Stapleton Denver - Eastbridge Issues Overview & Request for Assistance

With the Stapleton redevelopment project end in sight, Forest City Enterprises has abandoned, postponed or reinterpreted commitments to amenities, infrastructure, urban design, and other key elements of the Stapleton Development Plan promised to residents.
This presentation introduces pressing issues facing the Eastbridge neighborhood and provides relevant context for dialogue on solutions.

Transcript

1. Stapleton: Governance Issues & Green Book Commitments
2. Goals of This Document 1.  Introduce  the  key  issues  at  hand,  the  key  players,  and   provide  concise,  relevant  context.   2.  Outline  specific  assistance  we  are  reques=ng  from  the   City  of  Denver.    Describe  the  steps  we’ve  taken   through  normal  channels  before  coming  to  you    
3. Stapleton Master Development Plan (The Green Book)
4. The Green Book & Stapleton’s Sale to Forest City •  The  Green  Book  defines  goals  and  principles  to  guide  the   Stapleton  project,  including  urban  design  and  ameni=es.   •  Forest  City  was  selected  for  the  Stapleton  project  based  on   alignment  to  the  Green  Book.    Forest  City‘s  bid  was  ~50%  of   the  highest  bid.    Denver’s  contract  with  Forest  City  requires   compliance  with  the  Green  Book  and  associated  documents.   •  The  Stapleton  Development  Corpora=on  (SDC),  and  other   quasi-­‐public  en==es  were  founded  to  oversee  land  sales  to   Forest  City  and  monitor  compliance  with  the  agreement.       •  The  Green  Book  and  related  plans  were  used  extensively  in   marke=ng  to  prospec=ve  home  buyers  making  the  largest   purchase  of  their  lives.  
5. Overview of Stapleton Issues •  With  the  project  end  in  sight,  Forest  City  has  abandoned,   postponed  or  reinterpreted  commitments  to  ameni=es,   infrastructure,  urban  design,  and  other  key  elements  of   the  Stapleton  Development  Plan  (Green  Book).   •  Stapleton’s  governance  is  largely  broken.    The  en==es   charged  with  overseeing  Stapleton’s  development  have   failed  to  hold  Forest  City  accountable  to  commitments.   •  The  City  of  Denver  has  a  fiduciary  duty  and  moral   obliga=on  to  ensure  Stapleton  is  developed  according  to   the  Green  Book.  
6. The Triggering Event and Requested Actions •  The  triggering  event  –  Forest  City  and  King  Soopers  are  pushing   through  a  plan  that  reneges  on  the  Eastbridge  Town  Center   marketed  and  sold  to  Stapleton’s  residents.   •  This  is  the  latest  in  a  series  of  instances  where  Forest  City  has   broken  commitments  to  residents,  failing  to  follow  the  Stapleton   Development  Plan  (“The  Green  Book”)  and  related  documents.   •  We  are  are  asking  the  City  of  Denver  to  take  decisive  ac=on:   Short  Term  –    Suspend  Planning  Department,  Zoning  and   permi\ng  approvals  for  the  Eastbridge  Town  Center  plan   pending  discussions  with  the  key  stakeholders  and   comple=on  of  a  resolu=on  process.   Mid-­‐Term  –  Ini=ate  an  independent  professional  audit  of   Stapleton’s  development  vs.  goals,  contractual  commitments,   and  governance  controls.    Suspend  land  sales  pending  the   results  of  this  audit.  
7. The Eastbridge Town Center: What Forest City marketed to us.
8. The East 29th Ave Town Center We  were  consistently  told  the  Eastbridge  Town  Center  would  be  like  the  East  29th  Ave  Town  Center,  on  a   smaller  scale.    It  would  have  a  small,  likely  natural  foods  grocer,  and  some  small  shops  and  restaurants.  
9. Forest City Stapleton – Example Marketing & Communications StapletonDenver.com  website  screenshot.       No=ce  there  is  no  disclaimer.   *  
10. 2007 Eastbridge Town Center Designs Note  the  central  plaza,  green  space  and  broad  sidewalks.  
11. 2007 Eastbridge Town Center Designs A  pedestrian-­‐friendly  design  with  invi=ng  public  gathering  spaces    
12. What is a Town Center? A  town  center  is  an  enduring,  walkable,  and  integrated  open-­‐air,  mul=use   development  that  is  organized  around  a  clearly  iden=fiable  and  energized   public  realm  where  ci=zens  can  gather  and  strengthen  community  bonds.     It  is  anchored  by  retail,  dining,  and  leisure  uses,  as  well  as  by  ver=cal  or   horizontal  residen=al  uses.  At  least  one  other  type  of  development  is  included   in  a  town  center,  such  as  office,  hospitality,  civic,  and  cultural  uses.  Over  =me,   a  town  center  should  evolve  into  the  densest,  most  compact,  and  most   diverse  part  of  a  community,  with  strong  connec=ons  to  its  surroundings.   Urban  Land  Ins=tute  (ULI)   Ten  Principles  for  Developing  Successful  Town  Centers  
13. The Eastbridge Town Center: What Forest City & King Soopers plan to build.
14. 2014: The Big-Box King Soopers Plan (in-process) A  large,  automobile-­‐centric  big-­‐box  store  with  minimal  public  space    
15. 2014: King Soopers Gas Station Plan (in-process) 7-­‐pump,  14-­‐hose  gas  sta=on   In  close  proximity  to  a  daycare,  affordable  housing  and  a  wildlife  refuge.    
16. Gas Station – Too Close to Kids, Homes & Wildlife Refuge •  EPA  School  SiGng  Guidelines  recommend  a  study  before  loca=ng  a  school  or   childcare  facility  within  1,000  feet  of  a  high  volume  gas  sta=on.   •  Botanica  apartment  residents  will  be  within  100  feet  of  the  gas  sta=on.   •  Within  1,000  feet  of  the  gas  sta=on,  Knowledge  Beginnings  and  Bluff  Lake   Apartments  have  childcare  facili=es;    The  F-­‐15  pool  and  park  are  also  in  the   immediate  area.   Youth  Center  at       Bluff  Lake  Apartments    
17. Majority of Eastbridge Residents Oppose the Forest City Plan   Do  you  support  or  oppose  the  current   Eastbridge  Town  Center  Plan?   Do  you  want  a  gas  sta=on  to  be  present   in  the  Eastbridge  Town  Center?   The  current  Eastbridge  Town  Center  plan   fits  with  my  vision  of  a  “town  center.”   The  original  plans  for  the  Eastbridge  Town   Center  were  a  very  important  part  of  why   I  decided  to  move  to  the  area.   Source:    July  2014  Stapleton United Neighbors Survey Results for Eastbridge neighborhood  
18. •  Forest  City  Stapleton  and  Kroger  /  King  Soopers  have  taken   liile  substan=ve  ac=on  on  community  feedback.       •  Governance  bodies  to  hold  Forest  City  accountable  to  the   Green  Book,  associated  plans  and  standards,  and  the   Stapleton  community.   Why are we coming to you?
19. How Stapleton’s Governance Should Function Stapleton  Development  Plan   Forest  City   Enterprises   Public  &  Quasi-­‐Public   Governance  Bodies   Home  Buyers,   Residents  &  Stakeholders   Assurance  &   Recourse   Congruent   Development   Shared  Vision   Principles  &  Objec=ves   Shared  Vision   Principles  &  Objec=ves   Shared  Vision   Confidence  &  Security   Nego=a=on   Oversight  &   Enforcement  
20. Regulatory capture eliminates accountability Stapleton  Development  Plan   Forest  City   Enterprises   Public  &  Quasi-­‐Public   Governance  Bodies   Home  Buyers,   Residents  &  Stakeholders   Assurance  &   Recourse   Congruent   Development   Shared  Vision   Principles  &  Objec=ves   Shared  Vision   Principles  &  Objec=ves   Shared  Vision   Confidence  &  Security   Regulatory  Capture   Nego=a=on   Oversight  &   Enforcement  
21. How do we get Stapleton back on track?
22. How you can help – Near Term (Eastbridge) 1.  We  are  asking  Mayor  Hancock  to  broker  a  resolu=on  that  addresses   the  concerns  with  the  current  Eastbridge  plan.   2.  Reach  out  to  all  the  key  players.    Ask  them  to  come  to  the  table  and   engage  in  an  open,  collabora=ve  process  with  Eastbridge  residents.   3.  Suspend  Planning  Department,  Zoning  and  permi\ng  approvals  for   the  Eastbridge  Town  Center  plan  pending  comple=on  of  a   resolu=on  process.   4.  If  King  Soopers  won’t  build  a  store  congruent  with  the  Stapleton   urban  designs  we  were  sold,  encourage  them  to  do  the  right  thing:     Release  their  right-­‐of-­‐first  refusal  and  withdraw  from  the  project.   5.  Encourage  Forest  City  Stapleton  to  re-­‐invest  a  small  por=on  of   profits  to  deliver  on  commitments  and  obliga=ons.  
23. Forest City Stapleton can afford to re-invest a portion of profits to deliver on their obligations to the community. 2014:    $26  million  (6  months)   2013:    $40  million   2012:    $37  million   2011:    $28  million   $131  million  total  profit     Forest  City  Stapleton      Net  Opera=ng  Income  (profit)   in  the  last  3.5  years    
24. Eastbridge Town Center – Key Players Plan  for  the     Eastbridge  Town  Center   Forest  City   Enterprises   King  Soopers   (anchor)   City  &  County  of   Denver,  Quasi-­‐Public   Governance  Bodies   Stapleton   Residents   Alterna=ve   Anchors  
25. Stapleton  Eastbridge  residents:   Eric  Johnson   ericrjohnson@gmail.com   (303)  909-­‐9580     Todd  Alhenius   alhenius@mac.com   (303)  880-­‐7153   Forest  City  Stapleton:   John  S.  Lehigh   President  and  COO,  Forest  City  Stapleton,  Inc.   johnlehigh@forestcity.net   (303)  382-­‐1800   King  Soopers  /  Kroger:   Russ  Dispense   CEO  and  President,  King  Soopers   russ.dispense@kingsoopers.com   (303)  778-­‐3100  
26. Thank you.