HomeMy WebLinkAbout05-16-2022 Study Session Agenda PacketSTUDY SESSION AGENDA
CITY COUNCIL
CITY OF WHEAT RIDGE, COLORADO 7500 W. 29th Ave. Wheat Ridge CO May 16, 2022
6:30 p.m.
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Public Comment on Agenda Items 1. Preferred Concept Designs for the “Green” on 38th Avenue
2. Residential Bulk Plane 3. 44th Ave. Subarea Plan Update
4. Staff Report(s)
5. Elected Officials’ Report(s)
Memorandum
TO: Mayor and City Council
FROM: Patrick Goff, City Manager
DATE: April 12, 2022 (for May 16, 2022 study session)
SUBJECT: Preferred Concept Designs for the “Green” on 38th Avenue
ISSUE:
The 38th Avenue Streetscape project has been a priority for City Council for over a decade. While the redevelopment of the Green does not directly implement that priority, it is a logical first step in extending streetscape improvements from the West 38 mixed-use project and creating a public gathering space on the City’s main street and in the heart of downtown. A consensus was reached by
City Council in 2018 to engage a designer to develop conceptual designs for the Green. Architerra
Group was hired by the City in August 2018. A comprehensive community engagement process (see Attachments 1-3) was completed since that time to obtain feedback from key stakeholders and the public. Based on that feedback, Architerra Group has created two preferred design options which they will present to City Council at the April 18, 2022 study session for further discussion and
direction.
PRIOR ACTIONS:
•At the April 2, 2018 study session, a consensus was reached by City Council to engage a
designer to develop conceptual designs for the Green.
•City Council provided consensus at the October 21, 2019 study session to bring forward afinal preferred concept(s) to City Council at a future study session.
FINANCIAL IMPACT:
The initial work to develop conceptual designs for the Green was completed at a cost of $28,584.80. The 30% design development work was contracted for an amount not-to-exceed $64,895. If direction is received to complete final design and construction drawings, the estimated cost would be between $425,000 and $500,000. This fee will be negotiated with Architerra if consensus is received
by City Council to proceed with final design. There is adequate funding in the 2022 Open Space
Fund budget for this expense.
BACKGROUND: The 2005 Neighborhood Revitalization Strategy (2005 NRS) focuses on the repositioning of Wheat
Ridge as a vibrant community. In particular, the NRS urges the City to pursue policies that encourage redevelopment and to promote 38th Avenue as a destination main street and pedestrian-oriented place. Strategy 6 specifically calls to “accelerate and shape the development along 38th Avenue” because “Wheat Ridge is a community that lacks a defined center.” The NRS emphasizes the need to attract strong households, and ultimately the provision of an appealing, pedestrian-
Item No. 1
Preferred Concept Designs for the Green May 16, 2022
Page 2
oriented destination such as 38th Avenue helps to create that household demand. In 2009, this vision of a main street on 38th was reinforced in the City’s comprehensive plan,
Envision Wheat Ridge. The plan specifically describes the future of the 38th Avenue corridor from
Wadsworth to Pierce as “a transit and pedestrian friendly ‘main street’ that features an extension of streetscape and urban design improvements that have been completed between Sheridan Boulevard and Harlan Street.” Enhancing community character and design is one of six key values on which the comprehensive plan is based. This includes a call to enhance the image of the City’s commercial
corridors and specifically “to coordinate, fund, develop, and maintain streetscape improvements.”
The 38th Avenue Corridor Plan, adopted October 2011, refines the main street vision and outlines specific action steps for revitalization. The plan addresses a wide range of recommendations related to branding, signage, housing, private development, public improvements, art, zoning, and community events all of which contribute to a feeling of place. Specifically, the plan recommended
the following actions items pertaining to the Jefferson County School District property:
Guiding Principle Action Vitality Work with Jefferson County School District to consider utilizing the large surface parking lot that abuts 38th Avenue for
non-school events such as farmer’s markets, family or youth
bike rodeos, overflow parking or civic functions. Guiding Principle Action Vitality Work with Jefferson County School District to consider long
term re-investment of their underutilized land along 38th
Avenue (vacant land fronting 38th and parking lot) for mixed use development and community functions such as community gardens and corridor parking
Guiding Principle Action
Appeal Create public plazas or gathering places along the corridor at activity nodes for public gatherings Subsequent to the adoption of the 38th Avenue Corridor Plan, the City hired a design firm to
design conceptual streetscape improvements to 38th Avenue. As part of Phase II of that scope of
work, Entelechy, the consultant urban designer, also designed conceptual designs for modifications to the school’s vacant property along 38th, generally referred to as the “Green”. Already used for many City events such as the Criterium and Brewfest, Friday Night Live, RidgeFest, and the Holiday Celebration, in partnership with the School District, the
improvements would be intended to improve its functionality for these and other special events
and for community passive uses. A primary recommendation in the 2019 Neighborhood Revitalization Strategy (2019 NRS) Update is to reinvest in the City’s primary corridors including 38th Avenue. It suggests the City
complete “funding, final design and construction” of 38th Avenue streetscape improvements.
In August 2018, with Council’s direction from the April 2018 study session, staff engaged with Architerra Group, a local landscape design firm, to develop conceptual designs for the Green. Architerra developed multiple options and those were presented to focus groups of interested
Preferred Concept Designs for the Green May 16, 2022
Page 3
stakeholders, including various school district representatives, Stevens Elementary parents, Localworks and 38th Avenue businesses. Some of the designs maintained the current footprint of the Green, while others altered that orientation such that it would occupy the entire frontage
along 38th Avenue and relocate the school’s parking and student drop-off area to be a buffer
between 38th Avenue, the Green and the school. This preferred concept design orientation has several advantages:
• Meets the School District’s security/safety goals by providing a parking lot and circulation area that is protected from the street, more convenient to the building entry and will be perceived as being safer by providing a buffer between the elementary school and its outdoor playground and the various activities that occur on the Green.
• Provides a more efficiently designed parking lot, while maintaining the same number of spaces.
• Gives the Green a stronger street presence and visibility, furthering the City’s goal of highlighting 38th Avenue as the City’s “main street.”
• Provides a logical extension of streetscape improvements that were installed as part of the private development immediately to the west – West 38. The City and the School District have an existing agreement that allows for shared use of the
Green, which has been in place for the last several years. The School District continues to be
supportive of this redesign and continued shared use, which as noted above, meets important goals for both the City and District. Staff acknowledges the importance of getting a solid long-term agreement that memorializes both parties intent for this to be a shared use facility between the City and School District. We have similar shared-use and maintenance agreements at several
of our schools. The District also has a recent example of a long-term use agreement with the City
of Arvada, which can serve as a template for a long-term agreement on this property. RECOMMENDATIONS: Staff is seeking further direction and consensus from City Council to complete the necessary
final design and construction documents for the Green at 38th.
ATTACHMENTS: 1. Architerra summary of design process and public outreach 2. Online survey takeaways
3. Online survey feedback
4. Green at 38th – Concept A 5. Green at 38th – Concept B
Green at 38th
Council Update for Study Session
Green at 38th
Architerra has been working with the City since 2018 in developing concepts for the Green at 38th.
Following is a brief summary of the process to date.
Stakeholder Meeting #1
October, 2018
A meeting was held with a stakeholder group that the City had assembled. The group included
representatives from City of Wheat Ridge, Jefferson County Schools, Stevens Elementary, Localworks, and
local business owners. The purpose of the meeting was to develop a set of goals for the project, and
understand the needs of the various stakeholders. The following items were identified as important elements
and consideration for the project:
• Include a formal performance space
• Desire for a permanent structure for shade and performance support.
• Desire for this space to be a social gathering space
• Need something to draw people to the park when events are not occurring. A water feature is
desirable for this purpose.
• Need to provide shade/cover
• Should be self-contained so that adjacent roads don’t need to be closed for festivals and events
• Create a visual and physical boundary/separate between the school and the public space
• Keep a large open green space
Conceptual Design
2019
Architerra developed 4 conceptual plans that explored various alternatives for separating the park and school.
After discussion, Jefferson County Schools agreed to partner with the City for the project. The City and
Jefferson County Schools selected an alternative that reconfigures the parking for Stevens Elementary to
improve parking lot circulation and provide a continuous buffer between the park and the school. This
layout also provides the park with the entire street frontage along 38th St. between Upham St. and High Ct.
City Council Meeting
October 2019
The concept plan was presented to City Council.
Project on hold for Covid
March – September, 2020
Stakeholder Meeting #2
September, 2020
The City and Architerra held a second meeting with the stakeholders to review the process to date, share the
updated plan, and discuss ideas for further developing the design. The following items were identified as
important considerations in developing the plans:
• Continue to work with Jeffco Schools to further refine the circulation on the site.
• Consider flexible space that allows for food trucks to park and booths to be set up.
• Consider stage infrastructure: power, raised stage, size TBD, lighting, transparency.
ATTACHMENT 1
• Ensure visibility into the park from the school.
• Consider restroom and trash/recycling locations for festivals/events.
• Ensure that design materials and aesthetics are appropriate for Wheat Ridge.
• Interactive art could be another way to activate the space if a water feature isn’t feasible.
Design Development
October 2020 – July 2021
Architerra developed 2 concept plans based on the desired parking lot layout and the input provided by the
stakeholders.
Concept A
This is a symmetrical design centered around a civic green. Key features of the plan include
• Civic Green/Event Lawn
• Stage/Outdoor Classroom
• Festival Promenade (walkway with space for food trucks/festival booths)
• 38th Avenue Terrace (plaza space with seating and gas fire pit)
• Sculptural Playground
• Game Grove (game space with ping pong tables, chess tables, seating)
Concept B
This concept has a dynamic design that utilizes the Festival Promenade as an organizing feature. Key
features of this plan include:
• Civic Green/Event Lawn
• Stage/Outdoor Classroom
• Festival Promenade (walkway with space for food trucks/festival booths)
• Upham Street Terrace (a flexible plaza space with an interactive water feature, tables, and shade)
• The Grove (lounge chairs with shade trees overlooking the Civic Green)
Public Meeting
September, 2021
Architerra presented the two concept plans to the public at an in-person public meeting at the Wheat Ridge
Recreation Center. The meeting was attended by approximately 40 people.
Online Outreach
September and October, 2021
The City shared both concept plans along with a video explanation of the project and detailed descriptions of
each concept on What’s Up Wheat Ridge. Residents provided feedback on the plans through the What’s Up
Wheat Ridge website.
Summary of Public Comment
The public feedback demonstrates strong support for the project. The online questionnaire asked for
feedback about which plan was preferred, as well as what aspects of the plans people preferred. Concept B
was slightly preferred, though the responses showed a nearly equal preference for both plans. A summary of
responses is attached.
WHAT RESPONDENTS HAD TO SAY
“I’M SO EXCITED TO SEE THE GREEN BE PUT TO PROPER USE!”“EITHER CONCEPT WOULD BE A BOON TO ALL OF WHEAT RIDGE BUSINESSES IN THE AREA AND WOULD TURBOCHARGE THE REVITALIZATION OF THE 38TH AVENUE CORRIDOR.”
“THERE NEEDS TO BE INCORPORATION OF SUSTAINABILITY”
“AS A LOCAL BUSINESS OWNER WHO HAS SET UP A BOOTH AT MANY RIDGE AT 38 EVENTS, I LOVE THE IDEA OF HAVING A GREAT VENDOR SPACE IN THE DESIGN”
“I PREFER CONCEPT B BECAUSE IT IS SHIELDED FROM 38TH AVE. MORE - YOU GET TO EXPERIENCE A REAL COMMUNITY SPACE THAT FEELS LESS LIKE IT IS ON A BUSY STREET.”
“I HAVE CONCERNS ABOUT THE HOMELESS POPULATION IN THIS AREA AND IT BEING SAFE”
“AS A STEVENS PARENT, I AM SO EXCITED TO SEE THIS!”
“I’M CONCERNED ABOUT MAINTENANCE AND PROTECTION FROM VANDALISM.”
“WHILE THERE WILL BE FESTIVALS OCCASIONALLY, THESE PROPOSED FEATURES WILL DRAW DAILY USE BY FAMILIES.”
“I THINK EITHER OPTION WILL BE GREAT FOR THE COMMUNITY!”
“THIS WILL BE A HUGE IMPROVEMENT OVER WHAT IS THERE NOW.”
“THIS PROPOSED RECONFIGURATION OF THE OPEN SPACE BETWEEN UPHAM AND HIGH IS AN INCREDIBLE OPPORTUNITY TO CREATE THE EPICENTER FOR DOWNTOWN WHEAT RIDGE.”
“REALLY LIKE THE COMMUNAL SPACE THAT CONCEPT A BRINGS FOR ALL AGES.”
THE GREEN AT 38TH
ONLINE PUBLIC ENGAGEMENT FEEDBACK ARCHITERRA GROUP ARCHITERRA GROUP ATTACHMENT 2
WATER FEATURE SHADED AREAS STAGE
ORIENTATION
PLAY STRUCTURE FIRE PIT
Many respondents expressed
interest and excitement for
some type of interactive
water feature. Respondents
mentioned the draw for visitors, especially families with kids
during the warmer months and
the lack of currently existing
interactive water features in
Wheat Ridge. The uniqueness of this type of element and
ability to activate the space
during non-event times was also
a common theme for those in
favor of this element.
There were also concerns
brought up by other respondents. These generally
were related to the seasonality
of a water feature, cost and
maintenance required for
upkeep, potential of unhoused individuals using the water and
concerns related to the amount
of water usage required to
operate the water feature.
Respondents had mixed feelings
on the fire pit element. Those
who were excited about it
said it would be a unique draw
especially during non-event times and would create a
gathering place.
Respondents who were
concerned about the fire pit
shared worries about lack of
use, encouraging unhoused
individuals to camp and increased liability/maintenance
for the city.
Most respondents who
mentioned the play structure
responded with positive
feedback and comments that
focused on the year-round usability, family-friendly nature,
and low cost of ongoing
maintenance.
Concerns about the play area
were mostly limited to a handful
of respondents who felt that
there are already sufficient play options in the area (school
yards) and concerns of noise
from active uses like a play
area.
The desire for shade, whether
natural or otherwise, was
another common theme from
respondents. People in general
responded more positively to the shaded seating options in
Concept B around the Upham
Street Terrace and the Shaded
Grove.
There were concerns as well
that these shaded areas could
create spaces that might be used for illegal camping.
The orientation of the stage
showed up in several comments
with a few people noting the
potential of late day sun to
impact the West facing stage of Concept B. This would primarily
impact the performers on stage
and not the audience.
Some others noted the Civic
Green fronting the stage and
shared thoughts on how best to
accommodate events there. Several respondents also voiced
support for a raised stage like
that in Concept B to provide the
best viewing experience.
The Green at 38th Concept
Survey
SURVEY RESPONSE REPORT
13 February 2020 - 20 October 2021
PROJECT NAME:
The Green at 38th
Attachment 3
SURVEY QUESTIONS
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 1 of 29
Q1 Which concept best provides space for festivals, events, movies, and concerts?
60 (33.9%)
60 (33.9%)
61 (34.5%)
61 (34.5%)
40 (22.6%)
40 (22.6%)
4 (2.3%)
4 (2.3%)12 (6.8%)
12 (6.8%)
Concept A Concept B Both Neither Other Comments (please specify):
Question options
Optional question (177 response(s), 2 skipped)
Question type: Radio Button Question
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 2 of 29
Q2 Which concept best includes uses that will draw visitors to the park outside of scheduled
events?
59 (33.3%)
59 (33.3%)
61 (34.5%)
61 (34.5%)
44 (24.9%)
44 (24.9%)
4 (2.3%)
4 (2.3%)9 (5.1%)
9 (5.1%)
Concept A-38th Ave Terrace (firepit and seating), Sculptural Playground, Game Grove
Concept B – Upham Street Terrace (interactive water feature, shaded seating area), Seating Grove Both Neither
Other Comments (please specify):
Question options
Optional question (177 response(s), 2 skipped)
Question type: Radio Button Question
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 3 of 29
Q3 What do you like best about Concept A? (check all that apply)
Park Entrances Festival Promenade 38th Ave Terrace Performance/Outdoor Classroom Civic Green
Sculptural Playground Game Grove Nothing Everything Other Comments (please specify)
Question options
10
20
30
40
50
60
70
80
90
54
67
61
71 70
80
60
10
23 22
Optional question (177 response(s), 2 skipped)
Question type: Checkbox Question
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 4 of 29
Q4 What do you like least about Concept A? (check all that apply)
Park Entrances Festival Promenade 38th Ave Terrace Performance/Outdoor Classroom Civic Green
Sculptural Playground Game Grove Nothing Everything
Question options
5
10
15
20
25
30
35
40
45
50
55
60
65
9 10
19
12
17
40
52
58
5
Optional question (170 response(s), 9 skipped)
Question type: Checkbox Question
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 5 of 29
Q5 What do you like best about Concept B? (check all that apply)
Park Entrances Festival Promenade Upham St. Terrace-interactive water feature
Upham St. Terrace-shaded seating area Shady Grove Civic Green Performance Area Nothing
Everything Other Comments (please specify):
Question options
10
20
30
40
50
60
70
80
90
100
110
44
53
104
91 89
54
63
10
17
14
Optional question (175 response(s), 4 skipped)
Question type: Checkbox Question
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 6 of 29
Q6 What do you like least about Concept B? (check all that apply)
Park Entrances Festival Promenade Upham St. Terrace-interactive water feature
Upham St. Terrace-shaded seating area Shady Grove Civic Green Performance Area Nothing
Everything
Question options
5
10
15
20
25
30
35
40
45
50
55
25
17
38
14
22
14
29
52
9
Optional question (162 response(s), 17 skipped)
Question type: Checkbox Question
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 7 of 29
Q7 Which best represents the project vision as stated in the video “Create a flexible and safe
gathering space that can be used for community events, concerts, and festivals while also
providing a physical buffer and separation from the school space.”
57 (32.0%)
57 (32.0%)
59 (33.1%)
59 (33.1%)
50 (28.1%)
50 (28.1%)
3 (1.7%)
3 (1.7%)9 (5.1%)
9 (5.1%)
Concept A Concept B Both Neither Other Comments (please specify)
Question options
Optional question (178 response(s), 1 skipped)
Question type: Radio Button Question
The Green at 38th Concept Survey : Survey Report for 13 February 2020 to 20 October 2021
Page 8 of 29
THE GREEN AT 38TH
Concept A
38th Ave.
STEVENS
ELEMENTARY
REDESIGNED
PARKING LOT
(79 SPACES)GAME GROVE
- PING PONG TABLES
- GAME TABLES
38TH AVENUE TERRACE
- GAS FIREPLACE
- SEATING- CAFE LIGHTS
STREETSCAPE
IMPROVEMENTS
SAN-O-LET ENCLOSURE
Hi
g
h
C
t
.
Up
h
a
m
S
t
.
FESTIVAL PROMENADE
- TABLES
- FESTIVAL SPACE
- TREES- LIGHTING
ARCHITERRA GROUP
SCULPTURAL
PLAYGROUND
STAGE/OUTDOOR
CLASSROOM
CIVIC GREEN
0' 10' 20' 40'
SCALE: 1" = 20'NORTH
ATTACHMENT 4
REDESIGNED
PARKING LOT
(79 SPACES)
FESTIVAL PROMENADE
- SEATING
- FESTIVAL SPACE
(FOOD TRUCKS, TENTS, ETC.)
- TREES
- LIGHTING
STREETSCAPE
IMPROVEMENTS,
THE GREEN AT 38TH
Concept B
ARCHITERRA GROUP
38th Ave.
Hi
g
h
C
t
.
Up
h
a
m
S
t
.
STEVENS
ELEMENTARY
CIVIC
GREEN
STAGE/OUTDOOR
CLASSROOM
ENTRY FEATURE
MECHANICAL
BUILDING FOR WATER
FEATURE AND
SAN-O-LET ENCLOSURE
UPHAM STREET TERRACE
- FLEXIBLE PLAZA SPACE- CRUSHER FINES WITH SHADE TREES
- MOVEABLE TABLES AND CHAIRS
- INTERACTIVE WATER FEATURE
THE GROVE
- CRUSHER FINES SURFACE
- SHADE TREES
- LOUNGE CHAIRS
- SEAT STEPS
SHADE STRUCTURE
0' 10' 20' 40'
SCALE: 1" = 20'NORTH
ATTACHMENT 5
Memorandum
TO: Mayor and City Council
THROUGH: Kenneth Johnstone, Director of Community Development Patrick Goff, City Manager
FROM: Lauren Mikulak, Planning Manager
DATE: May 6, 2022 (For May 16 Study Session)
SUBJECT: Residential Bulk Plane
ISSUE: In 2016, the City Council adopted Ordinance 1613 which included new zoning regulations in
Chapter 26 of the code pertaining to bulk plane. Currently, bulk plane applies only to detached single-unit dwelling in the R-1C and R-3 zone districts. During the 2021 City Council strategic planning session, the potential to adopt such regulations in all residential zoning districts was identified as a priority. The topic was discussed by Council in May 2021, but there was a lack of consensus on how to proceed. The purpose of the May 16, 2022 study session is to discuss bulk
plane again and seek direction on a potential ordinance. This memo contains background information as well as new content related to zoning analysis and public input.
BACKGROUND:
What is Bulk Plane? Historically, the City has regulated the size, scale and massing of single-unit and duplex homes in three ways: 1. By limiting the size of footprint of the home,2. By limiting the overall height of the home, and
3. By requiring minimum separation, or setbacks, from the perimeter property lines.
Bulk plane adds an additional regulation by adding a diagonal line that also limits vertical construction. By adding the diagonal limit, a building or upper story is required to increase its distance from the property line as it gets taller. This typically still allows multi-story
construction, but it increases the separation between homes by either increasing setbacks, increasing upper floor stepbacks, and/or modifying roof forms to be peaked instead of flat.
These regulatory approaches (with and without bulk plane) are illustrated in Figure 1 and 2 on the next page.
Item No. 2
2
Current Code Bulk plane has been part of the zoning code since 2016. Section 26-642 of the code explains that bulk plane is measured at 15’ above the property line and a 45-degree angle as shown in Figure 2. As noted above, bulk plane currently applies only to detached single-unit homes in the
R-1C and R-3 zone districts; it applies to new homes, additions, and accessory structures. The addition of bulk plane regulations to the Wheat Ridge zoning code came after a series of study sessions and public hearings, including:
• four study sessions with City Council (July 18, 2016; August 15, 2016; October 3, 2016;
and October 17, 2016),
• two study sessions with Planning Commission (July 21, 2016; and September 15, 2016),
• one public hearing with Planning Commission (October 20, 2016), and
• two public hearings with City Council (August 22, 2016; and November 14, 2016). All agenda packets and minutes for these meetings are available on the City’s website.
Figure 1: No Bulk Plane
The size of a home on this
lot is constrained by the
maximum building height
and by minimum setbacks
from the property lines.
Figure 2: With Bulk Plane
The size of a home on this
lot is constrained by the
maximum building height,
by minimum setbacks from
the property lines, and by
the diagonal bulk plane.
3
The creation of bulk plane regulations in 2016 was largely in reaction to infill construction that was occurring in East Wheat Ridge. At the time, staff recommended that City Council consider
applying bulk plane regulations to single-unit homes in all residential zone districts. In zone
districts with larger lots and larger setbacks, the bulk plane would not have a significant impact, but on smaller lots it would ensure that development is scaled back as it gets taller, regardless of zoning. Because East Wheat Ridge is predominantly zoned R-1C and R-3 (with predominately smaller lots), City Council implemented bulk plane regulations in only those two zone districts.
During the 2021 City Council strategic planning session, the potential to apply bulk plane regulations in all residential zoning districts was identified as a priority. This was discussed last year, in May 2021, but there was a lack of consensus on how to proceed. Staff continues to recommend more widespread applicability as described further below.
Public Feedback In 2016, while considering new bulk plane regulations, the City conducted an online survey to gauge public sentiment on residential development standards, including bulk plane and height. Among 286 respondents, there was strong support for a bulk plane regulation of some sort, and
there was not strong support to further restrict overall building height in residential zone districts.
The Let’s Talk Resident Engagement Program began in October 2020, and so far, has engaged six of 10 neighborhoods in the City covering all Council Districts. In response to resident feedback related to development and housing, each blitz has asked residents for their opinions on
expanding bulk plane to apply to more residential areas. There have been 394 responses from six
neighborhoods, expressing similar sentiments as 2016 with significantly more support than opposition. These levels of support are illustrated below.
Figure 4: 2020-22 Let’s Talk Respondents –
What’s your opinion of expanding bulk
plane rules?
Figure 3: 2016 Survey Respondents –
To what extent do you support bulk
plane regulations?
4
Zoning Analysis – Development Standards There are 26 different zone districts in the City, and among these there are eight base residential
zone districts in Wheat Ridge. Those eight districts are listed in Table 1; all eight districts allow
detached single-unit dwellings. For the four districts which allow duplex or multi-unit construction (R-2 and R-3 series), the code requires increased setbacks or stepbacks for multi-story duplex or multi-unit buildings which are more restrictive than bulk plane. For this reason, the discussion of bulk plane is focused only on detached single-unit homes.
The table below shows the size, width, and setback requirements which apply to new single-unit lots and homes in each residential zone district. Table 1: Single-Unit Residential Standards by Zone District
Zone District
Minimum
Lot
SIZE (sf)
Minimum
Lot
WIDTH (ft)
Minimum
FRONT
Setback (ft)
Minimum
SIDE
Setback (ft)
Minimum
REAR
Setback (ft)
Residential-One (R-1) 12,500 100 30 15 15
Residential-One A (R-1A) 9,000 75 25 10 15
Residential-One B (R-1B) 7,500 60 25 5 10
Residential-One C (R-1C) 5,000 50 20 5 5
Residential-Two (R-2) 9,000 75 25 5 10
Residential-Two A (R-2A) 7,500 60 25 5 10
Residential-Three (R-3) 7,500 60 25 5 10
Residential-Three (R-3A) 7,500 60 25 5 10
In four of the zone districts (R-1B, R-2A, R-3, and R-3A), the same standards apply. This is illustrated by Figure 5 below which shows the five prototypical lot sizes and setbacks for single-unit homes. The developable area is shown in yellow in the middle of the lot with setbacks
shaded gray.
Figure 5. Prototypical Lots for Detached Single-Unit Homes
Zone
District R-1 R-1A R-1B R-2A
R-3 R-3A R-1C R-2
Lot Size 100’ wide x 125’ 75’ wide x 120’ 60’ wide x 125’ 50’ wide x 100’ 75’ wide x 120’
Minimum
Setbacks
30’ front
15’ side 15’ rear
25’ front
10’ side 15’ rear
25’ front
5’ side 10’ rear
20’ front
5’ side 5’ rear
25’ front
5’ side 10’ rear
5
On smaller lots, bulk plane ensures that home designs are scaled back as they get taller regardless of zoning. In six of the eight zone districts (all but R-1 and R-1A), the minimum side
setback is 5 feet. Bulk plane can have an impact on these narrower setbacks because it will
require a setback over 5 feet for a two-story home and a setback over 10 feet for a three-story home (see Attachment 2). The purpose of bulk plane is to preserve neighborhood compatibility, privacy, and the adequate supply of light and air, and for this reason, staff is recommending at a minimum that bulk plane be applied to all zone districts with 5-foot minimum side setbacks.
In zone districts with larger lots and larger setbacks, the bulk plane would not have a significant impact. Bulk plane would have less impact on the 15-foot setbacks in R-1, making a difference only for a three-story home; it would have some impact on the 10-foot side and rear setbacks that are required in several districts. The specific impact of bulk plane on setback depends on a
variety of factors including average grade, finished floor elevation, and ceiling height.
The diminishing impact of bulk plane in R-1 and R-1A is illustrated in Figures 6 and 7, below. Figure 6 shows the development envelope, or the portion of the property within which development could take place when height and setback limits apply. Figure 7 shows the
development envelope with bulk plane added. Bulk plane has an impact in all districts for taller
structures as evidenced by the angled plane at the corners. (Note: Because of lot coverage maximums, the massing of a home would be smaller than the development envelopes depicted below; the volume shown illustrates the space within which a home could be placed.)
Figure 6. This image shows the development envelope in each zone district without bulk plane.
Figure 7. This image shows the development envelope with bulk plane. While the impact of bulk
plane is diminished with larger setbacks. It still has an impact for structures proposed at the
maximum height at the setback.
R-1
R-1B R-2A
R-3 R-3A
R-1A
R-1C R-2
R-1
R-1B R-2A
R-3 R-3A R-1A
R-1C R-2
6
Attachment 2 shows elevations from building permit records illustrating not only how bulk plane is assessed, but also real-life examples of homes that have complied with the bulk plane in the
last several years in Wheat Ridge.
Applying Bulk Plane Citywide There are several reasons why staff recommends applying bulk plane citywide, and they relate to nonconforming setbacks, messaging, and accessory dwelling units.
In all zone districts, there are existing homes with nonconforming setbacks. This means there are homes which predate the standards in Table 1 and have smaller setbacks than currently allowed. Section 26-120 of the code allows additions to single-unit homes to be constructed in line with nonconforming setbacks. This means, for example, that if a home in the R-1 zone district has a
5-foot setback instead of the required 15-foot setback, a vertical or horizontal addition or
accessory structure can be added at the existing 5-foot setback. When bulk plane was adopted in 2016, the nonconforming regulations were amended such that bulk plane would still apply regardless of nonconforming setbacks, meaning additions or
detached accessory structures cannot be built in line with the nonconforming setback. Section
26-120.C.1 (Nonconforming structures and uses) reads as follows (bold text was added in 2016): Any one- or two-family dwelling structure or customary accessory structures may be enlarged, altered or added to provide that all lot coverage requirements of the zoning
district in which the structure is located are met, and provided that the enlargement,
alteration or addition does not increase the extent of nonconforming setbacks by encroaching beyond the existing setback line. The residential bulk plane standards set forth in section 26-641.A shall apply to any enlargement, alteration or addition of or to both the primary structure and any accessory structures to the primary
structure. In instances of corner lots, no enlargement, alteration or addition shall be
permitted to encroach within the minimum sight distance triangle as set forth in subsection 26-603B. In addition, no enlargement, alteration or addition which extends within the nonconforming area shall result in the development of any additional dwelling units.
Applying bulk plane in all residential zone districts (including R-1 and R-1A) would ensure that for properties with nonconforming setbacks any addition, upper story, or accessory structure would need to comply with the bulk plane. Having bulk plane standards apply to existing nonconformities does not preclude additions, second stories or accessory structure, but ensures
that new improvements are stepped back and preserve neighborhood character.
If bulk plane is applied to all properties with detached single-unit homes, messaging to the development and design community and to the general public would be significantly clearer and more direct. As it stands now, there has been some confusion among applicants as they try to
determine bulk plane applicability, reconciling the bulk plane standards in Section 26-642 and
the zone district standards in Article II. City-wide applicability would also improve the messaging related to accessory dwelling units (ADUs). Detached ADUs will be permitted on all residential properties with detached single-unit
7
homes, and bulk plane is proposed to apply to all detached ADUs regardless of zoning. If bulk plane doesn’t apply to all structures on those properties, the applicability of different code
provisions could be confusing for customers and homeowners.
In staff’s opinion the goal of improving communication outweighs the minimal impact of bulk plane in R-1. For these reasons, staff recommends applying bulk plane regulations in all eight residential zone districts.
Zoning Analysis – Zone Districts As mentioned above, bulk plane currently applies only in the R-1C and R-3 zone districts. For reference, Attachment 1 shows all residential zone districts in the City. R-1C and R-3 are concentrated in East Wheat Ridge. Together they constitute about 18% of all residentially-zoned
land and 24% of residentially-zoned parcels. Table 2 below shows the distribution of residential
zone districts based on land area and total count of parcels.
Table 2. Distribution of Residential Zone Districts
Zone District Land Area Parcels
Planned Residential Development (PRD) 6 % 4 %
Residential-One (R-1) 23 % 14 %
Residential-One A (R-1A) 8 % 9 %
Residential-One B (R-1B) 1 % 2 %
Residential-One C (R-1C) 7 % 12 %
Residential-Two (R-2) 44 % 48 %
Residential-Two A (R-2A) 0.3 % 0.2 %
Residential-Three (R-3) 11 % 12 %
Residential-Three (R-3A) 0.1 % 0.1 %
Total 100 % 100%
Staff is recommending that, at a minimum, bulk plane be applied to the six zone districts that have 5-foot minimum setbacks (R-1B through R-3A). That would mean bulk plane would apply
to two-thirds of all residentially-zoned land and to three-quarters of all residential parcels.
RECOMMENDATIONS: Staff recommends applying bulk plane City-wide in all eight R-series zone districts. If there is not Council consensus for such approach, staff recommends, at a minimum, applying bulk plane
to all single-unit properties in the six zone districts that have 5-foot setbacks: R-1B, R-1C, R-2,
R-2A, R-3 and R-3A. Staff is seeking direction on these recommendations. At City Council’s direction, a draft ordinance could go directly to Planning Commission and then to City Council for a first reading
and public hearing. Adoption could occur as quickly as summer 2022 and would apply to new
permits submitted after the effective date. ATTACHMENTS: 1. Residential zoning map
2. Bulk plane examples
8
Attachment 1. Residential Zoning – This map shows all residentially-zoned land within Wheat Ridge.
9
Attachment 2. Bulk Plane Examples
The following pages show elevations of single-unit homes. They are taken from building permit
records over the last few years and illustrate how real homes have complied with bulk plane regulations. These include 1-, 2- and 3-story homes. Green, blue, and yellow shading shows the impact of bulk plane as building height increases.
Example A
Zoning R-1C
Minimum Side Setback 5 feet
Implications Bulk plane does not affect this 1-story home. The narrower side
setback is at 5’6” (shaded in blue).
10
Example B
Zoning R-1C
Minimum Side Setback 5 feet
Implications This 2-story home has 5-foot setbacks for the first story (shaded in
blue). The setbacks for the 2-story portion range from 6.5 to 8.5 feet
(shaded in green) because of the bulk plane. The eave
encroachment is allowed as a permitted architectural encroachment
under Sections 26-611 and 642.
11
Example C
Zoning R-1C
Minimum Side Setback 5 feet
Implications This 2-story home has a 7-foot setback (shaded in green) because of
the bulk plane.
12
Example D
Zoning R-1C
Minimum Side Setback 5 feet
Implications This 3-story home has a 5-foot setback for the first two stories
(shaded in blue). The massing of the third story (shaded in yellow)
complies with the bulk plane by stepping back to be narrower in
width and also by featuring a peaked roof. The dormer
encroachment is allowed as a permitted architectural encroachment
under Sections 26-611 and 642. Building height is measured at the
mid-point for peaked roofs allowing the uppermost portion of the
peak to exceed 35 feet.
13
Example E
Zoning R-1C
Minimum Side Setback 5 feet
Implications This 3-story home has a 5-foot setback for the first story (shaded in
blue). The 2-story portion has a 7-foot setback (shaded in green)
because of the bulk plane. The third story (shaded in yellow) complies
with the bulk plane by stepping back to be narrower in width and also
by featuring a peaked roof.
14
Example F
Zoning R-1C
Minimum Side Setback 5 feet
Implications This home is 2-stories at the street with a third story at the rear. The 2-
story portion has a 7’ setback (shaded in green). The second-story roof
and the flat-roofed third story (shaded in yellow) complies with the bulk
plane by stepping back to be narrower in width and also by featuring a
peaked roof resulting in a setback exceeding 13’ on the right side.
Memorandum
TO: City Council and Mayor
THROUGH: Ken Johnstone, Community Development Director Patrick Goff, City Manager
FROM: Stephanie Stevens, Senior Planner
DATE: May 3, 2022 (for May 16 Study Session)
SUBJECT: 44th Avenue Subarea Plan Update
PURPOSE The purpose of this study session is to provide City Council with an update on the W. 44th Avenue subarea planning process, public engagement and preliminary findings from the existing conditions scan completed thus far.
BACKGROUND On December 9, 2019, City Council awarded a contract to MIG, Inc., a professional planning firm, to lead the community through the subarea planning process. This effort was put on hold due to the pandemic and need to prioritize the Lutheran Master Plan.
The City of Wheat Ridge and consultant team, MIG Inc., restarted the W. 44th Avenue Subarea Plan in early 2022, and it will proceed throughout the year. The plan will focus on W. 44th Avenue between Youngfield Street and Clear Creek (near Field Street) and will more broadly include the portion of the City between Clear Creek and I-70. The plan will combine public input
with technical analysis to establish a long-range vision and guiding principles for the W. 44th Avenue planning area which will guide public and private investments in the future.
This ten-month process will culminate in a written document that supplements and amends the City’s Comprehensive Plan. MIG will prepare a subarea plan document which will include
development of an implementation and action strategy, documentation of the subarea plan in an iterative series of drafts, and a final report. The final plan is anticipated to come before Planning Commission and City Council in October.
PROJECT STATUS
Engagement for the 44th Avenue Subarea Plan began in January 2022 and will be active through the end of the year. So far, the project team has engaged with over 150 community members in the initial visioning phase (see Engagement Status Report attached). Trends are emerging around the following ideas:
•Improving intersections and addressing multimodal transportation connections which has
been at the forefront of the conversation.
Item No. 3
2
• Creating a balanced development strategy that honors diverging viewpoints around
change (feedback shows 50/50 split for desiring big change vs. no change); and
• Promoting increased investment in a variety of forms, including beautification along the
street and on private properties, investment in commercial properties and nodes, and
establishment of complementary land uses not currently present on the corridor.
In addition to engagement, the initial visioning phase included an existing conditions scan conducted by MIG, Inc. to determine applicability of existing plans (Envision Wheat Ridge, Fruitdale Subarea Plan and the Bicycle & Pedestrian Master Plan), as well as identify existing
strengths and amenities, development constraints, and locations for catalytic development activity. The attached project boards provide more information on the background, information presented during the first round of engagement, a summary of the overall process, and preliminary findings
based on the existing conditions scan. Focus group and advisory committee summary boards are also attached to provide an indication of feedback received through the first round of engagement. The online visioning reports can also be found on the What’s Up Wheat Ridge project page. A synthesis memo from MIG, Inc. is attached to further summarize input received thus far.
Technical analysis of the market, traffic and opportunities are being conducted in parallel with engagement and the existing conditions scan to guide ultimate recommendations of the plan and ensure it is based in reality and actionable.
MIG, Inc. will report out on the existing conditions scan, findings from the first round of engagement, and status of technical analysis during their presentation at the May 16 study session. The information gathered from the initial visioning phase will be used to inform the next phase
of the project where the project team will begin evaluating preliminary concepts and recommendations to be presented at the next round of public meetings for input, before moving on to the final phase which will be to establish the development framework and implementation. Future Engagement
Each phase of the project comes with additional engagement opportunities, including advisory committee meetings, focus group meetings, public meetings, online engagement and presence at local events wherever possible to gain more input. A comprehensive list of opportunities for community input includes:
• Online engagement activities posted to the What’s Up Wheat Ridge project page, which
include mapping activities and videos, community surveys and more
• Three advisory committee meetings in January, May and August
• Three sets of focus group meetings in February, June and August
• Three community-wide public meetings in February, June and September
• Presence at local events and activity centers such as the Wheat Ridge Recreation Center, Performances in the Park, Dumpster Days, Carnation Festival and more
• Study sessions with Planning Commission and City Council in May and August with adoption hearings in October
3
CITY COUNCIL FEEDBACK REQUESTED The next step of the planning process is to use the existing conditions scan and public feedback
to inform preliminary recommendations. The project team is requesting that City Council come
to the May 16 meeting prepared to discuss the public feedback received during the visioning phase. Staff is further requesting that Council help to identify any feedback or comments that are perceived to be missing from the conversation before the project advances to the next stage.
ATTACHMENTS:
1. Project Boards 2. Focus Group and Advisory Committee Summary Boards 3. Engagement Status Report 4. Engagement Summary Memo from MIG, Inc.
introduction
•Existing Conditions Scan
•Visioning
•Key Trends and Issues
Advisory
Commitee
Meeting #1
Advisory
Commitee
Meeting #2
Advisory
Commitee
Meeting #2
Focus
Groups,
Round #1
Focus
Groups,
Round #2
Focus
Groups,
Round #2
Public
Meeting #1
Visioning
Public
Meeting #2
Preliminary
Concepts
Public
Meeting #2
Implementation
Late Jan Mid May Mid AugustEarly Feb Early June Late AugustLate Feb Mid June Mid Sept
TIMELINE
PROJECT ELEMENTSABOUT THE PROJECT
WHATSUPWHEATRIDGE.COM/44TH-AVENUE
COMMUNITY ENGAGEMNT WINDOW #1 COMMUNITY ENGAGEMNT WINDOW #2 COMMUNITY ENGAGEMNT WINDOW #3
West 44th Avenue is one of the City’s primary east-west
corridors, and the 44th Avenue Subarea Plan will provide a
long-range planning document for the western portion.
The plan will focus on W. 44th Avenue between Youngfield
Street and Clear Creek (near Field Street) and will more
broadly include the portion of the City between Clear Creek
and I-70. This western segment of W. 44th Avenue is not
simply a corridor; it is the connection between the eastern
and western portions of the City, for the transit-oriented
development (or TOD) at Wheat Ridge · Ward Station, for
Clear Creek Trail, for the Clear Creek Crossing development
at the City’s far western edge, and for numerous adjacent
residential neighborhoods. The Envision Wheat Ridge
Comprehensive Plan(External link), adopted in 2009,
classifies W. 44th Avenue as a Neighborhood Commercial
Corridor and the primary east/west corridor for the City.
Per the community input gathered through the recently
updated Neighborhood Revitalization Strategy(External link)
and the ongoing Let’s Talk resident engagement program,
the community wants to see improvements made to the
aesthetic of its primary corridors, and W. 44th Avenue is a
priority among those. Today, W. 44th Avenue has a mix of
conditions that create a unique context for future planning
and redevelopment.
PROJECT BOUNDARYPROJECT BOUNDARY
ANDERSON PARK, LOOKING WESTANDERSON PARK, LOOKING WEST
FOUNDATION
IMPLEMENTATION
SYNTHESIS •Goals and Policies
•Opportunities Analysis
•Recommendations
•Prioritization
•Funding
ATTACHMENT 1
relevant plans
ENVISION
WHEAT RIDGE
COMPREHENSIVE PLAN
NEIGHBORHOOD
WHEAT RIDGE
ADOPTER 2019
FRUITDALE
SUBAREA PLAN
ADOPTED 2007
BICYCLE & PED
MASTER PLAN
ADOPTED 2017
The City’s Comprehensive Plan Envision
Wheat Ridge was adopted in 2009 and
includes a key chapter describing the
Structure Plan for the City. The Structure
Plan map corresponds with the key values,
goals, and policies and balances current
conditions, guidance from previous
Subarea Planning efforts, community
input, and market forecasts and analysis.
According to the Comprehensive Plan,
the Structure Plan is intended to provide
strategic guidance and general land uses
for future redevelopment.
The Subarea represents many of the
Structure Plans’s designations, including
Parks and Open Space, Neighborhoods,
Mixed-Use Commercial, and various
commercian corridors and centrs.
The 2019 NRS Update focused on answer-
ing the question: “How do we make the
most of the assets we have resurrected,
nurtured, invested in, grown, and must now
optimize?” Key findings were organized
into four categories: Community Content-
ment, A Strengthening Market, Primary
Corridors, and Neighborhoods. Further
specificity was provided through priority
recommendations, from which two are be-
ing implemented through this plan:
• Complete corridor plan for 44th Avenue from Wad-
sworth to Youngfield. While the plan area does not
include the Bel Aire neighborhood along 44th Avenue,
it is looking much more comprehensive at the area be-
tween I-70 and Clear Creek, and the role the corridor.
• Design appropriate neighborhood-based engage-
ment, communication and planning strategies
This Plan sets forth a vision for the future
of the Fruitdale Sub-area, representing a
geography about a third of the size of the
44th Avenue Subarea. Though nearly 15
years old, many of the recommendations
are still applicable today, such as:
• Encourage and support the revitalization and redevelop-
ment of properties along W. 44th Avenue
• Work with property owners to improve and maintain the
condition of properties in the area through commercial
and residential rehabilitation programs.
• Address traffic flow and pedestrian safety issues by in-
vestigating traffic improvements and the addition of saf-
er pedestrian crossings on W. 44th Avenue
• Work to promote Prospect Park and the Historical Park
as community assets.
The City completed an update to its
Bicycle and Pedestrian Master Plan in
2017. The plan serves as guidance to
construct, enhance and improve bicycle
and pedestrian routes and connections
throughout the City.
Among the items addressed in the plan
are missing gaps in the system, high
priority destinations such as schools, parks,
business areas as well as others to include
access to transit and overall safety needs.
Goals to support the vision included:
• Complete a connected network of comfortable bicycle
facilities.
• Create a walkable city that is comfortable and safe for
residents of all ages and abilities.
• Improve connections between all types of transporta-
tion, especially transit.
• Increase access to the region’s parks, major destina-
tions, and recreational opportunities.
• Create a plan that is implementable and sensitive to the
Wheat Ridge context.
• A large range of zone district designations
exist along 44th Avenue, west of Kipling,
created an eclectic, though at times mis-
matched, character through the area
• The urban renewal district boundaries are
largely focused along Kipling and at the
west end of the project area and allow for
some greater potential for change
• Employment is currently restricted to the
northeastern corner of the project area
zoning
INITIAL FINDINGS
• Residential and Agricultural zone district
designations apply to most of the existing
housing in the area, as well as some of the
larger parks.
• 44th Avenue, between Kilpling and Clear
Creek has a relatively uniform commercial
zone district designation creating a bit of
uniformity
LEGEND
A C
E
B D
F
A
E F
C
B
D
mobility
LEGEND
• Most North and south streets dead end
at project boundaries and do not provide
good options for East West connectivity
(excepting the frontage road.) This is in
part due to the large, agrarian uses in the
northwest quadrant.
• Due to East West connectivity issues,
movement through the project area is
largely restricted to the major corridors
which need to accommodate all modes of
transportation.
INITIAL FINDINGS
• Bicycle and pedestrian connections to
Clear Creek from the southern residential
neighborhoods are largely provided by
informal social paths.
• Connections across I 70 are largely
restricted to Carr, Garrison, Kipling, and
Tabor, and excepting Garrison, there are no
safe bicycle or pedestrian options.
A C
E
B D
F
A
E
F
C
B
D
amenities
LEGEND
• The Baugh House, Fruitvale Farms, the
Hitorical Park provide non-traditional
community amenities that reflect the
character of the area.
• Wheat Ridge (including this project area) is
served by the large recreation center just
south of the project boundary, on Kipling.
INITIAL FINDINGS
• Numerous schools throughout the project
area provide restricted play opportunities.
• The three major parks all provide unique
amenities, Anderson Park contains an
outdoor water play amenity, Fruitvale
Park contains a dog park, and Prospect
Park contains active sports fields and an
accessible water body.
A C
E
B D
F
A
E
F
CB
D
natural systems
LEGEND
• Numerous industrial uses along the Clear
Creek corridor, especially heavy industrial
uses, both block access and create
perceived environmental impact concerns.
INITIAL FINDINGS
• Extensive tree canopy can be found along
the Clear Creek corridor, within established
residential neighborhoods, and in larger
clusters in the northwest quadrant.
• Floodplain insurance requirements make
reinvestment or redevelopment along the
southern project boundary challenging.
A C
E
B D
F
A
E F C
B
D
mobility II
CRASH SUMMARY
• There were 147 crashes durign the three years of crash data
from DRCOG (January 1, 2017 to December 31, 2019).
• The locations with the most crashes are at:
• 44th Avenue and Kipling Street,
• Kipling Street and I-70 ramps, and
• Kipling Street and 48th Avenue.
• There are no trends in the location of bicycle- and pedestrian-related crashes.
• The locations with the most crashes are at:
• 44th Avenue and Ward Road, and
• 44th Avenue and Hollad St.
• The most common movement where crashes occurred were
due to vehicles making a left turn. These intersections are a
combination of signalized and unsignalized intersections.
• This project will use the crash data to determine countermeasures
that will reduce crashes at these high crash locations.
CRASH TABLES
CRASH MAPCRASH MAP
The crash map highlights pedestrian involved crashes, bicycle-involved crashes, and crashes resulting
in severe injury (there were no fatal crashes in the project area during the analysis period).
The sidewalk network on 44th Avenue through
the study area is complete, without missing gaps.
The sidewalk along Kipling Street is inconsistent,
with a segment missing on the east side of the
road between 44th Avenue and 48th Avenue. Sidewalks are
inconsistent on many of the local roadways within the study
area as well. Many of the streets on the west side of the project
area do not have sidewalks to access 44th Avenue.
Regional Transportation District (RTD) operates two
fixed route bus services through the study area—
along 44th Avenue (route 44) and Kipling Street
(route 100). Route 44 connects downtown Denver to the Ward
Road/I-70 Park-n-Ride, operating along 44th Avenue. Service
operates between 5:00 AM and 12:00 AM at 1-hour frequency
(except during the morning peak hours and afternoon peak hours
when it operates at 30-minute frequencies) seven days a week.
Route 100 travels along Kipling Street through the project area
and connects Westminster (US 36 & Sheridan Boulevard Station) to
Lakewood (Federal Center Station). This route also provides
connections to the Flatiron Flyer at US 36 & Sheridan Station,
G Line at the Arvada Ridge Station, and W line at the Federal
Center. Service operates between 5:30 AM and 6:30 PM at 1-hour
frequency Monday through Saturday and a reduced service
schedule on Sundays.
The majority of bus stops in the study area have a bench and a
sign with the bus route information, but lack additional amenities
including a shelter, bike rack, or garbage.
TRANSPORTATION
The Clear Creek Trail passes through the southern
part of the project study area. The Clear Creek
Trail is a regional trail that provides an off-street
connection between the South Platte River Trails
in Adams County to the City of Golden. There are
also local trails that travel through Fruitdale Park, Prospect
Lake Park, and Anderson Park. There are no existing bike lanes
in the project area, but there are several proposed low-stress
bike corridors for future implementation. There are bike lanes
proposed on 44th Avenue east of Kipling Street and several
other locations that will provide people biking with low-stress,
direct access to 44th Avenue and the Clear Creek Trail.
BICYCLE
PEDESTRIAN
Type of Crash % of Total Crashes
Pedestrian-
Involved
1%
Bicycle-Involved 0.2%
Rear End 37%
Sideswipe 19%
Broadside 17%
Approach Turn 14%
Head On 0.4%
North-bound South-bound East-bound West-bound
Total Left Turn
Crashes
14%39%29%18%
Movement % of Total Crashes
Slowing 5%
Stopped in Traffic 1%
Making Right Turn 6%
Making Left Turn 28%
Making U-Turn 1%
office/retail/general
commercial
housing
market/economy
The subarea’s current economic role is a location for residents to
access service oriented and retail goods businesses. The subarea has
a diverse mixture of businesses, some of which are not prevalent in
other parts of the city. However, the area has lacked reinvestment
and growth in business activity in the recent past.
The objective of this plan is to identify how the city and its
partners can provide a built environment, regulatory framework,
and infrastructure and service network that allows businesses and
residents to thrive. The major considerations for this plan effort
regarding economic vitality are:
• What should the economic role of the 44th Avenue Subarea be in the future?
• Should its role expand beyond being a destination for services and retail goods? If, yes
then what types of businesses and activities are desired?
• What assets, amenities, or infrastructure are missing to achieve the desired economic
vision for the subarea?
The 44th Avenue Subarea has a population of 5,248 residents,
which accounts for 16 percent of the citywide population.
The subarea has decreased in population since 2000 but has
experienced recent growth in housing units in the past decade
which is driving a regrowth of population.
The 44th Avenue subarea currently has 2,797 jobs located in
the subarea. The subarea has over 300 businesses located in it.
The mixture of businesses is diverse with many service-oriented
businesses within different industries. The industries with the most
employment (jobs) in the subarea are professional services, retail
trade, and construction.
The Subarea has 17 percent of the
citywide inventory and a vacancy rate of
12.4 percent, which is higher than the
citywide average. There has been no
recent new office development in the subarea, but some reinvestment/renovation of
existing office buildings.
The retail and commercial space currently has a vacancy rate of 4.2 percent and
rent for an averae of $17/SF, which is lower than the citywide average. The subarea
has experienced more retail/commercial development activity than new office
development in the past decade including the redevelopment/improvement of the
Swiss Flower Shop.
Most of the housing units (approx. 60-
65%) are single family detached and
attached housing for-sale units. The
remaining 35-40% of units are multifamily
for-rent units. The single family detached
and attached units vary greatly in age
and condition from historic early 1900
homes to recently built duplexes, triplexes and townhomes. Almost all of the multifamily
apartments in the subarea were built in the 1960’s and 1970’s. Multifamily apartments in
the subarea are renting between 25 - 30% below the citywide average.
DEMOGRAPHIC
CONDITIONS
ECONOMIC
CONDITIONS
REAL ESTATE MARKET
CONDITIONS
(economic) ROLE OF CORRDIOR
CRASH TABLES
ECONOMIC VITALITY
POTENTIAL FOR CHANGE
One of the primary objectives of the subarea plan is to
promote economic vitality along the subarea to support
the surrounding neighborhoods and the citywide economic
health. Defining economic vitality and the subarea’s current
economic role is necessary to provide direction for economic
development-oriented actions.
Economic Vitality within
44th Avenue subarea means:
The 44th Avenue Subarea is an active and attractive
destination for businesses to provide services and goods
that support the residents of Wheat Ridge and surrounding
communities.
The subarea is being evaluated to understand what the
potential that each parcel in the subarea might be developed
or redeveloped in the future. The analysis is meant to identify
where potential change (e.g., construction of new buildings,
changes in built environment/form, etc.) may happen in the
subarea. This will help guide efforts to focus investment and
tailor land use regulations to ensure change occurs in a way that
supports the vision for the subarea.
This potential for change analysis is being completed by
evaluating the existing economic opportunity, land use
opportunity, and community character conditions throughout
the subarea. The criteria and measurements that are proposed
to be used to evaluate the subarea include:
Building Vacancy:
Is the building fully vacant, partially vacant, or occupied?
Owner Occupied/Renter Occupied:
Is the building/parcel used by its owner or rented to a tenant(s)?
Total Value:
Assessor Parcel Value
Build to Land Value Ratio:
Improvement value divided by land value
Parcel Size:
Parcel acreage big enough for new development
Floor Area Ratio:
Building size compared to the parcel size
Visibility:
Is the parcel visible from 44th Avenue or other major roadways?
Access: Is the parcel directly accessible via car from 44th Avenue?
Building Age:
Is building 50 years old or older?
Building Form:
Does the building fit with corridor vision?
Desired Uses:
Is the parcel used for a use compatiable with corridor vision?
Community Role:
Does the parcel contain a community serviing asset/use?
economic opportunity
community character
land-use opportunity
44th avenue subarea plan
Focus Group #1 | meeting #1 | 2022/02/07
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TOP PRIORITIES
1.Safety first (Ward/Truck Stop)
2.Walkability of 44th (achieved through many
means)
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44th avenue subarea plan
Focus Group #2 | meeting #1 | 2022/02/07
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VISION AND GOALS
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Longstanding
business that
celebrate
Wheat Ridge's
History Could 'pop'
more
Largely a
bedroom
community, with
some locally
serving retail
West Metro
needs
primary job
creation - not
retail
Need
employment
not based on
retail
When I-70 backs
up, 44th
becomes the
alternate route
Pedestrian safety/
connectivity can be
improved
throughout
Needs to be a
functioning arterial
- lanes need to be
maintained (with
minimal impacts)
Mixed Use zoning
(light industrial,
others) to
encourage change -
see Lakewood/W
Colfax
Wheat Ridge has
responsibility to
build employment
base -
redevelopment old
housing stock
Redevelop
older housing
stock for
employment
base
Current walking
experience
along 44th, W of
Kilping is BAD.
Not a great "feel" as a pedestrian
Increased
access to
Clear Creek
For
Pedestrian
Crossings:
Refuges
Different ways to
approach pedestrian
accommodation along
44th - vegetated
buffers, meandering
sidewalks, etc.
Zoning
opportunities to
accommodate
uses like Clear
Fork
Mix of housing
opportunities to
respond to
growing needs of
families (other
household types)
Light Industrial: Not
Heavy Industrial
(with outdoor
storage) - well
contained without
sensory impacts
Likely Mixed Use,
some pads, likely not
industrial/storage in
this area due to
current development
interests
Incredible community asset
Real estate around
Anderson Park
seems very
underutilized - ice
cream and beer
after soccer
Current vacancy
should focus on
community
serving retail
needs
Think of Lions/
Parfet Park in
Golden and
Creek Activaton
Be careful with
"over" retailing
- strategic
around noods
"Eyes of the
trail"
through
activation
Productive
light
industrial
space
Floodplain
impacts
redevelopment,
even if Truck
School was not
here
44th avenue subarea plan
Focus Group #3 | meeting #1 | 2022/02/03
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gems of
local
businesses
COMMENTS/QUESTIONS
Primary
job
creation
Include R & D,
light industrual
and other job
supporting uses
in zoning
allowance
VISION AND GOALS
Okay with
existing
curb-to-curb
"land locked" by
other
communities - in
need of its own
vibe and
resources
Tree cover and amenities
along 44th to create a better
pedestrian feel
+
improved connections to
Clear Creek
Need better
and more
diverse
housing
Need
supporting
commercial
uses around
Anderson Park
We have too
much retail -
needs to be
thoughtful
moving forward
Activate
Clear Creek
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44th avenue subarea plan
Focus Group meeting | 2022/02/09
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1
Engagement Status Report – May 2022
Meetings:
The initial visioning phase of the project has included 1 open house event, 2 online engagement
activities, 5 meetings of the stakeholder and focus groups, and 2 upcoming public study sessions. The
dates of these events included the following:
•January 31 – Advisory committee meeting – 14 members
•February 3 - Business/Residential focus group A meeting – 5 members
•February 7 – Business/Residential focus group B meeting – 5 members
•February 7 – Business/Residential focus group C meeting – 5 members
•February 9 – Residential focus group meeting – 10 members
•February 23 – Open house public meeting #1 – ±60 attendees
•February 24 - Visioning Survey and Mapping Exercise (February 21 meeting + online + printed) –
31 responders
•March 26 – Intercept Event at Wheat Ridge Recreation Center - ±30 attendees
•May 16 – City Council study session
•May 19 – Planning Commission study session
Direct Mail:
•The City’s Connections newsletter is mailed to every household and business in Wheat Ridge and
is the primary source of direct mail for citywide projects such as this one. The project has
appeared in 1 edition of Connections so far:
- March – This project first appeared in the March (2022 winter/spring) Connections as
an introduction to the project to inform of the project start and upcoming engagement
activities, opportunities to get involved, and to point people to the What’s Up Wheat
Ridge project page for specific dates.
- May – The 44th Avenue Subarea Plan project will be featured in the 2022
spring/summer Connections and will include advertising of the second public meeting to
be held on June 21, 2022 at the Wheat Ridge Recreation Center from 4:30-6:30pm.
•Postcards were mailed to residents in Fruitdale Park and Anderson Park in conjunction with Let’s
Talk Resident Engagement Program to notify of the joint open house event with Let’s Talk and
the 44th Avenue Subarea Plan on February 23.
ATTACHMENT 3
2
Email:
Several different distribution lists were utilized to send email updates directly to stakeholders:
• Mayor’s Matters is a monthly e-newsletter containing updates on the City’s latest news, current
projects, and upcoming events. It is mailed on or just before the 1st of each month. The project
has appeared in five (5) consecutive newsletters as a specific project update and included in the
calendar of events. Those months were: January, February, March, April and May 2022.
• An email was sent to all active board and commission members on January 7 to inform of the
project launch and directing recipients to the What’s Up Wheat Ridge page to register and
subscribe for updates; and on February 18 to remind of the upcoming public meeting.
• What’s Up Wheat Ridge allows users to register on the site and subscribe to various projects.
The City can send newsletters through the site to all registrants or to the subscribers of specific
projects. A total of five (5) emails have been sent so far:
- 1/4/22
- 2/17/22
- 2/24/22
- 3/9/22
- 3/22/22
Traditional Media:
• Formal press releases are released to local newspapers and media at key milestones by the City:
- December 28, 2021 by the City “City of Wheat Ridge Launches West 44th Avenue
Subarea Planning Process” and included advertising of the first public meeting on
February 23
• The Neighborhood Gazette prints 16,000 copies and will include multiple stories related to the
project:
- February 2022 “Join Neighborhood Engagement Programs And Help Make Our City Even
Better” and included advertising of the first public meeting on February 23
Social Media:
The City’s social media channels are used to advertise project-specific events including upcoming public
meetings and active surveys:
• Next Door posts on January 5, February 8, February 17, February 22, March 11, March 23
(posted to all neighborhoods within the City)
• Facebook posts on January 4, February 9, February 16, February 22, February 24, March 23 (the
City has 2.4k followers)
• Twitter posts on February 16, March 11, March 23 (the City has 779 followers)
Social media posts also include notice of Connections, Mayor’s Matters, and City Council meetings/study
sessions.
Miscellaneous:
• The front page of the City’s website included a news flash for the project 1-2 weeks before the
public meeting, intercept event, and online visioning activities.
• Public meetings were included on the City’s website calendar.
• Verbal updates were provided at Planning Commission meetings from January through April.
3
What’s Up Wheat Ridge:
In addition to emails sent to registrants and subscribers (see page 2), the What’s Up Wheat Ridge
platform allows staff to see how many people interact with the site.
• The project site launched on December 28, 2021.
• As of May 5, 2022 there were 1.9K unique visitors to the project page. Of these, 1.4K individuals
interacted with the project in some way (downloaded documents, viewed key date details,
visited multiple pages, or engaged in an activity).
• The chart below shows the volume of pageviews and visitors for the duration of the project so
far. It peaked in March with 1,209 pageviews which correlates with the timing of the online
visioning activities.
P L A N N I N G / D E S I G N / C O M M U N I C A T I O N S / M A N A G E M E N T / S C I E N C E / T E C H N O L O G Y
518 17th Street,
Ste 630
Denver, CO 80202
P (303) 440-9200
www.migcom.com
CALIFORNIA
BERKELEY, FULLERTON,
LOS ANGELES, PASADENA,
RIVERSIDE, SACRAMENTO,
SAN DIEGO, SAN JOSE
AND SONOMA
COLORADO
DENVER
OREGON
PORTLAND
TEXAS
SAN ANTONIO
WASHINGTON
SEATTLE
TO: City Council and Mayor
FROM: MIG, Inc.
DATE: May 3, 2022 (for the May 16 and May 19 City Council
and Planning Commission Study Sessions)
SUBJECT: 44th Avenue Subarea Plan Update –
Phase 1 Key Themes
Through the varied methods of input that was provided through Phase
1 of the Subarea Planning Process, three key themes rose to the top.
These themes build upon initial near-term priorities already identified
as part of the Let’s Talk Resident Engagement Program. Those themes
are:
•Comprehensive Investment in 44th Avenue
•Overall Connectivity
• Strategic Future Development
From the three key themes, community members provided comments
that were often categorized in the following categories regarding their
vision for the corridor. Those categories included:
• Beautification
•Sustainability
•Commercial Emphasis
•Non-vehicular connectivity and mobility
•Amenities
•Supportive Development
•New Regulations or Incentives
• Preservation
•Specific Projects
‘Supportive Development’, including housing, is at odds with
‘Preservation’, highlighting diverging viewpoints for the future of the
subarea. However, both positions in support and in opposition to
change, were largely supportive retail uses. The ability to encourage
retail development, amongst other strategies noted by the community,
will be explored in Phase 2.
ATTACHMENT 4
P L A N N I N G / D E S I G N / C O M M U N I C A T I O N S / M A N A G E M E N T / S C I E N C E / T E C H N O L O G Y
When asked what their greatest concern was in achieving their vision, community input largely fell
into the following categories:
• Funding
• Opposition to Change/Development
• Support for Change/Development
• Current Aesthetics/Atmosphere
• Affordability
• Safety and Access
• Low-Quality or Incompatible Development
• Private Ownership
• Regulatory Support
Once again, ‘Opposition to Change/Development’ and ‘Support for Change/Development’ are at
odds with one another. However, a greater concern was placed on the quality of any new
development, rather than the use of said development.
Within the three key themes, there were multiple subtopics and supplemental considerations of
interest to the community. By theme, some of those other elements included:
• Comprehensive Investment in 44th Avenue
o Mixed-Use or Commercial emphasis east of Kipling
o Residential or Neighborhood emphasis west of Kipling
o Gateway and connective infrastructure at Clear Creek crossing.
o Public and private realm investment focused on expanded pedestrian/bicycle
space, increased tree canopy, etc.
• Overall Connectivity
o Additional vehicular and pedestrian crossings of 44th, west of Kipling
o Increased, defined access to the Clear Creek Corridor
o Additional signage and wayfinding
o North/south connections, west of Kipling and across I-70
• Strategic Future Development
o Addressing the Truck Stop
o Minimizing auto-centric uses
o Enhancing and expanding existing amenities
o Concentrated development, focusing commercial and residential in key locations
o Minimizing impact to existing single-family residential neighborhoods
Numerous other topics were touched on through the various methods up input, but the above
provides a summary of some of the more frequent topics and considerations.