Nine Mile Station Area Plan A Framework for Transit-Oriented Development East Corridor I-225 Corridor FINAL DRAFT Nine Mile Station City of Aurora December, 2012 Publishing Information: Status: Approved by Aurora City Council as an amendment to the 2009 Aurora Comprehensive Plan by Ordinance _____________ on _____________. Author: Planning & Development Services Department PLANNING FOR TOD Table of Contents Preface 1 1. Background Information 3 2. The Plan 7 3. Zoning Guidance and Design Guidelines 15 4. Implementation 25 Acknowledgements 27 FINAL DRAFT December, 2012 | i PLANNING FOR TOD Preface The Nine Mile Station Area Plan is one in a series of station area plans prepared by the City of Aurora to promote transit-oriented development (TOD) around the existing and planned rail transit stations. This plan presents the long term vision for the station area, illustrated with fundamental concept and land use framework diagrams. By planning in advance for potential redevelopment, problems relating to piecemeal infill development in fragmented ownership patterns can be addressed. This station area plan is based on fundamental concepts derived from the policy directions of the 2009 Aurora Comprehensive Plan. The plan was developed in consultation with the property owners, residents in the adjacent neighborhoods, the Regional Transportation District (RTD), and the Colorado Department of Transportation (CDOT). This plan defines planning principles, planning and design concepts, land use recommendations, design guidelines, and implementation strategies (e.g., rezoning and public improvements) for the defined study area. The intent of this plan is to identify opportunities for urban-scale, compact, mixed-use development that is transit-supportive, and to develop strategies to implement a common vision. Bringing property owners, residents, designers, and real estate professionals together to discuss challenges and opportunities, and to create the vision for this area has been the over-riding goal of this plan. The plan presents city policy for the long-term (approximately 20 years) to prepare for public investment and private development. This plan is intended to be flexible. Property owners and developers can provide site plans that vary from the fundamental concepts and framework visions without necessitating amendments to this plan. Any variations or alternatives must conform to the key principles for transit-oriented development as outlined in the 2009 Aurora Comprehensive Plan and the fundamental TOD concepts presented in this plan. FINAL DRAFT December, 2012 | 1 PLANNING FOR TOD Figure 1: Aerial view looking north to the Nine Mile Station and core of the study area 2 | FINAL DRAFT December, 2012 Nine Mile Station Area Plan PLANNING FOR TOD 1. Background Information The area surrounding the Nine Mile light rail station has an incredible opportunity for redevelopment. Situated on high ground at the intersection of Parker Road and I-225, with access to a light rail system that will expand as part of the FasTracks transit system build-out, the commercial lands in this area are in a unique position to redevelop in a new urban form. The location represents one of the most signifi- cant transportation nodes in the metropolitan region. On an average day, over 120,000 vehicles pass the site on I-225 and approximately 90,000 vehicles drive by on Parker Road. In addition to its location at a major crossroads, the station area is adjacent to a unique recreational and open space amenity, the 4,200 acre Cherry Creek State Park that attracts 1.5 million visitors each year. The Nine Mile station opened in November, 2006 as part of the RTD’s Southeast Corridor. Over 5,600 people board or arrive at the Nine Mile station each day and it ranks as the sixth busiest rail station in the RTD system. Currently, Nine Mile functions as an end-of-line transit station, providing commuter parking and bus transfer operations for transit patrons. The adjacent RTD parking structure contains 1,225 parking spaces for commuters and ten bus lines access the station. The station’s function as the terminus for the H light rail line will change in mid-2016 when the I-225 rail line extension to the Peoria-Smith transfer station will open. Even with the I-225 light rail corridor completed, it is expected that the Nine Mile station will continue its function as a major access point to the metro area transit system. The station serves a very large commuter-shed in the Parker Road corridor and it is expected that the population will continue to grow in this area. Parker Road, and hence the Nine Mile station, will continue to be busy transportation links. Since Nine Mile also has a major bus transfer facility, this will also ensure that it will continue to be a very busy station in the future. With the advent of light rail to the Denver/Aurora metropolitan area, changing demographics, and a growing demand for compact, mixed-use and sustainable living and working environments, this area can evolve into a unique place centered on the transit station. In the region, there is a projected demand of 138,000 households within the one-half mile surrounding transit stations by 2030. This is substantial growth in demand due to the convergence of trends, namely the aging population and changing consumer lifestyle preferences. What this means is that lands that were previously considered develop- able for solely commercial uses can evolve into mixed-use areas. Plan Purpose The Nine Mile station area is identified as an urban center in the 2009 Aurora Comprehensive Plan and is a focal point and sub-regional center for residential and employment uses. With the advent of light rail, the context for redevelopment has changed and infill redevelopment opportunities exist for creating an urban center focused on the station. The purpose of the Nine Mile Station Area Plan is to: establish a long term vision for the station area; identify the key opportunities for redevelopment in the station area; provide a policy framework for TOD specific to the Nine Mile station area; identify safe and convenient pedestrian and bicycle access to the Nine Mile station, specifi- cally addressing Parker Road; and establish implementation actions that are instrumental in realizing the vision. FINAL DRAFT December, 2012 | 3 PLANNING FOR TOD Study Area The boundaries for the Nine Mile station study area are illustrated in Figure 2. The 165 acre study area is generally bounded by Cornell Avenue to the north, Parker Road and I-225 to the south, and S. Heather Gardens Way to the east and includes a variety of commercial uses. This plan focuses on the commercial lands adjacent to Parker Road, and specifically the land north of the RTD parking, including sites such as King Soopers, Regatta Plaza and KeyBank. The Regatta Plaza shopping center, Fire- stone and other properties in the same ownership total approximately 14 acres. The King Soopers store is located on a 4.8 acre site. East of I-225 is an office and hotel area which sits on high ground with panoramic views to the moun- tains and Cherry Creek State Park. This approximately 39 acre area has approximately 1.3 million square feet of commercial uses in eight buildings. Parking is provided in both surface lots and parking structures. West of Peoria Street are a variety of retail, office, and other commercial uses in several different ownerships. Existing Land Uses Almost 4,000 people live within one-half mile of the Nine Mile light rail station in Aurora and Denver. Housing tenure is divided evenly between owner occupied and rental units. Almost 70 percent of the housing units were built in the 1970s and 26 percent were built in the 1980s. High density housing in a variety of forms, ranging from townhomes to six story buildings, make up approximately 60 percent of the housing in the station area. Approximately 1,500 people work within this one-half mile station area. Additional land use, housing and economic data is available in the Nine Mile Station Area Profile (available online at www.auroragov.org). Plan Process This plan is a result of collaborative effort between property owners, and a consultation effort with a number of stakeholders and community residents. Integration of the stakeholders and the adjacent neighborhoods into the planning process was accomplished through the Nine Mile Steering Committee, stakeholder meetings, and three public meetings. In January, 2007 a design team led by RNL Design was commissioned by the City of Aurora to prepare a station area vision for an area approximately one-half mile around the Nine Mile light rail station. This plan presents the long-term vision for the area developed through this process, with input from the Nine Mile Steering Committee and the neighboring residents in three public meetings. In the three public workshops held in 2007, participants were asked to identify community priorities and their preferences for the type and scale of new development. As identified through this process, the objectives of this plan are to: Promote mixed-use land uses at a higher density close to the station; Create a vibrant village-like atmosphere; Promote high quality development that will improve the character and land values in the 4 | FINAL DRAFT December, 2012 Nine Mile Station Area Plan PLANNING FOR TOD Figure 2: Existing Conditions Map and Study Area FINAL DRAFT December, 2012 | 5 PLANNING FOR TOD area; Ensure that new development adjacent to the existing residential neighborhoods is in scale with the neighborhoods; Build a pedestrian and bicycle bridge to span Parker Road to link new development with the station; Create a pedestrian and bicycle system that provides access to the station and to Cherry Creek State Park; Provide additional parking for transit commuters using either light rail or buses; Protect views from the parks in the residential areas to the mountains; and Address potential traffic congestion and anticipate traffic shortcutting through the existing residential neighborhoods.