PPRC 

Platt Park Residents' Coalition
Return to PPRC Main Page

Upcoming Meetings/ Important Information

****************************************************

**Development and Transit Issues**

*********************
 

The following web sites will give you more information on the companies involved in the redevelopment
 

Cherokee Web Site

Cherokee Design Workshop- look for the 'Download the Field Book'

Cherokee Design Guidelines-look for the 'Download the Design Guidelines' link on the right hand

column of this web page.
McStain Homes Web Site

Lionstone/David Owen Tryba Architects (Gates East Property)
 

South Broadway Corridor NEPA Process

South Broadway NEPA Process

Consensus Committee Meeting #15

April 19, 2007

Cameron Community Church

6:00 pm – 9:00 pm

Meeting Notes

Next Meeting

May 17th – Debrief the process and larger issues that were not included specifically in the NEPA project.

 

Discussion Highlights

Recommended Preferred Alternative – Consensus was reached in support of the preferred alternative alignment presented at the meeting. Consensus Committee members used words like “ok”, “happy”, “supportive”, “fine”,  and “willing” to describe their support for the alternative. Many Consensus Committee members raised caveats to their support (see below for a list), things like: not precluding an Ohio extension/collector distributor road from Broadway to Santa Fe; improving the attractiveness of pedestrian crossings; four way stops at certain intersection; and traffic calming measures. Jason Longsdorf, City and County of Denver, was able to let people know whether the caveat would be pursued during the development of the Environmental Assessment or design phase, or in the future/not a part of this NEPA project.

Jason Longsdorf presented the final changes to the alignment made following conversations with Consensus Committee members. To see the map presented at the meeting go to: http://www.denvergov.org/Portals/479/documents/Level3BProjectTeamPreliminaryPA.pdf

Updates to the Preferred Alternative

The project team contacted many Consensus Committee members to discuss their level of support and what changes were needed for all their concerns to be address. The following is a list of the changes made since the March Consensus Committee meeting and the final alignment for a consensus recommendation.

  • Median Landscaping - Cherokee Development/Broadway Metro District has volunteered to pay for installation and maintenance of the landscaping for the medians on Broadway between Arizona and I-25.
     
  • Single Turn Lane at Tennessee - The project team was able to remove the second turn lane at Tennessee. The space from the second turn lane will be used to enlarge the sidewalks at the intersection from 13.5 feet to 18.5 feet.

  • Exposition Extension West of Broadway - The extension of Exposition on the west side of Broadway will swerve south as far as possible to retain as much of the current parking adjacent to the Quest Diagnostics building as possible.

  • Arizona Stop Signs - The intersection of Sherman and Arizona will have a two way stop, stopping north/south bound traffic. There will be four way stops at the intersections of Lincoln and Arizona and Grant and Arizona.
  • Trigger Language – To see the final trigger language please go to www…. )

Changes to the Trigger Language include the follow (please see the trigger language for all of the changes):

    • Clearer definitions of “major” and “minor” changes (the trigger language applies to major changes):
      • Major – anything that changes a lane or forces the removal of constructed elements
      • Minor – operational changes (stop signs, signal, sidewalks)

o       Addition of a list of specific streets that may be affected by cut through traffic

Clarifications of Trigger language

o       “greater trips than expected” –  expectation is based on the classification of the street and density of development

o       “at that point in time” – this language addresses the concern that traffic numbers match the development built at the time traffic is measured, not based on the final approved (but not yet built) density/development expected traffic.

o       “immediate major change” – this language addresses the possible situation where traffic related fatalities or serious safety issues arise due to construction elements.

Suggested Changes

§         Add to last bullet “traffic or safety concern”

§          “impacts of new development” – impacts should include those from existing development as well as new development

·        Lincoln & Ohio Intersection - The modifications to this intersection include:

o       No access to northbound I-25 for those traveling west on Ohio by constructing a median/bulb out

o       Cross walk across the on ramp

o       Pedestrian activated signal to use the crosswalk across the on ramp, this signal will be a continuous green arrow unless pedestrian activated. This means pedestrians only use two signals to travel from northeast of the interchange to the RTD station.

o       This configuration will prohibit access to the Lincoln cul-de-sac properties and adjacent business. The properties in this area will be acquired and then the City will look at opportunities to reuse the area, including assess the opportunity for right-in/right-out access.

  • Mississippi/Broadway

Question – Could the turn lane striping on north side of Mississippi be used to widen the sidewalk?

Answer – The traffic volumes at this intersection require the use of two turn lanes for the northbound left turn.  Since the through lanes need to be lined up through the intersection, the sidewalk north of the intersection cannot be widened beyond the use of the proposed bulb-outs.

Elements that Follow alternative Selection

During conversations with Consensus Committee members several issues were raised that will be addressed following the alternative selection process. The elements that will be considered/assessed following selection include:

  • Bike/pedestrian access from Cherokee along Acoma
  • Removing the signals at Center
  • Extension of the wedge ramp onto northbound I-25 for better access onto I-25 and to create an east west connection between Broadway and Santa Fe
  • Retaining the existing on ramp/right turn lane from northbound Broadway to southbound I-25 – this will be assessed during final design to see if it is possible to fit this between the wedge ramp and the Ford building

Question – How will these elements be documented?

Answer – The Environmental Assessment (EA) document will describe the process that led to the final alignment, including elements that were important but outside the project scope. The EA will also document in a narrative that the Consensus Committee supported these elements as future projects.

 

Discussion

 Each member of the Consensus Committee spoke about where their organization stood regarding the preferred alternative alignment presented at the meeting and any elements necessary for their support.

There was consensus among members in support of the alignment presented. In response to the preferred alternative presented, members said they were “ok”, “good”, “supportive”, “willing”, “comfortable”, “happy”, “fine”, and “support the majority”. Many members also voiced caveats to their support of the alignment. Jason Longsdorf was able to respond to each caveat and when it would be pursued - during the EA phase, design phase or in the future. The following is a list of caveats mentions and when they would be addressed:

Address during the EA Phase:

-         Include references to the Baker Neighborhood Plan, specifically regarding the multiuse/greenway trail. The EA will reference the Baker Neighborhood plan

-         Assess Exposition extension swerve for RTD access

-         Replace parking taken for the Exposition extension and trade land on the west side of Acoma for parking/land lost for Exposition extension.. This mitigation will be addressed during the development of the EA.

Address during the Design Phase:

-         Add a jersey barrier along the sidewalk on the east side of Broadway from Ohio to Kentucky to protect pedestrians from traffic

-         Reverse the two-way stop at Grant and Ohio (traffic on Grant stops to allow free flow on Ohio)

-         Square the southeast corner of Lincoln and Ohio

-         Add traffic calming elements on Mississippi (pavement treatments) but not a stop light

-         Retain the signal at Broadway and Center

-         Add pedestrian warning lights for the Ohio/on-ramp cross walk

-         Ensure streetscaping is in alignment with local improvement plans

-         Pursue more attractive pedestrian crossings east/west (at Ohio, Tennessee and Mississippi) or acknowledge that the project did not meet expectations for transit oriented development

-         Revisit the existing northbound Broadway to southbound I-25 onramp. If it is possible to fit the ramp in, it will be included

-         Revisit implementation of four-way stops at Lincoln, Sherman, and Grant along Arizona

-         Consider traffic calming measures on Mississippi, Lincoln, Sherman and Grant. Possible measures include speed tables, and raised intersection to divide higher density areas

-         Add signage for those traveling east or north toward the intersection of Mississippi &  Santa Fe to direct them to access I-25 via the Santa Fe interchange.  This would help stop this traffic from using Buchtel. (Specific issues with regard to Buchtel will be addressed in a future project on Buchtel improvements.)

-         Increase the northbound I-25 radius to allow for 25 miles per hours. If lengthening the radius requires eliminating the pedestrian crossing or more property takings, it is more likely to remain 24 mph.

Address in the Future/not part of this Project:

-         Add a signal or zebra striping at Ohio and Logan

-         Add sound-walls on the northeast edge of the I-25 bridge over Broadway. This should be address by the Valley Highway EIS

-         Allow for other access points along Broadway. Anyone may request additional private access along Broadway; the City would have to assess the request

-         Commit to a bike/pedestrian path along Acoma from the Cherokee development north. This will be addressed in the future.

Comments

Several members also made additional comments that did not block consensus.

-         The trigger should include a time limit for removing parking, for example three years to remove parking lanes

-         The redevelopment of the Broadway/I-25 area was conducted in a piece-meal fashion (two separate NEPA processes and a separate planning process). This was a lost opportunity to create a better human environment

-         Is it fair to push traffic impacts onto Exposition by closing Ohio to northbound I-25; during this project we have tried not to push traffic onto other areas, why do that with this closure

Question – Will there be public comment on design?

Answer – Yes, there will be a public meeting in October on the EA. The EA is expected to complete 30% of the design elements. The remaining 70% will be addressed during the design phase the results of which will be available for public comment.

Public Comment

None

Next Meeting

May 17th - Debrief meeting

 Environmental Assessment Schedule – see next page

 


 

 

NEPA Consensus Committee Update

      The National Environmental Protection Act (NEPA) Consensus Committee is updating their website with the latest roadway alternatives currently under discussion to solve the traffic issues which have and will result from increase in density and population in this area as a result of the Cherokee and Lionstone developments and the area-wide increase in traffic from population growth.

      To read more on this important topic and review the project information visit:
      http://www.denvergov.org/Default.aspx?alias=www.denvergov.org/broadwaynepa

      Broadway Widening and a Redesign of the Broadway/I25 Interchange

      Comments

        Please submit your comments about Alternative 3B by April 12, 2007 to:
        Jason Longsdorf with Denver Public Works at (720) 865-3162   EMAIL Jason.Longsdorf@ci.denver.co.us

      NEPA Meetings
      Location: Cameron Church 6:00 PM - 8:30 PM   Public comment is welcomed at the mid-point of the meeting 
      Tentative Consensus Committee Meeting - Thursday, April 19
      Tentative Consensus Committee Meeting - Thursday, May 17

Valley Highway Project as its relates to NEPA

      The Valley Highway project, a separate project started for the reconfiguration and redesign of I-25 between Logan and US 6 (6th Avenue) and elements of US 6 from I-25 to Federal Boulevard, and includes the Broadway / Interstate 25 interchange.

      The Final Environmental Impact Statement (EIS) for the Valley Highway Project is now complete and ready for your review. http://www.valleyhighway.com/feis/FEIS_ExecutiveSummary.pdf.

      The NEPA and Valley Highway Project Managers and Engineers have been meeting to discuss how to best blend the goals of both of these complimentary projects at Broadway / Interstate 25 interchange.


 

Click this link for more information about the South Broadway NEPA process: www.denvergov.org/broadwayNEPA 

 

 

South Broadway NEPA Study
 NOTE: The public is welcome to attend these meetings, there is a specific time at each meeting for public comment
PPRC's representative on the committee is Donna Krentz: dlkrentz@ix.netcom.com
Patti Bennett is the alternate: pabennet@du.edu

 
Cherokee Update

MEETING NOTES: Cherokee Denver Redevelopment Advisory Committee (CDRAC)

Wednesday, March 28, 2007

6:30 – 8:30 PM

Design Center Promenade Conference Room

595 S. Broadway 

I.       Welcome, Introductions, and Project Updates

CDRAC Attendees: Tracy Cochran (APNA), Karen Cuthbertson (Athmar), Diana Helper (INC), Roger Day (BHNA), and Kris Davis (BHNA); Cherokee Attendees: Rick Wells; Other Attendees: David Amalong (Design Workshop), Matt Wittern (Kiewit Building Group), Bethany Gravell (CRL), Becky Zimmerman (Design Workshop), Geoff Gerring (Design Workshop), Ed Connell (Freed), Jill Wuertz (Parks and Rec), John Guenther (PB), Eric Anderson (PB), Dennis Harder (Freed), and Doug Goodman (Kiewit Building Group).

II.                Vanderbilt Park East (VPE) Design

David Amalong of Design Workshop explained that VPE will serve as a gathering place and retreat within the Gates redevelopment.  Analysis of the park’s context included:

  • Spectacular views of major mountain peaks.
  • Connections to the Platte River and Buchtel trails.
  • Connections to the riparian landscape of the South Platte River.

The plans for the park include:

  • A frame of formal gardens created with native plants to buffer Santa Fe
  • Detention and water quality ponds that provide additional buffers to Santa Fe
  • A plaza and open lawn which will offer opportunities for a range of activities and programs in the park
  • Promenades alongside buildings
  • Three mountain overlooks
  • Play mounds
  • A garden edge along Ohio with an arbor to define the park space

Amalong reported that Design Workshop is finalizing the schematic design for submittal to Denver Parks and Denver Public Works.   They will return to CDRAC in April or May to collect additional feedback on the park design.

Karen Cuthbertson stressed that the detention areas should not be considered park land or open space if they are not accessible to park users.  Becky Zimmerman responded that the detention areas will be grade separated from the main park, but will still be accessible to the public.  She noted that the public will not be directed to this area.  The detention area will pull the riparian landscape into the park.  Amalong added that the detention and water quality will be state of the art and a visual amenity as well. 

Kris Davis noted that the park certainly represents an improvement over the existing condition.  Diana Helper added that the shade of the arbor will be welcomed and reminded the designers to include bike racks. 

Amalong explained that the density of the development will require flexible open space to provide venues for picnics, music festivals, farmers’ markets and beautiful landscapes.  Dennis Harder added that the east plaza will be a means of connection to the pedestrian bridge.

Tracy Cochran noted that provisions should be made to discourage graffiti in the park. .

III.             First Source Hiring Program

Matt Wittern presented the First Source Hiring Program, a Denver Workforce Development (DWD) program that is a component of the DURA funding package.  He told the Committee that publicly funded programs are expected to provide employment opportunities for qualified unemployed and underemployed area residents.

Wittern explained that under the program the selected prime contractor notifies DWD of staffing needs.  DWD has a five-day window to find qualified candidates from the pool of area residents.  All DWD candidates are interviewed by the prime contractor.  It is the sole discretion of the contractor to offer employment to qualified candidates.  The prime contractor can employ his or her own staffing methods after the five-day window is completed. 

Management and specialized labor, emergency hires, union-signatory contractors and second-tier subs are exempt from the first source program.

The First Source hiring plan has been delivered to DWD and Cherokee is awaiting comments and approval.

IV.     North Pedestrian Bridge Update

Eric Anderson of Parsons Brinkerhoff (PB) presented the pedestrian bridge as an iconic structure to identify the development.  The bridge will connect the east and west sides of the site and will connect the neighborhoods to the South Platter River.  He described the bridge as a 360-foot span between the Freed Development and the RTD bus station, providing a 23’6’’ clearance over the railroad tracks.  Anderson noted that the preferred option is a two-span concept that fits within design and budget constraints.  A contractor for bridge construction will be selected in April.

John Guenther of PB gave details on the design of the bridge which will be a shaped arch truss.  The arch will be 35-40’ high at the center. There will be a roof over the bridge with fixed levelers to protect pedestrians from sun and rain.  Gunter said that the designers are working to align the bridge with a view of Mt. Evans.

Karen Cuthbertson criticized the design because it is not completely enclosed, stating that she will not use light rail if she has to walk in inclement weather. 

Next steps in the timeline for bridge construction include selecting a contractor and submitting a 30% design to the City. The final design should be competed in August.  Contractors will submit bids in September and October.  Construction is expected to occur between January and December of 2008.

Diana Helper asked who will oversee the coordination of bike and pedestrian pathways.  Rick Wells responded that, due to its design, Acoma will provide a comfortable bike pathway for north-south travel.  However, Cherokee is not proposing to have a dedicated bike path on Acoma.  He admitted that Ohio is considered a bikeway in the NEPA Broadway solution, but it will be severely challenged.  Wells added that the internal development will be biker- and pedestrian-friendly, but getting to the light rail station may be a challenge. The reconstruction of Tennessee and Exposition will help, but Ohio will remain challenging.

Greg Gerring of Design Workshop noted that the Louisiana Station will attract residents to the north of the site.  Diana Helper observed that the development of Vanderbilt Park West will also help and asked if improvements were planned.  Rick Wells responded that improvements for Vanderbilt Park West are funded, but construction will be delayed until the new bridge is built across Santa Fe and the Platte River.

V.      Environmental Update on Parcel 5

Rick Wells told the Committee that Parcel 5 is under contract with Trammell Crow Residential (TCR).  TCR has conducted further soil, vapor and groundwater testing as part of their due diligence, regardless of the fact that Cherokee had received a no action determination from the state. The TCR tests revealed no impacts on groundwater or soil.  Some vapor readings of TCE were found, but a new source was not detected.  These vapors are likely residuals from TCE sources that have already been cleaned up.

As the buildings and asphalt on this site are torn up and the soil is exposed to air, these vapors should break down.  The state reaffirmed a no action determination.  TCR will provide active ventilation of the building slabs.  They will maintain and take readings on the ventilation system until no vapors remain.

Wells said that Cherokee continues to do injections around the site with good results.  The Broadway parcel remains the most active investigation.  Hydrocarbons have impacted the soils and Cherokee is working to determine the extent of impact and best clean-up methodology.  They will remove the impacted soils when they excavate for the parking garage. 

VI.     Public Comment

Karen Cuthbertson asked about the concentration of affordable housing on the site in response to a mailer she received that depicted 350 units of affordable housing south of Broadway.  Dennis Harder responded that the mailing was part of the historic review process and incorrectly depicted the layout of affordable housing on the site.  He explained that 50 affordable units will be located south of Mississippi.

 
March 18, 2007

Cherokee's 3 phase plan for construction of affordable housing on the Gates East property:

Cherokee:

Proposed Rule Making for Cherokee Redevelopment of the Former Gates Rubber Factory Urban Design Standards and Guidelines

A public hearing has been scheduled by the City and County of Denver Departments of Community Planning and Development and Parks and Recreation through the Denver Planning Board for December 7, 2005 at 3:00 PM in Room 4.F.6 of the Wellington E. Webb Municipal Office Building, located at 201 West Co1fax Ave, for the purpose of hearing comments on the proposed rules and regulations pertaining to the Cherokee Redevelopment of the Former Gates Rubber Factory Urban Design Standards and Guidelines..

The subject of the proposed rules and regulations is to provide the intent, standards, and guidelines for design review of projects located in the Cherokee Redevelopment of the former Gates Rubber Factory site, as well as the design guidelines review process. All interested parties are invited to attend the December 7, 2005 hearing and present oral and written comments. Interested parties are invited to submit written comments to Fran Mishler at Community Planning and Development, 201 W. Colfax Avenue, Dept. 205, Denver, CO, 80202 no later than December 6, 2005.

The rules and regulations are being considered for adoption jointly and separately by the Managers of Community Planning and Development, as enabled by Sections 59-313 (b) and 12-18 and the Department of Parks and Recreation, as enabled by Section 39-2, all of the Revised Municipal Code of the City and County of Denver, as amended.

A complete text of the proposed rules and regulations is on file with, and may be examined at, the administrative offices of each of the departments, as well as at the Office of the City Clerk, located in the Wellington E. Webb Municipal Office Building, 201 West Colfax Avenue, Department 101, Denver, CO. The proposed rules will also be available on the City’s website at www.denvergov.org.

For more information, please contact Fran Mishler at fran.mishler@ci.denver.co.us, or at 720-865-2943.
 

Platt Park Residents’ Coalition
Highlights from PPRC Meeting-August 8, 2005


Doug McKinnon of the Lionstone Group (new owner) reported on the current status of the Gates East Property:
The interior of the Ford Building and the red brick office building at the northern end of the Gates East/Lionstone property (at I-25 and Broadway) is being remodeled. Lionstone hopes to have new tenants in those office buildings by January 2006.
Doug McKinnon says he is actively trying to get Historic status for the Ford Building.
Gates East Property (in the industrial property north of Mississippi) is currently being decontaminated. Lionstone Group hopes to acquire that property for development in one year. The development plans for the TMU30, RMU30, and RMU20 zones will be done together so all aspects of the area will be integrated.


Todd Bloom, Project Manager, and Eric Wittenberg, President, of McStain Homes reported on their plans for the R-2 zone in the southern half of the blocks bordered by Lincoln on the east, Logan on the west, Mississippi on the north, and Arizona on the south:
There are 22 Gates-owned homes in the R-2 zone. McStain plans to build 40 duplexes and 3 single family homes in this area. All homes will have detached 2 car garages. All the homes will comply with the 20’ setback required in R-2 zoning. They plan 3 different designs/floor plans. When these plans are completed, McStain is willing to meet again with interested residents and get our feedback.

This is the schedule for construction in the R-2 area:
1. McStain plans to close on the property in the first week of September.
2. Construction is to start in the first of the year.
3. Construction will start on Logan and move west.
4. Anticipated completion of the R-2 zone will be in 18 months.

In response to questions about how residents will deal with the mess and inconvenience of construction, McStain said they will be working out a traffic plan for the construction equipment and will educate their subcontractors to minimize impact on nearby neighbors. They will also provide a phone number to residents to use for questions or complaints.

McStain plans to acquire the RMU-20 property and build condominiums. This area is zoned for "mixed-use" so residences will be integrated with business and shops.

The Inclusionary Zoning Ordinance (affordable housing) applies to the Gates property zoned RMU-20, RMU-30, and TMU-30 parcels. The R-2 lots are not subject to IZO. This law requires at least 10% of the housing to be affordable. McStain plans to meet that minimum—but has no plans to go above it.
The formula the city uses for determining an affordable price or affordable rent is 80% of the median income for the Denver Metro Area.

May 10, 2005-Denver Post Article:
 Gates sells final parcel near 1-25

Last 30 acres unloaded at former headquarters
 Housing, offices and shops are planned on the land critical to the city’s transit plan, where three rail lines will converge.

By Christine Tatum
Denver Post Staff Writer

    Gates Corp. on Monday sold what was left of its former 80-acre campus along South Broadway to a Houston development firm that plans to build housing, offices, restaurants and shops near a rail line running through the site.
    The LionStone Group purchased Gates’ 30-acre eastern campus sandwiched between an existing light-rail station along Interstate 25 and one planned about a mile southeast. The site is one of the most important to the city’s transit plans because three rail lines are planned to intersect there, Gates spokesman David Kenney said.
    Parcels now dedicated to parking lots and industrial and office buildings will accommodate "transit mixed use" ---the highest density of residential, business and transportation development permitted in Denver --- and "residential mixed use," which allows homes and shops on the same block
    Neighborhood groups representing 2,500 households worked with Gates officials for more than a year and a half to craft the rezoning plan, which recently received city approval.
    LionStone has not decided where to put new buildings on the property or what they will look like and will invite surrounding neighbors to contribute ideas, co-owner Tom Bacon said.
     The site includes about 300,000 square feet of existing office space that will be renovated and leased with help from Denver brokerage Frederick Ross.
    The site’s purchase price was not immediately available. The project will be paid for from a $185 million fund LionStone raised to tackle development in several major city cores, Bacon said.
    In 2001, Gates sold the western side of its campus ---50 acres west of South Broadway once used for manufacturing rubber belts and hoses--- to Cherokee Investment Partners, a firm that specializes in cleaning up contaminated properties.
    Cherokee’s preliminary plans call for a "new urban" village that Gates wants integrated with Lion-Stone Group’s development to the east.
    Gates already is working to clean up contaminated land on the eastern campus, Kenney said.
    Formed in 2001, the LionStone Group is led by former executives of global real-estate behemoth Hines.

Staff writer Christine Tatum can be reached at 303-820-1015 or ctatum@denverpost .com.

 

 

 

Note: The following letter was sent by the Environmental Protection Agency (EPA) to Tom Reeves, Gates Representative, regarding the TCE contamination on the Gates East site and the adjacent neighborhood:

 

 

UNITED STATES ENVIRONMENTAL PROTECTION AGENCY

REGION 8

999 18TH STREET - SUITE 300

DENVER, CO 80202-2466

Phone 800-227-8917


Ref: 8EPR-ER June 6, 2005

Mr. Tom Reeves
Director, Corporate Development
Gates Corporation
1551 Wewatta Street
Denver, CO 80202


Re: TCE Contamination - Gates Property and Logan Street North of Interstate 25


Dear Mr. Reeves:

This letter is provided to inform you that after extensive investigation and reviewing information from the Voluntary Cleanup Plan application of March 2, 2005, which the Gates Corporation submitted, the U.S. EPA has concluded the Gates property (Unit 47) trichloroethene (TCE) contamination is the source of the plume migrating north along the east and west side of Logan Street in Denver. The following summarizes the facts that provide the basis for this conclusion:

1. Based on water level measurements from approximately 40 wells in the area, it was determined that the direction of flow in the deeper unit of the ground water is generally to the north/northeast. A small, localized variation to that exists in the vicinity of the Logan Street bridge at I 25, where the flow is shifted to the southeast, apparently a function of the de-watering system installed as part of the Interstate. These data include measurements from EPA, IRG/Cherokee and ERM installed wells.

2. Wells located along Mississippi Avenue, which are up gradient from the Gates property are not contaminated with TCE either in the shallow or deep groundwater units.

3. The enclosed map shows TCE is present in EPA wells ML-GP-18D, 35D, 13D and 8D all of which are down gradient of the Unit 47 area source. There is no other up gradient or direct source identified in that area other than the source at Unit 47. The presence of TCE only in the deep groundwater unit and not the shallow unit is additional evidence that there are no TCE sources in this area.

4. The deeper aquifer (or ground water unit) on the Gates property is contaminated with TCE, specifically monitoring wells MW7 and PZ1 are cases in point. Based on field screening and the presence of solvent odor within soil samples, both these wells are contaminated with chlorinated solvents within and below the clay unit that separates the shallow and deep groundwater units. Both wells are partially screened in the deeper groundwater below the clay; MW7 has the highest trichlorethene (TCE) concentration (52,000 micrograms per liter (g/L)) of all the monitoring wells on the Gates property. The deeper groundwater on the Gates property is hydraulically upgradient of the residential area to the north/northeast and is an identified source of the TCE contamination present in the deep wells in this area.

5. Consideration was given to the presence of 1,1,1- trichloroethane (TCA) in the plume located on the Gates property and the general absence of TCA in the plume north of I-25. The absence of TCA in association with the TCE in the deeper groundwater plume to the north/northeast does not preclude the Gates Property from being the source of this contamination for the following reasons:

a. The ratio of TCE:TCA in the groundwater plume on the Gates Property is at least 60:1 and generally greater than 100:1. TCA would likely be non-detect in the deeper EPA wells to the north/northeast. For example, MW-02 on the Gates property showed TCE at 1175 ug/L with TCA not detected. Similarly, based on a maximum TCE concentration of approximately 500 g/L to the north, in wells installed by EPA, it is not likely that TCA will be detected because the TCE:TCA ratio can be expected to increase.

b. TCA is more strongly adsorbed to aquifer sediments(organic carbon-water distribution coefficient (Koc) 281L/kilogram (L/kg) than TCE (Koc 18 L/kg). As a result, the relative concentration of TCE will likely increase compared to TCA as the plumes travel downgradient. The TCE:TCA ratio will not be conserved but likely increase with distance from the Gates Property. This further reduces the likelihood of detecting TCA in the deeper EPA wells to the north.


6. Although the shallow groundwater flow near I-25 and the Logan Street bridge appears to be impacted by the highway, the predominant flow direction and gradient in the deeper groundwater unit are quite consistent, and there is no apparent barrier obstructing deep groundwater flow under the highway. Furthermore, historical contamination on the Gates property preceded the construction of structures associated with the highway and storm water drainage.

In conclusion, this information summarizes findings that will be presented in a final report. Additional investigations may be warranted to determine the extent of the ground water contamination in that area and to evaluate the potential for vapor intrusion into homes from ground water contamination. If you have questions regarding these findings, please feel free to contact me to arrange a meeting.

Sincerely,

Steven Way, OSC
Emergency Response Program

Enclosure

cc: Martin O’Grady, CDPHE
Janet Burgesser, DEH
Peggy Linn, EPA-OCPI
Chuck Figur, 8ENF-L
Felicia Hilton, City Council (w/ encl)
 
 

 

 

The Draft Environmental Impact Statement (EIS) for the Valley Highway Project is available at all Denver Public Libraries in the project area, as well as online at www.valleyhighway.com.  For more information, please call the Valley Highway Project hotline, 720-489-7923.
                                             _________________

Wondering about the Demolition signs seen on the Gates buildings??
This word from Tom Reeve (Gates representative) to Kathleen Mackenzie's office:

  • The demolition signs on the Gates East (Samsonite) buildings have been taken down to avoid confusion about the imminence of outside demolition; asbestos on the insides of buildings that will eventually be demolished are currently being removed.
  • The warehouse won’t be demolished until sometime in July; however, there is no concrete schedule yet; building 41 (47?) has already been demolished.
  • Gates/Lionstone (the new owner of the Gates East property) plans to host a public meeting sometime in July; we urged them to do it prior to the demolition. Once we know the date of the meeting, we will send out notification.

Julie Connor
City Council District #7
Julie.Connor@ci.denver.co.us
                                                                ______________________

 

Sign up to receive reports about the progress of the clean up of the toxic contamination at the Gates/Cherokee site:
 A group has been set up with Yahoo to announce the information:
This is a low-volume, moderated, announcements-only group for distributing information relating to the Voluntary Cleanup Advisory Board pilot project, formed for community input into the cleanup of the old Gates Rubber Plant at I-25 and Broadway in Denver.
Join from here:
http://groups.yahoo.com/group/vcab-announce/

Check out the latest EPA report on testing at the Gates East Site
 

New General Development Plan (GDP) rules/regulations

The City's web site has a new page dedicated to the General Development Plan rules and regulations.  It can be found at www.denvergov.org/gdp. The site contains the information from the public open house, including the Power Point presentation, the wall displays and the drafts of the proposed ordinance changes.  The draft regulations will be posted after some additional revisions and formatting. The final draft has not been approved yet, so any questions or comments can be directed to Kiersten Faulkner: Faulkner, Kiersten H. - CPD
The
 GATES EAST - CHEROKEE RE-DEVELOPMENT NEWS
 

From:

CITY COUNCIL
City and County of Denver
Kathleen MacKenzie City & County Building • Room 451
Councilwoman – District 7 Denver, Colorado • 80202
Email: kathleen.mackenzie@ci.denver.co.us  720-865-8900  FAX: 720-865-8903


January 20, 2005


Barbara Kelley, Chair
Members of the Denver Planning Board
c/o Peter Park, Manager of Community Planning & Development
201 W. Colfax, Dept. 209
Denver, CO 80202

RE: Cherokee Denver General Development Plan

Dear Ms. Kelley and Members of the Planning Board:

Because the Cherokee Denver development of the old Gates Factory site is in the district I am privileged to represent on the Denver City Council, I am taking this opportunity to comment on the project’s General Development Plan (GDP).

Unfortunately, this GDP does not reflect the commitment for specific infrastructure and design details made to City Council and the community when the TMU-30 zone district was passed in November 2002, and again when the new TMU-30 zone district was applied to the 50 acres of the old Gates rubber factory west of Broadway, owned by Cherokee Denver, in July 2003.

However, I do not blame Cherokee Denver for the disparity between statements made by Denver Community Planning and Development (CPD) department officials at that time and the document before us. To the contrary, Cherokee waited for the city to develop new GDP guidelines for the new TMU-30 zone district, with the hope that its GDP process could be completed in 2004. In the absence of a Planning director and Public Works director, the Cherokee time goal became impossible. Because Cherokee wanted to break ground on some development in tandem with the opening of the Southeast Corridor light rail line at the end of 2006, Cherokee created a GDP without benefit of the revised TMU-30 GDP guidelines.

The result is a very general, highly conceptual plan. I would have preferred more specificity, but as both Cherokee and CPD have informed me, Cherokee cannot be more specific until investors and builders have input on what the kind of development “the market” will support.

I understand Cherokee’s constraints in this regard, although I wish this limitation had been more explicit in the adoption of the TMU-30 zoning.

So, here are my comments, reflecting neighborhood feedback as well as my own:

1. OPEN SPACE

I know that you do not intend this to be a complete representation of all the open space, but Sheet 13 shows all the open space either on the western border of the project or off the project all together on the west side of the river. Collectively, these areas constitute more than the 10% open space requirement. Ironically, all of the shown open space cannot be used for anything BUT open space, because it is either dedicated park land or land (zoned TMU-30) for which every use but open space has been waived. So it seems to be a sleight-of-hand that land which would be open space regardless — and is either city-owned or exclusively zoned for open space — fulfills Cherokee’s entire requirement for open space.

Consequently, I ask that only 50% of the open space acreage of Vanderbilt East Park, dedicated city park land, count toward the 10% open space required by the zoning. This would leave more than two acres to be spread throughout the rest of the site. In addition, I would like to see a comment that the open space will be distributed among the other Cherokee sub-areas, particularly those between the Consolidated Main Line (CML, or railroad tracks) and Broadway. In my view, this could include hardscape open space, although I know that the some members of the community have requested green-scaping, especially around the periphery of the site.

2. PEDESTRIAN ACCESS

I hope — and I believe Transit-Oriented-Development (TOD) dictates — that non-vehicular access from every direction to light rail stations will be maximized. That said, there are obvious deficiencies from both the west and the east to accessing the Broadway station, the “centerpiece” of the Cherokee/Gates TOD development. I would like the GDP to address safe, well-lighted pedestrian and bicycle access from both directions.

FROM THE WEST:
From west of Platte River Drive, I believe that well-lighted, protected and wide pedestrian access must be provided on West Mississippi Avenue to several points in the development. Pedestrians and cyclists should feel safe and accommodated in accessing the Broadway station from either the Platte River trail west, across the planned pedestrian bridge to the station; or along Mississippi to east of the CML to the station. If Tennessee Avenue becomes an internal street in the development, it should also provide well-lighted, safe and pleasant pedestrian access.

FROM THE EAST:
Access to the Broadway light rail station from the east has always been miserable. From either Ohio Avenue or Mississippi Avenue, one must cross unpleasant and unsafe connections across Broadway/Lincoln. (This was true long before the planned redevelopment of the Gates site.) Pedestrians wait at every median refuge for the light and walk against bus traffic, frequently in the shadow of the foreboding I-25 underpass. This site should have friendly pedestrian connections to the east neighborhoods. Again, if Tennessee is dedicated as a street, it should provide easy and protected access to the station. (I realize that the ultimate configuration of the Broadway/Lincoln I-25 interchange will affect the design of this access.)

3. THE HOCKEY STICK

What happens to the city-owned, so-called “hockey stick” land area north of Vanderbilt Park East? The GDP should address this.

4. DESIGN GUIDELINES

There was an expectation that for TMU-30 that design guidelines would be part of the GDP. While design guidelines are not part of this GDP, I ask that the Planning Board condition approval of the GDP on subsequent approval of design guidelines. On Sheet 2, (C) Implementation, it indicates that the GDP “may” go through the following processes . . . Please change this to “will” with respect to the design guidelines. Also, since the CPD Manager has apparently delegated to the Planning Board approval authority for the design guidelines, the Planning Board should be empowered to take into account neighborhood concerns about appearance, materials and arrangement of open space.

5. TRAFFIC

This is probably the area which causes the greatest neighborhood concern. However, Denver’s Public Works and Planning departments have both pledged to undertake a National Environmental Policy Act (NEPA) process to evaluate alternatives for Broadway and other north-south and east-west vehicle access, as well as the I-25 Broadway/Lincoln interchange. Consequently, Cherokee’s GDP lacks detail on street and pedestrian infrastructure that it might otherwise be expected to have. Having the city conduct a NEPA process is unusual, but could be an excellent way to solve traffic problems in this infill site and retain public confidence in the city’s development oversight.

To its credit, Cherokee Denver has undertaken a comprehensive public involvement process, which it promises to continue through the many stages of the redevelopment of the old Gates factory site at 1-25 and Broadway. As the Cherokee GDP is the first GDP to go through this public, Planning Board approval process, I hope that all parties will be flexible and permit the public as much input as possible in shaping this step on the path to redevelopment.

Sincerely,

Kathleen MacKenzie
Council District 7

Dec 23, 2004-Denver City Council approves Gates Rezoning Proposals

Gates rezoning gets OK  Some blast council for failing to resolve contamination issues
By April M. Washington, Rocky Mountain News
December 21, 2004
The Denver City Council set the stage Monday for the future redevelopment of the old Gates rubber plant into a mix of upscale housing, retail and offices despite widespread concerns that the site poses a potential health risk.
The council voted 12-0 to approve a series of zoning changes, touting the move as necessary to revitalize the Gates campus into the city's premier transit-oriented development.
"We're on a threshold here, and to stop a redevelopment is not the right thing to do either," said Councilwoman Judy Montero.
The council's backing also removes most roadblocks to a pending sale of the Gates property to an undisclosed Texas company by year's end.
"It's an important outcome, but most importantly it's a victory for the city of Denver in moving forward with transit-oriented development," said Tom Reeve, Gates Corp.'s director of corporate development. "Regardless of any property transaction, the rezoning is good for the community."
Labor union leaders and residents who live within blocks of the old rubber plant assailed the City Council's decision, characterizing the elected body as a band of "sellouts."
They accused the council of shirking its responsibility to protect the "health and welfare" of nearby neighborhoods and doing little to address unresolved issues surrounding traffic and congestion problems that the development is likely to create.
"We all agree there should be growth and development, but it's not OK to sell out the community in favor of developers when you are aware of a public hazard," said Tim Lopez, a resident who lives 10 blocks from the Gates site in the Baker neighborhood. "Council should act . . . to protect the community."
The criticism comes weeks after a Gates Corp. official disclosed that high levels of contaminants have been detected in a groundwater well on its 28-acre property just east of Broadway at Interstate 25, fueling fears about potential health risks to nearby neighborhoods and future residents.
Council members - most of whom called the decision a struggle - contend that the rezoning of Gates' property cannot legally be linked to environmental issues that are being addressed by Gates, the state public health department and the U.S. Environmental Protection Agency.
"We have to trust that the state and federal regulators will make sure that the land won't remain contaminated," said Councilman Doug Linkhart. "I don't want to stand in the way of what could be a fantastic transit-oriented development."
Denver has traditionally allowed redevelopment projects such as Lowry, Denver Union Station and Stapleton to move forward while addressing environmental cleanup and other issues simultaneously.
This month, Gates disclosed that samples from a groundwater monitoring well on its property showed levels of a chemical solvent known as trichloroethylene, or TCE, to be 10,000 times greater than the state standard that could trigger indoor air quality testing of nearby residential areas.
Gates officials blame the high level of contamination on a 12,000-gallon underground tank that Samsonite Corp. installed in 1959 to store the highly toxic chemical.
Reeve said Gates will launch an extensive cleanup in January and will reach an agreement with the state to participate in a voluntary cleanup program.

__________________________________________________________________

 

Dec 13, 2004 City Council Meeting regarding the Gates Rezoning Proposals

For those who haven't heard, the City Council voted to delay the Proposals for one week. Since both newspapers ran stories on the meeting, I am including a copy of them.
Also, Saturday morning at 8:30AM on Channel 8 of the cable channel, will be the videotaped Council meeting.

Rocky Mountain News
  

 To print this page, select File then Print from your browser

 URL: http://www.rockymountainnews.com/drmn/local/article/0,1299,DRMN_15_3397619,00.html
 Delay for Gates proposal

 Denver council acts to put off changes in zoning at site

 By April M. Washington, Rocky Mountain News
December 14, 2004

 The Denver City Council on Monday delayed Gates Corp's. plans to move forward with the sale and redevelopment of its portion of the former rubber plant, when the council voted to postpone a decision on a series of zoning changes.

 Nearby residents, environmental and citizen watchdog groups urged the City Council not to bow to pressure from Gates to move forward quickly on zoning changes before carefully considering proper assessments are completed on toxic chemicals detected on the property and road and infrastructure improvements needed to accommodate the future redevelopment.

 "We want to see this cleaned up and responsibly developed into something our the surrounding area can absorb," said Donna Krentz, president of the Platte River Residential Coalition.

 Council members voted 7-6 to postpone a decision on the zoning changes sought until its meeting next Monday.

 Councilwoman Kathleen MacKenize, whose district represents Gates and the surrounding neighborhoods, argued that more time is needed to evaluate the proposal and to ensure that it falls within the city's revamped General Design Process.

 "Of the people who testified in favor of the rezoning, only one lives close by. That means that there is substantial community opposition. I don't want to send a message that we will shoehorn the transit-oriented development over the people who live close by and will be impacted by it," she said.

 The push from opponents comes just a week after a Gates Corp. official disclosed that high levels of contaminants have been detected on its property just east of Broadway and Interstate 25, fueling fears about potential health risks to nearby neighborhoods.

 More than 75 people packed Council chambers Monday, with supporters of the rezoning and opponents facing off for nearly two hours.

 Tom Reeve, Gates' director of corporate development, said he welcomes further review, but argued that the site's environmental issues should not be tied to the zoning changes needed to jump-start the revitalization of the property.

 "We've been working on this rezoning for two years and I think a delay won't accomplish anything substantive," he said. "It would only hinder the development process. It would hinder the sale process."

 Council members Michael Hancock and Charlie Brown agreed, contending that delaying the zoning changes only serves to give residents a false hope that the project won't ultimately move forward.

 Last week, Gates disclosed that samples from a groundwater monitoring well on its property found levels of a chemical solvent known as trichloroethylene, or TCE, to be 10,000 times greater than the state standard that could trigger indoor air quality testing of nearby residential areas.

 Gates began testing for TCE and other possible contaminants in July.

 In total, Gates installed 15 temporary monitoring groundwater wells to test for potential contaminants.

 "Gates first learned about this contamination late summer and early fall of this year, and has been working with the department of health to quickly characterize it and adopt an appropriate remediation response," Reeve said.

 Gates officials lay blame for the high levels of contamination found just east of Building 47 on the inner core of its 28-acre property on a 12,000-gallon underground tank that Samsonite Corp. installed in 1959 to store the highly toxic chemical.

 Some critics on Monday claimed that Gates is only now ramping up testing and cleanup efforts to avoid jeopardizing the pending sale of its property to an undisclosed Texas- based company.

 "Gates should have done something sooner," said Charlie Busch, a nearby resident fighting the rezoning.

 Reeve and other company representatives acknowledged that Gates is in negotiations to sell the property, but insisted it would remain involved in the cleanup of the site.

 Gates is pushing for a council decision by the end of the month.

 Copyright 2004, Rocky Mountain News. All Rights Reserved.

December 14, 2004—Denver Post Article:

Council delays rezoning vote for Gates’ site development

By Kris Hudson

Denver Post Staff Writer

 

The Denver City Council decided Monday to postpone for one week its vote on Gates Corp.’s bid to rezone the eastern portion of its former rubber-plant site for redevelopment.

The postponement came after hours of deliberation by the council and comments from 29 speakers, many of whom declared their allegiances with stickers proclaiming either "Yes on Gates!" or "Support responsible development" with the middle word underlined. Opponents cited concerns about traffic and groundwater contamination at the site.

Councilwoman Kathleen MacKenzie proposed the delay to gather information from city planners on when infrastructure such as roads and waste-water pipes must be installed to support the site’s redevelopment.

"It’s really important that we try to make sure that transit-oriented development work for Denver," said MacKenzie, whose district includes the Gates site. "And when we have this level of community opposition, it’s really hard to convince people that we want it to work"

Gates’ 30-acre eastern parcel lies between South Broadway and Interstate 25. It is separate from the campus’ 50-acre western parcel, which Cherokee Investment Partners bought and intends to redevelop after cleaning up an industrial solvent in the ground there.

Gates applied to rezone the eastern parcel to residential and mixed use in preparation for selling it next year. Gates disclosed last week that recent testing of groundwater at the eastern parcel revealed levels of trichloroethylene, TCE, far above state limits. TCE is an industrial solvent used for cleaning. It can cause dizziness, nausea and headaches if breathed.

The state limit for TCE in groundwater is five parts per billion. The highest level of TCE recorded on the eastern parcel was 55,ooo parts per billion — a measure that Gates attributes to an underground TCE tank used at the site by Samsonite Corp. in the 1960s.

Tom Reeve, Gates’ director of corporate development, said Gates does not intend to transfer liability for cleanup of the eastern site to any buyer.

"Gates is committed to the cleanup and is committed regardless of if we have a transaction with another entity and regardless of whether you pass this zoning ordinance tonight," Reeve told the council, in front of an audience of more than 70 people.

All told, 13 speakers urged the council to approve the proposal, 15 urged a delay or rejection and one took no position.

Opponents cited the TCE contamination, traffic concerns and density of proposed development at the site.

"Gates’ urgency to simply sell the property, to seal the deal, should not take precedence over the public interest, welfare and safety," said Donna Krentz of the Platte Park Residents Coalition.

Supporters argued for eliminating the blight of the vacant plant in favor of replacing it with development organized around mass-transit plans.

"I’d like to see a vacant, old, dead industrial site turn into a new development" that will bring jobs and residents, said Fred Hammer of Parker, who owns properties near the site.

In other action Monday, the council granted initial approval by a 13-0 vote to transfer to CollegeInvest the city’s annual federal allotment to issue $22 million in tax-free bonds. Collegelnvest, a nonprofit state agency, will sell the bonds to finance low-interest loans for Denver students to attend college or vocational schools.

Staff writer Kris Hudson can be reached at 303-820-1593 or khudson@denverpost .

 _________________________________________________________________________________________________

 

November 14, 2004 Update

THE FINAL PROCESS HAS BEGUN. Gates Rezoning Proposals have been submitted to the City!
The Gates Rezoning Proposals were submitted to the City this week. Before submittal, the following 2 conditions for the Gates Rezoning were added to the proposals:
1.  Condition (iii) to be added to Section A-3, B-3, D-3 and E-2: 
        Development in the gates East GDP Area will be allowed only where it does not preclude the preferred alternative(s) identified by the City’s Broadway/I-25 NEPA process, which will determine the scope of the Broadway/I-25 NEPA study, identify alternatives, analyze impacts, make mitigation recommendations and select preferred alternatives(s) that are consistent with Blue Print Denver.

2.  Condition (iv) to be added to Section A-3 relating to the T-MU-30 Parcel only:
        The owner shall not object to any historic designation, including designation as a Denver Landmark under R.M.C. Section 30-1 et. seq., of the Ford Building located at 900 South Broadway.

1)  The first condition is meant increase the City's and neighborhoods' options for dealing with the traffic that will be generated with redevelopment. (NEPA is National Environmental Protection Agency. It is a federally mandated program and, apparently, neighborhoods and developers are supposed to be given equal weight). Blue Print Denver has identified the Gates property for development but also states in a number of places, that the integrity and quality of stable neighborhoods is to be preserved.

2)  The second condition is to preserve Denver's right to preserve the Ford Building (the one right up in the apex of the triangle at I-25 and Broadway) as an Historic or Landmark building.

The first reading of the Rezoning Proposals to the City Council will be this Monday night, November 15.
No public comment will be accepted.

The final vote by City Council will be December 13th, 5:30 PM. Public comment will be accepted. You can also call City Council members, write a letter or email your comments to any or all of the officials, including the Mayor before that time.

_____________________________________


City Council and Mayors email
For your convenience,  the email addresses of all the City Council members are listed below. Just highlight the addresses, Click on Copy, and then Paste them in the "To:" box on your email to officials...this way, you can contact the whole Council with just one short email: (Note that email addresses for Mayor Hickenlooper and PPRC have been added to the list)

carol.boigon@ci.denver.co.us; charlie.brown@ci.denver.co.us; jeanne.faatz@ci.denver.co.us; rick.garcia@ci.denver.co.us; michael.hancock@ci.denver.co.us; marcia.johnson@ci.denver.co.us; peggy.lehmann@ci.denver.co.us; doug.linkhart@ci.denver.co.us; kathleen.mackenzie@ci.denver.co.us; judy.montero@ci.denver.co.us; jeanne.robb@ci.denver.co.us; rosemary.rodriguez@ci.denver.co.us; elbra.wedgeworth@ci.denver.co.us, MileHighMayor@ci.denver.co.us, pprc@fountainware.com

If you want to contact Mayor Hickenlooper separately, his email and other contact information is included below:
MAYOR John W. Hickenlooper
1437 Bannock Street
Suite 350
Denver, Colorado 80202
Phone: (720) 865-9000
Fax: (720) 865-8791
MileHighMayor@ci.denver.co.us
 

CONTACT DENVER CITY COUNCIL MEMBERS WITH YOUR OPINIONS AND QUESTIONS
 

The following website contains the names of Denver City Council members. Their phone numbers and email addresses are also listed if you have any questions or would like to express any of your concerns about the Gates Rezoning Proposal and upcoming redevelopment. (Kathleen MacKenzie is Platt Park's representative).

 

WEBSITES FOR MORE RESEARCH
This site has a brief summary of the rezoning process:
http://www.denvergov.org/Zoning_Changes/template113619.asp

Denver's Website has much more information on Zoning and Zoning Code:
http://www.denvergov.org/Zoning