HomeMy Public PortalAbout5b 2017 Downtown Fraser Strategic Plan_FinalTechnical Assistance - Fall 2016
2017
DOWNTOWN FRASER
STRATEGIC PLAN
Fraser, Colorado
communitybuilders.org
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 1 www.communitybuilders.org
PROJECT PARTNERS ABOUT COMMUNITY BUILDERS
Town of Fraser
www.frasercolorado.com
Colorado Department of Transportation
www.codot.gov
Community Builders
www.communitybuilders.org
studioINSITE
www.studio-insite.com
Charlier Associates, Inc.
www.charlier.org
Development Research Partners
www.developmentresearch.net
Community Builders (CB) is a non-profit dedicated to helping
local leaders create strong and prosperous communities in
the American West.
CB provides information, analysis, assistance and trainings
to support the many people and organizations working to
build better places by aligning their community’s planning
and economic goals.
The goal of the CB assistance program is to provide
communities with the tools and resources to spark
meaningful on-the-ground progress, while building local
capacity and creating success stories that inspire and
inform other places.
Information about the CB technical assistance program can
be found at:
www.communitybuilders.org/how-we-help/community-assistance
USING THIS REPORT
This technical assistance report is the product of
a collaborative effort between the Town of Fraser,
Community Builders, Charlier Associates Inc., studioINSITE,
Development Research Partners, Colorado Department of
Transportation, and community members.
The report provides strategies for near-term and
long-term enhancements to downtown Fraser. These
recommendations are rooted in input from stakeholders
and the community. Recommendations for implementation
funding are also provided.
Many of the actions identified in this report will necessitate
further study, as well as additional collaboration amongst
local partners. This report is intended to serve as a guide for
moving this effort forward.
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 2www.communitybuilders.org
CONTENTS
Project Context 3
Project Purpose 3
Background 3
Community Engagement 4
Community Goals 5
Downtown Focus Areas 6
i. US Highway 40 8
ii. Riverwalk District 11
iii. Victoria Village 15
iv. Poleyard 17
Key Next Steps 19
Appendix 20
Development & Economic Overview and Property Development Strategy 21
Local Street Cross Sections 35
Roundabout Feasibility Studies 36
Public Comment - Goal Setting Workshop 37
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 3 www.communitybuilders.org
T
PROJECT CONTEXT
Project Purpose
In Fall 2016, the Town of Fraser partnered with Community Builders, studioINSITE, Charlier Associates, and Development Research
Partners (i.e., the CB team) to craft a shared community vision for downtown Fraser, as well as develop specific action steps to facilitate
implementation of this vision. The project focused on developing solutions to improve safety and multimodal function of US Highway 40
(US40), as well as strategies for select development areas within, and adjacent to, the Town’s core. The sites studied by the CB Team
included “FroDo” (a 0.843-acre town owned parcel), Victoria Village, and the Poleyard (refer to map below).
Background
The Town of Fraser, Colorado, is a small community of roughly 1,224 people (2010 Census), located between the Town of Winter
Park and the Town of Granby in the Fraser Valley. US40 and the Union Pacific Railroad bisect Fraser, impacting mobility within the
community, as well as influencing land use patterns in the Town’s core. Furthermore, Fraser’s proximity to the Winter Park ski resort has
resulted in the Town serving as a bedroom community for seasonal employees unable to afford the cost of living in Winter Park.
Fraser Ave
Eisenhower Dr
Park Ave
Victoria
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FroDo Downtown
Fraser
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In recent years, the Town has completed a number of studies and planning efforts that have identified the need to improve the safety
and multimodal function of US40, in addition to expanding social, economic and housing opportunities for residents. Creation of a
cohesive, vibrant, walkable downtown is a key strategy identified for bolstering the local economy and further enhancing Fraser’s
unique sense of place.
COMMUNITY ENGAGEMENT
A number of engagement techniques were employed to facilitate stakeholder and
community involvement in the creation of a shared vision, goals, and design solutions for
downtown Fraser that included:
Online Survey
To kick off the project, an online survey was prepared and made available to the
community to respond to. The survey included both transportation and development
questions related to downtown Fraser. The survey was available to the public over the
course of the project. Survey results have been published as a separate document.
Goal Setting Workshop
A goal setting workshop was hosted at Fraser Town Hall in early October 2016. This
workshop offered an opportunity for town staff, elected and appointed officials and the
community to provide input on a vision for downtown Fraser. Preliminary survey results
were presented at the workshop to update meeting attendees on what others in the
community were saying.
Design Workshop
The CB Team traveled to Fraser in mid-October 2016 to participate in a two-day Design Workshop hosted at Fraser Town Hall. Over
the course of the workshop, the CB Team worked with town staff, elected and appointed officials, and the community to develop
multimodal solutions for US40 and design concepts for a handful of key development sites within and adjacent to downtown Fraser.
The solutions and concepts were crafted around the community input provided via the online survey and goal setting workshop.
“Fraser is a fun and
funky town and that
whimsy needs to be
preserved”
-comment from online survey
A two-day Design Workshop was hosted in Fraser
in mid-October 2016. The workshop offered a
number of opportunities for community members
to review, and comment on, design concepts being
developed by the CB Team for US40, the Riverwalk
District, Victoria Village and the Poleyard.
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 5 www.communitybuilders.org
“We need to embrace
who we are and not
try to be another Winter
Park or Steamboat”
-comment from online survey
COMMUNITY GOALS
The public, stakeholders, elected and appointed officials, and town staff voiced a
number of traits that they envisioned for downtown Fraser. Broadly, the community
expressed a desire for an eclectic, vibrant, family-friendly, safe and walkable
downtown. To further describe the vision for downtown Fraser, five goal statements
were crafted from the public’s input. These goals are to be used as guiding principles
for future projects within, and adjacent to, the downtown area:
Develop a vibrant Town Center that serves as a focal point for
the community and attracts visitors to stop.
Preserve and build upon Fraser’s fun, eclectic and historic
character… “Leaving Planet Earth.” Use Fraser’s funkiness
to bolster the Town’s unique identity, as well as in creating a
cohesive downtown.
Develop a diverse and resilient local economy that supports
locally-owned and operated businesses, in addition to fostering
entrepreneurship.
Increase mobility choices, from getting around town on foot to
regional travel via mass transit.
Expand and diversify local housing options.
“Downtown Fraser needs
to create and attract new
development that bring
commerce and
people together”
-comment from online survey
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 6www.communitybuilders.org
DOWNTOWN FOCUS AREAS
Four key downtown areas were studied through this planning
effort. The recommendations provided for each area are aimed at
facilitating implementation of the community’s vision:
A US40
The recommendations for US40 focus on improving the safety and
multimodal function of the highway.
Relationship to community goals:
B Riverwalk District
The recommendations for the Riverwalk District focus on creating
a mixed-use neighborhood that capitalizes on its adjacency to the
Fraser River.
Relationship to community goals:
C Victoria Village
The recommendations for Victoria Village focus on creating a
unique, walkable neighborhood that brings additional housing
options within proximity to downtown Fraser.
Relationship to community goals:
D Poleyard
The recommendations for the Poleyard focus on creating a
unique, walkable neighborhood that brings additional housing
options and business space and trade space within proximity to
downtown Fraser.
Relationship to community goals:
US40
RIVERWALK DISTRICT
VICTORIA VILLAGE
POLEYARD
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LEGEND
- Gateway
- Focal Point
- Mixed-Use Neighborhood
- Primarily Residential Neighborhood
- Greenspace
- US40/Fraser Ave Enhancement Zone
- Right-of-way/Street (Existing)
- Right-of-way/Street (Proposed)
- Pedestrian Route (Existing)
- Pedestrian Route (Proposed)
T - Transit Stop (Existing)
New Sidewalk
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Emphasize Fraser Ave
as primary East-West
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Amtrak Station
D Poleyard
• Walkable residential neighborhood
• Compact single-family/townhomes
• Workforce/attainable housing
• Business space/trade space
“FroDo”
Existing
Neighborhood
Fraser River
focal point
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• Walkable residential neighborhood
• Compact single-family/townhomes
• Possible neighborhood serving commercial
• Wetlands park
• Trail connections
• Enhance the downtown street grid
Improved
US40 crossing
Improved
US40 crossing
Fraser Valley
Elementary School
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Fraser Downtown Strategic Plan Fraser, CO 7
Fraser Creative
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Downtown Design Framework
NORTH
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A US40
• Slow traffic by implementing visual
street design changes and traffic
calming measures
• Enhance safety of US40 school/
pedestrian crossings
• Enhance safety of pedestrians/
bicyclists traveling along US40
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B Riverwalk District
• Walkable mixed-use neighborhood
• Funky/eclectic design
• River park/open space/green space buffer
• Create a riverwalk along the Fraser River
• Emphasize Fraser Ave as the primary
East-West connection between the
Amtrak station and the Fraser River
• Enhance the downtown street grid
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Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 8www.communitybuilders.org
US40
Challenges
US40 presents a number of safety and mobility challenges in
downtown Fraser that include:
• Today, pedestrians and bicyclists must travel a distance of
76 feet (approximately) in order to cross five travel lanes
and two parking lanes on US40. This distance presents a
significant barrier to safe and convenient pedestrian/bicycle
movement across the highway.
• US40, north and south of downtown Fraser, is generally
configured as a two-lane road. As the highway enters the
downtown area, it expands to four travel lanes, a center
turn lane and two parking lanes. The increase lanes may be
resulting in higher traffic speeds in the downtown area, as
drivers use this opportunity to pass vehicles they’ve been
traveling behind along the two-lane portions of the highway.
• In Fraser, all roads lead to US40. The highway serves as the
center piece of the town’s street network. This presents a
challenge in that both local and regional traffic are pushed
onto the highway. This results in higher traffic volumes on
the highway and in the event that US40 becomes congested
or closes due to a crash or construction project, the
functionality of the town’s street network begins to fail.
The challenges presented by the existing configuration of US40
were strongly emphasized in the feedback from the community.
US40 serves as the center piece for the Town of Fraser’s street network. All
streets, and the traffic that they are carrying, feed into the highway. This presents
a mobility challenge in that there are no alternative routes around town if US40
becomes congested. It is recommended that the street network within the
downtown area be improved by strengthening the existing grid with additional
street connections. Additional street connections will improve downtown mobility
via more opportunities to move around without use of US40.
Existing Fraser Street Network
Grand County Rd 8
Eisenhower Dr
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Design Recommendations
The recommended safety and mobility improvements for US40
are:
• Northern downtown gateway median
• Improved US40 pedestrian crossing at the Fraser Post Office
• Improved US40 school/pedestrian crossing at Fraser Ave
• US40 access management through additional center medians
• New US40 school/pedestrian crossing at Byers Ave
• New sidewalk connection along the east side of US40 and
north side of Grand County Rd 804
• Southern downtown gateway median
Refer to the US40 Multimodal Enhancements illustration on
p. 10 for detailed information on each of the recommended
improvements.
For any landscaping integrated with gateway medians or curb
extensions, consideration should be given to native, drought
tolerant plant species that are durable and capable of surviving in
this type of environment. Consideration should also be given to an
irrigation system for landscaping, as well as streetscape lighting.
Implementation Actions
Listed below are specific implementation actions recommended
to facilitate improved safety and multimodal function of US40:
Engage the Colorado Department of Transportation in
a partnership to support and jointly finalize design of
US40 gateway medians, improved crossings, a new
crossing at Byers Ave and a new sidewalk between
Grand County Rd 804 and Clayton Ave.
Apply for Safe Routes to School (SRTS) grant funding for
design and construction of an improved crossing (curb
extensions and pedestrian refuge island) at Fraser Ave,
a new pedestrian crossing of US40 at Byers Ave (curb
extensions and pedestrian refuge island), and a new
sidewalk in place of east side roadway shoulder from
Grand County Rd 804 to Clayton Ave.
Apply for Highway Safety Improvement Program
(HSIP) grant funding for design and construction of an
improved crossing (curb extensions and pedestrian
refuge island) of US40 at Park Ave (Post Office), and
design and construction of US40 downtown gateway
medians to help slow vehicular traffic through
downtown Fraser.
A median with landscaping, public art and/or streetscape lighting serves as a
visual cue to people that they are entering a unique place (ex. a downtown). The
median shown above serves as a gateway for downtown Golden, Colorado. The
Colorado towns of Winter Park and Empire have both installed median islands
on US40 that could serve as additional examples for Fraser to study.
Downtown Gateways
Safer Highway Crossings
Curb extensions (or bulb-outs) offer a number of benefits that help to encourage
pedestrian activity. Benefits include: (1) Reduced street crossing distances for
pedestrians; (2) Slowed traffic speeds with narrower street widths; and, (3)
Space for installation of street furniture, landscaping or public art. The curb
extensions shown above are located on Main Street/Highway 6 in Silt, Colorado.
Refuge islands break up street crossings into shorter, more manageable
segments for pedestrians. Refuge islands also provide a protected location for
pedestrians or bicyclists to pause during a street crossing.
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Fraser Downtown Strategic Plan Fraser, CO 10www.communitybuilders.org
US40 Crossing at Post Office
• Add center median to help slow traffic
speeds.
• Enhance safety of existing school crossing
through integration of a pedestrian refuge
island with center median.
• Opportunity to define edge of roadway,
provide continuous sidewalk, and
construct parklets1 or curb extensions on
west side of US40.
Northern Downtown Gateway
• Create a sense of arrival with a
center median that integrates
landscaping and/or public art.
• Slow speeds of vehicles entering
downtown Fraser with center
median.
US40 Crossing at Fraser Ave
• Add center median to help slow traffic
speeds.
• Enhance safety of existing school crossing
through integration of a pedestrian refuge
island with center median.
• Reduce crossing distance and improve
pedestrian visibility of motorists and vice
versa with curb extensions.
Southern Downtown Gateway
• Create a sense of arrival with a
center median that integrates
landscaping and/or public art.
• Slow speeds of vehicles entering
downtown Fraser with center
median.
US40 Multimodal Enhancements
Fraser Valley
Elementary School
Fraser
Town Hall
Fraser
Valley
Library
Fraser Creative
Learning Center
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US40 Access Management
• Addition of center medians in select
locations.
• Select streets/driveways to become
right-in/right-out only.
• Fraser Ave to remain a full movement
intersection with the addition of a
designated left turn lane.
• Eisenhower Drive to remain a full
movement intersection with the
addition of a designated left turn lane.
US40 Crossing at Byers Ave
• Byers Ave identified as preferred location
for new US40 crossing.
• New crossing will improve access to
transit stop and provide a second US40
crossing to serve school children, trail
users and the proposed Riverwalk District
mixed-use neighborhood.
• Add center median to help slow traffic
speeds.
• Enhance safety of new crossing through
integration of a pedestrian refuge island
with center median.
• Reduce crossing distance and improve
pedestrian visibility of motorists and vice
versa with curb extensions.
• Opportunity to narrow street, formally
define roadway edges, and add gateway
street tree plantings on both sides of
US40.
Pedestrian Connections
• New sidewalk within CDOT
right-of-way along east side of
US40.
• New sidewalk along Grand
County Rd 804 to signal at
Safeway entrance.
1Parklets
Refer to p. 41 of Colorado Downtown Streets: A Tool for
Communities, Planners and Engineers for parklet design
considerations.
https://drive.google.com/file/d/0B-vz6H4k4SESMTU4ajN6WkR3Y0U/view
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 11 www.communitybuilders.org
RIVERWALK DISTRICT
Opportunities
The Riverwalk District offers a tremendous opportunity to
develop a distinct, mixed-use neighborhood in the heart of
Fraser. The proposed Riverwalk District is bordered by the
Fraser River on the east, US40 on the west, Eastom Ave on the
north and Elk Creek on the south. The district encompasses a
number of privately and publicly owned properties, including
Clayton Court (private) and the town owned “FroDo” site.
The Riverwalk District’s proximity and access to the Fraser
River offer opportunities for river-oriented businesses and
recreation. Salida, Colorado and Buena Vista, Colorado offer
good examples for integration of a downtown with a river.
Refer to the Development & Economic Overview and Property
Development Strategy in the Appendix for a detailed
discussion of the development challenges and opportunities
presented by the Riverwalk District.
Design Recommendations (refer to p. 14)
The recommended improvements and design elements for the
Riverwalk District are:
Placemaking
• Ensure that development within the Riverwalk District
facilitates the creation of a unique, walkable mixed-use
neighborhood.
• Design features to consider include: (1) Fronting buildings
on streets in order to frame streets and create a sense
of enclosure; (2) Creating streets that foster pedestrian
activity (i.e., streets with wide sidewalks, street trees,
public art, pedestrian scaled street lighting, and on-street
parking); and, (3) Creating public spaces that serve as
attractions/focal points.
A number of concepts were developed for the Riverwalk District over the course
of the two-day Design Workshop. These concepts were presented to the public
and community members were offered the opportunity to provide feedback on the
elements that they liked/disliked from each. The Riverwalk District Conceptual Plan
shown on p. 14 is the outcome of the public input from the Design Workshop.
Riverwalk District Concept Sketches
RIVERWALK DISTRICT
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• Limit the number and size of off-street parking facilities
by maximizing on-street parking and encouraging shared
off-street parking. Where off-street parking facilities are
necessary, locate parking behind buildings to screen from
sight and reduce impacts to the pedestrian environment
along streets within the Riverwalk District.
• Ensure that design within the Riverwalk District reflects the
funky/eclectic character of Fraser.
Activate the Riverfront
• Allow for a variety of land uses, including multi-family
housing, retail, restaurants/bars, offices, and artist/trade
space within the Riverwalk District. Consideration should be
given to how different types of development may influence
the public feel of the riverfront. For example, residential
development fronting on a river can create a feeling of being
in someone else’s yard.
• Balance development with open space along the Fraser River.
The river offers a terrific economic opportunity but potential
impacts to the river from adjacent development must be
considered and mitigated.
• Creation of a river park/open space/green space buffer along
the Fraser River creates opportunities for river-oriented
recreation.
• Enhance the existing trail system along the Fraser River.
Creation of a boardwalk/riverwalk along the Fraser River was
suggested as a concept for enhancing the existing river trail.
Transform Fraser Ave
• Development/redevelopment of properties along Fraser Ave
should ensure that buildings front on the street to create
a sense of enclosure along Fraser Ave. For established
properties, creative techniques, such as installation of small
buildings along the street, should be considered to help
better frame the Fraser Ave.
Enhance Downtown Street Grid
• Create a gridded street network within the Riverwalk District
(as feasible). It is recommended that a street connection
between Fraser Ave and Clayton Court be constructed.
Another street connection that should be studied is one
between Eastom Ave and Park Ave.
A number of communities have worked to integrate their local rivers and
streams with their downtowns. As a result these rivers and streams have
become economic drivers for these towns/cities. Buena Vista, Colorado, Salida,
Colorado (top photo above), Golden, Colorado and Vail, Colorado (bottom photo
above) are examples of such communities and can serve as case studies for
ways in which to activate Fraser’s riverfront.
Activating the Riverfront
Funky/Eclectic Design
One of the key values expressed by the community was a desire to maintain
Fraser’s unique/eclectic character. The design within the Riverwalk District
should reflect and bolster the community’s character. Fraser has a robust artistic
community that should be engaged in the design of the Riverwalk District.
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 13 www.communitybuilders.org
Implementation Actions
Listed below are specific implementation actions recommended
to facilitate development/redevelopment within the Riverwalk
District:
Review, and modify as necessary, Town policies and
land use regulations to ensure that they facilitate
the desired development and street networks in the
Riverwalk District. Ensure that policies and regulations
provide a predictable and streamlined process for
development that achieves the community’s vision and
goals.
Engage the Town Board/Planning Commission, Town
staff, property owners, the development community
and the public to develop strategies for achieving
development/redevelopment of properties within
the Riverwalk District. Refer to the Development &
Economic Overview and Property Development Strategy
in the Appendix for strategies to consider.
Compile information for properties within the Riverwalk
District. Information to gather includes physical/site
information, relevant infrastructure information, zoning
information, and market data. Use this information, as
well as the information included in this report, to market
the Riverwalk District development opportunities to a
broad audience. OppSites.com is an online platform that
could be used to showcase these opportunities.
Utilize town owned properties to catalyze additional
investment and development/redevelopment within the
Riverwalk District.
Utilize development/redevelopment within the
Riverwalk District to activate and enhance the Fraser
River frontage.
Engage the Town Board/Planning Commission, Town
staff, property owners, business owners and the public
to develop strategies for enhancing the streetscape
along Fraser Ave.
Modify Town street design standards for the Riverwalk
District. Refer to the Local Street Cross Sections in the
Appendix for street sections to consider.
Fraser Ave presents an opportunity to tie the Amtrak Station with the Fraser
River. Streetscape enhancements (ex. landscaping, sidewalks, street lights, or
public art) and street wall buildings will help to transform Fraser Ave into a Main
Street type street. The sketch above offers a conceptual idea for what Fraser
Ave could look like at the corner near the Crooked Creek Saloon.
Fraser Ave as a Main Street
Creative Techniques for Framing Fraser Ave
A number of creative techniques could be employed to help established
properties along Fraser Ave better engage the street. Small buildings could be
permitted to frame the street, as well as screen surface parking lots.
Entrepreneurial Space
Shared entrepreneurial spaces, such as co-working space or makers space, are
becoming more popular in today’s economy. The Riverwalk District presents an
opportunity to bring these types of spaces, and jobs, to downtown Fraser.
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 14www.communitybuilders.org
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Placemaking
Provide
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Activate the
Riverfront
Transform
Fraser Ave
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VICTORIA VILLAGE
Opportunities
Victoria Village is a small subdivision on the northern edge
of downtown Fraser. Originally platted as a 46 lot subdivision
back in the 1980s, the property currently sits vacant. The
location of the subdivision presents an opportunity to bring
additional housing within walking distance of downtown. It is
recommended that future development of Victoria Village be
designed to offer a range of smaller housing units and strive
to provide housing products that currently do not exist, or exist
in limited quantity, in Fraser. Examples of the recommended
housing products include small lot single-family homes and
townhomes.
St. Louis Creek and its adjacent wetlands offer an opportunity
to create a wetlands park/open space area as a feature of the
Victoria Village neighborhood.
Victoria Village is bordered by US40 on the west. Given
the site’s highway frontage there may be discussion about
a commercial component to future development on the
property. If commercial development is to be incorporated, it
is recommended that it be limited to neighborhood serving
commercial (i.e., commercial space that can be supported
by the customer base within the neighborhood). There are
concerns that significant commercial development along the
highway could exacerbate the “strip town” feel of Fraser.
Refer to the Development & Economic Overview and Property
Development Strategy in the Appendix for a detailed discussion
on the development challenges and opportunities presented by
Victoria Village.
The CB Team developed a couple of concepts for Victoria Village over the course of
the two-day Design Workshop. The sketch above depicts the concept of developing
Victoria Village as a well connected, walkable, residential neighborhood (with the
possibility for limited neighborhood serving commercial). While the concept above
shows primarily townhouse units (i.e., the orange rectangles), a mix of compact
housing units is recommended in order to provide housing options for a range of
income levels.
Victoria Village Concept Sketch
VICTORIA VILLAGE
NORTH
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GRAND COUNTY RD 8
PARK AVE
LEGEND
- Multi-Family Residential - Commercial
ST. LO
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R R I V E R
Existing
Neighborhood
Existing
Neighborhood
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Design Recommendations
The recommended improvements and design elements for Victoria
Village are:
• Ensure that development within the Victoria Village
facilitates creation of a unique, walkable neighborhood.
• Design features to consider include: (1) Creating a well-
connected neighborhood street network that encourages
pedestrian activity (i.e., a gridded street network with narrow
streets and alleyways, streets designed to accommodate
on-street parking, sidewalks, street trees, and pedestrian
scaled street lighting); and (2) Encouraging homes to be
designed with front porches to foster social activity along
neighborhood streets.
• Create a gridded neighborhood street network that further
strengthens the downtown grid on the east side of US40.
• Integrate St. Louis Creek (and adjacent wetlands) into the
site design for Victoria Village. Create a trail system along
the creek and wetlands that connects to the other trail
systems in Fraser.
Implementation Actions
Listed below are specific implementation actions recommended
to facilitate the development of Victoria Village:
Engage the property owner(s) and/or their
representative(s) to review concepts developed for
Victoria Village. Encourage a modified design for
Victoria Village that reflects the community’s vision and
goals.
Review, and modify as necessary, the Town’s policies
and land use regulations to ensure that they facilitate
the desired development and street networks in the
Victoria Village. Ensure that policies and regulations
provide a predictable and streamlined process for
development that achieves the community’s vision and
goals.
Modify Town street design standards for Victoria
Village. Refer to the Local Street Cross Sections in the
Appendix for street sections to consider.
If the property owner(s) does not intend to participate
in the development of Victoria Village, compilation
of information and marketing of this development
opportunity should be pursued (refer to the approach
recommended for the Riverwalk District).
It is recommended that Victoria Village be developed as a primarily residential
neighborhood that offers a range of compact units. Shown above are two
examples of smaller housing units that could easily blend into a small town, like
Fraser. The top photo is from the Holiday Neighborhood in Boulder, Colorado.
These units sit on lots that range in size from 1,100-1,400 square feet. The
bottom photo is from Buena Vista, Colorado. The housing units shown are
referred to as “Katrina Cottages,” which are small single family homes.
Compact Housing Units
Neighborhood Commercial
A coffee shop is the cliché example of neighborhood serving commercial.
Neighborhood commercial is intended to serve, and be supported by, residents
in the surrounding neighborhood. This type of commercial is less reliant on
customers from outside the neighborhood and therefore does not necessarily
need to be located along high volume streets, such as a highway.
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POLEYARD
Opportunities
The Poleyard is a site located in unincorporated Grand County just
north of the Fraser Valley Elementary School. The site is bordered
by St. Louis Creek on the south, the Union Pacific Railroad
on the east and private property on the north and west. The
railroad and creek present challenges to connecting a Poleyard
street network to the existing Fraser street network. If feasible,
it is recommended that a connection be made between the
Town’s street network in “old town” and the Poleyard. A street
connection may be feasible near the Fraser Valley Library. Further
study is recommended.
Similar to Victoria Village, the Poleyard offers an opportunity to
bring additional housing within walking distance of downtown
Fraser. Furthermore, the Poleyard presents opportunities to create
space for business and trades. Based on feedback from the
community, there are limited spaces available for trade industries
in the Fraser Valley, which presents an opportunity for the town
to grow and diversify its economy, if there’s a market for these
industries.
St. Louis Creek is a unique natural amenity along the southern
edge of the Poleyard site that could be integrated as a feature of
development on the Poleyard site.
Refer to the Development & Economic Overview and Property
Development Strategy in the Appendix for a detailed discussion
on the development challenges and opportunities presented by
the Poleyard.
POLEYARD
The Miller Ranch development, in Edwards, Colorado is an example of an
affordable/workforce housing project that Eagle County constructed through
a public-private partnership. Miller Ranch offers a range of housing units from
small single-family homes, to duplexes, to apartments. The range of units
creates more opportunity for Eagle County residents with various income levels
to find a housing unit within their price range.
Workforce/Attainable Housing
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Design Recommendations
The recommended improvements and design elements for the
Poleyard site are:
• Ensure that development on the site facilitates creation of
a unique, walkable neighborhood. Consideration should be
given to integration of business and trade spaces into the
neighborhood. Providing space for these types of uses may
provide opportunities for economic diversification/growth
that do not exist elsewhere in Fraser.
• Design features to consider include: (1) Creating a well-
connected neighborhood street network that encourages
pedestrian activity (i.e., a gridded street network with narrow
streets and alleyways, streets designed to accommodate
on-street parking, sidewalks, street trees and pedestrian
scaled street lighting); and (2) Encouraging homes to be
designed with front porches to foster social activity along
neighborhood streets.
• Create a gridded neighborhood street network that ties into
Fraser’s existing “old town” street grid (if feasible).
• Explore integration of St. Louis Creek into the site design for
the Poleyard.
Implementation Actions
Listed below are specific implementation actions recommended
to facilitate the development of the Poleyard site:
Engage the property owner(s) and/or their
representative(s) to review concepts developed for the
Poleyard, as well as site challenges and opportunities.
Work to establish a cooperative partnership between
the property owner(s) and the Town.
Engage Grand County to inform elected and appointed
officials, and staff, of Fraser’s vision for the Poleyard.
Collaborate with the County on a joint vision for the site
that works towards achieving the community’s goals.
Develop and maintain a mutual agreement between
the Town and Grand County regarding development and
potential annexation of the Poleyard site.
If annexed, use the annexation and entitlement process
to ensure that development of the Poleyard site
achieves the community’s vision and goals.
The Poleyard presents an opportunity to create business and trade space within
Fraser. Based on community feedback, there appears to be a limited amount
of space available for trades in the Fraser Valley. If there is a strong market for
trades in the Fraser Valley, providing space for these types of businesses could
help the Town diversify and grow its economy.
Business/Trade Space
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KEY NEXT STEPS
The public engagement process and this report serve as a foundation for making the community’s vision for downtown Fraser a reality.
However, successful implementation will depend upon continued collaboration among Town staff, elected and appointed officials,
stakeholders and members of the public. In addition, further investigation into implementation actions may be necessary in order to
better understand their specifics.
Next steps that are key to sustaining momentum include:
Prioritize:
Craft a priority list for implementation projects. Preference should be given to those projects that are easily implemented.
Establish and Maintain Partnerships:
Engage the Colorado Department of Transportation in a partnership to support and jointly finalize design of US40 gateway
medians, improved crossings, a new crossing at Byers Ave and a new sidewalk between Grand County Rd 804 & Clayton Ave.
Engage the Town Board/Planning Commission, Town staff, stakeholders (e.g., property owners, businesses, etc.) and the public
to maintain support for the downtown vision and goals. Engagement techniques could include regular progress updates posted
online, updates at Board/Planning Commission meetings, or open houses to showcase implementation projects.
Explore options for public-private partnerships to facilitate development/redevelopment within the Riverwalk District, Victoria
Village and Poleyard (when applicable). Public-private partnerships take a variety of forms, therefore outside consultation may be
required to develop partnerships that are best suited for Fraser.
Engage Grand County to establish a shared vision for the Poleyard and work to develop a mutual agreement between the County
and Town regarding future development and potential annexation of the site.
Implementation Funding:
Compile an inventory of grant opportunities (e.g., Highway Safety Improvement Program, Safe Routes to School, Community
Development Block Grants) for implementation of public improvements. Actively pursue those opportunities when they become
available.
Create a plan for annual allocation of funds from the Town’s budget to be used for implementation projects. Allocation of public
dollars indicates to the private sector that the Town is serious about implementing the community’s vision.
Explore a variety of funding mechanisms to facilitate development/redevelopment of key sites within, and adjacent to, downtown
Fraser. Options to investigate include Special Financing Districts, Town incentive programs (e.g., waiver of fees), Colorado
Brownfields programs, Colorado Department of Local Affairs programs, and Crowdfunding. Refer to the “Local Funding Sources”
section (p. 88) of Colorado Downtown Streets: A Tool for Communities, Planners, and Engineers for additional information on
potential funding options. https://drive.google.com/file/d/0B-vz6H4k4SESMTU4ajN6WkR3Y0U/view
Facilitate Private Sector Investment:
Review, and modify as necessary, Town policies and land use regulations to ensure that they facilitate the desired development
and street networks. Ensure that policies and regulations provide a predictable and streamlined process for development that
achieves the community’s vision and goals.
Compile information (e.g., physical/site, infrastructure, zoning, market data, etc.) for the key development sites identified (i.e.,
Riverwalk District, Victoria Village and Poleyard). Market these development opportunities to a broad audience. Utilize online
platforms, such as OppSites.com, to showcase opportunities to the worldwide development community.
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APPENDIX
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Development & Economic Overview
and
Property Development Strategy
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Development Research Partners, Inc.
During the Goal Setting Workshop the Town of Fraser self-identified housing needs and economic development needs
including: developing a diverse and resilient local economy that supports locally-owned and operated businesses, in
addition to fostering entrepreneurship; and expanding and diversifying local housing options.
Re/development analysis was conducted for three sites in and adjacent to Fraser which offer opportunities for
development or redevelopment to further Fraser’s housing and economic development goals.
REAL ESTATE MARKET OVERVIEW
The Town of Fraser’s location in proximity to Winter Park Ski area creates opportunities and challenges regarding business
mix, residential growth, and property utilization. The following overview includes residential, commercial, and light
industrial real estate in Fraser.
Residential Real Estate
The historical footprint for the Town of Fraser includes traditional single- and multi-family homes. Nearby residential
development tends to be oriented toward higher-end retirement, resort, second-home, and vacation rental housing.
This dichotomy puts upward pressure on housing prices, and more importantly, permanent resident workforce housing
availability. While real estate listings are relatively plentiful for seasonal and short-term rentals, there are comparatively
few sales or rental properties on the market “in town”. Primarily due to a robust tourism economy in Grand County new
construction tends to target higher-priced second-home and resort units rather than workforce and family housing. A
detailed discussion follows.
Residential Market Summary
• What has historically been a community for long-term residence is now facing decreasing availability
• There are few rental units in the $1,000+/- range and waiting lists for affordable apartment homes; there are newer,
larger, high-finish units available in the area for about $2,000 per month and up.
• The relatively high proportion of rental units, low availability, and high proportion of rent as a percent of household
income is likely skewed due to the resort and tourism nature of the local economy.
• The dichotomy in resort- versus resident-oriented housing and in a rising construction cost environment, higher-end
resort style construction is occurring, but little long-term resident housing construction.
• While for-sale home prices appear to be within reach for long-term residents, there is very little supply and rising
construction costs further limit new construction for this market segment.
Residential Rental Market
A search for in-town apartment and condo rentals yields just a few units asking between $800 per month and $1,000
per month in older buildings. There are several income-limited affordable rental units priced at around $650 per month,
however all with waiting lists. There are newer, larger, high-finish units available in the area for about $2,000 per month
and up. This dichotomy is supporting continued resort style construction, but little local-resident housing construction.
Simultaneously, Fraser has a relatively high number of rental units relative to owner-occupied units. According to U.S.
Census Bureau, 2011-2015 American Community Survey estimates for 2015, Fraser’s housing occupancy is: 48% renter
occupied units compared to Colorado’s 36%; and 68% of Fraser’s renters are paying more than 30% of their household
income for rent compared to the state’s 51%.
The relatively high proportion of rental units, low availability, and high proportion of rent as a percent of household
income is likely skewed due to the resort and tourism nature of the local economy. There are likely seasonal and year-
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round rentals that are split between several (or many) unrelated parties. Additionally, many units are in use as “hidden”
short-term vacation rentals and unavailable for residents or relocations to Fraser. This is confirmed anecdotally through
interviews with local residents.
Residential For-Sale Market
In-town residential for-sale units show a similar pattern as the rental market, with a limited number of attainable housing
options available and likely to be in aging townhomes and condos. Zillow.com reports the third-quarter 2016 median
home value in Fraser is $257,900, representing an estimated 10.6% increase in value over the past year. Amongst the
Grand County communities of Fraser, Granby, Grand Lake, and Winter Park, Zillow.com data indicates that Fraser has the
lowest estimated values for all homes ($275,00), for single-family homes ($274,200), and condos ($183,400). The 2016
median list price per square foot in Fraser is $236, which is virtually equal to the Grand County average of $238.
While home prices appear to be within reach for long-term residents, there is very little supply and rising construction
costs further limit new construction in this price range. According to the 2015 American Community Survey median home
value in Fraser was $247,800. Generally, homes that range from about $200,000 to $250,000 are generally affordable (less
than $1,000 per month rent at current lending rates). Surveys of current Fraser for sale listings include:
Townhouse built in 2005
1 bed 1 bath 814 sf
Listing price $259,900/$319per sf
Zillow value estimate $245,392
Zillow est. mortgage $917/mo
Townhouse built in 1978
2 beds 3 baths 1,280 sf
Listing price $239,900/$187 per sf
Zillow value estimate $251,163
Zillow est. mortgage $846/mo
Condo built in 1983
2 beds 2 baths 981 sf
Listing price $165,000/$168 per sf
Zillow value estimate $251,163
Zillow est. mortgage $582/mo
Commercial Real Estate
Historically, Fraser’s local economy is construction-, mechanical-, and natural resources-based, servicing the entire Fraser
Valley. According to the U.S. Census Bureau, 2011-2015 American Community Survey estimate for 2015, the greatest
employment is in: accommodations and food service (49%) and arts, entertainment and recreation (13%); construction
(16%); and agriculture, forestry, and other natural resources (7%). Fraser’s commercial property inventory reflects this
work force.
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Commercial Market Summary
• Aside from the Safeway and Murdoch Centers, there is a lack of retail occupancy and updated buildings in town.
• There is office and small business spaces in town but primarily, however there is a lack of modern, well located space
for the business community to grow.
• There is a shortage of locations for light industrial users to locate or relocate and a lack of capacity for business start-
ups needing light- or flex industrial space.
Fraser’s retail market primarily includes two shopping centers (Safeway Center and Murdoch Center) at the southern
gateway to town; and older one- to three-tenant free-standing buildings concentrated along US40 (Zerex Street). Various
commercial uses are dispersed west of US40 and east of the tracks. Rental rates for Fraser retail are generally in the $13
to $15 per square foot range for the shopping centers; in town lease rates vary and are usually quoted per space not per
square foot. Aside from the Safeway and Murdoch Centers, there is a lack of retail occupancy and updated buildings in
town.
The Fraser Valley Professional Building is located at the corner of US40 and Park Ave. Other general commercial space is
dispersed around town and used as retail and/or office space, much of it free-standing buildings for a single or several
small tenants. Lease rates vary and are usually quoted per space rather than per square feet. There is office and small
business spaces in town but primarily, however there is a lack of modern, well located space for the business community
to grow.
There are some buildings for sale and they range in price from about $30 to $120 per square foot where higher priced
buildings likely include residences or multi-tenant spaces. A search for commercial properties currently for sale in Fraser
found three listings:
Built 1984
5,034 square feet
2 floors
Includes 2 rental apartments
10 parking spaces
Lot Size 0.27 ac
Asking Price $529,900
PRICE/SF=$105
Built 1981
2,908 square feet
2 floors
Includes 2nd story apartment
Lot Size 0.21 ac
Asking Price $349,000
PRICE/SF=$120
Built ~1972
1,296 square feet
1 floor
10 parking spaces
Lot Size n/a multiple buildings on site
Asking Price $34,900
PRICE/SF=$27 (may be building only)
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Industrial property in Fraser is primarily warehouse and garage style, owner- or single-tenant occupied space; very
functional and utilitarian in design. A property search review for sales and lease offerings indicates little to no availability of
light industrial space for-sale or for-rent within Fraser. There is a shortage of locations for light industrial users to locate or
relocate and a lack of capacity for business start-ups needing light- or flex industrial space.
DEVELOPMENT SITES
Re/development analysis was conducted for three sites in and adjacent to Fraser: Poleyard, Clayton Court (east and west),
and Victoria Village. Assets, challenges and opportunities for all are summarized below.
Poleyard
The 10.17 acre site is currently in use as a timber processing site where bark is stripped and logs are shipped. The site has
excellent dimensions for multi-family housing, planned unit development, commercial development or a combination. No
utilities are to the site but water and sewer may possibly be extended from Fraser. Annexation of this property to Fraser
may be possible.
The Poleyard site is currently listed for $1,750,000 ($172,074/ac or $3.95/sf), and was last listed for $1,350,000 in
December 2015. The property sellers may be willing to participate in a joint venture with a buyer/developer.
Assets
• The site is adjacent to the north side of Fraser town limits and in the direction of edge growth.
• Frontage and exposure to US40 (but no direct access across the railroad right-of-way to US40).
• The 10.17 acre site is generally level & flat.
• Excellent site dimensions for multiple types of uses and road grids.
• There are no permanent improvements on the site and no horizontal infrastructure to constrain new development; a
couple of aging buildings on site assumed are on well and septic.
• St. Louis Creek is a natural open space amenity along the south edge of the site.
• There are utility tie-ins at US40.
Challenges
• The site is currently in unincorporated Grand County and would possibly need annexation to Fraser for utility, fiscal,
and local ordinance purposes.
• No utilities to the site currently and would need infrastructure investment.
• There is an existing business on the site.
• Need to have the right reuse opportunity to warrant infrastructure investment.
• The railroad recently eliminated the only rail crossing that provided direct access to US40 leaving limited direct access
to US40 (although there is paved access to the site on CR-5 and CR-50).
• There are several buildings on the site needing demolition prior to site reuse; although this should be straight forward
and easy.
• Large saw dust piles from current log stripping operations need to be relocated (perhaps recycled) from the site.
• Unlikely, but saw dust piles may start below grade and be larger than what can be seen and potentially needing fill.
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• Depending on the dispersion of saw dust over the years there may be soil stability issues.
• Reviews of FEMA Flood Maps indicate that about 100 feet on either side of St. Louis Creek is in a 100-year Flood Zone.
• New ROW direct access to Old Town would need to cross St. Louis Creek.
• On-site wood processing may have left remnants (creosote or other wood treatments) and may be of environmental
concern; possible surface, shallow soil, and/or groundwater issues from dipping, treating and other processing
activities may need to be addressed.
Opportunities
• Potential street connection to the Old Town neighborhood between the library and the school (privately–owned
parcel and owners may be willing to donate to the Town for right-of-way).
• This access would create a connection from the Poleyard site to neighborhood, civic buildings, and businesses in Old
Town.
• The Old Town connection would provide links to Fraser’s “Civic Campus” including the library, school, park, train
platform, and town hall.
• The site has access from US40 which could support commercial and light industry development.
• Potential uses could include housing, showroom, light industrial, flex space, and/or storage units.
• Horizontally mixed-use may be a possibility with housing on the south transitioning to commercial, flex space, and
light industrial uses on the north.
• Commercial and light industrial placement could create a sound barrier between homes to the west and the rail tracks
on the east.
• Possible recreational trail connection opportunities.
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Clayton Court
This assemblage encompasses 3.5 acres on both the east and west sides of Clayton Court.
Assessor’s Parcel Index
East Clayton Court Assemblage
The assemblage is comprised of 6 adjacent parcels, each with a consecutive assessor’s parcel number ranging from
158719144-002 to 158719144-007 (Lots “2” to “7”).
Assets
• The 6 adjacent parcels aggregate to 2.27 acres that are relatively flat and gently slope to the Fraser River on the east.
• The linear configuration of the lots enables good curb cut access from Clayton Court to each lot.
• There are existing water and sewer utilities servicing Clayton Court, however additional infrastructure investment may
be needed to service future development. The lots are also served with electricity, but not natural gas.
• There are existing water taps on lots 2, 5, 6, and 7.
• The Town owns a property which could provide a street right-of-way connecting with Fraser Ave near the “FroDo” site.
• Highway access is good with a signalized traffic intersection at Clayton Ave and US40.
• All lots back up to and include riparian areas next to the Fraser River which provides river front and trail access
• 5 of the individual lots are deeper rather than wide and each would be suitable for single-family, duplex, or possibly
fourplex housing units; the 6th lot has larger and relatively wider dimensions
• As an assemblage, the overall site has sufficient dimensions to support commercial or residential development.
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Challenges
• These six lots entail four different owners of record. While all owners have shown interest in selling, there may be
internal conflicts in finding common goals, motivations, and deal terms as an assemblage. Family relations amongst
owners could facilitate either an easy transition or a conflicted transition.
• The assemblage has 4 trailer homes all installed in 1977, in various conditions ranging from occupied to unusable.
There is also a wood shed style structure in poor condition on site. All need removal for new development.
• There is an estimated 20 foot grade differential between Clayton Court and US40.
• Currently Clayton Court dead-ends with access only to US40 via Clayton Ave. The Town owns a property which could
provide a street right-of-way connecting with Fraser Ave near the “FroDo” site alleviating the dead end.
• All lots back up to and include riparian areas next to the Fraser River with a high water table and wetlands issues that
may hinder development on the east side of the assemblage.
• Reviews of FEMA Flood Maps indicate that the east edge of lot 7, and possibly lot 6, are in a 100-year flood zone.
• No taps on lots 2 and 3, but easy tie in to existing water main in the adjacent Clayton Court right-of-way.
• The existing trailer homes may possibly contain asbestos insulation and/or building materials; this would pose an
environmental issue if trailer components are cracking, broken, or damaged and could be threats to air and soil
quality.
• Construction debris or similar was observed on Lot 2; there may possibly be asbestos in the debris depending on its
origin.
Opportunities
• These six lots entail four different owners of record and all have shown interest in selling.
• Owners have a long history with the Town and seem to have the Town’s best interests at heart.
• Unknown family, social, community, and other relationships may encourage a resolution for all owners to work
cooperatively.
• The linear alignment of the lots provides an opportunity for flexible and selective aggregations, as well as project
phasing as appropriate.
• Access to the Fraser River, open space, and trail amenities suggests: residential; park; or restaurant, entertainment,
and river-oriented establishments along the east boundary.
• A street connection to Fraser Ave on the north would create a loop between US40 and Fraser Ave, and along with
“FroDo” site development, could enable Clayton Court to become an active mixed-use district.
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West Clayton Court Assemblage
The assemblage is comprised of 5 adjacent parcels, with assessor’s parcel numbers including 1587191120-011,
1587191440-015, 1587191120-021, 1587191000-027, and 1587191000-028 (Lots “11”, “15”, “21”, “27”, and “28”).
Assets
• Owners of all lots in this assemblage are willing to talk/willing to sell (related to Clayton Court East property owners).
• Frontage to US40 provides high visibility as people come into Town for personal, lodging, and commercial trips.
• Sloping site can enable unique designs.
• This site is below the grade of US40 providing privacy to residential uses, or exposure to commercial uses depending
on design.
• Close to transit center (bus stop).
• Main street high visibility frontage.
Challenges
• Lot 11 is owner-occupied and they have recently assembled surrounding lots; the owners-operators may be too-well
vested to undertake a relocation to enable a sale.
• There are vacant commercial buildings at the southern gateway of the commercial district.
• Redevelopment may intrude upon Fraser’s small business district and negatively impact business owners. In reality,
there is just a handful of tenants currently occupying commercial uses along US40 and this is unlikely to be a major
land use concern.
Opportunities
• A street connection to Fraser Ave on the north would create a loop to US40 and, along with “FroDo” site development,
could enable Clayton Court to become an active mixed-use district.
• There is an estimated 20 foot grade differential between Clayton Court and US40 enabling multiple uses that may
include: residential below the elevation of US40; residential or commercial at the US40 elevation providing exposure;
mixed-use with second story commercial facing US40 and first story residential facing Clayton Court; or second story
commercial and tuck under parking accessed via Clayton Court.
• Slopes could support redevelopment at grade with US40 and also allow for tuck under parking accessible from Clayton
Court.
• Good street exposure opportunities on US40 for commercial use.
• Two abandoned buildings on lots 8 and 9 could make way for redevelopment.
• Lot 8 is bank owned and perhaps easily acquired (although some indications show that the lot may have been
transferred to the HUD).
• Lot 28 may be a good location for a pocket park or transit stop.
• The Lot 21 owners have an assembled a site of significant size in the heart of the “FroDo” area and would provide a
blank slate for complimentary reuse.
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Victoria Village
The 9.31 acre Victoria Village site (net of streets) is located on the north side of Town on the east side of US40. Victoria
Village was platted into 46 separate residential lots in the 1980’s but no construction has occurred. The most recent vision
for Victoria Village was a self-contained resort village to service resort guests. Given that the site is currently vacant, re-
platting for a different use is possible.
Assets
• This site is relatively flat (except low ground along the St. Louis Creek bed bisecting the site), and general slope up to
the north.
• There is sufficient dimensions to support various types of development including infrastructure
• There is good access to the site from US40 near Park Ave and from the north side of Fraser’s town core.
• There are existing water and sewer utilities servicing Victoria Village, however additional infrastructure investment
may be needed to service development on the site.
Challenges
• There is an owner with a vision who has taken steps towards development (re-platting the subdivision).
• St. Louis Creek bisects the area from west to east which could create site planning limitations; however the existing
plat provides evidence that these constraints are minor compared to the overall size of the site.
• Reviews of FEMA Flood Maps indicate that about 100 feet on either side of St. Louis Creek is in a 100-year Flood Zone.
Opportunities
• This site’s location makes it highly suitable for commercial, light industrial, or residential development; or a
combination.
• The southern edge of this parcel is adjacent to commercial buildings in the Town core and could be opportunities for
office or higher finish flex commercial buildings for start-up, office and showroom uses.
• St. Louis Creek bisects the area from west to east which could provide a natural amenity to site development.
A PROPERTY DEVELOPMENT APPROACH
Based on research reported herein, a lack of affordable and modern residential, commercial and industrial property,
targeted to locals is creating an obstacle to economic and community development. Fortunately, there are development
and redevelopment opportunities available to address these issues. New development can facilitate the community’s
desire for new households, professional jobs, tech jobs, small-scale advance industry jobs and telecommuters.
This analysis focuses on three development parcels: the Poleyard site, Clayton Court, and Victoria Village. The “FroDo” site
is already recognized as a visible site in the heart of Fraser’s core and development opportunities are already engaged.
There may be other opportunities as well that were not addressed in this analysis.
1. There is no single source that aggregates information on available housing and commercial space available, For-Sale
or For-Rent. There needs to be an inventory maintained to assist people and businesses looking for space. The Winter
Park housing agency is beginning an inventorying process and Fraser should support and collaborate on these efforts.
2. Ordinances and/or rules should be put into place to ensure that new housing is dedicated primarily to long-term
residents and not seasonal or short-term resort rentals.
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 31 www.communitybuilders.org
Development Research Partners, Inc.
3. All three sites have unique challenges to initiate re/development. It is suggested that the following approach balances
market need, timing, and logistics:
a. The southern properties in the Clayton Court area would be an ideal first step for starting redevelopment in Town.
Starting with lots closer to Clayton Ave will provide visible changes to town, generate excitement, and be visible to
travelers on US40. Clayton Court has infrastructure installed (some upgrades/relocation may be necessary), is on the
market, and is suitable for residential and commercial development. Being at the southern gateway to town and in the
town core, this is likely to be the logistically easiest to initiate. Along with progress at the “FroDo” site and connecting
the “street loop”, this development would boost the image and desirability of Fraser as a location and provide needed
housing stock and diversity.
b. Victoria Village presents opportunities for commercial development for growing local businesses adjacent to the
current town commercial core and also to provide needed housing. The site is already within town limits and there is
existing utility infrastructure on-site. However, utility infrastructure upgrades and/or relocation may be required for
development in Victoria Village (further evaluation will be necessary). This site could expand the existing commercial
core with new modern and flexible spaces suitable for telecommuters, small-scale manufacturing or personal service
providers. The major challenge to this site is the current owner’s vision for a self-sufficient resort project, their
willingness to sell or partner, and at what cost.
c. The Poleyard would require annexation and infrastructure development. The eastern portion of the site could
accommodate needed light industrial and commercial flex space and be developed before residential lots. The street
connection across St. Louis Creek could be developed in later phases of residential development on the western
portion of the site. Additionally, the current owners have indicated willingness to joint venture or partner with a
developer which could reduce costs and enable a fast start to development.
Clayton Court appears to be ready to go and will make the greatest, fastest impact on a “new” old Fraser and has the
potential to accelerate momentum. This would likely be the first place of focus.
Both the Poleyard site and Victoria Village have the potential to provide new housing and business property development.
Following Clayton Court either of these sites can be developed in phases, ideally commercial or light industrial to
complement hew housing at Clayton Court. They are equally challenged in terms of timing however Victoria Village, being
in town and adjacent to the core, would likely have a greater holistic impact and should be considered a second phase, or
potentially a concurrent phase after Clayton Court.
Lastly, the Poleyard site presents a similar opportunity as Victoria Village and should be considered as future expansion of
a horizontally mixed-use project with light industrial and/or showroom development. Should the Victoria Village property
owners not be interested, the Poleyard could serve as the second phase of redevelopment projects.
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 32www.communitybuilders.org
Development Research Partners, Inc.
COMMUNITY AND ECONOMIC DEVELOPMENT OPPORTUNITIES
The goal setting workshop conducted with this effort identified specific topics that could improve Fraser’s local economic
environment and facilitate readily accessible local goods and services. A resilient community blends together a mix of
employment, business, and lifestyle features.
Currently, progress towards a resilient Fraser is constrained by physical factors including a lack of diverse and affordable
housing, limited space for new modern businesses, and little sense of having arrived in a distinctive independent town.
The Fraser community has done an excellent job in identifying specific personal service and business needs. The following
approach addresses foundational strategies to a more economically resilient Fraser:
1. Activate what you already have
a. Need to know what properties you have – inventory
b. Aging commercial space could be used by new businesses
c. Market the available spaces as a community along with local realtors
d. Grow and attract new businesses
i. Retail leakage study
2. Draw families to town
a. Continue to improve lifestyle amenities in Town
b. Create and retain attainable housing
3. Draw entrepreneurs to town
a. Tap into the tourism market, both guests and seasonal workers from Colorado and around the country and world
are future business owners and work force
b. Market those amenities to the state and national business communities
4. Improve the Business Infrastructure
a. Small Business Development Center
i. Greater collaboration with the SBA office in Granby with coordinated office hours in Fraser (perhaps at the
library)
ii. Create distance learning opportunities
iii. Bring small business counselors in for in-person session
iv. Engage a dedicated specialist to brand Fraser as a location-neutral destination for small business and
entrepreneurs, and to research and attract outside start-ups.
b. Improve internet digital access (in progress)
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 33 www.communitybuilders.org
Development Research Partners, Inc.
5. Support unique entrepreneurial ventures
a. Track technology impacts on business organizations and mobility
i. Seek emerging location-neutral business opportunities
ii. Target these opportunities and reach out in attraction efforts
1. Employees
a. Hired Staff
b. Physically in-house
c. Telecommuter
2. Contingent workers
a. Leased Staff
b. SOW Contractors
c. Outsourced Functions
3. Outsourced light manufacturing, research, and administrative functions
4. Vendors and supply-chain opportunities
5. Support economic and community resilience
a. Facilitate the creation of diverse and affordable housing, commercial space, and light industrial flex space.
b. Create incentives for water and sewer tap fees and possibly reprogram the Town’s capital investment plans to
provide and/or upgrade infrastructure for targeted development sites.
c. Manage tourism impacts on town, i.e., – short term and seasonal rentals to build a durable permanent resident
base.
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 34www.communitybuilders.org
Development Research Partners, Inc.
Economic Opportunities
New development brings with it economic impacts. For informational purposes, the following table summarizes a
preliminary evaluation of select economic and fiscal indicators:
Property Tax Impacts Poleyard Clayton Court Victoria Village
Actual Value (2015)$280,250 $1,126,170 $320,140
Assessed Value $81,270 $216,070 $92,820
Town of Fraser Mill Levy 5.886 5.886 5.886
Town Tax Revenue $0 $1,272 $546
Potential New Development1
40 residential units and
30,000 sf of commercial
space
30 residential units and
20,000 sf of commercial
space
50 residential units and
10,000 sf of commercial
space
Potential Future Assessed
Value2 $720,400 $480,300 $240,500
Potential Future Annual Town
Tax Revenue3 $4,2404 $2,827 $1,416
Potential Future Annual
Incremental Revenue $4,2404 $1,555 $870
New Household Impacts
Aggregate New Household
Income5 $2.3 million $1.8 million $2.9 million
1. For illustrative purposes only; assumes all utilities and infrastructure are installed and CO’s issued
2. Estimated assessed values: Commercial @ $24/sf; Residential @ $10/sf
3. Town of Fraser only - Mill Levy @ 5.886. Does not include other taxing entities.
4. Assuming site has been annexed into the Town of Fraser
5. Average household income based on U.S. Census Bureau, 2011-2015 American Community Survey Estimates for 2015 ($58,446)
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 35 www.communitybuilders.org
LOCAL STREET CROSS SECTIONS
The following local street cross sections were developed for consideration in the design of new local streets within the Riverwalk
District, Victoria Village and the Poleyard. The sections shown work within a 50’ right-of-way, with the exception of the “Option to
Provide Diagonal Parking” section. The diagonal parking section requires an additional 13’ of right-of-way (total right-of-way of 63’).
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 36www.communitybuilders.org
ROUNDABOUT FEASIBILITY STUDIES
Per the Town’s request, the CB Team evaluated the feasibility of roundabouts at the intersection of US40 & Eisenhower Drive and the
intersection of US40 & Grand County Rd 804. The sketches (to scale) developed to illustrate the feasibility of roundabouts at these
intersections, and are provided below:
PROS:
• Improved traffic flow
• Opportunity to add landscaping, public art
CONS:
• Requires substantial private property acquisition
• Continuous flow of vehicles may make pedestrian/
bicycle crossings of US40 more challenging
• Continuous flow of traffic along US40 may make it more
challenging for vehicles to access the highway from side
streets
• Limited reduction in traffic speeds
• Cost, relative to other intersection treatments
2-Lane Roundabout at US40 & Eisenhower Drive 2- Lane Roundabout at US40 & Grand County Road 804
PROS:
• Improved traffic flow
• Opportunity to add landscaping, public art
• Potential reduction in vehicular crashes at this
intersection
• Requires minimal private property acquisition
CONS:
• Continuous flow of vehicles may make pedestrian/
bicycle crossings of US40 more challenging
• Continuous flow of traffic along US40 may make it more
challenging for vehicles to access the highway from side
streets
• Limited reduction in traffic speeds
• Cost, relative to other intersection treatments
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Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 37 www.communitybuilders.org
PUBLIC COMMENT - GOAL SETTING WORKSHOP
The following public comments was compiled during the Goal Setting Workshop:
Fraser Assets
• Natural Beauty
• River
• Sun & Cold (weather)
• Proximity to lakes – recreation opportunities
• Proximity Rocky Mtn National Park
• Trail network
• Amtrak/Ski Train
• Rail service for freight
• Recreation Center
• Resort Region
• Large network of nordic trails
• Mtn bike trails
• Real community
• Real neighborhoods
• Rich history
• Creative artistic community
• Public art
• Elementary school in town
• Library
• Proximity to Denver/Front Range
Community Needs
• Affordable Housing
• Diversified Economy
• Good Jobs: Professional
• Tech jobs
• Telecommuters
• Adult Education
• Basic Retail Needs
• Light Industry/Manufacturing Jobs
• Outdoor rec. manufacturing
• Medical Services
• Broadband
• Municipal Broadband
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 38www.communitybuilders.org
What Should Fraser Produce?
• Community Hub (“FroDo”)
• Orientation to the River
• Trail system along the river
• Space that needs to be quirky, accessible, connected
• Create Fraser branding
• “Fraser on the Water”
• “River District”
• River area = golden nugget
• Catalyze funkiness
• Flowers & Trees
• Well cared for community
• Community Events
• Employment
• Jobs
• Light industry/manufacturing
• Housing
Type of Place We Want
• Pedestrian Friendly – easy to get around on foot
• Park in one spot and walk around
• Access across highway
• Access to open space
• Mobility Choices by Transit
• Ways for tourist to get here without cars
• Make Highway 40 work for the Community – slower traffic
• Move here, live here, stay here, open a business here, walk here
• Protect Night Sky
• Indoor Public Space, Public Spaces to get out of the cold that are not bars
• Distinct Town Center
• Focal point
• Character, Activity, Vibrancy
• Attractive to Visitors
• A destination/a place to stop
• Sense of Community
• Independent Identity
• Fraser own identity, not Winter Park
• Sense of place
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 39 www.communitybuilders.org
What Should Fraser Look Like?
• Art Everywhere!
• Great start with bus stop
• Murals
• Eclectic/Cool Buildings
What is Fraser’s Identity?
• Real Town
• Unpretentious Mountain Town
• Fun & Funky
• Keep Local Identity – Mainly for Locals
• Keep Historical Identity
• Historical / Amtrak
• Cleaned up a bit but still eclectic
• “Leaving Planet Earth” – should always be an appropriate motto for Fraser
• Laid Back, not an Aspen
• Funky & Unique
• Keep the night sky!
• Friendly / Neighborly
• Fun family town
• Eclectic, unique, fun outdoorsy town
• Find means for local traffic to be off of 40 – Lordy, lordy, not 40
• A Town: Small, historic, fun and cohesive
• Outdoorsy, mountain bike friendly
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 40www.communitybuilders.org
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DOWNTOWN FRASER STRATEGIC PLAN
PUBLIC COMMENT - GOAL SETTING WORKSHOP (TRANSPORTATION MAP)
LEGEND
- Downtown Destination
- Challenging Crossing
Technical Assistance - Fall 2016
Fraser, CO Downtown Fraser Strategic Plan 41 www.communitybuilders.org
PUBLIC COMMENT - GOAL SETTING WOKRSHOP (TRANSPORTATION MAP)
LIKE/WANT
Crosswalk at Clayton & US40
Stoplight at Eisenhower
4-lanes to Safeway
2-lane on US 40 thru town
o Turn lanes only for 2nd lanes
o Slows people down
Sidewalks into neighborhoods around the school –
unsafe now for kids to walk because there is so much
traffic.
IDEAS/OPPORTUNITIES/ACTIONS
Get people to slow down on US40 without extra stop-
lights by putting planters, etc. in the median in down-
town Fraser – would beautify the city too! Also safer
for pedestrian crossing.
Amtrak – Front Range access
Keep in appealing pedestrian routes
DON’T LIKE/ DON’T WANT
Walmart
CHALLENGES/BARRIERS
Train tracks
US40
Lack of sidewalks
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 42www.communitybuilders.org
0 100 200 30050
Feet
1 inch = 200 feet
Traffic Light at CR8
CR8 merge lane for left
turns - or roundabout
Housing, tiny homes, light
industrial
Lower the speed limit
between CR5 and CR8 /
stoplight at CR8
Whistle-less RR crossing
Add stoplight or roundabout
Kayak park / play wave on
the river?
Water park
Best real estate in town is
underutilized and/or junky...
Crosswalk please at
Clayton across 40
Restaurants, Arts District,
or Parks
Agreed! This area between the
river and downtown is basically the
center of Fraser. Could we make
it a useful, beautiful space for the
whole community?
Hwy 40 buildings do not attract
people to stop and visit... besides Ace
Hardware... people from out of town
will never stop if there are not services,
restaurants, etc.
Develop parking with river level
commercial , upper level housing
from ?? & CR8
DOWNTOWN FRASER STRATEGIC PLAN
PUBLIC COMMENT - GOAL SETTING WORKSHOP (LAND USE MAP)
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PUBLIC COMMENT - GOAL SETTING WORKSHOP (LAND USE MAP)
LIKE/WANT
Find a way to get people off of US40 in Fraser. A dense
commercial district where people can go to multiple
businesses.
Housing with commercial/mixed use below on East
Side of US40 in downtown
Land swap with fire department. Fire department to be
located on Pole Yard. Use existing Fire Department as
Industrial Arts Complex to provide trades as place for
further education.
Develop Pole Yard as an industrial/transit complex.
Mini Target or something like that – no Walmart
Bridge over US 40 for safe pedestrian passage
Idea of “River District” mentioned in the meeting
sounds worth pursuing – maybe a combination of
outdoor community space and businesses that could
be a gathering place. Headwaters Trail Alliance Visitor
Center is a start, could expand/build off of that.
Between the RR and River develop more mixed-use –
lots of housing and business locations – infill develop-
ment with locals living & playing.
Pocket parks.
Traffic Calming.
Art district.
Love River District idea! – “Fraser on the River.”
IDEAS/OPPORTUNITIES/ACTIONS
Water access for new people – Important to make sure
water for all in future.
More mountain biking themed businesses and art.
Develop “locals” into fixed business location.
Develop Tiny Home district.
Microbrewery
Connect trails into downtown & park & explore.
Fraser river trail connections to downtown.
DON’T LIKE/ DON’T WANT
Walmart
Don’t want tiny houses on US40 corridor.
No industrial that would pollute air, river, night sky
(lights), or create more highway traffic.
Don’t like junk yards (near downtown area) adjacent to
Fraser River and Fraser river trail or in town (by Ace).
Re-development priority #1.
CHALLENGES/BARRIERS
We need pedestrian friendly environment.
Avoid putting pedestrians on US40.
Technical Assistance - Fall 2016
Downtown Fraser Strategic Plan Fraser, CO 44www.communitybuilders.org
PUBLIC COMMENT - GOAL SETTING WORKSHOP (LAND USE MAP)
LIKE/WANT
Reduced speed past County Rd 8 heading north.
I love Fraser’s flowers downtown! More planters &
trees.
Multi-use development w/ access to transportation.
Keep small town character.
US40 as two lanes w/ designated turn lanes – boule-
vard even?
Put back “Leaving Planet Earth” sign.
Keep Fraser funky – character, we’re not Winter Park,
more art.
IDEAS/OPPORTUNITIES/ACTIONS
Housing with commercial mixed use below
Better/more restaurant scene to get more people to pull
of US40
Anchor businesses along US40 in midtown
Gallery space/restaurant/food/apartments
Develop businesses on side commercial streets too, not
just US40.
DON’T LIKE/ DON’T WANT
Train noise.
o Agree – sounding policy does not seem standard-
ized.
o Agree!
No industrial by elementary school please.
CHALLENGES/BARRIERS
Keep commercial, commercial