Existing Conditions Report
Administrative Draft | August 2013
Contents
Cover
Table of Contents
I. INTRODUCTION………………………….......…….…....... I-1
Project Overview…...………………………………………... I-2
Project Goals…..………………………………………………I-3
What is a Neighborhood Plan?..........................................I-6
Project Process and Schedule…..…………….................... I-7
Key Documents and Current Planning Efforts……………. I-9
Contents of the Golden Triangle Neighborhood Plan.....I-10
Organization of the Existing Conditions Report…………I-11
II. EXISTING CONDITIONS AND KEY FINDINGS…..........II-1
Introduction…………………………………………………...II-2
City Context and Study Area………………………………. II-4
Neighborhood History, Landmarks and Assets................ II-6
Land Use and Urban Design ……………………….......... II-13
– Land Use…………………………...………….............. II-13
– Community Character……........................................II-18
– Block Structure….…………………………................. II-20
– Built Form…….….………………………….................II-25
Contents
Parks and Open Spaces…...……………………………….II-30
– Civic Center Park………………...…………..........… II-33
– Cherry Creek Greenway………………….…......…...II-34
– Plazas…………………………...….……….............…II-35
– Edge Parks …........................................................ II-36
Zoning Conditions……………………………………….....II-38
Mobility…...……………………………………………….…II-46
Parking …...……………………………………………….…II-60
Economic Conditions……………………………………....II-62
Infrastructure…………………………………………..….…II-83
III. OPPORTUNITIES…………..……...................................III-1
Historic Preservation Opportunities……..………………..III-2
Land Use Opportunities…………………………………….III-3
Urban Design Opportunities……………………………….III-4
Parking and Open Space Opportunities………………….III-5
Zoning Opportunities……………………………………... III-6
Mobility Opportunities…………………………………….. III-8
Parking Opportunities……………………………………..III-13
Economic Opportunities…………………………………..III-14
Infrastructure Opportunities…………………………….. III-15
Next Steps……………………………………………..….. III-16
I. Introduction
I-1
Project Overview
The Golden Triangle Neighborhood Plan will establish a
vision, goals, plan framework, and implementation
strategies for future neighborhood change.
I-2
Project Goals
The Golden Triangle Neighborhood Plan is guided by
several important goals:
Goal 1: Provide a vision, goals, plan framework
and implementation strategies for the future
evolution and development of the Golden Triangle
neighborhood
Goal 2: Ensure an economically vibrant, diverse
and sustainable Golden Triangle that incorporates
a range of users, including residents, workers and
visitors
Goal 3: Build on past planning efforts to ensure
effective use of time and resources
I-3
Project Goals
Goal 4: Authentically engage the community in
multiple and creative ways
Goal 5: Capitalize on development opportunities
and ensure appropriate land use mix, zoning and
urban design
Goal 6: Leverage opportunities with the area’s
major public facilities and address associated
impacts that affect the neighborhood
Goal 7: Develop a parks and open space strategy
and hierarchy that support a livable neighborhood,
including ways to improve Civic Center Park
I-4
Project Goals
Goal 8: Foster strong connectivity, access and
circulation for pedestrians, bicyclists, transit and
automobiles
Goal 9: Explore mobility opportunities to link the
neighborhood with the Downtown Circulator and
develop solutions for near- and long-term
improvements at Civic Center Station
Goal 10: Address ways that the neighborhood
edges of Broadway, Lincoln, Colfax and Speer
Boulevard can transform to improve pedestrian
and bicycle connectivity, enhance economic
development, and bolster overall livability
I-5
What is a Neighborhood Plan?
A Neighborhood Plan is a policy
document that provides guidance to
CCD officials and staff, addresses a
community’s unique issues, and sets the
course for future change.
It is a tool to enhance the economic
vibrancy, character, and overall health
and quality of a neighborhood.
The last plan for the Golden Triangle
neighborhood was adopted in 1998.
The new plan will build upon the
previous plan and recent related
planning efforts while addressing
current issues and opportunities.
I-6
Project Process and Schedule
The planning process is anticipated to take 10 months –
June 2013 – March 2014
I-7
Project Process and Schedule
The project includes extensive
community input opportunities
and tools to keep people
informed, including:
ƒ
ƒ
ƒ
ƒ
ƒ
ƒ
ƒ
Community-wide workshops
Interactive project website
Intercept surveys
Community open houses
Public meetings and hearings
Email updates
Press releases
I-8
Key Documents and Current Planning Efforts
The Plan is guided by past planning documents, including
the citywide Comprehensive Plan 2000 and Blueprint
Denver, as well as other small area plans that are adjacent
to or include the Golden Triangle neighborhood.
I-9
Contents of the Golden Triangle Neighborhood Plan
The Golden Triangle Neighborhood Plan is anticipated to
include, at a minimum, the following major components:
ƒ Vision and goals framework
ƒ Land use, urban design and zoning strategy
ƒ Circulation and parking recommendations
ƒ Infrastructure recommendations
ƒ Implementation strategies
– Project prioritization
– Phasing/timing of short, medium and long term
actions
– Funding sources
I-10
Organization of the Existing Conditions Report
The existing conditions report for the Golden Triangle
neighborhood is organized into this introduction and two
following sections that include representative photos,
mapping analysis, and supportive tables and charts.
II. Existing Conditions and Key Findings
This section reviews the current issues regarding context,
history, land use, urban design, parks and open space,
zoning, mobility, parking, economic conditions, and
infrastructure for the Golden Triangle neighborhood.
III. Opportunities
This section provides major opportunities associated with
each of the current issues for the overall neighborhood.
This will continue to be developed during the project
process.
I-11
II. Existing Conditions and Key Findings
II-1
Introduction
Denver’s Golden Triangle is a unique neighborhood
located between the Cherry Creek Greenway, the
downtown business district and Capitol Hill. It is rich in
history and culture, encompassing the Colorado State
Capitol, Denver City and County Building, Denver Public
Library, Civic Center Park, Denver Art Museum, and many
other renowned museums and civic facilities.
II-2
Introduction
The Golden Triangle also has a range of other uses and
activities, including housing (with more than 2,100
residents), restaurants, bars, cafes, retail services, office
buildings, and more than 20 art studios/galleries. This
eclectic mix helps to create a unique, vibrant
neighborhood in the heart of the city.
II-3
City Context and Study Area
II-4
Study
Area
II-5
Neighborhood History, Landmarks and Assets
ƒ Early Development
– Initial construction in late 1870s
ƒ City Beautiful Movement
– Civic Center Plan (1904 - 1919)
– Speer Boulevard (1906 - 1910)
ƒ Automobile Row
Civic Center circa 1940
– Along Broadway and Lincoln (1920s - 60s)
– Dealerships fostered service stations and
other auto uses
ƒ 1990s to Present
–
–
–
–
–
Civic, cultural, and justice facilities
Denver Art Museum expansion
Residential redevelopment
Design offices and art galleries
Restaurants, cafes and retail services
Franklin and Studebaker auto
dealership on Broadway circa 1940s
II-6
Neighborhood History, Landmarks and Assets
Designated historic resources in the
neighborhood include:
ƒ Local Historic Districts
– Civic Center*
– Speer Boulevard*
– Sherman-Grant Historic District*
Evans School
• Along eastern edge of neighborhood
ƒ Local Historic Landmarks
– Byers/Evans House (1883)
– Evans School (1904)*
• Restored and ready for office lease
–
–
–
–
St. Marks Parish Church (1889)*
Ten-Winkel Towers (1893)
Carpenter Gothic Houses
Ten-Winkel Towers
U.S. Mint (1906)
* Also designated at the state and/or local level
II-7
II-8
Neighborhood History, Landmarks and Assets
The Plan will help implement community
objectives to protect Denver’s legacy.
ƒ Comprehensive Plan 2000 Vision
– “Denver believes historic preservation of significant
structures, features and landscapes contributes to its
distinctive character, environment, culture, economy
and quality of neighborhoods.”
– “Preservation and respectful urban design will
reinforce the distinctive identities of Denver’s historic
neighborhoods, including structures, landscapes and
views.”
ƒ Comprehensive Plan 2000 Strategies
– “Preserve Denver’s architectural and design legacies
while allowing new ones to evolve.”
– “Use the neighborhood planning process to uncover
an area’s cultural values and take steps to honor their
significance.”
St. Mark’s Parish Church
II-9
Neighborhood History, Landmarks and Assets
The Plan will help implement
community objectives to protect
Denver’s legacy.
ƒ Landmark Preservation Ordinance
– “It is hereby declared as a matter of
public policy that the protection,
enhancement, perpetuation and use of
structures and districts of historical,
architectural or geographic
significance, located within the city or
its mountain parks, is a public
necessity, and is required in the
interest of the prosperity, civic pride
and general welfare of the people.”
Byers/Evans House
II-10
Neighborhood History, Landmarks and Assets
Incentives available for historic
preservation in the neighborhood
include:
ƒ Additional permitted floor
area for projects
incorporating historic
preservation
The northeastern part of the
Golden Triangle in 1889
ƒ Reduction of open space
requirement for reusing an
existing building
ƒ Preservation tax credits for
contributing structures
located in a historic district
or individually designated
Carpenter Gothic houses (Cuba Cuba)
II-11
Historic Preservation – Key Findings
ƒ Several potential resources are not
designated as historic landmarks.
ƒ Incentives may require adjustment.
ƒ Limited protection exists for
buildings that are not designated.
– Zoning allows for much larger buildings,
which may encourage demolition
ƒ Historic rehabilitation projects face
market challenges.
– Historic interior layouts can be limited and
less flexible than what current businesses
desire
– Rehabilitations can require additional
investment to bring properties up to
market standards
II-12
Land Use and Urban Design
Land Use
An eclectic mix of civic, residential, office, commercial and
retail uses can be found throughout the Golden Triangle.
II-13
II-14
Land Use and Urban Design
Civic Uses
II-15
Land Use and Urban Design
Residential Uses
II-16
Land Use and Urban Design
Commercial and Office Uses
II-17
Land Use and Urban Design
Community Character
The Golden Triangle neighborhood includes a range of
architectural styles reflected in buildings and civic spaces.
II-18
Land Use and Urban Design
Community Character
The design of streetscapes varies in the neighborhood.
Some street sections have good sidewalks, attractive
plantings and adequate lighting. Others are inconsistent
and/or not well designed, adversely impacting pedestrian
access and safety.
II-19
Land Use and Urban Design
Block Structure
The street grid generally consists of 300’ by 450’ blocks.
Variations in block structure include blocks with and without
alleys, diagonally cut blocks along the western edge, and
“super blocks” within the north central area that contain
large civic uses.
II-20
Block
Figure
Ground
Legend
0
1000
3000
II-21
Block
Figure
Ground
In general, the street
grid provides good
connectivity within
the neighborhood.
However,
improvements are
needed to better the
quality of
connections for
bicyclists and
pedestrians.
II-22
Land Use and Urban Design
Block Structure
Alleyways serve primarily as utility and service corridors,
but there is opportunity to increase internal neighborhood
circulation through the utilization of alleyways for
pedestrian and bicycle connections.
II-23
Conflicts
within the
Grid
There is a lack of
connection to the
surrounding
neighborhoods due
to a shift in the grid
pattern north of
Colfax, and the
barrier-like qualities
of Speer Boulevard,
Lincoln Street, and
Broadway.
II-24
Land Use and Urban Design
Built Form
Buildings within the neighborhood help to shape space
along north-south streets while others function as iconic
elements within the urban landscape.
II-25
Building
Figure
Ground
Legend
II-26
Land Use and Urban Design
Gaps in the Built Form
An abundance of surface parking lots, while providing
parking for the neighborhood as well as greater
Downtown, leaves many unsightly gaps and does not
provide for a pleasant walking experience. Many of these
lots offer opportunities for future development to rebuild
the missing urban fabric.
II-27
Land Use – Key Findings
ƒ Many sites are underutilized with surface parking lots or
one-story buildings.
ƒ There is a lack of neighborhood-serving retail and
restaurant uses.
ƒ Bail bond uses are overwhelming and occupy historic
residential structures.
II-28
Urban Design – Key Findings
ƒ Although variety can be good, there is a general lack of
pedestrian necessities such as:
–
–
–
–
–
–
–
–
Sidewalk width consistency (ADA issues)
Gathering places and small open spaces
Pedestrian-scale lighting
Furnishings
Crosswalk markings
Wayfinding
Transit stop treatments
Trees and plantings
II-29
Parks and Open Space
Green Space
Civic Center Park, the Cherry Creek Greenway, and the
adjacent public plazas provide some green space for the
neighborhood. However, social issues, crime and safety are
concerns, especially in Civic Center Park, as well as the lack of
smaller, neighborhood-oriented spaces to serve Golden
Triangle residents.
II-30
Open
Space
Legend
0 1000
3000
II-31
Parks and Open Space
Key Parks and Open Space
Key resources and amenities include Civic Center Park, the
Cherry Creek Greenway, and various public plazas
adjacent to many of the public institutions.
II-32
Parks and Open Spaces
Civic Center Park
The nearly 100 year old Civic Center Park is a
neoclassically-designed park that showcases various
amenities such as an amphitheater, war memorial and
formal gardens. The grand park hosts many of the region’s
most important cultural and civic events, and it is adjacent
to State and local government institutions.
II-33
Parks and Open Spaces
Cherry Creek Greenway
The Cherry Creek Greenway on the western border of the
neighborhood is a highly utilized 40-mile multi-use trail
connecting Confluence Park in Downtown Denver to Cherry
Creek Reservoir and beyond. However, the corridor is often
times difficult and unsafe to access from the Golden
Triangle.
II-34
Parks and Open Spaces
Plazas
The Frederick C. Hamilton Building at the Denver Art
Museum overlooks a vibrant plaza that provides strong
pedestrian connections from Civic Center Park southward
into the Golden Triangle neighborhood.
II-35
Parks and Open Spaces
Edge Parks
Sunken Gardens Park and the Zeckendorf Plaza sit along
the southwestern edge of the neighborhood, connected
by the Cherry Creek Greenway. These spaces provide
opportunities for gateway improvements and other
sustainable enhancements such as active recreation,
community events, green infrastructure and storm water
management strategies.
II-36
Parks and Open Space – Key Findings
ƒ The entire neighborhood south of 12th Avenue lacks
any significant park or useable open space.
ƒ Crime and safety in Civic Center Park are major
concerns for Golden Triangle residents.
II-37
Zoning Conditions
Existing zone districts include:
ƒ Downtown Golden Triangle (D-GT)
– Most of the neighborhood
– Not part of 2010 Code Update (generally
retains all standards from the old 1994 B8-G zoning)
ƒ Downtown Civic (D-CV)
– Civic Center buildings
– Part of 2010 Code Update
ƒ Open Space (OS)
D-CV building standards
– Civic Center Park
– Cherry Creek Greenway
II-38
Zoning Conditions
Existing zoning also includes:
ƒ Planned Unit Development (PUD)
– Courthouse complex (Denver Justice
Center)
– Special standards for planned
development
ƒ B-8-G with Planned Building
Groups (PBGs)
Denver Justice Center
– Portion of the Denver Art Museum
complex south of 13th Ave.
– A small area along Cherokee St
between 10th and 11th Avenues
– Approved as PBGs under the old
1994 B-8-G zoning
II-39
II-40
Zoning Conditions
Key standards in the D-GT district include:
ƒ Minimum Open Space per Dwelling
– Waived for non-residential conversion
ƒ Maximum Setback
– Build near sidewalk edge
ƒ Maximum Height
– 175 feet as measured from Broadway (about 16
residential or 15 commercial stories)
ƒ Maximum Floor Area Ratio (FAR)
– Relates maximum size to lot size
– May be increased for:
• Affordable housing
• Residential support uses
• Public art and cultural facilities
• Historic preservation
II-41
Zoning Conditions
e
nc
a
din
View plane ordinances impact
Or
ew
Vi
building height around the
ain
t
n
ou
M
Capitol and Civic Center.
ƒ Civic Center Restrictions
– Height must step down towards
the Civic Center
ƒ Mountain View Ordinance
– Protects mountain views from
the top step of the Capitol
Civic Center and Mountain
View height limits
II-42
Zoning Conditions
Required Parking per Current Zoning*
Zone
District
Most
Residential
Uses
Restaurants
and Bars
Most Retail
Offices
Most Civic Uses
D-GT
0.75
spaces/Unit
2.5 spaces
per 1,000 SF
1.25 spaces
per 1,000 SF
1.25 spaces
per 1,000 SF
0.5 to 1.0 spaces
per 1,000 SF
D-CV
D-CV No Minimum Parking Requirement
*Required parking may be reduced for historic buildings, retail within
a mixed-use project, affordable housing or projects near transit.
Bicycle parking standards also apply.
II-43
Zoning Conditions
Design Guidelines for Golden Triangle/B-8-G Zone District
(2002) address:
ƒ Site Planning
– Street grid
– Pedestrian circulation
– Building location
ƒ Architecture
– Form and massing
– Facades and roofs
– Materials
ƒ Landscaping
Design Guidelines subareas
– Private open space and parking lots
– Public streetscape
ƒ Character of Subareas
II-44
Zoning – Key Findings
ƒ Existing zoning allows for significant
redevelopment.
– Permitted height and floor area ratio
much greater than typical existing pattern
– Many low-scale buildings and surface
parking lots still do not redevelop
ƒ Existing D-GT zoning tools are very
different from those used in the
Denver Zoning Code adopted in
2010 for most other areas of the city.
– FAR vs. Form-based approach
ƒ Property owners and developers
have not expressed major concerns
regarding zoning.
II-45
Mobility – Key Findings, Motor Vehicles
ƒ The neighborhood has
diverse travel networks and
patterns.
ƒ Motor vehicle travel in the
neighborhood core has
lower volume and speed.
ƒ Motor vehicle travel on the
edges of the neighborhood
has higher volume and
speed.
II-46
Mobility – Motor Vehicles
ƒ Traffic volumes are
forecasted to increase at
many locations in the study
area.
ƒ Traffic volumes are steady
most of the day with a PM
peak.
ƒ Most traffic accidents in the
Golden Triangle
neighborhood occur near
intersections.
II-47
Mobility – Traffic Volumes
Nearly 60% of trips
are
“pass through” in this
travel shed. (STP)
13 miles of roadway
Arterial: 8 miles
Collector: 2.5 miles
Local: 2.5 miles
60 signals
Arterial: 56
Collector: 4
II-48
Mobility – Broadway Hourly Traffic Volumes
II-49
Mobility – Accident Mapping
Accident Totals
2010: 559
2011: 731
2012: 621
2013: 341 (to date)
II-50
Mobility – Transit
ƒ High-frequency transit
service is a five minute walk
from most destinations in the
neighborhood.
ƒ Existing routes have a lot of
remaining person trip
capacity.
ƒ The existing ridership in the
Broadway and Lincoln
corridor is about 5,000 rides
per day.
II-51
Mobility – Transit Route Mapping
17 RTD routes
ƒ Approximately 34,000
“one seat” rides available
to local and regional
destinations
ƒ 1,800 bike on bus
capacity
(total number of bikes that can fit on
bike racks mounted on buses)
ƒ Transit service to regional
destinations is within a 10
minute walk to most
residences and
employment locations
II-52
Mobility – Transit Ridership Mapping
Broadway Stops
Daily Ridership: 2,500
Boarding: 62%
Alighting: 38%
Lincoln Stops
Daily Ridership: 2,250
Boarding: 39%
Alighting: 61%
II-53
Mobility – Pedestrians
ƒ People are walking to work,
shopping, services and other
modes of travel.
ƒ Lincoln and 8th Avenue is
one of the “high crash”
locations in Denver
according to CDOT.
ƒ Pedestrians are using
existing walkways, crosswalks
and bulbouts.
II-54
Mobility – Pedestrian Accidents
II-55
Mobility – Bicycles
ƒ People are riding bikes for
multiple reasons including
transportation and recreation.
ƒ Most of the riders are novices
and helmet use is low.
ƒ Approximately 6,300 B-Cycle
rides between March and July
2013 from the neighborhood.
ƒ Four miles of Denver Moves
facilities in the neighborhood.
II-56
Mobility – Bicycle Network and Bicycle Mapping
B-Cycle Stations
Total Stations: 4
Total Docks: 58
30 min Returns: 8-13%
Top 3 “ride to” destinations
LarimerSquare(13th&Larimer)
DowntownCore(15th&Glenarm)
MarketStreetStation
All data provided by B-Cycle and
their accounting program
II-57
Mobility – Person Trip Capacity
Capacity analysis for Golden Triangle area
(field observation)
Corridor
SOV Capacity
Used
Bike
Capacity
Used
Walk
Capacity
Used
Transit
Capacity
Used
Brdwy/Lincoln
90 to 95%
5%
10%
80%
Speer
95 to 98%
50%
50%
0%
8th Avenue
80 to 85%
3%
2%
0%
13th Avenue
30 to 35%
3%
2%
20%
14th Avenue
40 to 45%
3%
2%
20%
Local Streets
40 to 60%
95%
5%
0%
Source: DRCOG 2010 traffic counts, July 2013 field counts, TRB bus lane capacity,
FHWA Green Book, and NACTO
II-58
Mobility – Bike and Pedestrian Counts
Observed bicycle and pedestrian counts (July 2013)
Corridor
Bicycle
Counts
(PM Peak)
Pedestrian
Counts
(PM Peak)
12th/Speer
Intersection
63
2
Broadway &
Lincoln
Corridors
40
100
11th Avenue
Corridor
55
30
Bannock
Corridor
40
25
II-59
Parking – Key Findings
ƒ Private off-street and public
on-street parking options are
available throughout the
neighborhood.
ƒ Most of the privately owned
surface parking lots are in
the north end of the Golden
Triangle neighborhood.
ƒ Private carsharing is available
in the neighborhood and can
be returned to any on-street
space.
II-60
Parking – Mapping
Parking Totals
On-street Meters: 982
II-61
Economic Conditions
Overview
Since 2000, the Golden Triangle neighborhood has
captured less development activity than many other
central Denver neighborhoods. Nevertheless, investment
has been reasonable.
ƒ 1.6 million square feet of new residential development
(1,068 units)
ƒ 1.7 million square feet of civic/governmental and
400,000 square feet of civic/cultural uses
ƒ Stand-alone retail and office development have lagged,
with 13,000 and 46,000 square feet of new space
respectively
II-62
Economic Conditions
Economic and Development Considerations
There is no distinct pattern for recent development, with
the exception of new civic and cultural buildings between
Colfax and 13th Avenue.
ƒ The lack of a cohesive or locational pattern among new
projects reflects the lack of a unifying theme.
ƒ There is little vacant land within the Golden Triangle;
however, there are many parcels with buildings valued at
less than half of the value of the land they are on.
– Office rents are lower than other Downtown locations while land
values are generally consistent, making redevelopment feasibility
more challenging.
– Retail uses, albeit a smaller proportion of total uses, achieve higher
rents and lower vacancy rates, providing a unique opportunity.
II-63
Economic Conditions
Existing Private Development
The Golden Triangle neighborhood has a diverse mixture
of uses.
ƒ Commercial uses are scattered throughout, however
there are two main concentrations:
– A cluster of retail uses along Broadway and Lincoln Street
– Office and commercial uses along 11th and 10th avenues
ƒ Residential units are primarily in multi-family buildings
with the majority of units built in the past 10 to 15 years.
– No major concentration of residential buildings in one part of the
neighborhood
– Majority of remaining single-family residential buildings have
been converted to commercial space for businesses
II-64
Commercial
Parcels
II-65
Residential
Parcels
II-66
Economic Conditions
Existing Civic, Cultural and Artistic Uses
The Golden Triangle neighborhood has a high
concentration of cultural and arts-related amenities,
businesses, and attractions. Public and cultural uses are
the predominant uses along 13th and 14th avenues. The
contributing arts-related uses include:
ƒ Denver Art Museum and other art museums
ƒ Art galleries
ƒ Design services employers
ƒ Visual arts related businesses
ƒ Performing arts studios and offices
ƒ Two art schools
II-67
Public and
Cultural
Uses
II-68
Artistic
Uses
II-69
Economic Conditions
New Development Trends
New development since 2000 has been predominantly
public office buildings, cultural attractions and multi-family
residential buildings.
ƒ 1,068 residential units have been built since 2000, of
which the majority (672 units) have been apartments.
ƒ The majority of new retail or office space has been
incorporated into larger residential mixed-use buildings,
with a very limited amount of stand-alone retail or office
development.
II-70
New
Development
II-71
Economic Conditions
New Residential Development, 2000 to 2013
Building Address
Year
Built Stories
The Prado
300 W 11th Avenue
2002
18
108
467,343
1,186
6,910
The Beauvallon Condos
925-975 Lincoln
2004
15
200
252,710
1,264
51,056
The Museum Residences
1200 Acoma Street
2006
6
55
88,040
1,590
11,395
Piranesi Condos
1100-1130 Delaware St
2007
5
24
71,607
1,308
17,807
Building Name
Avg. Unit
Units Total Size
Size
Retail /
Office
Condo
Subtotal
387
87,168
Apartment
The Boulevard
150 W 9th Street
2005
4
290
305,899
1,055
0
Broadway Residences at 1135
1135 Broadway
2006
8
96
119,037
1,163
7,395
816 Acoma
816 Acoma Street
2008
16
223
218,400
979
0
12th And Elati Residences
420 W 12th Avenue
2008
10
63
62,000
984
4,988
Subtotal
672
12,383
Rowhome
Golden Row
1128 to 1136 Cherokee St
2006
3
3
13,129
4,376
0
355-365 W 12th Avenue
355-365 W 12th Avenue
2007
3
6
13,341
2,224
0
Subtotal
Total Residential Units
Source: City/County of Denver; CoStar; Economic & Planning Systems
9
0
1,068
99,551
II-72
Economic Conditions
The Golden Triangle neighborhood has attracted very
little private commercial development compared to the
other neighborhoods surrounding the central business
district. The majority of new development has been by
municipal, State and non-profit entities including the
following projects:
ƒ Denver Justice Center
ƒ 60,000 square feet police crime lab
ƒ Ralph J. Carr State Justice Center
ƒ Hamilton Building addition to the Denver Art Museum
ƒ Colorado History Museum
ƒ Clyfford Still Museum
II-73
Economic Conditions
New Commercial/Public Development, 2000 to 2013
Building Name
Retail
Arby's
Floyds 99 Barbershop
Zocalo Restaurant
BBVA Compass Bank
Subtotal
Office
Office Building
Office Building
State Board of Land Commissioners
Subtotal
Public Employment
Justice Center Post Office/Parking Garage
Denver Justice Center, Courthouse
Denver Justice Center, Detention Center
Police Crime Lab
Ralph J Carr Justice Center
Subtotal
Cultural
History Colorado
Denver Art Museum Hamilton Building
Clyfford Still Museum
Subtotal
Building Address
Year Built
Stories
Total Size
1085 Broadway
1088 Broadway
12 E 11th Avenue
800 Broadway
2000
2004
2010
2010
1
1
1
1
2,838
4,988
2,113
3,341
13,280
1000 Cherokee St
1041 Acoma St
1127 Sherman St
2001
2001
2009
2
2
3
14,423
14,218
17,348
45,989
1375 Delaware St
520 W Colfax Ave
490 W Colfax Ave
1371 Cherokee St
1300 Broadway
2007
2010
2010
2012
2013
4
5
5
3
12
241,219
317,800
454,640
60,000
600,000
1,673,659
1200 Broadway
100 W 13th Avenue
1250 Bannock
2005
2011
2013
4
4
2
187,882
171,955
28,500
388,337
Total Development
2,121,265
Source: City/County of Denver; CoStar; Economic & Planning Systems
II-74
Economic Conditions
Market Conditions
Golden Triangle office and retail spaces are less valuable
and rent for lower rates than property in the greater
Downtown area. However, the value of the land in the
neighborhood is as high as the rest of the Downtown area.
ƒ Office space rents for an average of $6 per square foot
less than the rest of the greater Downtown area.
ƒ Retail space in the Golden Triangle is approximately
three percent of the greater Downtown area.
ƒ The average price per square foot for land in the Golden
Triangle is currently $106. Between 1999 and 2013 the
average in the greater Downtown area was $105.
II-75
Economic Conditions
New Development
New development since 2000 has been predominantly
public office buildings, cultural attractions and multi-family
residential buildings.
ƒ 1,068 residential units have been built since 2000, of
which the majority (672 units) have been apartments.
ƒ The majority of new retail or office space has been
incorporated into larger residential mixed-use buildings,
with a very limited amount of stand-alone retail or office
development.
II-76
Economic Conditions
Golden Triangle Office and Retail Conditions
Use
Square Feet
Vacancy Rate
Average Rental
Rate
2,491,616
11.9%
$21.84
42,613,995
11.1%
$27.31
623,102
3.4%
$20.20
23,135,957
5.2%
$16.52
Office
Golden Triangle
Central Denver [1]
Retail
Golden Triangle
Central Denver [2]
[1] Central Denver is includes the following CoStar submarkets: CBD, Capitol Hill, LoDo, South Midtown, Platte River
[2] Central Denver is includes the following CoStar submarkets: Downtown, Central Denver
Source: CoStar; Economic & Planning Systems
II-77
Economic Conditions
Land Sale Prices, 1999 to 2013
Golden Triangle
Golden Triangle Golden Triangle
Improved
Land Sales
Land Property Sales
1999 to 2013
On Market
1999 to 2013
Number of Sales
Average Sales Price
Greater
Downtown
Land Sales
1999 to 2013
Greater
Downtown
Improved
Property Sales
1999 to 2013
31
7
155
225
908
$1,970,386
$2,667,143
$3,365,887
$3,705,512
$79,714,019
$74
$106
$142
$105
$555
26,492
22,950
81,422
36,366
88,797
Average Price per Sq Ft (land)
Average Sq Ft of Land
Source: CoStar; Economic & Planning Systems
II-78
Building
Heights
II-79
Parking
Lots
Stand - Alone
Surface Parking
Parking Structure
II-80
Vacant
Parcels
II-81
Building to
Land Value
Ratio
II-82
Infrastructure – Existing Utilities
Overview of Existing Utilities
ƒ Storm Drainage System
– System outdated and undersized
– Minimal water quality treatment exists
ƒ Sanitary Sewer System
– Overall condition unknown
– Pipes outdated
ƒ Electrical System
– Majority already relocated underground
– Portions still remain overhead
II-83
Infrastructure – Northwest Corner Existing Utilities
Key Map
II-84
Infrastructure – Northeast Corner Existing Utilities
Key Map
II-85
Infrastructure – West Central Area Existing Utilities
Key Map
II-86
Infrastructure – East Central Area Existing Utilities
Key Map
II-87
Infrastructure – South Area Existing Utilities
Key Map
II-88
Infrastructure – Existing Utilities
Storm Drainage System
ƒ Area within major basin of City of Denver Storm
Drainage Master Plan
– Basin includes tributary area to Cherry Creek south and east of
Downtown
– Area at downstream end of major basin
– In major events, infrastructure rendered useless and water flows
through streets
ƒ Major Issues
–
–
–
–
Systems in CCD Master Plan called out to be replaced
Outdated clay pipe
Undersized pipes
Systems in each street do not provide water quality treatment for
runoff from previously developed properties
II-89
Infrastructure – Existing Utilities
Sanitary Sewer System
ƒ Mostly runs through alleys to the north
ƒ Connects to lines running in 12th, 13th, and 14th avenues
ƒ Combines with pipes from Downtown in Colfax at Elati
Street and Glenarm Place
ƒ Portions have been updated to PVC pipes
ƒ Major Issues
–
–
–
–
System outdated
Vast majority clay pipe
Overall condition of system unknown
Pipes may be over a century old
II-90
Infrastructure – Existing Utilities
Electrical System
ƒ Majority of system already relocated underground
ƒ Several areas still remain overhead with possibility to
relocate underground
II-91
III. Opportunities
III-1
Historic Preservation Opportunities
ƒ Further leverage historic
resources to promote unique
neighborhood identity
ƒ Promote unique historic assets
and subareas such as automobile
row uses and signs on Broadway
and Lincoln
ƒ Test market-based incentives to
promote historic rehabilitation
and adaptive reuse
ƒ Actively pursue local designation
of key historic resources
III-2
Land Use Opportunities
ƒ Build on the synergy of the arts and design offices by
implementing additional creative office space
ƒ Provide restaurant and retail space in mixed-use
buildings
ƒ Consolidate bail bonds and revitalize the historic
homes. These homes could be converted into retail and
restaurant spaces
ƒ Develop surface parking lots with a mix of uses that
includes office, housing and retail space
III-3
Urban Design Opportunities
ƒ Improve sidewalks and adhere to ADA regulations
ƒ Provide new open spaces internal to the neighborhood
ƒ Improve streetscape throughout the neighborhood
– Furnishings
– Wayfinding
– Transit stop treatments
ƒ Improve safety
– Pedestrian-scale lighting
III-4
Parks and Open Space Opportunities
ƒ Provide neighborhood-serving pocket parks and
useable open space
ƒ Create great streetscapes that become linear open
spaces
III-5
Zoning Opportunities
ƒ Update D-GT District standards
to 2010 Code Update format
– Enhance ease-of-use for the overall
code
– Better illustrate desired design
– Promote Neighborhood Plan
objectives
ƒ Update design guidelines
– Integrate with revised zoning
– Consider the relevance of
plan subareas
2010 Code Update format
III-6
Zoning Opportunities
ƒ Consider reducing required
parking
ƒ Address impact of parking
lots
– Further discourage parking as a
primary use?
– Phase-in landscape
requirements for existing lots?
– Encourage temporary uses on
parking lots?
– Assist with ownership
consolidation?
III-7
Mobility Opportunities – 12th and Speer
ƒ Should the connection to CC
happen here?
ƒ Gaps do occur but almost
blocked – off peak?
ƒ Ramps in wrong direction for
crossings?
ƒ Bicyclist position conflicts
with right turns?
ƒ Reroute to signal at 11th?
III-8
Mobility Opportunities – Broadway/Lincoln
ƒ Are the peak hour bus lanes
saving travel time?
Broadway (6th to Colfax PM)
4:44 minutes
ƒ Is the parking configuration 1:10 “waiting at reds”
meeting ED goals?
1.8 “red lights” stops
11 MPH average
ƒ How can these roads better
reflect multi-modal goals
Lincoln (Colfax to 6th AM)
adopted by the City?
3:28 minutes
1:02 “waiting at reds”
ƒ Do they fit the vision for a
1.4 “red lights” stops
“world class city”?
15 MPH average
ƒ How can the person trip
capacity be increased?
III-9
Mobility Opportunities – 11th Avenue Corridor
ƒ Is a bike lane the best
treatment?
ƒ Two east-bound lanes from
Bannock to Broadway
warranted?
ƒ Are there missed ED
opportunities with the road?
ƒ Are bulbouts and crosswalks
necessary?
III-10
Mobility Opportunities – Bannock Street Corridor
ƒ Is the bike lane in the safest
place?
ƒ Are the left turn lanes
warranted?
ƒ Are the ground markings
consistent with MUTCD?
ƒ Are bulbouts and crosswalks
necessary?
III-11
Mobility Opportunities – Neighborhood-wide
ƒ Crosswalk markings
ƒ Transit stops
ƒ Wayfinding
ƒ Pedestrian-scale lighting
ƒ ADA compliance
III-12
Parking Opportunities
ƒ Parking management
ƒ Increased bike parking
III-13
Economic Opportunities
Redevelopment Opportunities
The Golden Triangle neighborhood has few vacant parcels
but has several parcels with surface parking or low value
buildings that could potentially be redeveloped.
ƒ The neighborhood has several parcels with low value,
one to two story buildings.
ƒ There are several private surface parking lots that
provide parking to the Denver Justice Center and
Downtown.
ƒ Surface parking lots are a target for redevelopment but
revenue from parking lots increases the cost to acquire
these parcels and the cost of development.
III-14
Infrastructure Opportunities
ƒ Provide regional water quality for untreated areas
ƒ Determine condition of existing sanitary system
ƒ Eliminate and replace all clay pipe with current approved
pipe
– Storm Drainage System
– Sanitary System
ƒ Upsize storm pipe to carry minor storm water and
alleviate flooding during major storm
ƒ Relocate all overhead electrical lines where possible
III-15
Next Steps
ƒ Staff Working Group Meeting #3
and Community Pop-Up Workshop
September 19th
ƒ Concept Alternative Development
October - November
ƒ Community Workshop #2
November
ƒ Refine Alternatives
December
ƒ Draft Plan Development
January 2014
ƒ Final Plan Development
March 2014
III-16