FROM TAD TO TOD : ENERGIZING BELLEVIEW STATION
vrushali lele bashir sagheir jamie fogle 12.7.15
E TAT ERS INT Denver
GDP 51 ac
Greenwood Village
Denver
1/2 MILE STATION AREA 502 ac S. MONACO AVE
Cherry Hills Village
25
2 TE A ST R TE IN
25
Cherry Hills Village
OVERVIEW AND LOCAL CONTEXT
E. BELLEVIEW AVENUE
QUEBEC STREET
Greenwood Village
NORTH
TRANSIT SCORE
1,234
1,787 BIKE SCORE
2009 2015 2% INCREASE IN DAILY RIDERSHIP
IMPROVE THE BIKESCORE AND WALKSCORE
WALKSCORE
DENSIT Y IS 6,500 PPL /SQ MI. AND COULD SUPPORT MORE INFILL DEVELOPMENT TO THE SOUTH AND EAST
ANALYSIS
BUILDING AND BLOCK PATTERNS 1993
2005
ANALYSIS
2015, INCLUDING FUTURE GDP BUILDINGS
AREAS TO IMPROVE
15 /15 1/5 3 /15
PRINCIPLE 1
WALK
4 /15
AREAS TO IMPROVE
PRINCIPLE 2
CYCLE
1/5
PRINCIPLE 3
CONNECT
3 /15 DOES NOT MEET
PRINCIPLE 4
MEETS
13 /15 15 /15 8 /15 7/20 62 /100
TRANSIT PRINCIPLE 5
MIX
13 /15
PRINCIPLE 6
DENSIFY
7/15
AREAS TO IMPROVE
PRINCIPLE 7
COMPACT
2 /15
PRINCIPLE 8
SHIFT GDP AREA
4 /20 51 ac
ANALYSIS | TOD STANDARD SCORING
34 /100
PRINCIPLE 1
WALK PRINCIPLE 2
CYCLE PRINCIPLE 3
CONNECT PRINCIPLE 4
TRANSIT PRINCIPLE 5
MIX
AREAS TO IMPROVE
PRINCIPLE 6
DENSIFY PRINCIPLE 7
COMPACT PRINCIPLE 8
SHIFT STATION AREA
502 ac
CHALLENGES
DT
A 136,000 A
• OPEN SPACES ALONG THE STREET EDGE CREATES AN UNDESIRABLE PEDESTRIAN E XPERIENCE • L ARGE BLOCK SIZES CREATE POOR CONNECTIONS FOR PEDESTRIANS AND BICYCLISTS • MAJOR ROADS ARE WIDE AND ENCOURAGE HIGH TRAFFIC SPEEDS
223 ,0 0
• GRADE SEPARATED INFRASTRUCTURE CREATES BARRIERS THAT LIMIT ACCESS IN AND AROUND THE STATION
T AD 0A
DT
14,500 AADT
5,800 AA
48,500 AADT
0’
NORTH
ANALYSIS
300’
SCALE: 1”=600’
600’
CHALLENGES • OPEN SPACES ALONG THE STREET EDGE CREATES AN UNDESIRABLE PEDESTRIAN E XPERIENCE • L ARGE BLOCK SIZES CREATE POOR CONNECTIONS FOR PEDESTRIANS AND BICYCLISTS • MAJOR ROADS ARE WIDE AND ENCOURAGE HIGH TRAFFIC SPEEDS • GRADE SEPARATED INFRASTRUCTURE CREATES BARRIERS THAT LIMIT ACCESS IN AND AROUND THE STATION
OPPORTUNITIES
• CAPITALIZE ON THE UNDERUTILIZED L AND WITHIN THE STATION AREA (~ 105 ACRES) • CREATE ADDITIONAL STREET CONNECTIONS AND MIX OF USES TO ENERGIZE THE URBAN CENTER
VALUE PROPOSITION ADDITIONAL
CONNECTIONS TO THE SOUTH AND EAST WILL
ALLOW FOR POTENTIAL
RE-INVESTMENT
OF
UNDER
UTILIZED L AND WITHIN THE WALKSHED OF BELLEVIE W STATION.
VISION THE BELLEVIE W STATION AREA WILL HARNESS THE DEVELOPMENT POTENTIAL AND BROADEN THE CAPTURE AREA IN ORDER TO
ENERGIZE
AND INCREASE THE
BY RECALIBRATING THE 0’
NORTH
ANALYSIS
300’
SCALE: 1”=600’
600’
TOD
CHARACTERISTICS
STREET NET WORK AND
TRANSITIONIN G TO A MIXED-USE
NEIGHBORHOOD.
FRAMEWORK MAINTAIN THE ‘SET BUILDING PIECES’ AND E XISTING ROADS
0’
NORTH
VISION
300’
SCALE: 1”=600’
600’
FRAMEWORK MAINTAIN THE ‘SET BUILDING PIECES’ AND E XISTING ROADS
CONNECT IMPROVE THE STREET NET WORK TOWARD MONACO STREET, ACROSS BELLEVIE W AVENUE AND ACROSS I-25 STITCH TOGETHER THE E XISTING BLOCKS AND CREATE OPPORTUNIT Y FOR NE W DEVELOPMENT
0’
NORTH
VISION
300’
SCALE: 1”=600’
600’
FRAMEWORK MAINTAIN THE ‘SET PIECES’ - THE E XISTING MID- TO HIGH-RISE BUILDINGS
CONNECT IMPROVE THE STREET NET WORK TOWARD MONACO STREET, ACROSS BELLEVIE W AVENUE AND ACROSS I-25 STITCH TOGETHER THE E XISTING BLOCKS AND CREATE OPPORTUNIT Y FOR NE W DEVELOPMENT
INFILL INFILL THE UNDERUTILIZED L AND AND TRANSITION THE LOWER DENSIT Y BUILDINGS TO A HIGHER DENSIT Y MIXED-USE NEIGHBORHOOD
0’
NORTH
VISION
300’
SCALE: 1”=600’
600’
EXISTING ROAD NETWORK
PEDESTRIAN UNDERPASS ALONG BELLEVIEW AVENUE
UNION AVENUE BRIDGE
0’
NORTH
CONNECT
300’
SCALE: 1”=600’
600’
BELLEVIEW AVENUE AT NIAGARA STREET
ENHANCED ROAD NETWORK
CHARACTER IN DTC
CHARACTER OF BELLEVIEW AVENUE
0’
NORTH
CONNECT
300’
SCALE: 1”=600’
600’
CHARACTER OF UNION AVENUE
PROPOSED ROAD NETWORK
CAP AT UNION STATION | COLUMBUS, OH
OLYMPIC SCULPTURE PARK | SEATTLE, WA
0’
NORTH
CONNECT
300’
SCALE: 1”=600’
600’
RECONNECT AUSTIN
University Town Center, near Washington, D.C.
PROJECT PRECEDENT
Retrofitting strategies includes: • Wide mix of uses, distributed both horizontally and vertically • New zoning encouraging higher-density development • Shared parking strategies and new parking garages for infill buildings without demolishing existing buildings
1988
2007
Source: Retrofitting Suburbia, Ellen Dunham-Jones
INFILL
2015
CURRENT LAND USE WEST OF I-25 - LOW-DENSIT Y RESIDENTIAL, OFFICE AND EMERGING MIXED USE EAST OF I-25 - OFFICE, HOTEL AND LOW-DENSIT Y RESIDENTIAL
0’
NORTH
INFILL
300’
SCALE: 1”=600’
600’
INFRASTRUCTURE TRANSITION INTRODUCE A FINE GRAIN STREET NET WORK BRIDGE DECK OVER I-25 TO PROVIDE BET TER CONNECTIVIT Y AND DEVELOPMENT POTENTIAL
0’
NORTH
INFILL
300’
SCALE: 1”=600’
600’
PROPOSED LAND USE INTRODUCE MIXED-USE AND RESIDENTIAL ON BOTH SIDES OF I-25 TRANSFORM UNION AVENUE INTO A RESIDENTIAL BOULEVARD PROVIDE DEVELOPABLE L AND ON I-25 BRIDGE DECK NE W NEIGHBORHOOD PARK /PL A Z A AT THE STATION HEAD.
0’
NORTH
INFILL
300’
SCALE: 1”=600’
600’
EXISTING MASSING
PROPOSED URBAN FORM
PROPOSED MASSING
Keymap
CONNECT + INFILL
EXISTING MASSING
PROPOSED URBAN FORM
PROPOSED MASSING
Keymap
CONNECT + INFILL
EXISTING MASSING
PROPOSED URBAN FORM
PROPOSED MASSING
Keymap
CONNECT + INFILL
EXISTING MASSING
PROPOSED URBAN FORM
PROPOSED MASSING
Keymap
CONNECT + INFILL
EXISTING CHARACTER
PROPOSED CHARACTER
• RE-CONFIGURE CURBLINES TO REDUCE MEDIAN WIDTH AND RE-STRIPE L ANES TO 11’ WIDE • INCORPORATE ON-STREET PARKING DURING NON-PEAK HOURS • CREATE A 12’ MULTI-USE PATH FOR PEDESTRIANS AND BICYCLISTS
LOCATION
ROAD DIET
STREET SECTION
BELLEVIEW AVENUE
EXISTING CHARACTER
PROPOSED CHARACTER
• RE-CONFIGURE CURB LINES TO ELIMINATE MEDIAN AND CREATE A WIDER PEDESTRIAN ZONE • RE-STRIPE L ANES TO INCLUDE DEDICATED BIKE L ANE • INCORPORATE ON-STREET PARKING
LOCATION
ROAD DIET
STREET SECTION
UNION AVENUE
EXISTING CHARACTER
PROPOSED CHARACTER
• INCREASE STREET NET WORK AND DEVELOPABLE L AND ON I-25 BRIDGE DECK • CREATE URBAN PARK /PL A Z A AT THE STATION HEAD THAT IS FRAMED BY MIXED-USE BUILDINGS
LOCATION
BRIDGE DECK
BELLEVIEW STATION HEAD
AREAS TO IMPROVE
4 /15 1/5 3 /15 DOES NOT MEET
13 /15 7/15 2 /15 4 /20 34 /100
AREAS IMPROVED
PRINCIPLE 1
WALK
12 /15
PRINCIPLE 2
CYCLE
3 /5
PRINCIPLE 3
15 /15 DOES NOT MEET
PRINCIPLE 4
TRANSIT PRINCIPLE 5
13 /15
AREAS TO IMPROVE
PRINCIPLE 6
DENSIFY
15 /15
PRINCIPLE 7
COMPACT
7/15
PRINCIPLE 8
PRINCIPLE 2
CYCLE CONNECT PRINCIPLE 4
TRANSIT PRINCIPLE 5
MIX
AREAS IMPROVED
PRINCIPLE 6
DENSIFY PRINCIPLE 7
COMPACT PRINCIPLE 8
SHIFT STATION AREA
WALK
PRINCIPLE 3
CONNECT
MIX
PRINCIPLE 1
12 /20 77/100 502 ac
TOD STANDARD SCORING
SHIFT STATION AREA (Proposed Conditions)
502 ac
ROAD DIET 1.70 miles of road diet adjustments, streetscape and bike lanes 11 Enhanced pedestrian crossings
)
Primary Stakeholders
Secondary Stakeholders
Landowners
Greenwood Village
City and County of Denver
Cherry Hills Village
DTC
Neighborhood Groups
Colorado Department of Transportation
IMPLEMENTATION STRATEGY
@
Union Avenue Road Diet
$4,380,000
Curb line adjustments (9,000 LF x $100/LF)
$ 900,000
Streetscape (162,000 SF x $20/SF)
$3,240,000
Bike lanes (9,000 LF x $10/LF)
$
Enhanced pedestrian crossing (5 by $30K/ea) $ 150,000
90,000
Belleview Avenue Road Diet
$3,648,000
Curb line adjustments (9,000 LF x $100/LF)
$ 680,000
Streetscape (180,000 SF x $25/SF)
$2,720,000
Bike lanes (9,000 LF x $10/LF)
$
Enhanced pedestrian crossing (4 by $30K/ea) $ 180,000
68,000
Create a safer pedestrian experience and additional on-street parking Increased mobility options for pedestrians and bicyclists Create streets that attract high quality businesses and residents
CONNECT 4.30 miles of new streets 10 acres of developable land on deck over I-25 3 vehicular bridges over I-25 unlocks over 50 acres of under-utilized land
)
Proposed streets
$15,820,000
New street/ utilities (22,600 LF x $300/LF)
$ 6,780,000
Streetscape (361,600 SF x $25/SF
$ 9,040,000
Land Acquisition (41.5 AC x $300K/AC)
I-25 deck (680,000 SF x $300/SF)
Primary Stakeholders
Secondary Stakeholders
Landowners and Highly motivated developers
Greenwood Village
City and County of Denver
Cherry Hills Village
DTC
Neighborhood Groups
Colorado Department of Transportation Regional Transportation District
IMPLEMENTATION STRATEGY
@
$12,450,000 $204,000,000
Increased access to new development parcels Formation of highly connected street system over I-25 Major infrastructure investment creates more development opportunities
INFILL ~ 2.5 million square feet of retail/ commercial ~ 12 million square feet of office ~ 27 million square feet of residential Utilize URBAN CENTER zoning categories C-MX-8, -12, and -16; and C-RX-5, -8 and -12 to support the mixed-use vision
West of I-25, North of Belleview Ave
Retail/ Comm
800,000 SF
Annual Tax base $2.8 mil.
Office 5,000,000 SF $10.4 mil.
)
Residential 7,700 DU $9.2 mil. West of I-25, South of Belleview Ave
Retail/ Comm
600,000 SF
$2.1 mil.
Office 3,000,000 SF $6.0 mil. Residential 2,100 DU $2.5 mil. East of I-25
Retail/ Comm
900,000 SF
$3.0 mil.
Office 3,000,000 SF $6.0 mil. Residential 10,700 DU $13.0 mil. Deck over I-25 Retail/ Comm 200,000 SF $800K Office 1,000,000 SF $2.2 mil.
Primary Stakeholders
Secondary Stakeholders
Landowners and Highly motivated developers
Greenwood Village
City and County of Denver
Cherry Hills Village
DTC
Neighborhood Groups
Colorado Department of Transportation
IMPLEMENTATION STRATEGY
@
Residential
1,800 DU
$2.2 mil.
Return On Investment
Annual Tax base
~ 5,000 new retail and commercial jobs
$8.7 mil.
~ 24,000 new office jobs ~ 22,300 residential units
$24.6 mil. $26.9 mil.
FROM TAD TO TOD : ENERGIZING BELLEVIEW STATION
vrushali lele bashir sagheir jamie fogle 12.7.15