HomeMy WebLinkAboutComp Plan Section IX, Revised Oct 1987SECTION IX. MASTER PLANS
FOR AREA DEVELOPMENT
Section IX. Title Page
SECTION IX.
MASTER PLANS FOR AREA DEVELOPMENT
A. Wheat Ridge Town Center Master Plan
1.
Description and Purpose
2.
General Goals & Objectives
3.
Urban Design Goals
4.
Implementation Program
5.
Design Guidelines
6.
Use Areas
B. Kipling Activity Center Master Plan
1. Description and Purpose
2. General Goals & Objectives
3. Design and Capital Improvement Concepts
4. Implementation Program
IX - 1
IX - 5
IX - 6
IX - 7
IX - 7
IX - 9
IX - 10
Section IX. Contents
Wheat Ridge Town Center Master Plan
OCTOBER 12, 1987
A. WHEAT RIDGE TOWN CENTER - Master Plan /Upended 10/12/81
1. Description and Pur ose
The area generally bound by, and including the right-
of-ways thereof, Wadsworth Blvd., West 44th Avenue,
West 38th Avenue, and Upham Street are included within
the Wheat Ridge Town Center Master Plan area. An Urban
Renewal Plan for a portion of this area has been
approved and adopted by City Council which describes
the area, sets forth purpose, and identifies project
activities and financing proposals. Expansion of the
Urban Renewal Area to coincide fully with the Master
Plan area is anticipated.
In order to strengthen the ability to implement the
Wheat Ridge Town Center Urban Renewal Plan, this Master
Plan is made a part of the Wheat Ridge Comprehensive
Development Plan so the major goals, objectives and
urban design concepts are officially recognized through
the master planning process.of the City.
The area covered by this Plan is found to have eminent
public interest and therefor should be developed and
used in accordance with the adopted Master Plan, and in
furtherance of the stated goals and objectives' of the
Wheat Ridge Comprehensive Development Plan. The goals
of the Development Plan being used in this Master Plan
are:
"SECTION II. GOALS & OBJECTIVES FOR THE CITY OF WHEAT
RIDGE.
II. LAND USE.
GOALS: GENERAL
A. To recognize land as a valuable and limited
resource, which should be used in the best
interest of all citizens. (Page II-1)
F. To provide for a moderate growth rate which
will allow the City to provide an adequate
level of services. (Page II-2)
OBJECTIVES:
1• By enacting performance standards for all
development and redevelopment to ensure
positive impact upon the environment, the
society and the economy. (Page II-2)
L. By making extensive use of the PUD zoning
concept to encourage innovation, design
excellence and conservation of land. (Page
II-2)
8. By beautifying the City, using methods such
as development of parkways, burying utility
lines, enforcement of sign and building
codes, and requiring more landscaping on new
projects. (Page II-2)
GOALS: Commercial and Industrial
C. To provide for additional commercial, office
and service uses provided that they are
conveniently located, attractively developed
and meet the demonstrated needs of the City.
(Page II-4)
OBJECTIVES:
1• By encouraging the development of community
activity centers encompassing a broad range
of land uses, each complementing the other.
These centers must be pedestrian oriented and
be unified architecturally. (Page II-4)
2. By promoting concepts such as shared parking
or parking structures within commercial areas
or activity centers so as to encourage
pedestrian activity, thereby reducing use of
the automobile. (Page II-4)
4. By providing the amount of land required for
the community activity centers, by
redevelopment of existing commercial areas,
if necessary. (Page II-4)
GOALS: Open Space (Page II-4)
A. To provide cultural and recreational
opportunities for all citizens.
B. To provide psychological visual relief from
the effects of urbanization.
OBJECTIVES:
By encouraging the use of plazas, landscaped
areas, parkways, open space and buffer within new developments and redevelopments.
(Page II-4)
2
III. TRANSPORTATION
GOALS: (Page II-6)
A. To participate in the development. of a well-
balanced regional transportation system to
move people and goods in a safe, expeditious
and economic manner.
C. To ensure public safety for pedestrians,
bicyclists and motorists.
G. To promote the development of community
activity centers which will decrease the use
of the automobile.
H. To increase the attractiveness of the City's
streets. (Page II-6)
OBJECTIVES: (Page II-7)
5. By controlling access from businesses along
major streets - by decreasing the number of
curb cuts.
7. By providing more sidewalks, pedestrian
crossings, bikeways and pedestrian bridges.
8. By improving and adding where necessary,
traffic controls and synchronized signs.
10. By promoting and providing incentives for
shared parking and parking structures to
decrease the amount of land devoted to the
automobile, and encourage pedestrian
activity.
11., By provision of additional landscaping along
major streets, which will improve the street
visually, and also buffer adjoining uses from
the effects of traffic.
12. By encouraging screening of parking areas by
use of grade separation, landscaping or
walls. (Page 11-7)
IV. ECONOMIC BASE (PAGE II-9)
GOALS:
A. To encourage a strong diversified economic
base, which will enable the City to provide
quality services at a reasonable tax rate.
3
B. To utilize the limited developable commercial
land in a responsible manner.
C. To provide a full range of retail shopping
with special emphasis upon increasing
furniture, clothing and dry goods sales.
D. To provide a pleasant shopping environment
which will make shopping in comfort, safety
and convenience possible.
E. To provide incentive for the development of
community activity centers the best method of
achieving the above goals. These centers
will provide a unified shopping environment,
and contain diverse but compatible uses.
Pedestrian activity will be emphasized and
hopefully the design elements will include
shared parking or parking structures,
extensive landscaping, plazas, malls, and a
unified sign program. The result should be
an atmosphere conducive to browsing and
comparison shopping, higher sales volume, and
increase feasibility of mass transit.
OBJECTIVES: (PAGE II-9)
2. By Providing incentives for business to
relocate to the activity centers and by
channeling appropriate new development to the
activity centers. (Page II-9)
3. By including within the zoning ordinance,
bonuses in lot coverage for such elements as
excellent design of commercial areas. (Page
II-10)
VI. PARKS AND OPEN SPACE
GOALS: (PAGE II-11)
B. To provide an aesthetic asset to the
community and to provide visual and
psychological relief from the effects of
urbanizations.
C. To provide open space that functions as part
of the structural framework of the City.
D. To provide diverse cultural facilities and
activities. (Page II-il)
G. To include historic preservation efforts
within the park program. (Page II-12)
4
OBJECTIVES:
2. By acquiring parks and open space as a part
of land development proposals. (Page 1I-12)
9. By encouraging the inclusion of plazas,
malls, buffers and landscaping in proposed
development. (Page II-13)"
In addition to the goals and objectives stated in the
Comprehensive Development Plan, the following section
illuminates the need for a Master Plan to further define and
delineate each of the various commercial activity centers.
"SECTION IV. LAND USE PLAN FOR THE CITY OF WHEAT RIDGE.
The Land Use Plan (Page IV-18)
_Concepts: The Land Use Plan concept calls for the development of
three planned commercial centers for the City . Each center will
provide a variety of the needed goods and services with easy
access from the neighborhood in which it is located. Instead of
providing a collection of activities with no direct interactions,
and separated by parking lots and other barriers, these centers
will be designed to give a sense of wholeness. Each center will
accommodate a diversification or blend of activities. Each
activity would be a compliment and therefore a contribution to
all other activities.
These centers could be approached easily by automobiles along the
major arterials. However, within these centers, circulation
would be restricted to pedestrian scale with well-landscaped
malls and sidewalks. Activities in each center would include
retail trade, offices, service establishments, restaurants,
recreational and amusement establishments, and public
transportation stations....
The proposed planned commercial centers are to be located:
1. Along Wadsworth Boulevard between approximately West 38th
Avenue and West 45th Avenue. This center world serve the
community generally described as south of Clear Creek and
east of Dover,Street. (Page IV-18)....
Although this is a sound concept, one
it requires a lot of cooperation
businessmen and the City for success.
based upon this concept, it is quite
parties involved begin in the near fut
and plan strategies that best suit the
all concerned. (Page II-20)"
disadvantage is that
from developers,
The Land Use Plan is
important that all
ire to open dialogue
desires and needs of
5
2. General Goals and Objectives o
Master Plan f Wheat Ridge Town Center
GOAL: Improve or eliminate conditions of blight.
OBJECTIVES: *Upgrade the physical conditions of
deteriorated structures, parking areas,
interior circulation routes, and general
grounds appearance.
*Improve vehicular and pedestrian
circulation connection, and access
opportunities throughout the Town
Center.
*Provide a more efficient use of land
and functional design.
*Promote attractive design in new
development and redevelopment which
unifies the entire Town Center.
GOAL: Improve safety for vehicular and pedestrian
circulation and access.
OBJECTIVES: *Provide for defined interior
circulation routes as differentiated
from parking lot circulation.
*Provide for designated pedestrian walks
and crossings.
*Reduce conflict between vehicles
entering and exiting the Town Center and
other vehicles traveling on bordering
streets.
*Provide for improved mass transit
service and facilities.
*Upgrade parking lot and exterior
building lighting to increase night time
safety and crime prevention.
GOAL: Stabilize and improve the business
environment while providing for a sound and
increasing tax base.
OBJECTIVES: *Encourage increased patronage of
existing businesses, and construction
and patronage of new businesses through
improvements in circulation, access,
attractiveness and identity.
6
*Promote a balanced mix of commercial
uses, however preserve the ground floor
of all structures for retail sales and
service uses to create a strong retail
center.
3. Urban Design Goals for the Wheat Ridge Town Center.
a. Turn two underdeveloped commercial nodes into a
unique 45 acre unified shopping center with a
greatly increased sales tax base.
b. Create a TOWN CENTER for Wheat Ridge.
C. Concepts.
(1) Name of the total project: THE WHEAT RIDGE
TOWN CENTER.
(2) Strengthen tree city designation with tree
planting on edge.
(3) Create a heritage park as the central focal
point of the promenade.
(4) Strong use of color in the plantings to last
the full growing seasons.
(5)' Create a safer more attractive parking lot
and circulation area for shoppers as they
drive and walk.
(6) Create strong visual and sound barriers,
through use of substantial landscaping,
berms, fences or walls and grade separation,
in order to provide maximum protection to
residential uses which abut new commercial
.development.
4. Implementation Program.
The Plan calls for a combination of financing methods
including tax increment financing for the Urban Renewal
Project, tax increment bond financing and industrial
revenue bond financing for the private development
projects. To augment the financial implementation
program, it will be necessary to regulate land use and
design in order to achieve all the stated goals and
objectives of this Master Plan. The use of Planned
Development zoning or site plans and overlay zoning
will be required where needed to protect the public
interest.
7
5. Conceptual Plan.
Figure 1 shows the total Project area and illustrates
the urban design concepts in a generalized fashion.
This Figure shall serve as a general guide for future
rezonings, site development plan review, and building
permit review. The Director of Planning and
Development shall review all future development
proposals and building permits to assure compliance
with the conceptual plan as shown in Figure 1 and as
further specified herein. Recognizing that Figure 1 is
a design concept and lacks detail and specificity, it
does provide guidance for future approval decision on
general vehicular circulation and access, and on
building layout and location.
6. Use Areas.
Figure 1 details use categories for various areas
within the Project area. This shall serve as a guide
for future rezonings, site plan reviews, and building
permit reviews. Prior to any development within the
area covered by this plan, the developer shall submit a
site plan which details site design and layout, and
proposed uses. Such site plan and uses shall be
reviewed at public hearings held before Planning
Commission and City Council, for consistency with the
Master Plan, goals and objectives, conceptual plan and
general intent. The public hearings shall be advertised
and posted for public hearing in advance and shall be
decided upon by Council motion.
8
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Kipling Activity Center Master Plan
B. KIPLING ACTIVITY CENTER - Master Plan
1. Description and Purpose
The area generally bound by West 51st Avenue on the
north, Garrison Street on the east, Clear Creek on the
south, and Miller Street on the west, has been designated
by the Wheat Ridge City Council as an Urban Renewal Area.
An Urban Renewal Plan for this area has been approved
and adopted by City Council which describes the area,
sets forth purpose, and identifies project activities and
financing proposals.
It is the intent of this Master Plan and of the adopted
Urban Renewal Plan to create two thriving commercial
centers; one being oriented to the intersection of
Kipling and interstate 70 and filling the needs of the
interstate family traveler, mountain bound tourist,
S business person, conventioners, and other interstate
i9 oriented businesses. The other commercial center would
be oriented to the intersection of Kipling and West 44th
Avenue and would serve the retail, service, and office
needs of both local and pass through traffic. Each such
center should be integrated and unified to the extent
that access to and circulation between individual
developments is both convenient and safe. Although the
Comprehensive Plan - Future Land Use Map currently
illustrates the Kipling Activity Center land use
designation only south of I-70, this plan recognizes the
interface and integration of the land north of I-70 and
thus the commercial Activity Center land use category has
been extended north of I-70.
In order to strengthen the ability to implement the
Kipling Activity Center Urban Renewal Plan, this Master
Plan is made a part of the Wheat Ridge Comprehensive
Development Plan so the major goals, objectives and urban
design concepts are officially recognized through the
master planning process of the City.
The area covered by this Plan is found to have eminent
public interest and therefore should be developed and
used in accordance with the adopted master Plan, and in
furtherance of the stated goals and objectives of the
Wheat Ridge Comprehensive Development Plan. The goals
of the Wheat Ridge Comprehensive Development Plan bein
used in this master Plan are:
IX-
13
"SECTION II. GOALS & OBJECTIVES FOR THE CITY OF WHEAT RIDGE.
II. LAND USE.
GOALS: GENERAL
A. To recognize land as a valuable and limited
resource, which should be used in the best
interest of all citizens. (page II-1)
F. To provide for a moderate growth rate which
will allow the City to provide an adequate level
of services. (Page II-2)
OBJECTIVES:
1. By enacting performance standards for all
development and redevelopment to ensure positive
impact upon the environment, the society and the
economy. (Page II-2)
2. By making extensive use of the PUD zoning
concept to encourage innovation, design
excellence and conservation of land. (Page
II-2)
8. By beautifying the City, using methods such
as development of parkways, burying utility
lines, enforcement of sign and building codes,
and requiring more landscaping on new projects.
(Page II-2)
GOALS: Commercial and Industrial
C. To provide for additional commercial, office and
service uses provided that they are conveniently
located, attractively developed and meet the
demonstrated needs of the City. (Page 11-4) -
OBJECTIVES:
1., By encouraging the development of community
activity centers encompassing a broad range of
land uses, each complementing the other. These
centers must be pedestrian oriented and be
unified architecturally. (Page II-4)
2. By promoting concepts such as shared parking
or parking structures within commercial areas or
activity centers so as to encourage pedestrian
activity, thereby reducing use of the
automobile. (Page II-4)
1X-13
r
)
4. By providing the amount of land required for
I
the community activity centers, by redevelopment
f
i
o
ex
sting commercial areas, if necessary.
(Page II-4)
GOALS: Open Space
OBJECTIVES:
2. By encouraging the use of plazas, landscaped
areas, parkways, open space and buffer areas
ithi
w
n new developments and redevelopments
.
(Page II-4)
III. TRANSPORTATION
GOALS: (Page II-6)
A. To participate in the development of a
well-balanced regional transportation system to
move people and goods in a safe, expeditious and
economic manner.
C. To ensure public safety for pedestrians
,
bicyclists and motorists.
G. To promote the development of community
}
activity centers which will decrease the use of.
th
e automobile.
i
H. To increase the attractiveness of the City's
(
streets. ,(Page II-6)
OBJECTIVES: (Page II-7)
5. By controlling access from businesses along
major streets - by decreasing the number of curb
cuts.
7. By providing more sidewalks, pedestrian
crossings, bikeways and pedestrian bridges.
8. By improving and adding where necessary,
traffic controls and synchronized signs.
10. By promoting and providing incentives for
shared parking and parking structures to
decrease the amount of land devoted to the
automobile, and encourage pedestrian activity.
11. By provision of additional landscaping
along major streets, which will improve the
-
street visually, and also buffer adjoining uses
from th
(
1
e effects of traffic.
IX-14
12. By encouraging screening of parking areas
by use of grade separation, landscaping or
walls. (Page II-7)
"IV. ECONOMIC BASE (Page II-9)
GOALS:
A. To encourage a strong diversified economic base,
which will enable the City to provide quality
services at a reasonable tax rate.
B. To utilize the limited developable
commercial land in a responsible manner.
C. To provide a full range of retail shopping
with special emphasis upon increasing furniture,
clothing and dry good sales.
D. To provide a pleasant shopping environment
which will make shopping in comfort, safety and
convenience possible.
E. To provide incentive for the development of
community activity centers the best method of
achieving the above goals. These centers will
provide a unified shopping environment, and
contain diverse but compatible uses. Pedestrian
activity will be emphasized and hopefully the
design elements will include shared parking or
parking structures, extensive landscaping,
plazas, malls, and a unified sign program. The
result should be an atmosphere conducive to
browsing and comparison shopping, higher sales
volume, and increased feasibility of mass
transit.
OBJECTIVES: _
2., By providing incentives for business to relocate
to the activity centers and by channeling -
appropriate new development to the activity
centers. (Page II-9)
3. By including within the zoning ordinance,
bonuses in lot coverage for such elements as
excellent design of commercial areas. (Page
II-10)"
In addition to the goals and objectives stated in the
Comprehensive Development Plan, the following section
illuminates the need for a Master Plan to further define
and eliminate each of the various commercial activity
centers.
IX-15
"SECTION IV. LAND USE PLAN FOR THE CITY OF WHEAT RIDGE.
The Land Use Plan (Page IV-18)
Concepts: The Land Use Plan concept calls for the
development of three planned commercial centers for
the City. Each center will provide a variety of the
needed goods and services with easy access from the
neighborhood in which it is located. Instead of
providing a collection of activities with no direct
r
interactions, and separated by parking lots and other
11
barriers, these centers will be designed to give a
sense of wholeness. Each center will accommodate a
diversification or blend of activities. Each
activity would be a compliment and therefore a
contribution to all other activities.
These centers could be approached easily by
automobiles along the major arterials. However,
within these centers, circulation would be restricted
to pedestrian scale with well-landscaped malls and
sidewalks. Activities in each center would include
retail trade, offices, service establishments,
restaurants, recreational and amusement
establishments, and public transportation stations.
Medium and high density residences could be
integrated into the center or appropriately located
on the fringes of these activity centers.
i
I
i
1
(
1
The proposed planned commercial centers are to be
located:
In the vicinity of Kipling street between Clear
Creek and Highway I-70. This center would serve
roughly the northern portion of the City. There
is still quite a lot of vacant land here for all
types of development. (Page IV-18) . . .
Although this is a sound concept, one
disadvantage is that it requires a lot of
cooperation from developers, businessmen and the
City for success. The Land Use Plan is based
upon this concept, it is quite important that
all parties involved begin in the near future to
open dialogue and plan strategies that best suit
the desires and needs of all concerned. (Page
II=20)
2. General Goals and Objectives of Kiplinq Activity Center
Master Plan
A. GOAL:
(
Improve or eliminate conditions of blight.
IX-IG
OBJECTIVES:
(1) Upgrade the physical conditions of deteriorated
structures, parking areas, interior circulation
routes, and general grounds appearance.
(2) Improve vehicular and pedestrian
circulation connection, and access opportunities
throughout the Center.
(3) Provide a more efficient use of land and
functional design.
(4) Promote attractive design in new
development and redevelopment which unifies the
entire Center.
B. GOAL:
Establish a unified commercial activity center from
the northern boundary of the City, approximately 51st
Avenue extended, to. Clear Creek on the south, which
focuses on two Development Centers: The Kipling/I-70
Interchange and the Kipling and 44th Avenue
Intersection.
OBJECTIVES:
(1) Encourage increased patronage of existing
businesses, and construction and patronage of
new businesses through improvements in
circulation, access, attractiveness and
identity.
(2) Unify, rehabilitate, strengthen, and
develop the I-70 and Kipling Development Center
to gain maximum retail sales tax generation and
optimize other tax revenue sources from the
Development Center. The customers to be
encouraged because they support and stimulate
each other are: (a) interstate family traveler,
(b) mountain bound tourist, business person,
conventioners, and other interstate oriented
businesses. The needs of the interstate
trucking business, which focuses on the
semi-tractor trailer, is provided for at the
I-70 and Ward Road interchange with the truck
stop. This objective of the I-70 and Kipling
Development Center will be diminished if truck
stop activities are allowed within either the
I-70 and Kipling Development Center or the
Kipling and 44th Avenue Development Center.
IX-I7
(3) unify, rehabilitate, strengthen, and
develop the Kipling and 44th Avenue Development
Center to gain maximum retail sales tax
generation and optimize other tax revenue
sources from the Development Center
Th
.
e
businesses to be encouraged should be oriented
to serve the interstate activates listed above
in #(1), the Kipling arterial/state highway
north-south through traffic and the City wide
and neighborhood traffic that uses the east-west
collector street system. Retail sales
businesses should be the first priority,
followed by service and office uses.
(4) North and east of I-70 and Kipling there
are areas of office and business park uses,
which should be integrated with the overall
center. Retail uses related to those sales,
wholesale, assembly and storage uses should be
encouraged in addition to retail uses such as
restaurants which serve the business community
and surrounding areas.
C. GOAL:
! Improve safety for vehicular and pedestrian
circulation and access.
OBJECTIVES:
( (1) Provide for defined interior circulation routes
as differ.Gntiated from parking lot circulation.
(2) Provide for designated pedestrian walks and
crossings.
(3) Reduce conflict between vehicles entering
and exiting the public street system by
i requiring accel-decel lanes where necessary with
new development or redevelopment.
(4) Provide for improved mass transit service
t and facilities.
(5) Minimize the negative impacts created by
semi-trucks and trailers by discouraging their
use of this Center, and/or by properly providing
for them, where they occur, through proper
design of parking areas and circulation routes.
3. DesirIn and Capital Improvement Concepts for the Kiplinq
Activity Center.
In order to achieve the above stated goals, land use
i control and capital improvement planning will be
_ essential elements contained within this Master Plan.
IX-l8
Figure 3 illustrates proposed land use areas. This shall
serve as a guide for future rezonings, site plan reviews,
and building permit reviews. Figure 4 illustrates the
vehicular traffic circulation routes and control
facilities both existing and proposed, which serve, or
are necessary to serve, these centers. This shall serve
as a guide to future public and private capital facility
planning.
4. Implementation Program.
The Urban Renewal Plan calls for a combination of
financing methods including tax increment financing for
the Urban Renewal Project, Industrial Revenue Bonds, and
Special Improvement District bond financing for the
private development projects. To augment the financial
implementation program, it will be necessary to regulate
land use and design in order to achieve all the stated
goals and objectives of this Master Plan. The use where
needed to protect the public interest. All future
rezonings in the area shall be either Planned Commercial
Developments or straight zoning with conditional site
plan approval.
Figure 3 details use categories for various areas within
the Project Area.
Those use categories are described as follows:
Business Park: A mix of retail, office, service,
commercial, and/or light industrial uses.
Retail/Highway Business: Retail commercial uses
primarily Oriented to the interstate or highway
traffic.
Office/Retail: A mix of retail, service, and/or
office uses.
Public: Pennington Elementary School.
Multi-Family: Camelot Club and Ptarmigan multi-Eamily
developments.
Church: United Methodist Church.
Retail: Primarily retail uses.
Office: Primarily office uses.
Shoppinq Center: A planned development with major
emphasis on retail sales uses.
IX-19
T Both Figures 3 and 4 shall serve as guides for future
1 rezonings, site plan reviews, and building permit
reviews. Prior to any development within the area
covered by this plan, the developer shall submit a site
plan which details site design and layout, and proposed
uses. Such site plan and uses shall be reviewed and
approved by City Council after a public hearing. The
public hearing shall be advertised and posted for public
hearing fifteen (15) days in advance and shall be decided
upon by Council motion.
i
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