- Broadway and Santa Fe are widely considered the city’s two primary commercial corridors. Whereas, Santa Fe has historically maintained a significant inventory of industrial users along with spaces for public recreation; uses adjacent to Broadway are almost exclusively commercial, with office, multi-family residential and institutional uses beyond the corridor and in the study area.
- While not a statutory blighting factor, a significant challenge to redevelopment can be parcels held by out-of-state interests. Individuals who own property in another community or state are often referred to as absentee owners whereas they can be difficult to reach. Further, these properties are often part of a larger portfolio of assets rather than owner’s single priority. In the Broadway study area, 43% of the parcels are held by an interest located outside of Colorado, a figure considered disproportionately high. An additional challenge is the fact that the area’s largest owners are car dealerships, with Carmax’s 9.75 acres being the largest assemblage. Car dealerships (especially in Colorado), while selling a needed product, are land-intensive uses which typically generate limited revenue for the community where they are located. They also tend to be a rather permanent use offering limited if any potential for redevelopment. In the Broadway corridor, many of the car dealership improvements are among the newest and are, therefore, compliant with current municipal standards. Factors associated with these properties are primarily associated with roadway and infrastructure improvements and a few are under the oversight of the Environmental Protection Agency.
- Given the age of the Broadway corridor, much of the existing infrastructure is aged and deteriorating and efforts to improve it are hampered by the fact that the area is serviced and maintained by multiple districts other than the City. While Broadway is a community-serving commercial corridor, it is also a state highway; therefore, the City has limited requirements for non-vehicular accommodations. However, several commercial properties located adjacent to the corridor lack sufficient parking. Further, according to the City’s Public Works Director, roadway deficiencies such as a lack of sidewalks, lighting, curbs, gutters and adequate drainage improvements are primarily present in the arterials connecting uses beyond the corridor to the corridor. Broadway, regionally, is difficult to improve in a consistent manner since it runs through three communities – Denver, Englewood and Littleton. Today, Littleton’s portion stands in stark contrast to Englewood’s whereas they have recently repaved.
- A flood zone is present along the study area’s southern and western edges near Bannock Street and Ida Avenue. The presence of a flood zone can limit the redevelopment potential of a property and cause insurance costs to be higher.
- Thirty-two locations within the study area are presently under the oversight of the Environmental Protection Agency, including five in the vicinity of residential structures located at Ida Avenue and Bannock Street. Interest types include compliance activity and air emissions that exceed established standards.
- Criminal activity in the Broadway study area saw an increase in 2013 over 2012 figures, rising to 430 incidents up from 344 and representing approximately 12% of the citywide total. Conversely, the number of traffic incidents declined in 2013 following a steady increase, dropping from 1,255 in 2012 to 1,017 and representing approximately 15% of the citywide total. Despite the drop in traffic activity, criminal and traffic incidents, together, reached their peak in 2013 at 1,559.