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Future Prospects and Visions for a Changing Community

Site Narrative

6501 Lowell, nestled in Adams County, Colorado, is near historic downtown S. Westminster and the E. Arvada border. With a Front-Range mountain view at 2-story development elevation, excellent corner and full-frontage location, while adjacent to the future RTD FasTracks Transit System, the site is brilliant for new infill development.

The site is 7 acres of beautiful historic farmland with 2.5 acres of C4 zoning and the remaining acres of R1C. The land’s suggested-use for rezoning is Transit Oriented Development as C-4 Commercial, High-Density Residential, or Mixed-Use Retail/high Density Residential (all suggested uses as a PUD).

Embracing FasTracks, RTD’s multi-billion dollar transit expansion program: Adams County, Westminster and Arvada are individually undergoing changes to their redevelopment area plans and comprehensive plans to accommodate the transit system, as well as future TOD adjacent developments.

Adams County’s mission statement for developments near the transit system and the zoning of parcels adjacent to the site support the suggested use.  

Historical zoning hearings for this site regard the suggested use and documents are available upon request. For inquiries: mailto:info@saccomanoestates.com

To reach these cities and county visit:

Arvada: http://www.ci.arvada.co.us/

Westminster: http://www.ci.westminster.co.us/

Adams County: http://www.co.adams.co.us/

PUD Zoning allows additional building space and the site lends itself to possible landscape improvements to the Adams County property along the Hidden Lake Outfall Channel, which is adjacent to the parcel along Lowell Blvd.

Street Setbacks from Lowell Boulevard currently exist in the county property and improvements to the property may reduce green belt and landscape requirements, which are consistent with past development trends in Adams County.

Suggested PUD at this particular site is consistent with TOD development, as suggested by “TOD lessons learned, Portland, Oregon”

“To be most effective, TOD should be ‘urban’ even in a suburban setting.  Pedestrian scale design draws people to return again and again.  Urban development supports transit; suburban development does not.  This is a powerful idea once established.  The concept includes mixed use, higher density, buildings at the sidewalk, less private and more public open space, smaller blocks, narrow streets with wider sidewalks, street trees and lights, lower parking ratios, shared parking, parking behind buildings, and on-street parallel parking”.

                                                                      Courtesy of
                                                                                      
Transit Oriented Development Advocate

For more visit “Transit Oriented Development Advocate”: http://www.todadvocate.com/index.html

Site focal points are: infrastructure and public improvements to the site area, immediate utility access, excellent and established site access, a corner and full-frontage parcel with central location to two separate FasTracks transit corridor, limited vacant development parcels in the area, additional parks and recreation and proximity to higher education. These focal points promote the site as a prime development location.

Improvements to the site area include: 1) The widening of Lowell Blvd with curb, gutter and center turning lane, 2) The development of 65th Ave with curb gutter and cross walk at the properties entrance, 3) New in-street public water-lines, 4) A new adjacent bike path and trail way with aesthetic improvements, designed for transit users. 5) Drainage improvements including a new on-site drainage inlet and drainage culvert access into the Hidden Lake Outfall Channel. The Hidden Lake Outfall Channel was implemented for remediation of the 100-500 year flood plain, allowing less restriction to new development and re-development of the area.

New improvements and the immediate access to water, sewer, gas, electric, phone/cable/internet and surface drainage, present and exceptional pad site for development.

Site access includes open, frontage-access from 64th Ave, frontage access at Lowell Blvd at 65th Ave with a full street entrance, curb, gutter and crosswalk and a possible personal, fire exit or additional access at Newton Street.

Excellent for commercial use, this full-frontage parcel has strong traffic counts at the corner of 64th and Lowell.

Counts as follows: 

W. Bound Lane Approach Count: 4,971
          West 64th Ave. E. of Lowell Blvd

E. Bound Lane Approach Count: 6,303
          West 64th Ave. W. of Lowell Blvd

N. Bound Lane Approach Count: 3,915
           
Lowell Blvd. N. of W. 62nd Ave.

S. Bound Lane Approach Count: 4,868
           
Lowell Blvd N. of W. 64th Ave.

Total approach Count. 20,047

Future transit development may increase traffic counts. However, due to the position of the near by stations, the EIS Impact Statement for the S. Westminster Station does not extend to this site. The Federal and Sheridan Stations main thoroughfares are indirect to site.

The site is central to the nearby retail, which exists at 72nd and Federal and 64th and Sheridan. These are newer and older commercial developments, which consist of combined strip malls.  

64th and Sheridan consists of retail centers: Arlington Square, Lloyds King Center and Revina Park. The combined centers include, but are not limited to:  Sonic, Wendy’s, Taco Bell, King Soopers, Dollar Store, Dollar Cinema, Chase Bank, Walgreens, Napa Auto, Diamond Shamrock gas station, and some local retail.

72nd and Federal consists of the following retail centers:  the Westminster Plaza, Rancho Liberio Plaza, and the Laconte Center.  Some of the buildings in the area have been renewed under the urban renewal fund presented by the City of Westminster. Retail in these centers include, but are not limited to: Rancho Liberio (a Mexican grocer), King Soopers, Safeway, Mighty Muffler, Payless, Auto Sound, Compass Bank, Sprint, Star Bucks, Quiznos, Wendy’s, Chase Bank, a dry cleaners, and other local retail. 

An upscale investment for the current and future market forecast on a national level, this site is in correlation with positive investment in the Denver metro area, as well as the nation. High density, barrier entry, urbanizing infill suburbs, and mixed use TOD being foremost in future development trends regarding fastracks as a positive future addition to Denver’s economy.

PricewaterhouseCoopers” and the “Urban Land Institute” 2010 report sates:

Overall market to watch 
                   
“Barrier to entry markets where geographic constraints limit development and help  
                     control overbuilding will be top-market-performers.

In the top ten market locations to watch
                     “Denver avoided the financial industry implosions and its local economy is boosted
                      from  green initiatives—the city is a national hub for companies in alternative energy,
                      wind farm manufacturing, and natural gas.”    

                                                                                         Courtesy of
                                                                                                               PricewaterhouseCoopers
                                                                                                               Urban Land Institute

For more information visit: http://www.uli.org/

Metro Denver’s “Economic Development (Corporation)” hosting information about FasTracks and defining TOD,

“TODs are compact, mixed-use developments situated at or around transit stops. Comprised of housing, office, neighborhood retail, and civic uses, these transit villages are jointly developed with the private sector and are carefully designed to be pedestrian-friendly, human-scale communities. They are sustainable communities where pedestrians are prioritized over automobiles, and residents can work and play close to home.”

                                                                  Courtesy of
                                                                                  Metro Denver Economic Development Corporation

To find more about investing in Metro Denver and TOD visit: http://www.metrodenver.org/

In addition “Public Transportations Takes Us There” states:

“Many of America’s original streetcar lines had a dual purpose: to develop real estate as well as   provide transportation to and from work and the market. Today, this concept is undergoing an exciting renaissance. Communities across the country are reaping the enormous economic benefits of affordable, modern public transportation:

         •             

                    Increased value and income-for property owners

                     •             

   Expanded markets, rising productivity and increased revenues-for business and commercial owners/occupants

                     •             

Enhanced tax revenues for local governments-from rising land values, expanded development and an upsurge in business transactions.”                                                               

                                                                                    Courtesy of
                                                                                                        Public Transportation Takes Us There

For more information visit: www.publictransportation.org

Adjacent to FasTracks, this site is just outside of the 1/2 mile radius to the future Northwest Rail Corridor’s 71st and Lowell South Westminster Station (in the City of Westminster) and central and within the 1 mile radius to the Gold Line Corridor’s Federal Station at W. 60th (in un-incorporated Adams County) and Sheridan Station (in the City of Arvada). The two separate corridors will provide passenger service to Denver Union Station and routing to DIA. 

“Denver Union Station is the largest transportation redevelopment project in North America. Built to accommodate pedestrian traffic from 10 modes of transit and six public plazas while preserving the historic station, the Union Station Neighborhood is destined to transform downtown Denver.”

For more information and current updates visit: http://www.unionstationdenver.com  

                                                                                Courtesy of
                                                                             Denver Union Station Neighborhood Co

To view all public information regarding FasTracks and the two individual corridors visit:

www.RTD-FasTracks.com

The proposed TOD and adjacent transit projects are the “Clear Creek Transit Village” and “Midtown”.

The “The Clear Creek Transit Village” is anticipated to be a 21-acre metro district, with multiple millions-of-dollars of infrastructure improvements. The development is proposed to be a transit village in Adams County for the Federal Station, Gold Line Corridor.

The “Clear Creek Transit Village Vision Plan” and the “Clear Creek Valley TOD Plan” may be viewed online.

For current and accurate information Visit: http://www.thetodgroup.com/Projects.php

And http://www.co.adams.co.us/index.cfm?d=standard&b=1&c=26&s=130&p=1194

“Midtown” is Denver’s first mixed use residential village in the US. A “Brookfield Residential Properties Inc.” development (Formerly “Carma Colorado Inc.”) and is in proximity to the Pecos and S. Westminster Station and CBD.

For current and accurate information, contact the developer and visit:

http://www.brookfieldrp.com/content/our_markets/denver_co-25151.html

Future transit bus lines and pedestrian accommodations with RTD bus routes, from neighboring developments to the transit system, will help accommodate and remove parking hassles for transit users. In addition, bike paths, pedestrian ways and sidewalks have already been implemented in some areas and will continue with direct routes to parks and recreation, trails and the transit system, helping to create a user friendly transit environment. 

The Eagle P3 Program is a public/private partnership funded by a combination of both private and public dollars. This will fund the FasTracks Commuter Rail Maintenance Facility, the East Corridor and Gold Line (rail lines), which include the Federal Station and Sheridan Station, and a short electrified segment of Northwest Rail, including the 71st and Lowell South Westminster Station.

Phase 1 of this project, recently initiated, includes the Commuter Rail Maintenance Facility and the East Rail Corridor to DIA.

Phase 2 will complete the Gold Line Corridor and its stations, and the short, electrified segment of the Northwest Rail Corridor including the 71st and Lowell South Westminster Station.

Ongoing City and County Improvements with the City of Westminster’s Revitalization Initiative and Adams County’s long-term plan for public and infrastructure improvements, give eager opportunity for stimulating urban renewal, and prompting ‘much needed’ public and infrastructure improvements in Adams County.

Please visit the city of Westminster and Adams County web pages for more in depth, current and accurate information regarding this project:

Westminster Revitalization: http://www.westminsterrevitalization.org/

Adams County: http://co.adams.co.us/index.cfm?d=standard&b=1&c=96&s=357&p=1271

Newly completed and current developments in close proximity include the adjacent R-4 zoned Lakeshore Living near the “Senior Center at The Lake” and the new “Hodgkin’s Elementary School”, which has replaced the old “Baker Elementary”, which was adjacent to the site and is now closed.

An exceptional area for recreation, the new bike and trail-way adjacent to the site leads to local parks and trails, such as “Clear Creek Trails,” “Hidden Lake,” “Donald R. Critchfield Sports Complex at Hidden Lake Park,” “Jim Baker Reservoir” and a future park “Hyland Hills Clear Creek Valley Park.”

The future “Hyland Hills Clear Creek Valley Park” is central to the future Gold Line’s Sheridan and Federal Stations and in close proximity to the site. 

The park consists of 85 acres zoned Public Lands and currently in the conceptual phase. Conceptual visions include permanent open-space preservation with camping, boating, fishing, hiking and biking. Sports devotees will enjoy new amenities of multiple use fields, open turf areas and sports fields. In addition, cultural and edifying visions of playgrounds, community-gardens, farmers-market and a festival area with a covered stage entice the imagination of those anticipating this extraordinary future Community Park.

The land has been purchased and a conceptual plan presented to the public. Variations to the plans and final development or phased development are contingent upon a water augmentation plan, irrigation, final approvals, final improvements and a variety of funding, which include state and local grants, fund raising and the annual Hyland Hills budgetary.

Hyland Hills Parks and Recreation District, who own the public lands for this future park, are also the founders and builders of one of America’s largest family water parks, “Water World” North of Downtown Denver. Visit: http://www.hylandhills.org/

Close proximity to educational facilities with daycare, elementary schools, private schools and featuring Higher Education among the internationally acclaimed Regis College and the newly opened Westminster High School and Five Career Academies, making this site a preferred residential location for families, students, transit-using and higher-education students.

The New Westminster High School and Five Academies, with its futuristic architectural design and 365,000 square foot educational-like-forum, hosts Standard Based Education (students working and growing at their own pace and students grouped by what they know.)

This beautiful public school announced their metro-wide premiere of Five Career Academies. These include academies of: “Architecture, Construction and Engineering,” “Health, and Bio-medical,” “Global Business,” “Visual and Performing Arts,” and “Liberal Arts,” including the International Baccalaureate, an internationally acclaimed educational program second to none in college preparatory curriculum, which is included in the Liberal Arts Academy.

The objective of the career center is to prepare students for college and provide training for jobs not requiring a degree in the area of training. Accredited classes from the school and Academies may be transferred to a college or university of choice, allowing students to earn public-paid college credits while attending High School. 

To hear more about this exciting educational facility, academies and standard based education,  

Visit: www.adams50.org

And: http://www.adams50.org/196520223123836717/site/default.asp

Market Profile in the area: includes polar sources for income-per-capita, large differentiation in average-home-price, ethnic and social diversity and mixed uses of retail/commercial, industrial and residential, including (R 1-4) zonings, along with public lands, parks and recreation. Together, these present a diverse community for Mixed Use Urbanization and a premier TOD site, while envisioning and correlating with current Urban Development and Social Trends.

Visit Adams County Economic Development: http://www.adamscountyed.com/



info@saccomanoestates.com


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