CITY OF LAKEWOOD, COLORADO LELAND CONSULTING GROUP

FINAL REPORT
PREPARED FOR:
CITYOF LAKEWOOD,
COLORADO
LAKEWOOD, COLORADO
CONSULTANT TEAM:
GROUP
LELAND CONSULTING
1760 PLATTE
STREETDENVER,
COLORAW
80202 (303) 458-5800
IN ASSOCIATION WITH:
BRW, INC.
1225 1 7 STREET
~ ~ DENVER,
COLORADO
80202 (303) 293-8080
QUALIFYING CONDITIONS FOR URBAN RENEWAL DESIGNATION
STUDY METHODOLOGY
REPORT FORMAT
1
2
2
STUDY AREA LOCATION
STUDY AREA DESCRIPTION
STUDY AREA CONTEXT
EXISTING LAND USE AND ZONING DISTRICTS
PARCEL IDENTIFICATION AND OWNERSHIP
SECTION111: DETERMINATION
OF STUDYAREA CONDITIONS
BUILDMG AND SITE DETERIORATION
FAULTY LOT LAYOUT
FAULTY STREET LAYOUT
UNSANITARY OR UNSAFE CONDITIONS
SUBSTANDARD IMPROVEMENTS AND CONDITIONS
ADVERSE ECONOMIC CONDITIONS
10
10
11
12
13
13
14
SECTION J
Y:
SUMMARY OF W I N G S
APPENDICES
APPENDIX A:
APPENDIX B:
TABLE 1 TABLE 2 TABLE 3 TABLE 4 TABLE 5 TABLE 6 APPENDIX C:
PHOTO INVENTORY OF REPRESENTATIVE QUALIFYING CONDITIONS
SUPPORTING MARKET AND ECONOMIC TABLES
POPULATION GROWTH
HOUSEHOLD GROWTH
MEDIAN HOUSEHOLD INCOME
CONSUMER RETAIL SPENDING PAlTERNS
SALES TAX REVENUES
ASSESSED VALUE
SUMMARY OF QUALIFYING CONDITIONS
COLFAX-WADSWORTH REVITALIZATION CONDITIONSSURVEY
dY OF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW, INC.
The purpose of this report, The Colfar- WadsworthRevitalization Conditions Survey, is to
analyze existing conditions in the vicinity of the intersection of West Colfax Avenue and
Wadsworth Boulevard in order to provide the City of Lakewood a basis for determining whether
factors contributing to qualifymg conditions for urban renewal designation are present and the
area is, therefore, eligible as an urban renewal area under the provisions of Colorado State
Statutes. Establishment of an urban renewal area would allow the City of Lakewood, through.an
urban renewal authority, to use designated powers to assist in the redevelopment of properties
and improvements within its boundaries.
QUALIFYING CONDITIONS FOR URBANRENEWAL DESIGNATION
The following defintion of qualifymg conditions for urban renewal designation, or "blight", is
presented here as a direct reference for those conditions described in Section 111of this report.
The legal term "blight" describes a wide array of urban problems, which can range from
physical deterioration of buildings and the environment, to health, social and economic problems
in a particular area. According to Colorado State Statutes (CRS 31-25-103) (2), a "blighted
area" is defined as follows:
"Blighted area " means an area that, in its present condition and use and, by
reason of thepresence of at least four of the following factors, substantially
impairs or arrests the sound growth of the municipality, retards the provision
of housing accommodations, or constitutes an economic or social liability, and
is a menace to the public health, safety, morals, or welfare;
(a)
(b)
(c)
(d)
(e)
03
(g)
(71)
(i)
)
(2)
(0
Slum, deteriorated, or deteriorating structures;
Predominance of defective or inadequate street layout;
Faulty lot layout in relation to size, adequacy, accessibility, or
usefulness;
Unsanitary or unsafe conditions;
Deterioration of site or other improvements;
Unusual topography;
Defective or unusual conditions of title rendering the title
nonmarketable; or
The existence of conditions that endanger life or property by fire and
other causes;
Buildings that are unsafe or unhealthyfor persons to live or work in
because of building code violations, dilapidation, deterioration,
defective design, physical construction, or faulty or inadequate
facilities;
Environmental contamination of buildings or property;
Inadequate public improvements or utilities; or
If there is no objection by the property owner or owners and the tenant
or tenants of such owner or owners, ifany, to the inclusion of such
property in an urban renewal area, "blighted area" also means an area
that, in its present condition and use and, by reason of the presence of
COLFAX-WADSWORTH RZVITALIZATION CONDITIONS S U R W
ClTY OF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW,INC.
1
any one of the factors specified in paragraphs (a) to fi) of this
subsection (2). substantially impairs or arrests the sound growth of the
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,
..
,-,
.
.
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health, safety, morals or welfare. For purposes of this paragraph ( I ) ,
the fact that an owner of an interest in such property does not object to
the inclurion of such property in the urban renewal area does not mean
that the owner has waived any rights of such owner in connection with
laws governing condemnation.
Since this definition is a general overview pertaining to all sites, it is important to clarify its
intention as it applies to the Colfax-Wadsworth Study Area (defined in Section 11.) According to
state law, it is unnecessary for every condition of blight to be present in order to be eligible as an
urban renewal area. Rather, an area can be qualified as blighted when as few as four or more
conditions are present. With this understanding, the C o w - Wadsworth Revitalization
Conditions Survey presents an overview of factors w i t h the Study Area including a review of
physical conditions sufficient to make a determination of blight. Also presented is an analysis of
economic and market indicators. The Summary of Findings provides conclusions regarding the
analysis and presence of blight on key parcels, however, the Lakewood City Council will make a
final determination of blight for the entire Study Area based on the extent to which conditions
constitute a liability for the City.
For the remainder of this report, "qualifymg conditions" is used to describe "blight" or those
conditions necessary for urban renewal designation.
STUDY METHODOLOGY
Leland Consulting Group led the project team and completed the economic analysis section of
the study. Economic information was obtained and analyzed to supplement primary data
obtained through meetings and interviews with staff of the City of Lakewood, Study Area
property owners and tenants, brokers, appraisers and other experts on local and regional market
conditions. BRW, Inc. personnel conducted field investigations to document physical
conditions within the categories of qualifying conditions for urban renewal designation.
REPORT
FORMAT
The Colfar- WadsworthRevitalization Conditions Survey is presented in four sections followed
by appendices. Section I presents an overview of the project, a definition of qualifying
conditions, or "blight," and the study methodology. Section ll presents a description of the
Study Area and an overview of existing conditions. Section III defines the primary categories of
qualifying conditions and documents those which are present within each category. Section IV
summarizes the findings from the research.
-AX-WAEWORTH
REVITALEXTION CONDITIONSSURVEY
OF LAKEWOOD, COLORADO
m
LELAND CONSULTING GROUP
BRW, INC.
2
STUDY AREA LOCATION
The Colfax-Wadsworth Study Area is located in the City of Lakewood (the City), a western
suburb of the Denver Metropolitan Area, and consists of a mix of commercial and business
properties. The Study Area encompasses commercial properties on the northeast comer of the
intersection of West Colfax Avenue and Wadsworth Boulevard. Exhibit II-1 illustrates the
boundaries of the Study Area.
Relative to other commercial districts and centers in the metropolitan area, the Study Area is
located approximately five miles west of Downtown Denver, two miles north of Villa Italia Mall
(Wadsworth Boulevard and Alameda Avenue), nine miles north of Southwest Plaza (Wadsworth
Boulevard and Bowles Avenue), and four miles east of the new Denver West Village (Interstate
70 and West Colfax Avenue). Vehicular access to the Study Area is provided from the north and
south by Wadsworth Boulevard and from the east and west by West Colfax Avenue, two major
arterial roads which connect Lakewood with other portions of the Denver metropolitan area.
The Study Area assessed in this report is located entirely within the City of Lakewood. The
Study Area comprises approximately 29 acres within the northeast quadrant of the West Colfax
AvenuelWadsworth Boulevard intersection.
The southwestern portion of the Study Area, bounded by West Colfax on the south, 16th Avenue
on the north, Wadsworth on the west, and Vance Street on the east, is comprised of freestanding
retail buildings fronting on both West Colfax Avenue and Wadsworth Boulevard, commercial
businesses along West 16th Avenue, and vacant parcels. Tenants include Norwest Bank,
International House of Pancakes, Citizens for Lakewood's Future, Bud's Auto Sales, Bi-Rite
Furniture, Apartment Supplies, Amigos Restaurant, Arid Club, Certified Roofing, and Peregrine
Corrections, Inc. A senior housing project operated by the City's Housing Authority is also
located within this portion of the Study Area.
The southeastern portion of the Study Area, bounded by West Colfax on the south, 16th Avenue
on the north, Vance Street on the west, and Teller Street on the east, is dominated by the old KMart building. Other tenants include the Unique Thrift Store and the Newcomer Family Funeral
Home.
COLFAX-WADSWORTH REVlTALIZATION CONDITIONS SURVEY
CITY OF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW,INC.
3
The northwestern portion of the Study Area, bounded by 16th Avenue on the south, 17th Avenue
on the north, Wadsworth on the west, and Vance Street on the east, is comprised of freestanding
office and industrial buildings fronting on West 16th and 17th Avenues and Wadsworth
Boulevard. Tenants include CEAVCO Audio Visual, Decades Night Club, TVN Conoco,
Emerson Capital Leasing, and Dewco Water Equipment.
The northeastern portion of the Study Area, bounded by 16th Avenue on the south, 17th Avenue
on the north, Vance Street on the west, and Teller Street on the east, is comprised of two
apartment projects: the Gold Tree Apartments and the Poplar Gardens Apartments.
STUDYAREA CONTEXT
The majority of the commercial properties in the Study Area were originally developed in the
1960's and 1970's. Since that time, development growth has continued to the west and south,
shifting the urban fringe to an area five to ten miles from the Study Area. Minimal investment
has been made by either the private or public sector in the Study Area over the past several
years. While significant opportunities remain for infill development, the character of the Study
Area and the surrounding neighborhoods is that of a mature, well-established suburb. As with
many inner suburbs, the Study Area is facing challenges more similar to inner city locations than
suburban-edge cities, such as maintaining the area's economic vitality. Since the economic
well being of commercial and residential areas are directly linked, the potential implications of a
deteriorating commercial area extend beyond the Study Area to the surrounding residential
neighborhoods.
EXISTING LAND USE AND ZONING DISTRICTS
Within the Study Area, land uses are primarily commercial in nature, including general office,
personal and business service, auto retail and service, and restaurant retail. There are also
several parcels that allow residential use, including 1600, 1640 and 1555 Vance Street, as well
as 1580 Wadsworth, and 7335 and 7301 West Colfax. There is also one light industrial user
within the Study Area, located at 7530 West 16th Avenue.
Three properties allow multiple uses, including 7335 West Colfax, which contains single family
residential and auto sales. Other properties allowing multiple users include 7301 West Colfax
and the K-Mart property.
Zoning Districts represented in the Study Area include commercial zones 2-C, 3-C and 4-C, and
residential zone 5-R. Each of these is described briefly below:
Zone 2-C: Neighborhood Commercial - The 2-C district is intended to provide for general
retail, service and other commercial uses intended to serve the city as a whole.
Coordination, compatibility, and clustering of business development in centers in
encouraged. Development standards and review criteria are specifically intended to
discourage strip development and to encourage high quality commercial areas. The only
parcel within the Study Area zoned 2-C is the CEAVCO building, located at 7475 West
16th Avenue.
Zone 3-C: Community Commercial - The 3-C district is intended to provide for regional
retail, office and commercial uses and should generally be located in activity centers or
along major rights-of-way. All parcels within the Study Area located along Wadsworth
COLFAX-WADSWORTH REVITALIZATION CONDITIONSSURVEY
QnOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW, INC.
5
W. 17th Avenue
Colfax- Wadsworth
Revitalization Conditions
Survey
Exhibit 2:
Land Use
City of Lakewood, Colorado
I
LEGEND
0Buildings
Study Area
~dUse
Residential
Mixed Use
Mortuary
General Office
Retail Sale
RestaurantIBarlPub
Business Service
IAuto Service
Light Industrial
Not Designated
Bank
3
0
BRW
Boulevard are designated 3-C, as well as those located south of West 16th Avenue and west
of Vance Street.
Zone 4-C: Regional Commercial - The 4-C district is intended to provide for larger-scale
and anchor regional retail, ofice and commercial uses (outlined in the Lakewood Zoning
Ordinance - February 26, 1999) and should generally be located in activity centers or along
major rights-of-way. Parcels designated 4-C within the Study Area are limited to the former
K-Mart property, and the other commercial uses located near the comer of West Colfax and
Teller Street.
Zone 5-R: Higher Density Residential - The intent of this residential district is to provide
for a mixture of the high density housing types including, but not limited to, condominium,
stacked flats, garden apartments, and apartments. The only two parcels within the Study
Area zoned 5-Rare the two apartment complexes situated north of the former K-Mart
property. Other residential uses within the Study Area are located in areas zoned for
commercial use.
Exhibits 11-2 and 11-3 illustrate existing land use and zoning designations for parcels within the
Study Area.
Exhibit 11-4 summarizes Parcel Identification and Ownership within the Study Area, including
location, owner, building and parcel size, zoning and land use. As shown, the Study Area
includes 26 properties comprising a total land area of 29 acres and a total building area of
approximately 320,000 square feet. Property ownership is relatively fragmented, with the
largest property owner controlling 9 acres, or 31% of the Study Area total. Approximately 94%
of the property in the Study Area is zoned 2-C, 3-C or 4-C, for commercial and retail uses.
COLFAX-WABWORTH JXEVITALIZATIONCONDITIONS SURVEY
QnOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW,INC.
6
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The significant findings of the Colfar-Wadsworth Revitalization Conditions Survey are presented
in this section. This evaluation is based on the analysis of documents and reports, interviews and
several field s w e y s conducted in April and May of 1999. These visits occurred on weekdays,
weekends and at night to observe a variety of conditions (e.g. lighting, parked vehicles, etc.).
Each property and buildmg, along with any public improvements adjacent to the property, was
evaluated and deficiencies were noted. The purpose of this Revitalization Conditions Survey is
to determine whether qualifjmg conditions as defined by Colorado State Statutes exist in this
area.
The factors that contribute to the qualifying conditions are described below. They are not
necessarily listed in order of importance. Representative photos showing qualifying conditions in
the Colfax-Wadsworth Study Area are attached as Appendix A and a summary of qualifjmg
conditions is attached as Appendix C.
BUILDING AND SITEDETERIORATION
The conmtion of deteriorating or deteriorated structures and sites was primarily established
through field survey work and observation of exterior physical conditions among 26 structures
situated on 26 properties within the Study Area. Interior inspections were conducted on the KMart building by City staff in March, 1999. No other interior evaluations were conducted for
this Study. From these field observations, building and site conditions were evaluated and
categorized into one of four general classifications: Good-Excellent, Fair-Good, Poor-Fair, and
Very Poor-Poor.
Analysis of building conditions was based on primary, secondary and exterior deterioration.
Primary building deterioration refers to damaged roofs, walls andlor foundations. Secondary
building elements include soffits and fascias, gutters and downspouts, windows, doors, stairways
and fire escapes, and other exterior finishes. Exterior structures include mechanical equipment,
loading areas, fencing, walls, gates, or any other structural feature separate from the primary
building.
The majority of buildings were constructed within the last 20 to 40 years and therefore have
little primary structure deterioration. However, several buildings have secondary structure,
exterior structure and site deterioration. The degree of deterioration varies according to the age
of the building and specific site conditions such as vacancy. Generally, the newer developments
have few, if any problems, with the structures themselves. Problems do, however, exist with the
physical condition of older and partially vacant structures. Instances of qualifjmg conditions,
due in part to apparent neglect, were evident on several sites.
Deteriorated or deteriorating structures and sites were prevalent throughout the Study Area.
Those considered to be in poor to very poor condition include the former K-Mart property, the
Conoco station, the burned-out office building at 7590 West 16th Avenue, the office building at
7580 West 16th Avenue, and the apartment building located behind Bi-Rite Furniture.
Structures and sites reflecting moderate signs of deterioration include the two apartment
buildings located to the north of the former K-Mart building, Amigo's restaurant, the CEAVCO
LELAND CONSULTING
GROUP
BRW,INC. 10
Audio Visual building, the residence at 1580 Wadsworth, Decades Dance Club, and the Car
Wash at the comer of Vance and West 16th. The remaining buildings in the Study Area seem to
be in fair to good condition, with only a few considered to be in good to excellent condition.
Specific examples of significant building and site deterioration are described below.
The Conoco station located at 1690 Wadsworth showed significant signs of building and site
deterioration. The building has roof, fascias and soffits, and an exterior finish that shows signs
of significant deterioration. Evidence of site deterioration include substandard loading areas,
unscreened trash compartments, and damaged fencing, as well as a very substandard parking
surface on the property. Poor drainage was also evident, perhaps contributing to the
deterioration of the parking area. (Photo 1)
The former K-Mart building, currently vacant, has a seriously deteriorated roof which leaks
whenever it rains or snows. Other elements of the primary structure appear to be in relatively
good condition. However, prolonged periods of vacancy normally lead to poor building
maintenance and extensive unseen building deterioration. There are, however, signs of
significant secondary building deterioration, such as soffits, fascias, gutters, downspouts and
exterior finishes that show signs of decline, as well as windows and doors, loading areas and
fencing that are in various states of disrepair. The interior of K-Mart is also deteriorating,
evident by standing water, cracked concrete, and the presence of assorted trash and debris.
Deteriorating site conditions include signage problems, parking surface deterioration, poor
lighting, a lack of landscaping, and a general lack of site maintenance throughout the property.
(Photos 2 and 3)
The burned-out office building at 7590 West 16th is in obvious disrepair, resulting from two
arson lires (3197 and 2/98) and over two years of vacancy. Although there was limited visual
evidence of structural damage, secondary deterioration included broken, missing, and boardedup windows, substandard fascias, soffits, and exterior finishes, and deteriorating mechanical
areas and perimeter fencing. The Assessor's record for the site lists only land value, with no
value denoted for the building. There is also a lack of landscaping and general maintenance on
the property. (Photos 4 and 5)
The office building located at 7580 West 16th also shows significant signs of deterioration. On
the south side of the building, the concrete foundation is exposed and is cracking in several
places. Also, the building's fascias, stairways, hand railings and exterior finishes are in very
poor condition. Cracked pavement, broken curbs, and unkempt landscaping also exist throughout
the site. (Photos 6 and 7)
The apartment building located at the north end of the property located at 7301 West Colfax also
appears to be deteriorating and neglected. Evidence of deteriorating fascias, soffits, gutters,
downspouts, windows, doors, and fencing exists throughout this property. (Photos 8 and 9)
FAULTYLOT LAYOUT
Conditions of faulty lot layout in relation to size, adequacy, accessibility, and usefulness were
found in several locations within the Study Area. In general, the current lot configuration and
lot sized impede redevelopment and improvement opportunities. Many properties lack the
necessary size, shape and configuration to accommodate access, parking, circulation, open space
and landscaping required by the City, today. In addition, visible signs of faulty lot layout are
apparent in the neglect and deterioration of buildings and sites.
COLFAX-WADSWOF~H
W A U Z A T I O N CONDITIONSSURVEY
CITY OF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW, INC.
The faulty lot layout has created conditions of poor access, circulation, and maintenance of
several of the properties within the Study Area, as well as non-cohesive developments and
development pattern. There are some parcels with limited public access requiring access to be
accommodated through neighboring properties. Pad sites have developed over time, which have
related circulation and parking conflicts, in addition to impeding visibility for larger anchor
stores.
Several pad sites are too shallow to provide the necessaxy improvements to meet City
requirements or to accommodate redevelopment. Past road widenings of Wadsworth and West
Colfax have created lot depths that do not allow for sufficient parking, parking lot and drive
aisle layout, sidewalks and landscaping. Several faulty or inefficient lot layouts have resulted in
several properties with inefficient parking and access conflicts. Specific deficiencies in lot
layout are described below.
A number of parcels in the Study Area have lot cod~gurations,narrow street frontages and deep
dimensions which severely limit their accessibility, usefulness and redevelopment potential.
The "L" shaped lot configuration of the properties located at 7335 West Colfax, and 7590 West
16th, as well as the K-Mart parcel are inadequate in relation to accessibility, and the potential
for redevelopment.
The K-Mart property, which is meant to contain an anchor tenant in the area, is poorly situated
behind other users, limiting visibility from Colfax and requiring an ineff~cientparking layout.
Other substandard parcels containing narrow street frontages and deep dimensions include the
two apartment buildings north of the former K-Mart building, and the property at 7530 West
16th. The apartment complex located at 1555 Vance also has a faulty lot cod~gurationfor the
same reasons, as well as accessibility problems due to the need for secondary access through an
adjacent parcel. (Photo 10)
The lot size and layout of the bank building located at the comer of Wadsworth and Colfax is
also inadequate. The building sits too close to the street to allow widening of either Colfax or
Wadsworth, and there is insufficient room on site to allow for sufficient parking and modem
improvements such as drive-through aisles. (Photos 11, 12 and 13)
Non-conforming uses observed in the Study Area include the residencehorse property located at
1580 Wadsworth, the apartment situated behind Bi-Rite Furniture, and the residence located at
7335 West Colfax.
Conditions of faulty street layout include poor vehicular access andfor intemal circulation, as
well as substandard driveway definition and parking layout. Several of these conditions were
present throughout the Study Area, some of which are outlined below.
Vehicular access to the former K-mart building is inadequate, as are intemal circulation and
driveway defintion resulting fkom narrow frontage along Colfax, and the presence of properties
on the comer of Teller and Colfax which block visibility to the building.
Conditions of faulty street layout related to inadequate curbcuts, poor driveway defition and a
COLFAX-WAEWOKI'H m A L I Z A T I O N CONDITIONS SURVEY
QnOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW,INC.
12
lack of separation between street and parking exist throughout the Study Area. These properties
include the vacant lot at 1520 Wadsworth, the office building at 7580 W. 16th Avenue, the BiRite Furniture building, Lost and Found, Inc., the thrift store at 722 1 West Colfax, and Decades
Dance Club.
The three major apartment buildings in the Study Area (1555 Vance, and the two north of KMart) suffer from inadequate parking with only one on-site access point. Other parcels with
substandard parking include the properties at 7430 and 7530 16th, as well as the burned-out
office building at 7590 16th. (Photos 14 and 15)
Conditions exist throughout the Study Area that are unsanitary, unsafe, or in substandard
condition, thereby endangering life andlor property. Conditions considered unsafe or unsanitary
include poorly lit or unlit areas; cracked or uneven sidewalks; poor drainage; environmental
contamination; buildings located within a floodplain, uneven grading or steep slopes; and the
existence of trash, debris, weeds, abandoned vehicles, graffiti or other forms of vandalism or
vagrant activity. Examples of significant unsanitary and unsafe conditions from the Study Area
are described below.
Vacant buildings provide a breeding ground for unsafe and unsanitary conditions. The former
K-Mart building and the burned-out office building both show evidence of significant vagrant
activity, including vandalism and graffiti, in addition to the presence of trash and debris,
standing water, broken windows, exposed wiring, poorly lit areas and other potentially
dangerous conditions. There is also evidence of vagrants living near the ditch of the property
located at 7335 West Colfax. (Photos 16, 17 and 18)
The K-Mart property, as well as the northem-most portions of the Newcomer Family Funeral
parcel and the thrift store property are located in a flood-prone area which can also be
hazardous. Other areas with poor drainage include the vacant lot at 1520 Wadsworth, the
CEAVCO Audio Visual property, the Conoco station, and Bi-Rite Furniture. (Photos 19 and 20)
The office building at 7580 W. 16th Avenue provides no fire escape from the second floor to
allow emergency access or retreat from the building. It appears that one was provided, but has
recently been removed. Additionally, the stairway leading to the front entrance of this building
is in substandard condition, with its cracked concrete and broken handrail. (Photos 7 and 2 1)
Extensive evidence of trash, debris, weeds, and even abandoned vehicles were observed near the
apartment building at 7301 Colfax. Some evidence of trash, debris and other unsightly forms of
deterioration were found in all portions of the Study Area, aside from the Newcomer Family
Funeral property. (Photos 22 and 23)
Lastly, the unusual topography evident within the Study Area as a result of the floodplain not
only creates drainage problems, but also negatively impacts the site's developable area.
SUBSTANDARD
IMPROVEMENTS AND CONDITIONS
A variety of qualifying conditions exist in the Study Area with regard to substandard conditions.
Conditions considered within this category include access, parking, circulation, landscaping,
open space, and adjacent public improvements. In addition to City code requirements and
COLFAX-WADSWORTH REVITALIZATION CONDITIONSSURVEY
QnOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW, INC.
13
public improvements, the analysis addressed the presence of overhead utility lines, which were
found throughout the Study Area. Several substandard improvements and conditions are
described below.
Evidence of parking surface deterioration and site maintenance problems exists throughout the
Study Area. The unpaved parking areas provided on the two vacant lots at 1520 Wadsworth are
in very poor condition and should be considered unsafe. The paved surface of the Car Wash
property, CEAVCO Audio Visual and the Gas station have several large potholes creating a
hazardous driving condition. (Photo 24)
The majority of properties within the Study Area failed to provide sufficient (or any) sidewalks
along street frontage. Only the bank building, Lost and Found, and the property located at 7335
West Colfax provided sidewalks.
Most of the properties in the Study Area also lack the required open space and landscaping
currently required by the City. The former K-Mart building and Decades Dance Club have no
landscaped islands within their parking areas. The apartments to the north of K-Mart have only
limited landscaping, as does the Car Wash, the burned-out office building and Amigo's
restaurant. Although the property at 7580 16th Avenue has landscaping, it is mostly overgrown
and unkempt.
Overhead utility lines were also observed throughout the Study Area, representing a visual form
of qualifying conditions and a physical sign of necessary urban redevelopment. (Photo 25)
ADVERSE ECONOMIC CONDITIONS
The suburbs built in the 1940Js,19501s,and 1960's are beginning to
show the same signs of decay that central cities have been experiencing
over the past generation, yet neighborhoods still are being built on the
fnnge that probably will be thrown away in 20 years. " Source:
Christopher B. Leinberger, Urban Land, October 1998.
This national trend of stagnating and declining i ~ ering
r suburbs is evident locally. The pattern
of declining "inner ring" suburbs is so prevalent in the metropolitan area that the Denver
Regional Council of Governments (DRCOG) uses this distinction in analyzing data and
developing goals, policies, and programs. Referred to as the "Central Urban Area", this area of
the region "has seen population and employment declines in the past"' DRCOG's forecasted
growth rates (1995 to 2020) for population, households, and employment in this area are
approximately one-third that of the Region's as a whole. The Study Area is located wholly
within the Central Urban Area. The national and regional trends are indicative of the conditions
and challenges facing areas such as the Study Area. Following is a summary of demographic,
economic and fiscal indicators within the City of Lakewood and the Colfax-Wadsworth
Trade Area, which is estimated to be bounded by West 44th Avenue on the north, Sheridan
Boulevard on the east, West Alameda Avenue on the south, and Kipling Street on the west.
Meko Vision 2020" Vision Framework for the Denver Metropolitan Region, Denver Regional Council of
Governments,November 1995.
COLFAX-WAWORTH RMTALIZATION CONDITIONSSURVEY
QnOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW,INC.
14
Population Growth
Population within the Colfax-Wadsworth Trade Area grew at an average annual rate of 1.8
percent, from 24,855 in 1990 to 28,636 in 1998. During this same period, the City of
Lakewood's population grew from 126,481 in 1990 to 136,136 in 1998, exhibiting a compound
average annual growth rate of 0.9 percent. Population growth in the Trade Area is expected to
slow to a compound average annual rate of 1.6 percent between 1998 and 2003. By comparison,
the City as a whole is expected to grow at a slightly faster compound average annual rate of 1.1
percent. (Appendix B: Table 1)
EXHIBITrn-1
POPULATION GROWTH
COLFAX-WADSWORTH TRADE AREA AND CITY OF LAKEWOOD
Trade Area
+City of Lakewood
1998
Year
Source: Claritas Inc. and Leland Consulting Group.
Household Growth
The number of households within the Colfax-Wadsworth Trade Area grew from 9,441 in 1990 to
11,296 in 1998, exhibiting a compound average annual growth rate of 2.3 percent. During this
same period, the number of households in the City of Lakewood grew at an average annual rate
of 1.5 percent, from 5 1,657 in 1990 to 58,347 in 1998. Household growth in the Trade Area is
expected to grow at a slightly lower compound average annual rate of 2.0 percent between 1998
and 2003. By comparison, the City as a whole is expected to grow at a slightly faster compound
average annual rate of 1.6 percent. (Appendix B: Table 2)
COLFAX-WADSWOFTH REVITALIZATIONCONDITIONS SURVEY
OF LAKEWOOD, COLORADO
ar
LELAND CONSULTING GROUP
BRW,INC.
15
EXHIBIT III-2
HOUSEHOLD GROWTH
COLFAX-WADSWORTH TRADE AREA AND CITY OF LAKEWOOD
0
0
1990
1998
u
2003
Year
L
I
Source: Claritas Inc. and Lelond Consulting Group.
Median Household Income
The current and projected medan household income for the Colfax-Wadsworth Trade Area is
slightly higher than that for the City as a whole. The current median household income in the
Trade Area is $53,080, representing 121.4 percent of the City's median household income figure
of $43,706. Since 1990, the Trade Area median household income increased at a compound
average annual rate of 3.9 percent compared to an average annual rate of 3.2 percent for the
City. The higher median household income figure for the Trade Area is a positive factor for
redevelopment and indicates untapped retail potential. (Appendix B: Table 3)
COLFAX-WADSWORTH RJWITALIZATION CONDITIONS SURVEY
QnOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW,INC. 16
EXHIBIT 111-3
MEDIAN HOUSEHOLD INCOME
COLFAX-WADSWORTH TRADE AREA AND CITY OF LAKEWOOD
'1
-e &Ifax/ Wadsworth
Trade Area
+Gty of Lakewood
$-
1990
1998
2003
Year
Source: Claritas Inc. and Leland Consulting Group.
Consumer Retail Expenditures Per Household
Annual household retail expenditures in the Colfax-Wadsworth Trade Area averaged $23,641 in
1998. This figure was nearly 25 percent higher than that for the City of Lakewood at $18,937,
reflecting the Trade Area's higher retail spending potential and increased attractiveness for retail
development. (Appendix B: Table 4)
EXHIBIT 111-4
ANNUAL PER HOUSEHOLD RETAIL EXPENDITURES
COLFAX-WADSWORTH TRADE AREA AND CITY OF LAKEWOOD
Trade Area
City of Lakewood
I
I
Source: Claritas Inc. and Leland Consulting Group.
COLFAX-WALEWORTH REWTALIZATIONCONDITIONSSURVEY
QnOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW,INC.
17
Sales Tax Revenues
The Colfax-Wadsworth Study Area has shown a significant decline in sales tax revenues over
the past six years -- from a high in 1993 of $372,950 to $79,315 in 1998, a decline of 78.7%. In
comparison, the City of Lakewood has shown a healthy increase (5.7% annually) in revenues
generated through sales tax over the past six years. As shown in Exhibit III-5, the Study Area
continues to experience a downward decline in sales tax revenues, with no signs of reversing this
trend. (Appendix B: Table 5)
EXHIBIT III-5
SALES TAX REVENUES
COLFAX-WADSWORTH STUDY AREA AND CITY OF LAKEWOOD
$40o,000
$40,000,000
Source: Civ of Lakewood Finonce Department and Leland Consulting Group.
Assessed Values
For the purpose of this analysis, assessed values of all properties within the Colfax-Wadsworth
Study Area were reviewed and compared to Jefferson County. In aggregate, the assessed values
for Study Area properties increased from $2,494,760 in 1993 to $2,779,330 in 1998 -- a
compound average annual growth rate of 1.8 percent. In comparison, total assessed value in
Jefferson County increased from $869,593,100 in 1993 to $1,253,000,000 in 1998 -- a
significantly faster compound average annual growth rate of 7.6 percent. (Appendix B: Table 6)
COLFAX-WADSWORTHREVITALIZATION CONDITIONS SURVEY
QnOF LAKEWOOD, COLORADO
LELANDCONSULTING GROUP
BRW,INC. 18
EXHIBIT III-6
ASSESSED VALUES
COLFAX-WADSWORTH STUDY AREA AND JEFFERSON COUNTY
I
.
.
.
$800,000,000
'1
-c- CoIfax/Wadsworth
Stud
A,
Year
Source: Jeferson G u n Assessor's
~
W c e and Leland Consulting Group.
COLFAX-WADSWOR~M
REVITALIZATION CONDITIONS SURVEY
dY OF LAKEWOOD, COLORADO
LELANDCONSULTING GROUP
BRW,INC.
19
The existence of an area with qualifying conditions for urban renewal "constitutes a serious and
growing menace, injurious to the public health, safety, morals, and welfare of the residents of
the state in general and of the municipalities thereofi that the existence of such
areas ...constitutes an economic and social liability, substantially impairs or arrests the sound
growth of municipalities, retards the provision of housing accommodations, aggravates traffic
problems and impairs or arrests the elimination of trafic hazartis and the improvement of traffic
facilities; and that the prevention and elimination of slums and qualzfiing conditions is a matter
of public policy and statewide concern... " [Section 3 1-25-103(2)]
It is the conclusion of this survey that within the Colfax-Wadsworth Study Area, as described in
this report, there is the presence of adverse physical and economic conditions. Although some
portions of the Study Area are in standard or sound condition, there exist deteriorated and
substandard conditions within the Study Area as a whole, which could lead the legislative body
to a finding that this area is blighted. The conclusion of this study is based on the following
summary of qualifying conditions found in the Study Area and described in this report.
Deteriorating or deteriorated structures and sites were evident within the Study
Area. The majority of buildings were constructed w i h the last 20 to 40 years and
therefore have little primary structure deterioration. However, several buildings have
secondary structure, exterior structure and site deterioration. Additionally, problems
exist with the physical condition of older and partially vacant structures. Instances of
qualifying conditions, due in part to apparent neglect, were evident on several sites.
Conditions of faulty lot layout in relation to size, adequacy, accessibility, visibility,
and usefulness were found throughout the Study Area. In general, the current lot
configuration and lot sizes impede property performance and redevelopment and
improvement opportunities. Many properties lack the necessary size, shape and
configuration to accommodate access, parking, circulation, open space and landscaping
required by the City today. In addition, visible signs of faulty lot layout are apparent in
the neglect and deterioration of buildings and sites.
Conditions of faulty street layout related to poor vehicular access and/or internal
circulation, as well as substandard driveway definition and parking layout were present
throughout the Study Area.
The presence of unsanitary or unsafe conditions was found primarily in the form of
unsafe or hazardous conditions due to flood plain hazards. The presence of neglected
and poorly maintained properties has resulted in trash and other debris on several
properties. There are a few instances of substandard improvements and conditions,
principally the presence of overhead utilities.
The unusual topography evident within the Study Area as a result of the floodplain not
only creates drainage problems, but also negatively impacts the site's developable area.
The principal adverse economic condition facing the Study Area is its transition from
suburban edge community to an inner ring suburb, as evidenced by its relatively slow
growth in population and households; stagnant retail sales growth, and underperformance of select Study Area commercial properties. The Trade Area within which
COLFAX-WAEWORTH P-ALIZATION
QnOF LAKEWOOD, COLORADO
CONDITIONS SURVEY
LELAND CONSULTING GROUP
BRW,INC.
20
the Study Area is located, however, appears to be underserved by commerciaYretai1
development and, therefore, offers significant opportunities for redevelopment of the
ColfaxfWadsworth intersection.
COLSAX-WAWORTH FGVITALlZATION CONDITIONSSURVEY
CITY OF LAKEWOOD, COLORADO
COLFAX-WADSWORTH REVITALLZATIONCONDITIONSSURVEY
anOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW, INC.
APPENDIXA:
PHOTO INVENTORY OF REPRESENTATIVE
QUALIFYING
CONDITIONS
COLFAX-WADSWORTH REVITALIZATION CONDITIONS SURVEY
CITY OF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW, INC.
Interior deterioration of K-Martis evident by standing water.
3.
store.
Pavement and fence deterioration in parking lot south of the former K-Mart
Fence in disrepair behind 7580 W. 16th Avenue
Cracked concrete and broken hand rail at entrance to office building located
at 7580 W. 16th Avenue.
7.
8.
. . ..
Apartment building north of Bi-Rite west of K-Mart,
with vehicles in front.
Apartment building in poor condition at Colfax Avenue and Vance Street.
10.
Photo shows inadequate access to apartments located at 7530 W. 16th Avenue.
APPENDIX
B:
SUPPORTING
MARKET AND ECONOMIC
TABLES
COLFAX-WAasWORlH RMTALIZATION CONDITIONSSURVEY
CITYOF LAKEWOOD, COLORADO
LELAND CONSULTING GROUP
BRW, INC.
TABLE
2
HOUSEHOLD
GROWTH
COLFAX/WADSWORTH
TRADE
AREAAND CITY OF LAKEWOOD
Geographic Area
Colfax/Wadsworth Trade Area
City of Lakewood
CAAGR = Compound Average Annual Growth Rate
Source: Claritas Inc. and Leland Consulting Group
1990
9,441
51,657
1998
11,296
58,347
2003
12,502
63,117
CAAGR
1990-1998
1998-2003
2.27%
2.05%
1.53%
1.58%
TABLE3
MEDIANHOUSEHOLD
INCOME
COLFAX/WADSWORTH
TRADEAREAAND CITY OF LAKEWOOD
Geographic Area
Colfax/Wadsworth Trade Area
City of Lakewood
CAAGR = Compound Average Annual Growth Rate
Source: Claritas Inc. and Leland Consulting Group
$
$
1990
1998
2003
39,071 $ 53,080 $ 62,377
34,069 $ 43,706 $ 50,778
CAAGR
1990-1998
1998-2003
3.90%
3.28%
3.16%
3.04%
TABLE5
SALES
TAX REVENUES
COLFAX/WADSWORTH m
Y AREAAND CIlY OF LAKEWOOD
CAAGR
Geographic Area
Colfax/ W a d s w o r t h Study A r e a
City o f L a k e w o o d
$
$
1992
347,899 $
23,074,261 $
1993
372,950 $
24,939,335 $
CAAGR -Compound Average Annual Growth Rate
Source: Colorado Department of Revenue, City of Lakewood and Leland Consulting Group.
1994
298,094 $
27,600,267 $
1995
78,549 $
29,537,465 $
1996
84,703 $
30,536,316 $
1997
78,375 $
31,872,498 $
1998
79,315
33,973,900
1992-1998
-19.04%
5.68%
CAAGR
Geographic Area
Colfax/Wadsworth Study Area
Jefferson County
$
$
1993
2,494,760 $
869,593,100
CAAGR = Compound Average Annual Growth Rate
Source: JeffersonCounty Assessors Office and Leland Consulting Group.
$
1994
2,475,470 $
875,829,810 $
1995
2,503,120 $
954,397,910
$
1996
2,531,820 $
987,136,890
$
1997
2,982,990 $
1,164,997,990
$
1998
2,779,330
1,253,000,000
1993-1998
1.82%
7.59%
COLFAX-WADSWORTH REVITALIZATION CONDITIONS SURVEY
anOF LAKEWOOD,COLORADO
LELAND CONSULTING GROUP
BRW, INC.