It would help potential buyers to have the priority list for projects to begin as funding becomes available and an anticipated timeline (park space, schools, trail connections) and an updated map of projected traffic volumes. Forest City has presented on aspects of Filing 10 twice in public settings however Forest City did not cover any aspects of Section 10 plans during development updates at the annual Stapleton United Neighbors forum in May 2016, and information is not available electronically nor upon request. Potential buyers should carefully consider some aspects of the Section 10 plan.
Housing on the western edge will be minimally buffered from Dicks Sporting Goods Park. Although residents who have moved nearby in Stapleton in the Willow Park communities have signed agreements to acknowledge anticipating sound coming from some events during the year, there are also murmurs of displeasure with the arrangement. After a recent meeting between concert organizers, Commerce City Police and Denver police, the event schedule for 2016 was released which included four high-profile events, two of which allow camping on grounds. SUN will work with residents and Denver police to address concerns about traffic patterns for events, however no plans are in place to advocate for a modified concert schedule at this event venue.
Plans for the second phase of Section 10 have not changed dramatically during iterations since 2013, with housing on the east and majority of the north near the edge of the Rocky Mountain Arsenal National Wildlife Refuge (RMANWR). During the June public meeting Forest City indicated that RMANWR’s fencing might change from a large chain fence to a split rail style, however there was no mention of proactive measures to educate buyers on keeping domestic animals out of the wildlife space. Residents in Stapleton south of I-70 receive community encouragement and face clear signage requesting that pets are kept out of both Bluff Lake Nature Center and areas undergoing refurbishment along Westerly Creek, yet off-leash dogs are commonly observed in these designated wildlife areas. Proactive efforts to inform the community of the importance of respecting the RMANWR wildlife preservation habitat are needed.
During the Q/A at the June meeting, one attendee asked about a natural grocery store. Responses from Forest City included that housing density would need to fill in first, and that anyone with contacts at grocery stores should refer them to Forest City. It should also be noted however that when the location is analyzed using 3 and 5-mile concentric circle methodology, only the 1st mile will include housing on the north and beyond that is a wildlife refuge on 2 sides with an industrial area directly south. These geographic constraints could be a challenge in attracting grocers who use these methods. At the ZAP meeting 10/2015 Jim Chrisman indicated that Forest City anticipates a non-grocery anchor in Section 10: approximately 70,000 sqft of retail space with likely tenants including a 20,000ft pharmacy anchor, a daycare, a professional services building, a main-street feel is being targeted for the entry to retail from the south where two 3000 and 7000 sqft shops line the road on either side.
October 2015 it was stated that DPS would like to see two K-8 sites in Section 10. At the Jan 2016 ZAP, it was stated that the additional school desired by DPS will be funded by DPS not the City. DPS stated at the May 2016 forum that with only 40 students across grades 6-7-8 north of I-70 presently, DPS’s currently focus is on elementary school space, with middle school being a more distant need. Two sites are reserved for schools, neither in the 1st phase of Section 10.
There will be one fire station in Stapleton north of I-70, at 50th avenue on Central Park Blvd, City of Denver has not announced a timeline for the fire station.
As the site of the pool planned for section 10 is east of the arc, it will not be built in the first phase. No information is currently available about what other spaces, might be utilized for MCA programming in Section 10; the largest pool in Stapleton however would be managed by the MCA as are all of the Denver pools in Stapleton. The current trunk space plan includes neither athletic fields directly north of 56th ave as were on the Master plan in 2013, nor the golf course from the original master plan. The golf course at Peoria between Montview and Fitzsimons blvd remains slated for removal as part of the Fitzsimons redevelopment.
The name “Section 10” will be replaced with neighborhood names starting with Beeler Park. All floorplans will be new, and will include options from current and new builders, most of whom will have models. Market rate apartments will be located along 56th Avenue. Income-qualified apartments will be located along CPB north of the mixed use development on 56th, and income-qualified for-sale homes are planned for several parcels in the residential neighborhood. . With full buildout, the total population of Stapleton will reach nearly 40,000 and might merit splitting zip codes where 80238 would remain residential, and businesses, retail, and other facilities would use a new zip code.