry w~u .
Figure 23: Wadsworth Intersections 44th and 38th Avenues, projected Level of services
WADSWORTH SUBAF2EA PLAN ,
18
Nonn or zmn nm.
~i .
~iwr~•«.
, ~R np,u
41,
#KK~
W ID4A
a ~9
J ~s a~
Xi910Am
IIL~~.4w •
4
Y~I6,I~M.i
eicnq~ ;
v+sn:u..'r
~ _
°J
9 y ~
0 ~
~~g n
fY?A~PA ~'t' ..t
[
, ~Q.
;r
lC9MAVa
N
_Ty
: <w.zwn w
North of~
North of 35th
T-
North of 29th
38th Ave.
35th Ave.
19th Ave.
Ave.
]OOW
80000
50000
Norih M 4Mh Ave
+fBBB
-3W6
-1988!
ppg
wwo ` :-ieee~
wao
10000
10000
0
1990 2000 3010 3M0 4030 1010
Figure 24: Left, 1999 Wadswoifh Boulevard Conidor Plan current baffic conditions; Right: Comparative traffic counts and projections
(1999 vs. 2006). On each graph the first line (blue) = 1990 existing and 30 year projection,
The second line (magenta) = 2006 existing traffic and revised projection
WADSWORTH SUBAREA PUW
19
2.6 TanNSir
Several RTD routes serve the subarea; illustrated in Figure 25.
u-a
2.7 ECONOMIC DEVELOPMENT
From the extensive input received during the NRS process, creating a vibrant
town center emerged as a strong need to attract the strong households that
are important to other aspects of Wheat Ridge's revitalization strategy. The 1~32
following section summarizes some of the data that underscores the need for ^J T2842
revitalization. While the 2000 comprehensive plan indicated growing retail sales in the
Wadsworth Corridor, a more recent report (Repositioning Wheat Ridge Figure 25: RTD Route 76 serves
Neighborhood Revitalization Strategy) examined the source of this growtfi Wadsworth Boulevard,
and attributed it primarily to two industries, health care and auto sales/ser- routes 38L and 44L intersectin east-
vices. It identified these as relatively weak sales tax generating industries. west directions.
The report documented the decline of stronger sales tax generators (i.e. food Source: RTD route map 2006
stores, eatingldrinking establishments, building materials and financelinsur-
ance and real estate). The report observed that stronger tax generation
through may be possible by the growth of these industries, but also observed that the affiuence of local households is
a key factor in attracting and retaining these businesses.
Wheat Ridge's housing market has also been'declining and transitional opportunities are low. While some houses
sell at current market rate or above market rate, many houses, in the Wadsworth area in particular, sell below aver-
age. Thirty-one percent of Wheaf Ridge pays over thirty-percent of their househoid income in housing costs and
roughly, sixty-seven percent of Wheat Ridge's multifamily housing market is rentaL
Other Wheat Ridge trentls that reflect the importance of reVitalizing:
➢ While Wheat'Ridge wasattracting more jobs in the 1990s, Lakewood and Arvada are attracting more jobs
today.
➢ Only 16°/a of employees working in Wheat RidgeJive in Wheat Ridge, in Arvada its 42% and Lakewood is
32%.
➢ Sales price of Wheat Ridge commercial is 36% lower than Jefferson County.
➢ In 2005, Wheat Ridge had over50% of the available (for-sale) retail in Jefferson County.
➢ Of all data available, the asking price for square footagefor Wheat Ridge commercial is the lower than
Arvada, Golden, Lakewood and Westminster.
Between 1990'and 2000, Wheat Ridge was the only one of the compared communities to report a loss in sales
revenue from building materialsand finance/insurance and real estate. Wheat Ridge also had the lowest percentage
gain in construction sales (270X6), whereasnearby communities showed increases belween 136°/a (Arvada) and 655%
(Westminster).
The revitalization of the Wadsworth Boulevard Subarea is an essential element of the NRS charge to revitalize Wheat
Ridge. The corridor is the city's highest visibility commercial area (its °front door"), it is also a significantly underperv
forming area, but also has the greatest poten6al for significant infiil development (and redevelopment). The revital-
ization of the Wadsworth Corridor should be a high priority within the City's economic development goals.
WADSWORTH SUBAREA PLAN
20
3. ALTERNATIVE ROADWAY CONCEPTS:
ALL WITH I N A 162-FOOT ROVi/
In the fnal analysis, three roadway concepts were refined and carefully evaluated. The preferred roadway concept selected
was the Symmetrical Multi-way Boulevard, which is described in detail in Chapter 4. However, in the event that unforeseen cir-
cumstances prevent this option from being realized, the other two options considered are presented below. The right-of-way
line in all options is approximately 162 feet or 81 feet from the centerline (somewhat wider at major intersections to allow for
turn lanes)-which allows a consistent future ROW to be established and offers the Flexibility of considering alternative options
should circumstances require. All of the options are identical north of 46th Avenue and south of 38th Avenue. The images
below show the non-intersection dimensions for each option between 46th Avenue antl 38th Avenue.
3.1 THE MODIFIED 1999 PLAN ALTERNATIVE
Figure 26: Modifed 1999 plan opfion - plan view
~ WADSWORTH SUBAREA PLAN
21
This alternative features 3 though lanes plus 1 auxiliary lane (accel-decel) in each direction for a total of 8 lanes, a center
medianlturn lane, consolidated access, 12-foot sidewalks, a 10-foot minimum tree lawn and a total ROW of 162 feet.
The characteristics of this alternative are:
➢ The outside accel-decel lane allows direct access to curb cuts at individual businesses
➢ A broad central median provides an opportunity for landscaping and softening of the street
➢ Eight lanes of traffic to cross (plus turn lanes at intersections) will discourage pedestrian crossing and dimin-
ish the potential for a true 'town center' character to develop
➢ The accel-decel lane still allows relatively fast-moving traffic close to sidewalk, a condition that is less com-
fortable for pedestrians
➢ There is no on-street parking
➢ The challenge of negotiating relatively high speed of through-traffc lanes and accel-decel lane tends to
discourage using the street for multiple shopping stops, encouraging continued use of pad-site development
(buildings separated by parking lots). The resulting suburban pattern of parking lots beiween buildings dis-
courages pedestrian movement from one establishment to another and will not create a vibrant, connected
town center
WADSWORTH
22
Frgure 27: Modified 1999 plan alternative - street-level view
Figure 28: Modified 1999 plan alternative - birds-eye view
3.2 ASYMMETRICAI MULTI-WAY BOULEVARD ALTERNATIVE
The Asymmetrical Multi-way Boulevard features three central through-lanes in each direction, separated by a broad,
planted, center median. On the west side of Wadsworth Boulevard (beriveen 46th and 38th only), there is a frontage
road with a single one-way (southbound) drive lane and a lane of on-street parallel parking. This frontage road is
located approximately, where small parking lots currently exist, in front of many existing stores. Existing access drives
(to rear parking and service) would still be allowed to access the frontage road. The frontage road is separated from
the through,traffic lanes by a plantetl island approximately 12' wide. A broad sidewalk (14' or greater) separates the
buildings from the on-street parking. Buildings are encouraged, via a build-to line, to locate at or close to the ROW
line to form a continuous shopping frontage.
On the east side of Wadsworth, the existing roadway that currently serves Safeway and Big Lots (approximately
Webster Street) is retained as a'separated frontage road'that would continue to have two-way traffc. On the east
side of Wadsworth, curb cut consolidation would be encouraged to reduce friction points for through-traffic. Also on
the east side of Wadsworth Boulevard, a 12-foot sidewalk is separated from traffc lanes by a 12-foot tree lawn. This
alternative also has a general ROW width of 162 feet.
Figure 29: Asymmetncal multi-way boulevard option - plan view
WADSWORTH SUBAREA PLAN
23
The characteristics of this alternative are:
➢ The frontage road provides a slow, pedestrian-friendly environment that is separated from the higher speed
through-traffic
➢ The frontage road provides convenient on-street parking parallel to Wadsworth
➢ The frontage road can continue to accommodate relatively frequent curb cut access to rear parking and
service without conflicting with the through-traffic
➢ By creating a pedestrian-friendly environment, the frontage roads encourage buildings to front onto Wad-
sworth Boulevard and to create a continuous fa~ade of commercial frontages
➢ The frontage road creates a setting that will allow businesses to continue to face, and be visible from, Wad-
sworth Boulevard
Figure 31: Asymmetrical multi-way boulevard option - street view
WADSWORTH SUBAREA PIAN
24
Figure 30: AsymmeMcal muRi-way boulevard option - birds-eye view
4. PREFERRED PLAN: THE SYMMETRICAL
MULTI-WAY BOIJLE`JARD
4.1 ROADWAY DESIGN
The preferred plan is similar to the Asymmetrical Multi-way Boulevard except that a) frontage roads are located on both sides
of Wadsworth Boulevard (from approximately 46th Avenue to 38th Avenue) and b) the through lanes of traffc are separated by
a narrow median, which could be either raised or merely painted.
The frontage roads are both separated from the through-traffic lanes by planted islands at least 10 feet wide, with street trees
planted approximately 40 feet on center. The frontage roatl will include one lane of traffic bordered by a lane of parallel parking
adjacent to the sidewalk. Sidewalks should be at least 12' wide. Buildings will be required, via a build-to line, to align at or near
the ROW line to create an almost-continuous shopping frontage. An additional building setback of 5'to 10' is encouraged to
allow room for outdoor dining, private planting areas, sidewalks sales, etc.
Figure 32: Symmetrical multi-way boulevard option - plan view
WADSWORTH SUBAREA PLAN
25
Frequent curb cuts will be allowed to provide access between the frontage road and rear parking lots. However, curb cut
consolidation will be encouraged to allow a more continuous shopping fagade on the street. The incentive for curb cut consoli-
dation will be the additional development area that can be captured. A key to curb cut consolidation will be the interconnecting
of rear parking lots. This will require cooperation of adjacent businesses and may be accomplished by a special improvement
district.
On the east side of Wadsworth Boulevard, infill development is also encouraged-but to a slightly lesser degree than the west
side in order to allow'gaps' that provide visibility from Wadsworth Boulevard to the existing interior stores and businesses.
To encourage infll of development between the existing 'pad site' restaurants, parking requirements will be reduced to allow
conversion of parking to buildings. The reduction in parking requirements will be compensated in two ways:
➢ the application of'shared parking' -to recognize the fact that various businesses have different peak hours for their
clients (e.g. restaurants vs. shops vs. offices vs. grocery stores)
➢ the development of a parking structure, when appropriate.
The existing north-south street serving Safeway and Big Lots (approximately Webster Street) is proposed to remain as a
single-loaded street that maintains access to the existing stores as well as to the rear of buildings on Wadsworth Boulevard.
Figure 33: Symmetrrcal multi-way boulevard option - birds-eye view
WADSWORTH SUBAREA PLAN
26
Figure 34: Symmetrical multi-way boulevard opfion - street view
4.2 FRONTAGE ROAD INTERSECTION OPTIONS
How the frontage road should intersect both local and arterial streets is not yet resolved. In the course of preparing
the Wadsworth Corridor Subarea Plan, three main options were considered. While there are national and interna-
tional patterns to draw from, it was recognized that a decision for Wadsworth Boulevard will require further study and
analysis of the specific conditions. All three options are presented here for further evaluation.
4.2.1 Option 1: A wide detour to cross streets
In this option, the frontage road bulbs out from Wadsworth well before the intersection in a wide diversion of the
frontage road to intersect the cross street 300 feet from Wadsworth. This option proposes urban infili on west side
of Wadsworth between 38th and 44th; pad sites on the east side. This preserves many of the existing businesses
along the boulevard near the major intersections, reduces the potential conflicts at the major intersections, but is less
convenient to entedexit the frontage road from Wadsworth.
Figure 35: 44th and Wadsworth - Option 1: wide detour to cross street frontage road
Figure 36: 38th and Wadsworth - Option 1: wide detour to cross street fiontage road
WADSWORTH SUBAREA PLAN
27
4.2.2 Option 2: A narrow detour to cross streets
In this option, the frontage road parallels Wadsworth until the major intersection then turns the corner at the major
intersection, continues along the arterial, as a frontage road for roughly 300 feet then hits an access point where
the traveler can access the roadway via an intersection. This option extends the multi-way boulevard closer to the
cross streets, to allow maximum urban inf II along Wadsworth, reduces the potential conflicts at the major Wadsworth
intersections, but is less convenient to enter exit the frontage road from Wadsworth.
Figure 38: 38th and Wadsworth - Option 2: narrow detour to cross street
28
figure, 37: 44th and Wadsworth - Option 2: narrow detour to cross street
4.2.3 Option 3: The frontage road continues through the intersection
In this option, there is no diversion from Wadsworth at cross streets intersection, the frontage road proceeds straight
through the intersection paralleling Wadsworth. This option provides the greatest access, more convenience, to en-
ter or exit frontage road, allows for maximum urban infill to intersection corners, but increases the potential conFlicts
at major intersections.
Figure 40: 48th and Wadsworth - Option 3: continuous frontage road
4.3 WADSWORTH NORTH OF 46'" AVENUE AND SOUTH OF 38'" AVENUE
The roadway will generally be six lanes, 3 through lanes in either direction. The two outer lanes, north and south
bound extend from the on and off ramps of 170. South of 32nd Avenue, the width drops to four lanes. The roadway
will be separated from the sidewalk by a median.
WADSWORTH SUBAREA PIAN
29
4.4 OTHER WADSWORTH IMPROVEMENTS
The following are other improvements along the corridor:
➢ Improve pedestrian access from 46" north to the open space at the edge of town.
➢ Reduce the road grade from 461" to the highway underpass.
➢ The 48"' Wadsworth intersection will be eliminated and 481' Avenue will cul-de-sac, residents will exit the area
from either 471' Avenue or the new 46'hsignaled intersection.
➢ Create a three quarter turn at 471 Avenue and Wadsworth, the three quarter turn will include left and right off
Wadsworth into 471 Avenue and a right out of 471 onto Wadsworth.
➢ From the east 461' Avenue wili continue across Wadsworth to join 461" on the west side, A signal will be intro-
duced at 46th and Wadsworth creating a four-way signaled intersection.
D The 45'h Avenue and 45'hplace Wadsworth intersection on the east side of Wadsworth would be eliminated, 4511
would still connect to the frontage road.
➢ The traffic signal at Three Acre Lane will be moved to 41n. The Three Acre Lane - Wadsworth intersection will
be eliminated and be connected to the frontage road and service lane.
➢ A service lane west of Wadsworth will connect from 44'hto 415'Avenues.
➢ Yukon will be extended south to 351 Avenue
➢ 36" Avenue will continue on the west side of Wadsworth to meet with Yukon. Both the east and west intersection
of 361 with Wadsworth will be rest(cted to right-in, right-out and left-in turning.
➢ The intersection at 36" and Wadsworth wili become a signaled intersection.
➢ 34"hplace will cul-de-sac and not intersect with Wadsworth.
➢ The boulevard may contain a raised or painted median.
For specifics on roadway design, turning motions, etc., please refer to conceptual roadway diagrams in the appendix.
4.5 UNIQUE IDENTITY
Wheat Ridge citizens haveiecognized the need to protect and upgrade Wheat Ridge's unique identity. In the visual
preference survey heid during the fourth pubiic meeting for the Wadsworth Boulevard Subarea, citizens where polled
with a variety of questions. One of the questions was "What are the most important objectives for improving Wad-
sworth Boulevard?" Wheat Ridge citizens noted that the second most important objective for the Wadsworth Corridor
was to °Create a signature identity for WheatRidge - make Wheat Ridge unique." Furthermore, citizens voted that
the multiway boulevard would create the most distinct character for Wheat Ridge.
The 2000 Wheat Ridge comprehensive pian also noted that:
"A distinct sense of place gives the local citizens a sense of belonging in a wodd becoming ever more autonomous
and can do much to promote civic pride. A distinct identity also informs visitors that they have entered a special place
' different fromsurrounding communities. Distinctiveness belween communities can prevent a homogenized, generic
city appearance."
Throughout the subarea planning process, people expressed the concems for a unique Wheat Ridge identity that
indudes 1) eclectic urban design 2) is different from both Arvada to the north and Beimar to the south. Ensuring the
creation of a unique identity for Wheat Ridge will require engagement in the design review process. In meeting four,
participant voted in favor of the creation of a design review committee. To assist in the creation of a unified design
either the City or a special district should engage in design review.
WADSWORTH SUBAREA PLAN
30
4.F) LAND USE
The following land uses are incorporated into the Wadsworth Corridor Subarea Plan in general locations and extents
that will support and heip bring about the desired overali revitalization of the town center. In general, land uses are
encouraged to increase gradually from the existing surzounding low-density single-family neighborhoods to higher
intensity uses along Wadsworth Boulevard. A transect is shown below to illustrate the concept of gradual transition in
intensity.
Figure 41: Feathedng transect
Uq.na
~ COMMERCIAL
~ GINC
- PARK
MEOIUM OENSITY RE910ENTIqL
~ MEDIUM HIGH DENSITV RESIUENTIAI
MEDIUM HI6H DENSITY MIXED USE
0 TRAFFIC SIONPLS
~ WADSWORTH ROW 162 PEET
MVARIOUS IANDMARKS
. +BUILDINOS
- PEOESiRIAN CANNECTION
- STREETS
Figure 42: The Futme Land Use Plan
WADSWORTH SUBAREA PLAN
31
The following residential categories are designated as ranges to ailow the gradual transition to occur within a desig-
nated category.
1) General Commercial
There are only a few areas of General Commercial designated in the plan-primarily to reflect existing conditions
in areas that do not seem compatible with mixed use commercial. Most of the commercial uses are encouraged
in a mixed-use form.
2) Medium-High Density Mixed-Use
This Mixed-use category is the dominant designation along both sides of Wadsworth Boulevard. Mixed-use
requires that buiidings have more than one use, such as commercial on the ground floor, office or residential on
the second floor and residential uses on any higher floors. The residential component of this category will have
the same density and type as Medium High Density Residential except that it will be combined with another use.
A minor note: Infill development is proposed along the north side of 38th Avenue near Upham Street, in the
existing Middle School parking area, in order to provide commercial uses on both sides of the 38th Avenue "Main
StreeY. The displace parking can be relocated to other vacant school property such as on Reed Street north of
39th Avenue
3) Medium Density Residential
Medium Density Residential will be developed at a density between five and ten units to the acre. This category
is designated on the outer edges of the Subarea. The density ranges from single-family homes on smali lots (to
be compatible with adjacent to single-family homes) up to townhomes.
4) Medium-High Density Residential
Medium-high Density Residential land use will be developed between ten and twenty-one units to the acre. This
range includes town homes, condominiums and apartments.
5) Civic.
The Civic category includes public amenities such as diverse as a band shell, a library, police and fire stations,
a day-care center, post office, etc. It could even include a ciry hail compiex. A major civic use or cluster of civic
uses is encouraged in the core of the Subarea, but located away from prime commercial sites.
6) Parks Trails antl Recreation
This category inciudes publicly accessible parkland, recreation facilities and natural areas that can be utilized for
passive recreational purposes.
A major expansion of Town Center Park is proposed-to create a large "centrai park" in the heart of the Subarea
and adjacent to Wadsworth $oulevard. The park is envisioned to be a major civic gathering space, as well as an
urban open space on which stores and offices front. The exact dimensions and orientation of the park would be
determined in conjunction with detailed planning of the commercial development.
Johnson Park is located at I-70 and Wadsworth Blvd. and forms a natural northern gateway to Wheat Ridge.
The Wheat Ridge Parks and Recreation Master Plan recommends that vehicular access to the park be closed
(except for service and emergency) and the park be removed from park inventory. The park acreage should be
transitioned to the greenbelt as open space. The Master Plan recommends an oversized walkltrail connection
be added to Wadsworth Blvd. in this area, and a trail connection provided to the Clear Creek Trail near Johnson
Park, which is well below street level. The Wadsworth Corridor Subarea Plan supports building multi-use path-
f3 WADSWORTH SUBAREA PLFW i
2
ways on either side of Wadsworth Blvd. to improve access from Wadsworth's commercial area to the greenbelt
and trail. These paths will aliow pedestrians and bicyclist both to descend from the City to the Clear Creek cor-
ridor and connect north under I-70 to the Arvada and east and west to the Metro area trail system.
Apel-Bacher Park, located near the northeast corner of Wadsworth and 44th Avenue is identified in the Subarea
Plan. It has tennis courts and serves the neighborhood north of 44th and east of Wadsworth.
Though not illustrated specifically, other small pocket parks, greenways and pedestrian ways will be desirable
throughout the Wadsworth Boulevard Subarea. These types of small recreation amenities are extremely impor-
tant to the liveability and desirability of the town center for mixed uses, especially in higher density areas. For
any recreation amenities that are too small to be maintained efficientiy by the City; construction and/or mainte-
nance by a special improvement district should be considered.
47 TR,aNSir
Long-range transit planning is not sufficiently developed to be incorporated into the Wadsworth Corridor Subarea
Plan. For example, it is not known whether Wadsworth Boulevard wiil someday be a candidate for light rail or trolley
service. The Subarea Plan assumes that the primary service for the near future will continue to be buses. It is as-
sumed that regional buses will use the through-traffic lanes of the Boulevard, possibly with puil-ins carved out of the
planting islands. Smaller, locai buses could possibly use the frontage roads.
4.8 COMMUNITY SERVICES AND FACILITIES - , .
The foilowing provides background information regarding the various govemment services, roles and responsibilities
in the Wadsworth Boulevard Subarea. Services in the subarea are provided by the City, The Colorado Department
of Transportation (CDOT) and various special districts. Outside of the cemetery, the City provides police protection.
in the cemetery, Jefferson County Sheriff will provide police protection. Aside from state highways, the city provides
road construction and maintenance. The Consolidatetl Mutual Company antl the Wheat Ridge Water District provide
storm sewer construction and maintenance. The City also provides park and recreation, and general governmental
services for the subarea. Water, sanitary sewer, and fire protection services are provided by special districts.
1) Services and Facilities
a. Speciaf Districts
i. WatedSewer
The two major water districts in the subarea are the Consolidated Mutuai Company and Wheat Ridge Water Oistrict.
Even though these are separate providers, there is substantial dependence on the Denver Water Department. Each
district must compiy with the Denver Water DepartmenYs limitations on the number of new taps they can allot each
year. Consolidated Mutuai Water is the only water district to have its own storage or treatment facility. Nonetheless,
approximately 80% of its customers receive some Denver water. These two providers also coordinate street im-
provements with water improvemenUupgrades.
ii. Sanitary Sewer
The Sanitation districtserving the subarea is the Wheat Ridge Sanitation District, which relies heavily on the Metro-
politan Denver Sewagebisposal Districf Number 1 for treatment.
iii. Fire
PuN
33
The Wheat Ridge Fire Protection Dist(ct serves the area south of Clear Creek. Redevelopment projects that occur in
Wheat Ridge will need to conform to current fire safety codes.
2) City Services
a. Police
The City of Wheat Ridge provides police protection to all residents and businesses. The City's police force is com-
prised of patrol, traffic and investigative officers, emergency specialists, animallparks enforcement officers, and
administrative staff. The CH cemetery at the southern end of the subarea is in unincorporated Jefferson County and
the County Sheriff provides palice protection.
b. Parks and open space
In the Wadsworth Boulevard Subarea, we are proposing the expansion of existing Town Center park. This is the
town center park located near the current town center park. This will tie a relatively large central park, which has
retail on its edges. In a semi-urban environment with multifamily housing, a need for small open areas/pocket parks is
anticipated. Apel-Bacher Park is an example of such a pocket park.
c. Road maintenance.
CDOT will maintain, provide routine repair services and upkeep the State Highway 121, Wadsworth Boulevard.
Aside from Wadsworth Boulevard, the City provides road maintenance and routine repair services in the subarea,
inciuding snow removal, sweeping, crack seal and similar maintenance activities. Repair of existing curb, gutter and
sidewalk is accomplished through the City's 6-yearcapital investment program (CIP): Needed reconstruction projects
or major repairs are programmed in the CIP and are inciuded in the City'sannuai budget on a priority basis as funds
are available.
Under the City's development code, developers are responsible for constructing roads, inciuding curb, gutter, and
sidewalk, within and adjacent to new development. This infrastructure is dedicatetl to the City for maintenance after a
warranty period.
4.9 ECONOMIC DEVELOPMENT
The importance of revitalizing Wadsworth as part of the overail revitalizing strategy cannot be understated. Suc-
cess in this corridor will encourage success throughout the City. When updating Wadsworth's retail environment
redevelopment in the Wadsworth Corridor, the City has the chance to become a regional destination while providing
residents a place to gather and shop.
The Urban Renewal Authority (URA) and the Urban Renewal Plans (URP) have focused on the preservation of cur-
rent commercial areas and reoriented those lots available towards a regional commercial draw. They did not include
mixed-use development in their plan. To create a successful retail environment and encourage redevelopment, resi-
dentiai densities need to be increase in this area. Changing the land use along the corridor to include a residential
component wiil assist in the creation of a retail environment. The URA should update the current urban renewal plan
to include the land use plan outlined in this document. The URA should evaluate their tools, tax increment financ-
ing..., to help encourage the realization of this plan.
The City should look for other partners, i.e. Wheat Ridge 2020 to help acquire and bank land problem properties in
the corridor. Finally, the City should use their authority to acquire lots at fair market prices and to condemn as neces-
sary
WADSWORTH SUBARE4 PLAN
34
4.10 KEY BENEFITS OF THE PREFERRED PLAN
Benefits of the Preferred Plan include many of the same benefits of the Asymmetrical Multi-way Boulevard Plan,
except that they apply to both sides of Wadsworth Boulevard:
➢ The frontage roads provides a slow, pedestrian-friendly environment that is separated from the higher speed
through-traffic
➢ The ftontage roads provides convenient on-street parking parallel to Wadsworth
➢ The frontage roads can continue to accommodate relatively ftequent curb cut access to rear parking and service
without conFlicting with the through-traffic
➢ By creating a pedestrian-friendly environment the frontage roads encourage buildings to front onto Wadsworth
Boulevard and to create a continuous fagade of commercial frontages
➢ The frontage road makes residential on Wadsworth possible, allowing an increase in density in the corridor and
encouraging reinvestment.
➢ The frontage roads creates a setting that will allow businesses to continue to face, and be visible from, Wad-
sworth Boulevard
The Multi-way Boulevard concept wili give Wheat Ridge a unique identity in the region, while achieving the economic
development objectives of revitalizing the boulevard. The Preferred Plan provides good urban design and appropriate
amenities to encourage the pedestrian retail environment and improving vehicular movement along the boulevard.
The Preferred Plan meets the goals for the Wadsworth Boulevard Corridor:
❑ Improves the success of businesses along Wadsworth Boulevard.
❑ Creates an attractive, welcoming front door to Wheat Ridge.
❑ Creates a town center with vitality, attractive shopping and a gathering place for the communiry.
❑ Creates predictability-that wiil alieviate the current uncertainties and aliow investment, and development to oc-
cur.
❑ Improves traffic flows to provide better vehicular access to, and through, the Wadsworth Corridor-balanced with
the °livability" needs of businesses and residents.
❑ Preserves and enhance the residential neighborhoods east and west of the Subarea.
❑ Creates a regular grid for drivers and pedestrians to get to local businesses without negatively affecting local
neighborhoods.
❑ It can be implemented by individual property owners and developers.
WADSWORTH
35
5. POLICIES AND ACTIONS
rJ.'I WADSWORTH BOULEVARD
1. The City prefers that Wadsworth Boulevard will be kept as narrow as possible. However, to the extent that traffic
projections indicate continued increases in traffic volumes on Wadsworth Boulevard, the City supports widening
Wadsworth Boulevard to six through-traffic lanes.
2. Prior to the Wadsworth Boulevard improvements, the City will encourage property owners to make site improve-
ments consistent with the Wadsworth Corridor Subarea Plan.
5.2 WADSWORTH BOULEVARD (THE CORE RETAIL AREA APPROXIMATELY 46'" AVENUE TO 38'" AVENUE)
3. It is anticipated that the Frontage Road will be constructed by CDOT as a part of the Wadsworth widening. How-
ever, this is a Wheat Rige sponsored project which will utilize STP-Metro funding and as such, Wheat Ridge will
be likely responsible for required matching funds.
4. Wadsworth Boulevard wiil be considered, and designed to function, as a"Main StreeY' for Wheat Ridge. To
function as a main street, and to create an attractive setting for shopping and civic functions that will increase the
success of businesses and attractiveness as a gathering place and shopping destination for residents of Wheat
Ridge, Wadsworth Boulevard will have:
➢ a near-continuous fagade of buiidings aligned at or near the ROW line;
➢ a mix of uses that include retail shops and offices on the ground floors and offices and multi-family residen-
tial on upper floors;
➢ broad, continuous sidewalks with an unobstructed trevel zone of at least 15', made of durable materials with
decorative colors andlortextures;
➢ piaces along the sidewalk, but out of the pedestrian travel zone, for outdoor dining, street sales, and street
furniture (benches, fountains, public art, light fixtures, directional signage...)
➢ street trees that provide shade and help soften and shape the public realm;
➢ a physicaf barrier or separation beiween sidewalks and through traffic lanes that buffers pedestrians from
high speed traffic and traffic-related noise, splashing and snow plowing;
D limited curb cuts that break the continuous fagade of buildings and interrupt the shopping experience
➢ parking lots located to the rear of buildings (on the opposite side of the buildings from Wadsworth Boule-
vard);
➢ a major, green, "central park" for passive use as well as for public gatherings and events;
➢ plazas and other public places designed for comfortable sitting and public events.
5. Until more detailed studies are completed, the future ROW line for Wadsworth will be established at 81' from the
centerline of the existing roadway. This will permit the creation of a multi-way boulevard.
6. Beiween now and the implementation of the multiway boulevard, projects along the corridor and in the frontage
roadway section, will reserve room for the frontage roadway. These projects will develop to the setback line.
Until the frontage road is developed, these properties will be setback from the current roadway. In the interim,
individual properties can provide there own version of the frontage road, with parking in front, that connects to
neighboring properties and when possibie parking access.
37
5.3 RELIANCE ON THE WADSWORTH CORRIDOR SUBAREA PLAN
5.4
5.5
7. The Wadsworth Corridor Subarea Plan is general and conceptuai in nature. It contains adequate specificiry to
guide and coordinate the development of individual properties to achieve the goals of the plan. However, the
Wadsworth Corridor Subarea Plan should be seen as somewhat flexible so long as projects still accomplish the
goals and policies of the plan. This is especially true where property consolidation may make possibie more
extensive development concepts.
8. Where the Comprehensive Plan or the 1999 Wadsworth Boulevard Corridor Plan conflict with the Wadsworth
Corridor Subarea Pian, the Wadsworth Corridor Subarea Plan shall supersede the Comprehensive Plan andlor
the 1999 Wadsworth Boulevard Corridor Plan.
INCREASED CONNECTIVITY 9. It is an objective of the Wadsworth Corridor Subarea Plan to increase the connectivity and accessibility of prop-
erties and businesses-to provide multiple ways for potential customers to reach an establishment. This will be
accomplished by:
➢ For vehicles-introducing new streets, interconnecting parking and shopping areas, creating andlor moving
intersections for vehicular convenience and improved traffic flow.
➢ For pedestrians-creating safe street crossings, and on both sides of Wadsworth a continuous sidewalk with
street trees, benches and wide enough for sidewalk activities(outdoor dining,sidewalk sales, etc.).
➢ For bicycles-creating safe street crossings
➢ Trail connections to Johnson Park, Clear Creek and Arvada
SHARED PARKING
10. The City encourages, and will support whereverpossible (in the Wadsworth BouleVard corritlor), a"shared park-
ing" program that:
➢ applies to an entire block or more;
➢ is justifiedby a credible parkirig analysis,
➢ reduces the individual and cumuletive parking requirements of individual land uses.
5.6 DesicN
11. All new buildings in the Wadsworth Boulevard corridor will be subject to the Wheat Ridge Architectural
Streetscape'Design Standards; as modified by any specific standards adopted for the Wadsworth Boulevard
Subarea.
5.7~~ ~ IMPLEMENTATION
12. To provide a mechanism for implementation within the Subarea, the Ciry encourages the creation of a special
district (e.g. special improvement, or business improvement district).
5.8 DeNSirr
13. To provide a critical mass of households to help support a retail uses in the Subarea, the density of the mixed
use areas will be set to allow up to the maximum density permitted by the City Charter (21 units per acre), over
and above commercial uses. Densities will be "feathered" (gradually decreased) along the edges of the corridor
to make a transition to adjacent zoning.
WADSWORTH SUBAREA PLAN ,
38
5.9 IMPLEMENTATION ACTIONS
5.9.1 Short•Term Priorities ("NEXT STEPS')
1. Request CDOT funding for roadway design studies for Wadsworth Boulevard.
2. Request that DRCOG increase the priority, and funding for Wadsworth Boulevard improvements in the
Transportation Improvement Plan.
3. Conduct surveys and focus groups to assess the level of support for CharterAmentlments to increase the
density and height limitations in the core area of the Wadsworth Boulevard Subarea.
4. Survey centeriine of Wadsworth Boulevard to establish the 162'temporary ROW boundaries.
5. Inventory existing utilities and identify any improvements in location or capacity (to support density increas-
es) that shouid be included in future Wadsworth Boulevard improvements.
6. Collaborate with Wheat Ridge 2020 in order to explore incentives that encourage development and redevel-
opment.
7. Work with the Urban Renewal Authority to update their Urban Renewal Plans to reFlect the Wadsworth Cor-
ridor Subarea Plan.
5.9.2 Intermediate Priorities
ROADWAY DESIGN ' 1. Conduct detailed road design studies to refine and finalize the tlesign of the Multi-way Boulevard and to
finalize the build-to line. Research multi-way boulevard intersections, and establish an official concept for
the frontage road intersections.
OVERLAY ZONING DISTRICT
2. Rather than amend existing zoning that applies to the whole city, establish an overlay zone district to
regulate the development of the Wadsworth Boulevard Subarea. The Overlay District should extend from
approximately 48th Avenue to 35th Avenue and from Yukon to Upham Street.
DENSITY
3. Work with properry owners to establish an oveday zone district that applies to areas of the Wadsworth
Boulevard corridor consistent with the Subarea Land Use map. To provide a criticai mass of househoids that
will help support a retail mixed-use area, set the tlensity of the core of the Subarea (adjacent to Wadsworth
Boulevard) to at least 21 units per acre, over and a6ove commercial uses. "Feather" (gradually decrease)
densities ouiward from Wadsworth Boulevard to make a gradual transition to adjacent single-family zoning
outside the Subarea.
Note: while this plan recommends 21 units to the acres, greaterdensities, which engender taller buildings,
would 6e beneficial along the corridor. In the fourth public meeting, citizen input indicated a preference for
the urban environment in which tall buildings enclosed a wide multiway boulevard. Citizens indicated that
they thought this altemative would attract strong households, increase business success and help create a
unique identity for Wheat Ridge.
While an obvious preference was for a tall urban environment, which engenders tall buildings and high densities,
participanYs visual preference has indicated a split 50/50 on whether that they would support a charter amendment
for height in the Wadsworth Subarea. Participant majority, 44(for)/56(against), would not support a charter amend-
ment for density in the subarea. In this poll only % of the participants, 25 participants, voted.
A charter amendment, which would allow greater height or more density in the subarea, would give flexibility to the
design review process. With greater flexibility, the city could give developers rewards for consolidating parking, re-
moving curb cuts, etc. The City should give further study to the use of a charter amendment to change the height and
density limits in the Wadsworth Boulevard Subarea.
WADSWORTH SUBAREA PLAN
39
FRONTRGE ROAD .
4. Partialiy impiement the Frontage Road concept through individual properties at the time of redevelopment
applications (e.g. encourage individual properties to remove barriers between adjacent parcels to provide
continuous driving lanes through parking lots and requiring cross access easements).
PARKING
5. Undertake a"shared parking" analysis for the Subarea. Use the shared parking credit as an incentive for
properties to implement the Frontage Road concept (see #4 above) and piace parking in the rear of build-
ings. In the analysis, consider the varying parking needs of an entire block rather than individual properties.
6. Encourage, and provide incentives, voluntary consolidation of curb cuts along the new frontage roads, i.e. a
shared parking program which reduced the parking requirement for land owners who consolidate, the City
cauld reduce service costs for those businesses which remove excess curb cuts, etc.
DESIGN - STANDARDS AND REVIEW
7. The City of Wheat Ridge Architecture and Streetscape Design Manual should be referenced regarding
appropriate design standards for outdoor dining and outdoor display/sales areas. These standards may be
modified by the development of an oveday district for Wadsworth Blvd.
8. Develop a design review process to assist in the creation of a unified design, work together with the speciai
district to ensure efficient design review.
Implementation of a Special District or Districts
9. Explore with business and property owners the creation of a special district (e.g. Special Improvement, or
Business improvement District). Among other things the special district could:
➢ sponsor programs and special events to promote Wadswor[h businesses;
➢ provide input to design review;
➢ provide design assistance for deserving projects;
➢ work with property owners and merchants to estabiish and maintain aesthetic and maintenance stan-
dards;
➢ develop streetscape improvements;
➢ develop consolidated parking lots and structures;
➢ maintain sidewalks at a level higher than current City standards permit;
➢ consWct and maintain small, quasi-public spaces such as piazas and vest-pocket parks.
➢ undertake utility improvements to accommodate high-density redevelopment
~
WADSWORTH SUBAREA PLAN ,
t' 40
6. APPENDIX
41
~ WADSWORTH CORRIDOR SUBAREA PLAN
APPENDIX
APPENDIX
A.1 1999 Pvw
A.Z MEETING RESULTS
A.2.1 Public Meeting #1 -Questions& Comments
A.2.2 Bieakout Session A: 1-70 to 44th
A.2.3 Breakout Session 8: 44th to 38th
A.2.4 Breakout Session C. 38th to 32nd
A.2.5 Breakout Session D: 32nd to 26th `
A.2.6 Public Meeting #4 - Chip Gamelvisual Preference Survey °
A.2.6.2 Concluding Comments
A.2.7 Pu61ic Meeting #5 - Wadsworth`Conidor Subarea Plan Questionnaire
A.3 ROADWAY DESIGN PULLOUTS .
A.4 -LAND USE PULLOUT .
A.4J Land Use and Alternative Intersections
2
9
9
9
10
11
11
11
52
52
57
64
64
APPENDIX -'I
A.1 1999 PiaN
The following images and principals were taken from the 1999 Wadsworth Boulevard Corridor Study.
TRANSPORTATION
➢ Concentrate points of access
➢ Create a uniform roadway section
r Improve access to business properties
➢ Improve visibility of entrances
➢ Improve the functions of intersections
LAND USE
➢ Consolidate commercial zones to create a community focus for Wheat Ridge
➢ Renovate and redevelop dated and obsolete uses
➢ Improve retail quality
➢ Facilitate the development potential of major land ownerships
➢ Differentiate neighborhoods
➢ Create a pedestrian friendly environment
➢ Rebuild the framework by completing the grid
DESIGN
➢ Break down the scale of blocks
➢ Add streetscape and identity elements
➢ Utilized landscaping and a uniform set of streetscape elements to define entrances and enhance the city image
➢ Create gateways to Wheat Ridge
➢ Create a pedestrian access network
IMPLEMENTATION . . ➢ Utilize existing economic generators
n Search for cost effective solutions
• Within the community's means of funding
• Where benefits are greater than costs.
WADSWORTH SUBAREA
APPENDIX - 2
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APPENDIX - 4
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WADSWORTH SUBAF2EA PLFW
APPENDIX - 7
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WADSWORTH SUBAREA PLAN ~
IJ APPENDIX - 8
A.2 MEETING RESULTS
A.21 Public Meeting #1 -Questions& Comments
December 13th 2005
1) Within 2 years what area will generate new retail?
2) When will we know more from CDOT about timing of proposed widening
3) 36-46 funded for a study of widening 13 million
4) Is there any way to know today what will happen tomorrow with the widening'
5) Will CDOT Condemn?
a. Fair market value
b. Federal guidelines
6) Are there #s - Traffic projections
7) Will side streetslaccess control reduce need for widening?
8) What about an HOV through lane
9) What about lifestyle improvements to the Wadsworth Corridor, quality verse quantity, 44th and Wadsworth,
we need quality of life.
10) Does CDOT consider community needs to cross the town?
11) Should we considerwidening when planning or not?
12) Will widening 93 through Golden, other traffic improvements reduce or change the need to widen Wad-
swarth
13) Without legal insurance that CDOT wiil accept is planning worth iY?
14) Where on the priority list is 28th -36tM.' ;
15) Are we'for' condemnation of land to turn over to developers
16) Does CDOT consider alternatives?
17) Do we have to keep Wadsworth where it is, or can the alignment change - meandering through the neigh-
borhood
18) If we develop land and anticipate the widening can we get federal funding, tax breaks, for changing to that
anticipated form?
19) Can we get someone from CDOT to answer more questions?
The following are notes from the break out sessions. We broke out into 4 groups which focused individually on dif-
ferent geographic areas within the subarea. The areas were comprised of 170 to 44th, 44th to 38th, 38th to 32nd and
32nd to 26th. Residents had the opportunity to move between groups and comment.
A.2.2 Breakout Session A: 470 to 44th
WHAT'S N0T WORKING
a. Motorists use 46th & 45th over to Vance to cut through neighborhood to avoid traffic jams at 44th & Wad-
sworth.
b. Accesses to businesses are difficult to use - need left turn lanes in some locations. Accesses are segment-
ed, unorganized:
c. Businesses are unattractive.
d. Businesses don't provide services & goods neighbors want (hardware store, clothing, restaurants)
e. Buses stopped at bus stops cause traffic to back up.
f. Johnson Park & is a major amenity that is not visible from Wadsworth.
g. Clear Creek corridor is underutilized - provide more pedestrian and bicycle access oppoAunities from neigh-
borhoods.
"H SUBAREA PLAN
APPENOIX - 9
h. Arapahoe House needs to move.
i. Noise from I-70.
j. Waiking along/across Wadsworth is difficuit.
k. Lack of landscaping.
1. No right tum lane from westbound 44th onto northbound Wadsworth - traffic backs up on 44th.
m. No shopping center in this western section of the metro area.
WHAT'S WORXING a. Traffic calming on Vance has slowed down vehicles, but has not decreased the volume of traffic.
b. CondoslMulti-family might work adjacent to Wadsworth.
c. Vegetation and retaining walls at north end deaden some of the noise from I-70.
A.2.3 Breakout Session 8: 441" to 381"
a. Residential and business high-tech communication ability
b. Incorporate greenbelt opportuniry to go to coffee shop
c. Bike lane - people would be more willing to ride bikes if it were easier with bike lanes
d. Compatibility of adjacent use and design
e. Ability to assemble parcels
f. Ancillary residential -mixed use
g. Need more code enforcement
h. NO CLOCKS
i. Encourage investment in residential property-too many rules
j. More upscale restaurants and retail
k. Need good road system, corridor should be 2 blocks deep on both sides of Wadsworth
1. Promote maintain healthy community schools
m. Pedestrian access is bad
n. Need more exposure for business owners; more publicity needed for these corridor planning meetings
o. East-west connections to encourage pedestrian activity from the adjacent residential neighborhoods
p. Increase pedestrian connectivity
.
q. Detached sidewalks along whole corridor, streetscape, pedestrian crossings, bridges
r. Parking in this area for replacement of future widening
s. Adaptive reuse of Wardles grain elevator at 3Acre Lane
t. Business owners are afraid of losing parking due to Wadsworth widening
u. Make side street connections more pedestrian friendly
v. Where will the $ come from??
w. Maintain quality community schools
x. Comments related to Time,Square - No trees, very few cars parked in a sea of asphalt, 3 curb cuts that
don't make sense (Big lots)
y. Time Square needs to be redeveloped
z. Parking ugly (Big expanses of asphalt)
aa. Show case for cultural draw, including the arts, that is seen in Highlands neighborhood along wads
bb. Need more monetary incentives for smali businesses disrepair along street mismatch hodgepodge broken
pavement
cc. Park located beiween the Safeway Marketpiace and Time Square is too scary; It should be modified so that
it feels safe and encourages use
dd. Uglygraffiti
WADSWORTH SUBAREA PLAN 1
APPENDIX - ~ O
A.2.4 BieaKout Session C. 3811 to 32n'
a. Crown hill access over wads, pedestrian friendly circulation into this area
b. Emphasize crown hill as an amenity
c. Bike/pedestrian paths
d. Keep 33rd and 34th from going though, keep properties as buffer
e. Median will restrict exit from properties fronting on Wadsworth, 3411, 3431, 3433
f. What is happening with Ford, what about water swale issues and leachate into aquifer?
g. We need arts and crafts center
h. Controlled access for mixed use, town back on Wadsworth corridor?
i. 38th and Teller businesses, historical downtown
j. Wadsworth residential created communities (high density) verses change to commercial.
A.2.5 Breakout Session D: 32nd to 26"
a. Bad lighting can't turn light onto wads from 32nd going east
b. Like the trees in the neighborhood
c. Like the historic value of Olinger's Mortuary (29th & Wadsworth)
d. Like the area "as is" - don't want any major changes
e. If any shopping areas are developed, shouid be convenience type shopping, not big box.
f. The stop light at 29th Avenue is too long
g. Would not like to see an increase of neighborhood traffic
h. Worried about the increased noise leveis if Wadsworth is widened (can a sound wall be constructed?)
i. Commercialization won't help the neighborhoods - like the'small town' feel of Wheat Ridge
j. Don't want a restaurant or Starbucks behind them (on Olinger's parcel)
k. Want to increase the value of the neighborhood - would like to see more public improvements - curb, gutter
and sidewalk
1. Would like to see a pedestrian bridge at 29th Avenue so they can access Crown Hill without worrying about
traffic
A26 Public Meeting #4 - Chip GamelVisual Preference Survey
During the visual preference survey, attendees were asketl tovote on a number of issues including the three
roadway options. The favored roadway wa54Be "symmetrical pian". In this option, a multiway boulevard would be
developed along Wadsworth from7oughty 46th Avenue #0 38th Avenue. The multiway boulevard includes one-way
frontage roads on both sides of Wadsworth with on-street parking. In general, the participants favored creating an
urban pedestrian focused town center. In this scenario future buildings would have minimal setbacks, the frontage
road would have on-street parking and paved sidewalks would give pedestrians access to all businesses. This option
was selected as mostlikely to increase business success along Wadsworth, attract strong households to the corridor
and help create a"unique" identity forWheat Ridge. Close to 80% of attendees supported empowering the City's
aesthetic review of development. While the participants typically favor the visuai aspects of the urban setting, haif
support adjusting the City charter to aliow the density and height necessary to achieve that goal. Section III contains
a more detailed summary of the visual preference survey.
Following the visual survey, the chip game was played. Seven teams of eight were asked to place chips on a map
that woultlportray their ideas for particular land use locations along the boulevard: Participants used chips, which
represented residential housing densities, parks and civic amenities to create their vision of the Boulevard. While
each group developed a unique plan, there were areas of overlap. For instance, many of the groups selected to posi-
tion a large central park within the corridor, most placed civic amenities adjacent to these parks. The majority placed
higher density chips near the boulevard and feathered residential density away from the Boulevard. For the most
WADSWORTH SUBAREA PLAN
APPENDIX - 11
part groups placed mixed use residential along Wadsworth. In total, participants had 1 hour for the Chip game. This
time allowed participants to paint a conceptual picture of the corridor, not design a detailed plan. Section II contains a
detailed summary of the Chip game. Some similarities were also present behveen the original design Charrette held
in January 2006.
1.1 Haveyoueverlietltoyourmotheri
Responses
Nevec..HOnesL
0
Onty once antl I paitl for it tleatly
1
2%
Only a couple of times
8
15%
Ves, but I was young 8 cantly was invoNed
2
4%
Iprefertocallita'sVetchingofthatruth"
13
24°0
Only when it was in her best interest
9
16%
Ves,butmybmlherlsislermatlemetloit
1
2%
Toomanytimestorounl!
17
31%
Totals
55
100%
2.1 Ara you... Responses
Male 35 56%
Female 28 44%
Totals 63 100%
3.) Whatisyouraqe9
Respanses
Underl8
0 0%
19-29years
0 0%
30-44years
4 6%
4&135years
44 71%
Over65years
14 23%
Totals
62 100%
4.)HOwtlayaultlentiryyourself?
Responses
Ameriran Intlian/Intligenous
1
2%
Asia/Pacifclsiantler
1
2%
BlackorAfncanAmencan
0
0%
LatinolHispanic
0
0%
MN42cial
1
2%
WhiteorGaucasian
60
95%
Other
0
0°k
"WOUltlrathernolsay"
0
0%
Totals
63
100%
; 15%
Yes.buLmY .
MaMMSarer Ves. M i wes
madematlo'R yvuig8mntly
Zy wasimoWee
ax
Onty wM1en ilxas w in her best I preler ta wli il
inl¢rtst d'WNthing M
16% Ihe WIM1'
26%
WADSWORTH SUBAREA
APPENOIX - 12
5.) Howlong M1ava youlivadinVJM1ea[Ritlge?
Respanses
lessiM1anoneyear
2
3%
Behveen 1 and 5 years
4
6%
BeN+een 6 and 10 years
12
19 %
Belween 11 and 20 years
9
14 %
More than20years
36
57%
Tolals
63
100%
6LInwhatfieldtloyouwark?
Res
ponses
Local, Stale, or Federal Goremment
3
5%
ConsVOCtian
]
12%
Healthcare
1
2%
ResoNRecreation Business
1
2 %
Senice eusiness
21
35 %
Relail Business
a
7%
MininglEnergy Sector
1
2 %
Etlucalion
2
3%
RetireE
19
32%
Unemployetl
1
2%
Totals
60
100%
Where tlo you own property Please cM1OOSe
Responses
lueat
13
21%
lvea2
12
19%
lvea 3
9
14%
Area 4
8
13 %
AreaS
5
8%
Mea6
12
19%
lvea7
4
6%
Totals
63
100%
Area 7 = Outsitle Area
~ WADSWORTH SUBAREA PLAN
APPENDIX - 13
For Summary of questions 8d0 sce Ihe entl of tM1is section
8.) WM1enyauNinkabautWatlswoethintheneztten
years, wM1ich aRhe following are you mosf wonied
aboutlF'rsll
Respanses
Traffcwngulion
23
35%
ImpactofconlinuetlcommercialEeclineonadlacenlneighboMOOtls
8
12%
Loss oibusineu(clieniele)
4
fi%
GenerzlperceptionsofWnealRitlge-Yewfromihe8oulevaN
7
117o
increasea nome
a
sw.
CommemaltlevelopmenldsplacngofexsLnghomesnear
18
28%
Wadswonh
Delenoalionofbulangs
2
3%
Tolals
65
tooY.
For Summary of quesfions 8-00 see tM1e end of this section
9.) WM1enyauFhinkabaulWatlswatlM1inlM1enextten
years, wM1ich of ihe follovring are you masl wamied
abaullSeconal
Responses
T2R<wngestion
18
29%
ImpactofcontinuetlcommercialtleclineonaalacentneighborM1OOtls
9
14%
Loss ofbusiness(clienlele)
6
10%
GenealperceptionsofWM1ealRitlge-VewfmmlheBOUlevartl
14
22%
Increasetlcnme
]
11%
Commercialtlevelopmenltlisplacingofexistinghomesnear
6
10%
waa:wonn
oetenoreron ofeunamss
a
si
ToUls
63
100%
For Summary of quesfions BdP see Ohe entl of tFis section
10.) WFmyoutMnkabautWaESwartM1intM1enest
len years, wM1icM1 of IM1e following are you most
wortieU aboul RM1irtl)
Responses
Tmlfcmnges0on
10
15%
ImpacloimntinuetlcommerciaiEeclineonatljaceninelqFeorM1OOOS
14
22%
lossofbusiness(clleniele)
<
fiYe
GeneralperceptionsofWM1eat0.iCge-ViewGOmtM1eBouleraN
13
20%
IncreaseE uime
8
12%
Commercialtlevelopmenltllspladngofexi5tingM1Omesnear
3
Sb
Watlsworth
OeterioralionofbuilEings
13
20%
Ta[als
65
100%
ior Summary of questions 11-03 see the entl of Nis sec0ion
11J WM1atareMemostimporfan[objeclivesfor
intimating WatlswortM1 Boulevard:IFinp
ftespanses
MovetaRC - getmore rars througM1lown
13
21%
Make Eusinesses more successtuL
5
Bh
MinimireOpPeMencroacM1menl-i.e.minimumpropeMimpacl
Zd
38%
Creme Downtown for WM1eat ftidge.
9
14 %
CreateasignaWre iEentiryforWhea[RiEge-MakeWM1eatRitlge
12
19%
unique
To[als
63
100%
~ I :
T,=a
'
. '+✓il'N
~.i ' _
'
~pa
.
wn
mQeueaa~
me
~
- ewmeo~
sx
cenez
rsis
Lassdeisie
,e~em
.
yo~
~~W~
(Clanlele~
e newnooas
r.q
WhealREge-
6%
12%
Yex (mm be
BoulevaN
H%
HX
i'a d
c,enerei
u~~ea
pa~nuo1so1
/
iossae~:mess
j o.~e~aa~
WneatRiEge-
~tlien~ele)
~ EecGneon
YewlmmNO
10%
aEja.nl
8o0¢vaN
n¢igM1brvhwtls
22%
14%
PLAN
APPENDIX - 14
For Svmmary of ques[ions itd3 see the end af ihis section
11.) Whatarethemastimportantobjectivesfor
'morov'na Watlsworth Boulevartl, (Secontll
Move Vaffc - get more wrs ihrough rown
Make businesses more successfui
Minimize property enaoachment- i.e. minimum pmperty impact
Create tlowntown Por VJheal Ridge Create a signaNre itlentity torWheat Ridge -Make VJheat Ridge
unique
Totals
For Summary of questions 11-13 see the entl of this se<tion
13.) Wha[are [hemos[importantobjectlvesfor
'morovinu WadswortM1 0aulevard: lThlrtl7
Move Valfic get more wrs lhrough bwn
Make businesses more successtul
Minimize property encroachment - i.e. minimum pmperty impact
Create tlowntown Por NTeat Ridge
Crea[e a signaWre itlenliry for Wheat Ridge -Make WM1eat Ridge
unique
Totals
Responses
12 18%
15 24 %
8 13%
10 16%
18 29 %
63 100%
Responses
-
9
15/
dm
19
31%
:s pvgi
pt~
"
5
8%
I.:{q"rWh
BatR'dge:
t]
27%
P~ MekeSYArat~
12
19%
. Rkgaunlq[
~
19°5
62
100%
cresia ao„mawn
pp% - MinimizepmceM MakeWSineaes
wachmenl- m cce55fu1
.e. minimum re 31 %
pmPeM1yimpacl
BYe
id) WM1ichCOmmercalCharactertloyoupre(eR Responses
Subueban 15 24%
Urban 4] 16%
To[als 62 100A
WADSWORTH SUBAREA PLAN
APPENDIX - 15
15.) lowerOensity ResidentialCharac[er Responses
Picture 1 2 4%
PicNre2 55 96%
Totals 57 100%
..:Pictvrel PicNre 2
16.) Metlium Density Resitlential Lharac[er Responses
PicWre 1 9 11%
PicNre2 45 83%
To[als Sd 100%
f
~
y
4
x~
.
. - - yv:.
~
y~ri
_
PicWre 1
PicWre 2
17.) M'gM1 Densiry Resitlential Character Responses
PicNrei 10 23%
PicNre2 34
Tola15 64 100%
WADSWORTH
APPENDIX - 16
18.) WhichoftheseroaAwayoptionswoultlbethe
most M1elp at aMacting s4ong households, (a major
aoalafWM1eatR'tlce2020)i
Responses
Roatlwayl
12 21%
Roadvray 2
10 31 %
Roatlway3
28 40%
To[als
58 100%
Roatlway2
19.) Which of these roadway optlons will most
increase the success of businesses along
WadsworthT Responses
Roadway 1 8 14 0
Roadway 2 20 34°/a
Roadway3 30 52%
Totals 58 100 %
(See PicNre hom Ques[ion 18)
20.) Whlch of these roadway options would create
lhemostunluue'tlenCNforWheatR'doe? Responses
Roadwayt 5 9%
Roatlway2 20 38%
Roadway3 28 53%
Totals 53 100%
(See PicNre from Questian 18)
WADSWORTH SUBAREA PIAN
APPENDIX - 17
SymmetricalPlan
Roadway 3
Motlifietl 1999 Plan
Roatlway 1
21.) Finally, which of [hese roatlway aptions do you
prefer overa119 Respanses
Roatlway 1 if 20%
Roatlway 2 19 35%
Roatlway 3 25 45%
Totals 55 100%
(See PicWre fmm Question 18)
22.) Which of [hese images supporis the parking
<haracter you woultl like to see in Wadsworth's
future9 Responses
PaMingl 27 45%
Parking2 23 38%
PaMing 3 10 1 ] %
To[als 60 100%
23.1 Whichoftheseimagessupportslhe
amhilechral sryle you woultl prefer to see on
Watlsworthl
Responses
Piclure 1
3
5%
Picture 2
27
47%
Piclure 3
28
48%
ToWls
58
100%
PwN
APPENDIX - 18
Note fha[ oniy 4 peopie were polled for this question, this intlicates the question wa=_ skippetl
24.) Which of lhese images supporLS the
commercial characler you would like to see on
W d worth't
Responses
PicNre 1
1
25 %
Picture2
0
0%
PicWre3
3
]5%
Totals
4
100 %
Piclure 1
Picture 3
25.) Which of Ihese images best supparts the
community character you would like [o see in
W tl orth's futureP
Responses
PicWre i
7 13 0
PicWre 2
20 36%
Piclure3
18 33%
PicWre 4
3 5%
Piclure5
5 9%
PicWre fi
0 0%
PicWre7
2 4%
Totals
55 100%
~
~
~
` `
P~cb~re8 ~*Pk
lu2a 'Pitlore~~°}~
Pkture 5
i ' Piclure 4
I 5%
_
I
9
I Pi 1 re
33% PicNre 2
36%
I
~
im PicWrel PmWre3 `PicWre S
PicWre 2
SUBAREA PLAN
t
ie
Picture ]
APPENDIX - 19
26.) Which of these sign rypes supports the
community charecter you would like to see in
W d worth's fu[urel
Responses
Picture 1
1
2 %
Picture 2
17
27°/a
Picture 3
45
]t %
Totals
63
100%
27.) ShoWd Whea[ Ritlge create a lown center in Ihe
Picture 2
WadsworthcorridoR Responses
Ves 36 58%
No 26 42 %
To[als 62 100%
28.) Wouldyousupportachart¢ramendmentto
allow Wller builtlings JUST wilhin lhe Wadsworlh
orr'dor'1
Responses
Yes
32 50%
No
32 50%
Tatals
61 100%
Pidure 3
PuN
APPENDIX - 20
29J Woultlyousupportacharteramendmentto
increase tlensiN JUST in lhe Wadsworth rorridor4
Responses
Yes
11 44 %
No
14 56%
Toials
25 100%
30.) WouldyousupporttheCiry'sadoptinggreater
aesihetic review of poiential develapmenl pro'ects9
Responses
Ves
38 66%
No
20 34%
To[als
58 100%
Summary Tables puestions 840 antl 1 Y13
Summaryofquestion(8-00): Whenyovthinkabou[
WatlswortM1 in lM1e nex[ ten years, wM1icM1 of fM1e
~boi
Responses
TafficCOngesfon
115
30%
Impactofcontinuetlcommercialdeclineon
56
15°0
atljacentneighborhootls
Loss of business (clientele)
28
] %
GeneralperceptionsofWheatRitlge- View
62
16%
from Ihe Boulevartl
Increasetl Crime
31
8 %
CommeroialEevelopmenltlisplacingofexistinghomes
69
18%
near WaCSwonM1
Deteriorationofbuildings
25
6%
Totals
386
100%
' Tlie summary was calculatetl by weigM1ting No patlidpanis first Moice by 3,
iheir semnE choice by 2 and their thirtl cM1Oice by 1.
mcreaseacnme I
1
8% G¢n¢~IpercepOms
Louof WSiness
I i~pauotmnun~ee
rualEeNine
mwneat aa9e-
(uentale)
L ~adie«nt
YewM1VmNa
neiBM1teorhoods
9aulevaN
16%
f5Ye
Summary ofquestions(1143): WM1atarethemost
importan[ abjectives for Impraving Watlsworth
BoWevartlP
Responses
Move taRC9et more cars Ihmugh tlownrown
72
19 %
Makebusinessmoresuccessful
64
11%
Minimizepmpertyenuoachment e..minimum
93
25%
propertyimpact
Create tlowntown for Whea1 RiEge
64
17%
Create a signawre itlentiry fot lMieat Ritlge-Make
84
22 %
Wheat RiEge unique
Totals
377
100%
' The summary was plculated by weighting the patlicipants frsl choice by 3,
their semnd cfioice by 2 antl their Nirtl cM1Oice by 1.
..Makabusmeumare
.
suazsfin
1)%
CreaIedowntovmtor
MinimrseOaGertY
' wneat wasa
wammem;.e.
17%
miimumpropery
impep
25%
~ WADSWORTH SUBAREA PLAN
APPENDIX - 21
A.P.G.'I CHIP GAME SYNTHESIS
The following images present a synthesis of the results of the chip game. Mixed-use frequency displays the num-
ber of times mixed-use was indicated in a particular spot, this is indicated by both height and color. Advocacy for
change indicates the frequency of votes on a particular area both height and the shade of green indicate advocacy
for chance, the higher the height or the darker the green the greater the advocacy for change. Height density indi-
cates the dominant density for a particular area, both height and the shade of orange indicate density. The greater
the height antl the darker the shade of orange, the greater the density implicated by participants.
Figure 43: Mixed Use Frequency
Figure 44:Advocacy for change
Figure 45: HeighbDensity
SUBAREA PLAN
APPENDIX - 22
( Wadsworth Boulevard Subarea ~ I
o 250 500 1,000 Feet Game Board Summary
i 1 1 1 i 1 1 1 i
WAOSWORTH SUBAREA PLAN
APPENOIX - 23
B CHART m-
~ Medium Densiry
E ~ 1'9
Davis~
metary " ~
7] Medium High Density
High Density
~ Commercial
Q Mixed Use Medium Density
Q Mixed Use Medium High Density
L~4 .y~ ]~q '4) 0 041
~ Mixed Use High Density
~ Mixed Commercial ~ e 0 0
Fg~~~77?17~~~~~
+ TreficSignals
~ Wadsworth ROW 160feet
~ Various Landmarks
a~ a►
0 Buildings
N StfeeGS
M.~~~1F-Ilf
Q
Wadsworth Boulevard Subarea
0 250 500 1,000 Feet Game Board Summary ~
I I i . I i i I I
WADSWORTH SUBAREA PLAN ~
APPENDIX - 24
~ CHART
- < < C'Sv=
~ Medium Densiry Medium High Density
HighDensity
. 0 Commercial P ~ , ° ~ ; ~ ~ , 7~ ❑ g ~ P2fk
C.IVIC
~ Mixed Use Medium Density
Mixed Use Medium High Density
~ Mixed Use High Density
~ Mixed Commercial iz Fp
. ~ Trafic Signals
Wadsworth ROW 160 feet
~ Various Landmarks .
0 Buildings -(Il [7 ~ ~Q
Streek `
~~i~,A~ %Q I ~
c,.::c~~y .
0 0 t q~ ~0~..~
~
~
.
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Wadsworth Boulevard Subarea ~
o 250 500 ,,oooFeet Game Board Summary
i I I . iI I I i
WADSWORTH SUBAREA PLAN
APPENDIX - 25
ore~~D~avis;-Enlero'eta ~
~ 7raffcSignals .~GS A!r,,lFiVe 0,,
~ M Wadsworth ROW 160 feet
o([~
-E~
L Buildin
s ~
~
Hg
g
Q Various Landmarks
DW p
N Streets
:
HighDensity
.
Number ofTeamvo[es
~
o
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a~ ;
V1lheatMid
e Micidle Scho
l
o
9
a i] e'~' 6 ' ; Q ❑ a~ ~ ~ 1 ° .
r M Q ~
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akme , _ .
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777777,
Wadsworth Boulevard Subarea
000 Feet Game Board Summary ~
0 250 500 1
,
I I i i 1 I i I I
WADSWORTH SUBAREA PLAN
APPENDIX - 26
~ Traffic Signals
fl ~
~ Wadsworth ROW 160 feet
E:] Bulldings
~ Uanous Landmarks
N Stfeets
H
r
lghDensity
Number of Team votes
~
;
~
M2
~4 a
4 A
_
~ q
~a `
~ _j o
qfJ ~j G
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Wadsworth Boulevard Subarea
000 Feet Game Board Summary ~
0 250 500 1
,
APPENOIX - 27
.
..n
~ Traffic Signals
~ Wadsworth ROW 160 feet
~ Buildings
Ell Uarious Landmarks
N SUeets
MediumDensity
Number of Team votes
EJ 1
oZ
03
04
Q 5
6
;E~ 38th
~
Y i~
T'~
' •~q
I ~n
`
Wadsworth Boulevard Subarea
0 250 500 1,000 Feet Game Board Summary
~
WADSWORTH SUBARFA PLAN ~
APPENDIX - 28
...~T
(fi
Si
l
I
ra
c
gna
s
WadswoM1hROW 160feet
Q Buildinga
o -p
-
~
~
~ Various Landmarks
.
Streets
x~
~5
. Mediumoensity
Number of Team votes
~~3~~~1
?
a''~
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o Z
.
4 M~~ -
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Wadsworth Boulevard Subarea
0 250 500 1
000 Feet Game
Board Summary
I
,
I i i I I I I i 1
WADSWORTH
APPENDIX - 29
~ r ore Da~is-Elem'eta ry
TraKc Si nals
m
~
M Wadsworth ROW 160 feet
~ Buitdings
~ lall Various landmarks
N S[ree[s
w
.
MediumHighDensity
Number ofTeamVOtes
g
~ 2 p
~
~j
€ 3 hA
~ ~ a [
a
~s~ c1
.
~
001
~
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L r
•
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7 ` ~ ~~°~.`r'~ a& "ya[~ M1 I'
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Wadsworth Boulevard Subarea
0 250 500 1
000 Feet
Game Board Summary ~
,
I i i I 1 I i i 1
WADSWORTN SUBAREA PLAN
APPENDIX - 30
~L
~ Traffic Signals
LJ
`
PA Wedswarth ROW 160 feet
Q Buildings
~'x•. . ~ w'~ C 3 s
O ~
° ° t
-
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Q~'1]J
r
...pd
Q Uarious landmarks
q S
s: ~ P
.
9
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Number of Team Votes
oZ
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4
3
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,
q
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4
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a
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Wadsworth Boulevard Subarea
~
000Feet Game Board Summary
0 250 500 1
,
I ,,,,,,,I
WADSWORTH SUBAREA PLAN
APPENDIX - 31
ot--rye~a,Ju~is,_y-E~le.metary~~~
Treffic5ignals ~
~F~TSU'1VQUJ ~ ~
•TS,; ~
r
~
r
~ WadswoAh ROW 160 feet -
0 Various Landmarks ` ~ ~ =I~ f,~^~'~z dr ~ ~ c .
~
0 Buildings
N Streets DW c
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APPENDIX - 32
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SUBAREA PLAN
APPENDIX - 34
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WADSWORTH SUBAREA PLAN
APPENDIX - 37
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WnoswoRrH
APPENDIX - 38
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APPENDIX - 47
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APPENDIX - 50
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A.2.6.2 Concluding Comments
At the end of the meeting several people had comments. The comments are listed below.
• How would this overall street pattern work? An explanatory diagram would be useful next time.
• Constraints: 2 physical land changes: Some indication of building feasibility would have been useful.
• High Densiry - scary because of the amount of chips
• The "urban" environment looks neat
• 5-6 stories seems scary; but it can be nice
• A couple of High Density building in the rightplaces would work
• Inciude public space, light, entryways
• Wheat Ridge wants to be different: Not like Lakewood, Aurora, etc.
• Wheat Ridge bypass. What about bypassing Wadsworth and allowing an "Old Town Wheat Ridge" to de-
velop within the corridor? There is no budget for this.
• We must consider infrastructure. Much of the City and the subarea lacks adequate facilities and utilities are
expensive. Must assess the capacity of infrastructure system
• Balance of retail with residential
• Whatever is done, this needs to be something that people like
• Can't do 3,000 units and remain "half-rural", but some parts of the City can stay rural and some parts don't
have to stay rural
• This development will draw people increase real estate
• High Density: What is the demographic associated with high-density lifestyles (i.e., pedestrian living)?
Singles, young couples, retirees, etc.
A27 Public Meeting #5 - Wadsworth Corridor Subarea Plan Questionnaire
GENERAL QUESTIONS 1. What do you feel is the most important problem that needs'to be solved in the Wadsworth Corridor?
• Create town center: improve image; Create opportunities for economic development; Attract households to
more urban type setting; Capture money rather than have traffic just pass through.
• Making improvements to the cityto have people want to live here.
• Vacancy rate, underutilized properties
• Planned development; More Urbanist design; Businesses on street
• Continuity of commercial development. i.e.: This Wadsworth plan needs to be friendly to commercial use.
• Economic Growth
Develop high density city center
• Re-establish Wheat Ridgeas a thriving business and family friendly environment
• Property Value increase
• Balancing trafficmanagemenfwith land uses
• Traffic Flow
• Traffic Flow; Wheat Ridge pride/appearance; Accessluse of businesses
• More traffic from I-70 to 26th
• Noise from traffic (I live on Kipling in a condo.) Traffic noise is bad on the side next to Kipiing, but not a
problem on the west side
• Quality; Architecture, Streetscape, Pedestrian friendly); Develop improved transportation
• Pedestrian comfort
• Junky mismatches-empty buildings
• Traffic congestion
TIMEUNEIPROCESS
WADSWORTH SUBAREA PLAN
APPENDIX - 52
2. Did you participate in any of the previous Public Meetings?
• YES:10
• N0:8
If so, which ones?
• #3,#4
• #1,#4
• #1
• #1
• All of them
• #1,#2,#3
• #1,#3,#4
• #2,#3,#4
• 1999 on
• 3 out of the 4
3. Do you feel the process provided enough time for residents to understand the issues and provide input into the
salutions?
• YES: 17
• N0: 2
If No, at what stage should we have provided more time?
• Five years from now as nothing will be done for years. However I understand businesses are not flourishing
in the Wadsworth corridoc
• Although it is entirely likely that we still have many citizens who don't understand the issues/opportunities,
this will be an on-going process especially regarding density and height restriction change.
• A proposed final solutioNplan with time forcomments before making itfinal would be best
PROPOSED LAND USE . 4. Do you generally agree with the land uses and densities as shown on the Proposed Land Use Map?
• YES: 14
• N0: 3
If No, what changes do you suggest?
• Yes, with the exception of density- Working within the current restrictions placed in charter could very well
limit the success of the plan. Charter change to allow higher density on Wadsworth Corridor and Goldline
TOD necessary.
• Maximize densiiy. Also, ensure high-quality affordable housing is included in residentiai. Transportation
needsforresidentsisideaL
• We need to be open to high density use, mass transportation options and affordable housing
• Try to remove as few single family houses as possible
< Residences next to Wadsworth will fight road noise.
• Commercial uses next to Wadsworth and residences farther back
• Too much high density: Need to scale back project
• Residential densiry should be increased, this will help businesses survive and encourage new ones to move
in
ALTERNATNE BOULEVARD CONCEPTS
5. Do you agree that the Symmetrical Multi-Way Blvd. should be the preferred alternative?
`
SUBAREA PLAN
APPENDIX - 53
• Yes! Not only eminenUy workabie for a town center straddling a state highway, but is a unique concept that
will add interest to the new Wheat Ridge look. I continue to be impressed with and pleased by Winston's
work.
• Yes, however I believe it should be phased. Following the asymmetrical approach (phase I) followed by
the other side (phase il). This way, commuters won't be as badly impacted and the community has time to
adjust.
• Symmetrical is fine. Like the wide detour to cross street. Asymmetrical may make sense for some big
boxes.
• I like the symmetrical multi-way blvd. but I question the need for 6 lanes on Wadsworth given the lack of traf-
fic growth, and existing bottleneck north of I-70.
• Yes. I think the asymmetrical also would be good. It would provide a different option for parking for busi-
nesses that want that.
• Yes.
• Yes.
• Yes, but you would need a way for pedestrians to access both sides of Wadsworth easily and without driv-
ing. i.e.: Skybridgelwalkway orsafeltimed crosswalks.
• Yes.
• Only if it has 4lanes in each direction. Wadsworth, both north and south of Wheat Ridge now has 4 lanes. I
submit three lanes would be a bottleneck and siow traffic. All the extra traffic signals will need to be timed to
improve traffic flow.
• Yes.
• Yes.
• I agree that it is better than the median plan. (asymmetrical)
• Yes.
• Yes.
• Of the three this seems the best- However, there is no need to go from 90-100' to 163- if we do not have
developers to buy in. Could decrease curb cuts and not add signals:
• No, your drawingsshow trees which will growJarge and block the view of the businesses. The 1999 plan is
better but it still shows trees.
KEY ELEMENTS OF THE PLAN 6. Are there any conceptslideas you would change? Please describe:
• Why aren't there any changes on the east side 44th to 46th?
• Comments given regarding 38th Ave: Timelessness is noise. Area needs help.
• Public space/pavilion seems important, something where we can have films on Wadsworth or something.
• We like on the east side of 35th-the idea of a stoplight will divert more traffic on one side of the street: We
do not want this.
• I would favor more intense land use at 44th and Wadsworth and to the east along 44th
• Residences next to Wadsworth will fight road noise. Commercial uses next to Wadsworth and residences
fartherback
• The greener the better
Please don't block the businesses with threes. If you do, there is no competitive advantage to being on
Wadsworth because the trees eventualiy grow large and create a wall biocking out signs that cars going by
can't see.
Are there any additional conceptslideas you think should be added?
• Add a plan statement for 44th to 46th
• How will bus stops be designed? What wiil residential parking look like? Will parking be iwo hour on front-
age road? How will affordable housing be incorporated?
APPENDIX - 54
• If we are looking at places to eat outside etc, we must have quiet places besides the civic park.
• High rise condos, lofts, 4 apartments would be helpful
PROPOSED GOALS, POLICIES, ANDACTIONS
8. Are there any goals that you would modify?
• Highlight more of the "human scale"
• Residences next to Wadsworth
• Relocate or provide relocation to existing successful businesses
• Item H seems a stretch without city direction/emphasis. Consider adding a city element.
• The apparent goal of getting more tax revenue should not be paramount. Keep Wheat Ridge's Charm while
encouraging redevelopment
9. Are there any Policies that should be added?
• Encourage development of affordable and accessible housing (5% of units?). Taking advantage of this
prime location for low-income workers, fixed income retirees and those with limited mobility.
• No more subsidiaries for relocating here. Buffer neighborhoods
• Take no action to hurt businesses - such as blocking the view of signs with tre3es or making access more
difficult
10. Can you think of any otherActions that would help get the redevelopmentof Wadsworth underway?
• Note: Under Overlay Zone District, the description says the zone spans to 35th Ave, but the Subarea map
extends it farther south. I believe it should extend farther south. The ciry realiy needs to drive this effort. Be
aggressive, boid, and proactive withiandownera
• Go slow. We are not urban. I was at the last meeting where we chose the "urban" pictures. We were not
told that those pictures would by their very nature require higher densities than we now have. Higher densi-
ties mean more cars and more services required. Those extras should not be paid for by the households
that now are stressed with money issues. Bigger is noTnecessarily better.
• More education on tlensity and height and what that means so we can overcome hurdles.
• It is criticai to develop a policy of
a. Encourage more new and dense residential, and
b. Be pro-business while maintaining the old, smail town feei that makes Wheat Ridge, great.
OiHER COMMENTS AND SUGGESTIONS .
• Keep educating the public
• Good Boards!
• There is a need for speed bumps on Estes St. between 32nd Ave. and 38th Ave.
• Questionanly four lanes from32nd to 28th!
• Question the drop in traffic stats from 1999 to 2006
• I think this process has been very comprehensive and has resulted in some creative solutions-good job!
• I like the more pedestrian friendly ideas and the trail connection
I dodt understand what the proposed intersection decision is
1 believe there needs to be some noise mitigation where green space is to replace existing structures (i.e.:
• 32nd-34th, 46th-08thl1-70) to help neighborhoods east and west.
• I feel the meetings should have been advertised on Channel 8 and city web site. Neither was done with
consistency.
• We own Wardle Feed and Action Recycling Centec Your drawings show that you want to close Three Acre
Lane. This will put us out of business- we have about 200 + customers per day coming to the site pius 10 to
15 tractodtrailers per day coming as well. Many our customers are bringing metals. We have a public truck
WADSWORTH SUBAREA PLIW
APPENDIX - 55
scale. We do not want to have businesslcommercial traffic coming so close to the school but if they have
to, we do not have the room for them to turn around. A better solution is to create a street to the west, which
would connect Three Acre Lane with 41stAve. and leave the light where it is at. Traffic from the school
needing to tum left onto Wadsworth could do so then from Three Acre Lane.
APPENDIX - 56
WAOSWORTH SUBAREA PLAN
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WADSWORTH SUBAREA PLAN r
APPENDIX - 60
WADSWORTH SUBAREA PIAN
APPENDIX - 61
WADSWORTH SUBAREA
APPENDIX - 62
APPENDIX - 63
A.4 LAND USE PULLOUT
A.4.1 Land Use and Alternative Intersections
-APPENDIX - 64
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WADSWORTH SUBAREA PLAN
APPENDIX - 65