Wednesday Public Meeting for New Triangle Developments


PUBLIC MEETING FOR NEW TRIANGLE DEVELOPMENTS:  The developer for the old Safeway building and the strip mall with Chuck E Cheese will be hosting a public-input meeting on their design concepts for the new shops and residences.  Here is a copy of the official meeting announcement and a link to find out more:

Arvada Square Entryway from Independence Street

Arvada Square Entryway from Independence Street

* * *

ANNOUNCEMENT!

A community meeting is set for Wednesday, May 18 at 6 pm, held at the Arvada Vineyard, 5855 Wadsworth Bypass, Building B., Arvada.

  • At this meeting you will learn about the redevelopment of Arvada Square. 
  • Phase II Redevelopment of the 11-acres north of Ralston Road between Independence Street and Garrison Street.  The proposed project incorporates commercial, retail and resident uses. 
  • Meet the developers with Ralston Creek North, LLC, who will provide general concepts for the redevelopment; seek your insight; and answer your questions.

 FYI: Contact City of Arvada, Senior Planner, Carol Ibanez, 720-898-7463.

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I anyone is interested and has three minutes to spare, there is a YouTube video of the newest concept plan for Arvada Square. Go to the link and then fast forward the 14-minute mark where the animation starts.

https://www.youtube.com/watch?v=T4hKshWuOt8

The proposed development should define what this neighborhood looks like for the next couple of generations. The first phase, with about 20 shops, has already been approved by the Council. The second phase concentrates more on what the new housing that supports those businesses will look like and where a new grocery store will be located.

–JK

 

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3 Responses to Wednesday Public Meeting for New Triangle Developments

  1. globalwrite says:

    Christine Duncan wrote: “I’m pretty sure you won’t post my comment, John but fwiw here it is This is HUGE. Where are the street changes to accommodate all this traffic? Where is the additional school funding to put all of these kidsinto a classroom? The water? The inadequate parking has already been discussed ad nauseum. Obviously we want new restaurants and small shops in the area to replace the ones we lost, but Arvada as usual, is not showing us the planning it should for such a a major undertaking.”

  2. Charles Buscemi says:

    I, for one, welcome our new developer overlords. Obviously empty strip malls and a giant empty construction zone contribute little to the community. Im all for more ppl, developments, etc etc.

    Parking and whatnot always seem to be the first refuge of NIMBY’ism. I hope that parking minimums are either non existent or pared down from the usual high requirements. Parking is incredibly expensive to build/maintain and add considerably to the prices of everything.

    Thanks for this update.

  3. On the contrary! I’m really glad to see these questions, Christine, since others may have the same concerns. But I have to admit I am a bit surprised seeing them coming from you. You have a long record of serving the City as a compensated member of Arvada’s Board of Adjustments (thank you for your service!), so you should already be pretty much up on civic affairs and know the answers to all the questions you are asking. For others who don’t already have those answers, here’s a response for each concern:

    Traffic Accommodations: No significant street changes are needed. Ralston Road may be the only City arterial whose traffic counts have dropped – by about a third since the heyday of these shopping centers. That seems to be because of three happenings: the opening of the Kipling Parkway, the opening of the 72nd Avenue allowing commuters to bypass this part of the City, and the failure of the businesses located in these shops to attract customers. All the traffic projections I’ve seen so far still show adequate capacity on Ralston, 58th and on Independence (with the exception of the intersection with 57th Avenue). More importantly, there is no drop in the level-of-service (LOS) peak-congestion rating for the intersection of Ralston Road and Independence, which is currently rated at a level of “C” (moderate).

    School Funding: The Jeffco school district is going to make out like bandits with the redevelopments in this area. After 12 more years they get the increase in property taxes caused by the higher property valuations in the development. But the real benefit will come from the increased State sales taxes that start almost immediately. They go to the State which uses them to backfill any funding shortcomings for new students in the district.

    And they get all that benefit with very few new students to educate. The Walmart shopping center (Arvada Plaza) itself will generate zero new students for the district to deal with. Nor will the new shops in Arvada Square generate new students. The 300 new apartments should generate some new students from the younger families who move there, but I think the district will be happy to see them since some of the local schools are under-used and are in danger of being closed. Both the Arvada Middle school (now the Arvada K-8 school at Balsam) and Fitzmorris have been slated to close in the not-too-distant past because of low attendance.

    Water: Arvada has adequate water for the present. Eventually, our growth will be limited because we only have enough water to grow out to the 155,000 population limit called for in our City’s Comprehensive Plan. But right now we don’t even use all the allocation we have from Clear Creek.

    The only way Arvada can grow more than that is if it uses its available water more efficiently. Multi-family housing does that — and it does it in spades. Multi-family housing uses much less water per resident than a single-family detached home with its own landscaping, lawn and garden. If anyone is for water conservation, they should be for multi-family housing.

    Adequate Parking: The parking has indeed been discussed “ad nauseam” and every Arvada Square proposal the developer has put forward so far seems to have met the City’s standards for available parking or come very close to it. So why is this still a thing unless we want to go back to the old way of doing things where there is a sea of asphalt and mostly unused parking surrounding each business?

    Planning, Restaurants and Small Shops: This area has already had 13 years of planning for its redevelopment. It may not be exactly what I wanted either, but this is the first concrete proposal I’ve seen that seems to inject enough life into this area to ensure that these new businesses will not fail in the future because of a lack of new shoppers. These will be shoppers who can actually patronize these businesses without getting into a car. That’s a big plus, and that’s a lot better planning than has ever gone on in this area before.

    And now, for the first time, we have a developer who is actually willing to invest the tens of millions of dollars needed to make that happen. I hope he succeeds. If he does, we will all be better off.

    –JK

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