Quote:
Originally Posted by glowrock
While we're all loopy excited about main street zoning for this so-called grand boulevard that would be where I-70 currently resides, would this be what the RESIDENTS IN THE NEIGHBORHOODS want? I'm sure Globeville residents would love to eliminate the monster of I-70, but would they want a really dense surface street instead? I don't know, just asking. As for the west side of I-25, I really don't see residents of some of those neighborhoods wanting something super-dense, either... I-70 is really only a complete eyesore on the east side of I-25. West of I-25 it's nowhere near as big of a problem, quite frankly.
Aaron (Glowrock)
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Obviously, the main street zoning along the Grand Boulevard would have to be in character with the adjacent neighborhoods and communities. I would offer the options would range from (1) on the one end, having more residential development along the Boulevard, with TOD type development just at key nodes - York Street, Pecos, Tejon Street - to (2) on the other end, a more intense zoning scheme along the entire Boulevard.
So picture if you will that one scenario would be something like Alameda Parkway east of Colorado Boulevard that is primarily residential (that would be the lower density type of approach, with some TOD at a limited number of points) - to something that is more like Colorado Boulevard south of Colfax (i.e., midrise residential and mixed use buildings).
Those are the "bookends" - what likely gets implemented as main street zoning along the Grand Boulevard would no doubt be something in between. For example, I could see that the stretch between Irving Street and Tennyson Street (i.e., between Rocky Mountain Lake Park and Berkeley Park)
perhaps having "parkway type housing," such as the paired homes and other boulevard housing at Stapleton or Lowry. In other words, new construction that blends with the neighborhoods - with only nodes of mixed use structures with neighborhood commercial perhaps only at Perry Street or Irving. From Irving to Federal may be more of a continuous mixed use district, with ground floor commercial and residential above. Again from Elliott to Vallejo would perhaps again be more residential type infill - with perhaps some small mixed use commercial at Clay and Zuni. Again, Tejon to Pecos would again be an opportunity for a more continuous mixed use district.
And very similar opportunities in Globeville, Swansea, and Elyria.
I might point out that prior to the building of I-70 - there was a commercial node at Tejon & 48th with a grocery, several restaurants, and other shops. You can see remnants in that area . . . but a neighborhood retail and business center was decimated by the highway. There was also a garden shop and nursery at Zuni & 48th - and a neighborhood grocery at Beach Court & 48th.
Regarding the comment whether I-70 doesn't look so bad west of I-25 . . . please think beyond your experience on the highway and at the neighborhoods and residences in those areas. It is documented that the decibel levels from the highway-noise is beyond acceptable health standards - and that exposure to pollutants from major roadways within 500 feet of the facility results in pronounced increases asthma and respiratory illnesses.
Again, this proposal to relocate I-70 has many facets to it - quality of life, community cohesion, vibrant close-in neighborhoods, as well as traffic.
Were we just now considering where to place I-70, the current 46th Avenue and 48th Avenue routes would no doubt be wholesale rejected because of considerations of environmental justice, health and well-being, and community integrity. It was simply a bad decision and a big mistake by the city fathers (and no doubt they were all guys back in the 60's) to pick the alignment that they did. (I have anecdotally heard that Lakeside Shopping Center was a key proponent for the route along 48th Avenue - versus one north of 52nd Avenue that was also being considered. The other factor was the "view-from-the-road" mentality and that it would be a "nice drive" to go past Berkeley Lake and Rocky Mountain Lake.)
I encourage folks interested in this issue to check it out - BUT get off the darn highway and spend time on the neighborhood streets - especially within a block of the highway. Listen to the noise - notice how one side of the neighborhood has been cut off from the other - check out what it's like to walk in the adjacent parks with all the traffic.