This post is in the spirit of our recent review of some of the Better Denver Bond projects, but technically the project discussed here today is being funded out of a different pot of money. Nevertheless, like the bond-funded improvements in the area, this project represents evidence that the city is making progress in redesigning our public rights-of-way so that they are not just the domain of the private automobile.
The Welton and Colfax intersection reconstruction project will substantially decrease the amount of land covered by asphalt, shorten the distance of pedestrian crossings, add streetscaping and wider sidewalks, align Welton with Galapago Street to the south, and force vehicles to make 90-degree turning movements at the intersection. Here’s a diagram I created on a GoogleEarth aerial, based on the latest drawings I could find of the project’s design. It’s pretty self-explanatory. Click to embiggen.
This project should get underway later this year.
Ken, what are your thoughts on the development prospects of the triangle shaped block between Welton, 12th, and Colfax? It seems that this block has been an parking lot since the dinosaurs roamed the Earth. What are the challenges to developing a parcel like this, and why hasn’t it seen more love?
As for the area that will be claimed by the Convention center block to the NW of the new intersection, I think it is a foregone conclusion that this will turn into more parking, or perhaps some kind of grassy area with a funky sculpture as the centerpiece. Do you have any idea what the city (or a private developer) will or can do with this space? Does it become part of the Convention Center, or can a private developer come in and develop something?
It would almost be worth the city vacating 12th Street.
Dirt, to answer your first question, I’m afraid that if we have undeveloped parcels fronting the 16th Street Mall and other high profile streets, this poor triangle parcel will be well down the list of hot sites to develop.
Regarding the freed-up land by the realignment of Welton, the parking lot and driveway for the DFD Station #1 will be reconfigured/expanded to take up part of that corner, but there will be a little park-like grassy area added in there too along with a “relocated sculpture” (not sure which sculpture it is and from where it is being relocated) as well.
I believe the sculpture that you reference is currently located in the Colfax median underneath the trees that the turn lanes to Welton will replace. I know nothing else about that sculpture either.
too bad the city can’t turn these reclaimed areas into more useful space. NYC has been busy converting extra lanes of traffic into vibrant pedestrian parks and plazas- http://www.nyc.gov/html/dot/html/sidewalks/publicplaza.shtml
I have to say that even though this project represents evidence that the city is making progress in redesigning our public rights-of-way so that they are not just the domain of the private automobile, it makes it easier to drive through the area, too. Five-point intersections are really awkward when you’re on one for the first time and so you don’t automatically know where to go – at least for someone like me, who drives every now and then but certainly not every day.
The space that they’re creating on the West side of Welton is really actually quite a large area. It’s not just a little awkward nook; it’s plenty big for a restaurant or even a couple of them. Lets hope that whatever public art goes in that spot is more akin to something interactive – like a fountain and a spot for newspaper stands and vendors – than just a postmodern blob of metal that sits there until everyone forgets it exists.
On an unrelated note, I’m happy to see all of the solar panels up on the Convention Center roof. Seems like rooftop space is wasted more often than not.
Isn’t the intersection at 13th Ave., Colfax Ave., and Tremont St that “leads” into the new Denver Justice Center going to be redeveloped and “pedestrianized” as well?
Hey Paul, that intersection improvement was recently completed. See here: http://denverinfill.com/blog/2010/07/july-2010-downtown-street-reconstruction.html
This is so appropriate. Ken, where is the money coming from?
I believe this project is being funded out of the city’s annual CIP (Capital Improvements Plan) budget.
Hello again. I’m Buzz Geller, and I am the owner of the property above located at Welton and Colfax. It was the first property that I purchased with the belief that Denver would become one of the great cities in our country. To give you an idea of its size, it sits on about the same size property as the Brown Palace. It has great mountain views, and is directly across from the convention center and justice center. Just a great location all around. The property is already properly zoned and is marketed with hotel plans designed by RNL. It would be midrise at about 120 feet. Because of its irregular shape, an extremely tight parking plan had to be worked on for months because of the turns that would be required underneath the building. If any of the land was lost it would render the site unusable–we can barely get everything to pencil out as it is.
The troubling thing about this proposal is something that you have heard me complain about before. No city employee of any kind has ever contacted me about this plan. Property owners do have rights. If there are plans to take some of an owner’s property, they should be included in an open and transparent process. Has anyone contemplated the consequences of these actions? Because if they take away 10 or 15 percent of the site then the whole site becomes useless. Is that what we want? I thought there was a large budget deficit. I would also like to know where the money is going to come from to accomplish the street improvements, traffic signaling, and lastly the funds to buy all of this site (because it will not be usable once they take what they have proposed).
Buzz, that is a damn shame! The city definitely needs to better communicate with property owners and get some sort of compromise panned out before proceeding with plans like these. It’s obviously in their best interest as well as yours. I understand your frustration, seeing as you’ve had similar problems and bureaucratic delays with your Bell Tower project. It would be great if you could at least get the office/mixed use building on 14th built.
To make the Welton/Colfax/12th block more viable, i would propose that the city do one of the following:
(1) Remove 12th St. completely
(2) Turn 12th into a narrow pedestrian/bicycle only street
(3) Turn 12th into a narrow one way street
Any one of those should expand the block enough to make up for the loss of the western corner. I wouldn’t expect that the city to take any public suggestions with more than a grain of salt, but how would anyone go about promoting such an idea? I’m sure the city would have to study traffic patterns and whatnot to death before making a decision.
I perform right-of-way acquisitions for another local govt agency, and I find it amazing that Denver has proceeded this far in the design/planning stage without involving the property owner. And if I understand Mr. Geller correctly, the City is now potentially facing an inverse-condemnation suit based upon what is being viewed by the owner as an uneconomic remainder. I’m all for improving the pedestrian experience, but we’ve got to smart about it. Involve the owner and help him out with a parking variance for his remainder, or else you’re looking at one expensive “small park” right off Colfax. And one that probably won’t be super popular due the constant traffic and exhaust fumes from Colfax.
From what I heard, this is supposed to make it easier for people to turn off of Speer onto Galapago and head right onto Welton. This will reduce a bit of traffic at Colfax and lessen the left turns from Colfax to Welton.
Dirt. Your ideas are great on the surface. This is exactly what I mean about meeting with the owners–get their ideas. Working together to get the right answer for everyone is a must.
Joel Warner at Westword has follow-up on Buzz Geller’s comment here: http://blogs.westword.com/latestword/2011/02/buzz_geller_denver_mayor_not_running.php
Buzz Geller is understandably upset about the possibility of an ED taking of this property, not knowing the timing or circumstances. But the ‘for sale’ sign on Colfax at this property suggests he’s actually not that interested in keeping it or even developing it, even with his hotel study for the site. Perhaps the redesign was destined to happen, as Buzz wants to sell anyway.