Early plans surrounding the proposed redevelopment of an approximately 40-year-old shopping center near the Aurora Town Center, just 1,200 feet from the future Aurora Metro Center light rail stop, has some tenants concerned that they’ll be booted from the incoming downtown district.
“We have new owners who are looking to redevelop everything here,” said Michael Morales, who along with his wife, Annie, has owned Senor Miguels at 14583 E. Alameda Ave. for almost 16 years.“And they have all of us here with no leases right now, so if that’s what they decide to do, then that’s what’s going to happen.”
The 6.8-acre shopping center at the northeast corner of South Sable Boulevard and East Alameda Avenue, formerly called the Alameda Center, was bought last October along with two other nearby properties by Northstar Commercial Properties of Denver. All three parcels were collectively renamed Parkside at City Center to christen their planned unification into a modern, multi-use development.
“The city met with the previous owners of the shopping center and (Colorado State Bank and Trust) to encourage the redevelopment of the site,” said Andrea Amonick, manager of the Aurora Urban Renewal Authority. “We have met with the new owner to discuss a vision for the redevelopment that includes a new building for the bank, and a mix of retail and housing.”
She said that the site’s proximity to the one of the Regional Transportation District’s nine new stations along the 10.5-mile R-Line meant that the city would like a mix of new uses and greater densities in a redevelopment. The shopping center will have direct access to the station by the new underpass being constructed under Alameda to City Park.
“We are in design concept phase as we try to determine best use for land; we expect this use to be a mix of retail and multi-family,” said Brian Watson CEO of Northstar Commercial Partners. “There is excellent redevelopment potential. Walkability to retail and proximity to light rail provide great amenities for future residents and users of the Aurora City Center.”
Morales said he and his wife are concerned that a redevelopment project of this scale will displace them from their location and potentially end their business altogether.
“There’s a lot of empty places that we’ve looked at to possibly relocate, but they’re not restaurant ready and it would cost upward of $80,000 to find a shell of a unit and start from scratch and build from the ground up,” Morales said. “We’re worried about the future right now. If we have to leave, I might just have to sell everything.”
C.T. Kim, who has owned the liquor store next door to Senior Miguels for 20 years is in the same boat.
“It’s too hard to find a spot, and the cost is too high,” Kim said. “If we have to leave, I will just close. I have no choice.”
And Ernie Clark, the founder of Second Chance Bikes, a nonprofit program that collects discarded and used bikes to refurbish and give to needy kids from Aurora, said he would fold his program if he has to relocate for a fourth time in a couple of years.
“We started out on Dayton Street, and then we went to the Dance School and then we went to Dallas Street and this was our Christmas present from Northstar and Aurora,” Clark said. “If I have to move again, I don’t know where to go. That might be end. I don’t think that we could handle moving again. It would be too hard.”
All three said Northstar told them that they will receive notice if they do need to leave.
But several businesses in the area have already packed up shop in anticipation for the redevelopment. There are about 19 storefronts in the shopping center, and many of those have gone dark over the years. The building itself, built 1978, has gone through one exterior remodel about six years ago.
“The center is currently filled with a combination of temporary, month to month, and permanent leases,” said Tim Gonerka, Aurora retail specialist. “While we don’t have hard numbers, we estimate that the center’s vacancy is currently at 50 percent or more. This would be most likely due to the former owners not filling space to allow for the maximum redevelopment potential for the new owner.”
The site was deemed an urban renewal area last November and is eligible for tax increment financing during build the project. The timeline for redevelopment is unknown because it depends on Northstar’s design process.
“We’re connected to this community and we love our customers,” Morales said. “I’d like to see them remodel one structure at a time, maybe even turn everything into little units under townhomes or something like that, but give us a chance to stay here. We want to do this for another 15 or 16 years.”
