HomeMy WebLinkAbout02/04/2008
STUDY SESSION AGENDA
CITY COUNCIL MEETING
CITY OF WHEAT RIDGE, COLORADO
City Council Chambers
7500 W. 29th Ave.
Februarv 4. 2008
6:30 p.m.
APPROVAL OF AGENDA
Item 1.
Item 2.
Item 3.
Item 4.
RTD - FasTracks Gold Line Update Type II
Staff Reports:
a) Kipling Street Entry Sign and landscaping
b) Storm Drainage Projects
c) Bail Bonds Regulation Options
d) Master Pian Design Process - 38h'1 and Kipling Park
2008 Bond Questions Type I
a) Infrastructure Bonding Projects
b) Proposed Charter Changes for Building Height and Density
Parking Concepts Type I
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Study Session
February 4, 2008
Item 1.
Oty of Wheat Ridge
Department 01 Public WOlks
MEMORANDUM
SUBJECT:
Mayor and City Council
Tim Paranto, Director of Public Works
Randy Young, City~"'"
January 24, 2008
Fastracks Gold Line Update
TO:
FROM:
THROUGH:
DATE:
The Regional Transportation District (RTD) has requested the opportunity to update the City
Council concerning the progress on the Fastracks Gold Line. The Draft Environmental
Impact Study (DEIS) will be released soon.
Liz Telford, RTD Project Manager, and Don Ulrich, CH2M Hill, will present to the City Council
at the February 4, 2008 Study Session.
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Study Session
February 4, 2008
Item 2.a
OtyofWheatRidge 1
Department of Public Works
TO:
FROM:
THROUGH:
DATE:
SUBJECT:
MEMORANDUM
Mayor and City Council
Tim Paranto, Director of Public Works
Randy Young, City~
January 24, 2008
Kipling Street Entry Sign and Landscaping
City entry signage and landscaping are budgeted for the 1-701 Kipling
Street Interchange this year ($400,000). WR2020 assisted the City in
developing conceptual plans and orientation for this project. The
recommended concept for a City entry sign in the southwest quadrant is
attached. The estimate for the sign and associated landscaping,
irrigation and lighting is $275,000. The remaining budget will be used to
landscape the other quadrants of the interchange in the following priority:
1- northeast, 2- southeast, 3- northwest.
With City Council approval, construction plans will be prepared, with
anticipated construction this summer.
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Oty of Wheat Ridge ., 1
Department 01 Public Wo.l<s
Study Session
February 4, 2008
Item 2.b
MEMORANDUM
TO:
Mayor and City Council
Tim Paranto, Director of Public Works
Randy Young, City~rt'
January 23, 2008
2008 Storm Drainage Projects
FROM:
THROUGH:
DATE:
SUBJECT:
The 2008 Urban Drainage and Flood Control District (UDFCD) budget includes $200,000 in
funding for a Wheat Ridge project. UDFCD has also budgeted $100,000 in 2009 for a Wheat
Ridge project. The 2007 UDFCD budget had identified $200,000 funding of a 2009 City
project. Discussions with UDFCD in late 2007 prompted the allocation of additional funds to
Wheat Ridge for 2008. Delays in a programmed Jefferson County project have made an
additional $125,000 available to the City this year. The City must move quickly to identify and
design a project to take advantage of this financial opportunity. Additionally, the City must
provide an equal local match of $425,000.
Drainaae Proiects
.... ~.----
Staff has identified several projects that would qualify for UDFCD assistance. These include
recently identified improvement projects along Clear Creek and Lena Gulch, as well as
segments of the Columbine Basin Drainage Improvement Plan.
1. Clear Creek at Clearvale Subdivision: This channelization project would remove
approximately 100 homes from the flood plain at a cost of approximately $2,500,000.
2. Clear Creek 44th Avenue Bridge: Re-constructing the bridge at a cost of $3,700,000
would remove approximately 4 homes from the flood hazard.
3. Clear Creek at Anderson Park: This channelization project would remove
approximately 50 homes from the flood plain at a cost of approximately $1,600,000.
4. Clear Creek at Denver Water ponds: Re-configuration of the pond berms should
remove up to 50 homes from the flood plain. The cost of construction is estimated at
$230,000.
5. Clear Creek at Kipling Street: Replacing the bridge and re-construction the channel
would prevent flooding of Kipling Street during a major flood. The estimated cost of
the project is $13,400,000.
6. Clear Creek at Tabor Lake: Construction of an overflow would protect the lake from
damage and remove 20 homes from the flood plain. The estimated cost of the project
is $800,000.
1
7. Lena Gulch from Taber Ct. to Simms St.: This channelization project would remove
13 homes from the flood plain. The estimated project cost of $2,400,000 includes
purchase and demolition of two homes.
8. Arvada Channel from Miller St. to Oak St.: This section of new channel would serve
the properties along the North 1-70 Frontage Road, as well as receive drainage from
the properties north of the Burlington NorthernlSanta Fe Railroad. The estimated cost
of this project is $550,000.
9. Ridge Road Tributary from Oak St. to Parfet St.: This section of new channel
would serve the properties north of the Burlington NorthernlSanta Fe Railroad,
including the Northwest Subarea. The estimated cost of the project is $350,000.
All of the projects, except the Clear Creek at Tabor Lake project, require acquisition of
property. The Arvada Channel project would be constructed in an old trolley line right-of-way
owned by the State of Colorado and encumbered by an Xcel power line and an irrigation
ditch. Medved had preliminary discussions with the State when construction of a new
Hummer dealership was being pursued two years ago.
Recommendation
1. Urban Drainage and Flood Control Projects
Should the City Council choose to amend the 2008 Budget and provide funding for UDFCD
qualified storm drainage projects, Staff recommends that the Arvada Channel and Ridge
Road Tributary projects be selected for the following reasons:
· Estimated project costs ($900,000) would provide maximize benefit of UDFCD funding
($425,000).
· Benefit to properties adjacent to proposed drainage channel.
· Begin construction of needed storm drainage facilities to serve the Northwest Subarea
and the Gold Line Ward Road Station.
2. Urban Drainage and Flood Control Property Acquisition
UDFCD budgets funds to assist local entities to acquire flood plain property. One of the
homes identified for purchase in conjunction with the Lena Gulch project is currently for sale
at $310,000. UDFCD would provide 50% of the cost of buying this property, if the City
desires. The City could purchase this home in advance of a construction project and take
advantage of the depressed housing market and the available assistance from the Drainage
District.
3. FEMA Grant Application
Pre-disaster mitigation grants have been offered by the Federal Emergency Management
Agency (FEMA) over the last several years. These grants have a $3,000,000 limit and
require a 25% local match. Applications for FEMA grants are complicated and require
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extensive (and costly) cosU benefit analysis. Staff believes that the Clear Creek at Clearvale
project has likelihood of meeting FEMA grant criteria. Should the City Council commit to
funding approximately $750,000 in 2008, the initial work on an application would be
performed during the next 90-120 days.
As always, I am available to discuss this matter or provide additional information.
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Study Session
February 4, 2008
Item 2. c
MURRAY
DAHL
KUE:CHC:NMCt:ISTER
RE:NAUD LLP
TO:
FROM:
DATE:
RE:
Mayor DiTullio and City Council
Gerald E. Dahl, City Attorney
Ken Johnstone, Director of Community Development
January 18, 2008
Regulation of bail bonds businesses
At the Council's direction, City staff has conducted research into potential avenues for the local
regulation of bail bonds businesses. This memorandum summarizes that research and presents
regulatory options for your consideration.
Findinas:
· Staff did not locate any, other Colorado municipalities that specifically regulate bail bonds
businesses through licensure, zoning regulations or any other manner.
. Anecdotal evidence suggests that bail bonds businesses may generate a small number of
additional police calls than other service businesses. Staff could not locate any empirical
evidence (hard data) in support of this proposition.
. Bail bonds businesses have necessarily longer hours of operation (many twenty-four hours)
than other businesses.
Ootions:
1) Recommended by staff.
Adopt a zoning Code amendment that:
o Defines "Bail Bond Business" as a specific use categoiy;
o Allows Bail Bond Business as a use by right only in a limited number of
commercial/industrial zoning districts; and
o Requires a minimum separation from residential uses and possibly other bail bonds
businesses. The regulatory bases for the locational restrictions are the potential for
greater criminal activity and the lengthy hours of operation.
2) Alternative (not recommended by staff):
Adopt a zoning Code amendment that treats Bail Bonds Businesses as a special review use
(SRU). Such businesses would be required to receive individual approval from the City before
locating in permitted zone districts.
Staff does not favor this approach for two reasons:
1) The theory of SRUs is that such uses are appropriate in certain locations but that they
have variable land use impacts that may require mitigation. Staff has not identified a range
of land use impacts that would be variable among different Bail Bonds operators;
2) The legal defensibility of a legislative (zoning text amendment) restriction on the location of
a particular use is less complex than that of a quasi-judicial (case-by-case SRU review)
action.
Mayor DiTullio and City Council
Re: Regulation of Bail Bond Businesses
January 18, 2008
Page 2
3) Local Licensing Option:
Adopt a local licensing scheme for bail bonds businesses. Staff does not favor this approach
because a comprehensive licensing scheme already exists in state law. The City would
merely be investing time and resources in the duplication of the state's efforts. To take
advantage of the existing state licensure requirements, the City could include the possession
of a state -issued bail bonds license in the definition of "Bail Bond Businesses."
We are happy to answer any questions you may have concerning any of the above options.
At your direction, we are prepared to carry fOlWard your desired course of action.
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~ARKS AND RECREATION
Study Session
February 4, 2008
Item 2.d.
Memorandum
TO:
Mayor and City Council
THROUGH:
Randy Young, City Manager
FROM:
Joyce Manwaring, Parks and Recreation Director
DATE:
January 2S, 200S
SUBJECT:
Master Plan Design Process - 3Sth and Kipling Park
The following information outlines the process and timeline that will be followed for completion
of the Master Plan for the proposed park at 3Sth and Kipling. One of the goals ofthe process is to receive,
acknowledge and reflect public input in the final Master Plan. This specific park planning process is
unique in comparison to prior park planning processes, as the code requires that the Outline Development
Plan currently attached to the property be amended to allow park development on the site.
I. Timeline
a. Consultant Interviews -
i. Thursday, January 24
b. Contract Award -
i. Monday, February 25
c. Public MeetingslFocus Group Interviews
i. March through May
d. Submittal of Outline Development Plan (ODP)/Master Plan Submittal
i. May
e. Adoption of Final Design
i. June/July
1. Planning Commission recommendations/approval
2. City Council adoption
II. Public Process
a. Neighborhood MeetingslFocus Group Interviews
i. Design input
1. Special User Groups
2. Neighborhood
3. Community At Large
4. Joint Study Session
a. City Council and Planning Commission
Mayor and City Council
Master Plan Design Process - 38th and Kipling Park
January 28, 2008
Page 2
ii. PresentationlFeedback Meetings
I. Up to three conceptual plans presented
2. Design based on funding as designated in five year budget plan
a. $500,000 - 2009
b. $500,000 - 2010
iii. Presentation of final Master Plan
III. Outline Development Plan ApprovallProcess
a. Park Master Plan amends the current ODP
b. Submittal of application to Community Development Department
c. ODPlMaster Plan submittal follows required Chapter 26 review process
i. Neighborhood Meeting
ii. Internal and Agency Referral
iii. Planning Commission Public Hearing
iv. City Council Public Hearing
IV. Construction Documents
a. Construction documents prepared per the adopted Master Plan
i. July - December 2008
b. Construction Contract Award
i. January 2009
I. Construction phasing may be required depending on funds available
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'-vOFFl;E ~F~T~E MAYOR
Study Session
February 4, 2008
Item 3. a.
Memorandum
TO:
City Council
CC:
Randy Young, City Manager
Patrick Goff, Deputy City Manager
D.I.R.T. Task Force Members
Tim Paranto, Public Works
Joyce Manwaring, Parks and Recreation
Rob Osborn, WR2020
Jerry Dahl, City Attorney
Janice Smothers, Office of the Mayor
FROM:
Mayor Jerry DiTullio
DATE:
11/29/2007
SUBJECT: Revenue and Possible Bond Ballot Questions for 2008
Revenue:
Property Tax:
'Assessed Valuation:
'Wheat Ridge Mill levy:
'Total Revenue:
Average cost per property
$399,601,560
1.83
$724,515 1 year
$26.001 year
*2007 Jefferson County Data
Sales Tax:
"1.0 cent increase:
$5,000,0001 year
*'2004 Sales Tax Increase - Deputy City Manager's Office
Based on my discussions with Jefferson County officials and some financiallbond consultants,
the general rule of thumb is that bonds and their supporting revenue stream is a 10 to 1 ratio.
For example, if a local entity issues $12,000,000 in bonds the entity needs a revenue stream of
$1,200,000 in revenue per year to support repayment of the bonds and the yearly interest
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payments. Another example is that if the voters increased ours sales tax by another full 1.0
cent the City could possibly bond $50,000,000 ($5,000,000 X 10). The 10 to 1 rule may vary
based on the length of the bond issue. For this memo I am assuming a 10 to 1 ratio on all
projects.
I am recommending the following 2008 ballot questions for Public Works and Parks &
Recreation projects based on the D.I.R.T. Task Force meetings/recommendations and passed
discussions by City Council members during the study sessions where the D.I.R.T. Task Force
data and recommendations were reviewed.
I have added a 10% contingency to all staff estimates for projects. Please note that all costs
and revenues are aODroximate based on current data from the County and Citv staff.
Ballot Question #1 :
Local Drainage: (includes 26th Ave to 29th Ave, Sheridan Blvd. to Fenton St.)
Cost: $10,000,000 + $1,000,000 contingency = $11,000,000
Funding: Bonds
Revenue Source for Bonds: Mill Levy
Increased Amount in Mill Levy: 2.745
Total Mill Levy: 1.83 (current) + 2.745 = 4.575
New Revenue from increased Mill Levy: 1,086,772 1 year
Average increased cost to property owner: $39.001 year ."
Average Total Cost to property owner: $26.00 (current) + $39.00 = $65.00'f"year
*** If voters approve ballot question, a separate storm water utility will be formed and
funded with revenue from 2.745 mills. Do not sunset after local projects are completed.
Use for maintenance and regional drainage projects such as Lena Gulch, Clear Creek
and Columbine Basin.
OR
Sunset the 2.745 mills to 1.3725 mills (half) after the local drainage projects are
completed and still maintain the utility for future maintenance and storm water projects.
The average cost of $39.00 1 year would be reduced to an average of $19.50 1 year on
the property tax bill. ***
We need to educate the citizens and inform them that increases to property tax are
possibly tax deductible and that the majority of their property tax bill is state, county and
school district funding, not the City.
Note: All of the local drainage projects should be listed in the ballot question by cross
streets andlor location. We need to show the voters that the drainage projects are
city wide.
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Ballot Question #2:
38th Ave Reconstruction - Kipling to Youngfield St. (curb, gutter, sidewalk and/or
trail, drainage, utility burying)
38th Ave Streetscape - Harlan to Wadsworth Blvd.
38th Ave Reconstruction Cost: $12,500,000 + $1,250,000 contingency = $13,750,000
38th Ave Streetscape Cost: $2,500,000 + $250,000 contingency = $2,750,000
Total 38th Ave Cost: $13,750,000 (reconstruction) + $2,750,000 = $16,500,000
Funding: Bonds
Revenue Source for Bonds: Sales Tax
Increased Amount in Sales Tax: .34 cent
Total Amount in Sales Tax: 3.00 (current) + .34 = 3.34 cents
New Revenue from Sales Tax: $1,700,0001 year
*** Sunset after repayment
OR
Reduce the sales tax from .34 cent to .17 cent (half) to fund future infrastructure
improvements and maintenance. All of the revenue would be clearlv earmarked within
the ballot question for the Capitol Fund and brick and mortar type projects.
Note: The reconstruction and proposed new width of the 38th Ave. west of Kipling
St. should be detailed enough in the ballot question to give voters an idea of what they
are getting for the their money. The approved width by the voters on 38th Ave. from
Cody to Kipling was 36 ft. (flow line to flow line) in the early 1990s.
Baiiot Question #3:
Recreation Center Expansion by 9000 sq. ft. and demolish Anderson Building
Historic Park/Baugh House Completion and Upgrades
Recreation Center Cost: $7,000,000 + $700,000 contingency = $7,700,000
Historic Park/Baugh House Cost: $1,000,000 + $100,000 contingency = $1,100,000
Total Cost: $7,700,000 + $1,100,000 = $8,800,000
Funding: Bonds
Revenue Source for Bonds: Sales Tax
Increased Amount in Sales Tax: .18 cent
Total Amount in Sales Tax: 3.00 (current) + .18 = 3.18 cents
New Revenue from Sales Tax: $900,000 1 year
** Sunset after repayment **
Note: The Recreation Center addition should be detailed enough in the ballot question
to give voters an idea of what they are getting for their money. We should develop a
rendering of the Recreation Center addition/services which can be carried and viewed by
the public at various meeting locations.
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.."Totals:
New Bonds:
New Revenue:
$36,300,000
$ 3,686,772
... Assumes passage of all three ballot questions
As you can see there are many options and I wanted to give Council and staff a starting point
for discussion. I would recommend that the ballot questions be discussed and decided on in
the January andlor February timeframes so a public information and outreach campaign may
begin. Staff will also need to complete some design concepts and possible renderings for the
public view. I would also like to present the ballot questions to the public at the Mayor's
roundtable in March.
Please feel free to call me if you have any questions or comments. Thanks.
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~OMMUNllY DEVEWPMENT
Study Session
February 4, 2008
Item 3.b
Memorandum
TO:
Mayor and City Council
~...~
Randy Young, Ci~MQager
THROUGH:
FROM:
Kenneth Johnstone, Community Development Director
Sally Payne, Senior Planner
DATE:
January 25, 2008
SUBJECT:
FebruarY 4, 2008 City Council Study Session-
Northwest TODII-70Charter Change
INTRODUCTION:
At the July 23, 2007 City Councii public hearing, Councii directed the City Managerto move
forward with implementation steps for the NorthWest Subarea Plan. Specifically, Council's direction
was to develop an action plan and schedule for development of a transit-Overlay district and design
guidelines, as well as to research alternatives for districts to address the infrastructure needs of the
subarea. These items were brought to the November 19, 2007 City Council study session for further
discussion.
At the November 19 study session, staff presented issues that it believed were critical to moving
forward with successful transit oriented development (TOD) as recommended in the Northwest
Subarea Plan. One of these issues is the City Charter and its residential density limits of21 units per
acre and the building height limits of 35 feet for residential structures and 50 feet for commercial
structures. After doing research into successful TOD developments, staff believes these limits in the
City Charter would present significant obstacles to TOD development. There was diSCUSsion at this
meeting of the need to consider revising the City Charter to allow taller building heights and greater
densities at the Northwest subarea.
During the November 19 study session, there was also discussion of other areas of the City where
changing the City Charter limits on dwelling units per acre and building height might be beneficial to
future development. The areas discussed by Council were primarily along the 1-70 corridor
including the vicinity ofl-70 and Kipling Pkwy. and the site of the future Cabela's development.
As a result of this discussion, Council directed the City Manager to continue developing a work
program for an overlay district, design guidelines and special district research. In addition, Council
requested that staff come back with recommendations regarding changes to the City Charter and
potential locations for this to be considered. These items were to be brought forward to a future City
Council study session.
This memo provides background on issues related to the Northwest TaD site and the City Charter.
In addition, it proposes possible areas of the City to consider for revisions to the City Charter
concerning building height and dwelling units per acre. These are the Northwest TaD area, the
Cabela's development site, and the vicinity ofI-70 and Kipling Parkway interchange. Photo images
will be available at the February 4 study session illustrating various densities and building heights to
show examples of different building designs.
BACKGROUND:
City Charter:
It is uncommon for a City Charter to dictate building height and dwelling units per acre in a
community. These issues are generally addressed through adopted zoning regulations. Ideally, from
a staff perspective, these density limits would be removed from the Charter all together. Knowing
that removal may not be realistiC, staff is recommending certain areas of the City be considered for
revising the current Charter limitations. All Charter changes are of course subject to voter approval.
The City Charter was written in 1976, a much different time for the City of Wheat Ridge and the
Denver metro area. This was before the large population increases seen in the Denver area in 1990s.
The Denver metro area is currently faced with urban sprawl, significant traffic congestion on major
roadways and air pollution challenges. The entire metro area is now challenged by how to address
these problems.
The DRCOG has for more than 50 years championed a regional perspective on key issues facing the
metro area and identified solutions through cooperative local govemment action. Metro Vision
2035 is DRCOG's long-range plan to manage growth within the Denver area. It addresses
development, transportation needs and ways to preserve environmental quality. The document
outlines a series of policies directed to its local govemment partners aimed at protecting the quality
oflife that makes the Denver region an attractive place to live and work.
DRCOG forecasts show 1.5 million more people are expected to live in the Denver region by 2035.
To address the development pressures this increased population will put on the metro area, Metro
Vision 2035 policies discourage urban sprawl, encouraging more compact mixed-use development
through infill of vacant and underdeveloped parcels. Higher density infill development and
redevelopment can absorb significant population growth and use existing infrastructure more
efficiently, particularly in areas with ready access to mass transit facilities such as the Wheat Ridge
Northwest TaD. Wheat Ridge also has several other corridors with high frequency bus transit
service that present potential higher density redevelopment opportunities.
Revising the City Charter as it relates to density and building height for at least some areas would
allow the City to better accommodate its share of the anticipated growth in population. Since the
City is largely land locked, any new growth will need to occur through infill or redevelopment of
existing land. Revising the Charter could also allow more housing and living options to be available
to the changing population demographic. The population is aging and in many cases people desire to
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live in mixed-used communities where they are less dependent on the automobile and do not have to
travel long distances to obtain goods and services.
The entire City should not be considered for higher density development. Most areas should remain
lower density to preserve the unique rural character of portions of Wheat Ridge. There are certain
areas though where allowing higher density would be an economic advantage to the City and would
ensure the City is able to compete regionally for its share of tax generating development.
;Northwest TOD:
The proposed FasTracks Gold Line runs from Denver to an end of the line station at Ward Road in
Wheat Ridge. The proposed location for the transit station is between Ward Rd. and Tabor St. off of
50th Place north of the existing railroad tracks. In 2005, the City hired Winston and Associates to
prepare a subarea plan for the area where the transit station is proposed to be located. After a series
of public meetings, the Northwest Subarea Plan was adopted in June 2006 as an amendment to the
City of Wheat Ridge Comprehensive Plan.
The Northwest Subarea Plan recommends transit oriented development (TOD) for the area around
the Ward Road station. TOD is generally mixed-use, moderate to higher-density development
located within an easy walk of a major transit stop. TOD includes a mix of residential, employment
and shopping opportunities designed for pedestrians but not excluding vehicles. Higher densities and
building heights are key characteristics ofTOD. While these are not absolutes, 40 to 60 units per
acre is a typical minimum recommended density for traditional TOD.
In recent years, there have been numerous successful TOD projects built around the country. With
the many TOD opportunities in the Denver metro area related to FasTracks, organizations such as the
Denver Regional Council of Governments (DRCOG) and the Regional Transportation District
(RTD) have been investigating what is i.ilvolved in developing successful TODprojects. Community
Development Department staff has attended workshops held by these organizations to gain insight on
TOD as the City prepares to move forward with implementation of the Northwest Subarea Plan.
Attendance at these meetings has confirmed that successful TOD development requires higher
densities and potential building heights than are currently allowed in the City Charter.
POTENTIAL LOCATIONS FOR CONSIDERATION OF CITY CHARTER CHANGE TO
ALLOW GREATER BUILDING HEIGHT AND DENSITY (See attached map):
Northwest TOD Subarea:
As has been stated, the Northwest Subarea Plan recommends TOD for the Ward Rd. transit station
area. TOD is characterized by higher density, mixed-use development. The current Charter
limitations could prohibit successful TOD as has been evidenced by the TOD developers that have
looked at the Ward Rd site and decided the density limits would impact the feasibility ofTOD. In
addition, staffhas learned that end ofline stations such as Ward Rd. generally draws from a larger
area than other stations and if properly designed, can yield more demand for TOD type of
development.
It is important for the City to consider these issues carefully because the entire metro area is some
sense "competing" for TODs at the numerous transit stations that are proposed as part of FasT racks.
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The neighboring jurisdictions ofLakewood and Arvada both have several transit stations proposed in
their communities. As an example of what these communities area doing to encourage and attract
TOD development, Lakewood recently adopted several stations area plans recommending TOD.
They also developed and adopted a Transit Mixed Use Zone District. Densities being looked at for
Lakewood's TOD projects are up to 75 units an acre. Arvada has also completed station area
planning for their proposed transit stations. TOD is recommended with densities up to 60 units an
acre at their Kipling Station at the Arvada Ridge Marketplace.
Research on successful TOD projects indicates the above mentioned densities as being consistent
with good TOD development. Staff is therefore proposing a maximum 65 foot building height, or 5
stories, and a maximum of 60 dwelling units per acre for the Northwest subarea. These figures
represent a significant change from the existing City Charter and will require additional discussion
with City CounciL
Cabela's Develonment Site:
Cabela's is known as a regional destination drawing thousands of people to its stores every year.
There is a significant amount ofland available for development around the site of the actual Cabela's
building. The Cabela's Outline Development Plan (ODP) designates a range ofland uses at the
Cabela's site including hotels, office buildings, restaurants, and service establishments. The
potential height of these land uses are currently limited by the City Charter.
The Cabela's site, in conjunction with the Denver West development, has the potential to become a
regional center in the Denver area. There is the possibility for significant development to support
this regional demand. Future development could include a destination hotel or larger office
buildings. These uses could require more than a 50 foot building height as now allowed in the
Charter. Therefore, staff is proposing City Council consider a Charter change to raise the current
aUowed building height on commercial buildings at the Cabela's development site to accommodate
regional uses such as a destination hotel.
1-70 and Kinlim! Interchanqe Area:
This area is a main gateway into the City of Wheat Ridge for people traveling on 1-70. There is
vacant land and underutilized sites at this location that present opportunities for future development
and redevelopment. While there are currently no development plans in place for this area, the City
sees it as having great potential. While it may be premature until additional planning for this area
has been completed, this area might also be app.vp.:ate for redevelopment of greater intensity that
the current Charter limitations would allow.
Other Possible Locations:
1. Wadsworth Blvd. from 1-70 to 38th Ave
2. 38th Ave. Wadsworth Blvd. to Sheridan Blvd.
RECOMMENDATION:
Specific direction is needed from City Council on the following:
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. each of the proposed locations for potential changes to the Charter;
. what the right density and building height numbers would be for these locations;
. what Council sees as the approach to gauging the public's acceptance of these potential 2008
ballot proposals.
Attachment:
1. Map of Potential Areas for Height and Density Charter Revisions
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Oty of Wheat Ridge
Potential Areas fOJ' Height
and Densitv Charter Revisions
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Study Session
February 4, 2008
Item 4.
Oty of Wheat Ridge 'i
Department 01 Public Wo.l<s
MEMORANDUM
TO:
FROM:
Mayor and City Council
THROUGH:
DATE:
SUBJECT:
Tim Paranto, Director of Public Works & Ken Johnstone, Director of
Community Development
Randy Young, ~er
February 4, 2008
38th Avenue On-street Parking and Parking Overlay Districts
INTRODUCTION
City Councii has requested that staff provide recommendations on two parking related
issues, specifically, Council made the following two motions:
I move to direct the City Manager's Office to bring forth some concepts for on-
street parking, including, but not limited to, 3Ffh Avenue for the February 4, 2008
study session.
/ move to direct the City Manager's Office to bring forth some concepts for a
parking overlay district, including, but not limited to, the 3Ffh Avenue and High
Court area to the February 4 Study Session
In response to that request, staff is providing this memo, with the following discussion
sections and including a concluding staff recommendation:
1. A summarv of the 38th Avenue Off-Street Parkina Studv that WR2020
commissioned from the transoortation consultina firm of Charlier and Associates
in 2007 (studv results attached)
2. Staff analvsis and recommendations reaardina conceots for on-street oarkina on
38tn Avenue .
3. Staff analvsis and recommendations reaardina oarkina overlav districts for 38th
Avenue
4. Discussion on ootential for additional subarea olannina and streetscaoe oolicv
develooment for 38tn Avenue
1
1. CHARLIER AND ASSOCIATES 38TH AVENUE OFF-STREET PARKING
FEASIBULlTY STUDY
Rob Osborn, Executive Director of Wheat Ridge 2020, has suggested that
providing on-street parking might assist commercial re-development of the
corridor. In early 2007 Wheat Ridge 2020 hired Charlier Associates to
investigate the feasibility of adding on-street parking to 38th Avenue between
Sheridan Boulevard and Wadsworth Boulevard. In summary, Charlier found that
current parking was under-utilized; there is little demand for additional on-street
parking at this time; and existing curb cuts provide opportunity for few additional
on-street parking spaces without significant consolidation of existing cur cuts.
Charlier also noted safety, management and capacity considerations in
considering the introduction of on-street parking.
2. ANALYSIS AND RECOMMENDATIONS REGARDING CONCEPTS FOR ON
STREET PARKING' ON 38TH AVENUE
As requested, Staff offers the following concepts for providing on-street parking
to 38th Avenue from Sheridan Boulevard to Wadsworth Boulevard. 38th Avenue,
from Sheridan Boulevard to Wadsworth Boulevard, is an arterial street carrying
15-20,000 vehicles per day. The street has four travel lanes and signalized
traffic control at major intersections. There is also a center turn lane from Pierce
Street to Wadsworth Boulevard. There are very few on-street parking spaces
provided at this time.
Maintain Four Trave/ Lanes. Eliminate or Consolidate Curb Cuts
This option would require acquiring additional right-of-way and street widening.
Existing buildings and associated off-street parking would likely limit locations
where parking can be added without impacting existing businesses. New
streetscape (a City Council priority) could be constructed in conjunction with the
parking project. On-street parking opportunities would be maximized. However,
preliminary investigations indicate that there would be a net reduction in parking
along 38th Avenue because of right-of-way acquisition. Vehicular safety would
be reduced by introducing conflicts between moving traffic and vehicles entering
or leaving parking spaces.
Maintain Existina Street Width. Eliminate Curb Cuts and Two Travel Lanes.
This option would require possible compensation for loss of driveways to
properties. On-street parking opportunities would be maximized. Closing
driveways might restrict vehicular circulation on many properties. The street
would pe at traffic capacity during peak travel periods. Congestion would likely
inhibit use of on-street parking. Vehicular safety would be reduced by introducing
conflicts between moving traffic and vehicles entering or leaving parking spaces.
Motorists would seek other routes through Wheat Ridge and increase traffic on
streets such as 32nd Avenue, 33'd Avenue, 35th Avenue, 41st Avenue, 44th
Avenue, Harlan Street and Pierce Street.
2
Maintain Existina Street Width. Eliminate Two Travel Lanes
New on-street parking would be minimal because of the location of existing
driveways and intersections. The street would be at traffic capacity during peak
travel periods. Congestion would likely inhibit use of on-street parking. Vehicular
safety would be reduced by introducing conflicts between moving traffic and
vehicles entering or leaving parking spaces. Motorists would seek other routes
through Wheat Ridge and increase traffic on streets such as 32nd Avenue, 33rd
Avenue, 35th Avenue, 41 st Avenue, 44th Avenue, Harlan Street and Pierce Street.
Summarv
The current traffic volumes on 38th Avenue exceed the capacity of a 2-lane street
with turn lanes. Converting existing travel lanes to parking would cause
congestion and traffic delays, especially during the peak travel periods. An
increase in accidents would be expected, along with diversion of vehicles to
adjacent streets. Providing on-street parking and new landscaping, while
maintaining four travel lanes, would adversely impact existing businesses and
property uses.
3. STAFF ANALYSIS AND RECOMMENDATIONS REGARDING PARKING
OVERLAY DISTRICTS FOR 38TH AVENUE
There are a variety of zoning regulatory tools that could be considered to make
the enforcement of zoning parking requirements more flexible for the 38th Avenue
Corridor, including the potential redevelopment at 38th Avenue and High Court.
The concept of a zoning overlay for parking has been suggested. There has also
been discussion of the possibility of a Distiict (possibly a Business improvement
District) that might be used to help facilitate financing and shared use of existing
or future parking facilities. Following is a brief discussion of some of the tools
available.
Parkina Overlav District
The City has the ability to create zoning overlay districts that apply in specific
areas of the City that have unique circumstances or conditions. With additional
research, staff could make a recommendation at potentially reduced parking
ratios for properties adjacent to portions of 38th Avenue based on the goal of
creating a more pedestrian oriented development character, the presence of
publiC transit, etc. Such a district could potentially apply to all existing properties
on 38th Avenue, to targeted areas or to redevelopment efforts meeting certain
characteristics. Given the variability of land uses and development character
along the corridor, staff would suggest a one-size fits all approach to the corridor
may not be appropriate.
Business /mDrovement District
A BID or other appropriate state or locally enabled is a tool that could be used to
develop andlor maintain parking shared parking facilities that might be publicly or
3
privately owned. A district would provide a mechanism to encourage shared
parking facilities that benefit multiple properties. Shared parking is generally a
more efficient way to maximize the utilization of parking resources and the BID
can be a more efficient mechanism to manage the best use of those resources.
Chaoter 26-501 General Parkina Reauirements
The general parking regulations in 26-501 allow for shared parking in Planned
Development Districts and mixed occupancy buildings. However, the language
making those allowances is very conservative in its approach and states that
reductions in the amount of required parking will only be allowed if it can be
"proven" that the uses have "mutually exclusive operating hours."
plannfld Commercial or Planned Mixed Use Zonina (Outline Oevelooment Plan
lOOP!!
The City's zoning and development regulations often trigger property owners to
apply for and receive City Council approval of an ODP for the specific develop
proposal they propose to build. The ODP approval process allows for exceptions
to be granted to any of the parking regulations that are contained in Chapter 26
of the Municipal Code. For mixed use districts, the language allowing for shared
parking is somewhat looser, but not to the point of encouraging shared parking in
mixed use districts or pedestrian oriented districts. For specific development or
redevelopment proposals on the 38th Avenue corridor, the ODP process provides
an opportunity to analyze and potentially reduce parking requirements for mixed
use projects where the principles of shared parking are being implemented.
Fee-In-Lieu
To ailow more development flexibility and options in providing parking, the City
could allow for a fee-in-Iieu to be paid rather than a developer actually providing
their own parking. Such a tool can be an excellent way of encouraging and
allowing for somewhat denser "main street" type redevelopment to occur. It is
particularly beneficial for small sites that may not have any ability to provide
parking and still have sufficient space to build an economically viable building.
While that is a great tool, it is a tool that needs to be used cautiously and with a
plan for what the potential to develop future shared parking facilities might be.
The City would want to avoid collecting fees without a fairly good sense of when
and how those fees might be sufficient to support the development of necessary
parking facilities.
Shared Use Aareements.
Under existing zoning regulations, the City Council has limited ability to consider
creative approaches to parking such as off-site shared use agreements, unless
those shared use agreements provide for the total amount of parking for both
properties. Shared Use Agreements between or among adjacent property
owners with uses that have variable peak parking utilization rates allow the
private sector to collaborate (with the City's endorsement) on creative solutions
to parking challenges.
4
Public/Private ParlnershiDs
Many of the above approaches suggest the potential for partnerships to be
created to allow for more efficient and creative uses of the public and private
parking supplies. Many of those approaches need to be carefully tailored to the
specifics of a redevelopment proposal, but there are many opportunities to
consider as specific challenges are identified.
4. DISCUSSION ON POTENTIAL FOR ADDITIONAL SUBAREA PLANNING
AND STREETSCAPE POLICY DEVELOPMENT FOR 38TH AVENUE
Strategy #6 in the Neighborhood Revitalization Strategy (NRS) is to: "Accelerate
and ShaDe DeveloDment Alona 3aW Avenue"
The NRS notes that in order to attract "strong households" a community has to
have appealing destinations, including pedestrian oriented places with unique
character and quality architecture and urban design. Adjacent communities have
defined places. Northwest Denver has 32"0 Avenue and other smaller
neighborhood serving destinations. Arvada has Olde Towne. Lakewood now
has Belmar. 38th Avenue has the potential to be that place (or one of several
places) for Wheat Ridge. Some of the factors that give 38th Avenue potential are
o Market potential - proximity to Denver
o Existing investment in streetscape
o Numerous successful existing businesses, some with a more regional
clientele
o Presence of transit (bus)
o Eclectic Identity that could be stiengthened and enhanced
o Gateway identity opportunity
The NRS suggested that an appropriate immediate action would be to adopt a
subarea plan for 38th Avenue. The City adopted an Urban Renewal Plan in 2001,
but it is very general in nature and does not recommend any increase in density
as redevelopment occurs. City Council has identified additional 38th Avenue
Streetscape as a priority future investment. That streetscape should be designed
with a clear understanding of the future land use, urban design and
transportation vision for the corridor.
Through a market based subarea planning process, some of the issues that
would need to be analyzed and addressed to get a better understanding of
parking issues would be:
o Land use mix
o Densities
o Transportation, streetscape and street section recommendations
o Impact to existing uses
5
o Private redevelopment economics
o Analysis of the land developability based on the above factors
o Phased implementation
~TAFF RECOMMENDATION
Parking is a very complicated issue in a mixed use development district. There are no
"one-size fits all" solutions to how the proper amount of parking is built, financed,
shared, managed and maintained. Parking certainly is and will be an important issue to
understand on the 38th Avenue corridor.
In the short term, staff would recommend the following:
o Based on the Charlier Study recommendation, defer implementation of any
additional on-street parking.
o Consider amendments to the zoning code that would allow for more creative and
flexible approaches ~o shared parking and mixed use parking.
o As staff resources allow, develop of a Market-based Subarea Plan for the 38th
Avenue corridor that would define land uses, densities, urban design,
transportation priorities, streetscape standards and street sections and standards
for on and off-street parking.
6
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