by Valley Gadfly | Apr 19, 2024 | Main Articles
Location Is Latest Newberry Brothers Growth Spot, As The Florist’s Cherry Creek Greenhouse Plot Flourishes
by Glen Richardson
Greenhouse Growth: These phase-two North Pointe Ten stylish townhomes in Cherry Creek North are where Newberry’s six large greenhouses did business for decades.
Latest On Leetsdale: Rendering of the three-story apartment home with a basement being built on the five-acre Newberry Brothers Florist site at 5231 Leetsdale Drive.
It may have not occurred to you, but gardens and florists are strikingly similar to townhomes and multifamily developments. They attract pollinators or patrons because they are eye-catching, have room to grow, are not too tall, too crowded, or located in the wrong place.
That’s the development strategy being implemented for a luxury three-story apartment complex with a basement, about to bud in the Washington Virginia Vale neighborhood adjacent to both Glendale and Cherry Creek North. The five-acre site is located along Leetsdale Drive east of Forest St. Weldon Newberry started what became Newberry Brothers Florist at the site. His daughter Paula Newberry Arnold, and her son Kien Arnold, sold the parcel to Texas-based multifamily developer Embrey Partners LLC for $9 million. The Newberry business has moved across Leetsdale Dr. to 560 S. Holly St.
Newberry relocated the florist to the Leetsdale site subsequent to selling the Cherry Creek North location where Newberry’s six large greenhouses did business for decades. That corner spot at 2nd Ave. and Garfield Street is where North Pointe Ten is now located. Garfield Development LLC, paid $7.65 million for the North Pointe property. The development’s Phase-One has since sold out. The project’s recently finished Phase-Two — defined as stylish, sophisticated urban residences — is now complete and available for purchase. The 10 four-bedroom, six-bath, attached townhomes are being offered for $3.4 million each.
Development Dig: Construction workers dig, blast, and grade former Newberry Brothers Florist site on Leetsdale Drive, where the three-story apartment complex will be built. Photo: Kevin J. Beaty
Supreme Site
At the time the Leetsdale property was sold, Newberry Brothers Florist described the five-acre site as, “the kind of compact, walkable, mixed-use neighborhood that city officials often propose as the Denver ideal.”
Initially the neighborhood organization — the Preservation of Residential South Hilltop Neighborhood Assn. — was concerned about possible traffic impact and noise. Following negotiations with Newberry Arnold, height restrictions, traffic entry and departure, plus hotels being prohibited, were mutually agreed upon. As a result, neighbors sent messages of support, announcing they, “looked forward to more retail and residential diversity.”
Traffic rumbles and roars along the stretch of Leetsdale Drive where construction workers and excavation equipment are digging, blasting, and grading the property in preparation to build the apartment complex. Behind the property — up the hill to the north — are neighborhood streets with rows of single-family homes. George Washington High School is to the east, and a King Soopers on the west. Another apart-
ment complex sits on the southwest corner of Leetsdale and Forest, plus a multifamily development is just up the street on Forest, behind Inga’s Alpine Tavern.
Striking Setting
New Newberry Digs: The Newberry Brothers business has moved across Leetsdale to 560 S. Holly St. Floral arrangements, event design, and custom work remain the shop’s focus.
The 283 apartment homes will be nestled into the hillside to the north and east, reducing the scale of the building as it relates to the adjacent residential neighborhoods. It is also expected to conceal parking from the public view along Leetsdale Drive.
The property’s unique topographic advantage due to being located on the side of a hill, will create striking views of the Front Range and the south metro skyline for future residents of the apartment complex.
Two internal courtyards are planned as additional amenities. The east edge will be utilized as part of the development’s water quality requirement. The parking structure will be wrapped by apartment units on the west and south sides, providing approximately 395 spaces for residents and guests.
Special Street
Special Spot: Newberry Brothers moved from Cherry Creek North and acquired this center on Leetsdale Drive. The five-acre site is now the florist’s latest development spot.
An enhanced pedestrian corridor or woonerf — a Dutch “living street” urban planning concept — will create a break along Leetsdale Drive. The idea is to promote community with the adjacent neighborhoods, parks, and amenities. The Cherry Creek Trail, Four Mile Historic Park, Creekside Park, Glendale Park (formerly Mir Park), Burns Park, and Crestmoor Park are all accessible within an estimated 10-minute walk. Planned pedestrian-scale improvements adjacent to the complex site along Leetsdale are expected to set the standard for future street improvements to promote walkability on Leetsdale and across the city.
Moreover, the woonerf will create a north-south corridor within the site. In addition, it will offer publicly accessible and highly visible outdoor space. Plaza areas, site furnishings, and pockets of vegetated landscape will soften and screen the outdoor area. The pedestrian area will be further enhanced with a sizable tree lawn. Rows of trees and a landscape buffer between sidewalks and buildings will enhance safety, while adding to streetscape attractiveness. Outdoor spaces will also allow for outdoor gatherings, recreation, and seasonal activity.
Additionally, the community’s future residents will enjoy private amenities. An indoor fitness center and exterior amenity courtyards are among those being planned.
Site Access
Primary access to the apartment complex from Leetsdale Drive will be at the eastern edge of the property, leading visitors and residents to the leasing center. A drop off area with an associated small surface parking lot will be adjacent. The primary entry to a structured parking garage will be accessible nearby.
A second access point is planned on the west edge of the site, extending along the north. The second point will allow for additional parking access while also providing fire access. The rear of the lot will have setbacks, including a 25-ft. building setback between the Protected District and any new building that might be built on the property. A retaining wall is permitted within the 25-ft. setback. The proposed site plan, however, does not include any retaining walls.
Changes to site design, height, massing, and infrastructure are likely before the apartment complex opens. Completion and opening of the apartment complex is projected for mid-2025.
by Charles Bonniwell | Apr 19, 2024 | Main Articles
by Charles Bonniwell
After 2016, Colorado changed from a purple state where members from either party would have a reasonable chance for statewide office to a solid blue state where only Democrats have any chance of being elected. The Democrats also have super majorities in both the State House and Senate.
The one-party state has caused the Democrat and Republican parties to begin to fracture into competing factions.
Democrats
Dafna Michaelson Jenet
Tim Hernandez
On the Democrat side, the pro-Palestinian faction has gone after the pro-Israeli and other members with a vengeance. Rep. Elisabeth Epps from Denver, after speaking on the Palestinian issue, joined pro-Palestinian protestors in the House gallery during a special session.
Another Democrat Representative Tim Hernandez said in a post on X that he is “standing in strong solidarity with Coloradans who bravely stood up and disrupted our job for a Ceasefire in Gaza.”
Reps. Iman, Jodeh, Javier Mabry, Andrew Boesenecker, Jennifer Bacon, and Sen. Nick Hinrichsen met with protestors after they were removed from the gallery by House Democrat leadership, which includes Speaker Julie McCluskie, Majority Leader Monica Duran, and Speaker Pro Tem Chris Kennedy.
The Progressive wing of the Democrat Party has always been strongly represented by Jewish members, many of whom now feel alienated from the party.
Nearly 200 Colorado Jewish Democrats, including elected officials, party leaders, and faith leaders wrote an open letter calling for an end to the divisive, dangerous rhetoric and anti semitism they claim has been displayed by some on the pro-Palestinian side.
State Senator Dafna Michaelson Jenet, one of the signers, went so far to ask whether Democrats even wanted to have any Jewish members.
Republicans
Dave Williams
Dick Wadhams
As divided as the Democrats are, the Colorado Republicans are as or more divided between their Grassroots adherents and the so-called Establishment Republicans who have controlled the party for over 40 years.
The two sides have radically different views on why Colorado has become so blue. Establishment Republicans like Dick Wadhams, the unofficial spokesman of Colorado’s richest man and biggest Republican contributor billionaire Phil Anschutz, says it is due to an influx of people flooding from California and Illinois, bringing with them, their liberal values. Moreover, he declares Coloradans, whether Democrat, Republican, or unaffiliated, strongly dislike former President Donald Trump and once Trump is gone from the scene Colorado Republicans will automatically rise back up.
Grassroot Republicans note that Establishment Republicans like Wadhams have been in charge of the party for over 40 years and have been the ones who have directed the party during its precipitous decline. They note that Trump went from losing in Colorado by only four points in 2016 to 14 points in 2020.
Trump, they indicate was no less popular or unpopular from 2016 to 2020. Grassroots Republicans say the difference between the two elections was the advent of mass ballot harvesting with all mail balloting. Wadhams and his Establishment friends are widely hated by two-thirds of the Republicans.
While the Grassroots represent a large majority of Republicans, they are totally unrepresented in the Colorado media. The left-wing media, includingThe Denver Post, Colorado Sun, Boulder Camera, Greeley Tribune, and Colorado Times Recorder greatly prefer Democrats and trash Grassroots Republicans in favor of Establishment Republications every time.
Pro Republican media in Colorado is controlled by one man, billionaire Phil Anschutz. Until now he has successfully hidden his overriding role by using a myriad of organizations. He controls, or is thought to control, among others, the Colorado Springs Gazette, Denver Gazette, Colorado Politics, Independence Institute, Complete Colorado, Caucus Room, and Advance Colorado.
Philip Anschutz
Anschutz, like many other billionaires, has moved leftward, or the party itself has moved to the populist right. As a Bush era Republican, he feels alienated by the Trump dominated Republican Party and personally it is said detests Trump and his adherents. Most Grassroots Republicans support Trump and thus the Anschutz publications are constantly attacking Grassroots Republicans. The leftwing and Anschutz media and what they represent are called by the Grassroots the “Uni Party.”
The Grassroots, in the Spring of 2023 pulled off a political upset and took over the Republican Party, electing a slate of Grassroots Republicans, and in particular Dave Williams as Party Chairman.
Since Williams’ election the leftwing and Anschutz media have been unrelentingly attacking Williams.
However, Donald Trump, has ridden to Williams’ aid within the Colorado Republican Party by declaring on Truth Social that Williams “is under Fake News assault because he is doing such a strong job as an advocate for MAGA.”
Local radio used to be a source for pro Trump support but among local radio show hosts all but RNC Committeeman Randy Corporon have become Establishment. 710KNUS shoved Corporan to the least desirable radio time — Saturday nights.
Among websites there is one that is driving Establishment Republicans crazy and that is RINO Watch Colorado. Its “take no prisoners” style has made it beloved by Grassroots Republications and hated by leftwing and Anschutz media.
What Is To Come?
Will the parties begin to split up? If there is any lesson from history, it is that when one faction gains total control new groups arise to challenge its hegemony.
by Mark Smiley | Mar 18, 2024 | Main Articles
Mayor Cuts Service, Hours At Parks & Recreation, DMV, Plans More; The Mayor, City Are Prioritizing Migrants Over Them
by Glen Richardson
Slighting Streets: Denver’s East Sixth Ave. Parkway — listed on the National Register of Historic Places — and the city’s 15 other parkways will no longer be cared for by Parks & Recreation.
Given the callous title of “coldhearted” after refusing to ban homeless camp sweeps in cold temperatures, merciless Denver Mayor Mike Johnston is winning a new title, “cutthroat.”
With 40,000 migrants — almost 5% of the city’s entire population — having arrived here from Venezuela and other places in the world in the last 12 months, Johnston has announced enormous cuts to city services, hours due to the burden of migrants, and its stress on city resources. Furthermore, he warns. “This is the first phase of cuts and the city aims for reductions across many departments.”
DMV Decelerates: DMV is no longer processing vehicle registration renewals in person, only online. Only new registrations are currently being processed in person.
Homeless Growth
The migrant burden, of course, is on top of the more than 4,000 homeless people either sleeping on city streets or in shelters. Denver now ranks as having the nation’s fifth-largest homeless population.
Moreover, Denver ranks third nationally in the increase of homelessness in a single year. Sadder still, the Mile High City ranks second in the country with the largest upsurge — at 116% — in the number of homeless families with children.
Adding it up: The homeless population grew 32% in the 12-month period at the end of 2023. At least 311 homeless people died in Denver last year, more than any other year.
Fading Flower Beds
Drab Denver Deed: Mayor’s decision not to plant the city’s annual flower beds — roughly 545 citywide — is about to turn the Mile High City drab, including at Wash Park.
Due to the city’s surging migrant burden, Johnston is initially reducing hours and services at Denver Parks & Recreation and
Denver Motor Ve
Destitute In Denver: Denver’s homeless population, or people without housing, grew 32% in the 12-month period at the end of 2023.
hicles (DMV). He emphasizes, moreover, that the initial reductions are just the first phase of cuts and that the city’s intentions are to make equal slashes “across many departments.”
Cuts in services, hours at Parks & Recreation are already underway. For many if not most citizens and visitors to Denver, the most appalling is the decision not to plant the city’s annual flower beds. The Mile High City normally plants roughly 545 beds each year. The distressing decision will eliminate all of them unless the plots are planted by volunteers.
For generations the city’s flower beds have been a way of cultivating community. Among those that will be missed the most: The two at Wash Park — one a replica of George Washington’s Mount Vernon Garden. Likewise, the decision crushes the colorful gardens at City Park; plus, the perennial flower beds on 7th Ave. Parkway. The verdict will also abolish Alamo Placita Park’s formal garden that has always beautified the drive along Speer Blvd. near Downing St.
City Workers Impact
Reduction in days and hours at Parks & Recreation are already underway, but do not involve layoffs of current employees. However, hourly workers can expect fewer hours, and on-call and seasonal workers will be most impacted.
Regional Centers that were open seven days a week will only be open for six days a week. Those open six days a week, will stay open for the same number of days, but the hours of operation will be reduced. Summer Recreation Programming in Denver will be reduced by 25% across the program.
As for the seasonal workers, the mayor admits that some seasonal workers have been with the city for 20 years. Declaring he’s not hiding the fact that the decision will matter to a lot of city employees that are on the frontlines, “It’s a plan for shared sacrifice,” he says. Adding, “This is what good people do in hard situations.”
Downturns At DMV
The DMV has also started making changes to services and hours. They are no longer taking vehicle registrations in person. Everything has been moved to online.
In addition to no longer processing vehicle registration renewals in person, DMV is taking them online, through the mail, or at kiosks. New registrations, however, are still being processed in person.
Sites have started rotating weekly DMV closures. Only DMV’s central spot at Tremont is staying open permanently. The city’s satellite spots are rotating, closing one week at a time.
Destitute In Denver: Denver’s homeless population, or people without housing, grew 32% in the 12-month period at the end of 2023.
Savings Vs. Spending
According to the mayor, the cuts to Parks & Recreation and DMV will save roughly $5 million. Denver has also already “paused” new applications submitted by businesses and families for public events, special occasions, and tournaments.
Since December 2022, Denver has spent $42 million supporting migrants. The state of Colorado recently awarded the city $3.5 million in reimbursements, and the Department of Homeland Security has approved up to another $9 million for the city
Countless citizens continue to criticize the city, suggesting the Mile High City and the mayor are prioritizing migrants over them.
School Influx Soars
It’s not only the city of Denver that has been affected by rising migrant counts, so has Denver Public Schools (DPS).
More than 6,000 new migrants have enrolled in DPS schools since this summer. Currently the district is enrolling about 100 new students a week and the number isn’t slackening off.
DPS officials say at least 25 schools have 50 or more new students.
by Valley Gadfly | Mar 18, 2024 | Main Articles
Audit Finds City’s Public Courses Still Aren’t Up To Par; Parks & Recreation Cutbacks Increase Chances For Closures
by Glen Richardson
Wellshire Golf Clinic: Jack Nicklaus held a golf clinic on Wellshire’s driving range in 1977 in connection with Golf Digest Magazine.
Challenging Course: Kennedy Golf Course offers terrific views and challenging play at every skill level. Fairways and greens are difficult yet friendly.
Donald Ross Design: Wellshire Golf Course is the only public course West of the Mississippi that is a Donald Ross design.
Denver’s public golf courses’ distinctive locations — particularly the Wellshire Golf Course on S. Colorado Blvd. and the Kennedy Golf Course on E. Hampden Ave. — have made the Mile High City an all-seasons, outdoor-lover’s playground, and golf one of the city’s best ways to enjoy the outdoors.
In recent years, however, Denver Parks & Recreation — that runs the local courses — has become the number one enemy of the Valley’s local players, always a putt short of doing their job. Denver Auditor Timothy M. O’Brien, CPA, who has tried to caddie the staff managing local courses, again reports Denver’s public courses aren’t up to par.
Declining to improve customer experience for golfers, instead simply manipulating amenities and services to an ever-declining revenue stream, is threating to spiral local courses out of solvency.
Ignoring Action Plan
This year O’Brien’s approach shot has never been stronger: “I remain concerned about the future of city golf courses,” Auditor O’Brien declares.
To provide a better customer experience for golfers, Denver Golf — what O’Brien terms the Park & Rec group managing public courses — “should improve customer service, maximize revenue, update strategy documentation, improve its capital planning and financial monitoring.”
O’Brien says he is disappointed Denver Golf has chosen to disagree with strategy and action plan recommendations that would increase transparency, hold the Denver Golf enterprise more accountable to the city and public, and improve organizational efficiency and effectiveness, O’Brien explains.
Problems Persist
The auditor does say some Denver golf courses are looking better since the last time auditors assessed them, but the city still lacks a long-term plan to fix problems proactively and effectively. That’s according to a follow-up report released by Auditor O’Brien, showing partial improvement to golf course aesthetics and safety, but limited big-picture improvement due to managers’ disagreements with audit recommendations.
“Some of the rusty nails are gone, but the bigger problem remains,” Auditor O’Brien says. “I hope new leadership in the parks department will reconsider the value of making a plan for maintaining the city’s public golf courses for the benefit of all players.”
Our 2021 audit found safety and aesthetic issues at several city golf courses, such as exposed rusty nails and graffiti. We also found issues with the credit card system. We recommended managers take a big-picture look at addressing issues over time, rather than an ad-hoc response to maintenance and planning. “Unfortunately, they disagreed with all of our recommendations for a strategic plan. They called goals and timelines an unnecessary hinderance,” he relates.
Cool Complex: Kennedy Golf Course in Southeast Denver offers something for everyone, from a round of golf, to a range practice, or a game of putt-putt.
Only Applied Three
“Making a strategic plan and setting goals is management 101,” Auditor O’Brien notes. “It is both helpful and necessary if you want to use resources effectively and avoid leaving graffiti and safety hazards to sit for years at a time.”
Denver Golf managers fully implemented just three of our recommendations, partially implemented one, and did not implement five more. They disagreed with four others and took no action — those were related to strategic planning and documentation related to priorities and goals.
Notable improvements included several repairs at the Kennedy Golf Course: the clubhouse has been repainted and its molding fixed; dangerous storm shelters have been removed; the restaurant’s walls have been patched; old tables and rusting railings have been replaced; the damaged branch of a cottonwood tree on Hole 6 has been removed; cart paths have been repaved; and starter desks have been replaced. However, other issues Golf could have worked on include repairs at the Wellshire golf courses, which are still incomplete after three years. At Wellshire, we noted the bar and restroom near Hole 5 was not painted and now shows signs of possible structural damage.
Long Term Planning
Wellshire Attraction: In recent years many say Wellshire’s Event Center has become a bigger attraction than golf.
“Strategic long-term planning could help address lengthy turnaround for important maintenance projects,” Auditor O’Brien believes. Denver Golf’s lack of a strategic plan and documented organizational priorities and goals may prevent it from proactively shaping the future of its operations and addressing challenges before they arise. “With a big-picture plan, managers could create timelines and schedules for course maintenance and avoid three-year waits for repairs.”
Golf managers did make some notable updates to their technology, improving golfer experience for bookings and check-in. By implementing some of our recommendations, Denver Golf made its member check-in and cashiering process quicker and easier for its customers. Denver Golf successfully eliminated duplicate accounts in the golfer loyalty database. It also integrated credit cards into its point-of-sale system and is now working with a new vendor.
Due to factors outside of its control, Golf still is not charging nonrefundable prebooking fees, possibly missing out on revenue when golfers do not show up for their tee times. But once issues with data protection for credit card transactions over the phone are resolved, we expect Golf to implement this recommended improvement.
by Laura Lieff | Mar 18, 2024 | Main Articles
by Laura Lieff
Home Team Support: Infinity Park has become a destination that people of all ages look forward to visiting as they enjoy cheering on their home team.
Since opening its gates in 2007, Infinity Park has welcomed tens of thousands of visitors. The first and only municipally-owned rugby-specific stadium in the United States, Infinity Park spans 16 acres (including an eight-acre green open space), features a state-of-the-art gym, a full-sized outdoor training pitch, and a stadium with a seating capacity of 4,000. It is also home to a recreation center and an event center, as well as the American Raptors rugby team.
Located in the heart of Glendale, Infinity Park was built on a bold vision to center the future of the city around the growing sport of rugby. Featuring a multi-purpose indoor/outdoor sports complex, Infinity Park has earned the designation of RugbyTown USA. Along with serving as the American Raptors’ headquarters, Infinity Park has hosted several different international men’s and women’s rugby matches including the 2008 North America 4, the 2009 and 2010 Churchill Cups, the 2009 Americas Rugby Championship, the 2019 Pacific Nations Cup, and all three 2023 Rugby World Cup Qualifiers for the United States men’s national rugby team. The venue was also the United States stop on the 2018- 2019 World Rugby Women’s Sevens Series and is home to the annual RugbyTown 7s tournament.
Local Destination
Beyond rugby, Infinity Park has become a destination that people of all ages look forward to visiting. “We see families, groups of friends, rugby fans, and community members who want to spend time outside and cheer on their home team on a beautiful weekend afternoon,” says Glendale City Manager Chuck Line. “Watching Infinity Park become the heart of our city has been very rewarding.”
Another aspect that sets Infinity Park apart is the local feel it brings to hosted events and provides for the community. Because of the park’s expansive space and Glendale’s welcoming mindset, local recreational leagues, youth leagues, and residents always have a place to practice and compete, gather and interact, or simply hang out.
Local Destination: With a seating capacity of 4,000, Infinity Park continues to draw large crowds for all types of events.
“Infinity Park serves as an entertainment anchor for Glendale and offers the community and beyond the opportunity to enjoy sporting events, movies, and music,” says Director of Infinity Park Operations, Kieran Nelson. “Also, since its inception, the park has garnered a reputation among the international rugby community as a world-class venue, and we could not be prouder to have earned that distinction.”
In addition to the family-friendly environment and welcoming staff, spending time at Infinity Park is affordable as adult tickets for rugby games are $10 and admission for kids 12 and under is free. This spring, Glendale residents are looking forward to watching their home team return from South America to play in the professional SRA league.
Upcoming games will feature the following theme days:
April 7
For Military Appreciation Day, Glendale will show gratitude to our armed forces by offering camo koozies at the gate and opportunities to engage with various on-site military branches. Additionally, fans can nominate a hero to be honored during the match, making it a day to celebrate and recognize our military heroes.
April 14
In recognition of Mental Health Awareness Day, Infinity Park is partnering with Howzit — a mental health awareness brand founded by former rugby players — by offering a gate giveaway of stress balls. Engage with representatives from All Health Network, the Glendale Police Department, and Canine Partners of the Rockies, as Glendale promotes mental well-being and support within the community.
April 21
Social Spot: Spending a spring afternoon outside socializing with friends has become part of the park’s legacy.
Celebrate Colorado Day at Infinity Park with exciting promotions including a complimentary American Raptors Colorado keychain, opportunities to interact with mascots from local college and sports teams, and delicious Colorado-themed food from our on-site food trucks, among other festivities.
April 28
For Autism Awareness Day, Firefly Autism will provide valuable resources and information at Infinity Park. Receive a complimentary fidget spinner at the gate, and meet the adorable service dogs in training from Canine Partners of the Rockies. There will also be a quiet room for those needing a sensory break. Additionally, thanks to KultureCity, sensory bags will be available at all Infinity Park events, ensuring inclusivity and support for individuals with sensory sensitivities.
More events happening this summer include:
May 11: 2024 High School Boys and Girls Rugby Championships
June 10: Movie Night — Teenage Mutant Ninja Turtles: Mutant Mayhem
June 24: Movie Night — The Marvels
July 2: Glendale Fireworks
July 8: Movie Night — Trolls Band Together
July 22: Movie Night — Barbie
August 23-25: RugbyTown 7s
For more information, or to view the Raptors’ schedule and ticket information, visit www.americanraptors.com/schedule-and-tickets.
by Valley Gadfly | Feb 19, 2024 | Main Articles
District’s First Ever Data Driven Study Of BID’s Growth Exposes Rising Congestion, Slowing Business, And Declining Quality Of Life
by Glen Richardson
Creek Car Congestion: District’s growth has had biggest impact at 1st Ave. & University. New Cherry Creek West project will worsen traffic problem, BID’s data analysis forewarns. Photo by Kevin J. Beaty/Denverite
One of the most dynamic business and residential areas in the Mile High City, development in Cherry Creek North has exceeded the 10-year forecast. The attraction of businesses and their office space needs, moreover, is accelerating the desire of certain businesses to relocate to the district from other areas of the city.
With the impressive growth has come traffic congestion, parking, and transportation problems. The first ever data driven analysis of the Business Improvement District’s (BID) actual growth and development since 2012 has just been released. Study is being distributed to various RNO’s, neighborhood organizations, plus city agencies. Those with comments and concerns should contact their city councilman.
The analysis is the mastermind of retired longtime Cherry Creek resident volunteers David Steel, former President of Western Development Group; and Wayne New, former Denver District 10 City Councilman. The pair piloted the study because they care about the community and want to maintain the quality of life and success that all businesses and residents now enjoy. Furthermore, the business-residential leaders have more than 40 years of real estate experience in the U.S., Canada, and Europe.
Creek Data Analysis
Cherry Creek North’s growth has had the greatest traffic effect on 1st Ave., University, and surrounding neighborhood streets. The
Steel-New data analysis of the district emphasizes that fact and is key to recommendations they are making. Bottom line: The more difficult it becomes to move around the district, the less appealing it will become.
Albeit the pending Cherry Creek West development is planned on Cherry Creek Shopping Center property, it will have a significant impact on 1st Ave. traffic and its efficient movement through Cherry Creek.
The proposed 1,918,170-sq.-ft. development will create the highest grouping of high-rise buildings in the Cherry Creek area. More important to 1st Ave., the seven-building development will create 1,922 vehicle trips during the evening (PM) peak hour. That’s at an intersection that has already reached its maximum vehicle capacity according to traffic standards.
Building Toward Gridlock
West End Traffic Trap: Despite being on Cherry Creek Shopping Center property, massive Cherry Creek West project will add to gridlock at the 1st Ave. & University intersection.
Cherry Creek West development vehicle trips will only add to the present 1st Ave. traffic movement problems. In addition, the East West Partner’s Large Development framework document estimates that 3,000 new jobs will be added, increasing the vehicle trip counts.
Using the 2013 national standard ratios to calculate Cherry Creek West vehicle trips per evening (PM) peak hour, the number of vehicle trips was determined to be 1,922 trips for all three building uses.
Three of the seven proposed buildings will be devoted to residential use and will be required to abide by the City’s affordable housing requirements, which would reserve 10% of the units for low to moderate income households. The framework description lists the residential buildings as having 598 units.
Project Cutback Proposed
To reduce the traffic impact from Cherry Creek West, the study recommends the following changes to the development plans:
Reduce the building heights from the proposed 12-13-stories to 8-stories, which would be consistent with Cherry Creek BID Zoning. Change the numbers of proposed office buildings from four to three, and change the number of proposed residential buildings from three to four.
Since community residential space is needed more due to the number of existing and new office space developments, new mixed-use development should emphasize residential use. Increasing the residential square-footage will have a dramatic reduction in traffic volumes generated by the project. The vehicle trip standard for office use is approximately three-times the standard for residential use, and the standard for retail use is five-times the level of residential traffic trips. An estimated 713 traffic trips per evening (PM) peak hour should assist in lessening the traffic impact on 1st Ave. and University.
Parking-Valet Service
Additionally, the study urges the continued support of Cherry Creek North’s BID Zoning. The pair say the 2014 rezoning process was a productive, cooperative process that greatly enhanced the previous BID zoning to allow and promote greater development within its boundaries. They emphasize, however, that it is important to recognize the rezoning requirement be maintained in order to minimize future growth and mobility problems.
Short term, the value of a BID Parking Benefit District should be studied. Such a district would tie the economic benefits of performance parking directly to improving the quality of life in the immediate area. Residents and businesses are more receptive to such a district as the revenues are reinvested in the neighborhood. Additionally, the value of a Parking Benefit District should be considered. They reduce traffic congestion while increasing local sales tax revenue.
With parking difficulties identified in Denver Moves Cherry Creek as a major problem, Steel and New also suggest a centralized BID area for a paid valet service should be organized and tested. It would provide a convenient one-stop spot for customers and residents using cars to park and shop in Cherry Creek. They also believe the 2013 Development & Traffic Study be maintained on a timely basis to project future growth and needs accurately. Lastly, they urge a professional planner-traffic engineer be engaged by BID to update the study.
Clayton-Sears Site
District Data Duo: First ever data driven analysis of BID’s growth was created by longtime resident volunteers. They are from left, David Steel, former President of Western Development Group, and Wayne New, former Denver District 10 City Councilman.
The Clayton-Sears development — the other Cherry Creek west-end development about to begin construction — is also expected to impact 1st Ave. traffic.
The site will feature 126,000-sq.-ft. of new four-story buildings plus ground floor retail space. An 867,000-sq.-ft. eight-story apartment building with 25 residential condominiums is planned above the existing Clayton parking garage.
Vehicle trip counts and traffic flow for the Clayton-Sears development will also have impact on 1st Ave. traffic flow. The project, moreover, will impact traffic on 2nd Ave., Columbine Street, and Clayton Lane. Fortunately, a large percentage of the project is devoted to residential use which produces fewer vehicle trips than retail uses.
Intersection Gridlock
How busy is the University Blvd. and 1st Ave. intersection? The Denver Regional Council of Governments (DRCOG) says it averages more than 50,000 vehicles every day. Moreover, DRCOG says the stretch of University Blvd. just south of 1st Ave. tallies more than 45,000 cars daily.
Overwhelmed by the traffic, commuters driving through the intersection contacted Denver7 Traffic Expert Jayson Luber in Sept. of 2023. The intersection traffic was “driving them crazy,” they told the reporter who has been with Denver7 since 2006 and reported traffic for KOA Radio prior to that.
The intersection supports cars traveling in multiple directions, Luber was told by the Denver Department of Transportation & Infrastructure (DOTI). Cars going through the intersection are turning in multiple directions and must also provide time for people to safely cross on foot, all in about the span of two minutes. Moreover, they emphasized the two minutes is divvied up between all the different movements at the intersection. The morning light timing, the city told Luber, is designed to allow for more traffic to flow heading into downtown and prevent backups on University Blvd. and Speer Blvd. It is just the opposite in the afternoons, with more time allotted for eastbound traffic out of downtown.
Link Provided To View BID’s First Ever Data Driven Analysis
The Chronicle has provided a link to the full data driven analysis of BID’s actual growth and development since 2012. Titled “Reinvesting in the Future,” it is a progress Report and Analysis on Cherry Creek Growth, Development, Traffic, and Impacts on 1st Ave. View the study at: glendalecherrycreek.com/wp-content/uploads/2024/01/Cherry-Creek-Analy sis-1-8-24.pdf.
