ABOUT THE PROJECT
Federal Station is a transit-oriented development (TOD) opportunity located on approximately 12 acres within close walking distance to the Clear Creek and Federal Station (near 60th and Federal Blvd and within close proximity of I-76). Building upon Adams County’s existing TOD zoning and Federal Boulevard Framework Plan guidance, Federal Station is requesting the formation of a Planned Urban Development (PUD) to enable this opportunity to become a reality, which could include a mix of both commercial and residential uses with an affordable housing component. The future site of Federal Station is owned and managed by an affiliate of EXDO Properties.
EXDO Properties is a private real estate development and investment company founded in 2002 and based in Denver. EXDO (which means “Extended Downtown”) Properties specializes in reinvestment and revitalization of commercial property located near major transit nodes. Several years ago EXDO Properties purchased three parcels totaling 12 acres next to the Clear Creek/Federal Station next on the RTD Gold Line. Together, the three parcels form a triangle that are bound on all sides by major transportation corridors – I-76 to the south, Federal Blvd (state highway) to the west and railroad tracks to the north.
RTD GOLD LINE
The Gold Line is a 11.2-mile commuter rail corridor that runs from Denver Union Station to Wheat Ridge, passing through Adams County and Arvada. The Clear Creek/Federal Station is the half way point – 13 minutes travel time to Union Station and 13 minutes to Wheat Ridge. The Gold Line (G Line) is expected to open in 2019.
REGIONAL CONTEXT AND COMMUNITY ASSETS
The site is currently zoned as Industrial 1 (I-1) and Industrial 2 (I-2). EXDO Properties is requesting to rezone the site to Planned Unit Development (PUD) to allow for a mix of uses, including apartments, for-sale condos, office, retail, services and public spaces. While the proposed zoning classification is PUD, the intent is to achieve the goals and standards described in the Adams County Transit Oriented Development and Rail Station Area Planning Guidelines, 2007
What’s a Planned Unit Development (PUD)?
The purpose and objective of a PUD is to encourage the development of land as a single unit. A PUD allows greater flexibility in the design of a development, more variety and diversification in the relationships between buildings, open spaces and uses, and conservation and retention of historical and natural topographic features while meeting the goals, policies and objectives of the comprehensive plan. ~ Adams County Zoning Code, 2017
http://www.adcogov.org/development-standards-regulations”>Adams County Zoning Code
http://www.adcogov.org/development-standards-regulations
Adams County Comprehensive Plan
http://www.adcogov.org/imagine-adams-county-comprehensive-plan
Adams County Clear Creek Vision and Clear Creek TOD
http://www.adcogov.org/clear-creek-vision-and-clear-creek-tod
What is transit oriented development (TOD)?
It’s a type of urban development that maximizes the amount of residential, business and leisure space within walking distance of public transport. In doing so, TOD aims to increase public transport ridership by reducing the use of private cars and by promoting sustainable urban growth.
A TOD typically includes a central transit stop (such as a train station, or light rail or bus stop) surrounded by a high-density mixed-use area, with lower-density areas spreading out from this center. A TOD is also typically designed to be more walkable than other built-up areas, through using smaller block sizes and reducing the land area dedicated to automobiles.
The densest areas of a TOD are normally located within a radius of ¼ to ½ mile around the central transit stop, as this is considered to be an appropriate scale for pedestrians, thus solving the last mile problem.
~Wikipedia
EXISTING CONDITIONS
Currently, the site is operated as a used-car dealership, auto body shop, RV service and repairs, trailer sales, outdoor storage, construction related services and four mobile homes. (Please note that with 5,203 acres in unincorporated Southwest Adams County zoned for industrial or commercial uses, this proposed zoning change will not significantly impact the availability of industrial or commercial sites.)
Looking East
Looking North
Looking north at intersection of 57th Ave and Federal Blvd
Looking South at the edge of Federal Blvd.
PROJECT VISION
The vision for Federal Station is to create a new, vibrant community within walking and biking distance of the Clear Creek/Federal Station that creates a critical mass of residents to support new retail, services, employment and entertainment in Adams County.
ENVISION WHAT’S POSSIBLE AT FEDERAL STATION
These are concept drawings and subject to change. The drawings show a possible development scenario using the proposed PUD zoning.
Looking northeast with I-76 in the foreground
Looking east with Federal Blvd in the foreground
Site plan from a birds’ eye view
Looking North-East with commercial uses activating the first floor of a residential building
Looking east and past retail uses along Federal Blvd
Looking west through the center of the community
What Federal Station could look like from the Station
DRIVE BY PERSPECTIVES
What you would see when driving, or walking, in the area:
1. looking north from 56th Ave
2. looking northeast from I-76 and Federal Blvd
3. looking south from the Clear Creek Trail
4. looking southeast near Aloha Beach
5. looking south from 62th Ave
6. looking southwest from I-76
7. looking northwest across Fisher Ditch and I-76
Position 1 looking north from 56th Ave
Position 2 looking northeast from I-76 and Federal Blvd
Position 3 looking south from the Clear Creek Trail
Position 4 looking southeast near Aloha Beach
Position 5 looking south from 62th Ave
Position 6 looking southwest from I-76
Position 7 looking northwest across Fisher Ditch and I-76
COMPARISON
Red area shows the buildable area allowed under Adams County Transit Oriented Development and Rail Station Area Planning Guidelines
CLEER CREEK FLOODWAY AND FLOODPLAIN
The site is located in the Clear Creek floodplain and needs to be engineered out. This will be accomplished by raising the entire site approximately two feet with dirt.
AFFORDABILITY
EXDO Properties is committed to developing healthy and socioeconomically diverse communities. In order to create new housing that is both attainable and affordable to more people, a “density bonus” concept is proposed to incentivize a portion of units be made available for individuals and families who earn 80% of Area Median Income.
What’s Area Median Income (AMI)?
EXDO Properties is voluntarily proposing to designate the equivalent of 10% of all additional units created exclusively for affordable housing (for individuals and families who earn 80% of AMI) by utilizing the PUD’s “density bonus” provision that enables development above eight stories to 12 stories. Why eight stories? That’s the maximum height identified in the Adams County TOD Rail Station Area Planning Guidelines. The proposed maximum height at Federal Station is 12 stories.
PROCESS
Summer 2018
EXDO Properties and their development team (architect, civil engineer, community engagement) met with the Adams County Planning and Public Works staff to review the rezoning application processes.
Fall 2018
EXDO Properties team initiates conversations with Regis University, Unison Housing Partners, Tri-County Health and adjacent property owners about the proposed rezoning.
November 28, 2018
Community meeting to present development concepts and receive feedback
6 – 7:30 pm
Magon Academy K-8
5301 Lowell Blvd., Denver, CO
Refreshment will be served
Typically, property owners and tenants within 500 feet of a proposed development are invited to a community meeting. EXDO Properties extended the outreach to include property owners and tenants within 1,500 feet of Federal Station.
A summary of the community meeting will be posted on this site in early December 2018.
Please use this page to stay up to date with the community outreach and rezoning process. We look forward to working together with all stakeholders.
Follow the application and review process on the Adams County’s web page.
Adams County Current Land Use Cases
http://www.adcogov.org/planning/currentcases
Estimated Schedule
Winter 2019
Submit rezoning application to Adams County. The County will review the application to ensure it complies with regulations and standards. The staff may also make requests and suggestions to improve the plan.
Adams County also refers the application to other government agencies, like the water and sanitation district and fire district to provide feedback.
2019
Public Hearing by Planning Commission
2019
Public Hearing by Board of County Commissioners
FREQUENTLY ASKED QUESTIONS
No. The Clear Creek Transit Village TOD is a different development approved by Adams County in 2013, located on the west side of Federal Blvd. Federal Station is located closer to the station and on the east side of Federal Blvd.
Over the last 15 years, a lot of thinking and planning has taken place in preparation for the RTD Gold Line opening. During that time, several planning studies were prepared by Adams County and others making recommendations about the type of development that should occur at the Clear Creek/Federal Station. Each of those studies included a range of stakeholder engagement and community outreach. Specifically, the Federal Station site has been identified as an ideal location for TOD. EXDO Properties understands the extensive work that proceeds this application and seeks to be a good steward of those plans.
Adams County Federal Blvd Framework Plan
http://www.adcogov.org/federal-boulevard-framework-plan
Adams County Clear Creek Vision and Clear Creek TOD
http://www.adcogov.org/clear-creek-vision-and-clear-creek-tod
Density is appropriate in some locations and we believe this is one of them. Bound by highways and railroad tracks and located next to an aggregate mine and a CDOT project facility, Federal Station is not immediately adjacent to any neighborhoods. The closest homes are on the other side of I-76. In this location I-76 is elevated 25’ above the homes to the south.
The site is impacted by:
40,000 vehicle trips per day on Federal Blvd
83,000 vehicle trips per day on I-76.
Thoughtful urbanization can achieve the community’s desired outcomes. It also requires bringing a level of density that wasn’t here before. The proposed zoning has two necessary and important qualities — flexibility and resiliency. It has the flexibility to respond to the market and the resiliency to realize Adams County’s vision and values.
As the RTD Gold Line is nearing its long-awaited opening, this site becomes ready for redevelopment. Dependent on market conditions, EXDO Properties estimates construction to start in three to five years.
Federal Station can create opportunity for substantial investment in much-needed multi-family residential and neighborhood retail and services. It can also act as a catalyst to further reinvestment along Federal Blvd corridor.
QUESTIONS & FEEDBACK
For more information please contact:
Nanci Kerr
Sky to Ground
(303) 592-1122