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1 303/450-8201 [EMAIL REDACTED] West 64th Avenue / Ralston Road Corridor Sub-Area Plan Retail Review Corridor Dynamics The 64th Avenue / Ralston Road corridor exists as a “by pass” corridor linking Kipling, 58th Avenue and Ward Road. Whereas the 58th, Kipling and Ward Road corridors would normally function in a grid pattern with primary intersections – the existence of this by-pass created an alternative arterial for the larger trade area. In that respect, the 64th Avenue / Ralston Road corridor is unique, especially to retail. Long established, the 64th/Ralston corridor boasts a number of uses along the corridor. Retail, office, multi-family and public schools (including a high school) all sit prominently on the corridor. All of these uses are mature and have been existing in the corridor for an extensive period of time. The mixture of uses that occupy the corridor are unique to commercial corridors and in fact sets up a desired mixed use environment. The only failing of the corridor is the dated perspective of those uses. Most of the corridor looks “decades old” and does not consistently represent current design. Significant retail has for the most part, located on the outside edges of the corridor gravitating to more traditional 4-sided intersections. The retail represented within the heart of the corridor is mostly single users with one larger center at 64th Avenue & Simms. NWC 64th Avenue & Simms Street - Friendly Square is located in the heart of the corridor. Whereas it once was a thriving center for the neighborhood, this center is now out flanked by higher profile intersections for retail. This dynamic has led to the center becoming extremely dated and lacking in retail significance (no anchor). Out positioned and dated in perspective, the center has been relegated to lower tier retailing/service provider options. The newer free-standing pads (Dairy Queen and 7-Eleven) are the only current aspects. Neither of those retailers are dynamic enough to spur additional updating to the center. Any type of transformative improvement should be considered – including shifting to a different use away from retail. KP Consulting & Associates ---PAGE BREAK--- 2 64th & Ward Intersection – Retail Analysis Sitting at the western outskirts of the study area is the intersection of 64th & Ward. Retail has sought out this intersection for its visibility and accessibility to the broader trade area. Even though the intersection boasts solid retailing anchors, much of the intersection suffers from some of the same challenges the rest of the corridor does. We have chosen to take a deep dive into the retail at this intersection and analyze each of the centers against a set of retailing objectives. These objectives represent current design/aesthetic elements to achieve long term sustainability of the retail in the intersection. Aesthetic Improvements Aesthetic improvements are usually dismissed as being low-cost improvements to a center. Yet, these more affordable improvements can make a significant impact when addressed in a cohesive and comprehensive approach. Focusing on elements that establish a sense of “place” and create welcoming energy that invites customers in. The aspects of a center than can provide the most aesthetic impact are: • Color additions/changes to the facades (paint). • Landscaping updates, replacement, and addition of new landscaping areas. • Signage upgrades to include wayfinding and branding of the center. • Use of lighting in an aesthetic way to highlight unique elements of the center. • Art and building murals. • Programming spaces/patios within the center for people to sit, enjoy, relax and frequent. • Placemaking elements that build identity and create a sense of “place.” • Both freestanding and wayfinding signage that contributes to a brand for the center. • Focus on these improvements should be with the customer/resident experience in mind. • Consideration of surrounding uses, noise, sunlight, site circulation and other factors should also be considered. • Spaces should account for Colorado weather and provide elements needed for safety and comfort, such as lights, seating, warmth, and trash cans. • Spaces could be initiated by the public sector, private sector, or a public private partnership. ---PAGE BREAK--- 3 Public Improvements The public sector has the opportunity to enhance the retail environment within the corridor by addressing the public environment of that corridor. Focus should be keyed on the improvements that enhance the functionality and appearance of the corridor. The approach can be “corridor wide” or within a specific retailing intersection. • Sidewalks • Neighborhood Pedestrian Connections • Bicycle Lanes • Lighting • Right of Way Landscaping • Neighborhood Branding • Crosswalks • Traffic Control Devices The public sector also has the opportunity to enhance the retail environment within the corridor by utilizing the public open spaces accessible to the corridor. Focus should be keyed on the improvements that enhance the functionality and appearance of the corridor. • Connectivity to other community amenities such as greenspaces, trails and open space. • Pedestrian connectivity to residential areas. • Provide additional opportunities and connectivity within sites and between sites. This effort places more emphasis on the pedestrian experience and should include considerations for connectivity, circulation, lighting, and safety. ---PAGE BREAK--- 4 Enhancements to Parking Areas As retailing is evolving, there are centers where the retail capacity is changing such that parking fields may be over parked. These under-utilized parking fields can be the appropriate setting for temporary uses that assist in activating the center with additional customer traffic, extended operating hours and retail complexity. These overparked lots may provide an opportunity to rethink the layout and/or utilization of the parking fields. • A movement away from overparked lots, that may be significantly empty for most of the year, while maintaining needed parking for visitors to the center. • Enhancements can include temporary to permanent investments such as pop-ups, farmers markets, landscaping, gathering spaces, pocket parks, new building additions and redevelopment. Incorporation of New Uses – Mixed Use As retailing is evolving, there are centers that can no longer maintain the full capacity of the center as retail. Contraction in bricks and mortar retailing is an industry event brought on by the expansion of online retail shopping and changing consumer perspectives. Vacancies and a visible deterioration of portions of the center usually signifies that a center is no longer viable as entirely retail. The introduction of mixed-use for these centers is ideal in helping to sustain the correct amount of retail along with alternate uses. Connectivity to other community amenities such as greenspaces, trails and open space. • Introduction of alternative land uses (residential, office) that can complement the remaining retail elements. • Incorporation will likely be horizontal, especially in suburban areas. • Uses will need to be complementary to each other and physically/visually connected. • The introduction of mixed-uses requires a larger footprint than many centers may have. This objective will require larger scaled centers to have the land area available to introduce alternative uses. ---PAGE BREAK--- 5 Change In Use As retailing is evolving, there are centers where retail has ceased to be relevant. Contraction in bricks and mortar retailing is an industry event brought on by the expansion of online retail shopping and changing consumer perspective. Extensive vacancies and deterioration of the buildings usually signifies that a center is no longer viable as retail. Maintaining centers that are no longer relevant for retailing diminishes the retail focus on a corridor. In these instances, letting go of the retail to a different use makes the most sense. • Development is no longer relevant as a retail center and should be redeveloped into a new use. • The site no longer functions well as retail and may have been outpaced with competing retail in the corridor or region. • The site and community would be better served with a complete change of use away from retail options which can include multi-family, office uses, parks or other community amenities. • Rezoning will be required for the new desired use. ---PAGE BREAK--- 6 Ralston Square (King Soopers) – Objective Details SEC 64th & Ward / King Soopers Ralston Square, although dated in design the center still functions as a primary shopping opportunity for the trade area. King Soopers would definitely choose to have a more modern store and center but constraints with the real estate prevent that from happening. Comparing this center against the Objectives, the following seems most appropriate for the City to focus on: Aesthetic Improvements • Color additions/changes to the facades (paint). • Landscaping updates/replacement, and addition of new landscaping areas, especially into the parking lot. • Signage is nearly non-existent at the street level – consider upgrading signage to bring an aspect of branding to the center. • Art and building murals (next to Subway). • Programming spaces/patios within the center for people to sit, enjoy, relax and frequent. • Placemaking elements that build identity and create a sense of “place”. • Enhancements that include temporary to permanent investments such as pop-ups, farmers markets, landscaping, gathering spaces, pocket parks, new building additions and redevelopment should be considered. Enhancements/Development in Under-Utilized Parking Fields • There seems to be opportunity on the outskirts of the parking – specifically along 64th Avenue. Enhancements that could be considered are introduction of a more intensive parking lot landscaping plan, electric vehicle charging stations, gathering space for the center. Additional building development (pad) is a consideration but is likely to not provide the aesthetic option other ideas could provide. ---PAGE BREAK--- 7 SWC 64th & Ward / 24 Hour Fitness (Closed Safeway) – Objective Details SWC 64th & Ward / 24 Hour Fitness (Closed Safeway) The closed Safeway center on the southwest corner has lagged in appeal since the loss of the Safeway. The design of the center does not work well without a dynamic anchor retailer to tie the different aspects to together. The Safeway space has been back filled by 24 Hour Fitness, unfortunately, gyms do not have the same retail appeal that a neighborhood grocer does. This is a classic example of a transitional retail center that now functions as “every retailer for themselves”. Individually, many of the retailers are viable, it is just the obvious lack of cohesion between them. Comparing this center against the Objectives, the following seems most appropriate for the City to focus on: Aesthetic Improvements • Color additions/changes to the facades (paint). • Landscaping updates, replacement, and addition of new landscaping areas. • Signage upgrades to include wayfinding and branding of the center. • Use of lighting in an aesthetic way to highlight unique elements of the center. • Art and building murals. • Programming spaces/patios within the center for people to sit, enjoy, relax and frequent. • Placemaking elements that build identity and create a sense of “place” – assist in connecting the disjointed nature of the retailing. Connections to Adjacent Uses • More direct connectivity to other users on the outskirts of the center - church, office building. • Public infrastructure such as sidewalks, trail/bicycle connections and crosswalks. ---PAGE BREAK--- 8 Enhancements/Development in Under-Utilized Parking Fields • Portions of this center are overparked given the current retailer makeup of the center. • Enhancements that include temporary to permanent investments such as pop-ups, farmers markets, landscaping, gathering spaces, pocket parks, new building additions and redevelopment should be considered. Incorporation of New Uses to an Under-Utilized Retail Development – Move to Mixed-Use • Introduction of alternative land uses (residential, office) that can complement the remaining retail elements could be an option should 24 Hour Fitness close operations. • Transitioning the anchor buildings to an non-retail use could enliven the remaining retail giving it a “new life”. ---PAGE BREAK--- 9 Ralston Plaza – Objective Details NEC 64th & Ward Ralston Plaza is a vibrant community center in spite of its age and aesthetics. With the exceptions of Starbucks and First Watch, the center is very dated looking and in need of updating. With First Watch, Starbucks and Wildeflour Doughnuts, Chuck & Don’s (pets) there is a strong compliment of retailers and restaurants that seem to work together well. Comparing this center against the Objectives, the following seems most appropriate for the City to focus on: Aesthetic Improvements • Color additions/changes to the facades (paint). • Landscaping updates, replacement, and enhancements of are needed. • Signage upgrades to include more dynamic elements and branding of the center. • Art and building murals. • Programming spaces/patios within the center for people to sit, enjoy, relax and frequent especially surrounding the food retailers. • Placemaking elements that build identity and create a sense of “place” – assist in connecting the disjointed nature of the retailing. Enhancements/Development in Under-Utilized Parking Fields • The area between First Watch and the retail building seems like an opportunity to evaluate enhancements for the center. • Enhancements that include temporary to permanent investments such as pop-ups, farmers markets, patios, landscaping, gathering spaces, pocket parks, new building additions and redevelopment should be considered. ---PAGE BREAK--- 10 Public Improvements – 64th & Ward Intersection The City should fully evaluate the public areas within the ROW to determine if there are any opportunities to enhance the aesthetics of the intersection. This evaluation should be keyed on the improvements that enhance the functionality and appearance of the corridor. Review should include an expanded view of: • Sidewalks – Connectivity and Aesthetics • Neighborhood Pedestrian Connections • Bicycle Lanes • Lighting • Enhanced ROW Landscaping • Neighborhood Branding • Signage • Crosswalks • Traffic Control Devices • Landscaping