Last updated: June 14

This list has been compiled from questions and comments received from Centennial citizens about the potential changes to the Streets at SouthGlenn Master Development Plan. These FAQs will be updated as we receive additional questions and comments, and as more information becomes available.

If you do not see the information you are looking for here, you are welcome to send an email to southglenn@centennialco.gov.

Q:     Who owns The Streets at SouthGlenn?

A:    The vast majority of The Streets at SouthGlenn is privately owned by the original developer, Alberta Development Partners. The former Sears building and parking areas were recently purchased by Northwood Investors. The City does not own any portion of The Streets at SouthGlenn.

Q:    How was the redevelopment of the former Southglenn Mall to The Streets at SouthGlenn paid for? 

A:   The former Southglenn Mall was redeveloped into The Streets at SouthGlenn beginning with a public/private partnership in 2006 between the owner-developer (Alberta Development Partners), the City of Centennial, the Centennial Urban Renewal Authority, and the Southglenn Metropolitan District.  

The total cost of the redevelopment was approximately $300 Million and was completed in 2009. Alberta Development Partners invested $215 Million in the redevelopment, and the Southglenn Metropolitan District issued a bond for the remaining $85 Million to cover the cost of public improvements associated with the overall redevelopment.  The bonds for the public improvements are repaid utilizing a common redevelopment tool called tax increment financing or TIF. The redevelopment resulted in buildings having a higher property value and more people visiting The Streets at SouthGlenn, leading to an increase in sales taxes collected. These increases in property and sales taxes, called “increment,” are used to repay the bonds.  

More specifically, 100 percent of the property tax increments (paid by the owner-developer), and 76 percent of the sales tax increment (paid for by the patrons at The Streets at SouthGlenn when they shop and dine) is used to repay the bonds until they are paid off in 2030.  The remaining 24 percent of the incremental sales taxes collected goes to the City of Centennial.  Only the incremental increase resulting from the redevelopment’s success is used to repay the bonds. The base of taxes collected at the time of redevelopment still go to the City of Centennial and all other taxing authorities in the area as they would have if the redevelopment of Southglenn Mall did not occur.

Q:     How does the financing for The Streets at SouthGlenn affect proposed redevelopment?

A:    Any new redevelopment proposed for entitlement by Alberta Development Partners and Northwood Ravin, needs to demonstrate adequate property and sales taxes are generated to repay the bonds still in place from the original development. For example, constructing a park with no additional buildings for revenue is not feasible for this location. Additional public spaces are contemplated in the proposal, but they cannot be the only use.

Q:    What is currently allowed to be built at The Streets at SouthGlenn?

A:    In 2006, the City entered into an agreement, called a Master Development Agreement (MDA), with the developer to establish the process by which the Southglenn Mall was redeveloped. The MDA required a submittal of a Master Development Plan (MDP) that established the zoning and rules of what was allowed to be built. The City approved the original MDP for The Streets at SouthGlenn simultaneously with the MDA in 2006. 

Major amendments to the approved MDP (as defined by the MDA) must go to the Planning and Zoning Commission and City Council for consideration.

The MDP allows for a variety of uses such as retail, multifamily residential, entertainment, restaurants, office, and community business uses, all of which exist in the center today. A complete listing of all currently permitted uses can be viewed on page 2 of the MDP.  Alberta and Northwood are allowed to build any of the uses listed in the MDP today through an Administrative Site Plan (ASP) process if they comply with all requirements already agreed upon in the MDP, including drainage and traffic studies. The ASP process does not include any public hearings. The original redevelopment and all subsequent changes have been completed through this ASP process.

Q:    What changes are the owner-developers (Alberta and Northwood) considering?

A:    A formal application has not yet been submitted to the City, but the owner-developers are considering changes to the existing Master Development Plan (MDP) to allow for additional redevelopment which may include retail, residential, office, and entertainment uses. The changes would only affect the farthest north and south areas of the center (f the Sears and Macy’s buildings). The majority of The Streets at SouthGlenn will remain the same. You may view conceptual renderings of the changes they are considering here:  

            Alberta Conceptual Image #1            Alberta Conceptual Image #2            Alberta Conceptual Image #3

        Northwood Conceptual Image #1       Northwood Conceptual Image #2       Northwood Conceptual Image #3

                               The Streets at SouthGlenn Aerial #1           The Streets at SouthGlenn Aerial #2

To date, the owner-developers have expressed an interest in making the following amendments to the MDP: (Please note these could change with their formal submittal)

Retail

•    Decrease the required amount of retail from 909,815 to 500,000 square feet.
       o    Currently, there is 948,403 square feet of leasable retail area, including the Sears and Macy’s buildings, which are approximately 305,000 square feet combined.

Residential Units 

•    Increase the allowed number of residential units to a total of 1,950 units from 350 units. 
       o    Currently, there are 202 residential units within The Portola at SouthGlenn apartment building. 

Building Height

•    Modify the permitted height of the Sears parcel from 50 feet to 100 feet and permitted height of the Macy’s parcel from 50 feet to 75 feet. 
       o    The current allowable building heights within The Streets at SouthGlenn vary across the site. No building is allowed to exceed 100 feet. For context, the current tallest building is the office building north of the existing Sears building at 85 feet.

Q:    What is prompting the proposed changes?

A:   Retail is changing. People in search of convenience are shopping online instead of going into a brick and mortar store.  Others are choosing to spend their time and money on experiences rather than traditional goods.  These national retailing trends are profoundly affecting the industry.  Big box stores are most impacted, and the recent closure of Sears and announcement of the closure of many Macy’s stores across the country is evidence that the City of Centennial is not immune.  

The owner-developers of The Streets at SouthGlenn have recognized this trend and have developed a plan in an effort to support and enhance The Streets at SouthGlenn.  Their proposal includes more of what exists there today; walkable retail, restaurants, office and residential.  The new residential is proposed by the owner-developer because it would provide a boost to existing stores and support development of new walkable retail that is most insulated from shifting retail trends.  Residential is also proposed because it is in high demand in the local market.  

With a decreasing number of big box retailers available to fill vacant big box stores we have observed the national trend is that vacant big box stores remain vacant or become uses such as gyms, temporary holiday stores, and other uses that generate limited or no retail sales tax revenue and decreased property values.  If the redevelopment of the closed Sears at The Streets at SouthGlenn were not to occur, these uses could become a reality at the vacant Sears as well as Macy’s. While there are no imminent plans for a Macy’s closure, no retailers are immune to changes in retailing which creates an opportunity and a need for the City to take steps to prevent deterioration of Streets at SouthGlenn similar to what happened to Southglenn Mall the last time retail trends shifted away from indoor malls. 

Q:    What is the review process and timeline for the proposed MDP amendment?

A:    Please see the detailed Review Process and Timeline here.

 

Q:    How does City staff review the application?

A:    After the owner-developers submit a formal application, the City  follows the amendment process outlined in the Master Development Agreement (MDA). The applicant is required to provide information about a number of potential impacts including traffic, parking, schools, open space, utilities, stormwater, height and visual impacts, and financial viability. Public hearings will only be scheduled after all the City’s comments are addressed. The following groups and agencies will have the opportunity to review the proposal and submit comments:

•    Residents who provided their email addresses
•    Centennial Council of Neighborhoods (CenCON)
•    SEMSWA
•    Littleton Public School District 
•    South Arapahoe Sanitation District
•    Southeast Englewood Water District 
•    South Suburban Park & Recreation District
•    South Metro Fire Rescue 
•    Arapahoe Libraries
•    Urban Drainage and Flood Control District 
•    Arapahoe County Sheriff’s Office 
•    Regional Transportation District (RTD)
•    Colorado Department of Transportation (CDOT)
•    CenturyLink
•    Xcel Energy

 

Q:    How is the traffic analysis performed?

A:    The owner-developers will be required to submit a Traffic Impact Study (TIS). The City’s Traffic Engineer determines the study area, and will review the TIS against the City’s Roadway Design and Construction Standards

The common elements of a TIS are:

•    Identification of Existing Conditions 
     o    Roadway network configuration; access points, parking and circulation patterns; daily and hourly traffic volumes; congestion and delay measures; safety records.

•    Development Site Impacts to Roadway Network
    o    New roadway configuration and intersections; access points; parking and circulation patterns.

•    Identification of Trip Generations
    o    New or modified trip generations and distributions for proposed development, both daily and hourly.

•    Traffic Impact Evaluations
    o    New estimated traffic volumes, intersection turning counts, congestion and delay impacts, safety concerns.

•    Improvement Analysis
    o    Mitigation Measures for major impacts: roadway configuration, access and geometric changes; safety measures; traffic control strategies; pedestrian, bicycle and transit accommodations. 

The owner-developers have selected FHU Engineering to perform the TIS for the Streets at SouthGlenn. View the TIS Scope of Work here.

Q:    What are the criteria used by the Planning and Zoning Commission and City Council to make a decision?

A:   The Planning and Zoning Commission and City Council must base their decision on the five criteria listed in the Master Development Agreement (MDA) as follows: 

1.    The amendment is consistent with the City’s Comprehensive Plan (Centennial NEXT); 

2.    The amendment is consistent with the intent of the overall design and mixed-use concept of the Master Development Plan; 

3.    The amendment will provide public benefits to the project and the City as a whole; 

4.    The amendment is to not present the likelihood of the project not meeting the requirements of the MDA or any financial obligations concerning the project; and 

5.    The amendment is compatible with or will not materially and adversely affect existing development on adjacent properties, or measures will be taken to substantially buffer or otherwise substantially mitigate any incompatibility or adverse impacts.

 
Q:    How can I be involved? How is my input used?

A:   The Review Process & Timeline shows opportunities for public input. Written public comments become part of the permanent public record and are attached to the Staff report submitted to the Planning and Zoning Commission and City Council prior to them making a recommendation or decision about the project. City Staff and decision makers will take all comments received into account and work in good faith with the owner-developers to reasonably mitigate anticipated impacts associated with the redevelopment. Legally, the decision of whether to approve or deny the requested amendments to the MDP must be based upon the five criteria listed in the MDA.

Quick Contact Info:

City of Centennial
13133 East Arapahoe Road
Centennial, CO  80112

(303) 325-8000 - 24-Hour Citizen Response Center
(720) 488-0933 - Fax Number

 

Sitemap

ADA Notice

Contact Us

City of Centennial
Powered by Real Time Solutions - Website Design & Document Management