Loading...
HomeMy WebLinkAbout03/01/2007AGENDA CITY OF WHEAT RIDGE PLANNING COMMISSION March 1, 2007 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on March 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 ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES - February 15, 2007 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 (continued from Februarv 1, 2007): A resolution, Resolution 01-2007, adopting the Wadsworth Corridor Subarea Plan. 8. OTHER ITEMS A. Election of OFficers B. DRCOG Training - March 10, 2007 9. ADJOURNMENT CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting February 15, 2007 1. CALL THE MEETING TO ORDER The regular meeting of the Wheat Ridge Planning Commission was called to order by Chair WESLEY at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29`1' Avenue, Wheat Ridge, Colorado. 2. ROLL CALL Commission Members Present: Anne Brinkman Jim Chilvers John McMillin Phil Plummer Jerry Scezney Cassie Spaniel Kim Stewart Scott Wesley Staff Members Present: Alan White, Coinmunity Development Director Travis Crane, Planner Sally Payne, Senior Planner Ann Lazzeri, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE TAE ORDER OF THE AGENDA It was moved by Commissioner PLUMMER and seconded by Commissioner SCEZNEY to move item 8A, Wadsworth Corridor Subarea Plan, to be heard before items 7A & B, Briefing and Updates on the X-Zone and the Architectural ManuaL The motion passed 7-1 with Commissioner BRINKIVIAN voting no. 5. APPROVAL OF MINUTES - February 1, 2007 It was moved by Commissioner McMILLIN and seconded by Commissioner CHILVERS to approve the minutes of February 1, 2007 as presented. The motion passed 7-0 with Commissioner SPANIEL abstaining. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) Planning Commission -1- February 15, 2007 There was no one present to address the Commission at this time. 7. OTHER ITEMS A. Wadsworth Corridor Subarea Plan Alan White commented that the comdor plan is the first step in a very long process to arrive at a vision for the future of Wadsworth. The subarea plan is the result of a planning study so there has been little engineering analysis. This plan gives information to property owners who want to develop or redevelop before the actual widening takes place. Sally Payne distributed a revised table of contents that addressed concerns expressed at the previous meeting about layout of the plan. Coinmissioner SCEZNEY expressed coneem that the plan is in opposition to the Comprehensive Plan and about calling this a"preferred option." While he agreed with the 162-foot right-of-way, he would like the document to list all options rather than just proceeding with the preferred option. He expressed coneem about the preferred option causing an alienation of the east and west sides of Wadsworth from 381b to 44`h Avenues. He was concerned that the consultant stated he "didn't know" when asked how a major intersection example would work. He suggested that if details are not clear or need further study, these exhibits be removed from the main document and placed in an appendix Commissioner PLUMMER agreed with having 162 feet from I-70 to 32"a Avenue. This would ]eave options and guidelines for development when the time comes He commented that none of the buildings are over five stories in the Bel Mar development. He wasn't sure if the Bel Mar concept would work in Wheat Ridge. He stated his opposition to raising height limitations at this time. He didn't agree with the preferred option because he didn't get the feeling from meetings he attended that the majority of people preferred increased density. Commissioner STEWART agreed that it was not her feeling that the majority of people at the meetings wanted higher density: She preferred replacing the higher density in the plan with medium density. She commented that there are other ways to make changes without changing the charter. She expressed coneem that the plan didn't show any areas where kids could play which is important if Wheat Ridge wants to attract young families to the area. Commissioner McMILLIN commented that he would like to hear statistics about the success of Bel Mar at a future study session. He commented that the plan makes a statement that the city might consider changing the heightlimit in the charter; however the charter can only be changed by election. ~ Planning Commission -2- February 15, 2007 Commissioner CHILVERS commented that the 2020 plan wants to attract vibrant fainilies in Wheat Ridge in general, but the new urbanism is more likely to attract couples without children. Families with children would most likely settle in parts of the city where houses have yards. He expressed more concern about whether the quality of schools in the district would attract families. Commissioner BRINKMAN stated that she was in favor of making W adsworth 162 feet all the way through Wheat Ridge. She was not in favor of narrowing it down. She expressed concem about noise impact and stated that there needs to be adequate buffering for the surrounding neighborhoods. She didn't believe Winston & Associates adequately explained why they suggested narrowing a portion of Wadsworth. She expressed concern as to whether the plan is in direct opposition to the Comprehensive Plan. Commissioner WESLEY commented that he thought confusion arose because of the layout of the plan which was presented at the last meeting and the new layout should be a good clarifier. He believed the plan was too specific in certain areas like changing the charter because many things can be dealt with in other ways when specific developments come up. While he preferred sending it to Council with recommendations at the last meeting, he believed the Commission was correct in voting to continue the case to allow more discussion in order to be more comfortable in making a recommendation. Alan White stated that a mailing was sent to over a thousand people in an attempt to get the community involved and resulted in thirty to sixty people attending the meetings. He commented that the subarea plan is intended to set the stage to let CDOT know what the community wants when it comes time to improve Wadsworth. He stated that the plan doesn't preclude further study and consideration of all the alternatives that will be considered during the environmental impact statement process. He further commented that a plan needs to have a vision, rather than several alternatives, in order to make land use decisions. Commissioner PLUMMER agreed that a plan is needed in order to address planning issues such as landscaping, sidewalks, etc. Commissioner McMILLIN commented that he respected the process that led up to the plan and he believed it is necessary to work toward a preferred alternative. While he preferred the frontage road idea, he was concerned about a system for getting people on and off those frontage roads. Alan White commented that the frontage roads still need to be studied in more detail. Sally Payne commented that 60 to 75 people attending a public meeting completed a survey that indicated they preferred the frontage road alternative. Planning Commission . -3- February 15, 2007 Commissioner BRINKMAN stated that she attended that meeting and agreed with Ms. Payne. Commissioner SCEZNEY questioned the frontage road from the perspective of metrics shown in the plan as they related to density. He stated that a one-lane frontage road does not inake sense to him. He stated his preference to proceed with all options because he didn't agree that the preferred option is necessarily the public's desire. Alan White commented that the frontage road would be unique in the metro area where cars can drive through but have the ability to pull off for retail shopping. There would be parking in front of the businesses but there would also be access to the back of the buildings where more parking would be located. Concerning the reference that the subarea plan supersedes the comprehensive plan, Alan White commented that this is a more updated vision for the corridor. The Comprehensive Plan references the 1999 plan that was never officially adopted as a plan for the community. There are plans to update the Comprehensive Plan later this year. He stated that he had not done an extensive analysis of what the conflicts are. Commissioner SCEZNEY read a portion of the Comprehensive Plan that states There's a general consensus that the citizens of Wheat Ridge do not want to see Wadsworth Boulevard widened to six through lanes. This is in aeeordance with many planners and engineers recognition that we cannot build our way out of congestion problems and commented that this represents one conflict with the subarea plan. Commissioner McMILLIN commented that adoption of the subarea plan would not trigger the widening of Wadsworth but, if and when it happens, would tell how the city would like it done. Commissioner STEWART commented that the city has no control over whether or not CDOT decides to widen Wadsworth. Alan White commented that there is a plan to update the Comprehensive Plan later this year. In response to a question from Commissioner SPANIEL, Alan White stated that the subarea plan is a guideline. For example, as a result of recommendations made to City Council, overlay districts could be developed where height and density couldn't be changed, but setbacks and other things could be changed to get the regulatary framework in place for development ar redevelopment. There's no flexibility with certain provisions of the charter so, in consultation with the ` consultant, it was felt that a look at changing the charter might be warranted. Planning Commission -4- February 15, 2007 Commissioner BRINKMAN expressed concern that if this planning doesn't take place now, it will have to be done in fifty years. 8. 9 Alan White agreed and thought the traffic engineers and CDOT would also agree. He stated that a revised version of the subarea plan would be provided to the Commissioners before the public hearing in March. BRIEFING AND UPDATE A. X-Zone Alan White reviewed the proposed ordinance that would implement code changes relating to the development review process and form based zoning. City Council will conduct a study session on this ordinance. He answered questions from the Commission to further clarify certain parts of the ordinance. There was a consensus of the Commission to set this ordinance for hearing. B. Architectural Manual Travis Crane reviewed the draft Architectural and Site Design Manual. Working with the current manual for the past six years led to a major transformation as set forth in this new manual. Sections have been reorganized; design principles have been established; standards to achieve design principles have been included; redundant sections have been deleted and ill-defined or redundant processes have been eliminated. Staff has solicited input from the development community and the manual will also be presented to Wheat Ridge 2020 for comments. He invited input from Commission members after they have had a chance to review it. Commissioner McMILLIN suggested including lighting standards in the manual. ADJOURNMENT It was moved by Commissioner CHILVERS and seconded by Commissioner STEWART to adjourn the meeting at 923 p.m. Scott Wesley, Chair Planning Commission Ann Lazzeri, Recording Secretary Planning Commission -5- February 15, 2007 City of Wheat Ridge OF WHEqT,p Community Development Department ~ m Memorandum ~o~oRao~ TO: Planning Commission THRU: Alan White, Community Development Director ~ A j vWo FROM: Sally Payne, Senior Planner 6f SUBJECT: Case No. WPA 06-03, Wadsworth Corridor Subarea Plan DATE: February 22, 2007 This Case is: ❑ Quasi-Judicial 0 Legislative Enclosed is a revised draft of the Wadsworth Corridor Subarea Plan. Revisions to the Plan are based on recommendations made by Planning Commission at a February 1, 2007 public hearing. The following revisions were made to the Plan: 1. In an effort to shorten the main document and move the action plan and policies up front in the Plan, The Plan: Syxnmetrical Multiway Boulevard is now Section 2 and the Policies and Implementation Actions is now Section 3. Discussion of the Plaiuiiug Process, Alternative Roadway Concepts and Alternative Intersections Concepts were moved to the Appendix. 2. A brief discussion regarding the use of slip-ramps to enter and exit the frontage roads is included in the Appendix under the Alternative Intersection Concept section on page 63. 3. Community Development staff recommends against including a map showing how widening Wadsworth Blvd. would impact existing properties. This type of map would need to be prepared as a result of engineering studies. The consultant working on preparing the Wadsworth Corridor Subazea Plan is not an engineering firm and therefore would not have the necessary expertise. In addition, there is the concern that this type of map would create false and/or premature impressions by property owners as to the impact of widening on their properties. CDOT will prepare engineering and design studies as part of their environmental assessment process. These studies would detail the actual impacts of widening on individual properties. 4. The document has been revised to state that while the widening of Wadsworth Blvd. south of 38t' Ave. is not currently in CDOT's long range plan, the potential for increased traffic volumes in the next 10 to 20 years would most likely justify widening through the southern portion of the roadway. The maps therefore indicate the roadway should be three lanes in each direction through Wheat Ridge in its entirety. Other revisions were made to the Plan to address some additional concerns brought up by Plamiiug Commission at the February 15 meeting. Regarding the yeaz 2000 City of Wheat Ridge Comprehensive Plan, statements were added that the Comprehensive Plan will be updated in the next year. The update would take into account changes that have occurred concerning Wadsworth Blvd. since the preparation of the 2000 Comprehensive Plan, such as CDOT including widening in their long range plan. The Wadsworth Corridor Subarea Plan is proposed to supercede the Comprehensive Plan in the subarea. References to the Preferred Plan and Preferred Roadway Design have been changed to the Recommended Plan and Roadway Design. A brief discussion was added to clarify why these are the recommended land use and roadway designs. The term Preferred was used because the Multiway Boulevard was one of the options supported through technical wark sessions and was the roadway design prefened by residents at public meetings. In addition, the Multiway Boulevard with frontage roads was the roadway design preferred by City Council at a July 17, 2006 study session where they were presented three altematives. The Council was in consensus that the Multiway Boulevard best supported the City goals of creating a unique identity for Wadsworth Blvd. and encouraging critically needed economic development and revitalization in the City. The design encourages the movement of commuter traffic on Wadsworth Blvd. while at the same time creating a safe and inviting shopping environment for pedestrians through use of the frontage roads. In conclusion, The Wadsworth Corridor Subarea Plan provides a vision for the future of the corridor in Wheat Ridge. The subazea plan is just that - a plan. Other than updating traffic counts, no detailed engineering work has been perFormed. Such detailed engineering studies will refine the concepts of this Plan and are called for in the implementation section of the Plan. One purpose of the Plan is to define an "envelope" along Wadsworth Blvd. wherein the City would discourage building permanent structures. The "envelope" is 162 feet in width and would accommodate the Multiway Boulevazd or the typical CDOT approach. A developer would be reasonably assured that permanent structures would not be affected by either the Multiway Boulevazd or CDOT approach. The preparation of this plan is the first step in a long process of numerous steps. CDOT will ttltimately decide how Wadsworth Blvd. will be widened through an environmental assessment process. The recommended alternative of the Subazea Plan is one option that now will be considered in that process. Staff recommends adoption of the Plan. A motion to adopt a resolution recommending adoption of the plan by City Council is needed. Suggested Motion: "I move to adopt Resolution 01-2007, a resoludon recommending adoption of the Wadsworth Corridor Subazea 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 Comdor: 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`" 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 36fl' Ave. to I-70; and WHEREAS, Planning 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 Comdor 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. 3. A copy of this resolution shall be forwarded to the City Council. I:\Comdev\Wadsworth Subarea Plan\pc resolu[io¢doc DONE AND RESOLVED THIS day of , 2007. CHAIR, PLANNING COMMISSION ATTEST: Secretary to the Planning Commission 1:\Comdev\Wadsworth Subarea Plan\pc resolution.doc 2 WADSWORTH CORRIDOR , , OF WHFAT RIDGE, CO SUBAREA LAN TABLE OF CONTENTS 1. WTRODUCTION 1 1.1 SUBAREA PIANS 'I 1.2 PURPOSE OF THE WADSWORTH CORRIDOR SUBAREA PIAN 'I 1.3 WADSWORTH CORRIDOR CHALLENGES Z 1.4 THE WADSWORTH CORRIDOR: OPPORTUNITYFOR A UNIQUE IDENTITY Z 1.5 SUMMARY OF PLANNING PROCESS 3 1.6 GOALS FOR THE WADSWORTH CORRIDOR SUBAREA 3 1.7 OVERVIEW OF THE WADSWORTH CORRIDOR SUBAREA PLAN 4 2. THE PLAN: SYMMETRICAL MULTI-WAY BOULEVARD 5 Z.'I SUMMARY OF ROADWAY DESIGN ALTERNATIVES rj 2.2 RECOMMENDED ROADWAY DESIGN 5 2.3 SUMMARY OF INTERSECTION DESIGN OPTIONS FOR 44TM & 38'" AVENUES B 2.4 WADSWORTH BOULEVARD NORTH OF 46'" AVENUE AND SOUTH OF 3H'" AVENUE 12 Z.rJ OTHER ROADWAY IMPROVEMENTS 'IZ 2.6 FUTURE LAND USE 14 2.7 TanNSir 15 2.$ KEY BENEFITS OF THE MULTI-WAY BOUIEVARD PLAN 15 3. POLICIES AND IMPLEMENTATION ACTIONS 17 3.1 THE CORE RETAIL AREA - APPROXIMATELY 46'" AVENUE TO .`3HT" AVENUE 17 3.2 RELIANCE ON THE WADSWORTH CORRIDOR SUBAREA PLAN 'IS 3.3 INCREASED CONNECTIVITY 'I$ 3.4 SHARED PARKING 'IH 3.5 DESIGN 19 3.6 IMPLEMENTATION . 19 3.7 DeNSiTV 19 3.8 IMPLEMENTATION ACTIONS 19 4. EXISTING CHARACTERISTICS OF WADSWORTH BOULEVARD 23 4.1 EXISTING LAND USE 23 4.2 EXISTING ZONING 25 4.3 BUILDING CONDITIONS 27 4.4 TRAFFIC 30 iADSWORTH SUBAREA PLAN 4.5 TRaNSir 32 4.6 ECONOMIC DEVELOPMENT SZ - 4.7 COMMUNITY SERVICES AND FACIIITIES - 33 5. THE REGULATORY CONTEXT 35 5.1 DRCOG AND CDOT REGIONAL PLANS 35 &Z JEFFERSON COUNTY: COUNTY-WIDE TRANSPORTATION PLAN 35 5.3 RELATiONSHIP OF THE WADSWORTH CORRIDOR SUBAREA PLAN TO OTHER CITY PLANS 36 5.3.1 THE WHEAT RIDGE COMPREHENSIVE PLAN 36 5.12 1999 WAUSWORTH BOULEVARD CORRIDOR SNDY 36 5,3.3 THE WHEAT RIOGE URBAN RENEWAL PLANS 36 5.3.4 WADSWORTN BOULEVi1R0 CORRIDOR REDEVELOPMENT PLAN 37 APPENDIX (A SEPERATE DOCUMENT) 39 A1. SUMMARY OF THE WADSWORTN CORRIDOR PLANNING PROCESS A2. ALTERNATIVE ROADWAY CONCEPTS A3. ALTERNATIVE INTERSECTION CONCEPTS A4. SUMMARY OF 1999 WADSWORTH BOULEVARD CORRIDOR STUDY TABLE OF FIGURES Figure 1: The Wadsworth Boulevard Subarea 1 Figure 2: Symmetrical multi-way boulevard option - plan view 5 Figure 3: Symmeriical multi-way boulevard option - birds-eye view 6 Figure 4: Symmetrical multi-way boulevard option - street view 6 Figure 5: Roadway Design Section 1-70 to 46th Ave. 7 Figure 6: RoadwayDesign Section 44thAve to 41st 8 Figure 7: Roadway Design Section 38th Ave, to 34th Place 9 Figure 8: Roadway Design Section 32nd Ave to 29th Ave. 10 Figure 9: RoadwayDesign Section 29thAve. to 26thAve. 11 Figure 11: Recommended Land Uses in the Wadsworth Conidor 13 Figure 10: Feathering transect 13 Figure 12: Current Land Uses 24 Figure 13: Zoning districts of the municipal code. 25 Figure 14: Approximate acres and percentage of Subarea by zoning type 25 Figure 15: Existing Zoning near the Wadsworth Boulevard Subarea 26 Figure 16: Example 1, buildings along Wadsworth Boulevard 27 Figare 17: Example 2, buildings along Wadsworth Boulevard 27 Figure 18: Inventory of Commercial Square Footage 6y Community 27 Figure 19: Example 3, buildings along Wadsworth Boulevard 28 Figure 20: l/acancyRate 4611 Avenue to 36'"Avenue 28 Figure 21: Compadson of Jefferson County communities, square footage asking price. 28 Figure 22: Land ownership 440 and 30" 28 Figure 23: Wadsworth Boulevard buildings; year built 29 figure 24: Wadsworth Boulevard Intersections 44th and 38thAvenues, projected level ofservices 30 Figare 25: 1999 Wadsworth Boulevard Corridor Plan current traffic conditions; Comparative traffic counts and projections 31 Figure 26: RTD Route 76 serves Wadsworth Boulevard, routes 38L and 44L intersect in east-west directions. 32 Figure 27: An excerpt of the Jefferson County Transportation Plan. 36 Figure 28: Urban Renewal Plans 36 WADSWORTH SUBARFA PUW ACKNOWLEDGEMENTS WHEAT RIDGE CITYCOUNCIL Mayor Jerry DiTullio District I: Karen Berry & Terry Womble District II: Dean Gokey & Wanda Sang District III: Karen Adams & Mike Stites District IV: Lena Rotola & Larry Schulz WHEAT RIDGE PLANNING COMMISSION District I: Anne Brinkman & Scott Wesley District II: Cassandra Spaniel &James Chilvers District III: Philip Plummer & Jerry Scezney District IV: Kim Stewart & John McMiliin CITYOF WHEAT RIDGE STAFF Randy Young, City Manager COMMUNITYDEVELOPMENT DEPARTMENT Alan White, Director Sally Payne, Senior Planner Meredith Reckert, Senior Planner Travis Crane, Planner il Adam Tietr, Planner I CONSULTANT Winston Associates The City of Wheat Ridge would like to thank property owners, business owners and residents who participated in planning meetings for development of the Wadsworth Corridor Subarea Plan. WADSWORTH SUBAREA PLAN IV 1. INTRODUCTION 'I .'I SUBAREA PLANS in 2005, the City of Wheat Ridge completed a Neighborhood Revitaliza- tion Strategy (NRS) that analyzed Wheat Ridge in the broader Jeffer- son County context relative to population and household trends, jobs and retail sales trends, housing market and commercial inventory. The resulting NRS, Repositioning Wheat Ridge, recommended a variety of strategies to restore the City to a"community of choice" for homeown- ers and businesses. The Wheat Ridge City Council accepted the NRS findings and recommendations as guiding p(nciples 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 revital- ization 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 pro- cess. 1.2 PURPOSE OF THE WADSWORTH CORRIDOR SUBAREA PIAN il 1 "U W /n1V o Q~ , ° ln1V Figwe 1: The Wadsworth Boulevard Subarea The Wadswodh Corridor Subarea Plan is one of the first rounds of subarea plansprepared by the City pursuant to the recommendations of the 2005 Neighborhood Revitalization Strategy (NRS). Like the other subareas plans, it is both a short-term and long-term planning document. Some elements can, and should, be implemented immediately, whereas other elements of the plan may take 20-30 years or longer to implement. As shown in Figure 1, the Wadsworth Corridor Subarea extends from I-70 on the north to 261 Avenue on the south. The eastem boundary is generally Upham Street, and the western boundary is generally Yarrow Street. Wadsworth Corridor Subarea Plan provides guidance for the future development and re-development of properties along Wadsworth Boulevard. The document provides a rewmmendation on roadway design and width, taking into acwunt CDOT's long-term plans to widen the state highway. It is an advisory document, providing a visionfior the Li WADSWORTH SUBAREA PLAN future of Wadsworth Boulevard. Since the widening of Wadsworth Boulevard is on CDOT's long-range plan, it is important for the City to have a pian in place because CDOT considers all locaily adopted plans through the Environ- mental Impact Statement (EIS). 1.3 WADSWORTH CORRIDOR CHALLENGES Wadsworth Boulevard is both a major regional traffic artery as well as Wheat Ridge's "front door". Carrying almost 40,000 vehicies per day, Wadsworth Boulevard is the most heavily used arterial through Wheat Ridge and one of the major north-south corridors in the western 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 com- muting periods, Wadsworth Boulevard experiences significant 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 roadway improvement plans have been established, nor has a timeline for these capacity improvements been wnfirmed. In the absence of clear direction, many property owners have deferred reinvestment and upgrading of properties. Although there has been some rede- velopment, in general the wrridor suffers from gradually declining conditions. in most cases, the Wadsworth Corridor through Wheat Ridge lacks the level of investmenUreinvestment seen in communities to the north and south on the corridor. In addition to the above, Wadsworth Corridor is uninviting to pedestrians: buildings are setback far from the sidewalk and often separated by parking lots, there are large-scale blocks with few intervening streets, and there is a gen- eral 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 negative, stagnant and evidences a lack of community pride. As a result, various portions of the corridor present siightly negative to very-negative impressions to the large number of travelers that pass through the City. Said another way, the generally declining conditions along various portions of Wadsworth Boulevard act as negative'biliboards' for Wheat Ridge that mask the many other appealing aspects of the City. If the Wadsworth Boulevard corridor wntinues to decline, or merely maintains its current level of investment, the City will miss 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 wouid greatly benefit the residents of Wheat Ridge. 1.4 THE WADSWORTH CORRIDOR: OPPORTUNITY FOR A UNIQUE (DENTITY Wheat Ridge citizens have recognized the need to protect and upgrade Wheat Ridge's unique identity. In the visual preference survey held during the fourth public 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 one of the most important objectives for the Wadsworth Corridor was to "Create a signature identity for Wheat Ridge - make Wheat Ridge unique." Furthermore, citizens voted that the muiti-way boulevard would create the most distinct character for Wheat Ridge. The 2000 Wheat Ridge Comprehensive Plan 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. Adistinct identity also informs visitors that they have entered a special piace different from surrounding communities. Distinctiveness between wmmunities can prevent a homogenized, generic city appearance." Puw Throughout the subarea planning process, people expressed the concerns for a unique Wheat Ridge identity that inciudes eclectic urban design and is different from both Arvada to the north and Belmar to the south. Ensuring the creation of a unique identity for Wheat Ridge wili require engagement in the design review process. The City should expbre possible means for establishing a design review process. 'I.S SUMMARY OF PLANNING PROCESS In order to gain public input regarding the future of Wadsworth Boulevard, a series of public meetings were held. Six public meetings were held from December 2005 to November 2006. These meetings included a three-day planning charrette where participants evaluated existing conditions and discussed future opportunities for the Wadsworth Corridor including roadway design, potential land uses and pedestrian needs. At another public meeting, a Visual Preference Survey was undertaken to obtain feedback on the most important issues facing Wadsworth Boulevard, objectives for improving Wadsworth Boulevard, potential roadway designs, and various urban design options. In ad- dition, a mapping exercise was done where participants were asked to indicate where along Wadsworth Corridor they would like to see different types of land uses and at what densities. From this meeting, the multi-way boulevard with frontage roads on both sides of Wadsworth Boulevard was the rewmmended roadway design, as was higher density, mixed land uses immediately adjacent to the roadway transitioning out to lower densities in keeping with the existing singie family neighborhoods. in addition to several public meetings, worksessions were held with CDOT staff to obtain their input on potential road- way designs for Wadsworth Boulevard. For more detailed information about the public participation and feedback, please see the Appendix. 1.6 GOALS FOR THE WADSWORTH CORRIDOR SUBAREA The following goals for the Wadsworth Boulevard Corridor have been extracted from the NRS, the 1999 Wadsworth Boulevard Corridor Plan, and from the Wadsworth Corridor Subarea Plan public meetings. a. Improve the success of businesses along Wadsworth Boulevard. b. Create an attractive, welcoming front 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 will create predictability-that will alleviate the current uncertainties and allow invest- ment and development to occur. e. Improve traffic flows to provide better vehicular access to, and through, the Wadsworth Corridor-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 neighbarhoods. h. Create a plan that can be implemented by individual property owners and developers. The overriding chalienge is to balance increased future traffic while still allowing convenient access to ensure busi- ness success. PuN 1.7 OVERVIEW OF THE WADSWORTH CORRIDOR SUBAREA PLAN A 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 pian include: ➢ In conjunction with future widening, convert Wadsworth Boulevard from 461 Avenue to approximately 381 Avenue into a"multi-way boulevard" wfth center lanes to carry through-traffic separated (by planted islands) from parallel 'frontage roads' for local shopping traffic and on-street parking. ➢ Encouragement of the development of the Wadsworth Corridor, especialiy beiween 44t' Avenue and 381 Avenue as a Town Center for Wheat Ridge-filling in both sides of Wadsworth Boulevard with a mix of com- mercial, 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. ➢ On the east side of Wadsworth Boulevard, existing commercial street (approximately Webster Street) that serves the shopping center will be preserved. On the west side of Wadsworth Boulevard, between 441" and 4151Avenues, create links to connect existing north-south roadways (approximatelyYukon and Yarrow Streets) as service lanes. ➢ Implementation of Town Center Park, which has long been a component of the City pians, as a large "central park" to provide a central focus for a town center, as well as an area for events that wili draw additional patrons to the area. ➢ Just east of the newly named Webster Street and on both sides of 44'" Avenue, encourage infiil with mixed- use development, inciuding the underutilized area at 441" and Upham Street. Similady, on 38'" Avenue east of Wadsworth Boulevard, encourage infill mixed-use developments make a more gradual transition belween the Wadsworth Corridor and adjacent 38'" Avenue'main streeY commercial area. ➢ In general, encourage a gradual increase in density and building height closer to Wadsworth Boulevard 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 as well as prevent encroachment into the residential neighborhoods east and west of the subarea. WADSWORTH SUBAREA PLAN 4 2. THE PLAN: SYMMEI"RICAL MULTI-WAY BOULEVARD 2.1 SUMMARY OF ROADWAY DESIGN ALTERNATIVES The recommended roadway design was developed through an extensive process, in which various design options were considered. While several options were initially considered, the process was narrowed to study three options that fit the recommended 162' envelope. The three final options included the 1999 Wadsworth Boulevard Corridor Study, the Asymmetrical Plan and the Symmetrical Plan. The 162' would also accommodate more typical widening options by CDOT. See Appendix for detailed option information. 2.2 RECOMMENDED ROADWAY DESIGN The recommended plan for Wadsworth Boulevard is a symmetrical multi-way boulevard. The Multi-Way Boulevard is recommended for the following reasons: 1) Creates a unique identity for Wadsworth Boulevard through Wheat Ridge. 2) Creates a more pedestrian-friendly shopping environment 3) It was the recommended roadway design alternative selected by Wheat Ridge residents, when polled at Public Meeting #4. 4) Allows higher speed through traffic to flow, while providing means to provide a quality retail environment for pedestrians. 5) Encourages redevel- opment for commercial and residential uses. Characteristics of the Multi-Way Boulevard include: a) three through- lanes of traffc (in each direction) are separated by a narrow median, which could be either raised or merely painted; and b) one-way frontage roads are located on both sides of Wadsworth Boulevard (from approximately 46th Avenue WADSWORTH SUBAREA PLAN Figure 2: Symmetrical multi-way boulevard option - plan view 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 road 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 buiid- ing setback of 5'to 10' is encouraged to allow room for outdoor dining, private planting areas, sidewalks sales, etc. 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 consolidation 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 accom- plished 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. offces vs. grocery stores) ➢ the development of a parking structure, when appropriate. The existing norfh-south street serving the shopping center (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 facing Wad- sworth Boulevard. 2.3 SUMMARY QF INTERSECTION DEStG?J OPTIONS POR 44'" Hc 38' AVENUES The planning process considered various intersection designs. While several options were initially considered, the process was narrowed to three final options: a wide detour, a narrow detour and a frontage road that continues through the intersection. While the roadway design below contains a frontage road that continues through the inter- section, it is important to note that the options presented in this plan are potential options. None are being formally selected as a recommended option. In order to select and proceed with an intersection plan, more detailed traffic studies are reqaired. See Appendix for detailed option information. Figure 4: Symmetrical multi-way boulevard option - streei view WADSWORTH SUBAREA PLAN Figure 3: Symmetrical multi-way boulevard opfion - birds-eye view Figure 5: Roadway Design Section 1-70 to 46th Ave. SUBAREA PLAN New rear lane connections and improvements Infill mixed-use along Wadsworth frontage road Three-acre Lane terminates at frontage road New signalized intersection at 41 st Ave. New inf II mixed-use along Wadsworth with gaps for visibility to existing businesses New access from Wadsworth to service road (ap- prox. Wilson St.) New "central park" Future parking structure (in central location) to compensate for parking lost to infill Existing buildings accessed via frontage road WADSWORTH SUBAREA PLAN Figure 6: Roadway Design Section 44th Ave to 41st ; road to Frontageroads discontinued from this point 3 lanes each direction irn lanes irection WADSWORTH SUBAREA PLAN Figure 7: Roadway Design Section 38thAve. to 34th Place Proposedfuture widening to 3-lanes in each direction 32^^ to 29'" WADSWORTH SUBAREA PLAN 10 Figure 8: Roadway Design Section 32nd Ave to 29th Ave. Figure9: RoadwayDesign Seclion 29thAve_ to 26th Ave. Proposed future widening to 3-lanes in each direction 29'h - 26'h ~ WADSWORTH SUBAREA PLAN 11 LI 2.4 LUADSWORTH BOUIEVARD NORTH OF 46'" AVENUE AND SOUTH OF 38T" AVENUE North of 461" Avenue, the roadway will generally be six lanes, three through lanes in either direction. The two outer lanes, north and south bound extend from the on and off ramps of I-70. The widening of Wadsworth Boulevard south of 38'" is not currently in CDOT's long-range plan. While the widening may not be in the long-range plan, future increased traffc volumes could justify widening Wadsworth Boulevard. Z.rJ OTHER ROADWAY IMPROVEMENTS The following are other improvements along the corridor. ➢ Improve pedestrian access from 461" Avenue north to the open space at the edge of town. > Reduce the road grade from 461" Avenue to the highway underpass. ➢ The 48'hlWadsworth Boulevard intersection will be eliminated and 481" Avenue will cul-de-sac. Residents will exit the area from either 47'" Avenue or the new 46'" Avenue signaled intersection. s Create a three quarter turn at 471" Avenue and Wadsworth Boulevard, the three-quarter turn will include left and right off Wadsworth Boulevard into 471" Avenue and a right out of 4711 Avenue onto Wadsworth Boule- vard. ➢ from the east, 4611 Avenue will continue across Wadsworth Boulevard to join 4611 on the west side. A signal will be introduced at 46th and Wadsworth Boulevard creating a four-way signaled intersection. ➢ The 451" Avenue and 4511 Place / Wadsworth Boulevard intersection on the east side of Wadsworth Boule- vard would be eliminated, 451" Avenue would still connect to the frontage road. ~ In coordination with CDOT, the traffic signal at Three-Acre Lane will be moved to 415'Avenue. The Three Acre Lane/Wadsworth Boulevard intersection will be eliminated and be connected to the frontage road and service lane. ➢ A service lane west of Wadsworth Boulevard will connect from 441" to 4151 Avenues. > Yukon will be extended south to 3511 Avenue. ➢ 361 Avenue will continue on the west side of Wadsworth Boulevard to meet with Yukon Street. Both the east and west intersection of 36t' with Wadsworth Boulevard will be restricted to right-in, right-out and lefl-in turning. ➢ The intersection at 35'"Avenue and Wadsworth Boulevard will become a signaled intersection, contingent on CDOT approval. ➢ 3411 place will cul-de-sac and not intersect with Wadsworth Boulevard. a The Wadsworth Boulevard may contain a raised or painted median. For specifcs on roadway design, turning motions, etc., please refer to conceptual roadway diagrams in the appendix. WADSWORTH SUBAREA PLAN 12 Figure 10: Feathering transect Lvy.na ~ COMMERCIAL 0 CIVIC ~ PARK wlW MEOIUM HIGH DENSffY RESIDENTIAL ~MEOWMHIGHOENSITVMUSEOUSE TRAFFIC SIGNAIS . NA WAOSWORTHROW 182FEET QVARIWSLANDMARKS BUILDINGS -PEDESTRIANCONNECTION . STREETS Figure 11: Recommended Land Uses in the Wadsworth Corridor 13 2.6 FUTURE LAND USE The foilowing land uses are incorporated into the Wadsworth Corridor Subarea Plan in general locations and extents that will support and help bring about the desired overall revitalization of the town centec In general, land uses are encouraged to increase gradually from the existing surrounding low-density single-family neighborhoods to higher intensity uses along Wadsworth Boulevard. A transect is shown in Figure 10 to iilustrate the concept of gradual transi- tion in intensity. The following residential categories are designated as ranges to allow the gradual transition to occur within a desig- nated category. 1) GeneralCommercial 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 buildings 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: Infiil development is proposed along the north side of 381 Avenue near Upham Street, in the existing Middle School parking area, in order to provide commercial uses on both sides of the 381 Avenue "Main StreeY". The displaced parking can be relocated to other vacant school property such as Reed Street north of 39'" Avenue. 3) Medium Density Residentiai Medium Density Residential will be developed at a density belween 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 small 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 lwenty-one units to the acre. This range includes townhomes, condominiums and apartments. 5) Civic The Civic category inciudes public amenities such as: band shell, library, police and 5re stations, day-care centers, post office, etc. It wuld even include a city hall complex. A major civic use or cluster of civic uses is encouraged in the core of the Subarea, but located away from prime wmmercial sites. 6) Parks Trails and Recreation This category includes publicly accessible park land, 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 "central park" in the heart of the Subarea and adjacent to Wadsworth Boulevard. The park is envisioned to be a major civic gathering space, as weli as an WAOSWORTH SUBAREA PLAN 14 urban open space on which stores and offices front. The exact dimensions and orientation of the park wouid be determined in conjunction with detailed planning of the commercial development. Johnson Park is located at I-70 and Wadsworth Boulevard 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 greenbeit as open space. The Master Plan recommends an oversized walkftrail connection be added to Wadsworth Boulevard in this area, and a trail connection provided to the Clear Creek Traii near Johnson Park, which is well below street level. The Wadsworth Corridor Subarea Pian supports build- ing multi-use pathways on either side of Wadsworth Boulevard to improve access from Wadsworth Boulevard'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 wrridor and connect north under I-70 to Arvada and east and west to the Metro area trail system. Apel-Bacher Park, located near the northeast corner of Wadsworth Boulevard and 44'" Avenue is identified in the Subarea Plan. It has tennis courts and serves the neighborhood north of 44" and east of Wadsworth Boulevard. Though not illustrated specifically, other smali 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 livability 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 efficiently by the City, construction andlor maintenance by a special improvement district shouid be considered. 2.7 TRANSIT Long-range transit planning is not sufficiently developed to be incorporated into the Wadsworth Corridor Subarea Plan. For exampie, it is not known whether Wadsworth Boulevard will 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 pianting islands. Smaller, local buses could possibly use the frontage roads. 2.8 KEY BENEFITS OF THE MULTI-WAY BOULEVARD PLAN Benefits of the Recommended Plan include: ➢ The frontage roads provides a slow, pedestrian-friendly environment that is separated from the higher speed through-traffic. ➢ The frontage roads provides convenient on-street parking parallei to Wadsworth Boulevard. ➢ The frontage roads 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 fasade of commercial frontages ➢ The frontage road makes residential on Wadsworth Boulevard possible, allowing an increase in density in the corridor and encouraging reinvestment. ➢ The frontage roads create a setting that wili allow businesses to continue to face, and be visible from, Wad- sworth Boulevard. 15 The Multi-Way Boulevard wncept will give Wheat Ridge a unique identity in the region, while achieving the ewnomic development objectives of revitalizing the boulevard. The Recommended Plan provides good urban design and appropriate amenities to encourage the pedestrian retail environment and improving vehicular movement along the boulevard. The Recommended Plan meets the goais 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 community. ❑ Creates predictability-that will alleviate the current uncertainties and allow investment, and development to occur. ❑ 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 enhances the residentiai neighborhoods east and west of the Subarea. ❑ Creates a regular grid for drivers and pedestrians to get to local businesses without negatively affecting local neighborhaods. ❑ It can be implemented by individual property owners and developers. Puw 16 3. POLICIES AND IMPLEMENTATI ACTIONS ~ 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 wili encourage property owners to make site improve- ments consistent with the Wadsworth Corridor Subarea Plan. 3. 1THE 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 Ridge sponsored project which will utilize STP-Metro funding and as such, Wheat Ridge will be likely responsible for required matching funds. 4. Wadsworth Boulevard will be considered, and designed to function, as a"Town Center" for Wheat Ridge. To function as a town center, and to create an atlractive 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 wiil have: ➢ a near-continuous fagade of buildings 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 travel zone of at least 15', made of durabie materials with decorative wlors and/or textures; ➢ places 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 physical barrier or separation between sidewalks and through traffic lanes that buffers pedestrians from high speed traffic and traffic-related noise, splashing and snow plowing; ➢ limited curb cuts that break the wntinuous fasade of buildings and interrupt the shopping experience; ➢ parking lots located to the rear of buildings (on the opposite side of the buildings ftom Wadsworth Boule- vard); ➢ a major green, "central park" for passive use as well as for pubiic gatherings and events; and ➢ plazas and other public places designed for comfortable sitting and public events. 17 5. Until more detailed studies are completed, the future ROW envelope for Wadsworth Boulevard roadway im- provements will be established at 81' from the centerline of the existing roadway. This will permit the creation of a muiti-way boulevard. 6. Between now and the implementation of the multi-way boulevard, projects along the corridor and in the frontage roadway section will reserve room for the frontage roadway. These projects wili develop to the setback line. Until the ftontage road is developed, these properties will be setback from the current roadway. In the interim, individual properties can provide their own version of the frontage road, with parking in front, that connects to neighboring properties and when possible parking access. 3.2 RELIANCE ON THE WADSWORTH CORRIDOR SUBAREA PLAN 7. The Wadsworth Corridor Subarea Plan is generai and conceptual in nature. It contains adequate specificity to guide and coordinate the development of individual properties to achieve the goals of the pian. 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 possible more extensive development concepts. 8. Where the 2000 Wheat Ridge Comprehensive Plan or the 1999 Wadsworth Boulevard Corridor Plan conFlicts with fhe Wadsworth Corridor Subarea Plan, the Watlsworth Corridor Subarea Plan shali supersede the Compre- hensive Plan andlor the 1999 Wadsworth Boulevard Corridor Plan. 3.3 INCREASED CONNECTIVITY 9. It is an objective of the Wadsworth Corridor Subarea Plan to increase the connectivity and accessibiliry of prop- erlies 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 wnvenience 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 Open Space and Arvada. 3.4 SHARED PARKING 10. The City encourages, and will support wherever possible (in the Wadsworth Boulevard corridor), a"shared park- ing" program that: V appiies to an entire block or more. ✓ is justified by a credible parking analysis. ✓ reduces the individual and cumulative parking requirements of individual land uses. 18 3.5 DesicN 11. All new buildings in the Wadsworth Boulevard corridor will be subject to the Wheat Ridge Architectural & Site Design Manual, as modified by any specific standards adopted for the Wadsworth Boulevard Subarea. 3.6 IMPLEMENTATION 12. To provide a mechanism for impiementation within the Subarea, the City encourages the creation of a speciai district (e.g. special improvement, or business improvement district). 3.7 DeNSiTv 13. To provide a critical mass of households to help support retail uses in the Subarea, higher densities (10-20 unites per acre) will be encouraged over and above commercial uses. Densities will be "feathered" (gradually decreased) along the edges of the corridor to make a transition to adjacent zoning. Densities over 21 units per acre require an amendment to the City Charter. 3.8 IMPLEMENTATION ACTIONS ROAOWAYAND LAND USE 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 CharterAmendments to increase the density and height limitations in the core area of the Wadsworth Boulevard Subarea. 4. Survey centerline of Wadsworth Boulevard to establish the 162' temporary roadway widening improvement envelope. 5. Inventory existing utilities and identiTy any improvements in location orcapacity (to support density increas- es) that should 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. 8. 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 48'" Avenue to 35'h Avenue and from Yukon to Upham Street. 9. During the upcoming Comprehensive Plan update, incorporate revisions that reflect the changing circum- stances of the roadway since development of the 2000 Comprehensive Pian.. 19 ROADWAY DESIGN 10. Conduct detailed road design studies to refine and finalize the design of the Multi-Way Boulevard and to finalize the build-to line. Research multi-way boulevard intersections, and establish an official concept for the ftontage road intersections. DENSITY 11. Work with property owners to establish an overlay zone district that applies to areas of the Wadsworth Boulevard corridor consistent with the Subarea land Use map. To provide a critical mass of households that will help support a retail mixed-use area, set the density of the core of the Subarea (adjacent to Wadsworth Boulevard) to a maximum of 21 units per acre, over and above commercial uses. "Feather" (gradually de- crease) densities outward 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, greater densities, which engender taller buildings, would be beneficial along the corridor. In the fourth public meeting, citizen input indicated a preference for fhe urban environment in which tall buildings enclosed a wide multi-way boulevard. Citizens indicated that this alternative would athact strong households, increase business success and help create a unique identity for Wheat Ridge. 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 wuld give developers rewards for wnsolidating 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. FRONTAGE ROAD 12. Partialiy implement 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). PARqNfi 13. 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 place parking in the rear of build- ings. In the analysis, consider the varying parking needs of an entire block rather than individual properties. 14. Provide incentives to encourage 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 couid reduce service costs for those businesses which remave excess curb cuts, etc. WADSWORTH SUBAREA PLAN 20 DESIGN- STANDAR0.S AND REVIEW 15. The City of Wheat Ridge Architecture & Site 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. IMPLEMENTATION OF A SPEqAL DI57RICi OR DISTRICTS 16. 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 Wadsworth businesses; ➢ provide input to design review; ➢ provide design assistance for deserving projects; ➢ work with property owners and merchants to establish and maintain aesthetic and maintenance stan- dards, ➢ develop streetscape improvements; ➢ develop consolidated parking lots and structures; ➢ maintain sidewalks at a level higher than current Ciry standards permit; ➢ construct and maintain small, quasi-pubiic spaces such as plazas and pocket parks; and ➢ undertake utility improvements to accommodate high-density redevelopment. ~ WADSWORTH SUBAREA PLAN 21 22 4. EXISTING CHARACTERISTICS Wi4DSWORTH BOULEVARD 4.1 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 6y single-family neighbor- hoods that gradually transitions into commercial uses beginning at approximately 461, Avenue. Along the central section of Wadsworth Boulevard, from 461" Avenue to approximately 361" Avenue, the primary exist- ing land uses are communiiy commercial: retail sales (e.g. grocery, dry goods, auto sales) , services (e.g. auto repair, gas stations, copy center, vete(nary 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 aiso pockets of higher density residential uses (apartments), light industrial (including a green house, a feed store and recyciing center) and several churches. To the east and west of Wadsworth Boulevard, the commercial uses gradually transition to residential uses in largely single-family neighborhoods at the edges of the Subarea. South of approximately 361" Avenue, residential uses predominate, including both apartment complexes and single- family homes. The City Hall Compiex and the Crown Hiil Cemetery form the southem entry to the Subarea. 23 Figure 12: CurrentLand Uses 24 WADSWORTH SUBAREP. PUW 4.2 EXISTING ZONING The zoning for the Wadsworth Boulevard wrridor is predominantly (42%) residential (R-2) which allows singie-family and duplex residences on lots larger than 12,500 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- dominanUy along Wadsworth Boulevard between 46'hand 38" Avenues. e 9 ' ••a Commerial-One This district is established to provide for areas with a wide range of commercial land uses District (C-1) Which include office, general business, and retaii sale and service establishments. This district is supported by the community and/or entire region. This district is established to provide for a reasonably compatible transition between residen- tial and more intensive commercial land uses. It provides for residential scale, neighborhood- Neighborhood oriented professional offces and services which, by their nature and through design limitation, Commercial District (NC) WilI promote neighborhood stability and protect neighborhood values and character. The district also provides neighborhood-oriented retail uses by special use approval. This district was formerly titied tfie "Restricted Commercial One (RG1) district," is hereby renamed, and the title of said district is heretiy 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- density residential character. Residential-One ADistrict 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 character. Residential-Two This district is established toprovide high quality, safe, quiefand stable low to moderate-den- District (R-2) sity residential neighborhoods andto prohibit activities of any nature which are compatibie with the medium to high-density residential charactec 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 ofretail uses District (RC) '"hich are neighborhood oriented. It is the intent that general retail uses tfiat serve the com- muniry or region, wholesaling, warehousing, industriai, and uses which require outside stor- age or display be prohibited, since these uses are incompatible with otheP uses in this district. *PRD and PCD are planned development and are defined by individuat documents. Figure 13: Zoning districts of the municipal code. Source: Wheat Ridge Municipal Code, Sec. 26-201. Figare 14: Approximate acres and percentage of Subarea by zoning type Sourcer WheatRidge Zoning Map 25 Figure 15: Existing Zoning near the Wadsworth Boulevard Subarea WADSWORTH Sl16AREA PLAN 26 4.3 BUILDING CONDITIONS The median age for ali buildings along Wadsworth Boulevard is 51 years, and the median age for commercial buildings along the Wadsworth Boulevard corridor is 39 years', reflecting the lack of new development that has occurred in the last decade. Ninety- one percent of all properties along Wadsworth Boulevard have a primary stNCture over 30 years old. The vacancy rate for com- mercial uses is low (3.3%), but a visual inspection reveais that many of the buildings, particularly on the west side of Wadsworth Boulevard, are being used by businesses taking advantage of relatively low rents. Most commercial real estate along Wad- sworth Boulevard is in relative disrepair. Old buildings in disre- pair create an uninviting environment, which both shoppers and upscale retailers 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 built before 1969, compared to 26°/a for Lakewood, 20% for Arvada and 28% for Golden. The Jefferson County portion of Westminster has the newest wmmercial space, on average (1988), where one-fourth of the existing commercial was built in 2000 or later. The median age of commercial property in Lakewood is similar to Wheat Ridge, however, Lakewood has a higher percentage of space built since 1990 (22 percent) than Wheat Ridge (18 percent). The average asking price for office space in Wheat Ridge is at least 16 percent lower than other Jefferson County communities while retail space falls at least 36 percent below the other communities. The high availability of retail space in Wheat Ridge combined with comparatively low price per square foot indicates demand for this type of space may be low in Wheat Ridge compared to other areas of the county. Median-year-6uilt, All buildings (1956), Commercial buildings (1968) WADSWORTH SUBAREA PLAN 27 Figure 16: Example 1, buildings along Wadsworth Boulevard Figure 17: Example 2, buildings along Wadsworth Boulevard Source: Jefferson CountyAssessordata (Fe6. 2005); RRCAssociates, lnc. Figure 20: Vacancy Rate 461 Avenue to 36" Avenue Source: City of Wheat Ridge, Economic Development Office 53so « s.ao a° @ Q szso ° smo 6 : giso ~ a Sioo e' aso sa MYha~anbl _ e _'_YOTIar ry GReHII Figure 21: Comparison of Jefferson Counry communities, square footage asking price. -ir- nmaCa coHe1 t3teuaoa weamllakr wleatRHge OtkrJeiR6o1 Cq11v Figure 22: Land ownership 441" and 30" 28 WADSWORTH SUBAREA PLAN Figure 19: Example 3, buildings along Wadsworth Boulevard ~ WADSWORTH SUBAREA PLAN 29 Figure 23: Wadsworth Boulevard buildings; year built 4.4 TRAFFic The City acknowledges that traffic congestion and low levels of service (level "E" and lower) at peak periods are not consistent with regional transportation and emergency requirements. The levelof-service is designated A-F, with 'A representing the best operating wnditions and 'F', the worse operating conditions. Levelsof-service are used to describe the operating wnditions of a roadway base on factors such as speed, travel time, delay, etc. 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. Finally, varying roadway widths exacerbate the problem. The charts below indicate the expected levels of service in the years 2020 and 2030 with and without improvements. .__p5ad.anrth;md4ach:lw.._- ~i j ~ ~ I i i x,so! - 199fl ~ . h120: 1202U{ ~ '3 Wtt" iz~c zo,o_ ,wo{ nnn- 'r203o~ j-31130: ~ . imR~i q'oimp ~ iw!lm~ ~~^oim~ . ~ i~'mp) 'voimp ~ ~ ~~~im~ aaLnp Figure 24: Wadsworth Boulevard intersections 44th and 38th Avenues, projected level of services Intersections with and without improvement PLw 30 ~ t(µ~Aw. ' E 1 , ~ f{ ! • ( ~ + a , N~~AMa . H~Ar I- M'Iy~r4i . ' i : I "N s i ` w n x s v'.N~VMA . l~ ~t ~ ~Apll.T:' - - c ~ ' , 'b m r • ":fy'" . ..ixazn : North o North of 44th Nortn of satn ~ ~ North of 35th i- T- North of 29th 38th Ave. 35th Ave. 19th Ave. Ave. aoooa -~999 ~3Wg -1999 -208 -,sss -xoa -xce, Figure 25: Lett 1999 Wadsworth Boulevard Corridor Plan current traffic conditions; Right: Comparative tra(fic 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 NoAh o1291h Av¢. Nqih of 35M Ave. North o138th Ave. ~ WADSWORTH SUBAREA PU1N 31 4.5 TRANSIT Several RTD routes serve the subarea; illustrated in Figure 26. 4.6 ECONOMIC DEVELOPMENT The importance of revitalizing Wadsworth Boulevard as part of the overall revitalizing strategy cannot be understated. Success in this corridor wili encourage success throughout the City. When updating Wadsworth Boule- vard'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. 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 following section summarizes some of the data that underscores the need for revitalization. .seR-7xx ~ ws~. y~.~.e . . ~1B - EDGE4°dA5°E Figure 26: RTD Route 76 serves Wadsworth Boulevard, routes 38L and 44L intersect in east- west directions. Source: RTD route map 2006 While the 2000 Comprehensive Plan indicated growing retail sales in the Wadsworth Corridor, a more recent repoR (Repositioning Wheat Ridge Neighborhood Revitalization Strategy) examined the source of this growth and aflrib- uted it primarily to two industries, health care and auto sales/services. It identified these as relatively weak sales tax generating industries. The report documented the deciine of stronger sales tax generators (i.e. food stores, eating/ drinking establishments, building materials and finance/insurance and real estate). The report observed that stronger tax generation may be possible by the growth of these industries, but also observed that the affluence of local house- holds is a key factor in attracting and retaining these businesses. The Urban Renewal Authority (URA) and the Urban Renewal Plans (URP) have focused on the preservation of cur- rent commercial areas and re-oriented 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, residential densities need to be increased in this area. Changing the land use along the corridor to include a residen- tial component will assist in the creation of a retaii environment. The URA should update the current urban renewai plan to include the tand use plan outlined in this document. The URA should evaluate tools, such as tax increment financing, etc., to help encourage the realization of this plan. 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 Boulevard area in particular, sell below average. Thirty-one percent of Wheat Ridge pays over thirty-percent of their household income in housing costs and roughly, sixty-seven percent of Wheat Ridge's multifamily housing market is rental. Other Wheat Ridge trends that reFlect the importance of revitalizing: D While Wheat Ridge was attracting more jobs in the 1990s, Lakewood and Arvada are attracting more jobs today. ➢ Oniy 16% of employees working in Wheat Ridge live in Wheat Ridge, compared to 42% in Arvada and 32% in Lakewood. ➢ Sales price of Wheat Ridge commercial is 36% lower than Jefferson County. ➢ In 2005, Wheat Ridge had over 50% of the availabie (for-sale) retail in Jefferson County. Puw 32 ➢ Of all data available, the asking price for square footage for Wheat Ridge commercial is lower than Arvada, Golden, Lakewood and Westminster. Beiween 1990 and 2000, Wheat Ridge was the only one of the compared communities to report a loss in sales revenue from building materials, financelinsurance and real estate. Wheat Ridge also had the lowest percentage gain in construction sales (27%), whereas nearby 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 underper- forming area, but also has the greatest potential for significant infill development (and redevelopment). The revital- ization of the Wadsworth Corridor should be a high priority within the City's economic development goals. 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 consider using their authority to acquire lots at fair market prices and to condemn as necessary. 4.7 COMMUNITY SERVICES AND FACILITIES The following provides background information regarding the various government 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 va(ous special districts. Crown Hill Cemetery is in unincorporated Jefferson County, so the City does not provide services to the cemetery. Aside from state highways, the city provides road construc- tion and maintenance. The Consolidated Mutual Company and the Wheat Ridge Water District provide storm sewer construction and maintenance. The City aiso 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. Special Districts i. WatedSewer The two major water districts in the subarea are the Consolidated Mutual Company and Wheat Ridge Water District. Even though these are separate providers, there is substantial dependence on the Denver Water Department. EacF district must comply with the Denver Water DepartmenYs limitations on the number of new taps they can allot each year. Consolidated Mutual 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 improvement/upgrades. ii. Sanitary Sewer The Sanitation district serving the subarea is the Wheat Ridge Sanitation District, which relies heavily on the Metro- politan Denver Sewage Disposal District Number 1 for treatment. iii. Fire The Wheat Ridge Fire Protection District serves the area south of Clear Creek. Redevelopment projects that occur in Wheat Ridge will need to conform to current fire safety codes. ~ WADSWORTH SUBAREA PLAN 33 2) City Services a. Police The City of Wheat Ridge provides police protection to ail 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 uninwrporated Jefferson County and the County Sheriff provides police 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 be a relatively large central park, which has retail on its edges. In a semi-urban environment with multifamily housing, a need for smail 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, including snow removal, sweeping, crack seal andsimilar maintenance activities. Repair of existing curb, gutter and sidewalk is accomplished through the City's 6-year capital investment program (CIP). Needed reconstruction projects or major repairs are programmed in the CIP and are included in the City's annual budget on a priority basis as funds are available. Under the City's development code, developers are responsible for constructing roads, including curb, gutter, and sidewaik, within and adjacent to new development. This infrastructure is dedicated to the Ciiy for maintenance after a warranty period. WADSWORTH SUBAREA PLAN 34 5. THE REGULATORY CONTEXT Even though Wadsworth Boulevard is within the jurisdiction of the City of Wheat Ridge, multiple other agencies aiso have jurisdiction over Wadsworth Boulevard: the Colorado Department of Transportation (CDOT), the Denver Regional Council of Governments, and Jefferson County. 5.1 DRCOG AND CDOT REGIONAL PLANS The Denver Regional Councii of Government (DRCOG) has jurisdiction over federai funding of roadways in the Den- ver area, which would include Wadsworth Boulevard. In its Metro Vision 2030 plan, DRCOG designates Wadsworth Boulevard as an intra-regional corridor-a major regional arterial as well as a future multimodal corridor in which rapid transit is planned. In essence, Wadsworth Boulevard is a strategic corridor for DRCOG. in 2004, over $17 million was allocated to CDOT's "fiscaily unconstrained" (long-range) budget for widening the por- tion of Wadsworth belween I-70 and 461 Avenue. Again, in 2004, over $13 million was allocated to CDOT's "fiscally constrained" budget for widening the portion of Wadsworth beiween 46th and 36th Avenues. Projects designated as "fiscally wnstrained" are priority projects that are funded within the long-range plan. "Unconstrained" budget items are projects deemed necessary but are not funded in the existing long-range plan and have a lower priority for fund- ing than unconstrained projects. The actuai design and construction of Wadsworth Boulevard improvements will be implemented by CDOT. There are a number of steps in the implementation 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 ultimate responsibility for the roadway design; typicallyif there is a community-support- ed plan for the roadway (such as the Wadsworth Corridor 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. 5.2 JEFFERSON COUNTY: COUNN-WIDE TRANSPORTATION PLAN The 1998 Jefferson County-Wide Transportation Plan (JCTP) and a 2002 addendum are intended to be a tool for coordinating amongst separate jurisdictions, not to replace local plans. The plan has a vision statement and goais 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 I-70 South to 26th Avenue Wadsworth Boulevard will be "very severely con- gested" by 2015 if no capacity improvements are implemented. The JCTP suggests improvements but stipulates that Wheat Ridge will make the decision as to the timing and selection of capacity-increasing approaches. The JCTP also identifies trail needs throughout the county. Wadswodh Boulevard is identified as a gap in the wunty-wide trails system. From the needs based analysis, Wadsworth from 26th Avenue to I-70 was identified and designated within the "fiscally constrained" category (could be funded within the constraints of the revenue forecast). WADSWORTN SUBAREA PLAN 35 5.3 RELATIONSHIP OF THE WADSWORTH CORRIDOR SUBAREA PLAN TO OTHER CITY PLANS 5.3.1 T6e Wheat Ridge Comp►ehensive P►an For the portion of the City covered by the Wadsworth Corridor Sub- area Plan, the Wadsworth Corridor Subarea Plan will take precedence over the 2000 Comprehensive Plan (until the Comprehensive Pian is amended). That is, where there are conflicts between the two docu- ments, the Wadsworth Corridor Subarea Plan shall supersede the Comprehensive Plan. 5.3.2 1999 Wadsworth Boulevard Conidor Study Figure 27: An excerpt of the Jefferson County Transportation Plan. Blue shading indicates In 1999, the City commissioned the "Wadsworth Boulevard Corridor, 1995 roads with peak- hour congestion Transportation, Land Use and Design Plan" to address many of these oflevel-of-service E orbelow. (Source: Jef- issues. This study proposed to maintain the majority of Wadsworth ferson County-Wide Transportation Plan.) Boulevard at four through-lanes but recommended a number of other improvements, inciuding additional accel/decel lanes and turn lanes, several new street connections, access control, and streetscape enhancements. The study was neither officiaily adopted nor implemented and has no official stand- ing. The Wadsworth Corridor Subarea Plan incorporates antl builds upon many of the observations and recommen- dations of the 1999 plan. 5.3.3 The Wheat Ridge Urban Renewal Plans Overthe years, the Wheat Ridge Urban Re- newal Authority has designated several Urban Renewal Areas (URAs) that overlap portions of the Wadsworth Corridor Subarea: the Town Center, the 381 Avenue Corridor and the Wad- sworth Boulevard Corridor. The Wadsworth Boulevard Corridor Redevelopment Plan inciuded a portion of the previous Town Center area. The current boundaries of the URP;s are illustrated in Figure 35. The 25-year life of the Town Center Urban Renewai Area expired. As a result, the Urban Renew Authority has the authority to initiate redevelopment within the Wadsworth Boulevard Subarea. The Urban Renewal Authority should be seen as a partner in plan implementation. as.~e...au... Figure 28: Urban Renewal Plans :9P ~ Major principles developed in the renewal plans for the various URA's are generally wn- sistent with the Wadsworth Corridor Subarea Plan (see individual descriptions below). Where Urban Renewai Plans conflict with the Wadsworth Corridor Subarea Plan, those plans should be revised. PinN 36 , 5.3.4 Wadsworth Boulevard Conidor Redevelopment 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 commercial center includes a mix of compatible retail and office uses that primarily serve a regional market area. The overall land use goal of the 2001 Wadsworth Boulevard Corridor URP (WBCRURP) is consistent with the Wad- sworth Corridor Subarea Plan: "...to strengthen the market potential and identity of Wadsworth Boulevard as a regional, destination-oriented com- mercial center, by faciiitating opportunities for developing additionai regionai-scaled projects, maintaining desirable community-oriented uses and improving the physical environment of the redevelopment area:". Other key objectives of the Wadsworth Corridor Urban Renewal Plan that are consistent with the Wadsworth Corridor Subarea Plan are: ➢ 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. Some land uses of the WBCRURP are not consistent with the land uses adopted in this Wadsworth Corridor Sub- area Plan, to the following extent: whereas the URP recommended single-use categories, the Wadsworth Corridor Subarea Plan proposes a mix of uses along Wadsworth, including commercial, office and residential. Residentiai 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 multi-way boulevard). WADSWORTH SUBAREA PLAN 37 WADSWORTH SUBAREA 38 APPENDIX 1 . SUMMARY OF THE WADSWORTH CORRIDOR PLANNItJG PROCESS A.') . THE WADSWORTH CORRIDOR SUBAREA PLANNING PROCESS A.1.1 PUBLIC MEETING #1 - IN7RODUCTORY KICK•OFF MEETING A. 1.Y PUBLIC MEETING #Y - DIGITAL PLANNING CHARRET7E A.1.3 TECHNICAL WORKSESSIONS A.1.4 PU9LIC MEEIYNC, #3 - PRESENTATION OFALTERNA7IVES A.1.5 PUBLIC MEETING #4 - U/SUAL PREFERENCE SURVEYICHIP GAME A.1.6 FINAL PUBIJC MEETINC. S- PREFERREO OPTION A.Z SPECIFIC MEETING RESULTS A.Y.'I PUBUC MEETING #'I - QUESTIONS Fi COMMENTS A.22 BREAKOUT SESSION A: I-70 TO 447H A.2.3 BREAKOUT SESSION B: 44- ro 38m /a.24 BREAKOUT SESSION C: 3Em TO 32'Y0 A.25 BREAKOUT SESSION D: 32"° ro 26"' A.P.B PUBLIC MEETING #4 - CHIP GAMENISUAL PREFERENCE SURVEY A.Y.B.Y CONCLIIDING COMMENTS A.Y.7 PUBUC MEETING #S - WAOSWORTH CORRIDOR SUBAREA PLAN QUESTIONNAIRE 2. ALTERNATIVE ROADWAY CONCEPTS A2.1 ROADWAYALTERNATIVES A2.2.1 ASYMMETFICAL MULTI-WAY BOULEVARD ALTERNATIVE AY.P.2 THE NO-FRONTAGE ROAD ALTERNATIVE 3. ALTERNATNE INTERSECTION CONCEPTS A3.1 FRONTAGE ROAD INTERSECTION OPTIONS 3.1.1 OPTION 'I; AWIDE UETOUR TO CROSS STREETS 3.1.2 OPTION P: A NARROW DEiOUR TO CROSS STREETS 3. 1.3 OPTION 3: THE FRONTAGE ROAD CONTINUES 7HROUGH THE INTERSECTION A.3.2 ROADWAY DESIGN PULLOUTS 4. SUMMARY OF 1999 WADSWORTH BOULEVARD CORRIDOR STUDY A4.1 1999 PLAN 3 3 3 3 3 s 6 7 7 7 8 B 9 9 10 51 51 56 56 56 58 60 60 60 61 sZ 64 66 66 APPENDIX - I ~ APPENDIX - 2 , 1. SUMMARY OF THE WADSWOR CORRIDOR PLANNING PROCES ~ A.1 THE WADSWORTH CORRIDOR SUBAREA PLANNING PROCESS In order to gain public input during the planning process and make sure public concerns were identified and ad- dressed, the City held a series of five public meetings. A.1.1 Public Meeting #1- Introductory Kick-off Meeting A kick-off meeting for the Wadsworth Boulevard Subarea was held on De- cember 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 question/answer session followed. CDOT personnel attended the meeting and answered questions. Finally, breakout sessions were held in which participants could express their concerns and make suggestions about smaller segments of the subarea. These concerns were recorded with via notes on maps. A.1.2 Public Meeting #2 - Digital Planning Ghanette The second public meeting for the Wadsworth Boulevard Sutiarea was a two %:-day 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 gain public input into corridor design. Specifically, the session tested whether the 1999 plan accommodated capacity improvements needed along Wadsworth. During the worksession, approximately 70 peopie 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 weresketched in 3D via computer and projected on the wali. This enabled the participants to geYa realistic idea of their vision. Out of this session originated the Asymmetrical Multi- way Boulevard Option, which included a multi-wayboulevard on the west side of Wadsworth beiween 46th and 38th. The multi-way boulevard separates through traffic from a"frontage road" that is a smaller-scale parking street with a pedestrian-oriented sidewalk> This conceptallows relatively unrestricted through-traffic in the center of the Boulevard, and creates a separate'frontage road' for slow, stop-and-go traffic with on-street parking and convenient access to businesses. The concept for the east side of Wadsworth Boulevard was to infiil new building opposite the existing ones to create a pedestrian "markeC sheet. A.1.3 Technical Worksessions Following the charrette, it was conciuded that an additional study was needed to address technical issues that could not be resolved at the Digital Charrette. Participants in the technical worksessions inciuded 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 singie right-of-way width could be established that wouid accommodate most altematives. Additional alternatives for roadway design evolved in the worksessions: SUBAREA PLAN APPENDIX - 3 Figure 34: Comments collected at Public Meeting #1 Figure 5: Example of concept developed at fhe "Digital Charrette".• The proposed "frontage road" concept. Perspective: loow'ng southwest on the east side of Wadsworth, north of 44'". Figure 6: Example of concept developed at the "Digital Charrette" Mixed-uses proposed along 44'" between Wadsworth and Upham. Perspective: looking northeast. Figure T. Example of concept developed at the'Digital Charrette".~ The east side infill retail creating a pedestrian streeP. Perspective: south along the east side of Wadsworth. WADSWORTH SUBAREA PU1N APPENDIX - 4 Begin6laneexpgrtsicn aE highWay WJqft pqMs W-tle-saC48llt. Blrninate 1YedS6Ydrth in9arsection _ Add siglelad d May intrseefiort at 661h Wee and'N.ad3e+r.tlh FroaRage road wrxct atD aNy, irom 40Mto 441h ~ Mo:=_d io-~a ~mineeriel ~ 1 y OFpohuniry fe~ _ psrcel nmmblylrtejrr deve4opmei,t Frentagareraapalh 8k1@S Of IYedSWOttll 4ft b381h 1] Sipiaf a!41sf 21 Elirtinale 7hrse A,se LaneN"sworlh inle€sectiam an,i agral OpparlLnify tr percel aeeeRhly N'etlarta Preeerratian OPPrAwnH far pelesfian undewass - ak~_di4ch Poiential rnulti-taroily hQUSirA _ RiaICC C411b Gtn akng wadmnn, Raised rnalian beiween 170 and 32rwf teper ' to 4-iones wks rnedan baAVeen 32nd end 28th WADSWORTH Wadsworth Charrette Summ Figure 8: A summary of the concepts developed at the Digital Chanette Edce a.csss lol,iveda thraigh Jnhnsort Park and reg-cnal Uail aD.^esa acem ta and vislbafry pf ,khnson Park 2) Redueerimd gtadQ 3) Improue gamway Three qualsr iurrs a147rhkve. and iYadsroorth - h aed use _ _ Ma__. dium densily res~denuW mni [Tawnhnmea . Toun CenEar al4lst Aue. Eaw naw rnixG3 usa dcvvelcpment 4a park Poa6iI Ccm PreeEeve hislaic naNro cf 381h tuild hrneleea buid'ngs wilh canenwue fecr:de Ncts road corriecii^ri bEIWe.°17 38Gt 81'd 35tlt'rVesl4f Mdswnrih _ - CpFartiaiity lor neightarhood park. Pohen#el wdcame ID 'h'heat Ridga sgn ~Ober,ee~ ror p~rcel ami", fuare ' residernW rftll and MgahcrhAad pafk APPENDIX - 5 1) An "Optimize-for-traffic" option (eliminate most curb cuts, 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 additionai lane in each travel direction). 3) A"Symmetrical Multi-way Boulevard" alternative (add a frontage road to the east side of Wadsworth Boule- vard) 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. Aliow 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. A.1.4 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 refined aiternatives 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 point. A.1.5 Public Meeting #4 -VIsual Preference Survey/Chip Game A fourth public meeting was held September26th, 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 additional 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. APPENDIX - 6 Figure 9: The Asymmetrical Multi-way Boulevard option, as initially developed in the Digitaf Charrette. The Symmetrical Multi-way Boulevard Option was clearly preferred, and recommended density increases have been incorporated into the Wadsworth Corridor Subarea Plan. A summary of the visual preference survey results and the chip game resuits are included in the appendix. A.1.6 Final Public Meeting 5- Preferred Option On November 29, 2006, a finai public meeting was held to pres- ent the Wadsworth Corridor Subarea Plan, including the selected roadway alternative, the proposed land use designations, as well as proposed goals and policies. Illustrative poster boards hung in "sta- tions" around the room. These posters included the foilowing topics: ProcesslTimeline, Traffic, Alternative Roadway Concepts, Chip Game, Keypad Polling Process, Land Use Plan, and Goals, 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, allowing 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 Wadsworth Corridor as weil as to provide general feedback. A summary of the wmments is available in the appendix. A.Z SPECIFIC MEETING RESUITS A.2.1 Public Meeting #1 -Questions& Comments December 13th 2005 1) Within 2 years what area wili generate new retail? 2) When will we know more from CDOT about#iming 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 streets/access 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 wnsider widening when planning or not? 12) Wiil widening 93 through Golden, other traffic improvements reduce or change the need to widen Wad- sworth 13) Without legal insurance that CDOT will accept is planning worth it? 14) Where on the priority list is 28th -36th? 15) Are we'for' condemnation of land to turn over to developers 16) Does CDOT consider altematives? 17) Do we have to keep Wadsworth where it is, or can the alignment change - meandering through the neigh- borhood APPENDIX - 7 Figure 10: Participants discussing Chip Game resulfs 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 hatl the opportunity to move between groups and comment. A.2.2 Breakout Session A: 1-70 to 44th WHAT'&NOT 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 opportunities from neigh- borhoods. h. Arapahoe House needs to move. i. Noise from I-70. j. Walking along/across Wadsworth is difficuit. k. Lack of landscaping. 1. No right turn 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 WORKINC a. Traffic calming on Vance has siowed down vehicles, but has not decreased the volume of traffic. b. Condos/Multi-family might work adjacent to Wadsworth. c. Vegetation and retaining walis at north end deaden some of the noise from I-70. A.2.3 Breakout Session B: 441" to 38'" a. Residential and business high-tech communication ability b. Inwrporate greenbelt opportunity 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 wde 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 Wadswonh 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 activityfrom the adjacent residential neighborhoods WADSWORTH SUBAREA PUW APPENDIX - 8 - 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. Busiriess owners are afraid of losing parking due to Wadsworth widening u. Make side street connections more pedestrian friendiy 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 dodt make sense (Big lots) y. Time Square needs to be redeveloped z. Parking ugly (Big expanses of asphait) aa. Show case for cultural draw, inciuding the arts, that is seen in Highlands neighborhood along wads bb. Need more monetary incentives for small businesses disrepair along street mismatch hodgepodge broken pavement cc. Park located beiween the Safeway Marketplace and Time Square is too scary; It should be modified so that it feels safe and encourages use dd. Ugiy graffiti A.2.4 Breakout Session C. 38'" to 32"" 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 ftom 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. Controiled 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: 32"" to 261" 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, should 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 levels 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 I-l WADSWORTH SUBAREA PLAN APPENDIX - 9 A.2.6 Public Meeting #4 - Chip GamelVisual Preference Survey During the visual preference survey, attendees were asked to vote on a number of issues including the three roadway options. The favored roadway was the "symmetrical plan". In this option, a multiway boulevard would be developed along Wadsworth from roughly 46th Avenue to 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 most likely to increase business success along Wadsworth, attract strong households to the corridor and help create a"unique" identity for Wheat Ridge. Close to 80% of attendees supported empowering the City's aesthetic review of development. While the participants typically favor the visual aspects of the urban setting, half support adjusting the City charter to allow the density and height necessary to achieve that goal. Section ill 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 would portray 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 ovedap. 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 piaced higher density chips near the boulevard and feathered residential density away from the Boulevard. For the most 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 between the original design Charrette held in January 2006. WADSWORTH SUBAREA PLAN APPENDIX - 10 - A.241 CHIPGAMESYNTHESIS 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 11 Haveyoueverl'etltovourmother4 Responses Nevec..HOnest! 4 ]h Only once antl I paitl for it deatly 1 2% Onlyacoupleoftimes B 15% Ves, but 1 was young 8 wndy was involved 2 4% I prefer to call il a'stretcM1ing of ihe Wth" 13 24% Ontywhenitwasinherbest interest 9 16% Yes, bul my brometlsister matle me do it 1 2% Toomanylimesrowunl! 17 31% Tolals 55 100% 2.J Areyou... Responses Male 35 56% Female 28 <4q Totals 63 100°/. 31 Wha[isyouraoe? Responses tlntlerl8 0 0% 19-29years 0 o% 3044 years 4 6% 45F5 years 44 71% Over65years 14 23% Totals 62 100% WADSWORTH SUBAREA PLAN APPENDIX - 11 5.) How long have you IiveC in Wheac Riage? Responses Less than one year 2 3% Belween 1 and 5 years 4 6% Behveen fi and 10 years 12 19 % Between H antl 20 years 9 14% MoreNan20years 36 57% Totrls 63 100% fi.) InwM1atfielddoyouwork? Resp onses Lowl, State, or Fetleral Govemment 3 5% ConstmIXion > 12% Healthcare 1 4% ResoNReuealion Business 1 2% Service eusiness 21 35% Retail9usiness 4 Mining/Energy Sectar 1 2% Eduration 2 3% Retired 19 32% Unemployed 1 2% Tofals 60 100 % i 1 Where tlo you own prooenv olease choose Responses Area 1 13 21 % Area2 12 19% Area 3 9 14% Area 4 8 13 % Area5 5 BY Area6 12 19% Area] 4 6% Totals 63 100% WADSWORTH SUBAREA PLAN APPENOIX - 12 Area 7 = Outsitle Area Por Summary oF qvesliore 8-00 see Me entl ot iFis sec[ion B.) WM1enyou[hinkaboufWatlswotlM1n[henex[[en yedrSWM1itM1OftM1¢follown9ar¢you 0a5[WOrrl¢tl R s aboutlirsp espanse GerebP~ien! ' 'LuBBrqa ' 4 ~ s 23 35°h ~ d~wlatlrqd 3YF i f"; F~~b1ui~ TraMcmngestion I ~ Impacfot[ontinuetlcommercalee[IneonadacentnegM1bofnootls 8 12h reg W Lossoftusness(clenlele) 4 6% Genealpercep(onsoiWM1eatROge YewlmmlheBOUlevard ] 11Ne Increase0cnme 3 Sh Commercialdevelopmant displacingofexistingM1Omesnear 19 28% ~ WatlswortM1 Impadd Dete(oraGOnofbuk'ngs 2 J% mnlnueE i Tohls 65 100% nveaseEU~me wmmema 5% Cetlinean - Generzl Lossol^usiness aca@Oe nei9~~M~s per<eGimsal (C:e lele) R% WKealRlage - 6% Yiewlmmtl:e eome.am ifx Fo~SUmmaryofque5lmn50105ee1heentloflM155ecCon ~ ~ ) _s ~ '~~@,; ' Y,' 91) WhenyoutM1nkaboutWatlswortM1 nlhenexRen 4 ~ years,wM1CM1Oflhefollowingareyoumoslworzietl EeWb{ roM aLOUt (Secand) R¢sponses dispkmpd we eSyewMmeC'. r +w~0eulw`~ n~v; TraRCCOngestan iB 29% ~ Impact of~'nntinuMCOmmercalJeclneona4lacenlnelgM1~omootls 9 14Ye I lossof business(cllentele) 6 10% I InveasNCme Generalpe¢eplonsofWh Ifttlg V'ewlmmNeBOUlevartl Increasetlume 14 7 22% 11% I 11e,5 I d~ ~f : Comme¢al0evelopmeptdsplacngo(¢%i51p9M1omesnear 5 10% esa xy~~.~y Waaswonn - ioaaor Deteriorationofbuildings 3 SY 'Geneai ainuetl Totals 63 100% pe«v~+%ol LouafEUSines5 cqnmeaial wnea~wesa- (aiemeie) aeamean viewrmmme 10% eaecmm ' eome.am ~eiqnromooae z2v. 1av. For Summary of questions 8-10 see the entl of cM1is section 10.) WM1en you [hink dbOUf WatlSwOrtM1 in tM1¢ next fen years, wFich of [M1O tollowing are you mos[ rietl about RM1irdl Nespanses Trafficcongestion 10 15% ImpadolcontinuMCammeroialdecfneonaajacenlneighborhootls M 22% Lassofbusiness(clienele) 0 6% Ganeralpe¢eptionsotWM1eatRitlge-YewfmmNeBOUlevarE 13 20% Inereesetlcnme 8 4% CommercialEeveloOmenltlisplacingofexisUngM1Omesnear 3 5% WatlswortM1 DetenoationofbWltlings 13 20% Tolals 65 100% For Summary of questions 11 40 me the _nd of [his section it) WhatareiM1emos[impartan[objx4vesfof Imorav'nq WatlswortM1 Boulevard: (First) Nesponses MoveVaPoC - getmore rarsNmugM1lown 13 21h Makebusinessesmore successful. 5 8% MinimizepropeM1yencroachment-i.e.mimmumpmpertyimpact 24 38% Create tlownlown for WM1ea[ Riaga. 9 1J% CreateasgnaWre kentlryforWhea[Ritlge-MakeWM1eatRitlge 12 19% unique Totals 63 100% ~ 1Y. Crealetlownlawn for WM1eal ftitge u% minlmlze pmpeM aoaMmenl- im-inimmin oraoeM imoan 38% WADSWORTH SUBAREA PLAN APPENDIX - 13 For Summary of questions 1143 see thx end of Ihis se<ticn 12.) Whatarelhemostimportantobjectivesfor improNnq Watlsworih Boulevartl: ISxond) Responses Move traffic - gel more cars Nrough town 12 19 % Makebusinessesmoresuccessful 15 24% Minimize pmperty enuoachment - i.e. minimum property impacl 6 13% Create dovminwn for lMieat Ridge 10 16 % Createa5ignaWre itlentiryforWhea[RItl9e-MakeMealRitlge 18 29% unique Totals 63 100% Por Summary, of questions 11-03 see the entl of this sectlon 13.) Whatare tFemos[importantobjectivesPor impmvinA WatlswortM1 9oulevartl: RM1irtl1 Respanses Move VaRC- gel more cars Ihrough lown 9 15% Make businesses more successful 19 31 % Minimizepropertyencmachment - ie.minimumpropetlylmpact 5 8% CrealedowntownPorYVheatRiage 17 27% CrealeasignalureitlenGryforWhealRidge -MakeWheatRitlge 12 19q unique Totals 62 100% id.) WhichCOmmercialCharactertloyoupreferP Responses Suburban 15 24% Urban 4] ]6% Tofals 62 100% PuN APPENDIX - 14 15.) Lower Oensity Resitlential CFaracler Responses Piclurei 2 6% Picture 2 55 96% Tolals 57 100% -i~10~i t~ist ' RcNret ~ Picture2 16.) Metlivm Density ResiAential Character Responses Picture 1 9 17o PicNre2 45 83% rotai: sa 100i ~e~ J C~ 'y~ .~~9 • PicWre 1 Picture 2 1].) High Oensiry Resitlen[ial Character Responses Pic[urei 10 23% Picture 2 34 A% Totals 44 100 % PicNre 1 WADSWORTH SUBAREA PLAN APPENDIX - 15 18.) WhicM1 of tM1esa roatlway op[ians woultl be fhe most help at aHracting strong householtls, (a major goalofWhea[Ridqe2020)T Responses Roatlwayl 12 21% Roadway 2 18 31 % Roatlway3 28 48% Totals 58 100% 19.) Whichottheseroadwayoptlonswillmost increase lhe suc<ess of businesses along Watlsworih'I Responses Roatlwayi 8 14% Roatlway2 20 34% Roadway3 30 52% Totals 58 100% (See PicNre fmm Question 18) 20.) Whichofiheseroadwayoptionswouldcreate lhe most unioue itlenliN for Wheat Ridqe9 Responses Roadwayi 5 9% Roatlway2 20 38% Roadway3 28 53% Talals 53 100% (See Picture fmm Qvestian 18) PiaN APPENDIX - 16 Asymme[rical Plan Roadway 2 Matlifletl 1999 Plan Roadway 1 S/mmetrical Plan Roadway 3 21J Finally,whichoftheseroatlwayop[ionsdoyou prefer II'1 Responses Roadway 1 11 20 % Roadway2 19 35% Roadway3 25 45% Totals 55 100% (See Picture fmm Ouestion 18) RoaAVay3~ 6 Roatlway2 35Y. 22.) Whichoftheseimagessupportstheparking character you woultl like to see in Watlsworih's fulure'! Responses Parkin9l 27 45% Parking 2 23 38% Parkinq 3 10 17% Totals 60 100% i Picture 1 Picture 2 Picture 3 23.) Which of these images supporis ihe architecWral style you woultl prefer to see on Watlsworih'! ResOOnses PicWret 3 5% PicWm2 27 47% PicWre3 28 48% Totals 58 100 % Piclure 3 ~ . 48% T•3 y~ ~ r{ 49°0 WADSWORTH SUBAREA PLAN APPENOIX - 17 Note that only 4 people were polled for this questioq this indicates the qusstion was =_kiFOetl 24.) Which of Ihese images supports lhe commercial character you waultl like to see on Wadsworth? Responses Picture 1 1 25 % Picture 2 0 0% Picture 3 3 75% Tolals - 4 100% PicWre 1 Picture 3 25.J Which of these images best supports the community character you would lik¢ to see in W tl rih' f t r 9 Responses PicWrel 7 13% Picture 2 20 36% PicWre3 18 33% Piclure4 3 5% PicWreS 5 9% Piclure6 0 0% Pidure] 2 4% Totals 55 100 % Picture i A Picture 5 w Y ja g ' BE ~ Dr, Picture ] Picture 2 Picture 6 WADSWORTH SUBAREA PLAN APPENDIX - 18 26.) Whichofthesesigntypessuppartslhe community character you wouid Iike to see in Wadsworth'sfuturel Responses Picture 1 1 2 % PicWre2 17 21°/a PicNre3 45 71°/a ToWis 63 100% 2I.) Should Wheat Ridge create a town center in ihe Watlsworth corr'do(! Responses Ves 36 58 % No 26 42% Totals 62 100% 28J Woultlyousupportachatleramendmentto allow W Iler bulldings JUST wilhin ihe Wadsworth corr'dof/ Responses Yes 32 50% No 32 50% Totals 54 1W % SUBAREA PLAN APPENDIX - 19 29.) Wauldyousupportacharteramendmentto increase densiN JOST in the Wadsworth corridor9 Responses Yes 11 44% No 14 56% Totais 25 700% 30.) WouldyousupporttheCily'sadoplinggrealer d¢SfFI¢fIC!¢VI¢WOfpOI¢Illldltl¢V¢IOpfll¢fl[pI0¢CL54 B¢Sp011525 Ves 38 66% No 20 34% roeais sa 100i Summary Tables Queslions 8-00 and 11-13 Summary ofquestion(8-00): Whenyouthinkabau[ Watlsworth in Ne next ten years, wM1icM1 af the follawinoarevaumostworriedabau[?' Responses TreKCCOngestion 115 30% Impactofwntinuetlmmmercialtledineon 56 15% atljacentneighborhoods losso(business(clienlele) 28 GeneralpemeptionsofWheatRidge- View 62 16% fmm ihe Boulevartl InueasedGnme 31 B% Commercialdevelopmenttlisplacingofexistinghomes 69 18% near Watlsworih DetenorationofbuilEings 25 6% Totals 386 100Ya ' The summary was calculaled by weighting Ne patlicipanls first cM1Oice hy 3, iheir semnd choice by 2 and Iheir ihirtl choice by 1. SummaryofquesEOns(11-03): Wha[are[hemost importan[ objec9ves for improving Wadswarth BoulavarE:' Responses Move ha(fic-get more rars Ihrough Eownlown 12 19% Make business more successful 64 17% Minimizepropertyenaoacliman4i.e..minimum 93 25% property impact CreatedownNwnforVJheatRidge 64 17% GrealeasignaNreidentitytorVJheatRidge-Make 84 22% VJneat Ridge unique Totals 3]] 100% ' The summary was calculatetl by weighting Na partiupanfs frst choice by 3, iheir semnd choice by 2 and iheir Ihird choice by 1. PuN APPENDIX - 20 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 and 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: HeighUDensity WADSWORTH SUBAREA PLAN . APPENDIX - 21 u ~ ~ ❑ ~ T ff Si l ~ ; ❑ ❑ ra ic gna s - Wad th ROW 160 f t - swor ee . . . ~ C3 UariousLandmarks r oBuildin s F k t~ M 9 ar ~ armer.si e iv Streets I I LJ ❑ I ~ ~ Civic ~ I(I r~ . y I Number oP Team votes - o L_ ~ 2 / v J Ll v - ~I J 42c ~AVILi o L. Lib a - ry m~ o 0 - - O ❑ ~ ~ Q t C t en er ~ IarTowni Ej ~ ° n n ❑ ~Band ~i,Shell ~ 4J n ~ o ~2~ . s Ellemetary ~ smore Davi ~ , . ~7 ~ d L~Q O ~ . ~ ❑ ~ . \ ) LO - ~ g ❑ ~ 1 n ; ~a L ? L v L-JLID C ~ TIF i7 IJ ~ Wh.e-,at RidgpM ddle School ~Arts , ,Center ~y I .L 1~UQ}lf~1-1°°C~ 0 E= .~~"~~.__~~-..z.ti..__ - a r i d A , n Wadsworth Boulevard Subarea 000 Feet Game Board Summary ~ 0 250 500 1 , 1 I I I I i i I WADSWORTH SUBAREA PLAN APPENDIX - 22 WADSWORTH APPENDIX - 23 Wadsworth Boulevard Subarea o 250 500 1,000 Feet Game Board Summary ~ i, , . i, I I i I Wadsworth Boulevard Subarea ~ 0 250 500 1,000 Fee[ Game Board Summary i I I I i I I I i WADSWORTH SUBAREA PUW APPENDIX - 24 ~ d . ore Da,~viy,-+Elemetary~, : ~ Trafic Signals . AVP ,ut, 1~~ ~~'`F I . 2 0. . ~L Wadsworth ROW 760 feet 0 Buildings ~ Various Landmarks \ 3; ~ N Streets ~ ~ ~ n n - Q Q. I-I HighDensity ~NumberofTeamvotes . . i :q> ~ Li ~3 ~ 3 M ` g~° VUhea t Ridge Middle S hool 4~ ~ ❑ _ k c 38t~Av ~ <<., a + ~ ~ '~.3' e~° O~ f~pC~ ~ ~ ❑ z. ea ~u~~i w ~r yj,``~` C~o ~ ~ E-~xemplaLutheran~Medica~ Center> . ~eM > , >36 1 g A Co „ . ' ~ in n n n, 35tiM , ~ U rii ~n~zab: ~`~4t~i uo~ ~ th ~ ' RR ~{lh/'1V L4 ~q ~ l lu i ~ y.E ~ ' ' r. O~ r~~A'~tpp 0 s ~ 4 L ' ~ ` 77,77 77. Wadsworth Boulevard Subarea ~ o 250 500 1 000 Fee[ Game Board Summary , WADSWORTH SUBAREA PLAN APPENDIX - 25 Wadsworth Boulevard Subarea ~ 0 250 500 7,000 Feet Game Board Summary I i A i I I i i I WADSWORTH SUBAREA PL4N APPENOIX - 26 250 500 1,000 Feet Game Board Summary APPENDIX - 27 Wadsworth Boulevard Subarea T ffi Si l C7S2,;- 2 c gna s Wadsworth ROW 160 feet B ildi Q u ngs Q Various Landmarks N St l Q0b f2B 5 . MediumDansity Number of Team votes ~g f! A o z : ~ L] 3 r ~°li~ ~ ~c ~ g~ ~ s;•"~ , ~ t + flo I~ ~ ~ G'~ + ~ ~Q ~ ° 0 .e ❑ 0 a , 8 • Q » ~ ' y1~ W9 e~Qt] ~I~CIQ [jl` ~ ~ ~R ~ ~ ~ . ~ ~ ' S~ ..e . IN "I n Us 0 ~ Y 9 hA fJ : : Qj, t vs ~ ~ ~ ❑~J 0C~6 o'., , ~ ~ a V 44fh Ave o L1L1 n.no ~ ~ ° 4r!~g 0 - ~ , o ~o [ ~ T ❑ q8g ~ , o ~ ' ^ 0 0 o. ~ l . ~p tS{;',` p ~ 6 ~o ~ ~ I ~ ~ e°C o,. ~ D 42n b o. ~ T3' h ree Ac r gt ~ ,q, ~U1/ill rn or~eEDavis'Elernetary o 0 0 Wadsworth Boulevard Subarea 000 Feet Game Board Summary 0 250 500 1 I , ,.,,I WADSWORTH SUBAREA PL4N , APPENDIX - 28 250 500 1,000 Feet Game Board Summary PLa.N APPENDIX - 29 Wadsworth Boulevard Subarea . ~ TrafficSignals ~,¢r QX LFr''~,,.d ~ ~4t d Wadsworth ROW 160 feet Q Buildings } e~ 0 Various landmarks ~ h'~{~"~' .u~~a' a : N Slree[s M i ~yh~ OJL I MM,'° a `xi~~ ~ r' , : . ~ ' ` ~ a ❑ L~ , ' umHighDensity ed Number of Team Votes (~jp ~ ~ 3 ~ ,~~,~y ~ C ❑ a 1_7~ E d , ' t C~ ~ Z ~ ~?'~~°a ~ Q a 3 ~ 5 3 p,.a- N,i ~ p91~~~l~fr~ 3 , U'D ~cio S: ri O ~ ~ 5~ ~ ~ ` . 0 e gp ~,'TV • ry ' ,i~ ze° ~ 3 . ve e ~ ~S.I x . : VI ~ ~ ~ t~ la,~ ~ ~ 'a ~a` ro r-~ ao] a ti: t7 b ~ ~ Sld ~.o Q.. ~~•~d. o:~Q.~ . < ! U~ ` ~ ~ ~ , Cl ,t 7 e° Y ~5 ~ ~ ~~~5thAve v 1 ] A o . ~ CU b p❑ o0 ~ o , 5 ~ u Uµ ~ -44f a. o~ ~ t]p;, ❑ I~'• * ~ . . L` j R~ p ` ...5.5 ~ . . th Ave ;Ej ' . 44 o . . 0 00 . . . v. r i . ~ _ . . . ~ . rq~ O~, nI O o ~o . ~ ~ p I. (1 jy ~ v 7fm~Y ; ,y~~'~p : Cy ❑ : ~ ~~,~e o o ~ =Ff p o ~f~{~1 II fl ' . ~ ~ Cl ° a~3 ~ > ~ ~ ~1 , ~ hreeAcr UL E.~.~0 AD „ ~ ~ 1~ill mor•e~Da~i;~'~lernetary )~t WOJ~ve.~~ 1D b ~b~ - 't~ = Q ~s 1 y Wadsworth Boulevard Subarea 000 Feet Game Board Summary ~ 0 250 500 1 , I I i i I I i i I APPENDIX - 30 WADSWORTH SUBAREA PLAN ;oris-Elemetary~ c: TrafficSi nats i ~ WadswoM1h ROW 160 feet 0 Uarious Landmarks ~Q/p p p,°(~ t~,~' n~~. I(~ ■ ~ O Buildin s ~ ~ N StreB[5 W ne 0"~, n u ~ e Parks p Number of Team votes 7 I c~° ~ 02 p,°,~ M 3 ID U4w,~ ~ V}yo Cl ~ Y Cla tIQ ~ ~ ' ~ . UVheat Ridg~,~~ddle School ~ , ~ 0 3 I8ll-1-/'CV~~" ~i El J ~ sa -G`~} fl o• a~pO,~o ~ € nr 1MEN D ~ 1 ~ ~ ~c. ❑ r~ : E 5 ~ ~ o ca ~ ~ E-~xempla Lutheran Medic;al Center'f` 4 0~, U ~,6t hPl A ~ 3 ~~~n co ~n- F~ °A~~ , =~1 n~ n ~ IJ U 1 L a~ o ~~j5th MIA ' ~sz~a° sqo EZU % ~ ¢ f ~ ~~}~1 u Y~Tm~ 3~~ ~"i~ ~J -0❑ j#ZS w yh ).=v^ ^Oqy~ V v~~~~~: ~ R . _ ~ _ . m F9 Q 7 Wadswo5rth Boulev~ard Subarea Game Board Summary ~ WADSWORTH SUBAREA PLAN APPENDIX - 31 . ri,., . ~ Traffic Signals ~ ~ ~ Wadsworth ROW 160 feet FE-EI] uarious Landmarks z N za" v ~ ~]n ~j~ p . a' ~ Buildings N StffEt9 . , . ~ Parks N b f T Nl , *a ~r ZV, o 0 oL7~ Q ~ ^ ; d5~ um er o eam votes 2 7 ' ~ , ~ Cj O ~ 3 ~ ~0p~ cu D' ,Y 'Sia ~ _w W8~i, P 3 (3 :G1qC7C]I3CiDC~~-❑(~dC E o ~ b N~ k` u Ci ~ n CT G?° ~ N ~ C~'~ ~.L7 ~ O cv ❑ P'u~e❑ nn ~ r :►n ~ b~ o ` tJ ~ . Qoa c ad,aa a ~ ~aa= ~ ~)o ~~v o I ad`c~- 7] wj`~' a o Fl 45#hAve0 ~ ` L~-,a : , t~ ~a . ❑ po: ; . ~n "E' : ~ ~ ❑ a B < C " ~ ~ o (ll , p. 0 47` [f .c, ~ p~ F ~ ; ~ ~ ~ . o . ~r~ Inl~ 3 " ~ Il 3 - ❑ ° ~J . ~ a . ~ ro j r r D~ I M 1 9 ❑ ' _ ~ ~ e'0 0021p d' ❑ b`.o~ ~ ~ ~9J~ n~~ . ' z j ; '14 ~ M iL }-J~ C~ f ~ u I ~ ~ ~Y Er dG , ~ ~ . ~d ~ ~ ~ 1 ~ ~ m. ❑ ~ , ore~D~v e~rn~etary o~ ° q ~e~` ~ 'i--L/Y {I OAwcJ ~`p~`~ P o f y~ ~~f~ .S ~ !IJ~L~ Wadsworth Boulevard Subarea ~ 000 Feet Game Board Summary 0 250 500 1 , I i i i I I i I I APPENDIX - 32 WAOSWORTH SUBAREA PUW , , . . . ~ e U ~ ~ T ff Si l ra c gna s ° FM WadswoAh ROW 160 feet o p CME 7~❑I~ o ~ ❑ p I'710~ nfl~. F-] Buildinss E M~~~ + ~ ~ M V i L k d ci. q , ar an ous mar s A ❑ N Slteets ~ f1.~ ~ t , TEAM1 ~ ❑ . . CS . 0 Medium Density ~ _J ~ ~V~~ I~~~❑ . Cm p~ ~ . 0 Medium High Density High Density 0 ~ a~Zfuoe[Mesi Commercial } a ~f Park ~ 7 I~I= ' 0 Q opqa O a~ m a<.~; Civic Use IeN,d~a Lie~ : Q M di D it Mi d U d F° ~ e um ens y xe se st ~ Medium High Density Mixed Use pft a~ High Denaity Mixed Use q` E@,f19 El21712f1 Ro - 53 q CommerGal Mized Use 09' p4p,>; h t R a.; g ' 9 W e itl l ] n n ~t 9 ❑ idM d-~le=se r~'~ ~au ~ a G H{lh A~ Lv~ ~ a , jy J . o n o,~~ ~ n,~ r~ ~ q ❑ ❑ o .L-Up'a LJLJ ~ . ~ ~ ~ ° xemplaeLu era MetlicaM+ a~ ~A6thPl . ~ A So o ~ ~ ~ . u°oCe ~ ~ w~ ~ ~ ; r3 ~ ~ n ~ 0 ~ 0 c~~,a ❑ a ~ . p ~ ~ uuu~uu~~u 6~ C~] ~oa % ~ Q t~ ~ x ~ 2 ~7 ' , p , ~ q o . ~~o lfc~. a ° . . . : u 5F, n d p o° - L N~ ~IC>~~F~D a..Ci~❑ 6c??~ ~~e a ❑ A~VPJ~ o` Cl°, O[a ~ ao " v . ~7 . ; ~ ~ ~ 7 ~ ; ~ : ~ ~ . ' 11 .y $ ~ } oY ~C~~ ~I b o D E:j RL ~ a❑ q,~'^ f-f, 4 i 'r?'u'L .~'.r^~ j 4C7~~~Q L~' 'L~ :o ° oood V rl; B ~ ~~[J p 1n~ Q D+~ n. ; iCUJ f{y ~ W L] J [a 4 . Wadsworth Boulevard Subarea Game Board Summary ~ I ,,,I WADSWORTH APPENDIX - 33 , ❑ . -'v =p . }~'r-~1 ~ ~ 4 > ~ ^ ~0. O G~O fl O p ~ ~ ~~~"~'~U - - ~ O ) - T2fficSignals L4Ylii En Wadsworth ROW 160 feet ~Y - o°,. ❑o QBuildings a p ~~r~° MWO , Q Various Landmarks streets EA ~ Medium Density ~ Medium High Oensity HighDensiry t°' Commercial j~ [ K ~"'"j~ ~ ~3 ~ ~ . 0 iffi Park D Q GIQqL' o o ~ Crvic Use aQ (S Q Medmm Density Mixed Use t: D'0 ' . ~ . ~ Medmm High Density Mixed Use +~y a ~HighDensity MixedUse SteU-f~1SE~2I712f1t8f~~ Commerdal Mixed Use ~ P o, \ NT-71 ~ Q~ ~ VP ~ ~ Q Fpap ~o~~. ; fi 7Q re' 'y~~ F: ¢ ' ~ ~ ~ ' • ~ S IU-1 II~`'= W~heat Ridg; Mi dl --L-; ool Q a~ t~ ln ~d7 103 n ~ . Q% , a~~A c?N~. ~ as,+~` ' opO 4a r~ ~ k~ a a ~ o~:11, ^ ~ i2,~n, n ga n ~ ~ , E xe pla L"uthe an d~cal Ck ~~er~' g f,~ I~u I Y ~ - a rl I t 1 f-1 I u Mg? q T ~ a` °°PGrpitp 8 Q da~ 4t i 02~1OO n 'ta' 1 ~ I if o~ . Q . . . i K 'f~ Q~ I tiJ ~l L~ ~ 4 r~- 6 rs ~ ' ' .4x C~ ` xg~m'Y Cl,e~ ~6ko P❑ ° fR7 n ~J 7~ ~ Q5 ~ ~ e o O ° ..z crJP ~ u ~ o , q Roooa iia'~ Wadsworth Boulevard Subarea 000 Fee[ Game Board Summary ~ 0 250 500 1 , 1.i. 1 I i i I APPENDIX - 34 a . o r+1•6 n LLJJ ~ ( dSb ~ C P a 7 °oo° t~ 7i 6~ 7 VPm Trefflc Signals f.ti ~ WadswoRh ROW 160 fee[ D ~ Buildings 9 FE~I various Landmarks 7y p~o 0° ~ o ~ o c a 6.❑ ~ °q~ vq a,;.~~i . NStreets L6°g~K; , ; TEAM3 ~ 0 Medium Density `'~d ~ dpooooopaoU0oc"' .n [y ~ 6~ ' '^-s', a~ a p0 6 n t7 G o• . .p~ ~ Medium High Density -T s N o p 6 p : High Densiry ~~VC ~ ~6 nnQ ~'"q P;D d ry 47°Q OqO d 4 ~ Q 4 CORIrtIEfG31 ~ Park Civic Use O _PO Q• p'~i] 6 a 4LI ~ -a u~ 3 Li > V~ n. fl Q,p L? 9 ~ 9 6 a 4 U n. 6 : p °C a'..0 4 a Medium Density Mized Use Medium High Density Mixed p,- p• ~ fi ~ C L7~{} 11 Q.. 0, o a s~~ G ~ q,g b'd' 43:.4] d~, f 7 9 P b.Q d• o 0~ 47 -P r~ d RoP o ' ;-~n>o ~ High Denaty Mixed Use Commefaal MIXEd USZ II~4 t' 8 ~ y i ~i y u~p - m ~ I~/ ~ a 0 ~:6 4 o O❑ i7 ~ D p 8 a C pqO ❑.0 4 5~d ov°. oaodo F r' 1 p P A ❑ n'. 4 ~ ~ a~II ~ p Jo - - ~ c ~ • 0 9 0 4 060 0 Q ° ~ Et 4 ~ a 0 ❑ q~J o - 1 HV2[=' u . „I O ~t]o~ .0 0 0. o o ; . . ~.~Etl~Q.s~a , Q nr'~, h'] a £ a"Jif° ~a L]~~ . ~f: 0' a o".~r" n.. nt IZ ~•P ~~C7 tl, °9p ..~b . QPO n}Q [i o 8~~ ~ ~ ~ Q~a v ~ j ❑ ~ yC I ~ 'a6 ~~~~.0 0 a o ( ¢ C~ - 56 o~nBB~e;O p ° os:bo Q ~d . ''~4"'~ .y ~ ~ ~ Q:$z Qe~ ❑a ~ ~ i~ a a 4 Q o o o . a o 6 ~ o.°v , o a U ~o'~ ~°de~ sJWll or l auis^EI mtefa'}r n ( 9 ~ ~ . o q ~6 9 Q q a 8 a ° Qa o=Oo ° r ❑ o „ z A ~ , r 7,, p O p_ ~ f~ ~ ~ c~ ~ o ~ tevenm p~ o^ 9 P :p ¢ o ❑a oaP6 a . j'~o ~ b Q P. 4' ' 6.c ~ l ❑ @ 1lqR. Whea t ~J--p ~ C~ r,.;; ~p ! 6L~ ' ~ R dge lu• 0Fi~c ~ p ~ v, ~ nl 4 o ° c n ~ p oe Qo q o$ v o V Aa ui~'25IFi-n~ ~lO a a @ ~ ~~J, ~'r,~ " ' ~ ❑ ~'L~` 9 0 o a0 a~.° 4a • , ~ ~ 6rk.0 ° > ~ . ~ ~ ~ ~J ~ ~3~ ° 'ti ° Ao ~ "9 ~ ~ . •o E~ OR . : . Q ap. ~ ~ ~ ` Q~ v 13 ..~Olf, 1 rl ~f+lqk~l - yt fn Il.~V41 I~;!(.,' Q d~OErll A&o~ O'+d : aq]` ❑ e: 'n ,~n'~ ~ , : 6dP~Ub L?~. p_a a oa o ooot`.~o owd ~ t hvx + ~Q - o ~"-T ~ n ~VtOE'I~t~~ QO ~a x a ~ Q p o Q° $fi p 4 R b ~ S ~ . ac O I~ bOCJ4 b ❑ n ❑ ~ ❑ °a ~ 0 4 0~ ~ 0.q II y. 3 w ; i~!] PAO ~ ~ f~ t ,Q. o L~.:W Gm ~ O" oo,Q 6 4~.Q ~boB Wadsworth Boulevard Subarea Game Board Summary ~ \ APPENDIX - 35 ~ TrafficSignals Wadsworth ROW 160 feet a o V P ,q tr o ❑ ~ ❑ 0 D Q9:~ - ~ Buildin9s " M p, ~ C 1 . Uarious landmarks ~ N Streets p D ti ~ TEAM4 a ~ i ~ 'a ° ❑ ~!Q °o p ~ - o P y ~ oa ° , Q MediumDensi[y ~ Opqyp~a oaq'voo~. e' ~ 6;y. ~ p pp p-p v Medium High Density 0 ~ ° ~ ~ . tinQ ° D 7 ° 9 0 a 4 ~ High Density ° L ❑ p . g za ~ ~ Commercial ~7 4RR . o ~iR Ve v ve ' - . . 1 ' Park ' [Fi27. Q,r? 4 ci T-' -oL~ q.R ~ IJ Q 0 4 G'• a 6 ,9 ~ 9 oL~ ❑ ' ~ ~ p ' . Civic Use O u U 6' L1 6'• ❑ 62 p P°O a ..p 0 . y~ Medmm Density Mixed Use Medmm High Density Mixed Use p-~' pe p,` ~ 3 . ~ 45thAve~~~ p D II a b~ o-~ 4G o•o a~ a o poao <L,ryoo ~ High Densiry Mized Use ryryry~` f ° °t jo ~ r a CommerualMixedUse 6 . ~ 44 ] 0 0 a° 0 O 0 ❑ ~ Poa~ " AV~C, u ~-7> o noo~ n a O o 0 .rP oa . ~.4 3~,~ k vQn -~u1 Po• E' ~ CL~~ ~ 9"4~~ Q [yE~ ~p❑ Q~ P 0`~ 4 A ~ o a cx$33$~ ❑ a= a E7 o a ~ 12o ❑ n z ~[~3TC ~ v /i~~-Il ~'q Q o: n v o qbol o ` " ~'{7 Ro y " k-- a 9 ~09P ``~Q 6. a~ D e ae o 0 6 oaea ❑ . Will r au -I etar „ . ~ o:q ❑ ¢ A oo, . oo ~ . y tevens EI m ntar~~+ 14 R e ~ST 9 Q . b°•~ . a o. ° . 3 hF ? ,q 9 o . ~ id e M iadl ~ a o J 9 ~ ,o ~ ~B~ A ^ d d°b d ~ 06 , sAP r« oC o Q o a o ~ ~ pdD ~ emp}`~a uk~era. etli ICenf T~ .~~$~~'~~`Y-t Q f1 v~_3 ' >u ~a tt~ i 0 o L~o ~o~ 4 5th ` - . o0 q ac , e ~ - o, o aoo c ` +x~``{5_:'_: ~...ll°❑ ,'.~F~,~PF1P?O ° Op ~":v 05yQ 9 L~,' Ll. ~ ~ oaao~c~p~o4 oraoo0 2F 0 Cf`ta:;Q 6 s~'.;[] mbne u Wadsworth Boulevard Subarea oooFeet Game Board Summary o ZSO Soo , ~ , WADSWORTH SUBAREA APPENDIX - 36 S Treffic Si9nals Wadsworth ROW 160 feet Buildings Various Landmarks ¢ ~ o ///555 SIfEEtS ~ p G~Q b rt~ts TF, ~ ao Q a <allothervalues> ~~b p 0 O a~j [ Medium Densiry Medium High Density o~ rY.nQ po~D O. p 6 0'° High Densiry Commefcial 0 Wffl Park CiViC U52 i 4 ~ q~ L7 D R 4 P ME 45thAve J Medmm Density Mixed Use MedmmHighDensity MixedUse H Q ~ `I ~ ~ SA I ,;fl o fl17 ~ 4 do 40 0° ~'D igh Density Mixed Use R a. ~ ~ o ❑n a o e 4, 0 Commercial Mixed Use u o . Ll o'➢ ix ro s ~ ~aAaoO o o oo ~4 - 5' O~Ci ~t7.ya•o9m° , . :D b57 aP ~ ;I/zt~ ❑ G'A1] '9'po ~o Z§ ° p ❑~l IX ~ 3 Ln + P 54' 0~ 0 a 0 O o° G 68.b a: 6 4 5 3 Q vPyd' 0 N^~3 qu t ~ 6 EvS~4 i ~ ~ Qa° Q . ~OSlP4~0f1 ~ a a 0 0 8° Qaa ❑.0 , Oe OD Q o . m eSa,ry~a....m ; o'o¢ . ~ a➢ e q , 6°.a o o°o ~"9 ❑.+-S~ p~Q ~ ~ teven ~m 6~ 11~1~' t l N" a ~ ~ CjON ~j,,. = p~s ' ' nfa~ 44 11 ❑ J1 ~a ~a~ oe,~v n` ~o P, 6 ~ x, ' ~ ; . o ° a ~ ~oec ~o Whet a b„ r vFi9. > f❑ Q~ a ~ ` abo o'~ a, r~ _ -U .,p, . i ~ ~ ~ ~.q ~ r~ ; ~ 1❑ ~ ➢ q Q. ~ a o ~ - ~ 'o . E 'a ' 3 o a o ~5 ~9 d]C? x m~ Lu h tli 1 Cent ~ r3 a• oo'. h ~ x ~k ~n_~ .C 4 z k V--ci ~T 4YA , ,r IW-~• r.~r~I~ 11nn ti' ff d79p 0•`J: ~ O•0 o° ❑ p -~~i6 a • : > n `~1Ib'~~; ~ ~ ~ ' ' r ob~o~ 0 e ; BF+° . . o 0 : # 7 z , ~ B .oc a 04 0 ~ ~ GL,.~';~:~ ~ n ~~°pP`v"Vjg ❑t" ~ 0 Q &:~rr 4~ rn F} o o Q a ~ o~_ R n ~~.i~ d}~i'J9 p, ~ ❑a 8 op i aq ~ f4, ~ oe]m 0 ; . ` . a❑ G_o:~ ~7 . Ce}~. : x. IS+b: u . ~'r . Wadsworth Boulevard Subarea ~ OO0 Feet Game Board Summary o 250 5oo 1 , ~ APPENDIX - 37 ..,..c w p n ~ t [ Y ! 00 d~nwuglVPQ Treffc Si9nals Wadsworth ROW 160 feet ~n 0~ - u~°~ ~ N,^t} a~~ ~ eo D. qO - ~ o•-0 o~ a ~ Pnsa.F °9L' oo~ ~ o9~B ' . E::] Buildings p6 % a $ ❑ o'a 6 0" ~j. p o Q~ ~ ~ e 4a ~Varioustandmarks ~ ~g b ~ ~ 06 C3p6o ❑ ~ p [j~ g . ; ~ N$IfeetS { C G+ E ' WO RR'c~% ~`i c v~ tr. ou 0 4 D p: O b TEAMB E?~i ~MediumDensity ' ' ~apq~~a Ua ~ bc aM° ~ a~o °G ° Q Medium High Densiry E0O ~x 'a ❑ o nn0 tl° 0 p. ❑-0 °d 6 p ~ O High Density mq ~ ~ a ~ , 0 . q . o 4 a`~7 ' r ~ Commercial ~ Park CrvicUSe o Qoa 060 o yo, g ~"a 6d ~ ~ ~-.Z]m3°S -11 ~ i^ "l7~ :.6 Q 0 0 6 ~ G~~ 9 9'•0 o Gq ❑ a 0 po0n p pp ~ 00 .o 0 . 8 ~ ~ ~ a i ~ ~ ; Q Medium Density Mixed Use % Medmm High Density Mixed Use ~ 4g 0 o 6 5 ~ S a'p I~ ~ y `~AVe~r~~ 3 o ~ a a G D~ a~ 9 o o " fl ~ c, .Poi'O obo~ ~ High DensiryMixed Use Commerqal Mixed Use b ~ ~="A 6 g ^ y ~I~ r~ ~ 1 I~ il ~ p? "o ❑ c,. ~ g`~ ~ Q oB p p.q O~.'.~ o Opooa . a°aoa o ~ q, a. ~ c~N+ o O s- > ~,.a adtlo ❑ (I v O o o 6. n ao ~ . q k~r~~+ ~ ~ ~ u ~ . 2r.,. C ~ MEEM ❑p p G{AV tl p ~[4~b~° QPO D~ Q ~ d o ~ • ~ n17 f~sa n aQ a d Q~ E~ Q a . -rJ 6 0 °qr p ~ ~$~'S~❑ 0: ~ ° ❑ 0 ~,g o ~ r °Z~°o a4 Q f ~ c., • t ~ ~ ~ o.~ pFlo~q4o~ a.. a Q ae;P oo p 0 J Q . r~ ~,a❑~ ~ ~ fhre~eLn . ~ "9 Q ~ p o4~ra89nc~0 q~ o ae°°o o:~ . °"~~bt~Q d ~6'0 , ~W{. ori auis'EI metary, „ o e 4'6 o o; .owo~ap , . ~ , a. ~ a~ dP e. ❑ a°o a ¢ a. oaoa a6'❑ o=ao . ° Stevens EI oe °o ~~.,,~y sL'p C~'~ ~l/~Un ' ~ . ~ ❑ ~11 . Q qd~ . ~ R.°~o cP n ~ 4°~c,.~o ~ ~y C 7 ~ ~ ~ 6 -1 ` ~ ~ a e 0 a oN° i! 9 [i S /2 - m°° "b e iDrvJ CS.c ID" ❑ ,.q ~ ?i 'L at f~ ~ ' r ~ a o n' o- q.n~ + r. d- Ll _ ~o P D ~ opll ; ~ ~ ~ ~ ~ ❑ nL~ n 4o a ° ~6a O~ d 3 e p la L~ kie ~ etli I Cen~Ce ~ ~j~ J~ ' ~ S7~ ~ ati ~ 6thPl 6thA ~ ~ ° r ff ~ ~ 3 r , Z~~ ~ s 1 I I i l s n ~1I ~ ~ ll ~ ~a y ~ Wd~9 09~ O r . F , <pi nnnnnnrin,d J'k~ . a a p ~ ~ ❑ P'A ❑ ~ , t ~ OOGOLY'0 c - . T ~j"-.. a l ivf OP~]~Y? O ~ ~ ~ '~14 a ~ ~ ,Oap j~} ~ ~ ~ . 4oce od C 5 ~ `~o aa o ~ ` ao~ o~~ P 9 R~ r ~ ~ ' y _ p pQ a a: ~ ot~w 0 ~ A L e { ~ c4 o.a 6' a~-0 a9~oe " r. t`. 0~, , u k j•tr. Wadsworth Boulevard Subarea oooFee, Game Board Summary 0 250 Soo , ~ . WADSWORTH SUBAREA PLAN APPENDIX - 38 Treffic Signals oC p i no qfl Wadswodh ROW 160 feet T ~ ~f6! ' a 8 ~ Buiidin s " r y j . . G C a ~ [ . g ~ Various Landmarks N Slfeets ~ / w'~' .,v ~~py CS c og~'.~Sw , F c0 ~ Si ~ q ~ n 17°0 0 n 0 G U 6 ~S J p -~J D; ~ ~.`e 1] lS c . ~ ~ ~ f ~ ° D p o c a TEAM7 I MediumDensity ~ Je 1t 1 x l„~Q :p° .acoo ; IC~ G ~ e, L] a od 6' as G ~ o.~ c J Medium Hi gh Density Hi h i ~ ~ _U plJ uD C-0Q p~ v ~ g Dens ty Gommercial ~ ~ uoQ oa ~e ~ ~ ~ ~ ❑ O ❑ o I. l ~ a a ~.o ~ 1 ~Park ~ CIVICUSE ta~o "p ~ 0 G 6 .lu ~ ~ ❑ 0 U fl ~ ~ u D P 7 G O s~ (5" 7 9. 6' G: v ~ ❑ U t7 ❑j oe MediumDensit MixedUse G~ Y ~ C a ' i S",- 6~ N ZT 0 o r ~ 1] ~ 0 C Medium High Density Mixed Use x9 cl 45&V6~"C~ , p c5~ a o c a o o Wgh Oensity Mixed Use 7 ~ 3 0 ~ q ~ eopo 0 . Commerual Mixed Us e p CW ~ G O ~ cn I I ~ rI ~i G I i tJ ° a.oc 4 G G D C~ o onodv ~ I 0 0 ~ O I~ C ~ o. obO l ~ 9C i~ ~ -j ❑ ~ G o. G C~ c i e~.pi d 6J a~.c PI~(~-~Jry~ ~°p N-I~ , IIEli 'F''O ~az'~~11P ~ °p 6~ ~ 7 in~ c 9 C o:l a~ C,°~~p 4~ F! ;yg~ D C , ~ . ❑ C pf~~~G ~ C' u- ~ C di . _ ' 4 ndAv~~ C e uoi4 oc „ u . dc n a ~5 Oo,~ D.£yp~ ~r' " ~ , ~ ' ~ ~ ~ p fJ ~ {3 0 0 P eci Ln iF ~ ~ 0 ~ - ~A?i18A+a~L o ~ p p - G ❑°G 3 .~z ~ ~'Cll i c 3 6 G ' a p'I o G ° p W~~ ~ 0-~ 1u '~~qj, i c~>~J i~ b Ofee Daws EI metary~~~'1 ` c;oqovoc,~oG u u tevens Elem e ~ ; e ~tar i`o ° ¢o oooa oo o~ ° ~ ~;'D ~dP 8 ~ "O i G Q 09 a P~P U❑~ ~ a Amave 0 Q°O GH ❑ ' ~ tF/J~ Pp ~ b 0 L~ R' ~ [ e ~ d a~ a Q.~ PO Qa°o a 6 .13 q ~ p ~ ~ ~.c . 8 '_~L. a,~ -C ~ . o . p' a o . a~q o pc~~] N Wheat ❑ R ~ Qp 6 l ~~1~ EIE] .R,i'dge"Miaal~ ~ a °~7 orU v. ~ ~ ❑e f G a ~ 0, d a7 p !O] 4 q aa- o o V• ~ y y ~°•V ~ Y ❑ o P, o. i'~ Q am°D p p ~ aa ° a Go0 p.~i Zl O 3~t 'rr . ob°~o0 . . . , . Li ` ~37W , I e o 9t1 Exempla L~i I Cente 2~J. Q 6 ~ ~ . {J.. c ` 9 5 , m u ~ °A 4~ a ~ 0 6 o Q oo~= ~0~. ° T ~ d n` Q `J ~ 6thPl ~ A 0 oB 3'_ -I n n r L oa EM j it p~ Q o ~atu Q.~ rnnnr~~n~,om ~ o Q saou Q. o•a a o~ 'w 0 °a~6 DG'- ~ r~ ~ ~ AQ ~ ~ v[, t>Q ~ p l~o ~5th 0 0 0 ❑ "O e o ~coL ~ 'OPC~P?c~ oti -p ~ a ~ 341~'I ~ aU ~`~Q•~ QavyL P 6 ~o. g ~ ❑ ov~ o~~A~aooa p ll ° oraPa pooq lw. ."~l a yu•• o. ~ oQm 0 CQvoQ ~ t.:~ f ~ d o 9 4] 6 q ~ o , a 0~609 . ~ ~L G i Wadsworth Boulevard Subarea Game Board Summary I I ,,,I,,, ~ WADSWORTH SUBAREA PLAN APPENDIX - 39 . . . . . ` . . . 2 W QOZ ~Cl O.(/~ SD A4~ O n^ (n ~(n 3 D -O m w m~~~ m m m-•• V' ~ m n:O p a "~'y! ~ Tcn~Zm x m Q~ o° o=~^ m s~ < a 3 D~ z~ 3~ N m m s~ m>~ 01 C C~O O ! Q S ~ G N ~ <(0 ~ S tll N Q?' ~ F ~ ~C ~ N w (J C `L n d j S N .41.. ~ C r.T n m N 5 ~ N l~ ~ f. C d F N S N ~ d ~ 2 ~0 3 C w O a ~n D ^ 0 ~ 3 d ~ N (D • • • • • y ~y a-~ W D W 1 a. =m So_-y y ~ o f c m ~S~ o ~ 3 y('n' o c~ v ~ m tn Ws ,n Q N ~ S W Z!(D ~ O d Q N. ~ N N C Q fD a S N , p ~ O i2 O N`G C] N Ol C V N X y D N S n' O p~° A F ~ s~ o.y-. m m Vl m N~ C~ N y'O y~~ A wa w 3 m a' O N m o~ a m r oi oi i~ y` o o~ e a 3 vi m o_ a~ rn a c S p 3 o_ 3 w o o m ~ C a~ o B 10 °-lo w m a° s~° Q Y'. m 3~; m m 6 0 :2E ~ ~ ~ m ~ Q m m N ~ N n 3 3 14 N ~ a 0 m 0 m a N N N v 0 m_ ~ m N 3 c K 0 s N . CJ D m m m N m ~ ~ v N ~ V CJ (7 ~ o m m a m m 3 a o. m p a m 0 3 Q o ~ Z ~ v N ~ O_ N a3 C N m N ~ ~ N m ~ ¢ N 0 m° 0 a ~ o w+ 3 ~ ro M y WADSWORTH SUBAREA PLAN APPENDIX - 40 ~ m C c3~ 3 m~ ' fl d ~ o , U N N _ E ~.-f L ry ~ U~ c ~ G E j N V L y d'~ > C Y O C L O MU E UJ { s '3-a 5 Ls p o a-Oi'C ~t v Q~ N C a. (O 5 N t0 CO "O O-O ~ m y m ` ° a~ ~m o ~O E E v~ CY - i c' m o c a~ ayi `c m`o w= -o m N 6 Y O G N ~ N~ ~ t 7 N ~ L ~ C N N N ~ d O(O m p "O o a N'C G m ~ O a~ o ~ vl 'o C C L ~ j N~ C V d 'O O L"O ( E(n ~ ~ .O = y N m ~ w a d~ m ~ m M U 8 w ~ d~ y ~ s L m E~ m E m ~ ° E 3 ` i ~ v? a s N E c E s E t ~ m m~i. m m v m ~ ` ~ m£ ° y o~ °m iO 0 a x m E E~5 m a ~ ~ ~ I-~ ~ O N I- N S l6 f~l 0 Zi Z c 9~~ O F V m N N U N.t.. ~i O y W a • • • • • • N O N U ~ N N ~ y d ~ O > d t X ~ N a ~ c > a m 3 Q Q ~.°~j ~ m m d~ = m ~ ¢ JC " d d T ~ L N l0 t0 ~ C~ v ~ C ' Y p N .2 6 a ~ O 0 = d E o. ~ F~ m'n m 3 in ~ m y `m o m a~ 2 3 E m o. m v a o a-`no c° y y m a ¢ x ~ c 3 o. Z bE;o ~ m d w`o ~ o m ~ E 3E o m `m N c~i v m c d y 0 m ~ o ~ ia m:~ a`i m ° aC i 2'N ~ o ' o m N~ c o E m R ~ a E m 5t o rn c'm Q ma 5 ~ E ~ ~ ~ $ y n o~ ~ o - a o N n ~ s m ~ n ~ O m LL U 4"'i S'o Vn N i ;O S E t N d' U Q c~ m'y [h a) Y a. t6 OJ ~ ~ ~ ~ L r N ~i N (O "O L ~ R N d O` N 7~ G~~.~C N L N-p O N N y~ V m E 'y ` p a 3 " ` ` -O m~~ 3t ~ c ~ > a p a m " c= o a~ 2` i m y a ~ o E w m m a ~ O~ N N V N E¢ ~ E (O ~(0 NN 3 L E~ J O Y CJ G N h V N ~ N "O N N N~"O 41 ~ C E ~ O cE R c rn>-o N N ~ t m o i~ ~ G '°-i o o m°~ -o c a> t> ~ v a~ m rn i a~ m c ~ d N LL 0 = C) Q ~ U V L l6 Q 1] ~ C(n ~ d 2 C U J~ 4! Q(O S] F' Q o a a s • • . • s • • • • s WADSWORTH SUBAREA PLAN APPENDIX - 41 • . . . • . e . . M1 t! e a a e e~ y w tn ~ oN Om ➢~Om o~i o m~ o ~ am a~i 0 4~o W Api d y d 7' y(U ~ i O. ^ d~" ~(0 S N T n 7 O. C y~ S S ~ OI O_ <[D (O ~ P y>?~ Co ~Z~ ~'m d ao m aN3 a~ 3 0l c(7 ~ a:m _i Sm w~p ° o~= a o~ m mv ??~.rn o a wM 3 O W ^ ° ~ ~ a = m w m s D i--~ N ~ VI N F~ n Q lU 0- 3 A n Lll S J O ~ J~- ~ N d~ y N a+" m m r~.' m m y~ 2 D° ~ y a.... m c y m 4 C r ~ O x➢0 E3 0-.~ m<~ m< a. a S~,. - y L~ ° m m m.eo_ m m~' d~ y y~~ ~ s ~ ~ a~i m cO m a a° D o k o ° C p~a o T<° 3 `u c Q n o ~ D o o-' S N A 3 d m3 o_ a~0 '.Ot m~~ W o ~ m m m~ y. 4~ `C ~ v m a vm.P I m~°-' e T `7 . B g o o.o A o ~o~ ax o o~ n` o¢ ~n c~-°. m ~ m~ m S o_ 0 4 vm+ 2 3~ w n n~ `°,2' ~ . < o ~ F° o ~ p o0^ 3 ~p N l d S - t-~ ~ x N ~ d 3 ~ • • • ~ ~y 0, ~ m" ovi o m<° Z(n ~ m f^ m D x m° m S~ F. o rn~ T a w ~ ° °-~2 m~ ~ m O~ m m m- w a m vi 3 0~➢ n3 o m~~ ~C d s o (D tp ~G (J ry~ N N N N 0- O v 3 m s m2 ° m v m 3°- 2°- o~ m~. ~ p y ° o- m v~ 3~~ o m m^-0cm o s D a m D ~ S i-n _'s < ~ -o a t! o' m ai 3 ~ m N F D ¢ o ~ Z ~ o~i ~ ~ ~ 0 3 m ~ n' o wy M EF o. 3 N N O d G 3M(O O d (l Q O N d~, ~ N T1 J} 0I J C6 N A~ y d ~ N ~p N ~ ~ N C N S 3 f~ _^S r N(N C O"•~ O(O N d . O WADSWORTH SUBAREA PLAN ~ APPENDIX - 42 ~ o m< E ~ y 7 y ~ N C O R U m ~ o 0 y F 1 YS N ~ {O U ~ W y d a~ ` ~ p m E 3 w M d d o m= v # y V l0 m j X Vi 0 N c~ y F 3 ad~ WADSWORTH SUBAREA PLAN APPENDIX - 43 • • e • • • • • • • • y Es~ ? D ~ a➢ m A~~ d 2 d~ O~ O° s~ 0 2 n 2 r~ m ry a3'°°a~coo2~mf°n=md~ono...m YT ym'<mm'omm s~ 3 m' 3 Q o m ~ ° 90. o ° ~ } Z k' _ ~ C~ O tv a. 4+, N~ ~2 N C O y S.N-. O(D N tn ~ N(p O 3 p~ ~ o " ZD " 17 ? F `G m m w~ .Zl ~ m N ~ n Q 3- ~ ° m~ m o? a~? y~ m m ~ y~~ 3 ~O o` ' a a o~ o ^ x c a. 0 3~+ m m ~<o m R > a. en y ~ o. L7 m m ~ ~ - 5' g: m o DEio wN - ?o p' = n°~~O o_3 a~ ~ a no_ Nm 3 ~ m m Ep p^ ~ ~ m D~ ao .z1 a x 3_. o. -3 x.o oa ~ m o m m ~ m ¢m Cm y $n o~i ~ m o ° ~ p^~. !2 N ~ N F G O_ d D ~G ~ O O f~ A F Y' °3~ ~ N T O 3 0 3~ m~ o 0 . s ~ rn o s m ~ m ~ O~ ~ w m m o=i ui rv . D ~ F C ~ a n y~ ~m ? 3 c d o °-i ~ m n~^ ~ m o m • • • • • • y ~y y ~ ~ D FF d x~ m(n oxz m~n'~ cJ Cm.m m~ 9+ S m ~ ~ ~ _m 5-0~°. '3 3-o.~~ o r:~~ A T m~ a~i ~ 0 m m y a a°+~ m ~ F w o. Q p~ o Nc 3 3~o ~~`o oPo ~ o. m y ~ m Z~ PL o O Z o m° ° tD ~ m °o_ m m m ~p B m o. c n ~~D ~ ° o B w ~2 O ~ y . A -O < tNia Q ~ ~ } m O E w ➢ ~ N ~ (n ~ en s a 3 ZBG ^ o m B a~ ET 3 3°-' ~po v d = r„ ~ ~ ~ m° m N = ~ o m y ~m " m m E5:~ s a o m~0 2 ~ o o~ a .~T' m m m ~w c~Q d mwg xm no ~3~~ o~ mv Qm~ y o 3~ ~ O~c r. ~o m da ~ `P m ~ n ~o N ~ ~ A WADSWORTH SUBAREA PLAN APPENDIX - 44 L J ~ N ¢ p N N M C J ~ N~ d a ~ W ~ C N~ O L (0 O y N O C (0 Vl N N Q O_ E La ~ Q d N N(U /n O_ ~ das "C a g U°~ m w a~ 3 x 3 m ~ L~mroE22E~~£ai ~ao ~ 3~0 N'v Y s m x~ o~ zil rn O d d> ~ N~ W O d> N G ~ lO 01 E b cmam~~3~~~a~a~ • m ~ x 3 .12 a ai Qt/lA Fo 5 2 S. ¢O7E Jii~ mQ W • • • • • • ~ d 7 C 'G C 0 U a ~ E ~ d F WADSWORTH SUBAREA PLAN APPENDIX - 45 • • • • • y ~ • • • e • e y y ~F D~~°~ 3~?0 °:m s? ~~3 tn tn?] n ~d C] Y`N ro 3 M1 T 3 E g. ~ o`G W W ~ -3 ~ gEFo ~ Dm 9 m a. ~ ~ m ov RJ R, o ro~ xk z¢ `<m m ~~2 rvG~'g°,2' °'o.°, ~ Fn''~o tP"o ~ .~i,~' ~j ~ ~ n O tn s3 o a o~ - n ~ in o m a m ~ a l m' z' M w c ~ 3R2: -3 x m~ ao R. m=~ o N EC:'d N m~o-~ - c?°'> D?' QD m m°' w o° ~ m O C D c m m o o_ m m ~~a o a w, ~D : y 6 w m aai SDm o -BS<~ `2m `PN ?.5 n' ~ ~ ~ o = ~n' N~° m~ o_ ~ 2~D m n o_ ] Q C C tl~a C 0. C~ m=~➢o. ~o " o~i ~~v F_~ 3 S C S o G0~ c o~ O o~ m a ➢~P ? ~ , m 3 3 N • s • • • e • ~ ~yy a ~ 9~ s w w~ d p D N O 2 ~ a o~? a~~ 2 Z~'a -1 ~ ti p+ ~~c!~ O~ O~ Q~ n j O N N N(O A N c0 f0 Rl o n O~(~ S p eNn (~o ~ P. L`t D➢- a~ ln - vi o,n~ n o_ ~ n n a s i ~ o_ m d~ m 5 u, w m C' n. m m 3_°: m 3 3 ~ N Q ~ a m W ~a ~a E ~ 0 2 ~ v+ ~ m S v+ ' c' ~ s r~i~ v O O m ~ o m y~ m y a fQD' rJ o ~o m'° ~ o g o m 1 O ~ - p .1 0. N N~ S w x~ ig: O O n~ F: 0 m~o ~ sm ~m m~°'.narnm m 3 C :n ~ ~ o. m~~° n`u 3 yQ QD c<nc m o, q Sa G o m C m a v o m C c7 o< C ~ n C m 3~ 3 D m c 3 G ~ m O S~ ~ 3 0 0 o y p ? ~ m 3 m o P CL,c t~/~ a B~ d n m o s~ d x~~ S . m w m-7 o s C a- ~D x= m o m m'~ n^"- ~ N (J t~ S C (D G N~ d N i S(O N O~p o~ S 3 3 0. ~ 9. ~ a a ~ y w s ~ o~i N ? ~ O O < WADSWORTH APPENDIX - 46 L J 3 ~ `o ~ s a 4 m m > b" ro C ~n O p o ~ v d m `o o ~ E 3~x9o V W lz_ d O = G Y ~ b ? Q Q ~ ~d F ~r c`a~i f~ • ~ m A L ~ m ~ -ff a x x E vx~ E 'ti C O ~ {p ~ N N d dd°o~ ° m a ~o=A~==~ ~ :z> ° V . m O¢ 3 ~ V~ w m -"o o a`~ m m m~ •n m i m~n r d ~ Y ~ Vi ~ G N d N O N < m m ~ n F o a : Q ~ a1 N ~ SUBAREA PLAN APPENDIX - 47 • e • • • • • • ~o-o CDD ~ ~:a~'o ~ ~D D o Q~ -D ]JO,N ~cn ~ x^^ m m m 3 a-~ ° x m o m c~i ° 3S r~i+ -`G x c A'i~' m m . ip o m n 3 m a s m m m S 3 0. y m ~ N 0 t~ d N N Ja ~ o ~p o o v e~ m~ m y~ ~ u» c o w~ m ~ S M w s-G s~ o w F< m Q~ 3~ w_ n D ~ N (p yFmSn ~~2m-`°~~ N_z~~D~cCm ~3y < c o ~ v .n q m o_ ~ S Z S S S y y N ~ 2 X ~ N~ C o~ m~m 3 o_z a.o Qo c Qo_ w° 2 2 sa o. r.~. ~p Oa c ~ A ~ c S 7' ~ w 3 ~ m m 3 s m `u a a F 3 W ~ rn,tn20 x~O OSN 0 mEZ EZ 'y O y y ~o H a ~ a o. v ' ^.2 N zz ~-p Qay m m ~ ~ m • • • . • • y ~ ~-~r~ Nw2~➢CNO sE ~ so v~ o S~'-'.Z ~a ~ a y ~m°mCP Gm~~" mm ~ m mmmd~ ~ T 3 m S o_ ~ s a. 3 n u~ n ~ a: m x 3 0➢ o m~ m o c' °c m 3 o m?-. n ~p ~ m a 2~ w mo. ~ N c y 3 o Z~ eao n~ N W a 3 C.4i-. o o'm mv m a~ v~+ m m~~am 03 v~+ m vmi n'> ~ a d o. m➢ N n -x~. o~ a a. fil ~ oa. Q ...o o~ c m< m2" m.o~ C 3 G 3 ~3sjp v d a~G ~ n X m v K o ~ o~i m o o' N m F n m m o C a d ~ y~ m m a m o m m o, v 2 0 ~ o o~£ °n ~ g m o m 3 ~ H A • • • s • • • • ~ N 0 N l~1 y n~ 0.`, R. p .'J y a C7cze w 1 E'r y `G ~0 b pi ~ o a ~ S w o a o' H A ~ ~ ~ ~ WADSWORTH SUBAREA PLAN APPENDIX - 48 E Z- o o~ 5 c+ ~~o ~~M rn t~ ~ m m a m o~ m L w c m ' m ~ ~ ~ o d ys~ `o_ma-°~o m Y d m.c ~ m 5 ~ ma ~ m > v a d m wEd' o ~ m . w aiaa F. Y~n l0 U N p X 6 a ~ lO L"O 2 N`~~ t0 N m a E~' 1- ~ o~ ~ m v D m i ~ d ° ` 'v~-i a .o c o a i 3 o m E c y t d 3- t v~i m d am tEi ~ C ~C .E j V (O 0~"C ~ i L N`j N O N~~~ > N o T ( ¢ ~ ~ m m°3 a A~ °I r ~ Q ~ m ~ 3 v ''s s L ~a~ ~ N ~ r ~ OJ ' N L N y~'L ~ N OIX N ~ O o- m~ ~ x m~ m p E o~ m L o m ~ ` ~ -O N~~'ONNNN ~ 0 = ~ ~ °i i E ~`m - ' t6 ~ m c b Co E E2 ° -Oi m°~ a i V A L a iC ~ W O O_ O~ N O N j(O t0 L O U N N~ N W O N>> K O t0 a Z E".'2 Q m~ ¢o_3H o~ a.'v~ ~n c~ n'aQ~ Q~ ~ • • • • • m m E ~ m ~ ai ~ m m d ~ o a ~ ~ s c d~ 3~ y` m E vi 1O w~~ ~ c m mcd 6 ~Nad 0t ~ o p t ~ t R d U U S]~'O t ~ « m y`o o m m m c m o - a 7E " ~ U X d' .J ~ N N O... H d O N L N O t0 V C~ ~ G N 1 mY N Q N N~ y N t . a . 3~~ O ~ 2~ ~ o ~ ~ F s o c v ~ c~i E v v~ '0 3 o m`O a ai ~ f9 N~ ' m- ' ~ ° m o ° 3 R £ s c s. ` o ~ o m ~ m~d m~ m m o E o_ x~ ' O w~ ° ~ c r O m o ~ ~5 O bo a i ' d m c'~' m a> c m ~ E > ''O O Q'O N tn . " N C Na O L yMi N O Y = L t d y ~ tn ~ O l0~ _ / N N O t0 /1 O W in N N w>. N. - CIQ 9N~ NOIQJ •OE ~ `G ~ ~ ~ ~ d ~ S = ~ ~ OIJ, ~ O G " N' CC N > ' X C NN 3fia~~ ==`¢=~~N~ ~ ~ ' a~i o m 0 0 3 t m W m m v~ ~zl ~ 3 4 m ~ p Y c p_ m 0 m ( } ^ O..y. N E N L t0 Q~0 E R Y ~0 N O t0 N ` 0 N~ E O tV N m 2 ~ : ~ p po L (J V N G U 0~¢ i 5 N t~ N N 2 N E E V V ~ ~ U G a C , C ` ~ O VI 'O (6 V O 2 O ~ "O U O j ~ C y C F F.~ ~ UJ ~ a U!' ~ E ~ N _ tn ~ 7 N V UJ ~ N N E N U? N'O _O E(0 N?i V E G."Cv ~ V 9 6~ O t Z E C t0 (U N _S ~ ~ d ~ 4Q R N t0 N al ~ ~ d C7 3 E ~ U O O ~ L O ~ W ~ t O X N N O~ N U a Z-o m:5 i.- EF a Zv,.., o 2w2 L Q 3 F a • • e s ~ • • • - • • • • SUBAREA PLAN APPENDIX - 49 e r. ~p T a' o ~ A ~1 ~-n p s ~ O ~ m .S o S ~ ~ d N ~ O .1 S SUBAREA PLAN APPENDIX - 50 A.2.6.2 Concluding Comments At the end of the meeting several people had comments. The comments are listed below. • How wouid 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 Density - 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 right places would work • Include public space, light, entryways • Wheat Ridge wants to be different: Not like Lakewood, Aurora, etc. • Wheat Ridge bypass. What about bypassing Wadsworth and ailowing 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 "haif-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. A.2.7 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 trafficjust pass through. • Making improvements to the city to 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 pian needs to be friendly to commercial use. • Economic Growth • Develop high densily city center • Re-establish Wheat Ridge as a thriving business and family friendly environment • Property Value increase • Balancing traffic management with land uses • Traffic Flow • Traffic Flow; Wheat Ridge p(delappearance; 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 Kipling, but not a problem on the west side • Quality; Architecture, Streetscape, Pedestrian friendly); Develop improved transportation • Pedestrian comfort Junky mismatches-empty buildings • Traffic congestion ~ WADSWORTH SUBAREA PLFW APPENOIX - 51 TIMELINFIPROCESS 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 an • 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 solutions? • 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 und'erstand businesses are not Flourishing in the Wadsworth corridor. • Although it is entirely likely that we still have many citizens who don't understand the issueslopportunities, this will be an on-going process especially regarding density and height restriction change. • A proposed final solutionlplan with time for comments before making it final 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 density. Also, ensure high-quality affordable housing is included in residential. Transportation needs for residents is ideaL • 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 neut to Wadswodh will fight road noise. • CommerciaFuses next to Wadsworth and residences farther back • Too much high density: Need to scale back project • Residential density should be increased, this will help businesses survive and encourage new ones to move in WADSWORTH SUBAREA PLAN APPENDIX - 52 ALTERNATIVE BOULEYqRD CONCEPTS . 5. Do you agree that the Symmetrical Multi-Way Bivd. should be the preferred alternative? • Yes! Not oniy eminently workable 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. Foilowing the asymmetrical approach (phase I) followed by the other side (phase II). 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 muiti-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 or safe/timed crosswalks. • Yes. • Only if it has 4 lanes in each direction. Wadsworth, both north and south of Wheat Ridge now has 4 lanes. I submit three lanes would be a bottleneck and slow traffic. All the extra traffic signals wiil 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 wrb cuts and not add signals. • No, your drawings show trees which will grow large 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 concepts/ideas 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 farther back • The greenerthe better • Please don't block the busines§es with threes. if you do, there is no competitive advantage to being on Wadsworth because the trees eventually grow large and create a wall blocking out signs that cars going by can't see. Are there any additional concepts/ideas you think should be added? • Add a plan statement for 44th to 46th WAOSWORTH SIJBAREA PLAN APPENDIX - 53 How wiil bus stops be designed? What will residential parking look like? Wiil parking be two hour on front- age road? How will affordable housing be incorporated? If we are looking at places to eat outside etc, we must have quiet piaces 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 directionlemphasis. 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? • Enwurage 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 difficuR 10. Can you think of any other Actions that would help get the redevelopment of 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 eMend farther south. The city really needs to drive this effort. Be aggressive, boid, and proactive with landowners. • 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 moreservices required. Those eztras should not be paid for by the households that now are stressed with money issues. Bigger is not necessarily better. • More education on density and height and what that means so we can overcome hurdles. • It is critical to develop a policy of a. Encourage more new and dense residential, and b. Be pro-business while maintaining the old, small town feel that makes Wheat Ridge, great. OTHER COMMENTS AND SUGGESTIONS • Keep educating#he public • Good Boards! • There is a need for speed bumps on Estes St. between 32nd Ave. and 38th Ave. • Question oniy four lanes from 32nd 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! • 1 like the more pedestrian friendly ideas and the trail connection , • F don't understandwhat 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; 46th48th/1-70) 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 WnoswoarH Sue,nrtEn Puw APPENDIX - 54 Lane. This will put us out of business- we have about 200 + customers per day coming to the site plus 10 to 15 tractor/trailers per day coming as well. Many our customers are bringing metals. We have a public truck scale. We do not want to have business/commercial 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 41st Ave. and leave the light where it is at. Traffic from the school needing to turn left onto Wadsworth could do so then from Three Acre Lane. WADSWORTH SUBAREA PLAN APPENDIX - 55 2. ALTERNATIVE ROADWAY CONCEPTS 2.1 FZOADWAYALTERNATIVES In the event that unforeseen circumstances prevent the Recommended Alternative from being realized, two alterna- tives are presented below. The right-of-way line in all alternatives is approximately 162 feet or 81 feet from the cen- terline (somewhat wider at major intersections to allow for turn lanes)-which allows a consistent future Right-Of-Way (ROW) to be established and offers the flexibility of substituting an alternative, should circumstances require. All of the options are identical north of 46th Avenue and south of 38th Avenue. The images below show the non-intersec- tion dimensions for each option between 46th Avenue and 38th Avenue. 221 Asymmetrical Multi-Way BoulevardAltemative 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 (be- iween 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 al- lowed to access the frontage road. The frontage road is separated from the through-traffic lanes by a planted 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 Boulevard, the existing roadway that currently serves the shopping center (approximately Webster Street) is retained as a'separated frontage road' that would continue to have two-way traffc. On the east side of Wadsworth Boulevard, curb cut consolidation would be encouraged to reduce friction points for through-traffc. Also on the east side of Wadsworth Boulevard, a 12-foot side- walk is separated from traffc lanes by a 12-foot tree lawn. This alternative also has a general ROW width of 162 feet. PLnN APPENDIX - 56 Figure 14: Asymmetrical multi-way boulevard option - birds-eye view Figure 15: Asymmetrical multi-way boulevard option - street view 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 fagade of commercial frontages ➢ The frontage road creates a setting that will allow businesses to continue to face, and be visible from, Wad- sworth Boulevard WADSWORTH SUBAREA PLAN APPENDIX - 57 Figure 13: Asymmetrical multi-way boulevard option - plan view 2.2.2 THE NO-FRONTAGC ROAD ALTERNATIVE This alternative features 3 though lanes plus 1 auxiliary lane (accel-decel) in each direction for a total of 8 lanes, a center median/turn 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 traffc 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 traffc 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 between buildings dis- courages pedestrian movement from one establishment to another and will not create a vibrant, connected town center WADSWORTH APPENDIX - 58 Figure 16: The No-Frontage Road Alternative WADSWORTH SUBAREA PLAN - APPeNOix - 59 Figure 17: The No-Frontage Road alternative - street-level view Figure 18: The No-Frontage Road alternative - birds-eye view 3. ALTERNATIVE INTERSECTION C4NCEPTS Notwithstanding the Plan presented in Chapter 2, there are a number of incertainties regarding its implementation. for example, only a relatively few true multi-way boulevards have been developed in the United States. While most of them have been successful, there may be circumstances unique to Wadsworth Boulevard that, upon closer exami- nation, might render some or all of the proposed plan infeasible. Accordingly, several alternatives are presented in this section that may be considered if the proposed plan becomes infeasible. This section begins (Section 3.1) with a discussion of optional means of accessing the frontage road. Sections 3.2 and 3.3 present alternatives to the symmetrical multi-way boulevard itself. 3.1 FR6NT.AGE 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, several options were considered. While there are national and international patterns to draw from, it was recognized that a decision for Wadsworth Boulevard will require further study and analysis of the specifc conditions. Three options are presented here for further evaluation. Additional options may be viable and worth further investigation to arrive at the best solution for the conditions on Wadsworth Boulevard. 3.1.1 Option 1: A wide detour to cross streets In this option, the frontage road bulbs out from Wadsworth Boulevard well before the intersection in a wide diversion of the frontage road to intersect the cross street 300 feet from Wadsworth Boulevard. This option proposes urban in- fill on west side of Wadsworth Boulevard 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 enter/exit the frontage road from Wadsworth Boulevard. Figure 7: 44th and Wadsworth Option 1: wide detour to cross street frontage road WADSWORTH SUBARFA PLAN APPENDIX - 60 Figure 8: 38th and Wadsworfh Option 1: wide detour fo cross street frontage road 3.1.2 Option 2: A narrow detour to cross sfreets In this option, the frontage road parallels Wadsworth Boulevard 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 infll along Wadsworth Boulevard, reduces the potential conFlicts atthe major Wadsworth Boulevard intersections, but is less convenient to enter exit the frontage road from Wadsworfh Boulevard. Figure 10: 38th and Wadsworth - Option 2: narrow detour to cross street APPENDIX - 61 Figure 9: 44th and Wadsworth - Option 2: narrow detour to cross street ~ WADSWORTH SUBAREA PLAN 3.1.3 Option 3: The frontage road continues through the infersection In this option, there is no diversion from Wadsworfh Boulevard at cross streets intersection, the frontage road pro- ceeds straight through the intersection paralleling Wadsworth Boulevard. This option provides the greatest access, more convenience, to enter or exit frontage road, allows for maximum urban infill to intersection corners, but increas- es the potential conflicts at major intersections. uV ~ Figure 12: 48th and Wadsworth Option 3: continuous frontage road PuN APPENDIX - 62 Figure 11: 44th and Wadsworth - Option 3: continuous frontage road Slip Ramps While the recommended primary access to frontage roads is via the intersections at 38th and 44th Avenues, it may be possible to use slip ramps to enter and exit the frontage road. If used, slip ramps at various intervals, would pro- vide additional access to the frontage roads and increase commercial accessibility. Because they increase acces- sibility, slip ramps seem appealing. On the other hand, they would likely require additional roadway for acceleration and deceleration to safely allow motorists to merge in and out of the frontage roads onto the higher speed traffic on Wadsworth Bivd. In an environment, such as the Wadsworth Corridor with six through lanes and no central median, one of the most dangerous movements is when a car makes a u-turn into the frontage road across oncoming traffc into a slip ramp. If slip ramps are desirable, further study, including detail engineering, is required. This should be conducted at the same time detailed roadway designs are developed. In places where the frontage road plan devi- ated from the comprehensive roadway design, subtle differences between design and construction have reduced functionality, i.e. the frontage road at Octavia Boufevard in San Francisco was widened from the original design. This widening, in turn, encouraged higher speed through traffic and reduced pedestrian comfort. In shoR, the frontage road and the main boulevard must be designed to work together. WADSWORTH SUBAREA PLAN APPENOIX - 63 A.3.2 ROADWAY DESIGN PULLOUTS Ri ~ c o,. X g ~ f:A p. 'J O. ~ NOn.'On pGp ~ lA T ~ 7L o0.p^ G~.~ n ~ N 0. ~ n ~ y n - 0. a A N F 7 ~ y ~J ^ O-~.. ~ A'^ ~ _ 0. 0. ' z ^ oGJ ~ ~ d ? n S~ n Y ' p ~ p . w m v n' F`p A' ` a ~ w ~ i q " rt riL o ob'a + d F 0. n ~ CT' 'L~. u n n ~ N 0. N ; 2 S. ~ V~. ~i~~• v v ~ ~ o ~ A p 2n ^ A. rv ^o b- 7 ~ a ~ s 0. n ^ ~ A ~ C A C 'o . b ° o $ A ~ a O ~ rt .T a A R ~ ! o' w < ~ P ~A o^. A & '3 ~ a F o `n e ~ S ~ iL ~ C n ~ ~ A. ~ ~ rTi r7l O ~ 0 ~71 ~ ~ ~ n O ~ C ~ ~ ~ n ~ z n rTi ✓ ~ ~ WADSWORTH SUBAREA PLAN L v N " ~ ~ ~ i n b N £ C b E- w`a a ~ a.w o ~ ..0~ . . 2 Q n APPENDIX - 64 WADSWORTH V) z 0 ~ ~ ~ 0 z 0 ~ U~ wa ~ 1 w d ~ F a z~ ~ F--r ~ ~ w ~ ~ ~ z, e : r ` 3 E E ~ 3 .°t `o a 5~,'x;~a ~.7g APPENDIX - 65 4. SUMMARY OF 1999 WADSWO q2" BOULEVARD CORRIDOR STUD. A4.1 1999 PuN The foliowing images and principals were taken from the 1999 Wadsworth Boulevard Corridor Study. TRANSPORTATION . ➢ Concentrate points of access ➢ Create a uniform roadway section ➢ Improve access to business properties ➢ improve visibility of entrances ➢ Improve the functions of intersections LAND USE ➢ Consolidate commercial zones to create a community focus forWheat 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 . . . n Utilize ezisting economic generators ➢ Search for cost effective solutions • Within the community's means of funding • Where benefits are greater than costs. APPENDIX - 66 \ FMnenf and t Hig6 Aucident Locetion - T ~ f ~!~!q P i V'?~ P~ e,[. ~4I t i i a,~.e ii . . ~ s 1 ~ r ~ 41 ° ~ . Y . ~ atmae.: •1 Lf.9P.1 Qf3ervlQeF " -L-r+a ~ OperaitngEnviroument ax4ma, a 9 ~ • i Sobstenderd Lane NidtLs : ...q,: s ceF. Level d[Ser i ~r y ~ IiigL Acadeut Location 8. a FTequeniand LOC WADSWORTH SUBAREA PUW ~b . i) : FCIllltL -'x. , . .SIIbStelld9Tdt~ie116}Vla2h5 ~ ~ ~ul ~ E~ p ~ ' ~~~~1C518~'.fw . , e , g p~ e x ~ ~ .n .•:r~ *t~~y { Za N ~ y E;.a n r1Y 9 ~ 1 • r'#- q'E~. ~ r. • . ai.:o..„~.. ~ ~ 'Ea..?wtf . IIC2*/iAw. `1e8al 11 APPENDIX - 67 ~ r~.xw. ia+w ~m ~;~rr,.w= ~ i~~~~.~,r xoma+awrxAva. ° •I .i~l,--, ~c 3,~i~ 1C 35 ' EN yy~~,, 3Y . t0 ~I.. ~h'q,e ~AIG~TwdWM~Wbe'~61mo~A9 ~I?~ D~ ~ ~ [ Ms. _ . t4 t I`►~+I t r t ..•-,uo.s~am AOCNOR7HMMiHAVE: r'~.f~ ta. ar iv . tr . fa t... 4 j40 lvn W'Mm i~M W~n Iu0 : t t t ' pp'NdPTNnf 3AC(IEtAN6 !V v-aw9ram . r D¢; R 4o AsMlw~ taAim ~iria W ~j . y . ev.~wrs.eYw y4% r t t ,WHOMH*F3WMAVF- t t t, s••`. < F p +a+~~~ n g ~~6a 1,. ° 100'110111'HOf198THAY6. 4~{ H e w;• a,. f aa sv B'S . C--. r~w wru. iw itttaa[t r,,•a~- . 1m-xomHmasn+svc s y cr:61ero8eaMn 1 I i jt t~ /00' NOPTX o/1CiN AVE. 4. ( S S A ? L 1 ~ a _ ~ $ < e..r . . . a-eWrs~2m i4 Ab ]0 3aWIJnY WI ifr ~ 1 `►w t t1 -L - Puw APPENDIX - 68 ~ ii~~ . . . . . ~.Vaama . uKtlenl6l¢ ~ ~ ~ ~r M VacaM Or Undenrtilized Sites M Parking Uses N Incompatible UseS i l1YYtrvUlx - V`J Downcown Demer-Lodo Wadmar[h Boulevacd Coaidor APPENDIX - 70 Old Arnda ' Cherry Credc m i~~-~~: sV91r~4edfw~ ~~I.~,~ IL. a yr g il qy 9T ttl ~"'+t . Itl wM11 9e~laneir lekTem ~la~s`(~ y ~ ~ffi ~ 1~ y t Iv r.~ ? t I t p~8~,. ~ • , oaaxonTxwarmave. 2im ~i p t0 Y~ ~ 10 L' 40' 8 g# . ~ : ~ ND TmMlanw W'Nm Wr ~1A 8 r . ~4%tt iarxaxixot39rxave. . . xc3ldi:ma . ~ s e ~l tV N !i!t¢iEE p freJllfW WFMn TM+Vlarl~e _ e ; • 1 1 t t WW l+ w~~ ~ Wt'9~ 6vl4 W 100' NORiM ot967N AVe. t± : m-iLMS~NOn pg 1C 2R T+rMtrr. w's.e 700' NON7M W 0ir7H AVl. Itii 11xlt t:t ffi'.BIY44~ . ~ ia. zr za a~• ia . uD T~.NUms tu~rum ~Tsro~tems +W f j yh~ t t it! f00' NOHIN 9184TM ME. k ~ ~a~'-& M:~;. ♦ ~:P .°1 . . . t ~.8°c:a•:, ~I < r x . ' ~'1147Ye~Awb„ .I 700'NONTHf 2M AV& ~111vw~tt! ➢nellaNS lAaln 4tl+NLmu # ~ a+s L r4h ~ r wxuAg 100` NOMM otliiN:AVQ. ~ WADSWORTH SUBAftEA PLAN APPENDIX - 71 ~ ~ WY • LEGEND 0= FWI Movemenf - S(gnalfzetl 0= PuIPMovemerrt-UnelgnelimA 0 = {VumberofDriveways . bySegment: . Full Movemenl eM anlalMavement) 01314.Mwement on. Es9t Sitle ;l ' [I 9s ~ 0 I r_.~ APPENDIX - 72