Economic Development Roundtable Issue One: Parking Minimums

Brandon Figliolino

PUAD 6600 Economic Development

Issue Roundtable #1: Parking Minimums in Olde Town Arvada

January 29, 2018

            On January 22, 2018, the Arvada City Council rejected a preliminary development plan for a mixed-use apartment building.  The 9-acre site currently sits unoccupied; it was once a parking lot managed by RTD that is no longer in use. If approved, the apartment complex would have created an additional 250 residences for the city. Despite the recommendation for approval by city staff, City Council nixed the plan on a 4-3 vote (Fortier, 2018).

            According to city staff, the project, which was to be developed by Trammell Crow, would have had large economic benefits for the city.  Located just south of the Olde Town Historic District, the luxury apartments would have provided revenues that would “far exceed” the value of the land the city’s urban renewal authority (AURA) sold to the developer (Fortier, 2018).  Because of its proximity to several major commercial hubs, the apartment complex would have afforded residents quick access to many shops and restaurants; the sales taxes generated by those purchases would have gone to the city.

            One reason the preliminary development plan was rejected was due to citizen concerns over parking (Fortier, 2018).  Trammell Crow planned to offer less on-site parking than what was required in the city’s land development code.  Residents feared that by not offering adequate parking, residents would take up valuable spaces in Olde Town and surrounding neighborhoods, inconveniencing others who live near the project.  From an economics standpoint, they could argue that if residents of the apartment building took up parking spaces in the commercial areas, it could discourage others who don’t live within walking distance from shopping or dining in the area.  If that were the case, the city might lose out on sales tax revenues, and businesses potential customers.

            Regardless of the concerns of neighbors, Trammell Crow made the right decision to reduce parking in the project for many reasons.  First, the land they own is relatively small.  By reducing the number of parking spaces, and instead increasing the number of units they could sell, Trammell Crow maximized the property’s potential for generating revenue.  While they could, and most likely would, charge residents a fee to park their car, that fee would be nominal compared to the amount of money they could collect on renting additional units.  Not only does reduced parking benefit Trammell Crow, it also benefits the city by increasing the number of residents who could live, work, play, and shop in the city.  Since they are within walking distance of Olde Town, they most likely would not need a car to participate in Olde Town’s economy. 

            Second, since the project is close to a developing transit corridor, the reduced parking would help incentivize multimodal transportation.  Not only would it help foster wellness and active living, encouraging residents to walk, bus, and bike reduces congestion on the roadways.  This would make commuting easier for city residents who are not close to transit lines and need to use their cars to travel.

            By rejecting the Trammell Crow development, the Arvada City Council is rejecting alternative transportation and encouraging car ownership.  Instead of acting as vanguards for innovative thinking, they are sticking with the status quo—the antiquated land development code.  If a new project is proposed, it will most likely have more parking.  Adding more parking spaces will reduce the number of units available, lowering their profits.  It will also encourage car ownership, which will increase congestion caused by vehicles, and hurt RTD’s revenues from increased bus and commuter rail trips.  While the residents will believe they won they may end up losing, in terms of economic development.

            To better promote the benefits of reduced parking requirements, city staff, AURA, and the developers of future projects should engage with the public more.  Performing extensive outreach in the neighborhoods will help those unfamiliar with economic development better grasp the benefits of such a policy.  With that knowledge, they may be less likely to voice concerns, sparing innovative projects from being shelved.

Fortier, S. (2018) “Council votes down Olde Town Residences development plan.” Arvada Press. Jan. 23, 2018.

            

Mrs. and Mr. Twindolyn

Mrs. and Mr. Twindolyn
Brandon Figliolino
June 10, 2017

Disclaimer to all you lovely people: my speech may be the longest of the evening, but I like to you and have a microphone so you have to listen to me!

I want to start by thanking you all for coming to celebrating Ashley and Alex’s marriage tonight. For those of you who don’t know me, I’m Brandon; Ashley’s twin brother. I see some perplexed faces out there. Fear not! Enjoy your chicken dinner, or whatever you’re eating, take a sip of wine, or whatever you’re drinking, and let me explain.

I wasn’t always a twin. In fact, I was an only-child for two great years! I was doted upon by my loving mother and father, Kim and Tom. I even had my own play room! How many people can gloat that they had a bedroom and a room for all their toys and games?

My brother came along in 1992. Tyler arrived home from the hospital, swaddled in a warm blanket.

My mother asked me if I wanted to hold him. I was hesitant at first, but she showed me how to properly do it.

“Look at that! Two brothers! You’ll be the best of friends, Brandon!” she swooned.

I raised my brother up so my mother could hold him again. “Take him back! Now!” I shouted.

Another two years later, in 1994, my sister was born. By this point, I was accustomed to having a sibling, and I enjoyed it. When I held Ashley, I looked up to my parents and said, “I guess she can stay.”

One of our favorite pastimes was playing in the farm-themed park down the street from our house. We loved being creative there, chasing one another around the play structure, pretending we were wizards, cops, anything, really. Unbeknownst to us, this park was across from a young man’s house. He played sports with his siblings, got into mischief, and enjoyed the summer months outdoors, just like us. Unbelievably, we never met one another until last year, despite our houses being located on the same street, and our love of Farmstead Park.
 
Since I was born in mid-March, and Ashley in early March, it was custom for us to share birthday dinner celebrations. One year, she and I decided to have dinner at the fancy pants restaurant known as Red Robin. At this establishment, you receive a cupcake and a birthday song, belted out by young adults with cute faces and terrible singing voices. Ashley didn’t want to be sung to, but I sure did (I like attention, if you couldn’t gather by now).

“Come on, Ash,” I said. “Let’s say we’re twins so we both get cupcakes!”

“I’ll be your twin!” the young Ashley squealed.

“Cool,” I said sipping my cola. “But I get to the prettier twin.”

I asked Tyler if he’d like to be triplets.

“Not a chance,” he said with a perfect eye-roll.

Many years later, Ashley and I still call one another twins, and Twindolyn, a derivative of our housecat named Quindolyn. We refer to one another as twins in normal conversation, and even introduce one another as such. We confuse a lot of people, and I enjoy every minute of it.

It’s no lie that I’m a lucky guy; I have a great brother and a wonderful sister. But today, I’m even more fortunate than normal, because today my family expands. Now, I get to have four brothers and two sisters, and that’s an awesome feeling.

Back so many years ago, adorned in an oversized Harry Potter t-shirt, clunky glasses, and messy brown hair upon my head, I took a sip of soda from a bendy straw, musing that “I was the prettier twin.” Well, today, my dear, Twindolyn, you absolutely hold that title.

Congratulations, Alex and Ashley; I can’t wait for our next adventures.