Federal Boulevard between Interstate 70 and West Sixth Avenue may be about to get a face-lift, compliments of the city.
With its car-oriented, gritty feel, the stretch of Federal Boulevard that passes Invesco Field at Mile High needs a spruce-up, say residents and property owners calling for new Main Street zoning along the strip.
The special zoning favors new buildings that are built close to the street, with retail shops at the ground level and residential space above. Parking lots are most commonly tucked behind the buildings. It was recently approved for East Colfax Avenue.
As its name implies, “Main Street” zoning also emphasizes pedestrian- friendly spaces such as outdoor cafes, and suggests reinstating trolley lines that could lower the amount of car traffic on the street. Deirdre Oss, a senior city planner, discussed the idea at a recent meeting of neighborhood residents and developers.
The full effects of the zoning change could take 20 to 30 years to accomplish, though, since it would apply only to new projects, Oss said.
Residents such as Jim Heimbecher, who has owned houses at West 26th Avenue and Federal Boulevard for about 30 years, are excited about the new zoning and transportation possibilities.
“It was a run-down neighborhood with a lot of little houses and rental houses, but now, with a nice view of downtown, it’s coming to life,” Heimbecher said.
“For the first time in my experience, the neighbors are interested in constructive new stuff. All of the good things happening in the Platte River Valley (just east of nearby Interstate 25) have made it more attractive to live there, and with better public transportation, this will all change.”
A new light-rail stop is planned near Invesco Field at West 13th Avenue and Federal.
Other residents are opposed to the new zoning, worrying that those on fixed incomes won’t be able to pay their property taxes as land and home values rise. At the American GI Forum, across Federal from Invesco Field, members are worried they’ll be put out of business if they have to move their parking lot.
“We’re concerned about parking since a major part of our income is selling parking for Broncos games,” said Ernie Torres, a member of the former U.S. military club.
Another member was worried the club would lose its views of downtown.
“I don’t know enough about it, (but) it seems the whole idea is to get rid of the buildings across the street,” said Cipriano Griego, chairman of the board of trustees of the American GI Forum. “I’m sure people would love to live with a beautiful view of the city by putting a high rise on it.”
It’s all a matter of whether you take a “glass half full or glass half empty” approach to change, said Dave Walstrom, executive director of the Colfax on the Hill business improvement district, which successfully changed its zoning to the Main Street designation.
“We think increased values will help some businesses, and their rents will go up,” Walstrom said. “That’s the dynamic of the marketplace.”
Several people who own businesses on Federal are interested in developing their properties and making them valuable, said City Councilman Rick Garcia, whose district includes the area. Urban renewal funds might be made available to help them once the zoning is approved.
“It’s so exciting. Finally, after a couple of decades of neglect and property owners not knowing what to do, it might happen,” Garcia said.
Those involved with the new plans might also ask the city for money to build a parking structure around an existing business district, said Ed Kieta, a member of the recently formed Federal Boulevard Corridor Improvement Partnership.
“This is kinda the first step,” Kieta said. “But there’s the potential to receive some grant funding that would contribute to parking. That’s something we’ll be looking at.”
