- What changes is the Applicant proposing?
A: Brue-Baukol Capital Partners, along with their design team, Tryba Architects (collectively, the “Applicant”), is proposing to amend the existing Jones District Regulating Plan to enable additional development within the Jones District. The changes they are seeking include:
Increase to the total developable gross square footage.
Slight modifications to the boundaries of the General and Center subdistricts.
Increase residential density to include up to 1,500 more residential units in addition to the existing 306 units within The Glenn.
The reconfiguration of public and private space, including a new public pedestrian plaza.
- What is the review process and timeline for the proposed changes to the Regulating Plan?
A: Proposed amendments to the Regulating Plan must go to City Council for a decision after recommendation by the Planning and Zoning Commission. Please see the detailed Review Process and Timeline here.
- What are the criteria used by the Planning and Zoning Commission and City Council to make a decision?
A: Planning and Zoning Commission may make a recommendation to City Council who may approve an amendment to the Regulating Plan upon a finding that the following criteria are met:
Section 12-14-902(C)(1) – The development will comply with the standards of Division 4-3, Form Standards for UC District, and the other applicable standards of this LDC (e.g., parking and loading).
Section 12-14-902(C)(2) – How the proposed development will implement the applicable Sub-Area Plan (if the parcel proposed for development is located within the boundaries of a Sub-Area Plan).
- How does City staff review the application?
A: Section 12-14-902 of the LDC outlines the requirements for Regulating Plans. The Applicant is required to provide information on how the specific criteria will be met, including information about traffic impacts, parking, public/private outdoor space, water/sewer/stormwater, impacts to schools, and height and visual impacts.
- What is prompting the proposed changes?
A: Brue-Baukol Capital Partners believes the current Regulating Plan is not meeting the needs of the market because it lacks the ability to enable additional mixed use development in order to attract office tenants who are seeking dynamic environments, close to transit in order to attract and retain employees.
Residents and office tenants are looking for mixed-use communities where people can easily walk to work, grab lunch, or a drink after work without getting in their car. Office tenants are better able to attract and retain employees if they can offer an inclusive, mixed-use community that is appealing to work in. Sprawling office parks are less appealing to today’s office tenants, which is why other southeast metro transit-oriented design projects with a mix of uses have been so successful in recent years.
- How can I be involved? How is my input used?
A: The Process Map shows opportunities for public input. Written public comments become part of the permanent public record and are attached to the Staff report submitted to the Planning and Zoning Commission and City Council prior to them making a recommendation or decision about the project. City Staff and decision makers will take all comments received into account and work in good faith with the owner-developers to reasonably mitigate anticipated impacts. Legally, the decision of whether to approve or deny the requested amendments to the Regulating Plan must be based upon the criteria listed in the Land Development Code.
- What is the build out timeline?
A: Proposed build-out is 10-20 years.
- How can the City ensure that what is in the Regulating Plan gets built?
A: The City cannot guarantee that what is shown in the Regulating Plan will be built because development is driven by the market; however, the City can ensure that what does get built complies with what is shown in the Regulating Plan. To ensure a mixed-use development, the City is requiring certain amounts of non-residential uses are built before all the entitled residential uses are built out, as now required within the Urban Center Zone District Standards.
- Why is there such a large increase in residential density?
A: As mentioned above, the Applicant believes the current Regulating Plan is not meeting the needs of the market because it lacks the ability to enable additional mixed use development in order to attract office tenants who are seeking dynamic environments, close to transit in order to attract and retain employees, which includes additional residential. The Applicant believes the scarcity of transit stops, and the transportation benefits provided by them, warrant a higher residential count. The Applicant has examined what the appropriate amount of residential density around a transit stop should be, and there are numerous studies centered around transit stops that recommend residential density similar or higher than what is being proposed.
- Is there an alternative to the street grid layout on order to capitalize on mountain views?
A: The City would prefer to see the street grid remain as it is in the current Regulating Plan. The Applicant also believes the street grid is important to creating walkable blocks and is also supportive of the street grid. The Applicant plans to utilize the change in topography from east to west to design the development so most levels of all buildings in the development have significant mountain views.
- Are there opportunities for a pedestrian mall along Centennial Promenade (like Pearl St in Boulder or Larimer St in Denver)?
A: The Applicant envisions closing the promenade to vehicular traffic on special occasions, similar to what Larimer Square does on occasion in downtown Denver. Closing the promenade full-time (like Pearl Street in Boulder) is not be feasible from a traffic and movement standpoint, but they do believe there are periodic opportunities to have unique and memorable events by closing down the planned promenade through this development.
- Is there an opportunity for seasonal programming?
A: The Applicant believes that unique programming could and should be one of the major differentiators of this development, setting it apart from other residential or commercial developments in southeast Denver.
- Will there be solar power?
A: While there is no requirement for solar or other clean technologies to be used within Centennial, the Applicant is exploring different opportunities to utilize smart grid technologies within The Jones District. This may include the use of solar technology, but the density of the project (and thus limited vast tracts of roof space) is expected to constrain the amount of solar opportunities. Further, the Applicant is contemplating some of the roofs in the project as being “green” roofs, possibly used for park/outdoor space.
- What are the traffic impacts, both within the project area and regionally?
A: A Traffic Impact Study will be completed as part of the application. Those findings will be reviewed by the City’s Traffic Engineer.
Link to full TIS(PDF, 12MB) (see attached)
Link to TIS Executive Summary(PDF, 24KB) (see attached)
- What parking ratios are required in the Regulating Plan?
A: Parking ratios are not included within the current Regulating Plan; however, the City requires minimum parking depending on each use. See Land Development Code Section 12-5-201, Calculation of Required Parking Spaces.
- Will the parking lot for the Dry Creek station be expanded?
A: No, RTD does not expect to expand the Dry Creek Station Garage. The garage is currently 90% utilized, but there is no room to expand horizontally and technically infeasible to expand the garage vertically. However, RTD’s 2019 Q1 utilization count notes that the garage at Arapahoe at Village Center Station is only 61% utilized over the past 12 months. In general, both light-rail ridership and parking utilization are decreasing across the region. So, while trains and parking facilities may have been overcrowded in the past, there may be more room today or in the near future.
- Will more train cars be available as many of them are already full?
A: There is no plan to add additional rail trips to that corridor at this time. With trains running every 3 minutes through I-25 & Broadway during the peak, our tracks are at capacity, so no additional trips could be added without eliminating others or without additional infrastructure between I-25 & Broadway and Downtown Denver. RTD’s new master planning process should kick off in late July, and it should provide an opportunity to assess opportunities for expanded train or feeder-bus services and parking. RTD expects to have a community stakeholder event in August or September 2019.
- What will be done for u-turns to cut into Dry Creek light rail station?
A: The proposed Regulating Plan amendment does not address the existing light rail station. If u-turns are an illegal traffic movement, signs would be placed on the roadway. The Arapahoe County Sheriff’s office would be responsible for enforcing those signs on drivers.