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Thornton Crossroads at 104Th Station Area Master Plan

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Thornton Crossroads at 104Th Station Area Master Plan January 13, 2015 Acknowledgments The Project Team would like to thank and acknowledge the significant contributions of the members of this plan’s Project Management Team and Technical Advisory Committee, who provided valuable guidance and vision throughout the course of the planning process. We would also like to thank attendees who participated in the Developer Forum on June 25, 2014. Mayor and City Council Members Mayor Heidi K. Williams Ward I Jenice “JJ” Dove Mack Goodman Ward II Eric Montoya Val Vigil, Mayor Pro Tem Ward III Beth Martinez Humenik Sam Nizam Ward IV Eric Tade Jan Kulmann City of Thornton Project Management Team Jack Ethredge City Manager Jeff Coder, AICP Deputy City Manager, City Development Glenda Lainis, AICP Policy Planning Manager Robert Larsen, AICP Senior Planner Technical Advisory Committe Pete Brezall City of Thornton Dante Carbone City of Thornton Tyler Dunn City of Thornton Buz Hedglin City of Thornton Mark Heller, AICP, JD City of Thornton Lori Hight, AICP City of Thornton Julie Jacoby City of Thornton Nicole Jeffers City of Thornton Jim Kaiser, P.E. City of Thornton Heath Klein, P.E. City of Thornton Adam Krueger City of Thornton Karen Widomski City of Thornton Mike Mallon, AICP City of Thornton Chad McCollum , P.E. City of Thornton Allison Moe City of Thornton Martin Postma, CEcD City of Thornton Gene Putman, P.E., PTOE City of Thornton Paula Schulte City of Thornton Alan Sielaff City of Thornton Deb Turner, P.E. City of Thornton Diane VanFossen City of Thornton Lee Vitgenos City of Thornton Rebecca Smith, AICP City of Northglenn Christy Horber City of Northglenn Travis Reynolds, AICP City of Northglenn Joelle Greenland, AICP Adams County Jay Garcia, AICP Adams County Patrick McLaughlin Regional Transportation District Bob Boot Regional Transportation District Brenda Tierney Regional Transportation District Ron Enserro Regional Transportation District Shawn Plichta Regional Rail Partners Jacki Kapushion Mapleton School District Damon Brown Mapleton School District Chris Auxier Adams County Housing Authority Sheila Lynch, AICP Tri-County Health Department Ashley Kaade Denver Regional Council of Governments Developer Forum Participants Clarke Carlson Carlson Associates, Inc. Dan Cohen Urban Investment Group Mark Goldberg Goldberg Properties, Inc. Jim Leach Wonderland Hill Development Co. Chuck Perry Perry Rose LLC Chris Waggett D4 Urban LLC Consultant Team Jean Sanson, AICP Steer Davies Gleave Tim Baldwin, AICP Steer Davies Gleave Shari Frank, AICP Steer Davies Gleave Hannah Polow, AICP Steer Davies Gleave Mark Leese Leese & Associates Andrea Meneghel CDR Associates Arleen Taniwaki Arland Land Use Economics Francisco Miraval Project Vision 21 Table of Contents Chapter 1.0 Introduction � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-1 1�1 Context � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-1 1.2 TOD Defined � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-3 1.3 Station Area Vision � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-4 1�4 Purpose of the Plan � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-4 1�5 Planning Process � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-5 1�6 Community Engagement� � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-6 1.7 Organization of the Plan � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-9 Chapter 2.0 Existing Conditions Analysis � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-1 2�1 Land Use � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-1 2�2 Zoning and Planned Land Use � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-5 2.3 Community Facilities � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-6 2�4 Demographics � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-7 2�5 Development � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-11 2�6 Infrastructure � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-11 Chapter 3.0 Station Area Market Potential � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 3-1 3.1 Primary and Regional Market Areas � � � � � � � � � � � � � � � � � � � � � � � � � � � 3-1 3.2 Residential Market Demand � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 3-2 3.3 Commercial Market Demand � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 3-4 3.4 Office Market Demand � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 3-4 3.5 Summary of Station Area Market Potential � � � � � � � � � � � � � � � � � � � � � 3-5 Chapter 4�0 Land Use Concepts � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-1 4�1 Opportunity Site A � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-2 4�2 Opportunity Site B � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-10 4�3 Opportunity Site C � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-13 4�4 Opportunity Site D � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-16 4�5 Summary of Planned Land Uses � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-18 Chapter 5�0 Guiding Principles � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-1 5�1 Land Use � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-2 5�2 Urban Design � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-5 5.3 Mobility and Circulation � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-7 5.4 Parking Management Strategies � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-9 5�5 Summary of Guiding Principles � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-11 5�6 Case Studies � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-13 Chapter 6.0 Implementation � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 6-1 Appendix A: Market Study for the Thornton Crossroads at 104th Station Area Master Plan Figures Figure 1.1: RTD FasTracks North Metro Rail Line � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-1 Figure 1.2: Thornton Crossroads at 104th Station Area and Opportunity Sites � � � � 1-3 Figure 1�3: Planning Process and Timeline � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-6 Figure 2.1: City of Thornton Jurisdiction Boundaries � � � � � � � � � � � � � � � � � � � � � � � � � 2-2 Figure 2.2: Station Area Planned Land Uses � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-5 Figure 2.3: Station Area Parks and Open Space � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 2-7 Figure 2.4: Number of Jobs Within One Mile of the Station � � � � � � � � � � � � � � � � � � � 2-10 Figure 2.5: August 2014 RTD Station Concept Plan (Subject to Change) � � � � � � � � � 2-12 Figure 2.6: Station Area Pedestrian and Bicycle Infrastructure � � � � � � � � � � � � � � � � 2-14 Figure 3.1: Thornton Crossroads at 104th Station Market Areas � � � � � � � � � � � � � � � � 3-2 Figure 4.1: Thornton Crossroads at 104th Station Opportunity Sites � � � � � � � � � � � � 4-2 Figure 4�2: Opportunity Site A � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-3 Figure 4.3: Opportunity Site A - Infill Area � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-4 Figure 4.4: Opportunity Site A - Infill Concept � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-5 Figure 4.5: Opportunity Site A - Infill and Redevelopment Area � � � � � � � � � � � � � � � � 4-8 Figure 4.6: Opportunity Site A - Infill and Redevelopment Concept � � � � � � � � � � � � � 4-9 Figure 4�7: Opportunity Site B � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-10 Figure 4�8: Opportunity Site B - Mixed-Use Concept � � � � � � � � � � � � � � � � � � � � � � � � 4-11 Figure 4�9: Opportunity Site B - MIxed-Use + School Campus Concept � � � � � � � � � � 4-13 Figure 4�10: Opportunity Site C � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-14 Figure 4�11: Opportunity Site C - Land Use Concept � � � � � � � � � � � � � � � � � � � � � � � � � � 4-15 Figure 4�12: Opportunity Site D � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 4-16 Figure 4�13: Opportunity Site D - Land Use Concept � � � � � � � � � � � � � � � � � � � � � � � � � � 4-17 Figure 5.1: Arvada Ridge Station Area Plan Concept � � � � � � � � � � � � � � � � � � � � � � � � � 5-14 Figure 5.2: Tyvola Station Land Use Concept Plan � � � � � � � � � � � � � � � � � � � � � � � � � � � 5-16 Figure 5.3: Archdale Station Land Use Concept Plan � � � � � � � � � � � � � � � � � � � � � � � � � 5-16 Tables Table 1.1: Community Engagement Activities � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � 1-6 Table 2.1: Station Area Zoning � � � � � � � � � � � � � � � � � � � � � �
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